01-10-2012 - General Plan Amendment No. 11-01Zone Change No. 11 - No. 2 attach 19 (2).docP L A N N I N G C O M M I S S I O N
R E S O L U T I O N N O. 11-5452
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, DENYING TENTATIVE TRACT MAP NO. 71595
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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)
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WHEREAS, there was filed with this Commission a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a tentative
tract map to subdivide the 14.9-acre site to create a 29,000-square foot parcel for medical office condominiums on that certain property described as:
Assessor’s Parcel Numbers 8474-001-906 in the records of the Los Angeles County Assessor; and
WHEREAS, a tentative tract map has been submitted, for the subdivision of the lot to allow 39 medical office condominiums and create a parcel; and
WHEREAS, the requested General Plan amendment (No. 11-01) has been proposed to change the existing land use designation from “Public Facilities” to “Service and Neighborhood Commercial.”
WHEREAS, consistent with this request, the applicant has also requested a zone change (No. 11-01) from “Public Building” (PB) to “Neighborhood Commercial” (N-C); and
WHEREAS, a precise plan (No. 11-02) for the site plan and architecture and a tree removal permit (No. 11-04) to remove significant trees has been submitted for the development of the
project; and
WHEREAS, a variance (No. 11-08) from parking requirements has been submitted for the development of the project; and
WHEREAS, the Planning Commission upon giving the required notice did on the 22nd day of November, 2011, conduct a duly advertised public hearing as prescribed by law to consider said
application.
WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts:
The project consists of a plan to approve the design and allow the construction of four-story medical office building with 39 condominium units and a surface parking lot with 218 parking
spaces on an approximately 2.69-acre development site. In addition, the project includes the expansion of the parking lot on the south side of the library to 129 parking spaces.
The project includes a General Plan amendment to change the land use designation from “Public Facilities” to “Service and Neighborhood Commercial.”
The project includes a zone change requesting to change the zone from “Public Building” (P-B) to “Neighborhood Commercial” (N-C).
The project includes a precise plan for the architecture and site plan layout for the proposed project and a tree removal permit to remove 15 trees located in the front yard setback.
The proposal requires the approval of variance to deviate from parking requirements.
The applicant is requesting approval of a tentative tract map to subdivide the building into medical office condominiums.
Appropriate findings for approval of a tentative tract map are as follows:
That the proposed map is consistent with applicable general and specific plans.
That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans.
That the site is physically suitable for the type of development.
That the site is physically suitable for the proposed density of development.
That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish, wildlife or their
habitat.
That the design of the subdivision or the type of improvements are not likely to cause serious public health problems.
g. That the design of the subdivision or the type of improvements will not conflict with easements acquired by the public for access through or use of property within the proposed subdivision.
Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although
the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures.
NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows:
1. On the basis of the evidence presented, both oral and documen tary, for Tentative Tract Map No. 71595, the Planning Commission makes the following findings:
The proposed Tentative Map is not consistent with the General Plan. The Environmental Quality Element of the General Plan Goal No. 18 states that “whenever appropriate, maintain existing
vegetation to prevent soil erosion, provide scenic beauty and protection of water resources.” Although, the General Plan recognizes that the City has not officially designated scenic
highways, the General Plan states that “Within West Covina, scenic highways may be categorized a being either Urban or Hillside. Urban Scenic Highways generally serve as thoroughfares
leading to the heart of the West Covina Civic Center area, border the Central Business District area, or, in the case of Azusa Avenue, are the primary north-south roadways through the
City. Minimum standards for these roadways should be include a ten-foot wide landscaped median strip, distinctive street lighting, specially designed bus stop areas, and an incorporated
theme for sidewalk treatment, landscaping
and crosswalks”. Therefore, the grading and removal of the existing trees would be contrary to the scenic highway designation of the General Plan.
In addition, the removal of the existing berms will be contrary to the goals of the Noise Element of the General Plan. One of the goals of the Noise Element is to “reduce, to the
maximum extent possible, the impact of noise within the City.” The existing earth berms, dense planting and trees attenuate noise from the 10 Freeway to the Civic Center and surrounding
areas.
d. The proposed project is comprised of a 55,680-square foot, four-story medical office building and an approximately 88,840-square foot surface parking lot that will provide a total
of 218 parking spaces. The project requires a total of 264 parking spaces to meet the off-street parking requirements set forth in the West Covina Municipal Code. The project is deficient
by a total of 46 parking spaces. Therefore, the proposed project does not meet all of the development standards required by the Municipal Code since the site is not adequate to be
developed meeting all the required development standards. In addition, the proposed building is not architecturally consistent with the other buildings in the Civic Center. Therefore,
the site is not physically suitable for the proposed project.
2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, the tentative tract is denied.
I HEREBY CERTIFY that the foregoing Resolution was denied by the Planning Commission of the City of West Covina, at a regular meeting held on the 22nd day of November, 2011, by the
following
AYES: Stewart, Redholtz
NOES: Sotelo
ABSENT: Carrico
ABSTAIN: Holtz
DATE: November 22, 2011
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Herb Redholtz, Vice-Chairperson
Planning Commission
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Jeff Anderson, Secretary
Planning Commission