[{"_1":2,"_98":-5,"_99":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6595626,"mediaKeyId","3027931-73bd1082205f05cd3b567f8d14b116eb","parentId",3027931,"title","Commission recommends code changes to regulate donation drop boxes; exempts religious and nonprofit on-site boxes","audioSeconds",196,"startMs",7659200,"endMs",7855204,"viewUrl","/Search/View?dp=1&key=3027931-73bd1082205f05cd3b567f8d14b116eb&start=7659&end=7855","thumbnailUrl","https://assets.pipeline.soar.com/3027931-73bd1082205f05cd3b567f8d14b116eb/thumbnail_7659200.jpg","articleUrl","/articles/6595626/West-Covina/Los-Angeles-County/California/Commission-recommends-code-changes-to-regulate-donation-drop-boxes-exempts-religious-and-nonprofit-on-site-boxes","mediaUrl","https://secure.pipeline.soar.com/6595626-e5dadbf4df255fd1eac6a656ba8a294c/orig.mp4?Expires=1771177786&Signature=UHwrdOnmwRSrAwD-mDuglvG2iC7-MLeVPblh2uVHfSSI4rJjty9moRztQR99PCIvjfuf07FPkGUP4sSTIHaEOtgswC-YXZZZEF~kzp~lUDYLP0SUTXFUlLt6YZYxzajdaAHKUiVxCCDuPcz07jlnk~O-H573YxsdmNZYektkR53kH7N1uORpxUDLhyGa1Kd5c0fUakQNSL899sQBnNhNRvk2ifrkdf5UPe-pnz9qJcUqN0ff9opeYPAcVxSaiFdtfM4fLP5FAPcH77hAkVS5CdovOQYusC7eK7qRYxf5anB2CprWirJLAIyCFSrGzmIUr8y7TTra-bBOOPjMmkJPjw__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-04-17T00:20:27.6Z","article","The West Covina Planning Commission on April 22 recommended citywide revisions to the zoning code governing outdoor donation drop boxes and forwarded the recommendation to the City Council.

Planning staff summarized a package, returned by council for study, that would (a) exempt donation drop boxes placed and operated by a nonprofit or religious facility on the property where they operate, on the grounds that those sites have routine maintenance; (b) clarify the definition so that donation drop boxes located inside a building are excluded from the outdoor-drop-box rules; and (c) add a requirement that graffiti-resistant coatings be applied to approved outdoor donation drop boxes to assist in deterrence and maintenance.

Staff said the selected option reflected City Council direction and staff's view that boxes maintained by onsite nonprofit or religious organizations are less likely to become abandoned or unsanitary than unmonitored off-site boxes. Commissioners discussed the recommendation briefly, heard no public testimony against the changes and voted to adopt staff's recommendation as Resolution No. 14-5611. The motion passed 4-0.

The recommendation will be forwarded to the City Council for final adoption; as a zoning code amendment staff recommended it be treated as exempt from CEQA per the same categorical exemption standard cited elsewhere in the packet.","mediaType","Video","parentTitle","The City of West Covina - April 22, 2014 - Planning Commission Meeting","oneSentenceSummary","The Planning Commission recommended a zoning-text amendment to regulate donation drop boxes, endorsing an exemption for nonprofit and religious organizations' on-site boxes and requiring graffiti-resistant coatings for approved outdoor boxes.","taxTitle","West Covina, Los Angeles County, California","taxId",3860,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6595630,"Planning Commission backs revisions to guest-house standards, adopts bedroom and window rules",2638,4567826,7206755,"/Search/View?dp=1&key=3027931-73bd1082205f05cd3b567f8d14b116eb&start=4567&end=7206","https://assets.pipeline.soar.com/3027931-73bd1082205f05cd3b567f8d14b116eb/thumbnail_4567826.jpg","/articles/6595630/West-Covina/Los-Angeles-County/California/Planning-Commission-backs-revisions-to-guest-house-standards-adopts-bedroom-and-window-rules","https://secure.pipeline.soar.com/6595630-0598522c35ba11a5dca4f2f04e279ca3/orig.mp4?Expires=1771177786&Signature=XJeSFmp6d6FVOmzZeql9yhfZH0qUL~rWyTOYP7qE9-f7dgPT4Uw1VPME9RRL3SLxqkb7uHPGw-sM1aCYlA6S5M2Cng82cU92PWh9QcFYQEazu-5QN-5k3PCadEzrAZl5MCBkin3cFx9-msnvfy1wOZvecQQwGAikUozKCz3wnLYyjqNt1D-Gl-7n2ImrRTlmVIaqjNwvNFUXJRBZa4xRrmO-lvgvypGWjB1XEkL-3q2cGEpHyPc8tHqP3ioCWhM2-8z-ulYHw9Dkn2tsAXfFaL34VDTniF6NDPNEknNfe8Oxt5tsodoVLYB~DzZKLa~A2BUMnYXZ~N4znTwW7ST8pg__&Key-Pair-Id=KUT5TJCACFTXG","The West Covina Planning Commission on April 22 recommended citywide amendments to guest-house rules in the zoning code, forwarding the package to the City Council for final action.

Planning staff (presenter identified in the record as Jeff of the Planning Department) summarized proposed changes that keep key existing standards (a maximum guest house size of 640 square feet, one guest house per lot, a minimum lot area of 15,000 square feet and a one-bedroom/one-bath limit) while adding clearer definitions and review procedures. Staff said the draft requires administrative use permits for guest houses, includes a covenant restricting kitchen facilities to prevent conversion to permanent separate dwelling units, and retains a 300-foot noticing requirement for administrative-use-permit applications.

The commission adopted three staff-recommended clarifications and options: (1) a restriction on windows facing side property lines unless the window is at least 10 feet from the side lot line (commissioners selected the 10-foot option); (2) the adoption of a formal bedroom definition that identifies rooms used for sleeping and excludes certain non-bedroom uses (kitchen nook, pantry, laundry, etc.); and (3) a definition and permit path for detached pool bathrooms and similar non-habitable detached bathrooms that are accessible only from outdoors and would be added to the list of allowed accessory uses. Staff said the changes are intended to prevent accessory structures from being easily converted into full independent living units.

Public commenters included residents who urged tighter controls, including requests that the city move guest houses from a by-right allowance to a permit-only regime; some asked for limits on how long a person may occupy a guest house. Several speakers representing neighborhoods and real-estate interests said they view guest houses as a source of conversion to long-term rental or unpermitted occupancy and asked for stronger enforcement. Other commenters thanked staff for clearer language and recommended specific window and privacy protections.

Commission discussion focused on enforceability. Commissioners and staff said policing day-to-day occupancy is difficult; staff noted the covenant and prohibition on kitchen facilities give the city a clear enforcement point if conversions occur. Commissioners agreed not to add a fixed time limit for guest stays, citing legal and enforcement difficulties and concerns about caregivers or family members who may legitimately stay long-term. The commission called for subcommittee review of window details and for the administrative-use-permit process and subcommittee review to address case-specific privacy concerns.

The Planning Commission adopted its recommendation as part of Resolution No. 14-5610 and voted in favor (recorded vote 4-0). Because these are text amendments rather than project approvals, the commission forwarded the recommendation to the City Council; staff estimated the council hearing would not occur before June.","The commission approved proposed zoning-text amendments to tighten standards for guest houses, including a 10-foot side-window clearance requirement, a formal definition of \"bedroom,\" and added rules for detached pool/bathroom structures; the body sent the package to City Council as a recommendation.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6595634,"Commission approves 60-foot “mono eucalyptus” cell tower at South Hills Country Club",4492,195725,4688395,"/Search/View?dp=1&key=3027931-73bd1082205f05cd3b567f8d14b116eb&start=195&end=4688","https://assets.pipeline.soar.com/3027931-73bd1082205f05cd3b567f8d14b116eb/thumbnail_195725.jpg","/articles/6595634/West-Covina/Los-Angeles-County/California/Commission-approves-60-foot-mono-eucalyptus-cell-tower-at-South-Hills-Country-Club","https://secure.pipeline.soar.com/6595634-9d9346271f68e957e3b240c96053e426/orig.mp4?Expires=1771177786&Signature=kQL7ZlSff5dYKonrmgWk79dDsJngD9VGai9347L9rZ6leJeL42u-Z3lpbmzbqc6OD~ONtE9fOegip3W9bUtJ5w7RIrAfjhKWloTyfi4SI3dyFYDK0FnbLIv1Vu0YtYTV9qwDITeyUX3CQmA2ZmZWVrsP4JG7IejuSyvwNrDd78kqQLvUWDlKXKbUWyB7SHkT-9SfH6hy7~3KOgcGVElhWCj-s48e0McU275VyOmyq4Ut5t6DwQITs9guJby24idrYTvy~gr4wv-VEd62LyVHhhYG0gqstprl-aCzVeRfCTwzrPG9eeYNvoBHXzwMX4LQ-gdA9RdtlKhZOSPBnK2fqg__&Key-Pair-Id=KUT5TJCACFTXG","The West Covina Planning Commission on April 22 approved a conditional use permit for a 60-foot freestanding wireless telecommunications facility designed to resemble a eucalyptus tree at South Hills Country Club, near East Cameron Avenue and South Barranca Street.

Assistant Planner Amy Davis told the commission the applicant seeks the permit to fill a documented coverage gap and that the proposal meets the city's development rules for telecommunication facilities. \"The proposed facility . . . will be located on the easterly portion of the country club,\" Davis said during her staff report, and she noted the nearest residence is about 136 feet from the proposed site and the nearest existing facility is about 3,500 feet away at Cortez Park.

The staff report said the city's zoning code allows freestanding wireless facilities in residential zones only with an approved conditional use permit; the proposed design includes a trunk and three branch sections with three horizontal arrays and a total of 12 panel antennas, plus an equipment shelter and generator inside a 30-by-30-foot lease area enclosed by a six-foot block wall. Davis also noted the staff determination that the proposal is categorically exempt from CEQA under the staff-cited provision, and she referenced the Federal Telecommunications Act of 1996 as limiting local review to aesthetics and siting, not health impacts.

The applicant's authorized agent for Verizon, identified in the record as a Spectrum Services representative, said he had no prepared statement but was \"available to answer any questions of the commission.\" Commissioners questioned the applicant and members of the public about alternative locations on the country club property, site access and the reasons the selected site was chosen. The applicant's representative said engineers and the country club general manager reviewed several sites and concluded the chosen location best fills the coverage gap while balancing access and utility needs.

Speakers at public comment were divided. Supporters, including members and officers of South Hills Country Club, said poor reception at the club has affected members and doctors who use the facility and urged approval. Peter Davis and Rod Perryman said they experience dropped calls and limited service at and near the site. Opponents raised concerns about health risks, property values and the tower's proximity to South Hills High School. Several speakers expressly asked commissioners to seek other locations farther from homes and schools; others argued federal law limits the commission's authority to deny the application based on health concerns.

Commissioners discussed alternative locations at length. Commissioner comments repeatedly referenced the Federal Telecommunications Act of 1996, with one commissioner noting that federal law prohibits local agencies from basing decisions on radio-frequency emissions or health concerns and limits denials to aesthetic grounds supported by substantial evidence. After discussion the commission moved to adopt Resolution No. 14-5609 approving the conditional use permit; the motion carried (recorded as \"Carries 3-0\"). The decision is final unless appealed to the City Council within 10 days of the meeting.

The staff report and materials provided to the commission included a petition of more than 100 signatures opposing the proposal and an attorney's submission from Verizon provided to the dais for the record. The project record shows the applicant previously delayed an earlier public hearing in 2013 and that a mono-eucalyptus design has been installed or approved in other nearby locations, according to staff.

Formal action

- Resolution: 14-5609 — approval of Conditional Use Permit to install a 60-foot freestanding wireless telecommunications facility (mono eucalyptus) at South Hills Country Club, 2655 South Citrus Street.
- Vote: Carries 3-0 (yes: 3; no: 0; abstain/recused: references to a conflict were made earlier in the hearing and a recusal occurred; mover/second not specified on the record). The decision may be appealed to the City Council within 10 days.

What the decision does and does not address

The commission's approval affirms that the proposed design and siting meet applicable zoning standards cited by staff (setbacks, required separation from other facilities and design standards). The staff and the commission noted explicitly that they are constrained by the Federal Telecommunications Act of 1996 from considering health and radio-frequency emission concerns in the local land-use decision; such matters are outside the city's review authority according to the staff report.

Next steps

Because the action approved a conditional use permit, implementation will follow standard building-permit and lease-execution processes and is subject to any appeal that the record allows. The staff report lists the project as categorically exempt per the CEQA provision cited in the staff presentation.","The West Covina Planning Commission voted to approve a conditional use permit for a 60-foot freestanding wireless telecommunications facility designed to resemble a eucalyptus tree at South Hills Country Club, despite opposition from nearby residents over health, aesthetics and property-value concerns.","actionData","errors"]

Article not found

Commission recommends code changes to regulate donation drop boxes; exempts religious and nonprofit on-site boxes

Planning Commission backs revisions to guest-house standards, adopts bedroom and window rules

Commission approves 60-foot “mono eucalyptus” cell tower at South Hills Country Club