AGENDA
ITEM NO. 2.
DATE: February 28, 2023
ITEM NO. 2.
DATE: February 28, 2023
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
ADMINISTRATIVE USE PERMIT NO. 22-14
SUBCOMMITTEE DESIGN REVIEW NO. 22-124
CATEGORICAL EXEMPTION
APPLICANT: K.C. Fong
LOCATION: 345 S. Grand Avenue
REQUEST: The applicant is requesting the approval of an Administrative Use Permit (AUP) to construct a new 3,000 square foot two-story single-family residence with an attached 400 square foot two-car garage on a 22,196 square foot vacant lot. This is a continued public hearing item from the February 14, 2023 Planning Commission meeting.
SUBCOMMITTEE DESIGN REVIEW NO. 22-124
CATEGORICAL EXEMPTION
APPLICANT: K.C. Fong
LOCATION: 345 S. Grand Avenue
REQUEST: The applicant is requesting the approval of an Administrative Use Permit (AUP) to construct a new 3,000 square foot two-story single-family residence with an attached 400 square foot two-car garage on a 22,196 square foot vacant lot. This is a continued public hearing item from the February 14, 2023 Planning Commission meeting.
BACKGROUND
During the public review period, planning staff received six (6) requests for a public hearing. Based on the requests received, planning staff forwarded the AUP to the Planning Commission. The Planning Commission meeting took place on February 14, 2023. The Planning Commission continued the item to the February 28, 2023 meeting, to allow the Planning Commission time to schedule on-site visits to the subject site with the applicant and concerned neighbors. During the public hearing, nine (9) neighbors addressed the Planning Commission with concerns pertaining to potential privacy impacts and view obstructions. In addition, the northerly neighbor expressed concerns that the proposed house would be constructed too close to his property based on his measurement of the storypole location.
DISCUSSION
The continuance allowed Planning Commissioners to schedule the requested site visits.
The applicant contacted the storypole contractor to verify if the storypoles were installed correctly. It was determined that the storypoles were not installed in the correct location and the contractor has since fixed the storypoles so that they accurately reflect the location of the proposed house. Since the February 14th Planning Commission meeting, staff has added a condition of approval requiring the applicant to submit a property survey prepared and stamped by a licensed surveyor that includes the location of the property lines staked/identified on site prior to building permit issuance. The concerns pertaining to privacy would be addressed by conditions of approval requiring landscaping screening (along the property lines). In addition, the proposed home exceeds the minimum setback requirements, distancing the home from the property lines.
The applicant contacted the storypole contractor to verify if the storypoles were installed correctly. It was determined that the storypoles were not installed in the correct location and the contractor has since fixed the storypoles so that they accurately reflect the location of the proposed house. Since the February 14th Planning Commission meeting, staff has added a condition of approval requiring the applicant to submit a property survey prepared and stamped by a licensed surveyor that includes the location of the property lines staked/identified on site prior to building permit issuance. The concerns pertaining to privacy would be addressed by conditions of approval requiring landscaping screening (along the property lines). In addition, the proposed home exceeds the minimum setback requirements, distancing the home from the property lines.
REQUIRED FINDINGS
Prior to granting approval of an Administrative Use Permit, the following findings are required to be found:
a. 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 Single-Family (R-1) Zone, in that it consists of the construction of one single-family residence on the lot. The project meets all applicable requirements of the Residential Single-Family (R-1) Zone and Area District III.
b. 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 proposed two-story house features a modern architectural style with a flat roof, large clear-tempered double pane windows, smooth-finished stucco and wood siding.
c. 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 driveway off of South Grand Avenue and will not negatively impact circulation or safety for pedestrians and vehicles. The subject property is within all setbacks as 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. The Fire Department and Engineering Division has worked with the applicant to ensure that there will not be any vehicle circulation safety issues.
d. 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.
e. 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.
f. 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.
a. 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 Single-Family (R-1) Zone, in that it consists of the construction of one single-family residence on the lot. The project meets all applicable requirements of the Residential Single-Family (R-1) Zone and Area District III.
b. 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 proposed two-story house features a modern architectural style with a flat roof, large clear-tempered double pane windows, smooth-finished stucco and wood siding.
c. 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 driveway off of South Grand Avenue and will not negatively impact circulation or safety for pedestrians and vehicles. The subject property is within all setbacks as 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. The Fire Department and Engineering Division has worked with the applicant to ensure that there will not be any vehicle circulation safety issues.
d. 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.
e. 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.
f. 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 15303 (Class 3, New Construction) in that it consists of construction of one single-family residence in a residential zone.
LEGAL REVIEW:
Planning Staff recommends that the Planning Commission adopt Resolution No. 23-6121 approving Administrative Use Permit No. 22-14 and Subcommittee Design Review No. 22-124.
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