10-18-2011 - General Plan Amendment No. 11-02Zone Change No. 11 - Item 8 Attach 6 (2).docAGENDA
ITEM NO. C-1
DATE: September 27, 2011
PLANNING DEPARTMENT STAFF REPORT
GENERAL PLAN AMENDMENT NO. 11-02
ZONE CHANGE NO. 11-02
PRECISE PLAN NO. 11-05
TENTATIVE TRACT MAP NO. 71644
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Tom Lau, Charles Company
LOCATION: 301 S. Glendora Avenue
________________________________________________________________________
I. DESCRIPTION OF APPLICATION
The project consists of a request for a General Plan amendment for text change to add a mixed-use designation and to change the land use designation from “Regional Commercial” to “Mixed
Use”. The proposal also includes a zone change to change the designation from “Regional Commercial” (R-C) to “Specific Plan No. 24” (SP-24), a precise plan to construct 412 condominiums
and 20,000 square feet of commercial floor area, and a tentative tract map to create condominium units for sale. The site is approximately 6.57 acres and is currently occupied by an
underutilized furniture warehouse and showroom, which will be demolished to construct the proposed mixed-use project.
The project is proposed to be market rate housing. The Specific Plan No. 24 (Lakes District Specific Plan) permits 450 residential units (75 units per acre) and 20,000 square feet of
commercial space. The proposed units will consist of a mixture of 1-3 bedroom units. Each unit will provide a minimum of 50 square feet of private open space. The development will
provide additional open space areas and amenities for the use of the residents.
The project requires the granting of the following entitlements:
General Plan Amendment – The General Plan amendment adds a Mixed Use Designation and would designate the site for land uses consistent with the Specific Plan.
Zoning Change – The zone change would adopt Specific Plan No. 24 (Lakes District Specific Plan) and change zoning designation to Specific Plan.
Precise Plan – A precise plan depicting site layout and architecture.
Tentative Tract Map – To create residential and commercial condominium units.
II. STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt resolutions recommending to the City Council Certification of the Mitigated Negative Declaration of Environmental Impact, approval
of General Plan Amendment No. 11-02, and Zone
Change No. 11-02, and approving Precise Plan No. 11-05 and Tentative Tract Map No. 71644.
III. ENVIRONMENTAL DETERMINATION
An Initial Study was prepared and noticed for this project in accordance with CEQA guidelines. A Mitigated Negative Declaration (MND) was prepared. To assist in the preparation of the
MND, three technical studies were prepared including an Air Quality Study, a Noise Impact Report, and a Traffic Report. These reports are included as Technical Appendices to the Mitigated
Negative Declaration.
The following subject areas were identified as having no impact or less than significant impact: Aesthetics, Hazards and Hazardous Materials, Agriculture and Forest, Cultural Resources,
Land Use and Planning, Population and Housing, Public Services, and Transportation/Traffic. The following areas were identified as having less than significant impact with mitigations
incorporated: Air Quality, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Utilities and Service Systems. The mitigated impacts are as follows:
Air Quality (construction-related emissions). The proposed project will result in less than significant impact with mitigations incorporated related to Nox, PM2.5 and PM10 emissions
during demolition, site preparation and construction. Implementation of the Southern California Air Quality Management District (SCAQMD) Rule 403 and mitigation measures AQ2 through
AQ12 will reduce impacts related to Nox, PM2.5 and PM10 by controlling fugitive dust emissions.
Hazards and Hazardous Materials (related to foreseeable release of hazardous materials into the environment). The existing structure at the site was built in 1972. The project proposes
the demolition of the existing 122,645-square foot building at the site. It is possible that lead-based paint and asbestos-containing materials are present, which may potentially create
a significant hazard to the public or the environment through the release of hazardous materials into the environment. Lead-based paint is considered a health hazard for people, especially
children. Mitigation HM1 requires that asbestos and lead-based paint surveys be conducted on the building prior to demolition and the start of construction. In the event that lead
paint is detected, the removal shall be done in accordance with all applicable rules and regulations. Abatement of asbestos shall be done in accordance with the Southern California
Air Quality Management District (SCAQMD) Rule 1403, Asbestos emissions from Demolition/Renovation Activities.
Hydrology and Water Quality (related to water quality, drainage pattern and erosion or siltation on- or off-site). The project would result in less than significant impact with mitigations
incorporated. A significant impact would occur if the proposed project discharges water that does not meet the quality standards of agencies that regulate surface water quality and
water discharge into stormwater drainage systems. With implementation of Mitigations HW1 through HW10, impacts related to hydrology and water quality would be less than significant.
In terms of drainage pattern, erosion or siltation on- or off-site, runoff from the project site would be controlled through a combination of flow-through planters, bioswales, bio-retention
and underground infiltration chambers. A bioswale is proposed on the west side of the project in the common open space. With implementation of Mitigation Measures GS2 through GS4,
impacts related to erosion and siltation would be less than significant.
Noise (construction-related). The proposed project would result in less than significant impact with mitigations incorporated. Implementation of mitigation measures N1 through N4
would reduce construction noise impacts.
Utilities and Service Systems (related to wastewater). The proposal would result in less than significant impact with mitigation incorporated. The applicant is responsible for any
replacement and upgrade of the sewer lines serving the project. Implementation of mitigation US1 would reduce wastewater generated from the project to less than significant impact.
Traffic Study – No mitigations required - A traffic study (dated June 2011) was prepared for the project by Kimley-Horn and Associates, Inc. The traffic study includes an analysis of
trip generation resulting from the project and of the potential impacts on 11 “study intersections” within the immediate project area. The study also takes into account that the existing
building could still be used for a retail and/or office use. No traffic-related mitigation measures are required for the proposed project. The Traffic Study analysis indicates that
the project is not forecasted to have significant impact at any study area intersection.
The study intersections included in the traffic study are:
Lakes Drive / Glendora Avenue
Walnut Creek Parkway / Glendora Avenue
West Covina Parkway / Glendora Avenue
West Covina Parkway / Vincent Avenue
West Covina parkway / California Avenue
West Covina Parkway / Sunset Avenue
Vincent Avenue / Glendora Avenue
Service Avenue / Valinda Avenue
Plaza Drive / Lakes Drive / Vincent Avenue
1-10 Eastbound Ramps / Vincent Avenue
1-10 Westbound Ramps / Vincent Avenue
The following are the principal findings of the study:
The proposed project is part of the Lakes District Specific Plan. The Lakes District Specific Plan is a 6.57-acre mixed-use development consisting of commercial retail and residential.
The commercial retail component is an approximately 20,0000 square foot retail center (shops and restaurants). The residential component is approximately 450 dwelling units and consists
of a mixture of one-bedroom and two-bedroom multi-family units, private recreation areas/facilities for each residential use. The project site is currently occupied by a Wickes Furniture
building, however, the furniture store has been out of business/non-operational for over 18 months.
Access to the site is proposed via three driveways. The driveways on Lakes Drive and Walnut Creek Parkway would be available for residents only, while the driveway on S. Glendora Avenue
would be available for residents, guests, and retail customers.
The project is estimated to generate approximately 229 new trips in the a.m. peak hour, 272 new trips in the p.m. peak hour and 3,380 new daily trips. These numbers represent a reduction
of “pass-by” trips and “internal capture” trips during the peak commute hours, because the proposed development includes mixed-use retail and residential dwelling units. Trip credit
was also taken for the former Wickes Furniture store on the project site.
Eleven (11) intersections in the project vicinity were analyzed as part of this traffic impact analysis.
The project is not anticipated to result in any significant weekday peak hour traffic impacts.
The proposed project would include a total parking supply of 870 parking spaces. Based upon the City’s parking code requirement (Sec. 26-581 & Sec. 26-506), the proposed project would
require 1,070 parking spaces, 90 for residential guests, and 80 spaces for the retail use. The proposed parking supply would be deficient by 200 spaces and would not be adequate to
meet the Municipal Code parking requirement.
A CMP analysis was conducted and it was determined that the proposed project would add fewer than 150 peak hour trips to the freeway monitoring station on I-10, and fewer than 50 peak
hour trips to the arterial monitoring stations on Azusa Avenue.
IV. HISTORY
The Wickes building was approved by the Planning Commission on August 2, 1972. The approval was for a 40,000-square foot furniture showroom, a 7,950-square foot office, and a 68,625-square
foot warehouse.
V. SUMMARY OF DATA
STANDARD
PROPOSED PER PRECISE PLAN
REQUIRED/ALLOWED
PER SPECIFIC PLAN
Site Area
6.57 acres
(286,189 sq. ft.)
1 acre (Min.)
(43,560 sq. ft.)
No. of Units
412
450 (Maximum)
Density
62.7 du/ac
75 du/ac
Parking:
Resident
Total
Guest/Residential
1 BR – 1.5 parking spaces (204 units) = 306 parking spaces
2 BR – 1.8 parking spaces (208 units) = 375
681
.25 per unit = 103 parking spaces
2 parking spaces per unit plus 0.25 per unit for guest parking
720
*124
Building Height
70 feet
75 feet (5 stories), except for Architectural Features
Ground Coverage (including paves areas)
sq. ft.
(64%)
(70%)
Ground Coverage (including paves areas)
sq. ft.
(64%)
(70%)
Unit Sizes:
712 sq. ft – 1,638 sq. ft.
675 sq. ft. (Min.) for a 1 bedroom unit
950 sq. ft. (Min.) for a 2 bedroom unit
*Guest parking for the residential component of this project will be shared with the commercial/retail proposed as part of the project.
Surrounding Zoning and Land Use:
North: “Regional Commercial” (R-C); Theater, retail and restaurants
South: “Regional Commercial” (R-C); Retail and office
East: “Service Commercial” (S-C); Glendora Shops, retail and restaurants
West: “Regional Commercial” (R-C); Office and restaurant
Zoning: Current - “Regional Commercial” (R-C)
Proposed – Specific Plan No. 24 (Lakes District Specific Plan)
General Plan Designation: Current - “Regional Commercial”
Proposed – “Mixed Use”
Notices of Public Hearing have been mailed to 155 owners and occupants of property within 300 feet of the project site.
VI. PROJECT DESCRIPTION AND ANALYSIS
The applicant is requesting the approval of a mixed-use project comprised of 412 residential units and 20,000 square feet commercial/retail space. The project proposes to demolish
an existing, one-story 122,655-square foot commercial building and to construct a five-story building. A Specific Plan is being proposed in conjunction with the proposed project that
would provide building designs, regulation and guidelines to allow the desired mixed use project envisioned by the project applicant. Development of the Specific Plan would require
the following discretionary actions:
General Plan Amendment – The General Plan amendment adds a Mixed Use Designation to the Land Use Element and would designate the site for land uses consistent with the project
Zone Change – The zone change would adopt Lakes District Specific Plan and change zoning designation to Specific Plan No. 24
Precise Plan – A development plan depicting site layout and architecture.
Tentative Tract Map – To create residential and commercial condominium units.
General Plan Text Amendment and Land Use Designation Revision
The applicant is requesting the approval of a General Plan amendment to change the existing land use designation from “Regional Commercial” Zone to “Mixed Use”. In order for the proposed
project to be consistent with the General Plan, the Land Use Element is being amended. The General Plan includes nine elements (or chapters). California State law requires seven elements
(Land Use, Housing, Open
Space, Conservation, Safety, Circulation and Noise). Two elements of the General Plan have been modified since 1985, a Design Element was adopted in 1991, and the Housing Element was
revised in 1995. The Land Use Element deals with the establishment of a pattern of land use and standards for the density and intensity of development. Land use designations are established
in the General Plan and implemented by the Zoning Code and the Zoning Map.
The Land Use Element allows higher densities for senior citizen housing and low and moderate income housing that utilize a density bonus. This section of the General Plan is being amended
to include mixed-use projects located in the Central Business District area, as defined in the Land Use Element. A Residential Land Use Category for Mixed-Use Residential allowing
up to 75 units per acre is being added. The Mixed-Use category allows for a mix of residential and compatible office and retail service uses integrated as a cohesive development or
such uses developed side by side in a manner that encourages interaction between uses. Mixed-use development may be vertically or horizontally mixed with emphasis on retail and office
uses on ground floors visible from the street and residential on the second and higher floors. Development on individual lots need not include both commercial and residential uses.
Pedestrian connections to different uses are important to the function of a mixed-use development.
The following goal has been included in the Land Use Element:
Preserve and enhance the Central Business District and Eastland commercial areas through creative land use planning to avoid vacant and underutilized commercial properties.
The following policies are included as part of this land use category:
Utilize mixed-use development to create unique and varied housing types where appropriate in the Central Business District.
Mixed use development should only be considered on properties that are located within or directly adjacent to commercial or high density residential areas, have access to public transit,
utility infrastructure is in existence, and is within walking distance to shopping opportunities.
Increased residential density and intensity should be compatible with integrated commercial mixed uses and surrounding commercial uses. Consideration should be given to the relationship
of public transit and pedestrian access to available goods and services.
The proposed General Plan amendment also includes a land use designation change from “Regional Commercial” to the newly created “Mixed Use” designation. The proposed text changes to
the Land Use Element of the General Plan and the proposed land use designation change allow the project to be consistent with the General Plan.
Zone Change
The subject property is currently zoned “Regional Commercial” (R-C). This zoning classification does not allow mixed-use projects or residential uses. Since the City’s zoning does
not currently provide a zoning designation to allow mixed use, the applicant is requesting a zone change to “Specific Plan No. 24 (Lakes District Specific Plan)”. A specific plan is
a regulatory tool that local governments use to guide development in a local area consistent with the General Plan. While the General Plan is the primary guide for growth and development
in a community, a Specific Plan is able to focus on the unique characteristics of a special area by customizing the planning process and land use regulations. The site is also located
within the West Covina Redevelopment Project Area. The primary purpose for the
project area is to improve, upgrade and revitalize specific areas within the City that have become blighted because of deterioration, disuse, and unproductive economic conditions. A
Specific Plan is enacted pursuant to Section 654 et seq. of the California Government Code (discussed in the section above – General Plan Text Amendment and Land Use Designation Revision).
California state law requires an assessment of consistency with the City’s goals and objective of the current General Plan. The goals and objectives are presented in bold. The discussion
following the goals and objectives (in non-bold print) outlines the Specific Plan’s conformance to these goals and objectives.
Goal 1C: “Create cohesive neighborhoods with compatible land use patterns.”
Strategy – “Designate appropriate areas to meet the demand for diverse types of housing, with properly related amenities and facilities.”
The specific plan implements this goal by providing multi-family housing in an integrated project within walking distance to commercial uses and providing common recreational and open
space.
Goal 4A: “Provide for the continuation and development of sufficient land uses to serve the commercial, educational, recreational, industrial and social needs of existing residents
and projected population.”
Strategy – “Redesign industrial/commercial sites, or allow for adaptive reuse of industrial areas through the redesignation of land use to regional commercial or industrial/commercial
mixed-use designation.”
The specific plan implements this goal by allowing development of a former furniture store into a mixed-use development, consistent with the General Plan.
Goal 4C: “Ensure that nonresidential types of land use developed in the City complement and do not adversely affect the quality of life and health of West Covina’s residents and businesses.”
Strategies – “Apply special standards for infrastructure provision and location, site planning and land use compatibility where tracts of land are subdivided specifically for industrial/commercial
uses.”
“Maintain suitable and adequate standards for landscaping, sign control, site and building design, parking, reciprocal access, and provision of appropriate utilities and public infrastructure.”
The specific plan implements this goal by providing comprehensive development standards which ensure quality development and compatibility between the residential and commercial uses.
The project also provides appropriate utilities and infrastructure to support the project.
Goal 7: “Promote an economic development strategy that includes approaches for broadening the City’s economic base, creating residential employment opportunities and enhancing the City’s
tax base.”
The specific plan implements this goal by providing retail uses which enhance the City’s tax base while providing employment opportunities that are within walking distance to existing
and future residents.
The proposed Specific Plan will become the zoning for the proposed site. The Specific Plan is consistent with the General Plan and allows for the development of the proposed project.
Precise Plan
The precise plan proposes the construction of a five-story mixed-use development. The proposal is for 412 residential units (including 207 one-bedroom units and 205 two-bedroom units)
and 20,000 square feet of commercial/retail space. The subject site is 6.57 in size. The area dedicated to commercial/retail will be located along Glendora Avenue. The commercial
space would occupy the east elevation (Glendora Avenue) up to 128 feet of depth. The rest of the ground floor area of the site and the remaining stories would be dedicated to residential
uses.
The project proposes a total of 720 off-street parking spaces to serve the residential units. Two parking structures (north/south garages) are proposed. Each garage provides a total
of 360 parking spaces. Access to the residential parking garages is provided off Lakes Drive and Walnut Creek Parkway. The access to residential parking garages will not be accessible
to the public. The Specific Plan allows for shared parking between the off-street parking required by the commercial/retail component and residential guest parking. Access to the
shared parking area is from Glendora Avenue.
A loading/unloading pad area for the residential units will be provided on the east side of the site (Lakes Drive). The loading/unloading pad will have a dimension of 15 feet in width
and 80 feet in length. The project provides six elevators around the residential component of the project, with two elevators located at the back (west) of the site to facilitate the
moving of furniture and appliances into the units. Pedestrian gates along the sides and back allow residential access to nearby commercial uses that are located in the immediate vicinity
of the project. Entrance through these gates is allowed for residents of the project only.
Trash rooms are proposed on the lower level of the parking structure to the rear of the commercial space. Residents on the upper floors will have access to a chute to allow the trash
to be deposited on the lower parking level.
The commercial/retail component will provide parking off Glendora Avenue. The parking garages are below street grade (semi-subterranean). Therefore, the retail off-street parking located
within the parking garages are semi-subterranean. The entrance to the north and south garages are off Glendora Avenue. An entry plaza is provided in the area between the two portions
of the commercial/retail component. A total of 34 surface parking spaces are provided along Glendora Avenue and an additional 19 are proposed along Lakes Drive.
The proposed development also includes the redesign of Glendora Avenue and Lakes Drive. A 17-foot dedication will be granted to the City on Glendora Avenue. This dedication area will
be improved with angled parking spaces and will not affect the current lane configuration on Glendora Avenue (two lanes in each direction with a center turning lane). On Lakes Drive
on the west side of the property, a loading/unloading zone is proposed to allow for tenants to move in or out of the residential units. On Lakes Drive to the north, angled parking
is proposed and the street will be reconfigured to reduce the number of eastbound lanes to one. The proposal does not affect the westbound lanes.
Architecture and Site Layout
All of the units are arranged in groups. The number of units within each group varies. The units located on the ground floor are similar in design to a “court yard” design where a
communal open space is provided. Typically in a “court yard design” the front door of the living units would be provided from the open space or courtyard. However, front doors are
provided on the opposite side from a corridor and small porches/private patio (rear doors) are facing the open space/recreational amenities.
The units located along the north and south elevations provide a “stoop” frontage. The design breaks up the mass and allows for the project to have a better
relationship with the street. Typically a “stoop frontage” design provides the primary entrance off the stoop. The primary entrance to these units is located inside of the complex
with easy access from the parking garage. The steps to the stoop lead to a private patio area on these units and a resident could access the unit from the street. The units located
along Lakes Drive will be elevated 4-5 feet above the sidewalk to provide privacy. The units fronting East Walnut Creek Parkway would be raised 7-9 feet above street grade. A condition
of approval has been included in the resolution requiring that the applicant submit details on the exterior treatment of the structural wall that would be exposed as a result of the
stoop elevation for review and approval by the Planning Department. All units on the second floor through the fifth floor will have individual entries off the internal corridors.
All of the units proposed are one and two bedrooms. The one-bedroom units are designed with one bathroom and all of the two-bedrooms units are designed with two bathrooms. Unit sizes
range from 712 square feet to 1,638 square feet. The proposed building height is 70 feet at its highest point and incorporates different architectural treatment at the top to break
up the building roofline. The proposed setbacks for the project are indicated in the following chart.
Proposed
Required
Front Setback
20 ft.
20 ft. (average) Measured from Property Line to Residential Building
Side Setback (Lakes Dr.)
12 ft.
12 ft. Measured from Property Line to Residential Building
Side Setback (E. Walnut Parkway)
10 ft.
12 ft. Measured from Property Line to Residential Building
Rear Setback
8 ft.
8 ft.
The buildings would feature a stucco exterior with a variation of three brown/beige earth tone colors. Portions of the roof will provide a metal overhang to break up the continuous
roofline on the buildings. The buildings provide articulation and variation in both the vertical and horizontal plane by providing recessed areas, balconies and windows. A metal overhang
is being proposed on the first floor along the stoop units facing the street. The metal overhang will project off a series of pilasters (columns). The proposed Specific Plan establishes
a maximum ground coverage of 70 percent. The proposed ground coverage for this project is 62 percent. In this case, ground coverage includes footprints of buildings and garages.
The commercial/retail component will be located along Glendora Avenue. The applicant is proposing a decorative entryway between the two commercial sections by incorporating decorative
paving, plant materials, seat walls and a focal element. (This location may be a good location for their required artwork, however, proposed public art will be reviewed by the Public
Arts Commission as a separate application.) In addition, this area could accommodate a monument sign. The front commercial/elevation is shown primarily consisting of windows and
glass doors. A metal overhang, which is the same design used throughout the other elevations, would project off a series of columns. Tower elements are featured at each end of the
commercial component.
Staff discussed with the applicant the need to incorporate alternative materials to break the massing of the building. Projects within the City (single family, multi-family and commercial
projects) have included alternative materials or the projects have been conditioned to provide alternative materials to improve the overall design of the project. The project is 70-feet
in height comprising five-stories. The exterior elevations have been designed to be monolithic with very little variety of building materials and colors. The applicant is relying
on earth tone colors to break the massing of the project. In order provide additional variation and further break up the mass and bulk of the development, staff is suggesting the following:
Provide alternative materials (such as stone or brick)
Incorporate “eyebrows” or other embellishments on some of the windows
Provide an accent color or colors
Provide additional types of treatment to break roofline by incorporating a decorative cornice on portions of the offset building areas
The commercial areas should provide more distinctive tower features at the corners that incorporate alternative material and serve as focal points for the commercial/retail component
of the project.
Staff has included a condition of approval in the precise plan resolution requiring the applicant to work with staff to incorporate these design changes.
The project proposes a combination of walls and ornamental fences along the rear (west) elevation. The Specific Plan requires walls and fences to be designed to compliment the design,
color and materials of adjacent buildings. It also requires that walls be constructed of decorative concrete block and wrought iron fencing may be used provided it uses decorative
block pilasters. The specific plan allows a maximum height on fences and walls of six (6) feet. When a wall is between buildings, an eight (8) foot wall may be allowed. A condition
of approval has been included in the resolution requiring the applicant to submit a wall and fence plan showing the location, height and design of all proposed walls and fences for
the project.
Recreation-Leisure Space
The Specific Plan requires that common open space as well as private open space be provided. A minimum of 140 square feet per unit of common open space is required with minimum dimensions
of 10 feet by 10 feet. The proposed common open space is located throughout the site. Four common open space areas are distinctively provided. The size of the open space varies between
9,020 to 11,500 square feet. Two of these areas are provided on the northeasterly and southeasterly of the site. The other two are provided in the middle of the project that includes
the pool area. While the open space areas are indicated as primarily open lawn areas, features such as barbeque and seating areas are also proposed.
The Specific Plan standards require a minimum of 50 square feet of private open space per unit. The proposed project includes an enclosed patio for all the ground units and a balcony
for all the units located on the second through fifth story. Although, the Specific Plan does not set forth minimum dimensions, the balconies/patios must provide functioning/usable
dimensions.
Parking
The Lakes District Specific Plan requires 1.5 parking spaces for each one-bedroom unit, 1.8 parking spaces for each two-bedroom unit and 2.0 parking spaces for each three-bedroom unit.
For guest parking, 0.25 parking spaces are required per unit. The project proposes a total of 204 one-bedroom units and 208 two-bedroom units. Therefore, a minimum of 681 parking
spaces would be required. A total of 103 parking spaces are required for guest parking.
The Specific Plan requires one parking space per 200 square feet of gross floor area for restaurant uses and one parking space per 300 square feet of gross floor area for retail. The
applicant is proposing 17,500 square feet of retail space and 2,500 square feet of restaurant. As such, a total of 72 parking spaces are required for the commercial/retail component
of the project.
The project, as proposed, would provide a total of 720 parking spaces within the two residential parking garages and 124 parking spaces on the lower level of the parking structures.
The specific plan envisions that the required guest parking and retail/commercial parking would be shared. Therefore, the proposal entails that the 124 parking spaces on the lower
levels of the structures be shared. In addition, the 53 on-street public parking spaces would be available for use by guests, employees and customers.
The parking requirements set forth in the specific plan is lower than the standards set forth in the West Covina Municipal Code. The Municipal Code requires two parking spaces per dwelling
unit (condominium) (824 parking spaces), one guest parking per every four dwelling units (103 parking spaces), and one parking space per 250 square feet of retail (80 parking spaces).
The number of parking spaces required by the Municipal Code would be 1,007 parking spaces. The specific plan would allow the project to provide a minimum of 753 parking spaces, which
is 254 parking less than required by the Municipal Code. The applicant is also proposing to redesign the Glendora Avenue and Plaza Drive street frontages to allow 53 angled and striped
parking spaces where parallel parking is currently allowed. While these parking spaces cannot be counted towards the off-street parking requirement, it is expected that the retail
customers and guests of the residential units will utilize the spaces.
The chart below details the parking requirements of Municipal Code, Lakes District Specific Plan, and the proposed project.
Municipal Code
Specific Plan
Proposal
Residential Condominiums Parking
824 Required
681 Required
720 Provided
Guest Parking
103 Required
103 Required
-
Commercial
80 Required
72 Required
-
Shared Guest and Commercial Parking
-
Allowed
124 Provided
Total
1,007
784
844
Tentative Tract Map
The proposed tentative tract map is intended to subdivide the site into 412 “air space” lots for residential condominium purposes and one “air space” lot for the commercial space. The
subdivision design requires the approval of a “Condominium” map due to the shared ownership of the lots. A Homeowners’ Association (HOA) will be formed and CC&R’s (Covenants, Codes,
and Restrictions) created to regulate the HOA. The HOA would be responsible for maintaining all common areas, including the driveways, guest and retail/commercial parking spaces, open
space, and trash enclosures.
VII. CONCLUSION
The proposed project is the first mixed-use project to be processed through the entitlement process in West Covina and represents a new design and development concept. Because the existing
General Plan did not contemplate developments that included residential units and commercial space on the same property, it is
necessary to revise the Land Use Element of the General Plan to include new goals, policies and a vision for where mixed-use development can be located. Based on those revisions to
the Land Use Element, the General Plan land use designation can be changed to “Mixed Use”.
Similarly, the Zoning section of the West Covina Municipal Code does not have a zone that allows for a mix of residential and commercial uses in the same development. Current zoning
designations allow for commercial or residential development. The applicant has prepared a Specific Plan rather than create a new zoning designation for mixed uses. The concept of
the Specific Plan is to allow development standards, allowed uses, and design standards to be tailored to the subject property, allowing for a more specific vision than can be created
using a zoning designation. The Specific Plan has been named the “Lakes District Specific Plan” and allows for an expansion of the Specific Plan area if neighboring properties contemplate
mixed-use development.
The applicant and staff have been working together for several months to analyze the environmental impacts (including traffic), creation of the Specific Plan, and design of the development.
Staff has also worked closely with the City Attorney’s office in crafting the revisions to the Land Use Element and in evaluating the Specific Plan. The proposal is for a mixed-use
development, and it is a generally accepted notion that there is less parking generation for a high-density mixed-use development than for a traditional condominium or apartment development.
For that reason, the Specific Plan has a lower parking requirement than a multiple-family development would be required by the Zoning Code. Furthermore, the proposed number of spaces
in the development is much less than would be required for traditional condominium residential units combined with retail space (844 parking spaces and 1,007 parking spaces, respectively).
The applicant and staff have also been working together to ensure that the architectural design sets a standard that will allow the project to be successful and sets the stage for future
mixed-use development. While the proposed building layout and the mass and bulk of the structures provide movement and articulation, staff does have some concerns on architectural
detail, colors and the lack of an alternative material (other than stucco). Staff is recommending some modifications to the architecture and a condition of approval has been included
requiring specific architectural revisions and allowing the applicant to work with staff to complete those revisions.
VIII. STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt resolutions recommending to the City Council Certification of the Mitigated Negative Declaration of Environmental Impact, approval
of General Plan Amendment No. 11-02, and Zone Change No. 11-02
, and approving Precise Plan No. 11-05 and Tentative Tract Map No. 71644.
PREPARED BY:
________________________________
Fabiola Wong
Senior Planner
REVIEWED AND APPROVED:
________________________________
Jeff Anderson
Acting Planning Director
Attachments:
Attachment 1 –Mitigated Negative Declaration of Environmental Impact Resolution
Attachment 2 – General Plan Amendment Resolution for Approval
Attachment 3 – Zone Change Resolution for Approval
Attachment 4 – Precise Plan Resolution for Approval
Attachment 5 – Tentative Tract Map Resolution for Approval