AGENDA
ITEM NO. 2.
DATE: September 13, 2022
ITEM NO. 2.
DATE: September 13, 2022
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
TENTATIVE PARCEL MAP NO. 22-01 (83850)
ADMINISTRATIVE USE PERMIT NO. 22-10
SUBCOMMITTEE DESIGN REVIEW NO. 22-65
CATEGORICAL EXEMPTION
APPLICANT: Davie Sy
LOCATION: 2825 E. Cortez Street
REQUEST: The project consists of a subdivision of one 43,526 square foot property into two lots; Parcel 1 will be 18.584 square feet, and Parcel 2 will be 24,941 square feet. Parcel 1 has an existing 2,262 square foot single-story single-family residence, and Parcel 2 is proposing a new 3,148 square foot two-story single-family residence. The new proposed single-family residence requires an Administrative Use Permit and Subcommittee Design Review.
BACKGROUND
The project site is a 43,526 square foot lot located on the north side of East Cortez Street, mid-block between its intersection with Citrus Street and Barranca Street. The project site is adjacent to single-family residences to the north, south, east and west.
| ITEM | DESCRIPTION |
| ZONING GENERAL PLAN | Residential Agriculture (R-A) and Low Density Residential |
| SURROUNDING ZONING AND LAND USES | North: Single Family Residential (R-1) South:Residential Agriculture(R-A) East:Residential Agriculture (R-A) West:Residential Agriculture (R-A) |
| CURRENT DEVELOPMENT | Single-Family Residence |
| LEGAL NOTICE | Notices of Public Hearing have been mailed out to 32 owners and occupants located within 300 feet of the subject site. |
DISCUSSION
Tentative Parcel Map (TPM)
The West Covina Municipal Code (WCMC) establishes a minimum lot size, lot depth, and lot width for lots in the Residential Agriculture(R-A) Zone. Additionally, the City is separated into various Area Districts that also determine the required lot size and dimensions. This project site is located in Area District III. Therefore, the minimum lot size required is 14,400 square feet. The minimum lot width is 90 feet and the minimum lot depth is 125 feet.
Parcel 1 is proposed to be 24,941 square feet with a minimum lot width of 102 feet and a minimum lot depth of 150 feet. Parcel 2 is proposed to be 18,584 square feet with a minimum lot width of 144 feet and a minimum lot depth of 183 feet. Vehicular access to Parcels 1 and 2 will be provided by two separate driveways on East Cortez Street. As proposed, the lots will comply with the minimum lot size, depth, and width required by the WCMC.
| EXISTING | PROPOSED PARCEL 1 | PROPOSED PARCEL 2 | WCMC STANDARD |
| LOT AREA | |||
|
1 Acre
(43,526 Square Feet)
|
24,941 Square Feet | 18,584 Square Feet | 14,400 Square Feet Minimum |
| Width: 284 Feet Depth: 179 Feet |
Width: 102 Feet Depth: 150 Feet |
Width: 144 Feet Depth: 183 Feet |
Width: 90 Feet Depth: 125 Feet |
Administrative Use Permit (AUP)
Parcel 1
The existing 2,262 square foot house on Parcel 2 will be retained and no modifications to the existing house, or additional structures are being proposed.
Parcel 2
The proposed new house on Parcel 1 requires an Administrative Use Permit for the two-story design. The proposed house on Parcel 1 will feature large exterior windows, roof tiles, and stone wall veneer trimming along the primary elevations. The interior layout would provide five (5) bedrooms, four (4) bathrooms, a kitchen, a living room, a laundry room, a dining room, and a recreational room. Attached to the home will be a 747 square foot three-car garage located along the front elevation, and a 211 square foot patio cover attached at the rear of the residence. The proposal also includes the construction of a detached 1,000 square foot accessory structure to service the home as a workshop.
Staff has concerns that the second-floor bedroom window on the west elevation may impact the privacy of the west side neighbor given that the neighbor has a swimming pool in the backyard and the topography of the subject site is approximately 3 feet higher than the neighboring property. Staff added a condition of approval requiring the second floor bedroom window on the west side to be made of frosted or obscure glass and to install supplementary landscape screening along the west side property line.
Staff Survey of Surrounding Residences
The neighborhood surrounding the subject property consists of single-story and two-story houses that were constructed from 1938 to 1980. Staff conducted a survey of 12 homes surrounding the subject property. The houses in the survey are located on Cortez Street and Rosemary Drive.
The following chart shows the mean and median lot size, square footage of the homes, number of bedrooms, and garage type of the surveyed homes. The mean is the average of all the homes surveyed, and the median is the number that falls directly in the middle of the listed in numerical order.
| LOT SIZE | FLOOR AREA | NUMBER OF BEDROOMS | GARAGE SIZE | |
| MEAN | 32,674 | 2,793 | 4 | 3-Car |
| MEDIAN | 32,250 | 2,511 | 4 | 3-Car |
| SUBJECT PROPERTY PARCEL 1 | 24,941 | 3,148 | 5 | 3-Car |
| SUBJECT PROPERTY PARCEL 2 | 18,584 | 2,262 | 3 | 2-Car |
| The new house, as proposed, would be 12.7% larger than the average size of the surrounding surveyed homes. | ||||
REQUIRED FINDINGS
Tentative Parcel Map Findings
Before an application for a Tentative Parcel Map may be granted, the following findings must be made:
1. That the proposed map is consistent with the general plan and any applicable adopted specific plans.
The proposed map is consistent with the Neighborhood Low land use designation of the West Covina General Plan in that the proposed residential project results in the development of residences at a density of 2.0 dwelling units per acre overall. The Neighborhood Low designation allows densities of up to 8.0 dwelling units per acre.
2. That the design or improvement of the proposed subdivision is consistent with the general and applicable adopted specific plans.
The proposed design results in two lots, each of which meets the requirements of the Municipal Code for Residential Agriculture (R-A), Area District III Zone. Future improvements to the lots will be subject to the regulations of the West Covina General Plan and Municipal Code.
3. That the site is physically suitable for the type of development.
The site consists of a 43,526 square foot lot surrounded by residential homes on all four sides. Adequate provisions have been incorporated into the design to accommodate the required development standards for single-family houses. The site has access from E Cortez Street.
4. That the site is physically suitable for the proposed density of development.
The proposed subdivision design results in two lots, one with 144 feet and one with 102 feet frontage with adequate automobile access. There are no known topographical or biological constraints to development. Thus, there are no physical constraints to development of the site, which can readily support residential development at the proposed density level.
5. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish, wildlife or their habitat.
The site consists of a 43,526 square foot parcel with one existing single-family residence. There are no known endangered, threatened, or rare species or habitats, or designated natural communities, wetlands habitat, or wildlife dispersal or migration corridors present on the site.
6. Neither the design of the subdivision nor the type of improvements are likely to cause serious public health problems.
The proposed map and improvements will have access to a public sanitary sewer system for the removal and disposal of wastewater, and to other necessary utility services. The site will be developed in accordance with the standards of the Public Works Department, the Municipal Code, the Uniform Building Code and other applicable requirements.
7. The design of the subdivision or the type of improvements will either (i) not conflict with recorded or adjudged easements, acquired by the public at large, for access through or use of, property within the proposed subdivision; or (ii) alternate easements, for access or for use, will be provided, and these will be substantially equivalent to ones previously acquired by the public.
There are no known easements on the property that would be affected by implementation of the proposed project. Access to the site will be provided via East Cortez Street.
1. That the proposed map is consistent with the general plan and any applicable adopted specific plans.
The proposed map is consistent with the Neighborhood Low land use designation of the West Covina General Plan in that the proposed residential project results in the development of residences at a density of 2.0 dwelling units per acre overall. The Neighborhood Low designation allows densities of up to 8.0 dwelling units per acre.
2. That the design or improvement of the proposed subdivision is consistent with the general and applicable adopted specific plans.
The proposed design results in two lots, each of which meets the requirements of the Municipal Code for Residential Agriculture (R-A), Area District III Zone. Future improvements to the lots will be subject to the regulations of the West Covina General Plan and Municipal Code.
3. That the site is physically suitable for the type of development.
The site consists of a 43,526 square foot lot surrounded by residential homes on all four sides. Adequate provisions have been incorporated into the design to accommodate the required development standards for single-family houses. The site has access from E Cortez Street.
4. That the site is physically suitable for the proposed density of development.
The proposed subdivision design results in two lots, one with 144 feet and one with 102 feet frontage with adequate automobile access. There are no known topographical or biological constraints to development. Thus, there are no physical constraints to development of the site, which can readily support residential development at the proposed density level.
5. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish, wildlife or their habitat.
The site consists of a 43,526 square foot parcel with one existing single-family residence. There are no known endangered, threatened, or rare species or habitats, or designated natural communities, wetlands habitat, or wildlife dispersal or migration corridors present on the site.
6. Neither the design of the subdivision nor the type of improvements are likely to cause serious public health problems.
The proposed map and improvements will have access to a public sanitary sewer system for the removal and disposal of wastewater, and to other necessary utility services. The site will be developed in accordance with the standards of the Public Works Department, the Municipal Code, the Uniform Building Code and other applicable requirements.
7. The design of the subdivision or the type of improvements will either (i) not conflict with recorded or adjudged easements, acquired by the public at large, for access through or use of, property within the proposed subdivision; or (ii) alternate easements, for access or for use, will be provided, and these will be substantially equivalent to ones previously acquired by the public.
There are no known easements on the property that would be affected by implementation of the proposed project. Access to the site will be provided via East Cortez Street.
Administrative Use Permit Findings
Before an application for an administrative use permit for a second story addition may be granted, the following findings must be made:
1. That the lot and proposed development is consistent with the general plan, zoning, and meets all other applicable code requirements.
The proposed house is consistent with the Neighborhood Low (up to 8 dwelling units per acre) General Plan designation and the Residential Agriculture (R-A) Zone, in that it consists of the construction of one single-family home on each lot. The project meets all applicable requirements of the Residential Agriculture (R-1) Zone, and Area District III.
2. That the development utilizes building materials, color schemes and a roof style which blend with the existing structure, if any, and results in a development which is harmonious in scale and mass with the surrounding residences.
The neighborhood consists of a mixture of one-story and two-story homes and features a variety of architectural styles. The two proposed two-story house features a modern craftsman architectural style. The two-story house will feature large exterior windows, a tiled roof, and stucco with wall veneer.
3. That the development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles.
The proposed house will be accessible from a new driveway off of East Cortez Street and will not negatively impact circulation or safety for pedestrians and vehicles. The subject property with setbacks that comply with those required by the Municipal Code. The proposed house does not have negative effects on the convenience and safety of circulation for pedestrians or vehicles in that it will not result in any visual obstructions adjacent to a right-of-the-way.
4. That the development can be adequately served by existing or required infrastructure and services.
The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed two-story house is not anticipated to require additional infrastructure or services beyond that provided for the existing residences nearby. Therefore, the development can be adequately served by existing infrastructure and services.
5. That 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.
As conditioned, the windows on the second floor that face the single-story houses will not cause privacy impacts due to a combination of distance/setback, design, and landscape screening requirements.
6. That the development is sensitive to the natural terrain, minimizes necessary grading, de-emphasizes vertical massing which could disrupt the profile of a natural slope, and does not impede any scenic vistas or views open to the public or surrounding properties.
The proposal is sensitive to the natural terrain in that there are no major terrain modifications. Any necessary precise grading for construction will require that a grading permit be obtained from the Engineering Division. The project proposes a new two-story house that would not impede any scenic views from surrounding properties.
1. That the lot and proposed development is consistent with the general plan, zoning, and meets all other applicable code requirements.
The proposed house is consistent with the Neighborhood Low (up to 8 dwelling units per acre) General Plan designation and the Residential Agriculture (R-A) Zone, in that it consists of the construction of one single-family home on each lot. The project meets all applicable requirements of the Residential Agriculture (R-1) Zone, and Area District III.
2. That the development utilizes building materials, color schemes and a roof style which blend with the existing structure, if any, and results in a development which is harmonious in scale and mass with the surrounding residences.
The neighborhood consists of a mixture of one-story and two-story homes and features a variety of architectural styles. The two proposed two-story house features a modern craftsman architectural style. The two-story house will feature large exterior windows, a tiled roof, and stucco with wall veneer.
3. That the development is sensitive and not detrimental to convenience and safety of circulation for pedestrians and vehicles.
The proposed house will be accessible from a new driveway off of East Cortez Street and will not negatively impact circulation or safety for pedestrians and vehicles. The subject property with setbacks that comply with those required by the Municipal Code. The proposed house does not have negative effects on the convenience and safety of circulation for pedestrians or vehicles in that it will not result in any visual obstructions adjacent to a right-of-the-way.
4. That the development can be adequately served by existing or required infrastructure and services.
The lot is adequately served by existing infrastructure (streets, sewer, water, etc.). The proposed two-story house is not anticipated to require additional infrastructure or services beyond that provided for the existing residences nearby. Therefore, the development can be adequately served by existing infrastructure and services.
5. That 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.
As conditioned, the windows on the second floor that face the single-story houses will not cause privacy impacts due to a combination of distance/setback, design, and landscape screening requirements.
6. That the development is sensitive to the natural terrain, minimizes necessary grading, de-emphasizes vertical massing which could disrupt the profile of a natural slope, and does not impede any scenic vistas or views open to the public or surrounding properties.
The proposal is sensitive to the natural terrain in that there are no major terrain modifications. Any necessary precise grading for construction will require that a grading permit be obtained from the Engineering Division. The project proposes a new two-story house that would not impede any scenic views from surrounding properties.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt, pursuant to Section 15315 (Class 15, Minor Land Divisions) and Section 15303 (Class 1, New Construction), as the proposal involves a residential subdivision resulting in 4 or fewer lots and the construction of a two-story single-family residence.
LEGAL REVIEW:
Planning Staff recommends that the Planning Commission adopt Resolution No. 22-6111 and Resolution No. 22-6112 approving Tentative Parcel Map No. 22-01 (83850) and Administrative Use Permit No. 22-10.
OPTIONS:
Plans may be viewed at the West Covina City Hall Planning Division Counter at 1444 W. Garvey Avenue South, 2nd Floor - Room 208, West Covina CA 91790.
Submitted by:
Miriam Machado, Associate Planner
Attachments
- Attachment No. 1 - Tentative Parcel Map Resolution of Approval
- Attachment No. 2 - Administrative Use Permit Resolution of Approval