01-10-2012 - General Plan Amendment No. 11-01Zone Change No. 11 - No. 2 attach 14 (2).doc
PLANNING DEPARTMENT STAFF REPORT
GENERAL PLAN AMENDMENT NO. 11-01
ZONE CHANGE NO. 11-01
PRECISE PLAN NO. 11-02
TREE REMOVAL PERMIT NO. 11-04
VARIANCE NO. 11-08
TENTATIVE TRACT MAP NO. 71595
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Eric Chen, Creative Design Associates, Inc.
LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South - Civic Center)
________________________________________________________________________
I. DESCRIPTION OF APPLICATION
The project consists of the request for a General Plan amendment to change the land use designation from “Public Facilities” to “Service and Neighborhood Commercial”, a zone change from
“Public Building” (P-B) to “Neighborhood Commercial” (N-C), a precise plan to allow for a 55,680-square foot, four-story medical office building on an approximately 2.69-acre development
site to deviate from the number of parking spaces required, and a tentative tract map to create a 39 condominium office units.
The project would be located in the northwesterly corner of the Civic Center, in the area north of the Library and to the west of the existing surface parking for the City Hall. The
office development would require the removal of the existing library parking lot and the landscaped area (berms and trees) north of the parking area and the expansion of the parking
lot south of the library.
The public hearing was continued from October 11, 2011 at the applicant’s request to evaluate and clarify conditions of approval associated with the proposed project.
II. STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt resolutions recommending approval to the City Council of General Plan Amendment No. 11-01, Zone Change No. 11-01 and certifying the
Mitigated Negative Declaration of Environmental Impact, and also adopt resolutions approving Precise Plan No. 11-02, Tree Removal Permit No. 11-04, Variance No. 11-08 and Tentative
Tract Map No. 71595.
III. ENVIRONMENTAL DETERMINATION
An Initial Study was prepared and noticed for this project pursuant to the California Environmental Quality Act (CEQA) of 1970, as amended. A Mitigated Negative Declaration of Environmental
Impact Report (MND) was prepared. To assist in the preparation of the MND, a number of technical studies were prepared including Air Quality, Geotechnical Engineering Report, Hydrology
and Traffic Report. These reports are included as Technical Appendices to the Mitigated Negative Declaration.
The following subject areas analyzed were identified as having no impact or less than significant impacts: Aesthetics, Agriculture and Forest Resources, Geology and Soils, Greenhouse
Gas Emissions, Land Use Planning, Mineral Resources, Population and Housing, Public Services, Recreation, and Utilities and Service Systems. The following subject areas were found
to have less-than significant impact with mitigation incorporated:
Air Quality (Excavation and -related emissions). The proposed project would result in significant impacts related to NOx and PM10 emissions during construction if the 2,700 cubic yard
of soil would be disposed in a facility located 10 or more miles away from the site. The Azusa Land Reclamation Landfill located at 1211 West Gladstone Street in Azusa is located approximately
3.9 miles from the project site and has indicated the ability to accept the soil to be disposed during excavation and site preparation. To ensure that emission thresholds are not exceeded
(particularly the NOx threshold) due to soil exporting activities, Mitigation Measure A-2 will ensure that impacts related to soil export are less than significant. During construction,
the content of volatile organic compounds (VOC) in proposed architectural coating cannot exceed 50 g/l (gram liter) for interior applications and 100 g/l for exterior applications.
Implementation of mitigations will ensure that impacts related to architectural coatings are less than significant.
Biological Resources (Related to tree removal). A significant impact would occur if the proposed project were to remove or modify habitat for any species identified or designated as
a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the State or federal regulatory agencies. The project site is not identified
as a critical habitat for Threatened and Endangered Species. However, all migratory non-game native bird species are protected by international treaty under the federal Migratory Bird
Treaty Act (MBTA) of 1918. The period from approximately February 1st to August 31st encompasses the breeding season for most birds in the surrounding areas. As such, mitigation B-1
requires that if construction is to occur at any time between the breeding season, a qualified biologist shall visit the site at least 10 days prior to initiation of construction to
determine whether migratory non-game native birds species are actively nesting. If no bird nests are detected during these surveys, then construction-related activities may proceed.
If migratory non-game native bird nesting is confirmed, and/or adult special-status birds are found within the project site, construction shall be delayed until two weeks after the
young have fledged, as confirmed by a qualified biologist.
The Biological Resources mitigation has been revised due to concerns that it was unclear what type of construction that the mitigation measure was addressing. The substitute mitigation
measure states “If removal of existing mature trees occurs at any time during March, April, September, or October, a qualified biologist shall visit the site at least 10 days prior
to initiation of removal to determine whether migratory, non- game bird species are actively nesting or present or present in trees proposed for removal. If no bird nests or species
are detected during this survey, then tree removal activities may proceed. If migratory, non-game bird nesting or presence is confirmed, tree removal shall be delayed until two weeks
after the young have fledged or until the species has fled, as confirmed by a qualified biologist. The results of the biologist’s survey shall be reported to the Planning Director.
The applicant shall bear the cost of implementing this mitigation.”
The revised mitigation achieves the same goals as the previously drafted mitigation. The revised mitigation focuses on the removal of the tree rather than the commencement of construction
or other related work that might not require the removal of trees.
Cultural Resources (Related to excavation). No known human burials have been identified on the Project Site or its vicinity. However, it is possible that
unknown human remains could be located on the Project Site, and if proper care is not taken during Proposed Project construction, particularly during excavation activities, damage to
or destruction of these unknown remains could occur. Implementation of mitigation measures would ensure that impacts related to Cultural Resources are less than significant.
Hydrology and Water Quality (Related to construction and operational). A project would normally have a significant impact on surface water quality if discharges associated with the
project would create pollution, contamination, or nuisance as defined in Section 13050 of the California Water code (CWC) or that cause regulatory standards to be violated, as defined
in the National Pollution Discharge Elimination System (NPDES) stormwater permit or Water quality Control Plan for the receiving g water body. Three general sources of potential short-term,
construction-related stormwater pollution associated with the Proposed Project include: 1) the handling, storage, and disposal of construction materials containing pollutants; 2) the
maintenance and operation of construction equipment; and 3) earth moving activities which, when not controlled, may generate soil erosion via storm runoff or mechanical equipment.
As required under the NPDES, the Proposed Project applicant is responsible for preparing a Storm Water Pollution Prevention Plan (SWPPP) to identify specific measures to prevent erosion
and mitigate the inherent potential for sedimentation and other pollutants entering the stormwater system. The primary objective of the NPDES stormwater program requirements are to:
1) effectively prohibit non-storm water discharges, and 2) reduce the discharge of pollutants from storm water conveyance systems to the Maximum Extent Practicable (“MEP” statutory
standard). The SWPPP would incorporate the required implementation of Best Management Practices (BMPs) for erosion control and other measures to meet the NPDES requirements for storm
water quality. Proposed BMPs include sand bags around the perimeter of grading activities, a stabilized construction entrance, a construction entrance tire wash, and a containment
area for vehicle washing, fueling, and maintenance. Implementation of the BMPs identified in the SWPPP and compliance with the NPDES and City discharge requirements would ensure that
the construction of the Proposed Project would not violate any water quality standards or discharge requirements, or otherwise substantially degrade water quality. Implementation of
mitigation measures would to ensure that the Proposed Project’s construction-related water quality impacts would be less than significant.
The proposed medical office building is not expected to generate hazardous wastewater that would require any special waste discharge permits. If any particular business involves some
hazardous wastewater that must be disposed of off-site, it would be subject to individual compliance with the provisions of the California Medical Waste Management Act; no additional
wastewater disposal facilities for such applications are proposed as part of this project. All wastewater associated with the building’s interior plumbing system is to be discharged
into the local sewer system for treatment at the regional wastewater treatment plant.
Runoff from the developed site would result in an increase in potential water contamination from urban pollutants that are commonly found in surface parking lots, ornamental landscape
planters and from atmospheric buildup on rooftops. Project-related runoff will be similar in composition as the runoff from the existing civic center complex. Implementation of mitigation
measures would further reduce potential adverse impacts associated with developed site runoff.
Noise (construction-related). The proposed project would result in less than significant impact with mitigations incorporated. Implementation of mitigation measures would reduce construction
noise impacts.
Transportation and Traffic.
A traffic study prepared by KOA Corporation (August 3, 2011) was submitted for the project to assess potential traffic impacts. In order to evaluate the potential
impacts to the local street system, six intersections were analyzed. The intersections studied included:
Pacific Avenue and Cameron Avenue
Pacific Avenue and I-10 Westbound on/off ramps-Garvey Avenue North
Pacific Avenue-West Covina parkway & I-10 Eastbound on/off ramps-Garvey Avenue South
West Covina Parkway & Toluca Avenue
Sunset Avenue & West Covina Parkway
Sunset Avenue & Plaza Drive
The findings of the traffic study indicate that the Pacific Avenue and I-10 Westbound Ramp/Garvey Avenue North intersection would be significantly impacted by the proposed project as
it would be lowered from a LOS (Level of Service) “D” to a LOS “E” during PM peak traffic hours. Based upon the analysis documented in the report, the following are the conclusions
and recommendations.
Based on the scooping document submitted to the City and discussed and verified with staff, the Project study area included six intersections. Significant traffic impacts of the proposed
Project were analyzed within the a.m. and p.m. peak period.
Under existing 2011 conditions, five of the six study intersections are operating at LOS C or better during the a.m. and p.m. peak hours. One of the intersections is operating at LOS
E during both a.m. and p.m. peak hours.
The traffic analysis included ambient growth through the Project year, and four related projects within the City of West Covina.
Under future 2016 pre-Project conditions, five of the six study intersections would operate at LOS C or better during a.m. and p.m. peak hours. One of the intersections would operate
at LOS E during both a.m. and p.m. peak hours.
The full occupation of Project uses is anticipated to be 2016.
The proposed Project land use would consist of 55,361 square-square feet of medical office space. The modification and expansion of the adjacent parking area would provide up to 201
parking spaces.
The Project would generate 2,000 daily trips, of which 127 trips (100 inbound and 27 outbound) during the a.m. peak hour, and 192 trips (52 inbound and 140 outbound) during the p.m.
peak hour.
With the addition of Project traffic, one of the study intersections would continue to operate at LOS E during both a.m. and p.m. peak hours. The other study intersections would operate
at LOS C or better during both a.m. and p.m. peak periods.
Based on the applied City of West Covina significant impact criteria, the proposed Project would create one significant impact at Pacific Avenue/I-10 westbound on/off-ramps/Garvey Avenue
during both existing plus Project and future plus Project scenarios. Mitigation measure would be required.
To mitigate the significant traffic impact at the study intersection of Pacific Avenue/I-10 westbound on/off-ramps-Garvey Avenue a new/second northbound left-turn lane is recommended.
The Project proposes to provide up to 201 parking spaces (192 standard parking spaces; seven handicap spaces).
Project parking supply would provide more parking spaces than would be expected using rate from ITE Parking Generation (exceeding the expected demand by 24 spaces). Under City Code
requirements, however, the Project would provide an inadequate parking supply and there would be a deficit of 76 parking spaces.
The south lot has 42 spaces, which is primarily utilized by Library staff and Court House visitors. Prohibition of parking for the Courthouse and other Civic Center uses outside the
library should be considered by the City at this lot. A lift-arm gate barrier could be installed at this lot, restricted use to library patrons and staff only through the use of staff
access cards and free visitor parking exit vouchers.
It is recommended that the Project parking lot access be controlled through the use of employee parking permits and visitor time limits or through the use of controlled-access parking
with access cards and voucher.
Following the end of the comment period for the environmental review, the applicant raised concerns about the improvements at the intersection of Pacific Avenue/I-10 westbound on/off-ramps-Garvey
Avenue and the addition of a new/second northbound left-turn lane. The concern focused regarding timing on the construction of the High-Occupancy Vehicle (HOV) lane. The concern was
that upon completion of the improvements at the intersection, the California Department of Transportation (Caltrans) would alter/demolish the improvements as part of HOV project along
the I-10 San Bernardino Freeway. Caltrans is planning to construct the HOV lane along the I-10 San Bernardino Freeway from Puente Avenue to Citrus Street. Caltrans anticipates that
these improvements will commence late in 2012 with an envisioned completion time frame of Spring 2013. Based on Caltrans schedule, it appears that some HOV lane improvements might
coincide with the proposed project. As part of the HOV project, the grade of Pacific Avenue will be lowered beneath the freeway bridge, which will include modifications to the northern
side of Garvey Avenue and the construction of a five-foot wide sidewalk along the south side of Garvey Avenue along the project site that would be continuous from the site to the Westfield
Mall. In addition, to mitigate the traffic impacts at Pacific Avenue/I-10 westbound on/off-ramps-Garvey Avenue, City staff is working with Caltrans to assess whether one dedicated
left turn only (as currently exist) and one combined left turn and through lane reduces the traffic impact to a less than significant impact. The City’s traffic consultant is currently
evaluating a substitute mitigation measure. If it is determined that the combined left turn and through lane reduces the impact to less than significant, a substitute mitigation measure
will be presented to the City Council.
Mandatory Findings of Significance (related to cumulative impacts). Cumulative impacts can result from the interactions of environmental changes resulting from one proposed project with
changes resulting from other past, present and future projects that affect the same resources, utilities and infrastructure systems, public services, transportation network elements,
air basin, watershed, etc. Such impacts could be short-term and temporary, usually consisting of overlapping construction impacts, as well as long term, due to the permanent land uses
changes involved in the projects. This section of the MND lists all the projects currently approved and foreseeable. One of the projects listed is the High-Occupancy Vehicle lane
(HOV) project to be completed by Caltrans. As a result of the proposed project coinciding with Caltrans HOV project, the mitigation has been revised to require the applicant to incorporate
grading for a future sidewalk and street trees behind the future sidewalk along the Garvey
Avenue frontage, in accordance with the City’s street improvement specifications. If practical, this sidewalk construction will be coordinated with Caltrans work related to the 1-10
San Bernardino Freeway HOV lane improvements that includes a portion of this sidewalk.
V. HISTORY
The Civic Center is 22.8 acres in size and triangular in shape. The County of Los Angeles owns 7.9 acres of the southerly portion of the Civic Center. County buildings on that property
include the Courthouse, Health Department and the Library. The City owns 14.9 acres of the northerly portion of the Civic Center. Buildings on the property owned by the City include
City Hall, the Police Station, the Communications Building, and the parking structure. City Hall was constructed in 1969. The Library was constructed in 1961 and remodeled in 1975.
The site is zoned “P-B” (Public Building).
On December 13, 2005, the Planning Commission approved the construction of a 147,630-square foot, five-story office center and a tentative parcel map to subdivide the property and recommended
approval to City Council of a General Plan amendment to change the land use designation from “Public Facilities” to “Service and Neighborhood Commercial” and zone change to change the
“Public Building” zone to “Service Commercial” zone. However, City Council did not approve the project.
SUMMARY OF DATA
STANDARD
EXISTING
PROPOSED
REQUIRED/
ALLOWED
Site Area
14.9 Acres
Approximately 2.69 Acres (Development Site)
Office Pad
(Approximately 29,000 s.f.)
Office Parking Lot
(Approximately 88,840 s.f.)
15,000 s.f. Required (N-C)
Building Area
(Coverage)
--
--
13,510 s.f. (46.61%)
14,500 s.f.
(50.0% allowed)
--
Setbacks
Front
Street Side
Side
Rear
--
--
--
--
15’
8’-10’
8’-6”
15’
5’ minimum,
15’ average required
None required
None required
5’ minimum,
15’ average required
Setbacks
Front
Street Side
Side
Rear
--
--
--
--
15’
8’-10’
8’-6”
15’
5’ minimum,
15’ average required
None required
None required
5’ minimum,
15’ average required
Building Height
--
71 feet
No height limit
Landscaping
(Coverage)
---
17,938 sq. ft. (15.34%) of the Development Site
8 Percent required
Parking
Office Building
100 for Library
218
100
264 (1 space per 200 sf of gross floor area)
129
Parking spaces for the Library
Subject Property’s Zoning and Land Use:
Existing “P-B” (Public Building), Parking facilities and landscaping
Proposed “N-C” (Neighborhood Commercial)
Surrounding Zoning and Land Use:
North: “Service Commercial” (S-C) and “Neighborhood Commercial” (N-C) – San Bernardino Freeway and Mixed commercial.
South: “Public Building” (P-B) – Civic Center, Library.
East: “Public Building” (P-B) – Civic Center, City Hall and parking.
West: “Regional Commerical” (R-C) – Financial and retail.
Notices of Public Hearing have been mailed to 62 owners and occupants of properties located within 300 feet of the subject site.
VII. PROJECT DESCRIPTION AND ANALYSIS
The applicant’s request consists of five parts:
1) General Plan amendment to change the land use designation from “Public Facilities” to “Service and Neighborhood Commercial”;
2) Zone Change from “Public Building” (P-B) to “Neighborhood Commercial” (N-C);
3) Precise plan and tree removal permit to allow the construction of a medical office building that includes surface parking and reconfiguration and construction of a new surface parking
lot to serve the library and remove 114 trees;
4) Variance to deviate from the required parking from 264 to 218 parking spaces;
5) A Tract Map to create an approximately 29,000-square foot parcel and 39 office condominium units for sale.
The subject property is located in an urbanized area and is approximately 60 feet south of the Interstate 10 (San Bernardino) Freeway. The site is triangular in shape located at the
southeast corner of West Covina Parkway and Garvey Avenue. The site is bounded by Sunset Avenue on the east, West Garvey Avenue South on the north, and West Covina Parkway on the
west.
General Plan Amendment
The applicant is requesting the approval of a General Plan amendment to change the existing land use designation from “Public Facilities” to “Service and Neighborhood Commercial.”
The proposed designation allows for commercial land uses and would allow for commercial development on the property.
Surrounding General Plan land use designations include “Service and Neighborhood Commercial” to the north, and “Regional Commercial” to the east and west. The property to the north
is separated from the subject property by the San Bernardino Freeway. Based on the characteristics of the surrounding land uses and the intensity of the proposed development, staff
believes that the project serves to implement goals contained in the General Plan, including providing “. . . for a range of non-residential uses that will ensure a strong economic
base for the City.”
Zone Change
The subject property is zoned “Public Building” (P-B). This zoning classification was designed for government-owned buildings and facilities, and therefore is restrictive in the types
of uses allowed. In order to construct a building for private commercial development, a zone change to a commercial use is required. The applicant is requesting a zone change to “Neighborhood
Commercial” (N-C), which would allow for a wide range of commercial and office uses, including medical offices. Properties located to the north (across the San Bernardino Freeway)
are currently zoned “Service Commercial” (S-C) and “Neighborhood Commercial” (N-C), while properties to the east (Westfield) and west (Kmart) are zoned “Regional Commercial” (R-C).
The zone change to “Neighborhood Commercial” is considered appropriate as the proposed building will primarily house offices uses with the possibility of small specialty retail and/or
restaurant uses. The “Neighborhood Commercial” zone allows for the proposed range of uses.
Precise Plan and Tree Removal Permit
The precise plan is a review of the site design, landscaping, architecture, parking facilities and shared parking proposal. The applicant is requesting approval of a 55,680-square foot,
four-story medical building.
The site is currently improved with parking facilities serving the Library and also includes landscaping. The landscape area is located adjacent to West Covina Parkway and Garvey Avenue
South. These landscape areas contain large raised berms, approximately 30 feet in height. These berms are densely planted with trees, shrubs and ground cover and contain a functioning
irrigation system. Plans submitted by the applicant indicate that a total of 114 trees will be removed and 13 trees will be protected. The following table indicates the number of
trees to be removed and preserved.
Trees to be Removed North of Library
Type of Tree
Quantity to be Removed
Quantity to be Protected
Pinus Halenpensis-Aleppo Pine (Aleppo Pines)
59
None
Pinus Halenpensis-Aleppo Pine (Aleppo Pines)
59
None
Pinus Canariensis-Canary Island Pine
11
11
Jacaranda Mimosifolia-Jacaranda
13
2
Tituana Tipu-Tipu Tree
7
0
Faxinus Species-Ash
3
0
Morus Alba-Mulberry
1
0
Callestemon Citrinus-Bottle Brush
18
0
Brachychiton Populneum-Bottle Tree
1
0
Tristania Conferfa-Brisbane Box
1
0
Total
114
13
An additional 27 trees located in the parking lot south of the library would be removed to expand the parking lot. Most of the trees to be removed are Jacarandas, Twisted Junipers,
Silk Trees and Evergreen Pears. The following table indicates the trees to be removed in the County-owned parking lot south of the library.
Trees to be Removed South of Library
Type of Tree
Quantity to be Removed
Quantity to be Protected
Jacaranda Mimosifolia-Jacaranda
8
None
Liquidambar Styraciflua - Sweetgum
2
None
Albizzia Julibrissin – Silk Tree
4
None
Pyrus Kawakamii – Evergreen Pear
3
None
Chorizia Speciosa – Floss Silk Tree
1
None
Platanus Racemosa – Sycamore Tree
2
None
Juniperus Torulosa – Twisted Juniper
7
None
Total
27
None
Total
27
None
In all, a total of 141 trees will be removed to allow for the grading and construction of the project. The concept landscape plan indicates that 53 trees will be planted in the proposed
parking lot north of the library. The final landscape plan will be developed as part of the plan check process and may have a different number of trees. However, a condition of approval
has been included in the precise plan resolution requiring that the applicant to plant a minimum of 60 trees.
The driveway approaches located to the north and south of the Library building will remain. The driveway to the north of the library will provide access to the parking lot that will
serve the office building. The surface parking lot has a total of 218 parking spaces. The existing driveway approach to the south will continue to provide access to the redesigned
and expanded library parking lot.
The existing parking lot located to the south of the library has a total of 42 parking spaces. The project proposed an expansion of this parking lot to accommodate a total of 129 parking
spaces. The expansion will eliminate the grass, planters and walkway area between the existing parking lot and County offices. The construction of the library parking lot is the first
phase of the project. The parking lot would need to be approved by Los Angeles County and constructed before any other components of the project commence construction. Although, the
construction of the parking lot is part of the project, the City has no jurisdiction on its design and approval.
The building will be constructed towards the corner of the site abutting to West Covina Parkway on the west and Garvey Avenue to the north. Currently, the site is comprised of landscaped
berms and grass areas that are planted with a varied species of mature trees, and a surface parking of 99 parking spaces.
The project proposes to grade the site at street level. As indicated in the Mitigated Negative Declaration, the site preparation includes the excavation and soil export of approximately
20,700 cubic yard of soil. The site would provide a driveway approach off Garvey Avenue to the east of the proposed building. Therefore, the surface parking lot to serve the office
building will provide two points of access, one from Garvey Avenue and the existing driveway along the north side of the library along West Covina Parkway. The redesign, configuration
and expansion of the parking lot will provide a total of 218 parking spaces. The parking lot, as designed, will provide a total of 149 standard parking spaces, 7 handicap, 48 compact
spaces and 14 designated parking spaces as required by the Green Code that went into effect on January 1, 2011. The California Green Code requires that new buildings reduce water consumption,
employ building commissioning to increase building system efficiencies, divert construction waste from landfills, and install low pollutant emitting finish material. It also requires
bicycle parking and changing room as well as short-term and long-term bicycle parking. In addition, it requires “designated parking” for any combination of low emitting, fuel-efficient
and carpool/van pool vehicles. The proposed project has incorporated the requirements of the Green Code into the building design.
Site Design
The applicant is proposing to construct a four-story office building. The building would be comprised of 39 office units. Each floor would provide 10 office units, except the fourth
floor where 9 units are proposed. The surface parking to be constructed immediately to the southeast of the building will serve the development. The City of West Covina will retain
ownership of the land where
the proposed surface parking lot would be located. The City and the developer will enter into a Development Agreement that would establish the terms of the lease.
The ground floor of the building will house the mailroom and electrical room. In addition, an enclosed area to store bikes will be provided for employees as well as a bicycle rack for
the public. Each floor will provide restrooms to be shared among the units.
A trash enclosure will be located in the parking lot to serve the office building. The trash enclosure must comply with the City’s design standards. The proposed trash enclosure has
been designed with a trellis. The block walls of the trash enclosure will incorporate two split face accent bands to break the material. A metal gate will be installed on the trash
enclosure. Since the office building envisions medical uses. A condition of approval has been included that requiring that all businesses that generates medical waste complies with
California Medical Waste Management Act (§117600-118360 of the California Health and Safety Code).
The Engineering Division had initially required a 10.5-foot street dedication on Garvey Avenue to be completed as a part of the project. The dedication would have allowed for the installation
of a 10-foot wide sidewalk. Currently there are no sidewalks along West Garvey Avenue South adjacent to the Civic Center. As explained under Section III – Environmental - “Transportation
and Traffic”, due to the High-Occupancy Vehicle lane improvements, the project is now being required to plan for a future five-foot sidewalk and street trees behind the future sidewalk
rather then a street dedication and a 10-foot sidewalk.
Landscaping
The Zoning Code requires that a minimum of 8 percent of commercial lots be landscaped. The proposed project proposes a total of 15.34 percent (17,938 square feet) of the development
site. The Concept Landscape Plan for the project includes the planting of at least 53 24-inch box trees. Since a total of 114 trees are removed, a condition of approval has included
in the precise plan resolution that the applicant shall install a minimum of 60 trees within the project site. The condition also requires that at least 30 trees be at least 36-inch
box. The total of 60 trees includes the replacement of the 15 significant trees to be removed (trees located in the front setback along West Covina Parkway). These trees must be at
least 24-inch box. Therefore, the condition of approval requires the applicant to install a total of 30 trees that are at least 36-inch box and 30 trees that are at least 24-inch box
within the City’s property and proposed project site.
Lighting
In addition, the Civic Center provides decorative lighting that is consistent throughout the entire site. As part of the project, the existing freestanding lamppost fixtures (comprised
of three white round globes) would be removed. In order to preserve the sense of unity within the Civic Center and proposed project, the applicant will work with City staff in selecting
a light fixture that would be compatible with the rest of City Hall and maintain the character of the overall Civic Center site.
Architecture
The building has been designed with one circular tower at the main entrance of the building and one semi-circular tower facing the corner of West Covina Parkway and Garvey Avenue.
Both towers will provide an entry to the building. The towers are designed with anodized aluminum trim and blue glazing. An aluminum canopy will project seven feet from the main tower
and six feet from the secondary tower located near the corner of West Covina Parkway and Garvey
Avenue. The top of the towers will feature a metal aluminum railing above the glass system. The exterior elevations will incorporate a series of 12” x 14” louver vents above the windows
on the first through third floor. The ground units facing west will have an aluminum canopy at the front entrance. The finish material is cement plaster. The top floor will be painted
in an off white color (Dunn Edwards “Precious Pearls”) and the remaining floors will be painted in a reddish brown color (Dunn Edwards “Spice Cake”).
Variance
The applicant is proposing to demolish two existing surface parking lots. Currently, the surface parking lot located on the north side of the library provides a total of 99 parking
spaces. The applicant is proposing to construct a larger parking lot that provides a total of 218 parking spaces. This surface parking lot will serve the office building only. The
existing surface parking lot south of the library currently has 42 parking spaces. This parking lot will be expanded under County jurisdiction to 129 parking spaces to the library.
The project as designed requires a total of 261 parking spaces. Since the project proposes a total of 218 parking spaces, a variance is being sought. As proposed, the project is deficient
by a total of 43 parking spaces.
The West Covina Municipal Code requires one parking space per 200 square feet of gross floor area for medical and dental offices having more than 20,000 square feet of gross floor area.
The building is 55,680 square feet in area. Parking has been calculated based on 52,120 square feet. Under the definition of “Gross Floor Area”, the Municipal Code allows certain
areas, such as shaft enclosures, public restroom, janitorial equipment rooms and other facilities common to a central service core, to be excluded from the parking calculations. Therefore,
the project requires a minimum of 261 parking spaces.
The applicant has requested approved to allow for medical uses. If the proposed building were to be occupied by business offices uses, a total of 149 parking spaces would be required
(one parking space for every 350 square feet for buildings greater than 20,000 square feet). It is likely that a percentage of the units at any given time will be occupied by office
uses rather than medical uses, which would reduce the required number of parking spaces. Staff and the applicant did discuss limiting the number of units that could be used for medical
office to avoid the need to deviate from the parking requirements. However, limiting a percentage or number of units to medical use would be difficult to administer over time due to
the number of owners.
A parking survey was conducted to determine the parking demand at the City Hall surface parking lot and top deck of the parking structure. The surface parking lot has a total of 309
parking spaces while the top deck has a total of 316 parking spaces. The parking survey was conducted from July 18, 2011 through July 28, 2011.
The survey indicated that the peak hour is noon. The top deck is more utilized than the surface parking. At peak hour the top deck had a demand of 79 percent (250 parking spaces) on
Wednesday, July 27, 2011 while the surface parking reached a demand of 68 percent at peak hour on Thursday, July 28, 2011. Therefore, a total of 137 parking spaces would be available
when 79 percent of the parking is utilized. Based on the parking survey, City Hall has available parking during normal business hours. Most of the people parking in the parking lot
are jurors; people involved in court cases, County office visitors and City Hall visitors.
The project would increase the demand of the surface parking lot of City Hall due to the proximity to the proposed project but it appears that adequate parking is available at the City
Hall parking lots on most days. In addition, the applicant is proposing to charge a parking fee at the surface parking to serve the office building
with a similar system currently in place in City Hall. If free parking would be provided, it would encourage visitors and customers of the Civic Center to park at the parking lot intended
to serve the office building.
Parcel Map
Currently the Civic Center is formed by two parcels, one owned by the County of Los Angeles and one owned by the City of West Covina. The County of Los Angeles portion of the property
is 7.9 acres and is generally located at southerly and westerly portions of the Civic Center. The City of West Covina portion of the property is 14.9 acres and is generally located
at the northerly and easterly portion of the property.
The applicant is proposing a parcel map to subdivide the portion of the property owned by the City. The proposed parcel is located at the northwesterly corner of the Civic Center.
The proposed parcel would be approximately 29,000 square feet (.66-acre) and the remaining City Hall parcel would be 620,294 square feet (14.24 acres). The area where the surface parking
will be built to serve the office building will remain as part of the City-owned parcel. The City intends to lease the property to the applicant rather than to transfer ownership.
In addition, the proposed tract map proposes the creation of 39 office condominium units for sale.
Economic Development Benefits
Because of questions raised as a result of previous staff report, this economic information is being provided. The proposed project is located within the West Covina Redevelopment Project
Area. The Community Development Commission Department has indicated that the proposed project will generate a significant economic benefit to the City. The project is anticipated
to generate direct land sales proceeds to the City. Also, the project will general approximately $183,000 in annual property tax increment. During construction the project will generate
up to 114 construction jobs and 180 jobs upon completion.
Conclusion
The subject property is owned by the City and is part of the Civic Center complex, which also includes property owned by the County of Los Angeles. The site is currently used for parking
facilities for the library. The City has reviewed the proposal in light of the goal that it will be an integral part of the Civic Center in terms of circulation, movement and function.
A General Plan amendment and zone change are proposed. The proposed medical office center use is compatible with other uses in the Civic Center. The proposed site plan complies with
all development standards of the “Neighborhood Commercial” zone. While the proposal will require the removal of a substantial amount of the landscaping, replacement landscaping is
proposed around the buildings and in the surface parking lot. A traffic study has been completed on the proposed project and has found that no significant traffic impacts would occur
based on the scope of the project. The site layout has been designed to provide convenient circulation between the proposed development and Civic Center.
The proposed building would be the tallest building in the Civic Center complex. Currently there are a variety of building forms and architecture in the Civic Center. The proposed
building is a combination of concrete finish and glass curtain walls. While not being identical to any of the existing buildings, the proposed building will fit into the context of
the range of architecture in the Civic Center.
VIII. STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt resolutions recommending approval to the City Council of General Plan Amendment No. 11-01, Zone Change No. 11-01 and certifying the
Mitigated Negative Declaration of Environmental Impact, and also adopt resolutions approving Precise Plan No. 11-02-06, Tree Removal Permit No 11-04, Variance No. 11-08 and Tentative
Parcel Map No. 71595.
PREPARED BY:
___________________________
Fabiola Wong
Senior Planner
REVIEWED AND APPROVED:
___________________________
Jeff Anderson
Planning Director
Attachments:
Attachment 1 - Negative Declaration Resolution
Attachment 2 - Mitigated Negative Declaration Revisions
Attachment 3 – General Plan Resolution
Attachment 4 – Zone Change Resolution
Attachment 5 - Precise Plan and Tree Removal Permit Resolution
Attachment 6 – Variance Resolution
Attachment 7 – Tentative Tract Map Resolution
Attachment 8 – Parking Survey
Attachment 9 – Letters from concerned citizens