AGENDA
ITEM NO. 3
DATE: October 10, 2023
ITEM NO. 3
DATE: October 10, 2023
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
PRECISE PLAN NO. 20-02
PROJECTS CONSISTENT WITH A COMMUNITY PLAN, GENERAL PLAN, OR ZONING
APPLICANT: Mark Gabay
LOCATION: APN 8474-009-009 parking lot on the south side of Walnut Creek Parkway, between S. Vincent Avenue and S. Glendora Avenue
REQUEST: The applicant is requesting approval of a precise plan to construct a 51-unit multifamily residential building on a 42,672 square foot lot. The proposed building will be three-stories with subterranean parking, totaling 92,372 square feet of floor area (including 35,630 square feet of subterranean parking). The project also involves the removal of onsite trees and two public right-of-way trees (Tree Permit No. 23-08). The project site is zoned “General Urban" zone and has a General Plan designation of “Neighborhood-High.”
PROJECTS CONSISTENT WITH A COMMUNITY PLAN, GENERAL PLAN, OR ZONING
APPLICANT: Mark Gabay
LOCATION: APN 8474-009-009 parking lot on the south side of Walnut Creek Parkway, between S. Vincent Avenue and S. Glendora Avenue
REQUEST: The applicant is requesting approval of a precise plan to construct a 51-unit multifamily residential building on a 42,672 square foot lot. The proposed building will be three-stories with subterranean parking, totaling 92,372 square feet of floor area (including 35,630 square feet of subterranean parking). The project also involves the removal of onsite trees and two public right-of-way trees (Tree Permit No. 23-08). The project site is zoned “General Urban" zone and has a General Plan designation of “Neighborhood-High.”
BACKGROUND
The project was initially reviewed by the Planning Commission on September 12, 2023. The Planning Commission continued the item to September 26, 2023 with direction to the applicant to revise the architecture of the proposed multifamily residential building from modern style to Mediterranean style to incorporate similar materials and elements present in the Colony mixed-use development located north of the project site. In addition, the Planning Commission directed staff to update the resolution to add conditions of approval prohibiting storage on the patio/balcony areas and requiring the installation of a CCTV system and the submittal of an exterior lighting plan with lighting on from dusk until dawn controlled by management.
On September 26, 2023, staff asked for a continuance to October 10, 2023 because the revised plans were not submitted by the applicant on time for Planning Commission consideration.
On September 26, 2023, staff asked for a continuance to October 10, 2023 because the revised plans were not submitted by the applicant on time for Planning Commission consideration.
DISCUSSION
Staff has updated Resolution No. 23-6130 as directed by the Planning Commission.
The applicant has revised the architectural style of the proposed multifamily residential building to Mediterranean. The proposed Mediterranean architectural style is well represented in the detailing and building materials utilized, which include white stucco, s-tile roof material on the cornice, porcelain tile, arched elements, and wrought iron railing.
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The applicant has revised the architectural style of the proposed multifamily residential building to Mediterranean. The proposed Mediterranean architectural style is well represented in the detailing and building materials utilized, which include white stucco, s-tile roof material on the cornice, porcelain tile, arched elements, and wrought iron railing.
REQUIRED FINDINGS
Findings necessary for the approval of a Precise Plan are as follows:
a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan.
b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provisions of the Municipal Code.
c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.
d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints.
e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity.
a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan.
The project is a request for a Precise Plan to allow for the construction of a 51-unit, hybrid court multifamily residential development. There will be 84 parking spaces within a subterranean parking garage. The applicant is also requesting approval of a General Plan Amendment from Neighborhood Medium (NM) to Neighborhood High (NH) to change the allowed residential density to accommodate the proposed density of 25.8 dwelling units per acre. With a proposed density of 52.04 units per acre, the project is consistent with the Neighborhood High General Plan designation which allows for a maximum density of 54 units per acre. The project is consistent with the following General Plan policies and actions:
Policy 3.3 New growth will complete, enhance, and reinforce the form and character of unique West Covina neighborhoods, districts and corridors.
The project is located within an area where growth is occurring, and commercial revitalization is sought. The site is located directly across the Colony mixed-use development to the north and is a short distance from the Glendora shops. The addition of a multifamily residential development will increase pedestrian activity in the area.
Policy 3.4 Direct new growth to downtown area and the corridors. Adapt economically underused and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing.
The project site is in the Downtown Plan. It will be urban infill on a site suitable for residential development, in the style recommended by the Downtown Plan.
Policy 3.6 Reduce West Covina's production of greenhouse gas emissions and contribution to climate change, and adapt to the effects of climate change.
By promoting infill development, the project creates needed housing without sprawl. This helps reduce the impact of climate change.
The project is located within an area where growth is occurring, and commercial revitalization is sought. The site is located directly across the Colony mixed-use development to the north and is a short distance from the Glendora shops. The addition of a multifamily residential development will increase pedestrian activity in the area.
Policy 3.4 Direct new growth to downtown area and the corridors. Adapt economically underused and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing.
The project site is in the Downtown Plan. It will be urban infill on a site suitable for residential development, in the style recommended by the Downtown Plan.
Policy 3.6 Reduce West Covina's production of greenhouse gas emissions and contribution to climate change, and adapt to the effects of climate change.
By promoting infill development, the project creates needed housing without sprawl. This helps reduce the impact of climate change.
The proposed project is consistent with the following Housing Element Goals:
Goal 2 Provide a variety of housing types to accommodate all economic segments of the City.
The project will create new for-rent housing in the downtown at densities designed to be more affordable than traditional detached housing.
The project will create new for-rent housing in the downtown at densities designed to be more affordable than traditional detached housing.
Goal 4 Promote equal housing opportunity for all residents.
The project will meet current requirements that ensure new housing is available to anyone who might be interested.
Goal 5 Identify adequate sites to achieve housing variety.
The project will be an infill development of a site in transition in the downtown area. It will help revitalize the street. It will provide for-rent, attached flats/apartments as an alternative to more traditional detached housing forms.
The project will meet current requirements that ensure new housing is available to anyone who might be interested.
Goal 5 Identify adequate sites to achieve housing variety.
The project will be an infill development of a site in transition in the downtown area. It will help revitalize the street. It will provide for-rent, attached flats/apartments as an alternative to more traditional detached housing forms.
b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provisions of the Municipal Code.
The project conforms to the proposed General Plan designation of Neighborhood High (NH), and the standards of the T-4 General Urban zone of the Downtown Specific Plan, and all other applicable development standards in the Zoning Code.
c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.
The project site is an irregular-shaped lot that is currently developed with a parking lot.The site will be developed according to applicable development standards. The project will include required parking. The site will be landscaped. Mitigation measures and conditions of approval will ensure that the site is developed such that it will not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.
d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints.
The project site is located on Walnut Creek Parkway between S. Vincent Avenue and S. Glendora Avenue. The site is 0.98 acres, flat and is physically suitable for the proposed project and adequate to accommodate the size and shape of the buildings, parking and all required development standards set forth in the Downtown Specific Plan. The site is served by all necessary utilities. Appropriate conditions of approval will ensure that the site is improved in a manner consistent with City standards.
e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity.
The architectural style of the building is Mediterranean. The proposed Mediterranean architectural style is well represented in the detailing and building materials utilized, which include white stucco walls, s-tile roof material on the cornice, arched elements, porcelain tile, and wrought iron for the balcony railing. The exterior of the building will include a mixture of white, tan/beige, and brown color schemes. The building design utilizes wall plane offsets, balconies, vertical elements in the form of columns, and the accent materials to break massing and promote articulation. New concrete block walls will be constructed along the west, east, and south property lines. The design characteristics create an attractive project with landscaping and buildings with visual interest.
ENVIRONMENTAL DETERMINATION
The project is exempt from additional environmental review under Section 15183 (projects Consistent with a Community Plan or Zoning), pursuant to the requirements of the California Environmental Quality Act of 1970 (CEQA), because the project is consistent with the development density standards and other standards and policies established by the City of West Covina General Plan (PlanWC) and the Downtown Plan and Code. The City certified an Environmental Impact Report (GPU EIR) for both PlanWC and the Downtown Plan and Code in December 2016.
The program EIR includes mitigation measures to address foreseeable environmental impacts. Therefore, if a project complies with mitigation measures listed in the General Plan Update EIR, it does not require further review.
An exemption checklist pursuant to Section 15183 was prepared by Terry A. Hayes Associates, Inc. (TAHA) for the project. No additional mitigation measures are required for the project.
The program EIR includes mitigation measures to address foreseeable environmental impacts. Therefore, if a project complies with mitigation measures listed in the General Plan Update EIR, it does not require further review.
An exemption checklist pursuant to Section 15183 was prepared by Terry A. Hayes Associates, Inc. (TAHA) for the project. No additional mitigation measures are required for the project.
LEGAL REVIEW:
Staff recommends that the Planning Commission adopt Resolution No. 23-6130, approving Precise Plan No. 20-02
OPTIONS:
Plans and environmental documents (CEQA) 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. The CEQA documents are also posted on the City website and may be accessed through the following link: Environmental Documents
Submitted by:
Jo-Anne Burns, Planning Manager