CONDITIONAL USE PERMIT NO. 24-05
ADMINISTRATIVE USE PERMIT NO. 24-06
SUBCOMMITTEE DESIGN REVIEW NO. 24-27
CATEGORICAL EXEMPTION 
APPLICANT: Greydiantscape Architecture Inc.
LOCATION: 3550 E. Cameron Avenue
REQUEST: The applicant is requesting the approval of a Conditional Use Permit (CUP), an Administrative Use Permit (AUP) and a Subcommittee Design Review (SUB) application to allow the construction of a new two-story 13,340 square foot single-family residence with a 938 square foot basement and a 2,451 square foot subterranean garage. 

The project site is a 42,840 square foot vacant lot located along East Cameron Avenue. The project site is adjacent to single-family residences to the north, south, east and west.

 

ITEM	DESCRIPTION
ZONING AND GENERAL PLAN DESIGNATION	Residential Single-Family (R-1) and Low Density Residential (NL)
SURROUNDING ZONING AND LAND USES	North: Unincorporated Los Angeles County, Single Family Residential East: Unincorporated Los Angeles County, Single Family Residential South: Residential Single-Family (R-1) West: Residential Single-Family (R-1)
CURRENT DEVELOPMENT	Vacant Lot
LEGAL NOTICE	A public hearing notice was posted on-site at least thirty (30) days prior to the public hearing, and notices of the public hearing were sent to all owners and occupants of properties located within 300 feet of the subject site at least ten (10) days prior to the public hearing.

The project involves the construction of a new 13,340 square foot two-story single-family residence with a subterranean eight-car garage, an attached two-car garage, and a 1,195 square foot attached accessory dwelling unit.

Conditional Use Permit and Administrative Use Permit 

The proposed two-story single-family residence requires a Conditional Use Permit as it exceeds the 25% threshold of the 8,000 square foot maximum unit size for lots greater than 40,000 square feet, and an Administrative Use Permit for the two-story design. The proposed residence will feature large exterior windows, thin stone cladding, smooth stucco and standing seam metal roofing. The residence will have a subterranean garage level consisting of an eight-car garage split as a one-car garage, a three-car garage, and a four-car garage. The lower level will consist of a gym room, storage rooms, a recording room, an outdoor mud room, a pool bathroom, a bathroom, a wine cellar, and a wine storage room. The entry level will primarily consist of a family room, two (2) bedrooms/sitting rooms (two stories each), a primary bedroom with a primary bathroom, two (2) powder rooms, a great room, a kitchen, and a library. The second floor will primarily consist of a primary bedroom with a primary bathroom, two (2) bedrooms, four (4) bathrooms, an office space and a sitting area.

The proposal also includes the construction of a separate two-car attached garage and workshop on the entry level and an attached 1,195 square foot accessory dwelling unit (ADU) on the second floor to be located at the rear of the residence. Per State law, the ADU is required to be reviewed and approved administratively and is not within the Planning Commission's purview.

The table below summarizes the development standards requirements in comparison to the proposed project:


 

	PROPOSED	WCMC DEVELOPMENT STANDARDS
RESIDENCE SIZE	13,340 Square Feet	8,000 Square Feet ("By Right")
LOT COVERAGE	21% (8,783 Square Feet)	35% (14,994 Square Feet)
FLOOR AREA RATIO	31% (13,340 Square Feet)	35% (14,994 Square Feet)
SETBACKS	Front (North): 112'-6" (Lower Level), 31'-2" Feet (Second Floor) Side (West): 14' (First Floor), 26'-5" (Second Floor) Side (East): 46'-3" (Lower Level), 73'-9" (Second Floor) Rear (South): 117'-10" (Lower Level), 218'-6" (Second Floor)	Front (North): ≥ 25 Feet (Lower/First Floor), ≥ 30 Feet (Second Floor) Side (West): ≥ 5 Feet (Lower/First Floor), ≥ 10 Feet (Second Floor) Side (East): ≥ 5 Feet (Lower/First Floor), ≥ 10 Feet (Second Floor) Rear (South): ≥ 15 Feet (Lower/First Floor), ≥ 25 Feet (Second Floor)
BUILDING HEIGHT	29 Feet	25 Feet*

^{*Properties larger than 20,000 square feet are permitted to exceed the maximum 25-foot height limitation with a maximum of 32 feet if the required minimum setbacks are increased on a one-to-one ratio.}


Staff Survey of Surrounding Residences

Staff conducted a survey of twelve (12) neighboring properties and found that the area consists of single-story and two-story residences that were constructed between 1948 to 1989. The residences in the survey are located on East Cameron Avenue and Via Caballos Street. The following chart shows the mean and median lot size, square footage of the home, and the floor area ratio percentage of the surveyed homes. The mean is the average of all twelve (12) homes, and the median is the number that falls directly in the middle of the listed in numerical order.







 

	LOT SIZE	FLOOR AREA SQUARE FEET	FLOOR AREA RATIO PERCENTAGE
MEAN	46,273 Square Feet	4,116 Square Feet	9%
MEDIAN	44,715 Square Feet	3,643 Square Feet	8%
SUBJECT PROPERTY	42,840 Square Feet	13,340 Square Feet	31%

The proposed single-family residence would be approximately 224% larger than the average sized house within the surveyed area. Currently, the largest house in the surveyed area is 6,106 square feet and has a much smaller floor area ratio of 12%. However, staff is not necessarily opposed to the size of the proposed residence because, as conditioned and designed, the visual scale and massing presented by the overall design from off-site (street and residential) views is insignificant due to the topography of the site. In addition, the proposed residence is composed of staggered floor levels, which assists in reducing the overall massing.

Public Comment Period

During the public comment period, on November 19th, Staff received one (1) letter (Attachment No. 4) from a concerned neighbor. The primary concerns listed in the letter involved traffic and any potential impacts to the exiting private driveway/road that is an access point for numerous properties, including the subject property. To address any potential concerns, the project was routed to the Traffic Engineering Division. The following conditions have been included in the draft resolutions of approval (Attachment No. 1 and Attachment No. 2):

• To provide adequate line of sight for vehicles exiting the shared driveway/private road off of East Cameron Avenue, there shall be a maximum height of 42-inches of shrubs and/or brush along the project frontage.
• The applicant/property owner/contractor shall make every effort to keep construction/contractor parking onsite and shall not block the main private driveway located on the east side of the property that provides street (Cameron) access to the neighboring residences. Approval of any off-site parking location shall be based on the submittal of a Parking Management Plan by the applicant that demonstrates that the proposed parking locations will not interfere with the neighbors’ and the public’s use of the surrounding streets, will not prevent or hinder emergency vehicle access, and will not create a traffic safety hazard. The Parking Management Plan may require contractors and construction workers to carpool to the construction site if sufficient parking is not available in the immediate area.
• No construction, no deliveries and no movement of construction materials shall occur on Sundays or City recognized holidays. In addition, no deliveries and no movement of construction materials shall occur on trash pickup days.

Subcommittee for Design Review

Since the Conditional Use Permit application requires Planning Commission review and approval, the design review aspect of the project has been forwarded to the Planning Commission to promote efficiency in project review. The following is a discussion of Subcommittee Design Guidelines for new two-story homes or additions:

1. Design the two-story house or addition so that all setbacks, including the second story, have been met. The proposed two-story single-family home shall be in compliance with all applicable setback requirements.

The proposed single-family residence complies with all minimum setback requirements. The proposed front setbacks of the lower/first story of the residence will be 112 feet 6 inches from the front property line, 14 feet from the west side property line, 46 feet 3 inches from the east side property line and 117 feet 10 inches from the rear property line. The second story setbacks will be 31 feet 2 inches from the front property line, 26 feet 5 inches from the west side property line, 73 feet 9 inches from the east side property line and 218 feet 6 inches from the rear property line.

2. In areas that are predominantly one story, it is encouraged that the size of the second story be reduced in relation to the ground floor. A smaller second floor will not appear as massive or boxy. The plate height shall be consistent with the first story of the house.

The subject property is located in a neighborhood that is composed of both single-story and second-story homes. The proposed residence would have a b2,501 square for lower level, a 8,174 square foot first/ground floor and a 2,665 quare foot second floor. The proposed first/lower floor area is larger than the second floor area for the proposed home.

3. New two-story additions can result in privacy impacts on neighboring properties. Design the second story to reduce or eliminate the need for windows on the side elevations. High windows that allow light in but restrict views onto neighboring properties may also reduce privacy impacts. In an area that is predominately one story, the elements of the house usually emphasize the horizontal. Many modern two-story designs emphasize the vertical through two-story porches with tall columns, tall windows, and two-story front elevations with no horizontal breaks. These elements are generally out-of-character with a one-story neighborhood.

The neighboring properties consist of one-story and two-story homes. The proposed single-family residence will not have any privacy impacts to the surrounding neighbors as the only immediate neighbor is located to the west of the property, which sits at a higher slope.

4. When adding a second-story in a one-story area, it is encouraged to provide a significant second-story setback on the front elevation. By adding back the second story from the first story, the front of the house will fit better in the context of a one-story neighborhood.

The neighboring properties consist of one-story and two-story homes. The proposed two-story residence will provide sufficient first floor and second floor setbacks.

5. In an area that is predominately one story, the addition of a second-story balcony, especially in a flatland neighborhood, can have an effect on privacy. In these areas, balconies in rear yards are discouraged.

The applicant is proposing a balcony on the east side of the proposed residence. The proposed balcony will have minimal privacy impacts, as the neighboring property sits at a higher slope.

6. When designing a second-story addition, consider that all sides of the second story are visible. Window treatment on second-story windows is encouraged.

The overall design of the single-family residence is modern. Aluminum clad windows are being proposed for the entire residence to match the overall design and materials, such as the smooth stucco, thin stone cladding, and standing seam metal roofing.

7. Discuss your proposed house or addition with adjacent neighbors.

An Administrative Use Permit and Conditional Use Permit requires written notification to all property owners and occupants within 300-feet of the subject property. The City sent out a public hearing notice to all property owners and occupants within the 300-foot radius at least ten (10) days prior to the public hearing date. Additionally, a public hearing notice was posted on site at least thirty (30) days in advance along East Cameron Avenue. 

8. Landscaping that is removed or destroyed during the construction process shall be replaced prior to final inspection.

New landscaping and irrigation will be installed. The applicant submitted a conceptual landscape plan as part of this project. A complete Landscape Plan is required as part of the conditions of approval.

9. Provide the City-owned parkway width for the strip of property between the private property and the street. This area is to allow for sidewalks or the widening of the street.

The applicant has illustrated the city-owned parkway width on the site plan.

Prior to granting approval of a Conditional Use Permit for a large home and an Administrative Use Permit, the following findings are required:

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.

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 bronze patina cladding, bronze cladding sepia, thin stone cladding, smooth stucco, and a metal standing seam roof.

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 East Cameron 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.

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 currently proposed, the two-story residence will not cause privacy impacts due to a combination of distance/setback, design, and landscape screening.

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. The preliminary grading plan indicates that it will be cut and fill. An Initial Study (Attachment No. 3) was prepared, and the project was found to cause no significant impact. All necessary grading for construction will require a grading permit from the Engineering Division. The project proposes a new two-story house that would not impede any scenic views from surrounding properties.

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) as the proposal involves the construction of a two-story single-family residence.

Planning Staff recommends that the Planning Commission adopt Resolution No. 24-6152 approving Conditional Use Permit No. 24-04 and Resolution No. 24-6153 approving Administrative Use Permit No. 24-06, and approving Subcommittee Design Review No. 24-27.

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.