TENTATIVE TRACT MAP NO. 24-01 (TTM 74976)
SECTION 15162 CEQA EXEMPTION
APPLICANT:  Kevin Lam
LOCATION:  642 and 704 E. Francisquito Avenue
REQUEST:  This project was originally approved by the Planning Commission on August 24, 2021 (Resolution No. 21-6075), but has expired prior to the recordation of the final map. The project would subdivide two single-family residential parcels (APNs 8741-001-001 and 8741-001-002) into a total of six lots. The project site currently contains two one-story single-family residences and their associated accessory structures on two separate lots. The new lots would be rectangular in shape. Lot 1 would be approximately 10,560 square feet, Lots 2 through 4 would be approximately 9,460 square feet each, Lot 5 would be approximately 21,266 square feet, and Lot 6 would be approximately 21,069 square feet. With implementation of the proposed project, the existing single-family residential structures on the project site would be located on proposed Lots 5 and 6.

The project site is located on the south side of Francisquito Avenue, between Frandale Avenue and Craig Drive. The site is currently comprised of two separate parcels, each developed with a single-story residence constructed in the late 1940s.

On August 24, 2021, the Planning Commission approved a tentative tract map (Resolution No. 21-6075 is included in this report as Attachment No. 3) to allow the 6-lot subdivision, but the approval expired on August 24, 2023. The approval expired prior to the recordation of the final map and the applicant did not submit a request for an extension prior to the expiration. If a request for an extension was submitted prior to the expiration date, the West Covina Municipal Code (WCMC) would allow up to three two-year extensions of time.  As such, the applicant had to submit a new tentative tract map application for approval.

The Planning Commission's previous review and approval included a subcommittee design review application to remodel the existing homes and add a garage to make the homes compliant with current code standards for the new lots (5 and 6). The building permits for the required construction were issued, and the work has been completed. Therefore, a subcommittee design review application is not required to be processed with the Planning Commission's review of the tentative tract map because the application does not involve any proposed construction and is limited to the subdivision of land. 

The following table summarizes the current use, zoning, and general plan designation of the subject site and its surrounding neighbors, and the public hearing notification conducted for the project:

 

The West Covina Municipal Code (WCMC) establishes a minimum lot size, lot depth, and lot width for lots in the Single-Family Residential (R-1) zone. Additionally, the City is separated into various Area Districts that also determine the required lot size and dimensions. The minimum lot size required for the project site is 9,450-square feet. The minimum lot width is 70 feet and the minimum lot depth is 110 feet. The proposed lots would comply with the minimum lot size, depth, and width required by the WCMC, as summarized in the table below:

 

With implementation of the project, the existing single-family residential structures would be located on proposed Lots 5 and 6.  Approximately 1,200 square feet of the existing structure on 642 East Francisquito Avenue was demolished, and the existing two-car garage on 704 East Francisquito Avenue was demolished and a new 690 square foot garage was constructed to comply with the 25-foot front yard and 5-foot side yard setback requirements as conditioned by Planning Commission Resolution No. 21-6075. No new residential homes are being proposed as part of this project.
 
The project does not involve the construction of new homes. Any proposed construction of new homes on any of the lots would require Subcommittee Design Review approval. In addition, approval of an administrative permit (AP) would be required for any new two-story homes. The construction of new homes on each of the lots will be processed separately as proposals are submitted.

The following conditions of approval are included in the draft resolution requiring the applicant to make street improvements per Engineering Division requirements:

These requirements were included in the previous approval resolution.

 

Before an application for a tentative tract map may be granted, the following findings must be made:

a. 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 6.4 dwelling units per acre (overall). The Neighborhood Low designation allows densities of up to 8.0 dwelling units per acre.

b. The design or improvement of the proposed subdivision is consistent with the general and applicable adopted specific plans.

The proposed design results in six lots, each of which, as conditioned, will comply with the requirement of the Municipal Code for Single-Family Residential (R-1). Future improvements of the lots will be subject to the regulations of the West Covina General Plan and Municipal Code.

c. The site is physically suitable for the type of development.

The site has access from Craig Drive,Francisquito Avenue, and Frandale Avenue. Lots 1 through 6 comply with the minimum lot size, lot width, and lot depth requirements per the West Covina Municipal Code development standards.

d. The site is physically suitable for the proposed density of development.

The proposed subdivision design results in six lots. There are no known topographic or biological constraints to the development. Lots 1 through 6 can readily support residential development at the proposed density level. The proposed density complies with the Neighborhood Low General Plan land use designation.

e. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidable injure fish, wildlife or their habitat.

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 site.

f. Neither the design of the subdivision nor the type of improvements are likely to cause serious public health problems.

The site has 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 Engineering Division, the Municipal Code, the Uniform Building Code, and other applicable requirements.

g. 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 the implementation of the proposed project. Access to each lot will be provided via separate driveways along Craig Drive, Francisquito Avenue, and Frandale Avenue.

The proposed project is consistent with the following General Plan Policies and Actions:

P2.1 Maintain and enhance the City's current tax base.
P2.6 Create a diversity of housing options.

 

Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered exempt from additional environmental review under Section 15162 (Subsequent EIRs and Negative Declaration) in that the Planning Commission certified the Mitigated Negative Declaration of Environmental Impact (MND)for Tentative Tract Map 74976 on August 24, 2021 (Resolution No. 21-6074 is included as Attachment No. 4) and the project, the environmental conditions, and potential impact to the environment has not changed. The applicant has submitted a notarized letter with a sworn statement that states that all conditions and circumstances surrounding the original MND remain the same and that the environmental conditions, map, and potential impact to the environment has not changed (Attachment No. 2). The applicant complied with the MND Mitigation Monitoring Reporting Program (MMRP) during the required remodeling of the existing homes to make them compliant with current development standards.