Forthcoming - No. 1 Forthcoming.pdf - Page 002 (2)DATE: April 28, 2015
ITEM NO. 1
FORTHCOMING PLANNING COMMISSION HEARINGS
MAY 26 2015
A. CONSENT CALENDAR
None
B. PUBLIC HEARINGS
(1)
PRECISE PLAN NO. 14-01
CONDITIONAL USE PERMIT NO. 14-05
EXPANSION OF A DAYCARE USE
APPLICANT: Sayeed Ara•tu (Montessori Academy West Covina)
LOCATION: 1030 East Merced Avenue
(2)
TAYLOR MORRISON
CONDITIONAL USE PERMIT NOS, 15-10 THROUGH 15-15
VARIANCE NOS. 15-09 THROUGH 15-15
ADMINISTRATIVE USE PERMIT NOS. 15-16 THROUGH 15-27
SUBCOMMITTEE FOR DESIGN REVIEW NOS. 15-22 THROUGH 15-33
FIVE SINGLE FAMILY HOUSES
APPLICANT: Angela Meyer (Taylor Morrison)
LOCATION: Vacant lots on Inspiration Point and Majestic Street
C. NON-HEARING ITEMS
None
JUNE 9, 2015
A. CONSENT CALENDAR
None
B. PUBLIC HEARINGS
None
C. NON-HEARING ITEMS
None
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AGENDA
ITEM NO. 2
DATE: May 12,2015
PLANNING DEPARTMENT STAFF REPORT
PRECISE PLAN 14-07
CATEGORICAL EXEMPTION
APPLICANT: James Combs
LOCATION: 2700 East Garvey Ave. South (Crestview Cadillac)
I. DESCRIPTION OF APPLICATION
The project consists of a proposal to construct of a pre-owned sales building at 2700 E.
Garvey Ave S. The applicant is proposing to demolish the existing building in order to
construct a 1,794-square foot pre-owned sales building.
E Garvey Are S
Staff is recommending approval of the precise plan.
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II. SUMMARY OF DATA
ITEM DESCRIPTION
GENERAL PLAN
AND ZONE
CLASSIFICATION
Service and Neighborhood Commercial; "C-2"
(Medium Commercial)
SURROUNDING
LAND USES AND
ZONING
North: San Bernardino Freeway (Interstate 10 Freeway)
South: Public Storage and Residential; "Service
Commercial" (S-C); "Residential Agriculture" (R-A)
East: Commercial; "Medium Commercial" (C-2)
West: Commercial; "Service Commercial" (S-C)
CURRENT
DEVELOPMENT
Automobile Dealership
LEGAL NOTICE Legal notice was published in the San Gabriel Valley
Tribune, posted at City Hall, the library, and Police
Department, and was mailed to 189 owners and
occupants of properties located within 300 feet of the
subject site.
CEQA REVIEW
PERIOD
The project is a Categorical Exemption Class 1 (Section
15301(a): Existing Facilities) is to the requirements of
the California Environmental Quality Act of 1970
(CEQA) since the project negligible expansion of the use
(auto dealership) or facilities.
III. PROJECT DESCRIPTION AND ANALYSIS
The applicant is proposing to demolish an existing 780-square foot pre-owned sales
building in order to construct a new 1,794-square foot building on the property of the
3.94-acre Crestview Cadillac automobile dealership. The design reflects the architecture
of the adjacent building on the subject property. The proposal includes modifying the site
design in order to provide an improved parking layout. No changes to the other buildings
are proposed. The subject property is located on East Garvey Avenue South, between
Citrus Street and Barranca Street. The applicant is requesting approval of construction of
a new pre-owned sales office.
Façade Improvement
The proposed building has been designed to be consistent with the existing service
building to the south. The façade element will include materials featuring an anodized
aluminum panel parapet to emphasize the entrance of the building. The entry element
will include paint accents of "Clydesdale Brown" and will repeat similar colors used in
the surrounding buildings. The exterior paving of the entrance to the building will be
patterned concrete. The windows facing north will be of clear tempered insulated glass
with natural anodized aluminum frames. In order to continue the aesthetic of surrounding
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Precise Plan No. 14-07
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buildings, the proposed building will be constructed of concrete masonry units that are
consistent with the existing Service Building behind proposed facility.
Site Design
The modified parking area will be repaved and existing curbs will be replaced. The
parking area in front of the proposed building will be modified. The remainder of the site
will remain in its current configuration. All parking spaces will maintain the standard of
9 feet by 18 feet. The path of travel is established from the street to the front door of the
proposed building. All drive isles will be 26-foot wide for Fire Department access. The
proposal includes two 26-foot wide drive approaches allowing vehicular access to the
property. The proposal includes the addition of 8 landscape planters in the parking area in
front of the new building. A condition of approval is included in the resolution requiring
the submittal of a landscape plan.
Parking
Because the applicant is increasing the office area, it was necessary to review the parking
requirements for the auto dealership. The following chart provides information on the
parking calculations and the required parking for the auto dealership.
Area Standard Required Parking
Outdoor Display
Area
16,850 s.f 1 space for every
1,000 s.f
16.8 spaces
Showroom 4,174 s.f. 1 space for every
1,000 s.f.
4.2 spaces
21 customer parking spaces required.
13 customer parking spaces provided.
Office 4,532 s.f. 1 space for every
300 s.f
15.1 spaces
Service Bay
Employees
73 service bays 0.5 spaces for every
employee
36.5 spaces
52 employee parking spaces required.
65 employee parking spaces provided.
Service Bays 73 Service Bays 1 space for every
bay
73 spaces
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73 service parking spaces required.
91 service parking spaces provided.
The auto dealership therefore complies with the parking requirements of the West Covina
Municipal Code, with the exception of customer parking. The parking requirement for
customer parking is 21 spaces, and 13 spaces are provided. Staff discussed the issue with
the applicant who indicated they could comply with the required number of spaces. A
condition of approval is included in the resolution requiring that 21 customer parking
spaces be indicated on the construction plans.
IV. PRECISE PLAN FINDINGS OF APPROVAL
a. That the proposed plans and uses are consistent with applicable general and
specific plans.
The proposed precise plan is consistent with the General Plan Designation of
"Medium Commercial." The proposed project is consistent with the following goals
of the Economic Development Element of the General Plan:
• Develop and expand the local economy in order to create new employment
opportunities, attract new investment and strengthen the tax base of the
City.
• Balance economic development with other City goals and objectives.
• Preserve and strengthen existing development in the City.
• Create opportunities for persons to live in close proximity to employment
centers.
b. That the design or improvement of the proposed plans and uses are consistent
with applicable general and specific plans.
The applicant is proposing to construct a 1,794-square foot building within the
existing automobile dealership. The entire automobile dealership property is 3.94
acres. The applicant is proposing to construct one new pre owned sales building. The
property is zoned "Medium Commercial" (C-2) Zone. The proposed precise plan is
consistent with the General Plan. With the approval of the precise plan, the proposed
project will meet or exceed all applicable Municipal Code requirements, including
but not limited to, parking spaces, landscaping, and building coverage
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c. That the site is physically suitable for the type of development.
The proposed development will be visible from the surrounding area, including
surrounding streets and buildings. The design and architecture of the proposed
building reflect standards and materials that will make them architecturally
interesting and aesthetically appealing. The building architecture proposed is
contemporary in style and provides for a variety of articulation in building
surfaces. The façade element will include materials featuring an anodized
aluminum panel parapet to emphasize the entrance of the pre-owned sales
building. The entry element will include a paint accent of "Clydesdale Brown" and
will repeat similar colors used in existing sales building. The exterior paving of the
entrance will be patterned concrete. The windows facing north will be of clear
tempered insulated glass with natural anodized aluminum frames. In order to
continue aesthetic of surrounding existing buildings, concrete masonry units of the
existing building in the walls joining the existing service building behind proposed
facility will be used. The proposed architecture and site layout will not interfere
with orderly development in the area.
d. That the site is physically suitable for the type, density and intensity of the
development being proposed, including vehicle access and circulation, utilities,
and the absence of physical constraints.
The subject site is suitable to accommodate the proposed sales building. On-site
parking is provided for customers, employees, the servicing of vehicles, and display.
Vehicular access to the site is adequate with two ingress/egress points on Garvey
Avenue South. The subject site is also located within an urbanized area where utility
connections are readily available.
e. The architecture, site layout, location, shape, bulk and physical
characteristics of the proposed development are compatible with the existing
and future land uses, and do not interfere with orderly development in the
vicinity.
The proposed building is 1,794-square feet in size and will replace an existing
sales building of 780 square feet. The building is designed to be consistent with
the architecture of the service building adjacent to the south and with the
showroom/sales building located directly to the west. The proposed development
incorporates on-site parking modifications and on-site landscaping modifications.
The subject site is located in an area where commercial uses currently are
prevalent.
V. CONCLUSION
The proposed pre-owned sales building is in compliance with zoning standards. The
applicant is proposing to demolish the existing building and replace it with a pre-owned
sales building that conforms to the zoning designation. Conditions of approval have been
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included in the resolution to reduce impacts, including requiring additional customer
parking spaces and landscape plans.
VI. STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution approving Precise
Plan No. 14-07.
Chris-tine Delostrinos
Planning Intern
REVIEWED AND APPROVED:
Ale#,_4.e.---------_
Jeff son
Planning Director
ATTACHMENTS:
Attachment No. 1 — Resolution approving Precise Plan No. 14-07
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ATTACHMENT NO. 1
PLANNING COMMISSION
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO. 14-07
PRECISE PLAN NO. 14-07
APPLICANT: James R. Combs
LOCATION: 2700 East Garvey Ave. South (Crestview Cadillac)
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
precise plan to:
Construct a 1,794-square foot office addition to an existing automobile
dealership and modify the parking facilities on a 3.94-acre property on that certain
property described as:
Assessor's Parcel Number 8480-016-021, as listed in the records of the office of the
Los Angeles County Assessor; and
WHEREAS, the Planning Commission upon giving the required notice did on the 12 th
day of May, 2015, conduct duly advertised public hearings as prescribed by law to consider said
application; and
WHEREAS, studies and investigations made by this Commission and in its behalf reveal
the following facts:
1. The applicant is requesting approval of a precise plan to approve the design and
construction of a pre owned sales building that is 1,794- square feet in area and including
minor revisions to the existing parking.
2. The project is within the "Medium-Commercial" (C-2) Zone.
3. Appropriate findings for approval of a precise plan of design are as follows:
a. The proposed development plans and the uses proposed are consistent with the
General Plan and any applicable specific plan.
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Planning Commission Resolution No.
Precise Plan No. 14-07
May 12, 2015 - Page 2
b. The proposed development is consistent with adopted development standards for
the zone and complies with all other applicable provision of the Municipal Code.
c. Granting the permit would not be detrimental to the public interest, health, safety,
and welfare and would not unreasonably interfere with the use or enjoyment of
property in the vicinity of the subject property.
d. The site is physically suitable for the type, density and intensity of the
development being proposed, including vehicle access and circulation, utilities,
and the absence of physical constraints.
e. The architecture, site layout, location, shape, bulk and physical characteristics of
the proposed development are compatible with the existing and future land uses,
and do not interfere with orderly development in the vicinity.
4. The project is a Categorical Exemption Class 1 (Section 15301: Existing Facilities)
pursuant to the requirements of the California Environmental Quality Act of 1970
(CEQA) since the project negligible expansion of the use (auto dealership) or facilities.
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 documentary, the Planning
Commission makes the following findings:
a. The proposed precise plan is consistent with the General Plan Designation of
"Medium Commercial." The proposed project is consistent with the following goals
of the Economic Development Element of the General Plan:
• Develop and expand the local economy in order to create new employment
opportunities, attract new investment and strengthen the tax base of the City.
• Balance economic development with other City goals and objectives.
• Preserve and strengthen existing development in the City.
• Create opportunities for persons to live in close proximity to employment
centers.
b. The applicant is proposing to construct a 1,794-square foot building within the
existing automobile dealership. The entire automobile dealership property is 3.94
acres. The applicant is proposing to construct one pre owned sales building. The
property is zoned "Medium Commercial" (C-2) Zone. The proposed precise plan is
consistent with the General Plan. With the approval of the precise plan, the proposed
project will meet or exceed all applicable Municipal Code requirements, including but
not limited to, parking spaces, landscaping, and building coverage
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Precise Plan No. 14-07
May 12, 2015 Page 3
c. The proposed development will be visible from the surrounding area, including
surrounding streets and buildings. The design and architecture of the proposed
building reflect standards and materials that will make them architecturally interesting
and aesthetically appealing. The building architecture proposed is contemporary in
style and provides for a variety of articulation in building surfaces. The facade
element will include materials featuring an anodized aluminum panel parapet to
emphasize the entrance of the pre-owned sales building. The entry element will
include a paint accent of "Clydesdale Brown" and will repeat similar colors used in
existing sales building. The exterior paving of the entrance will be patterned concrete.
The windows facing north will be of clear tempered insulated glass with natural
anodized aluminum frames. In order to continue aesthetic of surrounding existing
buildings, concrete masonry units of the existing building in the walls joining the
existing service building behind proposed facility will be used. The proposed
architecture and site layout will not interfere with orderly development in the area.
d. The subject site is suitable to accommodate the proposed sales building. On-site
parking is provided for customers, employees, the servicing of vehicles, and display.
Vehicular access to the site is adequate with two ingress/egress points on Garvey
Avenue South. The subject site is also located within an urbanized area where utility
connections are readily available.
e. The proposed building is 1,794-square feet in size and will replace an existing sales
building of 780 square feet. The building is designed to be consistent with the
architecture of the service building adjacent to the south and with the showroom/sales
building located directly to the west. The proposed development incorporates on-site
parking modifications and on-site landscaping modifications. The subject site is
located in an area where commercial uses currently are prevalent.
2. That pursuant to all of the evidence presented, both oral and documentary, and further based
on the findings above, Precise Plan No. 14-07 is approved subject to the provisions of the
West Covina Municipal Code, provided that the physical development of the herein
described property shall conform to said plan and the conditions set forth herein which,
except as otherwise expressly indicated, shall be fully performed and completed or shall be
secured by bank or cash deposit satisfactory to the Planning Director, before the use or
occupancy of the property is commenced and before the Certificate of Occupancy is issued,
and the violation of any of which shall be grounds for revocation of said precise plan by the
Planning Commission or City Council.
3. That the precise plan shall not be effective for any purpose until the owner of the property
involved (or a duly authorized representative) has filed at the office of the Planning Director,
his affidavit stating he is aware of, and accepts, all conditions of this precise plan as set forth
below. Additionally, no permits shall be issued until the owner of the property involved (or
a duly authorized representative) pays all costs associated with the processing of this
application pursuant to City Council Resolution No. 8690.
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4. The costs and expenses of any enforcement activities, including, but not limited to
attorneys' fees, caused by the applicant's violation of any condition imposed by this
approval or any provision of the West Covina Municipal Code shall be paid by the
applicant.
5. That the approval of the precise plan is subject to the following conditions:
a. Comply with plans reviewed by the Planning Commission on May 12, 2015.
b. Comply with all applicable sections of the West Covina Municipal Code.
c. Comply with all requirements of the "Medium Commercial" (C-2) Zone.
d. A minimum of 21 customer parking spaces shall be provided on the dealership. The
location of the customer parking spaces shall be indicated on the construction plans.
The parking spaces shall be marked with pavement markings and signage.
e. Areas where a two-foot parking space overhang is utilized shall not be calculated
as landscaped area for purposes of complying with minimum landscape
requirements.
f. All ground mounted, wall-mounted and/or roof-mounted mechanical equipment
not shown on the approved Study Plan shall be screened from all view, in a
manner that is architecturally compatible with the main building. Plans and
elevations indicating the type of equipment and method of concealment shall be
submitted to the Planning Director for review and approval in the event new
mechanical equipment is proposed at the exterior of the building.
g. The precise plan may be revoked, amended or suspended by the Planning
Commission under the provisions of Section 26-253 of the West Covina Municipal
Code.
h. The proposed business shall not constitute a public nuisance as defined under
Section 15-200 of the West Covina Municipal Code.
i. This approval does not include approval of signs; a separate sign permit shall be
obtained. All signs shall be required to comply with the City of West Covina Sign
Code.
Licenses and permits as required by Chapter 14 of the West Covina Municipal Code
shall be obtained before the start of the operation of the business.
k. Prior to the issuance of building permits, a detailed landscape and irrigation plan in
compliance with AB 1881 shall be submitted to and approved by the Planning
Department for all planted areas to be affected by project. Said plan shall include
type, size, and quantity of landscaping materials to include a combination of trees,
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Planning Commission Resolution No.
Precise Plan No. 14-07
May 12,2015 - Page 5
shrubs, and groundcover, as well as a fully automatic comprehensive watering
system. Landscaped areas are to be kept free of litter and diseased or dead plants.
Diseased, dead, damaged and/or disfigured plants shall be replaced as deemed
necessary by the Planning Department. All vegetation areas shall be automatically
irrigated and a detailed watering program and water budget shall be provided. All
damaged vegetation shall be replaced and the site shall be kept free of diseased or
dead plant materials and litter at all times. All installation of landscaping and
irrigation shall be completed prior to issuance of a certificate of occupancy.
1. Building and parking lot lighting is required to be architecturally integrated with the
building design. Standard security wall packs are not acceptable unless they are
provided with hooding that is architecturally compatible with the building.
m. This Precise Plan No. 14-07 approval shall become null and void if building
permit is not obtained within one (1) year of the date of this approval.
n. The applicant shall sign an affidavit accepting all conditions of this approval.
o. All new gutters and downspouts shall not project from the vertical surface of the
building pursuant to Section 26-568 (a) (3).
P. The location of new electrical transformers, vaults, antennas, mechanical and all
other equipment not indicated on the approved plans must be approved by the
Planning Director prior to the issuance of building permit. Provide construction
details prior to issuance of a building permit.
q. All new pole mounted parking lot lighting shall be accurately indicated on the site
plan and shall be located within landscaped or hardscaped area. Pole locations
shall be accurately staked prior to installation by the Engineer.
r. A parking lot lighting plan showing electrolier types and locations, average
illumination levels, points of minimum illumination and photometric data in
conformance with Planning Commission Resolution No. 2513 and as requested
shall be submitted to and approved by the City Engineer.
s. All outdoor trash areas shall be screened on all sides from public view by a
minimum 5'6" high decorative block wall with a gate constructed of durable
materials and a solid architectural cover. Provide construction details prior to
issuance of a building permit.
t. Prior to the issuance of building permits, the applicant shall demonstrate, to the
satisfaction of the Planning Director, that all roof mounted mechanical equipment
is placed behind a permanent parapet wall and is completely restricted from all
ground level views, pursuant to Section 26-568 of the Municipal Code.
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Precise Plan No, 14-07
May 12, 2015 Page 6
u. That any proposed change to the approved site plan, floor plan or elevations be
reviewed by the Planning, Building, Fire and Police Departments and that the
written authorization of the Planning Director shall be obtained prior to
implementation.
v. Comply with all requirements of the "Art in Public Places" ordinance (WCMC
Chapter 17), prior to the issuance of building permits. Artwork shall be installed
or required fee paid prior to issuance of Certificate of Occupancy.
w. All trees shall be shown on the grading plan. The plan shall clearly indicate what
trees are to be preserved and what trees are to be removed.
x. All approved materials and colors shall be clearly indicated on the plans.
y. Clinging vines shall be installed on all retaining or freestanding walls to assist in
deterring graffiti.
z. Graffiti-resistant coatings shall be used on all walls, fences, sign structures, or
similar structures to assist in deterring graffiti.
an. Any graffiti that appears on the property during construction shall be cleaned or
removed on the same business day.
bb. The construction shall be approved by the Planning Department before the facility
is utilized.
cc. All new utilities shall be placed underground prior to issuance of Certificate of
Occupancy. All relocated on-site utility service lines shall be underground when
the cost or square footage of an addition or alteration exceeds 50% of the existing
value or area. WCMC 23-273.
dd. The one-way drive aisle shall include pavement markings and signage to clarify
allowed access and circulation adjacent to Building C.
cc. All parking facilities shall comply with the "Parking Lot Design and Lighting
Standards."
ff. The paved areas at the site shall be maintained clean and free of oil stains. All
paved areas shall be pressure washed as needed to maintain the site in clean and
orderly manner.
gg. All new utilities shall be placed underground prior to issuance of Certificate of
Occupancy. All relocated on-site utility service lines shall be underground when
the cost of square footage of an addition or alteration exceeds 50% of the existing
value or area. WCMC 23-273.
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Planning Commission Resolution No.
Precise Plan No. 14-07
May 12, 2015 - Page 7
hh. The applicant shall execute an indemnity agreement, in a form provided by the
City and approved by the City Attorney, indemnifying the City against any and all
actions brought against the City in connection with the approvals set forth herein.
The Zoning Code gives provisions for up to three one-year extensions to keep
entitlements active. Therefore, prior to May 12, 2016, (if building permits have
not been obtained) you are urged to file a letter with the department requesting a
one-year extension of time. The required submittal is a letter stating the reasons
why an extension is needed, as well as an applicable processing fee. Please be
advised that the applicant will not be notified by the Planning Department about
the pending expiration of the subject entitlement.
Building Division Requirements:
1. All Conditions of Approval as approved by the Planning Commission shall
appear as notes on the plans submitted for building plan check and permits.
2. Building design shall comply with the 2010 California Building Code (CBC)
3. Separate application(s), plan check(s), and permit(s) is/are required for:
a) Grading (see Engineering Division for requirements)
b) Demolition work
c) Block walls exceeding 6 feet in height
d) Signs
e) Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau
for requirements)
f) Plumbing
g) Mechanical
h) Electrical
4. Complete structural plans with calculations will be required. Submit design
for review at formal plans review.
5. Compliance to California T-24 Energy regulations will be required. Submit
design for review at formal plans review.
6. Separate plumbing, mechanical and electrical plan check may be required.
Submit design for review at formal plans review.
7. A soils and geology report is required to address the potential for and the
mitigation measures of any seismic induced landslide/liquefaction. Soils
report shall address foundation design and site preparation requirements.
8. All new on-site utility service lines shall be placed underground. All
relocated on-site utility service lines shall be underground when the cost or
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Precise Plan No. 14-07
May 12, 2015 - Page 8
square footage of an addition or alteration exceeds 50% of the existing value
or area. WCMC 23-273.
9. A complete code analysis is required. Address type of construction,
occupancy, exiting, allowable areas, allowable heights, etc. Provide a
summary on the drawing.
10. Compliance with the State of California Accessibility regulations is required,
including:
a. Building entrances shall be provided with an accessible path of
travel connecting the building entrances from the public sidewalk,
accessible parking, and other buildings or essential facilities
located on the site.
b. Accessible parking:
i. Shall be located at each main entrance. Where multiple major
entrances occur, accessible parking shall be equally
distributed among the entrances.
ii. Shall be 9 feet wide by 18 feet deep and be provided with a
loading and unloading passenger access aisle of 8 feet wide
for Van space and 5 feet wide for regular accessible spaces.
c. All employee areas shall be accessible including behind counters
and attendants.
d. All restrooms serving the building shall be accessible.
11. Total plumbing fixtures required shall be determined by California Plumbing
Code (CPC).
kk. Fire Department Requirements:
1. Contact Jason Briley of the West Covina Fire Department at (626) 939-
8824 for Fire requirements.
11. Engineering Division Requirements:
1. Comply with all conditions contained in Planning Commission Resolution
No. 567. Which outlined the requirements of grading, street improvement,
exterior lighting, water supply, all bonds, trees, landscaping, drainage, and
building related improvements, etc.
2. Sanitary sewers shall be provided to each "lot" in compliance with
Municipal Code Chapter 23, Article 2, and to the satisfaction of the City
Engineer.
3. The required street improvements shall include those (that) portion(s) of
Garvey Avenue South contiguous to subject property.
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Planning Commission Resolution No.
Precise Plan No. 14-07
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4. All existing concrete driveway approaches and wheelchair ramps shall be
removed (if required) and reconstructed to meet current ADA requirements.
5. All damaged concrete curbs, gutters, sidewalk, etc., along Valley Boulevard
shall be removed and reconstruct per City standard.
6. Adequate provision shall be made for acceptance and disposal of surface
drainage entering the property from adjacent areas.
7. Prior to issuance of Building Permit, all of the following requirements shall
be satisfied:
a. An improvement plan showing the upgrade of the driveway
approaches and wheel chair ramps to meet current ADA requirements.
b. An itemized cost estimate for all off-site improvements to be
constructed shall be submitted to the Engineering Division for
approval. Based upon the approved cost estimates, required fees shall
be paid and improvement securities for all on-site and off-site
improvements (except buildings) and 100% labor/material securities
for all off-site improvements, shall be posted prior to final approval of
the plans.
mm. Police Department Requirements:
1. CCTV System Requirements:
• 960H (960 x 480) recording resolution
• H.264 video compression
• Real-time recording 30 fbs per channel @ 960 resolution
• 2048 bit rate
• 1 TB hard disk drive at minimum and larger if the number of cameras
require more storage to meet the 30 day storage minimum
• Fixed cameras with complete coverage of areas that do not infringe on
the privacy of patrons, PTZ (pan, tilt, zoom) optional
• Recordings preserved for a minimum of 30 days (30 day loop
minimum)
• DVR must contain a USB port for police department personnel to
easily access system and download video
\\StoragenplandatalCase FilesTP12014114-07 2700 E Garvey S Crestview Cadillac \PC1PP Reso.doe
Planning Commission Resolution No.
Precise Plan No. 14-07
May 12, 2015 - Page 10
I HEREBY CERTIFY foregoing Resolution was adopted by the Planning Commission of
the City of West Covina, at a regular meeting held on the 12 th day of May, 2015, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
DATE: May 12,2015
EXPIRATION DATE: May 12, 2015 If not used.
Paul Blackburn, Chairman
Planning Commission
Jeff Anderson, AICP, Secretary
Planning Commission
11 StoragellplandatalCase Files\PPI2014114-07 2700 E Garvey S Crestview Cadillac\PCIPP Reso.doe
AGENDA
ITEM NO. 3
DATE: May 12,2015
PLANNING DEPARTMENT STAFF REPORT
PRECISE PLAN NO. 15-02
VARIANCE NO. 15-07
ADDENDUM TO A PREVIOUSLY CERTIFIED MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: WC Homes LLC (David Cook)
LOCATION: 1773 W. San Bernardino Road (Behind the existing buildings)
I. PROJECT DESCRIPTION
The applicant is proposing the completion of Prosperity Business Park. While the
front portion of the development has been completed, the rear portion of the site is
vacant.
The original project included the development of a 6.45-acre (281,097-square
foot) site with 138,838 square feet of industrial/office condominiums, a 1,752-
square foot parcel for a future cellular site, and 347 surface parking spaces. The
project was approved on January 23, 2007. While the first phase of the project
was completed, the second phase of the approved project was not completed by
January 23, 2009 when the precise plan expired.
The subject property is currently improved with 40 industrial condominiums and
18 office condominiums on the front portion of Prosperity Business Park. The
proposed project includes the development of 30 industrial condominiums, a
1,752-square foot parcel for a future cellular site, 2 trash enclosures, and 134
surface parking spaces. To facilitate the development of the proposed project, the
following entitlements are required:
1. Precise Plan No. 15-02 for the development and the architecture of the
project site.
2. Variance No. 15-07 to allow for less landscaping than required by the
Municipal Code.
AStorage11plandatalCase FileaR2015115-02 1773 San Bernardino Rd\PCIStaff Report.doc
111111111W g,
Proposed Project Area
PP 15-02 and VAR. 15-07
1773 W. San Bernardino Rd.
May 12, 2015 - Page 2
ITEM DESCRIPTION
GENERAL PLAN
AND ZONE
CLASSIFICATION
"Industrial & Manufacturing" and "Manufacturing"
(M-1)
SURROUNDING
LAND USES AND
ZONING
North: Metrolink Rail Road and Southern Pacific
Railroad and City of Irwindale
South: San Bernardino Road and Manzanita Elementary
School Across the Street (R-1, Area District I)
East: Vacant sites (former Blackards Towing and Picks
Hardware, "Manufacturing" (M-1)
West: Former Tribune site, "Manufacturing" (M-1)
CURRENT
DEVELOPMENT
Industrial buildings and vacant.
LEGAL NOTICE Legal notice was published in the San Gabriel Valley
Tribune, posted at City Hall, the library, and Police
Department, and was mailed to 256 owners and
occupants of properties located within 300 feet of the
subject site.
CEQA REVIEW
PERIOD
Pursuant to the California Environmental Quality Act
(CEQA) of 1970, an Addendum to a Previously-approved
MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT was prepared indicating the
project will not have a significant effect on the environment.
ZACase Files\PP12015115-02 1773 San Bernardino Rd1PC\Staff Report.cloc
PP 15-02 and VAR. 15-07
1773 W. San Bernardino Rd.
May 12, 2015 - Page 3
A copy of the Addendum and the certified Mitigated
Negative Declaration of Environmental Impact were placed
on file in the Planning Department, City Clerk's Office,
Police Department, City's website and Regional Library for
examination.
II. SUMMARY OF DATA
The following chart provides data on the project.
STANDARD ORIGINAL
APPROVAL EXISTING PROPOSED REQUIRED/ ALLOWED
Site Area 6.45 Acres
(281,097 sq. ft.)
4.04 Acres
(175,887 sq. ft.)
2.41 Acres
(105,210 sq. ft.)
Not Applicable
Building Area
(Coverage)
137,865 sq. ft.
(49%)
81,230 sq. ft.
(29%)
57,608 sq. ft.
(49%)
140,549 sq. ft.
(50%)
Industrial Condos
Office Condos
1st Floor Industrial
2nd Floor Office
Total Size
70 Units
18 Units
137,865 sq. ft.
(2,822 sq. ft.
nonleasable)
20,578 sq. ft.
158,443 sq. ft.
40 Units
18 Units
81,230 sq. ft.
20,578 sq. ft.
101,808 sq. ft.
30 Units
---
57,608 sq. ft.
---
159,416 sq. ft.
Not Applicable
Landscaping
(Coverage)
10,000 sq. ft.
(3.6%)
-- 13,000 sq. ft.
(4.6%)
22,488 sq. ft.
(8%)
Setbacks
Front
Side
Rear
20 ft.
Oft.
Oft.
20 ft.
Oft.
Oft.
--
Oft.
Oft.
Approved by
Precise Plan
ZACase Files\PP12015115-02 1773 San Bernardino Rd1PC \Staff Report.doe
PP 15-02 and VAR. 15-07
1773 W. San Bernardino Rd.
May 12, 2015 - Page 4
STANDARD ORIGINAL
APPROVAL EXISTING PROPOSED REQUIRED/
ALLOWED
Building Height
One Story
Two Story
21 ft.
35 ft.
21 ft.
35 ft.
21 ft.
---
45 feet;
Four Stories
III. HISTORY
In 2005, the applicant requested approval of a subdivision of the site into 60 lots
for industrial/office condominiums and a self-storage facility (Precise Plan No.
05-20, Tentative Tract Map No. 62346, Tree Removal Permit No. 06-04,
Conditional Use Permit No. 05-24, and Variance No. 06-08). The proposal
included 97,000 square feet of industrial/office condominiums, 178,020 square
feet of self-storage units, a parcel for a future cellular site, and 238 surface
parking spaces. On April 11, 2006, the Planning Commission approved the
precise plan, the tentative tract map, a tree removal permit (for the removal of six
on-site trees), a conditional use permit (for the operation of the public storage
facility), and a variance (to allow for less landscaping than required by the
Municipal Code).
After the Planning Commission approved the industrial park project, the drive-
through dairy, single-family residence, and vehicle storage facility were
demolished. The applicant subsequently decided to revise the industrial project
by replacing the public storage units with industrial condominiums.
In 2006, the applicant revised the original project and requested the approval of
the development of 88 units of industrial/office condominiums and a parcel for a
future cellular site (Precise Plan 06-17 and Tentative Tract Map No. 62346,
Revision 1). Variance No. 06-08 was part of the approval as it was still valid.
IV. PROJECT DESCRIPTION AND ANALYSIS
The proposed project includes the development of 57,608-square foot of floor
area in 30 units of industrial condominiums, a 1,752-square foot parcel for a
future cellular site, 2 trash enclosures, and 134 surface parking spaces. The
applicant is requesting the approval of a precise plan and a variance to facilitate
the development. The property is currently zoned "Manufacturing" (M-1).
The proposed project is a completion of the project that was approved by the
Planning Commission on January 23, 2007. The 30 industrial condominiums on
the northern half of the project site are the same design and layout as the
ZACase Files\PP12015115-02 1773 San Bernardino Rd1PCIStaff Reportdoc
PP 15-02 and VAR. 15-07
1773 W. San Bernardino Rd.
May 12, 2015 - Page 5
previously-approved industrial project. Tract Map 62346 has been recorded
creating the individual lots to allow the sale of the 30 condominiums proposed.
Precise Plan
The proposed project would develop 30 industrial/manufacturing condominiums,
a future cellular site, parking facilities, and landscaping on the project site. Each
of the industrial/manufacturing condominiums provides a roll-up door, a small
office, and a restroom as well as warehouse space.
The future cellular site will remain vacant until a suitable carrier is found. The
site for the future cellular provider is in the northwest corner of the property. A
separate conditional use permit application will be submitted at that time.
Architecture
The proposed buildings are identical to the buildings approved originally that
have been constructed. The buildings are designed as concrete tilt-up buildings
with synthetic stone veneers. The buildings will include a range of earthtone
colors consistent with the colors of the completed buildings. The buildings will
have a flat roof with cornices at the top of the buildings and are all one story. The
height of the existing buildings range from 26 feet to 40.5 feet (for the two-story
buildings). The proposed buildings include a range of heights, from 29 feet to 33
feet.
The proposal includes the installation of two trash enclosures. The trash
enclosures are located in the center of the lot, on the east and west side. Four
additional trash enclosure have been constructed at the front portion of the
property.
The originally approved development was subject to the City's Art in Public
Places requirement. The project at the time of construction complied with the
artwork installation of a tile mural and fountain on the front elevation and in the
front yard of Prosperity Business Park. The applicant installed artwork at a value
of $243,791.00. The applicant is required to provide art that is equal in value to
one percent of the building valuation or pay in-lieu fees to the City. The proposed
development would only be required to comply with the Art in Public Places
requirement exceeds $243,791.00. A condition of approval has been provided in
the resolution.
Parking & Circulation
Access to the project site is provided via two driveways on San Bernardino Road.
The proposed project would include private driveways that connect to the existing
driveways to circulate throughout the project site and would provide access to the
proposed buildings. Gates are installed on the drive approaches on San
ZACaseFiles\PP12015115 -02 1773 San Bernardino Rd\PC1 Staff Reportdoc
PP 15-02 and VAR. 15-07
1773W. San Bernardino Rd.
May 12, 2015 - Page 6
Bernardino Road at the front of the Business Park. The gates are closed after
business hours.
The industrial/manufacturing condominiums are designed with parking spaces
directly in front of the roll-up doors. A condition of approval has been included so
that the parking spaces that are directly in front of the roll-up doors for that
individual tenant space will be reserved for the owner/tenant of that unit.
While the original staff report states that 347 parking spaces would be provided,
the proposed site plan indicates 346. A total of 212 parking spaces are currently
provided on the subject property. The proposed completion of the business park
would add an additional 134 parking spaces. The overall required parking is 329
spaces for the entire project. Parking for manufacturing uses are based on the ratio
of one parking space for every 500 square feet of floor area. Parking for office
uses are based on one parking space for every 350 square feet of floor area when
the office is over 20,000 square feet. The chart below provides information on the
original project, completed portion and the proposed completion of the business
park.
PROPOSED
USE
ORIGINAL
APPROVAL
EXISTING PROPOSED REQUIRED/
ALLOWED
Industrial Condos 135,043 sq. ft. 81,230 sq. ft. 57,608 sq. ft. 1 parking space
(270 spaces (163 spaces (115 spaces for every 500 sq.
required) required) required) ft. of floor area
Office Condos 20,578 sq. ft. 20,578 sq. ft. (59 None 1 parking space
(69 spaces spaces required) for every 300 sq.
required)
(1:300)
(1:350) ft. of floor area
in 2007
1 parking space
for every 350 sq.
ft. of floor area
currently
Total Parking 347 spaces 212 spaces 134 spaces 329 spaces
Provided
The Municipal Code requires a total of 329 parking spaces. The proposed project
would provide 346 parking spaces. Based on the code requirements, the proposal
is in compliance.
ZACase FilesTP12015115-02 1773 San Bernardino Rcl\PC \Staff Report.doc
PP 15-02 and VAR. 15-07
1773 W. San Bernardino Rd.
May 12,2015 - Page 7
Phasing of Construction
The applicant is proposing to complete the construction of the 3 rear buildings in
four phases. The following indicates the proposed phases:
• Phase 1 would be the construction of Building D and completion of offsite and
onsite improvements with permits obtained by January 2016.
• Phase 2 would be the construction of Building E with permits obtained by
January 2017.
• Phase 3 would be the construction of Building F 1 with permits obtained by
January 2018.
• Phase 4 would the construction of Building F2 with permits obtained by January
2019.
Allowed Uses
The applicant is proposing 30 industrial/manufacturing condominiums in one-
story buildings. The ground floor condominiums are limited to manufacturing
and warehouse uses. These uses are delineated in the Municipal Code and a
condition of approval has been included to require that only such uses shall be
permitted on site. Since the site is developed primarily for
industrial/manufacturing uses, no retail uses or any other use that would have
parking demand greater than that of manufacturing or warehousing will be
allowed on site. The recorded Codes, Covenants, and Restrictions (CC&R's) also
included this restriction.
Variance for Landscape Coverage
The applicant is requesting a variance from landscape coverage. The Municipal
Code requires that a minimum of 8 percent of a property be landscaped. At the
original approval of the project, the applicant requested a variance (Variance 06-
08) to landscape 3.6 percent (10,000 square feet) of the subject property. The
variance was approved and the front portion of the business park was constructed
based on that variance. The majority of the landscape area is located along the
San Bernardino Road frontage.
The proposed completion of the business park includes smaller landscape planters
located in the parking area adjacent to the industrial condominiums. The total
landscape area proposed to complete the business park is 1,800 square feet. The
plans indicate a total of 13,000 square feet of landscaping for the entire business
park, which is 4.6 percent of the subject property. Therefore, the applicant is
requesting a variance to deviate from required landscape coverage.
ZACase Files\PP12015115-02 1773 San Bernardino Rd\PC \Staff Report.doc
PP 15-02 and VAR. 15-07
1773 W. San Bernardino Rd.
May 12,2015 - Page 8
V. REQUIRED FINDINGS
Precise Plan Findings
a. The proposed development plans and the uses proposed are consistent with
the General Plan and any applicable specific plan.
The proposed precise plan is consistent with the General Plan Designation of
"Industrial and Manufacturing." The proposed project is consistent with the
following goals of the Economic Development Element of the General Plan:
• Develop and expand the local economy in order to create new
employment opportunities, attract new investment and strengthen the
tax base of the City.
• Balance economic development with other City goals and objectives.
• Preserve and strengthen existing development in the City.
• Create opportunities for persons to live in close proximity to
employment centers.
b. The proposed development is consistent with adopted development
standards for the zone and complies with all other applicable provision of
the Municipal Code.
The proposed project would add 30 industrial/manufacturing condominium units
that are consistent with the development of the front portion of 1773 San
Bernardino Road. The proposal would complete the development of Prosperity
Business Park by adding the additional 30 units to the 40 existing
industrial/manufacturing condominium units and 18 office condominium units.
The proposal would add 134 parking spaces to the existing 212 parking spaces
that exist on the site. The proposed parking lot is consistent with the General
Plan and zoning regulations. The parking lot will be developed with all
applicable standards of the City of West Covina Municipal Code and any other
applicable regulations. The proposed project has been designed to meet all
development standards of the Manufacturing zone (M-1) with the exception of
landscape coverage.
c. Granting the permit would not be detrimental to the public interest,
health, safety, and welfare and would not unreasonably interfere with the
use or enjoyment of property in the vicinity of the subject property.
The applicant is proposing to complete Prosperity Business Park by adding
57,608 square feet of floor area to construct an additional 30 condominium
ZACase Files\PP12015115-02 1773 San Bernardino Rd1PC \Staff Reportdoc
PP 15-02 and VAR. 15-07
1773W. San Bernardino Rd.
May 12,2015 Page 9
units. The front portion of the business park has been completed including
101,808 square feet of floor area comprised of industrial/manufacturing
condominium units and office condominium units. While the front portion of
the lot is developed with one and two story structures, the proposed
improvements would all be one story. The proposed addition of structures is
consistent with the existing structures at 1773 West San Bernardino Road.
Therefore, granting approval of the completion of the business park would not
be detrimental to the public interest, health, safety, and welfare and would not
unreasonably interfere with the use or enjoyment of property in the vicinity of
the subject property.
d. The site is physically suitable for the type, density and intensity of the
development being proposed, including vehicle access and circulation,
utilities, and the absence of physical constraints.
The subject site is suitable to accommodate the additional construction of
buildings to complete the business park. The subject property is located
behind the existing business park and is landlocked, being surrounded by
industrial development to the east and west and a railroad to the north. On-
site parking is provided for the business park. Vehicular access to the site is
provided via San Bernardino Road and through the existing Prosperity
Business Park. The subject site is also located within an urbanized area where
utility connections are readily available.
e. The architecture, site layout, location, shape, bulk and physical
characteristics of the proposed development are compatible with the
existing and future land uses, and do not interfere with orderly
development in the vicinity.
The proposed one-story industrial/manufacturing buildings will be adjacent to
industrial uses on all sides. The buildings would feature a smooth concrete
finish, ledgestone accents, cable-supported awnings, and window treatment. The
buildings are concrete tilt-up buildings. The buildings will include a range of
earthtone colors consistent with the colors of the completed buildings. The
buildings will have a flat roof with cornices at the top of the buildings and are all
one story. The proposed buildings include a range of heights, from 29 feet to 33
feet. The proposed building would be consistent with the architecture of the
existing buildings in the business park. The site layout, including parking,
circulation, and trash enclosures is also consistent with the existing site layout.
Variance Findings
a. That there are exceptional or extraordinary circumstances not applicable
generally to the other property or class of use in the same vicinity and zone.
Mase Files11)1312015115-02 1773 San Bernardino RcEPC\Staff Report.doc
PP 15-02 and VAR. 15-07
1773W. San Bernardino Rd.
May 12, 2015 - Page 10
The applicant is requesting a variance for a reduction in the amount of required
landscaping from 8 percent (22,488 square feet) to 4.6 percent (13,000 square
feet.) The proposed project would complete a business park on 6.45-acre
property located on San Bernardino Road. The proposal would allow
improvements on the rear 2.41-acre portion of the property. The site is
located in the "Manufacturing" (M-1) Zone. The site is not adjacent to any
residential properties. The proposed use is industrial in nature. The
landscaping that is on site is primarily located at the front of the property
adjacent to San Bernardino Road where visible from offsite.
b. That such variance is necessary for the preservation and enjoyment of a
substantial property right possessed by other property in the same vicinity
and zone but which is denied to the property in question.
The proposed reduction in the amount of landscaping will allow the
development to be constructed with adequate parking, circulation and fire
access. The proposed variance provides for the preservation of a substantial
property right in that the interior of the surrounding properties do not include
areas of landscaping. Substantial landscaped areas are provided in the front
yard area where visible from offsite.
c. That granting such variance will not be materially detrimental to the public
welfare or injurious to property or improvements in such vicinity and zone
in which property is located.
The project has been designed in accordance with the requirements of the
Public Works Department and Fire Department and is not expected to
endanger the public peace, health, safety or general welfare. The project is not
expected to adversely affect property or improvements in the project vicinity.
d. That granting such variance shall be consistent with the adopted General
Plan and any applicable Specific Plans.
The proposed project will allow the completion of an industrial/manufacturing
park. The front 4.04 acres of the site has been improved with 40
industrial/manufacturing condominiums and 18 office condominiums. The
proposed project would allow for an additional 30 industrial/manufacturing
condominiums on 2.41 acres. The tract map to allow the subdivision of the
property into condominiums has been recorded. The proposed project is
consistent with the site's proposed General Plan designation of "Industrial and
Manufacturing."
ZACase Files11)1312015115-02 1773 San Bernardino RdWaStaff Report.doc
PP 15-02 and VAR. 15-07
1773 W. San Bernardino Rd.
May 12, 2015 - Page 11
VI. ENVIRONMENTAL DETERMI
N
A
T
I
O
N
On January 23, 2007, the West Co
v
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Mitigated Negative Declaration for th
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development at 1773 W. San Berna
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industrial park on a 6.45 acre site. Th
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the front of the property and three at
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2009 along with associated parking.
In reviewing the project and surroun
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potential impacts identified on the C
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already identified in the Mitigated Neg
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Therefore, an Addendum to the P
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Declaration is appropriate because n
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e
q
u
e
n
t
negative declaration have occurred.
In summary, the analysis conclude
d
t
h
a
t
n
o
n
e
o
f
t
h
e
c
o
n
d
i
t
i
o
n
s
e
s
t
a
b
l
i
s
h
e
d
b
y
CEQA that call for preparation of a new
o
r
s
u
b
s
e
q
u
e
n
t
N
e
g
a
t
i
v
e
D
e
c
l
a
r
a
t
i
o
n
h
a
v
e
occurred and thus an Addendum
t
o
t
h
e
M
i
t
i
g
a
t
e
d
N
e
g
a
t
i
v
e
D
e
c
l
a
r
a
t
i
o
n
(Attachment No. 1, Exhibit B) is app
r
o
p
r
i
a
t
e
t
o
s
a
t
i
s
f
y
C
E
Q
A
r
e
q
u
i
r
e
m
e
n
t
s
f
o
r
the proposed project.
VII. CONCLUSION
The proposed completion of the busin
e
s
s
p
a
r
k
w
o
u
l
d
a
l
l
o
w
f
o
r
t
h
e
c
o
n
s
t
r
u
c
t
i
o
n
o
f
30 condominiums. The original ap
p
r
o
v
a
l
o
f
t
h
e
b
u
s
i
n
e
s
s
p
a
r
k
a
l
l
o
w
e
d
f
o
r
7
0
industrial/manufacturing units a
n
d
1
8
o
f
f
i
c
e
u
n
i
t
s
.
T
h
e
f
r
o
n
t
p
o
r
t
i
o
n
o
f
t
h
e
business park has been completed inc
l
u
d
i
n
g
4
0
i
n
d
u
s
t
r
i
a
l
/
m
a
n
u
f
a
c
t
u
r
i
n
g
u
n
i
t
s
a
n
d
all 18 of the office units. The tract
m
a
p
s
u
b
d
i
v
i
d
i
n
g
t
h
e
p
r
o
p
e
r
t
y
i
n
t
o
t
h
e
7
0
ground floor parcels has been reco
r
d
e
d
a
n
d
t
h
e
3
0
p
a
r
c
e
l
s
h
a
v
e
a
l
r
e
a
d
y
b
e
e
n
created. The proposed completion
o
f
t
h
e
b
u
s
i
n
e
s
s
p
a
r
k
i
s
c
o
n
s
i
s
t
e
n
t
w
i
t
h
t
h
e
surrounding uses, General Plan, and zo
n
i
n
g
d
e
s
i
g
n
a
t
i
o
n
.
ZACase File01112015115-02 1773 San Bernardino Rd1PC
\
S
t
a
f
f
R
e
p
o
r
t
.
d
o
c
PP 15-02 and VAR. 15-07
1773 W. San Bernardino Rd.
May 12, 2015 - Page 12
VIII. STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt resolutions certifying the
Addendum of the Previously Certified Mitigated Negative Declaration of
Environmental Impact, and approving Precise Plan No. 15-02 and Variance No.
15-07.
PREPARED BY:
Chrikine Delostrinos
Planning Intern
REVIEWED AND APPROVED:
Planning Director
Attachments:
Attachment No. 1 — Addendum to Previously Certified MIND Resolution
Attachment No. 2 — Precise Plan Resolution
Attachment No. 3 — Variance Resolution
Attachment No. 4 — Planning Commission Staff Report, 1/23/2007
ZACase FilesTA2015\15-02 1773 San Bernardino Rd1PC\Staff Report.doc
ATTACHMENT NO. 1
PLANNING COMMISSION
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST
COVINA, CALIFORNIA, CERTIFYING THE ADDENDUM TO THE MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR PRECISE PLAN
NO. 06-17 AND TENTATIVE TRACT MAP NO. 62346, REVISION 1 PURSUANT TO
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED.
ADDENDUM TO A PREVIOUSLY CERTIFIED MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: WC Homes LLC (David Cook)
LOCATION: 1773 W. San Bernardino Road (Behind the existing buildings)
WHEREAS, there was filed with this City verified applications on forms prescribed in
Chapter 26, Article VI of the West Covina Municipal Code requesting the approval of a Precise
Plan and Variance on that certain property generally described as:
Assessor's Parcel Numbers 8435-015-195 through 220 in the records of the Los Angeles
County Assessor; and
WHEREAS, the Planning Commission on the 23rd day of January, 2007, did certify a
Mitigated Negative Declaration (Planning Commission Resolution No. 07-5204) (Exhibit A) and
approve the 6.45-acre business park development with 158,443 square feet of floor area (Approved
Project) allowing for the subdivision of the site into 88 condominiums (70 industrial/manufacturing
units and 18 office units); and
WHEREAS, the tract map for the Approved Project was recorded, subdividing the
subject property and 58 of the condominium units were constructed (40 industrial/manufacturing
units and 18 office units); and
WHEREAS, the applicant is proposing to construct the remaining 30 condominium units
(57,608 square feet of industrial/manufacturing floor area) on the rear portion of the subject
property and the proposed development utilizes the same architecture and site layout that was
reviewed under the previously adopted Mitigated Negative Declaration; and
ZACase FileAPP12015115-02 1773 San Bernardino Rd\PC\Addenduni MND Reso.cloo
Planning Commission Resolution No.
Addendum to MND
May 12, 2015 Page 2
WHEREAS, based on a comparative analysis of potential impacts identified on the
CEQA "Environmental Checklist Form", a preliminary review indicated that the proposal is
consistent with the original design of the project and therefore would have no new impact(s) not
already identified in the Mitigated Negative Declaration for the Approved Project. Therefore, an
Addendum is appropriate because none of the conditions contained in the CEQA Guidelines
(Section 15162 (a)) calling for the preparation of a subsequent negative declaration have
occurred; and
WHEREAS, the Planning Commission upon giving the required notice did on the 12 th day
of May, 2015, conduct a duly advertised public hearing as prescribed by law to consider said
application; and
WHEREAS, an Addendum of the Previously Certified Mitigated Negative Declaration of
Environmental Impact was prepared for the proposed project pursuant to the requirements of the
California Environmental Quality Act of 1970, as amended. The mitigation measures from the
previously certified Mitigated Negative Declaration remain in effect in support of the finding that
there will not be a significant effect on the environment as a result of this project.
NOW, THEREFORE, the Planning Commission of the City of West Covina does hereby resolve
as follows:
SECTION 1. The above recitals are true and correct, which are incorporated herein.
SECTION 2. In accordance with the CEQA Guidelines, an Addendum of the Previously
Certified Mitigated Negative Declaration of Environmental Impact was prepared based on a
determination that an addendum is appropriate because the proposed project is identical to the
previously approved project and none of the following conditions (pursuant to CEQA Section
15162) have occurred. Based on independent judgment and analysis the Planning Commission
hereby certifies Addendum to the Previously Certified Mitigated Negative Declaration as
adequate to assess the environmental impacts of the project (Exhibit B), based on the findings
contained herein and finds, on the basis of the whole record, that there is no substantial evidence
that the project will have a significant effect on the environment.
Z:\Case FilesTP12015115-02 1773 San Bernardino Rd1PC\Addendum MND Reso.doc
PIarming Commission Resolution No.
Addendum to MND
May 12, 2015 - Page 3
I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning
Commission of the City of West Covina, at a regular meeting held on the 12 th day of May, 2015,
by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
DATE: May 12,2015
Paul Blackburn, Chairman
Planning Commission
Jeff Anderson, Secretary
Planning Commission
ZACase FilesTP12015115-02 1773 San Bernardino Rd\PCIAddendum MIND Reso.doc
EXHIBIT A
PLANNING COMMISSION
RESOLUTION NO. 07-5204
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST
COVINA, CALIFORNIA, CERTIFYING THE NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT FOR PRECISE PLAN NO. 06-17 AND TENTATIVE
TRACT MAP NO. 62346, REVISION 1 PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED.
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Craig Cook - WC Homes, LLC
LOCATION: 1773 W. San Bernardino Road, Between Orange Avenue and Nora Avenue
WHEREAS, there was filed with this City verified applications on forms prescribed in
Chapter 26, Article VI of the West Covina Municipal Code requesting the approval of a
Tentative Tract Map and Precise Plan on that certain property generally described as:
Assessor's Parcel Numbers 8435-015-036, in the records of the Los Angeles County
Assessor; and
WHEREAS, the Planning Commission upon giving the required notice did on the 23r d day
of January, 2007, conduct duly advertised public hearings as prescribed by law to consider said
application; and
WHEREAS, the proposed project is considered a "project" pursuant to the terms of the
California Environmental Quality Act (CEQA); and
WHEREAS, an initial study was prepared for said project; and
WHEREAS, based upon the findings of the initial study, it was determined that the
proposed project will not have a significant impact on the environment and will not individually
or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the
California Fish and Game Code; and
WHEREAS, a Negative Declaration of Environmental Impact was prepared for the
proposed project pursuant to the requirements of the California Environmental Quality Act of
ZAResos12007 resos107-5204 Neg Dec 1773 W San Bernardino Rd (Indust Condos).cloc
Planning Commission Resolution No. 075204
Negative Declaration — PP 06-17 and TTM 62346, Revision 1
January 23, 2007 - Page 2
1970, as amended, and mitigation measures are included in said Negative Declaration in support
of the finding that there will not be a significant effect on the environment as a result of this
project.
NOW, THEREFORE, the Planning Commission of the City of West Covina does hereby
resolve as follows:
1. After receiving and considering all determinations, studies, documents, and
recommendations, as well as other appropriate public comments, the Planning
Commission of the City of West Covina hereby certifies the Negative Declaration of
Environmental Impact subject to compliance with the mitigation measures that are
recommended in the Negative Declaration of Environmental Impact as outlined below:
ZAResos12007 resos107-5204 Neg Dec 1773 W San Bernardino Rd (Indust Condos).doe
Planning Commission Resolution No. 075204
Negative Declaration — PP 06-17 and TTM 62346, Revision 1
January 23, 2007 - Page 3
Environmental
Impacts Mitigation Measures Monitoring
Dept./Agency
Monitoring
Methods
Geology Prior to issuance of a grading permit, the
applicant shall obtain the approval of the
grading plan from the Engineering
Division. The developer shall comply with
the requirements of the City Engineer and
Building Official. All grading shall
comply with the provisions of the West
Covina Municipal Code.
All graded areas shall be protected with
suitable groundcover so as to stabilize
graded surfaces. The developer shall
install all intended vegetative ground
cover as soon as practicable after
completion of earthmoving operations to
provide effective soil stabilization.
Engineering
Division,
Building
Division
Grading Plan
Check, Site
Inspections
Water Drainage improvements shall conform to
the requirements of the Los Angeles
County Flood Control District and be
reviewed and approved prior to issuance
of grading permits. All grading and
drainage shall comply with the provisions
of the West Covina Municipal Code.
The developer shall obtain a construction
permit from the State Regional Water
Quality Control Board for construction
period stormwater discharges. The
developer shall comply with the SUSMP.
Additionally, the developer shall
incorporate best management practices to
prevent the discharge of pollution, trash,
litter, etc. into watercourses.
Engineering
Division,
Building
Division
Grading Plan
Check, Site
Inspections.
Air Quality Vigorous wetting procedures or other dust Building Site Inspections
ZAResos12007 resos107-5204 Neg Dec 1773 W San Bernardino Rd (Indust Condos). doe
Planning Corrunission Resolution No. 075204
Negative Declaration — PP 06-17 and TTM 62346, Revision 1
January 23, 2007 - Page 4
Environmental
Impacts Mitigation Measures Monitoring
Dept./Agency
Monitoring
Methods
palliative measures shall be maintained
during earth moving operations to
minimize fugitive dust emissions in
compliance with applicable codes and
ordinances pertaining to dust suppression
requirements (including SCAQMD Rule
Division
403).
During construction, water trucks or
sprinkler systems shall be used to keep all
areas of vehicle movement damp enough
to prevent dust from leaving the project
site. At a minimum, this measure would
include wetting down such areas in the
later morning and after work is completed
for the day and whenever wind exceeds 15
miles per hour.
Roadways shall be periodically swept as
determined by the City engineer and/or
maintenance services superintendent or
otherwise cleared of any spilled materials
to assist in minimizing fugitive dust.
Trucks importing or exporting earthen
materials shall be covered or sprinkled
with water prior to entering public streets.
Heavy-duty construction equipment shall
be kept onsite when not in use to
minimize exhaust emissions associated
with vehicles repetitiously traveling to and
from the project site.
The number of pieces of equipment
simultaneously operating shall be
minimized through efficient management
practices.
Construction equipment shall be
Z: \Resos 12007 resos107-5204 Ng Deo 1773 W San Bernardino Rd (Indust Condos).doc
Planning Commission Resolution No. 075204
Negative Declaration — PP 06-17 and TTM 62346, Revision 1
January 23, 2007 - Page 5
Environmental
Impacts Mitigation Measures Monitoring
Dept./Agency
Monitoring
Methods
maintained in proper tune to reduce
exhaust emissions.
Diesel-powered equipment such as
booster pumps or generators shall be
replaced by electric equipment, if feasible.
During Santa Ana wind conditions with
wind speeds exceeding 15 mph, soil
disturbance areas shall be watered hourly
or active operations on unpaved surfaces
shall be terminated until the wind speeds
no longer exceed 15 mph.
Graded surfaces shall be vegetated as soon
as feasibly possible after the completion
of grading within the construction area.
Landscaping shall be installed on all
graded surfaces proposed for landscaping
as soon as feasibly possible after the
completion of grading operations.
Hazards All demolition procedures shall comply
with state and West Covina Public Works
Building
Division
Site Inspections
Department requirements regarding the
removal of any hazardous substances,
including but not limited to asbestos and
asbestos-containing building materials.
ZAResosI2007 resos107-5204 Neg Dec 1773 W San Bernardino Rd (Indust Condos).doc
Planning Commission Resolution No. 075204
Negative Declaration — PP 06-17 and TTM 62346, Revision 1
January 23, 2007 - Page 6
Environmental
Impacts Mitigation Measures Monitoring
Dept./Agency
Monitoring
Methods
Noise During grading and construction, delivery
of materials and equipment, outdoor
operations of equipment, and construction,
activity shall be limited to the hours
between 7:00 a.m. and 8:00 p.m.
Mechanical equipment to be installed at
the project site shall be required to operate
below 65 dB levels as measured from the
nearest property line.
All construction equipment, stationary or
mobile, shall be equipped with properly
operating and maintained mufflers.
All construction equipment shall be stored
on the project site during the construction
phase to eliminate daily heavy-duty truck
trips on vicinity roadways.
Building façade upgrades shall be
installed in accordance with the Gorden
Bricken & Associates' acoustical analysis
dated March 2005.
Building
Division,
Community
Enhancement (in
event that
complaints are
elicited)
Site Inspections
Aesthetics All exterior lighting shall be hooded and
directed so as to reflect away from
adjoining properties. Architectural building
lighting shall be subject to West Covina
Municipal Code Section 26-570.
Planning
Department,
Building
Division
Landscaping
Plan Review,
Lighting Plan
Review, Site
Inspections
Cultural
Resources
In the event that paleontological or
cultural resources are discovered at the
project site, the developer shall notify the
Planning Department and halt or divert
work until such time as a qualified
specialist, as determined by the West
Planning
Department,
Building
Division
Site Inspections
ZAResos12007 resos107-5204 Neg Dec 1773 W San Bernardino Rd (Indust Condos).doc
Planning Commission Resolution No. 075204
Negative Declaration — PP 06-17 and TIM 62346, Revision 1
January 23, 2007 - Page 7
Environmental
Impacts Mitigation Measures Monitoring
Dept./Agency
Monitoring
Methods
Covina Planning Department, has been
retained to assess the findings and initiate
a recovery program, as appropriate.
2. Non-compliance with the aforementioned mitigation measures by the monitoring
department/agency and any measures taken to correct said non-compliance shall be
immediately reported to the Planning Department.
3. The applicant agrees to implement the aforementioned mitigation measures and
monitoring or reporting requirements.
3. Failure to comply with any aforementioned mitigation measures and/or monitoring or
reporting requirements will result in a written notice of violation from the City to the
applicant at which time the City may order that all or a portion of pre-construction,
ZAResos12007 resos107-5204 Neg Dec 1773 W San Bernardino Rd (Indust Condos). doc
0-M-
R0)8ft A. Sotelo, Vice Chairthan
Planning Commission
Douglas
Planni
cIsaac, Secretary
ommission
Planning Commission Resolution No. 075204
Negative Declaration — PP 06-17 and TIM 62346, Revision 1
January 23, 2007 - Page 5
construction, post-construction activity or project implementation must cease until
compliance is reached.
5. The California Environmental Quality Act (CEQA) and State and local guidelines, rules,
regulations, and procedures adopted pursuant thereto permits the City of West Covina to
impose any fees or charges associated with implementing the above monitoring program
upon the applicant.
6. The Secretary is instructed to forward a copy of this Resolution to the applicant, City
Engineer, Building Official, and City Council, respectively, for their attention,
I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning
Commission of the City of West Covina, at a regular meeting held on the 23 1d day of January,
2007, by the following vote:
AYES: Redholtz, Thrasher, Sotelo, Fisher
NOES: None
ABSENT: Rozatti
ABSTAIN: None
DATE: January 23, 2007
EXHIBIT B
ADDENDUM TO INDUSTRIAL PARK PROJECT AT 1773 W. SAN
BERNARDINO ROAD PROJECT
INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION
INTRODUCTION/PROJECT DESCRIPTION
On January 23, 2007, the West Covina Planning Commission certified the Mitigated Negative
Declaration for the 70-unit industrial condominium development at 1773 W. San Bernardino Road.
The initial study and Mitigated Negative Declaration evaluated the impacts of constructing a
158,443-square foot industrial park on a 6.45 acre site. The project was approved with primarily
one-story buildings, with the center building on the front of the lot including some second floor
office condominiums. The project was approved with 347 off-street parking spaces.
The project was approved by the Planning Commission in 2007 and the tract map (62346) has
been recorded. The project was approved with six buildings, three at the front of the property and
three at the rear of the property. The three buildings at the front of the property were constructed
and occupied in 2009 along with associated parking.
The project site is bound by railroad tracks and City of Irwindale to the north, Single-family
residential uses and school to the south (across San Bernardino Road), and manufacturing uses
(currently vacant) to the east and west.
' STATUTORY BACKGROUND
Under the California Environmental Quality Act (CEQA), an Addendum to a certified
Environmental Impact Report (EIR) or Negative Declaration is needed if minor technical changes
or modifications to the proposed project occur (CEQA Guidelines § 15164). An addendum is
appropriate only if these minor technical changes or modifications do not result in any new
significant impacts or a substantial increase in the severity of previously identified significant
impacts. The Addendum need not be circulated for public review (CEQA Guidelines § 15164[c];
however, an addendum is to be considered along with the proposed project by the decision making
body prior to making a decision on the project (CEQA Guidelines § 15146[d].
This Mitigated Negative Declaration Addendum demonstrates that the environmental analysis,
impacts, and mitigation requirements identified in the Mitigated Negative Declaration remain
substantively unchanged by the situation described herein, and supports the finding that the
proposed project does not raise any new issues and does not exceed the level of impacts identified
in the previous Mitigated Negative Declaration.
Addendum To Mitigated Negative Declaration
April 30, 2015 —Page 2
EVALUATION OF MODIFICATION
The Initial Study and Mitigated Negative Declaration prepared on December 29, 2006 evaluated
the construction of 158,443-square foot industrial park on a 6.45 acre site. Building permits to
construct 101,000 square feet of industrial and office condominiums were issued in 2008 and
fmaled in 2009. The applicant is proposing to complete 57,608 square feet of industrial
condominiums on the rear portion of the subject property (Precise Plan 15-02 and Variance 15-
07). The proposed development is the same architecture and site layout that was reviewed under
the previously adopted Mitigated Negative Declaration.
A comparative analysis has been undertaken pursuant to the provision of CEQA Section 15162
and 16164 to provide the City with the factual basis for determining whether any changes in the
project, any changes in circumstances, or any new information since the IS/MND was certified
required additional environmental review or preparation of a Subsequent IS/MND.
• Aesthetics: The project site is not a part of a scenic vista, nor does it obstruct views of a
scenic vista. The project site is located within an urbanized area surrounded by other
industrial uses. The project is not located adjacent to or within view of a State scenic
highway, and no trees of aesthetic value, rock outcropping, historic buildings or other
scenic resources are located on the project site. Despite the change in timing of
construction activities, the overall nature and intensity of the project would not be different
than under the previously approved project, and all construction activities would occur
within the project site (including staging areas), as was also evaluated in the IS/MND.
Therefore, no mitigation measures were identified in IS/MIND for aesthetic impacts and
not new mitigation measures are warranted.
• Agriculture and Forestry Resources: The construction of the additional 30 industrial
condominium units will not result in additional impacts to agriculture as identified in the
IS/MND because there not prime, unique, or statewide important farmlands in the project
site. The IS/MND did not identify any impacts to agricultural uses; therefore, mitigation
was not required. No new mitigation measures are required for the proposed change in
construction timing of the units.
• Air Quality: The proposed construction of 30 industrial condominiums would not result
in additional impact to air quality beyond those identified in the IS/MND. The background
conditions, construction equipment mix, and works hours identified in the IS/MND have
not notably changed and the proposed construction of the remaining condominium units
would not result in any operational changes to the Industrial park once constructed. The
construction of the remaining units would not substantially change the intensity or duration
of total construction identified in the IS/MIND. Therefore, as described in the IS/MIND, the
proposed project would not exceed any South Coast Air Quality Management District
(SCAQMD) standards or contribute to air quality deterioration beyond SCAQMD
projections. As was the case for the Approved Project, impacts would be less than
significant and no mitigation measures are required.
Z:\Case FileAPP\2015\15-02 1773 San Bernardino Rd\CEQA\Addendum to MND.Final.docx
Addendum To Mitigated Negative Declaration
April 30, 2015 — Page 3
• Biological Resources: The timing of the construction and related activities would not
increase impacts to biological resources, either directly or indirectly. The project would
not result in the loss or destruction of individuals of a sensitive species or degradation
sensitive habitat. The project site is located in an urbanized area of the City of West Covina
and is currently developed with industrial condominium units and surface parking. The
project site does not contain any natural habitat or species identified as candidate, sensitive
or of special status. Furthermore, no candidate, sensitive, or special status species
identified in local plans, policies, or regulations, or by the California Department of Fish
and Wildlife or the U.S. Fish and Wildlife Service occur on the project site, as the project
site and the immediate surrounding area contain no habitat for such species. The project
is surrounded by industrial uses. In addition, the project site is not located within an
existing or proposed Significant Ecological Area (SEA), as designated by the County of
Los Angeles. As was the case for the Approved Project, impacts would be less than
significant and not mitigation measures are required.
• Cultural Resources: The timing of the project would not be materially different than
under the previously approved project. Although the timing of construction is different,
the extent and intensity of construction and operational activities would not vary relative
to that evaluated in the IS/MND, and mitigation measures prescribed in the IS/MND would
still be applicable.
• Geology and Soils: The proposed timing of the project would not result in substantially
different geophysical impacts beyond those identified in the IS/MND. While the timing of
construction has changed, the change in construction time does not represent a substantial
deviation from the project analyzed in the IS/MND, and the conclusion of the IS/MND
remains valid. Compliance with applicable code standards and seismic requirements
identified in the IS/MIND will reduce geotechnical concerns to below a level of
significance.
• Greenhouse Gas Emissions: The timing of the project would result in a similar (or
potentially reduced emissions due to the most recent Green Code and energy efficient
requirements adopted within the California Building Code) duration and intensity of
construction activities relative to the previously approved project as well as the operational
impacts of the project. As such, the proposed construction would not result in an increase
in greenhouse gas emissions or related impacts to global climate change or conflicts with
applicable climate change plans, policies, or regulations.
• Hazards and Hazardous Materials: The timing of the Project would not increase risks
related to hazards or hazardous material relative to the Approved Project. The proposed
construction phasing would not require additional construction equipment or increased use
of such equipment. No structures need to be demolished since the site has previously been
Z:\Case Files\ PK2015\15-02 1773 San Bernardino Rd\CEQA\Addendum to MND.Final.docx
Addendum To Mitigated Negative Declaration
April 30, 2015 — Page 4
graded. Therefore, the risk of potential hazards associated with asbestos-containing
materials and lead-paint residues is minimal. Given the likeliness in overall construction
activities and identical operational characteristics, the timing of the proposed project would
not result in new or greater impacts in this regard.
• Hydrology and Water Quality: The proposed project would be require, as under the
Approved Project, to comply with all applicable water quality regulations during and
following construction activities. As in the case with the Approved Project, compliance
with stormwater regulations would preclude the potential for significant impacts.
• Land Use and Planning: The timing of the project requires the same type of construction
entitlements and permits as the previously approved project. The timing of the proposed
project would not result in notably increased adverse impacts on adjacent land uses, as the
overall proximity and intensity of construction activities would not substantially different
than under the Approved Project. The project is compliant with the General Plan and
Zoning (with the exception of a variance to deviate from required landscape area).
• Mineral Resources: The timing of the proposed project would not result in additional
impacts to mineral resources beyond those identified in the IS/MIND and because the
project site is not located within an area of known mineral resources, either of regional or
local values, the IS/MND did not identify any impacts to mineral resources; therefore,
mitigations were not required. No new mitigation measures are required for the changes
in construction timing to the Approved Project.
• Noise: The timing of the proposed project would not result in additional impacts to noise
beyond those identified in the IS/MND. The proposed construction phasing would not
result in design or operational changes to the project site or surrounding uses from that
analyzed in the IS/MND. Despite the modifications to the timing of construction activities,
the overall intensity, equipment mix, duration, and proximity to other industrial uses would
not be different than under the previously approved project. The subject property is located
in an industrial area and is adjacent to a railroad right of way to the north. Mitigation
measures were included for the Approved Project requiring the construction of 8-foot walls
along the east and west property lines and an 11-foot wall along the north property line
adjacent to the railway. As such, while mitigations would still be necessary to address
noise impacts in the project area, no new mitigation measures are required for the project.
• Population and Housing: The timing of construction for the project would not have any
effect on population, housing, or employment in the City or region at large, as was in the
case for the previously approved project and as analyzed under the IS/MIND. No adverse
impacts would occur in this regard.
• Public Services: The timing of the proposed project would not result in additional impacts
to public services/utilities beyond those identified in the IS/MIND because they would not
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Addendum To Mitigated Negative Declaration
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result in operational changes beyond those identified and evaluated in the IS/MND for the
previously approved project. The IS/MND did not identify any potentially significant
impacts to public services; therefore, mitigation was not required. No new mitigation
measures are required for the construction timing of the project.
• Recreation: The proposed modifications to the timing of the project would not result in
additional impacts to recreation beyond those identified in the IS/MND because they would
not result in operational changes beyond those identified and evaluated in the IS/MND for
the Approved Project. The IS/MND did not identify any potentially significant impacts to
recreation; therefore, mitigation was not required. No new mitigation measures are
required for the construction timing of the project.
• Transportation/Traffic: The timing of the construction of projects would not result in
additional impacts to transportation/traffic beyond those identified in the IS/MND. A
Traffic Study was prepared for the Approved Project (November 2006). The construction
of the additional industrial condominium units previously approved would not adversely
affect overall vehicular circulation either on or off-site. The IS/MIND did not identify any
long-term impacts to transportation/traffic; therefore, mitigation was not required.
Furthermore, a Traffic Study for a residential project proposed for the site and neighboring
properties (dated September 2014) revealed that existing traffic conditions in the vicinity
have not substantially changed since the Traffic Study for the Approved Project was
completed. The IS/MND did not identify any potentially significant impacts to
transportation; therefore, mitigation was not required. No new mitigation measures are
required for the construction timing of the project.
• Utilities and Service Systems: The timing of the project would not require or result in the
construction or expansion of any utilities beyond those required by the project. Temporary
short-term and operational demands on public utilities or other infrastructure would not
measurably change under the timing of the construction of the project and therefore impacts
would be less than significant and not mitigation measures are required.
• Mandatory Findings of Significance: The potential impacts of the changes of timing of
construction of the previously approved project with regard to cultural resources and
transportation/traffic would be comparable to the Approved Project. As impacts under the
previously approved project, impacts would be less than significant in this regard and no
mitigation measures are required.
CONCLUSIONS
Based upon a review of the proposal to complete improvements that were originally approved and
review of the surrounding area, it has been determined that an addendum is appropriate because
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the proposed project is identical to the previously approved project and none of the following
conditions) pursuant to CEQA Section 15162) have occurred:
1. Substantial changes are proposed for the project that will require major revision of the
previous Negative Declaration due to new, significant environmental effects or a
substantial increase in the severity of previously identified effects.
2. Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous Negative Declaration due to
the involvement of new, significant environmental effects or a substantial increase in the
severity of previously identified effects.
3. New information of substantial importance indicated that:
a. The project will have one or more significant effects not discussed in the previous
Negative Declaration.
b. Significant effects previously examined will be substantially more severe than
shown in the previous Negative Declaration.
FINDINGS
1. The City of West Covina has determined that an addendum is warranted, fmding that none
of the above conditions are in evidence and that there is no substantial evidence, in light of
the whole record before the City, that the amendment proposal will have a significant effect
on the environment.
2. The Addendum to the Negative Declaration, with its supporting documentation (Initial
Study), reflects the independent judgment and analysis of the City of West Covina.
3. Pursuant to Section 15074.1(b) of CEQA, the City of West Covina finds that the revised
project will not cause potentially significant effect on the environment.
In preparing this Addendum, all of the potential impacts identified on the CEQA "Environmental
Checklist Form" were considered. For all impact areas, a preliminary review indicated that the
proposal is consistent with the original design of the project and therefore would have no new
impact(s) not already identified in the Mitigated Negative Declaration for the Approved Project.
Based on the information provided above, the modification of construction timing to the Approved
Project would not result in a measurable increase in environmental impacts over what was
previously analyzed in the IS/MND. Although, timing of construction has changed, no new
significant impacts have been identified that are substantially greater than the conclusions of the
IS/MND.
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APPLICABLE REPORTS IN CIRCULATION
This addendum is written as an addition to the Mitigated Negative Declaration for the 70-unit
industrial condominiums, certified January 23, 2007. A copy of the document is available for
review at the West Covina Planning Department, 1444 West Garvey Avenue, Room 208, West
Covina, CA 91790.
Jeff i derson, Planning Director
L1(3 t 7/3—
Date
Attachments:
Certified Mitigated Negative Declaration for the Approved Project
Z:\Case Files\PP\2015\15-02 1773 San Bernardino Rd\CEQA\Addendum to MND.Final.docx
CEQA INITIAL STUDY FORM
1. Project Title: Tentative Tract Map No. 62346 Revision 1, Precise
Plan 06-17
2. Lead Agency Name and Address: City of West Covina
1444 W. Garvey Avenue South
West Covina, CA 91790
3. Contact Person and Phone Number: Teresa Li
(626) 939-8764
4. Project Location: 1773 San Bernardino Road, located between Azusa Canyon Road and
Yaleton Avenue, in the City of West Covina, Los Angeles County (Los Angeles County
Assessor's No. 8435-015-036).
5. Project Sponsor's Name and Address: David Cook
WC Homes, LLC
2149 East Garvey Avenue North, Suite A-12
West Covina, CA 91791
6. General Plan Designation:
Current:
Proposed:
7. Zoning:
Current:
Proposed:
Industrial and Manufacturing
Industrial
"Manufacturing' (M-1)
"Manufacturing" (M-1)
S. Specific Plan/Redevelopment Plan Designation: N/A
9. Description of Project:
The proposed project consists of 70 industrial and 18 office condominium units in a
158,443 square-foot industrial park. Of the total square footage, 135,043 square feet would
be devoted to industrial use, 20,578 square feet would be devoted to office use, and 2,822
square feet of the building area would be non-leasable. These uses would be housed in five
one-story buildings and one two-story building. The proposed project will have 347 off-
street parking spaces to serve the industrial and office condominium uses. A future cellular
site will be located at the northwest comer of the project site. The parcel for the future
cellular site is approximately 1,752 square feet. The proposed project would replace a
previously-approved plan that included public storage.
10. Surrounding Land Use and Setting:
The project site is located at 1773 San Bernardino Road, between Azusa Canyon Road and
Yaleton Avenue in the City of West Covina. The current address for the project site is
1631 to 1643 San Bernardino Road. The project site is located at the northwestern portion
of the City of West Covina and abuts the City of Irwindale and the unincorporated areas of
Los Angeles County. The size of the project site is approximately 6.45-acres and consists
of a drive-through dairy, a commercial vehicle storage facility, and a single-family
residence. The project site is partially covered with pavement, gravel, and vegetation.
Surrounding land uses include a school within the jurisdiction of Los Angeles County
located to the south of the site; a newspaper printing and distribution center located to the
west of the site; a hardware store and lumber yard located to the east of the site; and a
cabinet company across the nearby railroad tracks and within the jurisdiction of Irwindale
to the north.
11. Other public agencies whose approval is or may be required (e.g. permits, financing,
approval, or participation agreement):
None known.
CEQA Initial Study
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12. Sources consulted in preparing Initial Study.
Ami Adini & Associates, Inc, Phase I Environmental Site Assessment Report, September
2004
Ami Adini & Associates, Inc, Phase II Environmental Site Assessment Report, November
2004
Environmental Science Associates, Environmental Review, March 2, 2006
Department of Conservation Division of Mines and Geology, Seismic Hazard Zones map
Katz, Oldtsu, & Associates, Traffic Impact Study for an Industrial Project in the City of
West Covina, November 2006
Gorden Bricken & Associates, Acoustical Analysis, March 2005
Thomas Olsen Associates, Tree Survey, March 2005
South Coast Air Quality Management District, CEQA Air Quality Handbook, 1993
Southern California Association of Governments, Employment Density Study, October
2001
West Covina General Plan
West Covina Municipal Code
CEQA Initial Study
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Environmental Factors Potentially Affected
Environmental factors checked below would be potentially affected by this project, involving at
least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the
following pages.
1. Land Use and Planning
2. Population and Housing
3. Geological Problems
4. Water
7. Biological Resources
8. Energy and Mineral
Resources
9. Hazards
10. Noise
13. Aesthetics
14. Cultural Resources
15. Recreation
16. Mandatory Findings of
Significance
5. Air Quality 11. Public Services
6. Transportation/Circulation 12. Utilities and Service
Systems
Determination
On the basis of this initial evaluation:
O I found that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
[S] I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because the mitigation
measures described on an attached sheet have been added to the project. A NEGATIVE
DECLARATION will be prepared.
El I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
• find that the proposed project MAY have a significant effect(s) on the environment, but
at least one effect 1) has been adequately analyzed in an earlier document pursuant to
applicable legal standards, and 2) has been addressed by mitigation measures based on
the earlier analysis as described on attached sheets, if the effect is a "potentially
significant impact" or "potentially significant unless mitigated." An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects
that remain to be addressed.
0I find that although the proposed project could have a significant effect on the
environments, there WILL NOT be a significant effect in this case because all potentially
significant effects (a) have been adequately addressed in an earlier EIR pursuant to
applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR,
including revisions to the project design or mitigation measures that are imposed upon
the proposed project.
December 29, 2006
Signature Date
Teresa Li
Printed Name
Planning Associate
City of West Covina
CEQA Initial Study
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Instructions for the Evaluation of Environmental Impacts
1. A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources a lead agency cites in the parentheses
following each question. A "No Impact" answer is adequately supported if the referenced
information sources show that the impact simply does not apply to projects like the one
involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be
explained where it is based on project-specific factors as well as general standards (e.g. the
project will not expose sensitive receptors to pollutants, based on a project-specific screening
analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-
site, cumulative as well as project level, indirect as well as direct, and construction as well as
operational impacts.
3. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more 'Potentially Significant Impact" entries when the
determination is made, and ETR. is required.
4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of
mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less
than Significant Impact." The lead agency must describe the mitigation measures, and briefly
explain how they reduce the effect to a less than significant level (mitigation measures from
section 17, "earlier analyses," may be cross-referenced).
5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, as effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). Earlier analyses are discussed in Section 17 at the end of the
checklist.
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CEQA INITIAL STUDY CHECKLIST
WOULD THE PROPOSAL RESULT IN THE
FOLLOWING ENVIRONMENTAL EFFECTS:
No
Impact
Yes
Potential
Significant
Impact
Potential
Unless
Mitigation
Inc.
Less Than
Significant
Impact
1. LAND USE AND PLANNING:
A. Conflict with the general plan designation or zoning?
B. Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over
the project?
C. Be incompatible with existing land use in the
vicinity?
D. Affect agricultural resources or operations (e.g.
impacts to soils or farmlands, or impacts from the
incompatible land uses)?
E. Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority community)?
X
X
X
X
X
2. POPULATION AND HOUSING:
A. Cumulatively exceed official regional or local
population projections?
B. Induce substantial growth in an area either directly
or indirectly (e.g. through projects in an undeveloped
area or extension of major infrastructure)?
C. Displace existing housing, especially affordable
housing?
X
X
X
3. GEOLOGICAL PROBLEMS:
A. Fault Rupture?
B. Seismic ground shaking?
C. Seismic ground failure, including liquefaction?
D. Seiche, tsunami, or volcanic ha7ard?
E. Landslides or mudflows?
F. Erosion, changes in topography or unstable soil
conditions from excavation, grading, or fill?
G. Expansive soils?
H. Subsidence of the land?
I. Unique geologic or physical features?
X
X
X
X
X
X
X
X
X
4. WATER:
A. Changes in absorption rates, drainage patterns, or the
rate and amount or surface runoff?
B. Exposure of people or property to water-related
hazards such as flooding?
C. Discharge into surface water or other alteration of
surface water quality (e.g. temperature, dissolved
oxygen or turbidity)?
D. Changes in the amount of surface water in any water
body?
E. Changes in currents, or the course or direction of
water movements?
X
X
X
X
X
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WOULD THE PROPOSAL RESULT IN THE
FOLLOWING ENVIRONMENTAL EFFECTS:
No
Impact
Yes
Potential
Significant
Impact
Potential
Unless
Mitigation
Inc.
Less Than
Significant
Impact
4. WATER (cont.):
F. Change in the quantity of ground waters, either
through direct additions or withdrawals, or through
interception of an aquifer by cuts or excavations or
through substantial loss of groundwater recharge or
capability?
G. Altered direction or rate of flow of groundwater?
H. Impacts to groundwater quality?
I. Substantial reduction in the amount of groundwater
otherwise available for public water supplies?
X
X
X
X
5. AIR QUALITY:
A. Violate any air quality standard or contribute to an
existing or projected air quality violation?
B. Expose sensitive receptors to pollutants?
C. Alter air movement, moisture, or temperature, or
cause any change in climate?
D. Create objectionable odors?
X
X
X
X
6. TRANSPORTATION/CIRCULATION:
A. Increased vehicle trips or traffic congestion?
B. Hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible
uses (e.g. farm equipment)?
C. Inadequate emergency access or access to nearby
uses?
D. Insufficient parking capacity on-site or off site?
X
X
X
X
7. BIOLOGICAL RESOURCES:
A. Endangered, threatened or rare species or their
habitats (including but not limited to plants, fish,
insects, animals, and birds)?
B. Locally designated species (e.g. heritage trees)?
C. Locally designated natural communities (e.g. oak
forest, coastal habitat, etc.)?
D. Wetlands habitat (e.g. marsh, riparian, and vernal
pool)?
E. Wildlife dispersal or mitigation corridors?
X
X
X
X
X
8. ENERGY AND MINERAL RESOURCES:
A. Conflict with adopted energy conservation plans?
B. Use non-renewable resources in a wasteful and
inefficient manner?
C. Result in the loss of availability of a known mineral
resource that would be of future value to the region
and the residents of the State?
X
X
X
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WOULD THE PROPOSAL RESULT IN THE
FOLLOWING ENVIRONMENTAL EFFECTS: _
No
Impact
Yes
Potential
Significant
Impact
Potential
Unless
Mitigation
Inc.
Less Than
Significant
Impact
9. HAZARDS:
A. A risk of accidental explosion or release of
hazardous substances (including, but not limited to:
oil, pesticides, chemicals, or radiation)?
B. Possible interference with an emergency response
plan or emergency evacuation plan?
C. The creation of any health hazard or potential health
hazard?
D. Exposure of people to existing sources of potential
health hazards?
E. Increased fire hazard in areas with flammable brush,
grass, or trees?
X
X
X
X
X
10. NOISE:
A. Increases in existing noise levels?
B. Exposure of people to severe noise levels?
X
X
11. PUBLIC SERVICES:
A. Fire protection?
B. Police protection?
C. Schools?
D. Other governmental services?
E. Maintenance of public facilities, including roads?
X
X
X
X
X
12. UTILITIES AND SERVICE SYSTEMS:
A. Power or natural gas?
B. Communications systems?
C. Local or regional water treatment or distribution
facilities?
D. Sewer or septic tanks?
E. Storm waste disposal?
F. Solid waste disposal?
G. Local or regional water supplies?
X
X
X
X
X
X
X
13. AESTHETICS:
A. Affect the scenic vista or scenic highways?
B. Have a demonstrable negative aesthetic effect?
C. Create light or glare?
X
X
X
14. CULTURAL RESOURCES:
A. Disturb paleontological resources?
B. Disturb archaeological resources?
C. Affect historical resources?
X
X
X
15. RECREATION:
A. Increase the demand for neighborhood or regional
parks or other recreational facilities?
B. Affect existing recreational opportunities?
X
X
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No
Impact
Yes
Potential
Significant
Impact
Potential
Unless
Mitigation
Inc.
Less Than
Significant
Impact WOULD THE PROPOSAL RESULT IN 111E
FOLLOWING ENVIRONMENTAL EFFECTS:
16. MANDATORY FINDINGS OF SIGNIFICANCE:
A. Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate important examples of
the major periods of California history or prehistory?
B. Does the project have the potential to achieve short-
term, to the disadvantage of long-term,
environmental goals?
C. Does the project have impacts that are individually
limited, but cumulatively considerable?
(Cumulatively considerable means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, the effects of other current projects, and the
effects of probable future projects.)
D. Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
X
X
X
X
EXPLANATION OF RESPONSES
LAND USE AND PLANNING
NO IMPACT
1. A-E. The project proposes the construction of an industrial park with 70 industrial
condominium units and 18 office condominium units. The General Plan Land Use
designation of the project site is "Industrial and Manufacturing." The current
zoning of the project site is "Manufacturing" (M-1). The proposed industrial and
office condominiums would be consistent with both the current General Plan land
use designation and zoning.
The proposed project would be compatible with the land uses that surround the
project site. Surrounding land uses include a school within the jurisdiction of Los
Angeles County located south of the site; a newspaper printing and distribution
located west of the site; a hardware store and lumber yard located east of the site,
and a cabinet company across the nearby railroad tracks and within the
jurisdiction of the City of Irwindale located north of the site.
Surrounding General Plan Land Use designations include "Industrial and
Manufacturing" located west of the site, "Industrial and Manufacturing" located
east of the site, the City of Irwindale across the train tracks located north of the
site (industrial), and Los Angeles County across San Bernardino Road located
south of the site (elementary school).
Surrounding zones include M-1 to the west and east of the project site, with Los
Angeles County land to the south of the site and the City of Irwindale to the north
of the site.
The proposed development would not conflict with any environmental plans or
policies, nor affect any agricultural resources as no agricultural resources or
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operations are located on or within the vicinity of the project site. The project site
is located in an industrial area. No residential uses surround the project site.
Therefore, the proposed project would not disrupt or divide the physical
arrangement of an established community.
POPULATION AND HOUSING
NO IMPACT
2. A-C. The proposed project would not induce population growth in the area as no
residential uses are being proposed on the project site. Thus, the proposed project
would not cumulatively exceed official regional or local population projections.
Given the type of land use that is being proposed, it is expected that the new
employees would be drawn from the local labor force readily available in the City
and its surrounding communities. Thus, the proposed project would not induce
substantial population growth, and no impacts are anticipated.
GEOLOGICAL PROBLEMS
YES, POTENTIAL UNLESS MITIGATION INCORPORATED
3. B, F. As with all properties in the seismically-active southern California region, the
project site is susceptible to ground shaking during a seismic event. Due to its
southern California location, the proposed project would result in the exposure of
persons and structure to an area of potentially medium to strong seismic ground
motion. Construction of the proposed project and associated infrastructure shall
be conducted in compliance with the standards of the Uniform Building Code, the
City's Municipal Code, and the Public Works Department. Compliance with the
applicable regulations would provide an acceptable level of protection from
potential seismic ground shaking and associated hazards.
The project site is located on relatively fiat land. Construction of the proposed
project would result in ground surface disruption activities, such as site grading.
Grading would expose soils for a limited time, allowing for possible erosion.
However, the temporary nature of the soil exposure would not be expected to
cause substantial erosion. The site is relatively flat, and any subterranean
excavation would be limited to that necessary for the extension of the existing
foundation. Implementation of mitigation measures would reduce impacts to less-
than-significant levels. Erosion and subsequent sedimentation on the project site
would be reduced as a result of implementation of the proposed project because
the proposed construction would improve the surface drainage of the project site.
Additionally, the proposed project shall comply with Regional Water Quality
Control Board standards regarding storm water runoff and shall implement best
management practices to minimize erosion. The building department monitors the
implementation of best management practices.
NO IMPACT
3. A, C-E, G-I.
According to the West Covina General Plan, no fault zones are located within the
City. According to the Department of Conservation Division of Mines and
Geology Seismic Ha72rd Zones map (Baldwin Park Quadrangle), the project site
is not located within a liquefaction hazard zone. As such, the project site would
not be considered prone to liquefaction.
No landslides or mudflows are anticipated as the project site and the surrounding
area is relatively flat and no watercourses or drainages are located within the
immediate vicinity of the project site.
No potential for tsunamis exists due to the distance of the project site to the sea.
The project site is not located within a 100-year flood zone.
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The proposed project would be subject to grading, foundation design, and
building design safety requirements of the City's Public Works Department,
Municipal Code, and the Uniform Building Code, which would minimize the
potential risks associated with exposing properties to expansive soil and
subsidence. Additionally, no known unique physical or geological features are
associated with the project site.
WATER
YES. POTENTIAL UNLESS MITIGATION INCORPORATED
4. A, F, I. The project site is partially covered with pavement, gravel, and vegetation, with
the majority of the project site covered with vegetation or is unpaved. With the
addition of impermeable surfaces, the amount of water absorbed directly below
the project site into the aquifers would be greatly reduced.
Development of the proposed industrial park and associated infrastructure would
result in the construction of impermeable surfaces on the project site, for example:
driveways, rooftops, etc. Construction of impermeable surfaces might affect
drainage patterns, absorption rates, runoff amounts, and consequently might
increase the amount of water discharged from the site. The proposed project shall
meet the Standard Urban Stormwater Mitigation Plans (SUSWMPS) standards.
The grading and drainage design shall also be designed by a registered Civil
Engineer and reviewed by the City Engineer to determine compliance with
SUSWMPS. Compliance with the Municipal Code and the requirements of the
City Engineering Department would reduce potential impacts on drainage to a
less than significant level.
NO IMPACT
4. B-E, G-H. The proposed project would not expose people or the property to a significant
flooding hazard as the project site is not located within an area subject to
flooding. The City of West Covina is generally within a zone "X" flood plain
designation, which does not require the implementation of a flood plain
management plan.
No watercourses are located on or within the immediate vicinity of the project
site. Therefore, the proposed project would not directly discharge water into
surface water or otherwise affect water quality, change the amount of surface
water in a body of water, or change the course of direction of water movements.
The proposed project does not propose to extract groundwater; therefore, no
changes to groundwater supply or quality would occur. Due to the small scale of
the proposed project and in considering its urbanized setting, no significant
impacts to groundwater recharge would occur. Erosion and subsequent
sedimentation at the project site would be reduced because the development
would be constructed so that the drainage of surface water on the site will be
improved.
AIR QUALITY
NO IMPACT
5. A-D. The proposed industrial and office condominiums on an 6.45-acre site would
involve site grading, building construction, and landscape installation. These
activities would generate construction-related emissions. The vehicular trips
generated by the future occupants of the proposed project would also result in
vehicular (operational) emissions.
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Construction and operational emissions associated with the implementation of the
proposed project were estimated using LTRBEMIS 2002. This program uses built-
in defaults based on the type of project that is being proposed. The estimated
emissions were then compared with the significance thresholds for air quality
specified in the South Coast Air Quality Management District (SCAQMD) CEQA
Handbook. For the previous project, both construction and operations impacts
were substantially less than significant as construction and operational emissions
were below the SCAQMD CEQA significance thresholds. By changing the use of
a portion of the project site from self-storage to industrial use, daily trips will
increase slightly but not nearly enough to result in a significant air quality impact.
Construction emissions associated with the proposed project are not substantially
different than quantified in the previously approved Initial Study.
Project grading and construction has the potential to result in the generation of
fugitive dust (particulate matter) that could impact surrounding properties.
SCAQMD has developed Rule 403, which requires the implementation of best
available fugitive dust control measures during operations capable of generating
fugitive dust. The purpose of Rule 403 is to reduce the amount of particulate
matter that is present in the air as a result of man-made fugitive dust sources.
Implementation of mitigation measures would reduce fugitive dust emissions
during construction of the proposed project and would ensure proper
implementation of Rule 403. These mitigation measures include wetting down
soils, chemical stabilization of unattended construction areas, planting vegetative
ground cover as soon as possible on construction sites, and physically covering all
trucks hauling dirt, sand, or other loose materials to and from the site. See the
"Mitigation Measures" section located at the end of this Initial Study for a list of
mitigation measures to reduce fugitive dust.
Due to the scale and character of the proposed development, air movement,
moisture, temperature, or changes in the climate are not anticipated.
Construction activities within the project area may cause temporary objectionable
odors affecting people in the immediate vicinity. Any odors would be temporary
and intermittent in nature.
The proposed project would be required to comply with SCAQMD Rule 402
(prohibiting nuisance air emissions), which would ensure that no impacts related
to objectionable odors would occur.
TRANSPORTATION/CIRCULATION
YES, LESS THAN SIGNIFICANT IMPACTS
6. A, B. Katz, Okitsu and Associates (KOA) conducted a traffic study, dated November,
2006, for the proposed project. Access to the project site would be via two
entrances on San Bernardino Road. San Bernardino Road is designated a four-
lane (80-foot right-of-way) "Minor Arterial." The trip generation rates in the
Institute of Transportation Engineers (ITE) Trip Generation (7 Edition) was
used to estimate traffic that would be generated by the proposed development.
The proposed project is estimated to result in a net increase of about 1,093 daily
trips, 109 weekday a.m. peak-hour trips, and 110 weekday p.m. peak-hour trips.
Per the traffic study conducted by KOA, the current roadway level of service
(LOS) for the project area ranges from LOS A to LOS B during the AM peak
hour, and LOS A through LOS C during the PM peak hour. These conditions are
within the acceptable range for the City. LOS C would occur at the intersection
of San Bernardino Road and Irwindale Avenue. Project-related traffic is not
anticipated to degrade existing LOS to unacceptable levels (i.e., LOS E and F).
LOS at the analyzed intersections would remain the same as existing conditions.
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Thus, the proposed project is not anticipated to increase traffic congestion in the
project vicinity, and traffic impacts would be less than significant.
The proposed project does not consist of any design features that would result in
safety hazards. Thus, impacts associated with safety hazards are considered less
than significant.
NO IMPACT
6. C-D. Emergency access to and within the project site would be reviewed by the City of
West Covina Public Works Department and Fire Department. The proposed
project would contain a fire lane along the proposed driveways. The firelane
would be accessible through the two entrances on San Bernardino Road.
The City Municipal Code requires the proposed project to provide 339 parking
spaces. The proposed project would provide 347 parking spaces, which is eight
spaces more than the required amount. Thus, the proposed project would provide
sufficient amount of parking spaces, and no impacts are anticipated.
BIOLOGICAL RESOURCES
NO IMPACT
7. A-E. The project site is located on San Bernardino Road, in the City of West Covina.
The 6.45-acre project site is developed with a single-family home, a drive through
dairy, and a vehicle storage facility. The project site had been previously operated
as a poultry and egg ranch. The project site and vicinity have been heavily
impacted as a result of prior development.
Surrounding land uses include a school within the jurisdiction of Los Angeles
County located south of the site, a newspaper printing and distribution center
located west of the site, a hardware store and lumber yard located east of the site,
and a cabinet company located north of the site across from the adjacent railroad
tracks and within the jurisdiction of the City of Irwindale.
The project site is previously disturbed and located within an urbanized setting.
No natural communities, endangered species or their habitats, locally-designated
species, or locally-designated natural communities are located on the project site.
No wetlands or watercourses are located at the site or within its immediate
vicinity. The proposed project would, therefore, not significantly impact wildlife
migration corridors.
ENERGY AND MINERAL RESOURCES
NO IMPACT
8. A-C.
HAZARDS
All buildings would be constructed in compliance with Title 24 of the California
Building Code that requires use of energy efficient equipment and fixtures. In
addition, landscaping and irrigation plans would be reviewed to ensure
implementation of water efficient measures and the use of drought tolerant plant
materials. No known economic mineral resources are present at the project site.
NO IMPACT
9. A-E. The proposed project includes approximately 135,043 square feet of light
industrial land uses that might involve the use and management of hazardous
materials whose release could pose a risk to nearby land uses. Other proposed
land uses are not of a type that is likely to involve the use or management of
ha7ndous materials. It is anticipated that small amounts of hazardous materials in
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the form of paints and solvents would be used during project construction and
operation.
The proposed industrial land uses would comply with Fire Department
requirements regarding the use, management, and disclosure of information
pertaining to the presence of any hazardous materials on the project site.
Compliance with the Fire Department requirements would protect ensure that
potential health hazards are avoided. The proposed project would not expose
people to existing sources of health hazards.
The proposed project is not anticipated to interfere with an emergency response
plan or evacuation plan. The proposed project was developed in consultation with
the Fire Department and Police Department. The proposed project is required to
comply with applicable access standards, as determined by the Fire Department.
The proposed project is located within an already urbanized area and would not
significantly increase wild lands fire hazards, as the project site is not located near
areas of flammable brush.
NOISE
YES. LESS THAN SIGNIFICANT IMPACT
10. A. Two types of short-term noise impacts might occur during construction. The first
type would be related to construction crew commutes and the transport of
materials and equipment to and from the project site. The second type of noise
impact is related to noise generated by demolition, excavation, grading, and
building construction at the project site. Construction of the proposed project is
expected to require the use of earthmovers, bulldozers, and water and pickup
trucks.
Short-term noise levels would increase during the grading and construction phases
of the proposed project as a result of the operation of vehicles and construction
equipment. The increased noise levels could affect surrounding land uses such as
the nearby school south of the project site. Compliance with the City's
construction and noise ordinances would reduce the temporary noise level
increases to a less-than-significant level. Mitigation measures include restricting
excavation, grading, and other construction activities to daytime hours when
construction activities could cause the noise level at the site to exceed the ambient
noise levels by more than five decibels.
During operation, the proposed project would not generate a significant increase
in ambient noise levels in the project vicinity. Noise generated from the project
site would be consistent with other industrial uses surrounding the project site.
Additionally, it generally takes doubling of the traffic volume to have a noticeable
(i.e., three-decibel) increase in traffic noise. Vehicular trips associated with the
proposed project would not double the amount of traffic that currently exist on the
surrounding streets. Thus, noise level increase would not be perceptible and
sensitive receptors would not be exposed to severe noise levels.
With regards to interior noise, the proposed project would be required to comply
with Title 24 of the Uniform Building Code for the conservation of energy.
Consequently, the buildings would be constructed with insulated walls, glazed
windows, etc.
YES. POTENTIAL UNLESS MITIGATION INCLDED
If). B. The property line of the project site is located within 16 feet of the centerline of
an existing railroad tracks located north of the site. Additionally, industrial land
uses are located across the railroad tracks, north of the project site in the City of
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Irwindale, a lumber yard is located to the east of the site, and a newspaper
printing and distribution center to the west of the site.
Gordon Bricken & Associates submitted an Acoustical Study in March 2005. The
study indicated that the noise from the surrounding industrial land uses and train
could significantly impact the site and would require noise control barriers to
minimize the affect of noise producing sources that surround the project site.
According to the acoustical study, the Metrolink train runs approximately 36
times a day with the majority of the trips in the morning and evening hours during
rush hour.
The exterior noise calculations have predicted exterior noise levels of 70 decibels
(dBA) community noise equivalent level (CNEL) along San Bernardino Road, 71
dBA (CNEL) along the east and west property line, and 74 dBA (CNEL) along
the north property line.
The maximum interior noise level permitted by the Municipal Code is 45 dBA
(CNEL). Interior noise reduction levels as high as 26 (IBA would be required for
second floor office spaces along San Bernardino Road. Such interior reduction
levels are beyond normal yield of construction minimums. Thus, additional
interior mitigation measures would be required and are included at the end of this
Initial Study.
The acoustical study indicated that to reduce the effect of noise from the
surrounding noise sources, sound walls would be required. The study
recommends that an eight-foot sound wall be installed on the east and west sides
of the property to mitigate noise from the neighboring industrial land uses.
Additionally, the study recommended that the design of the buildings include
double-pane glass, the use of siding or stucco, mounting interior drywall on
resilient channels and carpeting to help minimize interior noise levels.
PUBLIC SERVICES
NO IMPACT
11. A-E. The proposed project would not result in an increase in demand for public
services including fire protection, police, and school services. The proposed
project includes the construction of an industrial park that would not require a
significant increase in the provision of public services.
UTILITIES AND SERVICE SYSTEMS
YES, LESS THAN SIGNIFICANT IMPACT
12. A-G. The proposed project would result in an incremental increase in demand on
utilities such as gas, power, water, and sewer systems. Given the relatively small
scale of the project in comparison to the surrounding heavily developed urban
setting, the project is not expected to significantly impact utilities and service
systems. Further, the proposed project would be designed in compliance with
Title 24 of the California Building Code's energy efficiency criteria. Appropriate
connections to utility systems would also be installed by the developer in
compliance with the requirements of the Building Division.
AESTHETICS
NO IMPACT
13. A, B. No scenic highways are located on the project site. The proposed project includes
70 industrial condominiums, 18 office condominiums, and other facilities
typically appurtenant to this type of development. The proposed project is located
within an industrial area, and the proposed uses are compatible with the
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surrounding area in terms of height and massing. As such, the proposed project
would not have an impact on aesthetic resources.
YES, LESS THAN SIGNIFICANT IMPACT
13. C. The proposed project would introduce new sources of light as a result of exterior
and street lighting. Light spillover and glare would be minimized by requiring
lights to be designed so as to prevent the light from shining directly onto
surrounding properties, per the requirements of the Planning Commission
Resolution No. 2513, Revision No. 6. Architectural building lighting would be
subject to West Covina Municipal Code Section 26570. Light and glare impacts
would, therefore, be less than significant.
CULTURAL RESOURCES
NO IMPACT
14. A-C. There are no known historically or culturally significant resources, structures,
buildings or objects associated with the project site. The project site is largely
surrounded by developed and disturbed properties. In the event that cultural
resources are discovered, the developer shall notify the Planning Depaitment and
halt or divert work until such time as a qualified specialist, as determined by the
West Covina Planning Department, has been retained to assess the findings and
initiate a recovery program.
RECREATION
NO IMPACT
15. A, B. Permanent residential population primarily generates the demand for recreational
facilities. As the proposed project does not involve residential land uses, a direct
increase in residential population is not anticipated. The land uses associated with
the proposed project would attract individuals who have a specific destination and
purpose for being on the project site and are not likely to pursue other recreational
activities. Thus, the proposed project is not anticipated to increase the demand for
parks and recreational facilities or affect existing recreational opportunities.
MANDATORY FINDINGS OF' SIGNIFICANCE
NO IMPACT
16. A. No sensitive native plant communities are located at the project site. The project
site is currently developed with a drive-through dairy, a single-family home, and a
vehicle storage facility. The project site is located within a highly urbanized
setting. No known cultural resources are associated with the project site. The
proposed project would not degrade the quality of the natural environment,
substantially reduce the habitat of fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels, or threaten to eliminate important
examples of the major periods of California history or prehistory.
16. B. This Initial Study has not identified any potential for the proposed project to
achieve short-term environmental goals at the expense of long-term
environmental goals. The proposed project is required to comply with the West
Covina Municipal Code and all other applicable codes and regulations.
YES, LESS THAN SIGNIFICANT IMPACT
16. C. The proposed project includes the development of an underutilized manufacturing
property along San Bernardino Road. The project site is currently zoned for
manufacturing development. Due to the relatively small scale of the development,
the design of the proposed project, the compatibility with surrounding land uses,
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and mitigation measures that would be incorporated into the project design as
conditions of approval, the impact of the proposed project would be less than
significant.
16. D. The proposed project does not have environmental effects that would cause
substantial adverse effects to humans directly or indirectly. Potential impacts of
the project would be less than significant, and mitigation measures would be
incorporated into project approval to reduce the effects on the environment.
MITIGATION MEASURES
The following mitigation measures below shall be applied to the proposed project:
GEOLOGICAL PROBLEMS
1. Prior to issuance of a grading permit, the applicant shall obtain the approval of the
grading plan from the Engineering Division. The developer shall comply with the
requirements of the City Engineer and Building Official. All grading shall comply
with the provisions of the West Covina Municipal Code.
2. All graded areas shall be protected with suitable groundcover so as to stabilize
graded surfaces. The developer shall install all intended vegetative ground cover
as soon as practicable after completion of earthmoving operations to provide
effective soil stabilization.
WATER
3. Drainage improvements shall conform to the requirements of the Los Angeles
County Flood Control District and be reviewed and approved prior to issuance of
grading permits. All grading and drainage shall comply with the provisions of the
West Covina Municipal Code.
4. The developer shall obtain a construction permit from the State Regional Water
Quality Control Board for construction period stormwater discharges. The
developer shall comply with the SUSMP. Additionally, the developer shall
incorporate best management practices to prevent the discharge of pollution,
trash, litter, etc. into watercourses.
AIR QUALITY
5. Vigorous wetting procedures or other dust palliative measures shall be maintgined
during earth moving operations to minimize fugitive dust emissions in compliance
with applicable codes and ordinances pertaining to dust suppression requirements
(including SCAQMD Rule 403).
6. During construction, water trucks or sprinkler systems shall be used to keep all
areas of vehicle movement damp enough to prevent dust from leaving the project
site. At a minimum, this measure would include wetting down such areas in the
later morning and after work is completed for the day and whenever wind exceeds
15 miles per hour.
7. Roadways shall be periodically swept as determined by the City engineer and/or
maintenance services superintendent or otherwise cleared of any spilled materials
to assist in minimizing fugitive dust.
8. Trucks importing or exporting earthen materials shall be covered or sprinkled
with water prior to entering public streets.
9. Heavy-duty construction equipment shall be kept onsite when not in use to
minimize exhaust emissions associated with vehicles repetitiously traveling to and
from the project site.
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10. The number of pieces of equipment simultaneously operating shall be minimized
through efficient management practices.
11. Construction equipment shall be maintained in proper tune to reduce exhaust
emissions.
12. Diesel-powered equipment such as booster pumps or generators shall be replaced
by electric equipment, if feasible.
13. During Santa Ana wind conditions with wind speeds exceeding 15 mph, soil
disturbance areas shall be watered hourly or active operations on unpaved
surfaces shall be terminated until the wind speeds no longer exceed 15 mph.
14. Graded surfaces shall be vegetated as soon as feasibly possible after the
completion of grading within the construction area.
15. Landscaping shall be installed on all graded surfaces proposed for landscaping as
soon as feasibly possible after the completion of grading operations.
HAZARDS
16. All demolition procedures shall comply with state and West Covina Public Works
Department requirements regarding the removal of any hazardous substances,
including but not limited to asbestos and asbestos-containing building materials.
NOISE
17. During grading and construction, delivery of materials and equipment, outdoor
operations of equipment, and construction, activity shall be limited to the hours
between 7:00 a.m. and 8:00 p.m.
18. Mechanical equipment to be installed at the project site shall be required to
operate below 65 dB levels as measured from the nearest property line.
19. All construction equipment, stationary or mobile, shall be equipped with properly
operating and maintained mufflers.
20. All construction equipment shall be stored on the project site during the
construction phase to eliminate daily heavy-duty truck trips on vicinity roadways.
21. Building facade upgrades shall be installed in accordance with the Gorden
Bricken & Associates' acoustical analysis dated March 2005.
AESTHETICS
22. All exterior lighting shall be hooded and directed so as to reflect away from
adjoining properties. Architectural building lighting shall be subject to West
Covina Municipal Code Section 26-570.
CULTURAL RESOURCES
23. In the event that paleontological or cultural resources are discovered at the project
site, the developer shall notify the Planning Department and halt or divert work
until such time as a qualified specialist, as determined by the West Covina
Planning Department, has been retained to assess the findings and initiate a
recovery program, as appropriate.
ATTACHMENT NO. 2
PLANNING COMMISSION
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO. 15-02
PRECISE PLAN NO. 15-02
ADDENDUM TO A PREVIOUSLY CERTIFIED MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: WC Homes LLC (David Cook)
LOCATION: 1773 W. San Bernardino Road (Behind the existing buildings)
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
precise plan to:
Complete the development of an industrial/manufacturing business park by constructing
57,608 square feet of floor area on 2.41 acres,
on that certain property described as:
Assessor's Parcel No. 8435-015-195 through 220 as listed in the records of the
office of the Los Angeles County Assessor; and
WHEREAS, consistent with this request a variance has been submitted to reduce the
required amount of landscaping required; and
WHEREAS, the Planning Commission upon giving the required notice did on the 12 th day
of May, 2015, conduct duly advertised public hearings as prescribed by law to consider said
application; and
WHEREAS, studies and investigations made by this Commission and in its behalf reveal
the following facts:
1. The proposed project is the completion of the business park including the construction of
57,608 square feet of buildings on 2.41-acres at the rear of Prosperity Business Park.
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2. The proposal would complete the original project that included the development of a
6.45-acre site with 138,838 square feet of industrial/office condominiums, a 1,752-square
foot parcel for a future cellular site, and 346 surface parking spaces. The project was
approved on January 23, 2007. The front 4.04 acres of the business park has been
completed.
3. The project includes Variance No. 15-07 allowing 4.6 percent of the lot to be landscaped
where eight percent is required.
4. Appropriate findings for approval of a precise plan of design are as follows:
a. The proposed development plans and the uses proposed are consistent with the
General Plan and any applicable specific plan.
b. The proposed development is consistent with adopted development standards for
the zone and complies with all other applicable provision of the Municipal Code.
c. Granting the permit would not be detrimental to the public interest, health, safety,
and welfare and would not unreasonably interfere with the use or enjoyment of
property in the vicinity of the subject property.
d. The site is physically suitable for the type, density and intensity of the
development being proposed, including vehicle access and circulation, utilities,
and the absence of physical constraints.
e. The architecture, site layout, location, shape, bulk and physical characteristics of
the proposed development are compatible with the existing and future land uses,
and do not interfere with orderly development in the vicinity.
5. Pursuant to the California Environmental Quality Act (CEQA) of 1970, an Addendum to a
Previously-approved MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT was prepared indicating the project will not have a significant effect on the
environment. A copy of the Addendum and the certified Mitigated Negative Declaration of
Environmental Impact is on file in the Planning Department, City Clerk's Office, Police
Department, City's website and Regional Library for examination.
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 documentary, the Planning
Commission makes the following findings:
a. The project consists of the request for a precise plan and tentative tract map to
construct an industrial condominium park and a future cellular site. The proposed
project includes the development of a 6.45-acre (281,097-square foot) site with
158,443 square feet of industrial/office condominiums, a parcel for a future cellular
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Precise Plan No. 15-02
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site, and 347 surface parking spaces. The proposed project is bordered by San
Bernardino Road to the south, industrial uses to the east and west, and an industrial
use to the north across the Metrolink train tracks. Additionally, 10,000 square feet
of landscaping and 347 parking spaces are proposed on site. The proposed project,
as conditioned, meets or exceeds all applicable Municipal Code requirements
including, but not limited to, setbacks, parking spaces, and building coverage. The
Planning Commission approved a variance for a reduction in the amount of required
landscaping on April 11,2006. The property is zoned "Manufacturing" (M-1).
b. The site is located on San Bernardino Road and is currently vacant.
Proposed construction consists of the development of an industrial park and
compliance with the conditions of approval associated with Tentative Tract Map
No. 62346, Revision 1. Therefore, the construction of an industrial park will not
depreciate property values, interfere with the use or enjoyment of property in the
vicinity, or endanger the public peace, health, safety or general welfare, due to its
location, and the general compatibility of the project with the other uses in the
surrounding area.
c. The development is found to facilitate the orderly development of the precise plan
area. The architectural design of the industrial condominiums park and the public
storage facility is proposed in a manner that will enhance the appearance of the
surrounding area. The site design includes six industrial buildings totaling
158,443 square feet of industrial and office space. The site design also includes
parking facilities and landscaped areas.
2. That pursuant to all of the evidence presented, both oral and documentary, and further based
on the findings above, Precise Plan No. 15-02 is approved subject to the provisions of the
West Covina Municipal Code, provided that the physical development of the herein
described property shall conform to said plan and the conditions set forth herein which,
except as otherwise expressly indicated, shall be fully performed and completed or shall be
secured by bank or cash deposit satisfactory to the Planning Director, before the use or
occupancy of the property is commenced and before the Certificate of Occupancy is issued,
and the violation of any of which shall be grounds for revocation of said precise plan by the
Planning Commission or City Council.
3. That the precise plan shall not be effective for any purpose until the owner of the property
involved (or a duly authorized representative) has filed at the office of the Planning Director,
his affidavit stating he is aware of, and accepts, all conditions of this precise plan as set forth
below. Additionally, no permits shall be issued until the owner of the property involved (or
a duly authorized representative) pays all costs associated with the processing of this
application pursuant to City Council Resolution No. 8690.
4. The costs and expenses of any enforcement activities, including, but not limited to
attorneys' fees, caused by the applicant's violation of any condition imposed by this
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Precise Plan No. 15-02
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approval or any provision of the West Covina Municipal Code shall be paid by the
applicant.
5. That the approval of the precise plan is subject to the following conditions:
a. Comply with plans reviewed by the Planning Commission on May 12, 2015.
b. Comply with all applicable sections of the West Covina Municipal Code.
c. Comply with the development standards of "Manufacturing" (M-1) Zone and all
applicable provisions of the West Covina Municipal Code.
d. The off-street parking spaces shall be indicated on the plans and shall be striped in
accordance with the "Parking Lot Design and Lighting Standards" prior to the final
approval of units.
e. All approved materials and colors shall be clearly indicated on the plans.
f. A range of colors shall be included on the industrial park buildings to provide an
attractive appearance, per Planning Director approval.
g. All construction shall comply with the provisions of the West Covina Municipal
Code and the requirements of the Engineering and Building Departments.
h. All ground-mounted, wall-mounted, and/or roof-mounted mechanical equipment
not shown on the approved Study Plan shall be screened from all view, in a
manner that is architecturally compatible with the main building. Plans and
elevations indicating the type of equipment and method of concealment shall be
submitted to the Planning Director for review and approval in the event new
mechanical equipment is proposed at the exterior of the building.
i. A total of 346 parking spaces shall be available at all times.
The maximum lot coverage shall not exceed 50 percent of the total site area or
140,549 square feet.
k. Parking spaces that are directly in front of the roll-up doors of the industrial
condominium building shall be assigned to the owner of that unit by pavement
markings.
1. Prior to the issuance of building permits, the applicant shall submit a detailed wall
and fencing plan to the Planning Department for review and approval that is in
compliance with the plans reviewed by the Planning Commission. Said plan shall
indicate the locations for all fences and walls, and shall further indicate the height,
materials, and colors for all fences and walls. Walls along the east and west property
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lines shall be a minimum of 8 feet in height and walls along the rear property line
shall be a minimum of 11 feet in height in compliance with the Acoustical Analysis.
m. The applicant shall execute an indemnity agreement, in a form provided by the
City and approved by the City Attorney, indemnifying the City against any and all
actions brought against the City in connection with the approvals set forth herein.
n. The location of electrical transformers or other mechanical equipment, not
indicated on the approved Study Plan, must be approved by the Planning Director.
o. The proposed business shall not constitute a public nuisance as defined under
Section 15-200 of the West Covina Municipal Code.
P. This approval does not include approval of signs.
q. Licenses and permits as required by Chapter 14 of the West Covina Municipal Code
shall be obtained before the start of the operation of the business.
r. Prior to final building permit approval, a detailed landscape and irrigation plan be
submitted to and approved by the Planning Department for all planted areas to be
affected by project. Said plan shall include type, size, and quantity of landscaping
materials to include a combination of trees, shrubs, and groundcover, as well as a
fully automatic comprehensive watering system. Landscaped areas are to be kept
free of litter and diseased or dead plants. Diseased, dead, damaged and/or disfigured
plants shall be replaced as deemed necessary by the Planning Department. All
vegetation areas shall be automatically irrigated and a detailed watering program and
water budget shall be provided. All damaged vegetation shall be replaced and the
site shall be kept free of diseased or dead plant materials and litter at all times. All
installation of landscaping and irrigation shall be completed prior to issuance of a
certificate of occupancy.
s. The Phasing Plan for the development of the business park buildings will expire at
the end January 2019.
• Phase 1 would be the construction of Building D and completion of offsite and
onsite improvements with permits obtained by January 2016.
• Phase 2 would be the construction of Building E with permits obtained by
January 2017.
• Phase 3 would be the construction of Building Fl with permits obtained by
January 2018.
• Phase 4 would the construction of Building F2 with permits obtained by January
2019.
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t. Comply with all requirements of the "Art in Public Places" ordinance if the sum
of artwork allowance exceeds $243,791.00. The allocation amount shall be paid
prior to the issuance of building permits.
u. All new utilities shall be installed underground.
v. The applicant shall sign an affidavit accepting all conditions of this approval.
w. That any proposed change to the approved site plan, floor plan or elevations be
reviewed by the Planning, Building, Fire and Police Departments and the
Redevelopment Agency and that the written authorization of the Planning
Director shall be obtained prior to implementation.
x. All new gutters and downspouts shall not project from the vertical surface of the
building pursuant to Section 26-568 (a) (3).
y. The location of new electrical transformers, vaults, antennas, mechanical and all
other equipment not indicated on the approved plans must be approved by the
Planning Director prior to the issuance of building permit. Provide construction
details prior to issuance of a building permit.
z. Building and parking lot lighting is required to be architecturally integrated with
the building design. Standard security wall packs are not acceptable unless they
are provided with hooding that is architecturally compatible with the building.
aa. A parking lot lighting plan showing electrolier types and locations, average
illumination levels, points of minimum illumination and photometric data in
conformance with Planning Commission Resolution No. 2513 and as requested
shall be submitted to and approved by the City Engineer.
bb. Licenses and permits as required by Chapter 14 of the West Covina Municipal
Code shall be obtained before the start of the operation of the business.
CC. All outdoor trash areas shall be screened on all sides from public view by a
minimum 5'6" high decorative block wall with a gate constructed of durable
materials and an architectural cover. Provide construction details prior to
issuance of a building permit. The proposed trash enclosure shall be relocated to
be outside of the required setbacks and be designed with a trellis roof cover to
minimize visual impacts.
dd. The applicant shall meet any and all monitoring or reporting requirements necessary
to ensure compliance with the mitigation measures contained in the Previously
Certified Negative Declaration of Environmental Impact as those may be determined
by the City, including, but not limited to, entering into an agreement to perform
and/or for monitoring and reporting during project construction and implementation.
ZACase FilesTP12015 115-02 1773 San Bernardino Rd\PC1PP Reso.doc
Planning Commission Resolution No.
Precise Plan No. 15-02
May 12, 2015 - Page 7
The applicant further agrees it will cease construction of the project immediately
upon written notice of a violation of such requirement and that such a provision may
be part of any agreement of City and applicant.
ee. Prior to the issuance of building permits, the applicant shall demonstrate, to the
satisfaction of the Planning Director, that all roof mounted mechanical equipment
is placed behind a permanent parapet wall and is completely restricted from all
ground level views, pursuant to Section 26-568 of the Municipal Code.
ff. Engineering Division Requirements:
1. Comply with all conditions contained in Planning Commission Resolution
No. 567.
2. Sanitary sewers shall be provided to each "lot" in compliance with
Municipal Code Chapter 23, Article 2, and to the satisfaction of the City
Engineer.
3. Adequate provision shall be made for acceptance and disposal of surface
drainage entering the property from adjacent areas.
4. Parking lot and driveway improvements on private property for this use
shall comply with Planning Commission Resolution No. 2513 and be
constructed to the City of West Covina Standards.
5. Prior to issuance of Building Permit, all of the following requirements
shall be satisfied:
a) Update the final grading and drainage plan showing existing and
proposed elevations and drainage structures (and showing existing and
proposed on-site and off-site improvements) shall be submitted to and
approved by the Planning Department and Engineering Division.
b) A parking lot lighting plan showing electrolier types and locations,
average illumination levels, points of minimum illumination and
photometric data in conformance with Planning Commission
Resolution No. 2513 and as requested shall be submitted to and
approved by the City Engineer.
c) An itemized cost estimate for all on-site and off-site improvements to
be constructed (except buildings) shall be submitted to the Engineering
Division for approval. Based upon the approved cost estimates,
required fees shall be paid and improvement securities for all on-site
and off-site improvements (except buildings) and 100 percent
labor/material securities for all off-site improvements shall be posted
prior to fmal approval of the plans.
ZACase Files\PP\2015115-02 1773 San Bernardino Rd1POPP Reso.doc
Planning Commission Resolution No.
Precise Plan No. 15-02
May 12,2015 Page 8
6. Comply with all regulations of the Los Angeles Regional Water Quality
Control Board and Article II of Chapter 9 of the West Covina Municipal
Code concerning Stormwater/Urban Run-off Pollution control.
7. The developer shall deposit $21,000 for future street rehabilitation on San
Bernardino Road (up to centerline).
gg. Building Division Requirements:
1. All Conditions of Approval as approved by the Planning Commission
shall appear as notes on the plans submitted for building plan check and
permits.
2. Building design shall comply with the 2013 California Building Code
(CBC) and associated plumbing, electrical, mechanical, green, and Title
24 energy conservation codes.
3. Separate application(s), plan check(s), and permit(s) is/are required for:
a. Grading (see Engineering Division for requirements)
b. Retaining walls (see Engineering Division for requirements)
c. Block walls exceeding 6 feet in height
d. Signs
e. Fire sprinkler/Alarm systems (see Fire Department Prevention
Bureau for requirements)
f. Each separate structure/building
Plumbing
Mechanical
i. Electrical
4. Complete structural design complying with the current codes with
calculations will be required. Submit design for review at formal plans
review.
5. Compliance to current California T-24 Energy regulations will be
required. Submit design for review at formal plans review.
6. Separate plumbing, mechanical and electrical plan check will be required.
Submit design for review at formal plans review.
7. A soils and geology report is required to address the potential for and the
mitigation measures of any seismic induced landslide/liquefaction. Soils
report shall address foundation design and site preparation requirements.
Provide addendum report to assess the current site condition and
necessary mitigation.
g.
h.
ZACase FilesIPP12015115-02 1773 San Bernardino RdIPC\PP Reso.doc
Planning Commission Resolution No.
Precise Plan No. 15-02
May 12,2015 - Page 9
8. Sanitation District Industrial Waste approval or waiver is required.
Please contact (562) 699-7411, Ext 2900 for additional information.
9. All new on-site utility service lines shall be placed underground. All
relocated on-site utility service lines shall be underground when the cost
or square footage of an addition or alteration exceeds 50% of the existing
value or area. WCMC 23-273.
10. A complete code analysis is required. Address type of construction,
occupancy, exiting, allowable areas, allowable heights, etc. Provide a
summary on the drawing.
11. Compliance with the State of California Accessibility regulations is
required, including:
a. Building entrances shall be provided with an accessible path of travel
connecting the building entrances from the public sidewalk, accessible
parking, and other buildings or essential facilities located on the site.
b. Accessible parking:
i. Shall be located at each main entrance. Where multiple major
entrances occur, accessible parking shall be equally distributed
among the entrances.
Shall be 9 feet wide by 18 feet deep and be provided with a
loading and unloading passenger access aisle of 8 feet wide for
Van space and 5 feet wide for regular accessible spaces.
c. All employee areas shall be accessible including behind counters and
attendants.
d. All restrooms serving the building shall be accessible.
12. Provide Fire Alarms and Detection systems complying with CBC § 907
for the following projects:
13. West Covina Municipal Code requires fire sprinklers for the projects
listed below except for open garages as defined by the California
Building Code. WCMC § 7-18.13.
a. On all new buildings exceeding five thousand (5,000) square feet in
floor area.
14. Total plumbing fixtures required shall be determined by California
Plumbing Code (CPC).
15. Comply with City Parking standards
oo. Fire Department Requirements
ZACase FilesTP12015115-02 1773 San Bernardino Rd1PC1PP Reso.doc
Planning Commission Resolution No.
Precise Plan No. 15-02
May 12, 2015 - Page 10
1. NFPA 13D/13R Fire Sprinkler System.
2. NFPA 72 Fire Alarm/Fire Sprinkler Monitoring System.
3. NFPA 10 Portable Fire Extinguishers.
4. New Fire Flow Test Required.
5. Required Fire Flow of 4,000 g.p.m. at 20 p.s.i. for 2 hours.
6. Provide 4 fire hydrants within 210 feet of the property line.
7. Provide 25 foot wide Fire Apparatus Access Road with turnaround.
I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning
Commission of the City of West Covina, at a regular meeting held on the 12 th day of May, 2015, by
the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
DATE: May 12,2015
EXPIRATION DATE: May 12, 2016 if not used.
Paul Blackburn, Chairman
Planning Commission
Jeff Anderson, Secretary
Planning Commission
Z: \Case Fi1es1PP12015115-02 1773 San Bernardino Rd1PCIPP Reso.doc
ATTACHMENT NO. 3
PLANNING COMMISSION
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING VARIANCE NO. 15 - 07
VARIANCE NO. 15-07
ADDENDUM TO A PREVIOUSLY CERTIFIED MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: WC Homes LLC (David Cook)
LOCATION: 1773 W. San Bernardino Road (Behind the existing buildings)
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
variance for
a reduction in the amount of required landscaping from 8 percent (22,488 square feet) to
4.6 percent (13,000 square feet.)
on that certain property generally described as follows:
Assessor's Parcel No. 8435-015-195 through 220 in the records of the Los
Angeles County Assessor; and
WHEREAS, a precise plan has been submitted for the approval of 57,608 square feet of
industrial/office condominiums and 134 surface parking spaces; and
WHEREAS, the Planning Commission upon giving the required notice did on the 12 th day
of May, 2015, conduct duly advertised public hearings as prescribed by law to consider said
application; and
WHEREAS, studies and investigations made by this Commission and in its behalf reveal
the following facts:
1. The "Manufacturing" (M-1) Zone requires a minimum of eight percent (22,488 square
feet) landscaping be provided. The applicant is proposing 4.6 percent (13,000 square
feet) of landscaping.
2. Appropriate findings for approval of a variance are as follows:
ZACase Files\PP\2015115-02 1773 San Bernardino Rd\PCIVar Reso.doc
Planning Commission Resolution No.
Variance No, 15-07
May 12, 2015 - Page 2
a. That there are exceptional or extraordinary circumstances not applicable generally to
the other property or class of use in the same vicinity and zone.
b. That such variance is necessary for the preservation and enjoyment of a substantial
property right possessed by other property in the same vicinity and zone but which is
denied to the property in question.
c. That granting such variance will not be materially detrimental to the public welfare
or injurious to property or improvements in such vicinity and zone in which property
is located.
d. That granting such variance shall be consistent with the adopted General Plan and
any applicable Specific Plans.
3. Pursuant to the California Environmental Quality Act (CEQA) of 1970, an Addendum to
a Previously-approved MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT was prepared indicating the project will not have a
significant effect on the environment. A copy of the Addendum and the certified
Mitigated Negative Declaration of Environmental Impact is on file in the Planning
Department, City Clerk's Office, Police Department, City's website and Regional Library
for examination.
NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as
follows:
1. On basis of evidence presented, both oral and documentary, the Planning
Commission makes the following findings:
a. The applicant is requesting a variance for a reduction in the amount of
required landscaping from 8 percent (22,488 square feet) to 4.6 percent
(13,000 square feet.) The proposed project would complete a business
park on 6.45-acre property located on San Bernardino Road. The proposal
would allow improvements on the rear 2.41-acre portion of the property.
The site is located in the "Manufacturing" (M-1) Zone. The site is not
adjacent to any residential properties. The proposed use is industrial in
nature. The landscaping that is on site is primarily located at the front of
the property adjacent to San Bernardino Road where visible from offsite.
b. The proposed reduction in the amount of landscaping will allow the
development to be constructed with adequate parking, circulation and fire
access. The proposed variance provides for the preservation of a
substantial property right in that the interior of the surrounding properties
do not include areas of landscaping. Substantial landscaped areas are
provided in the front yard area where visible from offsite.
TACase FilesT1'12015 115-02 1773 San Bernardino RdWCWar Reso.doc
Planning Commission Resolution No.
Variance No. 15-07
May 12, 2015 - Page 3
c. The project has been designed in accordance with the requirements of the
Public Works Department and Fire Department and is not expected to
endanger the public peace, health, safety or general welfare. The project is
not expected to adversely affect property or improvements in the project
vicinity.
d. The proposed project will allow the completion of an
industrial/manufacturing park. The front 4.04 acres of the site has been
improved with 40 industrial/manufacturing condominiums and 18 office
condominiums. The proposed project would allow for an additional 30
industrial/manufacturing condominiums on 2.41 acres. The tract map to
allow the subdivision of the property into condominiums has been
recorded. The proposed project is consistent with the site's proposed
General Plan designation of "Industrial and Manufacturing."
2. That pursuant to all evidence presented, both oral and documentary, and further based on the
findings above, Variance No. 15-07 is approved subject to provisions of the West Covina
Municipal Code, provided physical development of the herein described property shall
conform to said plan and conditions set forth herein which, except as otherwise expressly
indicated, shall be fully performed and completed or shall be secured by bank or cash
deposit satisfactory to the Planning Director, before use or occupancy of the property is
commenced and before the Certificate of Occupancy is issued, and violation of any of which
shall be grounds for revocation of said variance by the Planning Commission or City
Council.
3. That the variance shall not be effective for any purpose until the owner of the property
involved (or a duly authorized representative) has filed at the office of the Planning
Department his affidavit stating he is aware of, and accepts, all conditions of this variance
as set forth below. Additionally, no permits shall be issued until the owner of the
property involved (or a duly authorized representative) pays all costs associated with
processing this application pursuant to City Council Resolution No. 8690.
4. Costs and expenses of enforcement activities, including, but not limited to attorneys'
fees, caused by applicant violation of any condition imposed by this approval or any
provision of the West Covina Municipal Code shall be paid by applicant.
5. That pursuant to all evidence presented, both oral and documentary, and further based on the
findings above, Variance No. 15-07 is approved as follows, subject to the following
conditions:
a. Comply with plans reviewed by the Planning Commission on May 12, 2015.
b. Comply with all other sections of the Municipal Code.
c. The approval of the variance is to allow the applicant a reduction in the amount of
required landscaping from 8 percent (22,488 square feet) to 4.6 percent (13,000
ZACase Files1PP12015115-02 1773 San Bernardino Rd\PC War Reso.doc
Planning Commission Resolution No.
Variance No. 15-07
May 12,2015 - Page 4
square feet). An additional 1,800 square feet of landscaping shall be added for the
proposed project.
d. That any proposed changes to the approved site plan, floor plan or elevations be
reviewed by the Planning Department and Building Division and that the written
authorization of the Planning Director shall be obtained prior to implementation.
e. This approval for Variance No. 15-07 shall become null and void if building
permit is not obtained within one (1) year of the date of this approval, or unless an
allowed extension is requested and approved.
I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning
Commission of the City of West Covina, at a regular meeting held on the 12 th day of May, 2015,
by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
DATE: May 12, 2015
EXPIRATION DATE:
May 12, 2016
If not used.
Paul Blackburn, Chairman
Planning Commission
Jeff Anderson, Secretary
Planning Commission
ZACase Filesk131312015115-02 1773 San Bernardino RdIPC\Var Reso.doc
ATTACHMENT NO. 4
AGENDA
ITEM NO. C-2
DATE: January 23, 2006
PLANNING DEPARTMENT STAFF REPORT
PRECISE PLAN NO. 06-17
TENTATIVE TRACT MAP NO. 62346, REVISION 1
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Craig Cook - WC Homes, LLC
LOCATION: 1773 W. San Bernardino Road, between Orange Avenue and Nora Avenue
I. DESCRIPTION OF APPLICATION
The proposed project includes the development of a 6.45-acre (281,097-square foot) site
with 158,443 square feet of industrial/office condominiums, a 1,752-square foot parcel
for a future cellular site, and 347 surface parking spaces. The proposed project is a
revision of a previously-approved plan that included public storage on the rear portion of
the site.
The subject property is currently vacant. The site was previously developed with a drive-
through dairy, a commercial vehicle storage facility, and a single-family house. To
facilitate the development of the project site, the following entitlements are required:
1. Precise Plan No. 06-17 for the development and architecture of the project site.
2. Tentative Tract Map No. 62346, Revision 1 to subdivide the 6.45-acre site into 89
lots: 70 industrial condominium air space lots, 18 office condominium air space
lots, and a lot for the future cell site. Private driveways are also being proposed.
IL STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt resolutions approving Precise
Plan No. 06-17, Tentative Tract Map No. 62346, Revision 1, and certification of the
Negative Declaration of Environmental Impact.
III. ENVIRONMENTAL DETERMINATION
The Initial Study prepared for the proposed project disclosed that the project would not
have a significant impact on the environment. Mitigation measures have been
incorporated into the project's design as conditions of approval to reduce impacts on the
environment to a less-than-significant level. A Negative Declaration of Environmental
Impact has been prepared pursuant to the requirements of the California Environmental
Quality Act (CEQA) of 1970, as amended. The previous industrial development was
approved with a Mitigated Negative Declaration
Studies conducted for the project site include an acoustical study, a tree survey, a health
risk assessment, a Phase I and Phase II environmental site assessment, and a traffic study.
These studies determined that within each of the categories of analysis, the project would
not have a significant impact on the environment with the incorporation of mitigation
measures. Summaries of the findings of the referenced studies are presented below.
Noise
The noise study, which was prepared by Gordon Bricken & Associates (March 2005),
was conducted for the previously proposed residential development on the project site.
&lease Files\PPN2006106-17 1773 San Bernardino Rd Industrial Condos\Staff Report.doc
PP 06-17; TIM 62346, Revision-I
WC Homes, LLC. 1773 W. San Bernardino Road
January 23, 2007 — Pages 2
The noise study determined that noise from the adjacent railroad tracks to the north and
the surrounding industrial uses would have a significant noise impact on the previously
proposed residential development. As the currently proposed project is an industrial
development, noise impacts are no longer considered significant.
Tree Survey
A tree survey, which was conducted by Thomas Olsen Associates, Inc. (March 2005),
was prepared to evaluate the trees on the project site. The survey determined that non-
native trees were located on the project site. Among the trees that were found on the
project site, six trees were defined as "significant" by the Municipal Code. These trees
were considered significant based on their location on the project site (in the front yard)
not based on their species. A tree removal permit was approved for the previously
proposed industrial project, and since the approval the trees have been removed from the
project site.
A condition of approval has been provided to replace the six trees with trees of at least
36-inch box size at a one-to-one ratio. Locations of the replacement trees will be
evaluated by the project Landscape Architect and incorporated into the project design.
Health Risk Assessment
Environmental Science Associates (ESA) conducted a health risk assessment in April
2005 as part of the review for the previous residential proposal. The assessment was
primarily concerned with the health risk associated with placing residential uses adjacent
to the newspaper production and distribution center as the facility would release diesel
particulates from delivery trucks and other vehicles. The health risk assessment found
some health risk associated with placing a residential development directly adjacent to a
newspaper plant. However, the health risk is not considered significant under CEQA.
The health risks associated with the currently proposed project likely would be less than
the previously proposed residential project since health risk analyses generally assume
that workers would be exposed to toxic air contaminants for a shorter time frame than
residents (e.g., eight hours a day, 240 days a year for 46 years for workers versus 24 hours
a day, 365 days a year for 70 years for residents).
Phase I and Phase II Environmental Assessment
A Phase I and Phase II Environmental Site Assessment was prepared by Ami Adini &
Associates, Inc. to evaluate the potential for environmental hazards at the project site. The
evaluation was completed as part of the sale of the property and was provided by the
applicant at the City's request. The assessments, which where conducted in September
and November 2004, found high levels of lead, total recoverable petroleum hydrocarbons
(TRPH), and petroleum in the soil. The contamination is most likely related to the
storage of vehicles on the project site and surface spills. It was the recommendation of
Ami Adini and Associates, Inc. that the top 24 inches of the contaminated areas be
removed and further tested. In May 2005, Nationwide Environmental Consultants, Inc.
(NEC) conducted the remedial action at the site, which included the removal and disposal
of 1,380 cubic yards of soil by a qualified contractor (Arrow Recycling). The soil was
disposed at a Class II waste disposal facility.
Traffic
While a traffic study was completed for the original industrial condominium/storage
facility project, a revised traffic study was required for the current proposal because of the
increased traffic demand associated with the additional industrial condominium square
footage. The traffic study for the currently proposed project was conducted by Katz,
Okitsu and Associates (KOA) (November 2006). Access to the project site will be via
San Bernardino Road. San Bernardino Road is designated a four-lane (80-foot right-of-
way) "Minor Arterial."
ZfICase Files\PPI2005106-17 1773 San Bernardino Rd Industrial Condos\Staff Report.doc
PP 06-17; TTM 62346, Revision-1
WC Homes, LLC. 1773 W. San Bernardino Road
January 23, 2007— Pages 3
Traffic generated by the proposed development was estimated using trip generation rates
from the Institute of Transportation Engineers (ITE) Trip Generation (7th Edition). The
currently proposed industrial project would result in a net increase of approximately
1,093 daily trips, 109 weekday a.m. peak-hour trips and 110 weekday p.m. peak-hour
trips.
Per the traffic impact study conducted by KOA, the current roadway level of service
(LOS) for the intersections that likely would be affected by the proposed project ranges
from LOS A to LOS C. The nearest intersection at Orange Avenue and San Bernardino
Road currently operates at LOS A. Traffic generated by the proposed project would not
degrade the level of service to a point where mitigation would be warranted (LOS E).
Thus, traffic associated with the proposed project would not have a significant impact on
nearby intersections.
The proposed project would construct private driveways that would circulate throughout
the entire project site. The driveways will connect to San Bernardino Road. The study
found that the current width of driveways, which are 30 feet for the west driveway and 26
feet for the east driveway, is adequate for vehicles to easily enter and exit the project site.
A condition of approval has been added to require an access agreement between all lots.
Response to Comments
A letter was received from the County of Sanitation Districts of Los Angeles County
during the Initial Study circulation period. The letter provides information in regards to
trunk sewer connection permits, the size and capacity of the trunk sewer to which
wastewater on the project site will discharged, the reclamation plant where wastewater
will be treated, the estimated average wastewater flow of the proposed project, and the
connection fee.
Wastewater generated by the proposed project will be treated at the San Jose Creek Water
Reclamation Plant. The letter states that the design capacities of the Districts' wastewater
treatment facilities are based on the regional growth forecast adopted by the Southern
California Association of Governments (SCAG). As such, the available capacity of the
Districts' treatment facilities will be limited to levels associated with the approved SCAG
growth projections.
The SCAG growth assumptions are based on the General Plan land use of the cities
within its jurisdiction. As the proposed industrial park project would be consistent with
the City's General Plan land use designation of "Industrial & Manufacturing," the
proposed project would be consistent with the SCAG growth assumptions. Thus, the San
Jose Creek Water Reclamation Plant would have sufficient capacity to treat wastewater
that is generated on the project site.
V. HISTORY
The subject property is located in the "Manufacturing" (M-1) zoned section of the City.
The property is currently vacant and has been previously developed with a drive-through
dairy, a single-family residence, and commercial vehicle storage. Prior to these
developments, the site was developed with a poultry and egg farm.
In 2005, the applicant had requested approval for the construction of 64 small-lot, single-
family homes (Precise Plan No. 05-02, Tentative Tract Map No. 62346, General Plan
Amendment No. 05-02, Zone Change No. 05-03, and Tree Removal Permit No. 05-05).
The Planning Commission denied the project, and the applicant subsequently withdrew
an appeal of the project.
After the residential project was withdrawn, the applicant requested approval for the
subdivision of the site into 60 lots for industrial/office condominiums and self storage
(Precise Plan No. 05-20, Tentative Tract Map No. 62346, Tree Removal Permit No. 06-
04, Conditional Use Permit No. 05-24, and Variance No. 06-08). The proposal included
&Case Files\PP12006106-17 1773 San Bernardino Rd Industrial Condos \Staff Report.doc
PP 06-17; TTM 62346, Revision 1
WC Homes, LLC. 1773 W. San Bernardino Road
January 23, 2007– Pages 4
97,000 square feet of industrial/office condominiums, 178,020 square feet of self-storage
units, a parcel for a future cellular site, and 238 surface parking spaces. On April 11,
2006, the Planning Commission approved the precise plan, the tentative tract map, a free
removal permit (for the removal of six on-site trees), a conditional use permit (for the
operation of the public storage facility), and a variance (to allow for less landscaping than
required by the Municipal Code).
After the Planning Commission approved the industrial park project, the drive-through
dairy, single-family residence, and vehicle storage facility were demolished. The
applicant subsequently decided to revise the industrial project by replacing the public
storage units with industrial condominiums.
VI. SUMMARY OF DATA
STANDARD EXISTING ORIGINAL REVISED REQUIRED/
ALLOWED
Site Area 6.45 Acres
(281,097 sq. ft.)
No Change No Change Not Applicable
Building Area
(Coverage)
Vacant 149,500 sq. ft.
(53%)
137,865 sq. ft.
(49%)
140,549 sq. ft.
(50%)
Industrial Condos
Office Condos
Storage Facility
1' Floor Industrial
2"d Floor Office
Storage Facility
Total
---
---
--
—
—
—
---
40 Units
18 Units
600-1,200 Units
79,000 sq. ft.
18,000 sq. ft.
178,020 sq. ft.
275,020 sq. ft.
70 Units
18 Units
--
137,865 sq. ft.
(2,822 sq. ft. is
nonleasable)
20,578 sq. ft.
--
158,443 sq. ft.
Not Applicable
Landscaping
(Coverage)
--- 10,050 sq. ft.
(3.6%)
10,000 sq. ft.
(3.6%)
22,488 sq. ft.
(8%)
Setbacks
Front
Side
Rear
—
--
--
20 ft.
Oft.
Oft.
22 ft.
Oft.
Oft.
Approved by
Precise Plan
Building Height
One Story
Two Story
--
---
21 ft.
35 ft.
26 to 30.5 ft.
38 to 40.5 ft.
45 feet;
Four Stories
ZACase Files\PP \2006106-17 1773 San Bernardino Rd Industrial Condos‘Stainepon.doe
^ PP 06-17; TTM 62346, Revision I
WC Homes, LLC. 1773 W. San Bernardino Road
January 23, 2007— Pages 5
PROPOSED USE PROPOSED
PARKING PROVIDED
REQUIRED/
ALLOWED
Industrial Condos
Manufacturing (Leasable 135,043 sq. ft. I parking space for every 500 sq.
Area) ft. of floor area
(270 spaces)
Office (Leasable Area) 20,578 sq. ft. 1 parking spaces for every 300 sq.
ft. of floor area
(69 spaces)
Total Leasable Area 155,621 sq. ft. 339 spaces
Total Parking 347 spaces 339 spaces
Surrounding Zoning and Land Use:
North: Railroad tracks (Metrolink), Industrial Uses, City of Irwindale
South: "Single Family Residential" (R-1); Elementary School across San
Bernardino Road
East: "Manufacturing" (M-1); Hardware Store and Lumber Yard
West: "Manufacturing" (M-1); Newspaper Printing and Distribution Center
Current General Plan Designation: "Industrial & Manufacturing"
Current Zoning Designation: "Manufacturing" (M-1)
Notices of Public Hearing have been mailed to 225 owners and occupants of property
within 300 feet of the project site.
VII. PROJECT DESCRIPTION AND ANALYSIS
The proposed project includes the development of a 6.45-acre (281,097-square foot) site
with 158,443 square feet of industrial/office condominiums, a parcel for a future cellular
site, and 347 surface parking spaces. The proposed project also includes 10,000 square
feet of landscaping. The applicant is requesting the approval of a precise plan and a
tentative tract map to facilitate the development. The property is currently zoned
"Manufacturing" (M-1).
The proposed project is a revision of the project that was approved by the Planning
Commission on April 11, 2006. The 40 industrial and office condominiums on the
southern half of the project site would remain similar to the previously-approved
industrial project. The previously-approved variance to reduce the amount of landscaped
area from eight percent to 3.6 percent remains in effect. Additionally, the applicant has
acted upon the tree removal permit that was approved in April 2006. If the proposed
precise plan and tentative tract map are approved, the previous precise plan, tentative tract
map, and conditional use permit that were approved in 2006 would be void.
Precise Plan
The proposed project would develop 70 industrial/manufacturing condominiums, 18
office condominiums, and a future cellular site on the project site. Each of the
industrial/manufacturing condominiums consists of a roll-up door, a small office, and a
restroom.
ViCase FilealY12006106-17 1773 San Bernardino Rd Industrial Condos,iStaff Report.doc
' PP 06-17; TTM 62346, Revision 1
WC Homes, LLC. 1773 W. San Bernardino Road
January 23, 2007— Pages 6
The future cellular site will remain vacant until a suitable carrier is found. A separate
conditional use permit application will be submitted at that time.
Parking & Circulation
Access to the project site will be via two driveways on San Bernardino Road. The
proposed project would include private driveways that would circulate throughout the
project site and would provide access to the proposed condominium lots. The private
driveways range from 25 feet to 30 feet in width. Gates will be installed at the front of
each drive aisle. The gates will be closed after business hours.
A total of 347 parking spaces are being proposed on the project site. The overall required
parking is 339 spaces for the entire project. Parking is divided into two categories:
parking for the manufacturing use and parking for the office use. Parking for the
manufacturing use is based on the ratio of one parking space for every 500 square feet of
floor area. The parking demand for office is one parking space for every 300 square feet
of floor area. The 135,043 square feet of manufacturing space would require 270 parking
spaces, and the 20,578 square feet of office space would require 69 parking spaces.
The applicant proposes to have 40 industrial/manufacturing condominiums on the ground
floor. The ground floor condominiums are limited to manufacturing and warehouse type
uses. These uses are delineated in the Municipal Code and a condition of approval has
been included to require that only such uses shall be permitted on site. Since the site is
developed primarily for industrial/manufacturing uses, no retail uses or any other use that
would have parking demand greater than that of manufacturing or warehousing will be
allowed on site. This condition is required to be included in the Codes, Covenants, and
Restrictions (CC&R'
The 18 office condominiums are limited to uses that are associated with a general office
use such as accounting, real estate, law offices, and other similar uses. No retail,
restaurant, or medical uses would be permitted on site. This condition is also required to
be included in the CC&R's.
The industrial/manufacturing condominiums are designed with parking spaces directly in
front of the roll-up doors. A condition of approval has been included so that the parking
spaces that are directly in front of the roll-up doors for that individual tenant space will be
reserved for the owner/tenant of that unit.
Two small dead-end driveways are located at the center portion of the lot, on the east and
west side. Each of these driveways has seven spaces. The City's "Parking Lot Design
and Lighting Standards" discourage the use of dead-end driveways. In the event that
dead-end driveways are necessary, the standards recommend that a 12-foot wide marked
space be designated as a turnaround space. In this case, because each of these dead-end
driveways only consists of seven parking spaces, staff recommends that they be approved
with no turnaround area.
Lot Coverage
The total lot size is 6.45 acres (281,097 square feet). The Municipal Code permits a
maximum lot coverage of 50 percent of the entire parcel (140,549 square feet). The
footprint of all buildings on the project site is 137,865 square feet, resulting in 49 percent
lot coverage.
Aesthetics, Architecture & Landscaping
The buildings are designed as concrete tilt-up buildings with synthetic stone veneers. The
buildings are designed with a flat roof with cornices at the top of the buildings. The front
elevation of the complex would include areas of stone veneer and horizontal score marks
to break up the mass of the building. The middle building at the southern portion of the
ZACase Files\PP12006\06-17 1773 San Bernardino Rd Industrial Condos\Staff Report.doc
PP 06-17; TIM 62346, Revision 1
WC Homes, LLC. 1773 W. San Bernardino Road
January 23, 2007— Pages 7
project site will be two stories at the north end and one story at the south end. The
remaining buildings on the project site will be one story.
The applicant is proposing to provide a variety of articulation in building surfaces. The
height of the one-story buildings will range from 26 feet to 30.5 feet. The height of the
two-story building will range from 38 feet to 40.5 feet.
The proposal includes six separate trash enclosures. These enclosures are located to the
front, center, and rear portions of the lot along each of the main driveways. The largest
trash enclosures are located in the center of the lot, on the east and west side.
A tree removal permit to remove the six significant trees was approved for the previous
industrial project. These trees were designated as significant based on their location in
the front yard setback. The trees are not significant in terms of their species. The trees
were removed during demolition activities prior to the submittal of the currently proposed
industrial park project. To ensure that the trees are replaced, a condition of approval has
been included in the precise plan resolution requiring a one-to-one tree replacement ratio
with at least a 36-inch box size.
The applicant is proposing to provide landscaping primarily in the front 22-foot setback
area adjacent to San Bernardino Road. The applicant will be required to provide
landscaping plans for this area. Small landscape planters will also be located in the
parking area adjacent to the industrial condominiums. Approximately 3.6 percent of the
project site will be landscaped. The project is required to provide landscaping for eight
percent of the project site. A variance to allow 3.6 percent of the property to be
landscaped was approved for the previously-approved industrial project and remains in
effect.
A condition of approval to incorporate public art into the proposed project has been
included. The Planning Commission will have final approval at a later date on the type of
art that will be included in the project. The applicant is required to provide art that is
equal in value to one percent of the building valuation or pay in-lieu fees to the City.
These in-lieu fees may be used to pay for art projects elsewhere in the City. The applicant
has indicated a desire to provide public art on site.
Tentative Tract Mao
The proposed tentative tract map is intended to subdivide the 6.45-acre site into 89 lots,
including 70 industrial/manufacturing condominiums, 18 office condominiums, and one
parcel for a future cellular tower.
The proposed project would have 70 industrial/manufacturing condominiums on the first
floor and 18 office condominiums on the second floor. The future cellular site will be
located on a 1,752 square foot parcel at the northwest corner of the project site. The
industrial and office units would be sold as air space condominiums. The subdivision
design requires the approval of a "condominium" map to create an "air space" subdivision
of the units and for shared ownership of the common lot. A condition of approval has been
included to require the creation of CC&R's to establish a property owners association.
The project site has approximately 340 feet of frontage on San Bernardino Road. The City's
Master Plan of Streets designates San Bernardino Road as a "Minor Arterial" (four-lane, 80-
foot wide right-of-way). To accommodate the Master Plan of Streets right-of-way width,
the project will dedicate seven feet of frontage along San Bernardino Road to the City. The
dedication area is for street widening purposes. Therefore, nine-foot sidewalks with trees in
tree wells are required to be installed as a part of this project.
The proposed map is consistent with the proposed "Industrial and Manufacturing" land
use designation of the West Covina General Plan in that the proposed project would
result in the operation of an industrial park.
ZACase Files1PP12006106-17 1773 San Bernardino Rd Industrial Condos\Staff Report.doc
" PP 0617; TTM 62346, Revision I
WC Homes, LLC. 1773 W. San Bernardino Road
January 23, 2007— Pages 8
VIII. CONCLUSION
The proposed revision to the previously-approved industrial development would allow for
70 industrial/manufacturing units and 18 office units. The revisions generally represent
changes at the rear portion of the lot, which on the previously-approved plan was a self-
storage facility. The applicant has elected to eliminate the self-storage facility due to
concerns regarding market saturation of that type of use.
Staff has reviewed the proposed revision and determined that the proposed project
complies with the required development standards, with the exception of required
landscaping. The code requires that eight percent of the lot be landscaped. However, the
plans indicate that 3.6 percent of the lot will be landscaped. The Planning Commission
approved a variance to allow for the reduction in landscaping at the time the previous
project was approved (April 11, 2006). That variance is still valid and the applicant
intends to utilize the approved variance.
The proposed project continues to include parking spaces in front of the roll-up doors of
the industrial/manufacturing condominiums. This situation was proposed and approved
on April 11, 2006. A condition of approval is included requiring that the parking spaces
in front of each roll-up door be assigned to that unit. Additionally, the proposed plan
includes a total of eight excess parking spaces. Uses such as retail, medical offices, and
schools would not be allowed on the project site and a condition has been included.
IX. STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt resolutions approving Precise
Plan No. 06-17; Tentative Tract Map No. 62346, Revision 1; and certification of the
Negative Declaration of Environmental Impact.
PREPARED BY:
Teresa Li
Planning Associate
REVIEWED AND APPROVED:
as N. McIsaac
Planning Director
Attachments:
Attachment 1 — Negative Declaration Resolution
Attachment 2 — Precise Plan Resolution
Attachment 3 — Tentative Tract Map Resolution
Attachment 4 — Initial Study
Attachment 5 — Comment Letters on the Initial Study
ZACase FilesIPP12006106-17 1773 San Bernardino Rd Industrial Condos \ Starr Report.doc
City of West Covina
Memorandum
AGENDA
ITEM NO. #
DATE: May 12, 2015
TO: Planning Commission
FROM: Planning Department
SUBJECT: STUDY SESSION — RESCINDING CODE AMENDMENT NO. 11-05
BILLIARD PARLOTS
BACKGROUND
At the Planning Commission meeting of July 26, 2011, the Planning Commission
initiated a code amendment to revise the current standards for billiard parlors. The
Billiard Parlor Regulations are located in the "Special Regulations for Unique Uses"
section of the Municipal Code under Game Arcades. The Game Arcade section of the
code includes standards for computer game/internet access center, game arcades, and
billiard parlors.
Due to the workload of applications that have been submitted the last few years, low
staffing levels and the General Plan Update that is now being prepared, the code
amendment has not been processed. As the City will be considering a comprehensive
Zoning Code update following the adoption of the General Plan and that the City receives
very few requests for conditional use permits for billiard parlors, staff is recommending
rescinding the initiation of the code amendment. A resolution rescinding the code
amendment is attached.
RECOMMENDATION
If the Planning Commission determines that it is appropriate, adopt a resolution to
rescinding the initiation of Code Amendment No. 11-05 regarding the Game Arcades
section of the Code.
Jeff/Aria erson
Planning Director
Attachments:
Attachment 1 — Rescission Resolution
Attachment 2 — Planning Commission Staff Report Initiating Code Amendment, 7/26/11
ZACase FilesICODE AMEND12011111-05 Billiard PariorsT escission\RescissionSR.doe
ATTACHMENT NO. 1
PLANNING COMMISSION
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF WEST COVINA, CALIFORNIA, AND RESCINDING THE
INITIATION OF CODE AMENDMENT NO. 11-05 RELATED TO
REVISING THE GAME ARCADES STANDARDS FOR BILLIARD
PARLORS
WHEREAS, on July 26, 2011, the Planning Commission initiated a code amendment
to revise the billiard parlor standards in the Game Arcades section of the Municipal Code; and
WHEREAS, the number of applications for billiard parlors and game arcades is minor in
comparison with other uses: and
WHEREAS, staff resources have been directed to other issues that include other code
amendments that deal with sections of the Municipal Code that are more commonly cited as well
as submitted development project; and
WHEREAS, the City is currently updating the General Plan with the concept of
completing a comprehensive Zoning Code update at the conclusion of the General Plan update
process.
NOW, THEREFORE, BE IT RESOLVED, the Planning Commission of the City of
West Covina, in conformance with Section 26-153(0(3) of the West Covina Municipal Code,
does hereby rescind the initiation of Code Amendment No. 11-05 related to revising the game
arcades standards for billiard parlors.
ZACase Files\CODE AMEND12011111-05 Billiard Parlorsaescission\Rescission Reso.doc
Resolution No
Code Amendment No. 11-05
May 12, 2015 Page 2
I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning
Commission of the City of West Covina, at a regular meeting held on the 12 th day of May,
2015 by the following vote.
AYES:
NOES:
ABSTAIN:
ABSENT:
DATE: May 12,2015
Paul Blackburn, Chairman
Planning Commission
Jeff Anderson, Secretary
Planning Commission
ZACase Files1CODEAMEND\2011111-05 Billiard Parlors\RescissionlRescission Reso.doc
co, of West Covina
'Memorandum
AGENDA
ATTACHMENT NO. 2
ITEM NO. D-2
DATE: July 26, 2011
TO: Planning Commission
FROM: Planning Department
SUBJECT: STUDY SESSION — POTENTIAL CODE AMENDMENT
Billiard Parlors
BACKGROUND
At the Planning Commission meeting of June 28, 2011, the Planning Commission
directed staff to agendize the discussion of a code amendment to revise the current
standards for billiard parlors. The Billiard Parlor Regulations are located in the "Special
Regulations for Unique Uses" section of the Municipal Code under Game Arcades. The
Game Arcade section of the code includes standards for computer game/internet access
center, game arcades, and billiard parlors. Over the last 15 years, there have been two
conditional use permit applications for billiard parlors submitted (including the
conditional use permit continued by the Planning Commission on June 18, 2011). The
Code section is attached as Attachment 1. The standards for billiard parlors begin on
page 4.
Staff has also prepared a code amendment initiation resolution to allow the Planning
Commission to initiate the code amendment if that is the desired action. Staff is currently
working on three other code amendments (multiple-family zones, reasonable
accommodations under ADA, and tattooing). Based on current staffing levels and
workload, it is difficult for staff to focus on more than one code amendment at a time.
If the Planning Commission determines to adopt the resolution initiating the code
amendment, a study session would be scheduled before the Planning Commission to
discuss possible changes to the code. If Commissioners have specific suggestions on
issues for staff to consider or research, it would be appropriate to provide that direction at
the meeting.
RECOMMENDATION
If the Planning Commission determines that it is appropriate, adopt a resolution to initiate
a code amendment to consider revising the Game Arcades section of the Code.
Jfiff4Knderson
Acting Planning Director
Attachments:
Attachment 1 — Game Arcades Section of the Municipal Code
Attachment 2— Initiation Resolution, Game Arcades (Billiard Parlor Standards)
ZAMEMOLTR1.1N+201 Maley SesslonABilliard ParlorlInitiationSR.doc
City of West Covina
Memorandum
AGENDA
ITEM NO. 5
DATE: May 12, 2015
TO: Planning Commission
FROM: Planning Department
SUBJECT: STUDY SESSION — RESCINDING CODE AMENDMENT NO. 13-04
COMMERCIAL PARKING STANDARDS
BACKGROUND
At the Planning Commission meeting of July 9, 2013, the Planning Commission initiated
a code amendment to study commercial parking standards. The concept of a code
amendment for commercial parking studies came from a Planning Commission meeting in
October of 2012 in which the Commission was presented the number and type of variance
applications received over the previous five years. The interest of the Planning Commission
was to gauge which sections of the Zoning Code might be most appropriate to consider
revising in cases where the City was approving variances from the same code section. By
doing so the Commission could revise the code to be consistent with the code sections in
which variances were being requested by reducing costs for applicants and allowing more
efficient use of City resources. At the Planning Commission meeting of June 25, 2013,
Commissioner Menefee requested to have a study session with the idea of considering a
code amendment to modify the commercial parking standards.
Code Amendment No. 13-04 was processed with study sessions held by the Planning
Commission on September 24, 2013 and December 10, 2013. A public hearing was held by
the Planning Commission •on March 11, 2014 and May 27, 2014. The Planning
Commission adopted a resolution recommending approval of revisions to the code on May
27,2014.
At the beginning of 2014, the City Council determined to move forward with a General
Plan Update. The General Plan Update program was awarded to Rangwala and
Associates in July of 2014 with the goal of completing the Update in two years. The
concept of completing a comprehensive Zoning Code revision was also discussed, and
will occur at the conclusion of the General Plan Update based on funding. The General
Plan Update requires Planning staff participation and reduces staff time to focus on other
types of activities.
Code Amendment No. 13-04 was presented at a public hearing to the City Council on
September 16, 2016. The City Council directed staff to work with the business community
and process the code amendment revisions afterward.
Rescission of CA 13-04
May 12, 2015 — Page 2
Given the time commitment required for the General Plan Update and that there is an intent
to begin a comprehensive Zoning Code update in the next few years, it is recommended that
the evaluation of commercial parking standards be postponed until the completion of the
General Plan Update. A resolution rescinding the code amendment is attached.
RECOMMENDATION
If the Planning Commission determines that it is appropriate, adopt a resolution
rescinding the initiation of Code Amendment No. 13-04 regarding the Commercial
parking standards.
derson
alining Director
Attachments:
Attachment 1 — Rescission Resolution
Attachment 2 — Planning Commission Staff Report Initiating Code Amendment, 7/9/13
\\StoragellplandatalCase Files\CODE AMEND12013113-04 Commercial Parking Stds\PC Reseession
5.12.151RescissionSR.doe
ATTACHMENT NO. 1
PLANNING COMMISSION
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF WEST COVINA, CALIFORNIA, AND RESCINDING THE
INITIATION OF CODE AMENDMENT NO. 13-04 RELATED TO
COMMERCIAL PARKING STANDARDS IN THE CITY OF WEST
COVINA
WHEREAS, on July 9, 2013, the Planning Commission considered the initiation of a
code amendment related to commercial parking standards in the City of West Covina; and
WHEREAS, the City is currently updating the General Plan with the concept of
completing a comprehensive Zoning Code update at the conclusion of the General Plan update
process; and
WHEREAS, the City Council has determined that it is vital to have input from
commercial businesses and/or property owners in considering changes to the parking standards;
and
WHEREAS, staff resources are currently devoted to completing submitted development
applications and the General Plan update.
WHEREAS, the discussions that are part of the General Plan update may have an impact
on the types of parking standards that would be considered.
NOW, THEREFORE, BE IT RESOLVED, the Planning Commission of the City of
West Covina, in conformance with Section 26-153(0(3) of the West Covina Municipal Code,
does hereby rescind the initiation of Code Amendment No. 13-04 related to parking standards.
ZACase Files\CODE AMEND12013113-04 Commercial Parking Stds\PC Rescession 5.12.151Rescission Reso.doc
Resolution No
Code Amendment No. 13-04
May 12, 2015 - Page 2
I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning
Commission of the City of West Covina, at a regular meeting held on the 12 th day of May,
2015 by the following vote.
AYES:
NOES:
ABSTAIN:
ABSENT:
DATE: May 12, 2015
Paul Blackburn, Chairman
Planning Commission
Jeff Anderson, Secretary
Planning Commission
ZACase Files\CODE AMEND12013113-04 Commercial Parking Stds\PC Rescession 5.12.151Rescission Reso.doc
(1,ty of West Covina
Memorandum
ATTACHMENT NO 2 AGENDA
'ITEM NO. 7.
DATE: July 9,2013
TO:
FROM:
SUBJECT:
BACKGROUND
Planning Commission
Planning Department
Study Session — Code Amendment Initiation
Parking Standards and Donation Drop Boxes
In October of 2012, the Planning Commission was presented the number and type of variance
applications received over the last five years. The interest of the Planning Commission was to
gauge which sections of the Zoning Code might be most appropriate to consider revising.
The following are the number of variances that were submitted by category.
Pylon Signs 15
Single-Family Development Standards 14
Parking Standards 11
Commercial Development Standards
Wireless Communication Standards
Wall Signs 4
Multiple-Family Development Standards
At the conclusion of the study session, the Planning Commission determined that a Code
Amendment should be processed on pylon sign standards. The Code Amendment was approved
by the City Council on June 4, 2013. At the Planning Commission meeting of June 25, 2013,
Commissioner Menefee requested to have a study session with the idea of considering a code
amendment to modify the commercial parking standards.
Parking Standards
There are several different types of commercial parking standards in the Zoning Code, There are
individual use standards (retail, restaurant, schools, etc,), common facilities (multi-tenant
ZAMEMOLTIWA12013laudy SessionsTarking & Donation Boxs\PC:Variances.Parking & DonationBoxes.doc
Jef haeis/on
Planning Director
Study Session — Commercial Pulsing & Donation Boxes
July 9, 2013 Page 2
shopping centers), joint use parking (parking shared by two uses with different peaks), and minor
parking reductions (parking reduction based on parking survey of conditions). Staff recommends
that all four types be studied by the Planning Commission so that there is an understanding of
how each type can be utilized. If the Planning Commission determines to initiate a code
amendment, staff will be recommending focusing on potential changes to individual standards
and to common facilities.
Donation Drop Boxes
Staff has recently been involved in attempting to address the placement of "Donation Drop
Boxes" in various parking lots around the City. These Drop Boxes are used by companies to
collect clothing which they haul away and sell or give away. While some of these Donation Drop
Boxes are placed by agencies with non-profit status, others are for-profit businesses. Because
boxes are unmanned they have a variety of nuisance issues, such a graffiti and debris piled
around the box when they are full. Currently, these Drop Boxes have been classified as "Small
Collection Facilities" which requires the approval of an administrative use permit. Staff is
recommending the adoption of a code amendment to allow the consideration of changes to the
code to further clarify the use or require some time of annual payment as part of the approval to
cover code enforcement costs.
The West Covina Municipal Code states that a Code Amendment must be initiated by a
resolution of the Planning Commission or City Council. Staff has included two initiation
resolutions to allow the Planning Commission to initiate both Code Amendments. Staff may try
to Process these code amendments concurrently, but to allow for flexibility, staff is
recommending they be adopted separately.
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution to initiate a code amendment
to consider revisions to commercial parking standards and adopt a resolution to initiate a code
amendment to establish standards for Donation Drop Boxes.
PREPARED BY:
Attachments:
Attachment 1 — Initiation Resolution for Commercial Parking Standards
Attachment 2— Initiation Resolution for Donation Drop Boxes
Z AMEMOLTR1TA120 13 \Study ScssionsTarking & Donation Boxs\PC.Variances.Paricing & DonationBoxes.doc
AGENDA NO.: 6 a.
DATE: May 12, 2015
OFFICIAL MINUTES
REGULAR MEETING OF THE PLANNING COMMISSION
SUBCOMMITTEE DESIGN REVIEW BOARD
Tuesday, April 28, 2015
Planning Assistant Amy Davis in the West Covina Planning Department Conference Room
called the regular meeting of the Planning Commission Subcommittee Design Review Board
to order at 6:30 p.m.
1. ROLL CALL
Present: Blackburn, Castellanos
Absent: None
City Staff Present: Anderson, Davis, Acosta
2. APPROVAL OF MINUTES
March 24, 2015 Minutes
3. OTHER MATTERS OR ORAL COMMUNICATIONS
None
4. REVIEW ITEMS
(A)
APPLICANT:
LOCATION:
PROPOSAL:
Jorge Ochoa
825 E. Francisquito Avenue
SD No. 14-87; Request to construct a 5,573 square foot
single-family residence to replace the existing 1,262
square foot single family residence. The new single
family residence will have five bedrooms and six
bathrooms to replace the existing three bedrooms and
one bathroom home. The project also includes a three-
car garage to replace the existing two-car garage. The
proposal requires the approval of a Conditional Use
Permit (CUP 15-01).
Motion by Blackburn, seconded by Castellanos, to forward the item to the
Planning Commission for review.
11Ctrwarrpl4.1..1sitaNDI ANOCVIVINCethrnmmitips. VIncirmRmAroaAlill 51TtIlltdilTGC\ rid '11115 rninntocAd '75! 1111 celninntoc
Subcommittee Design Review Unofficial Minutes
Page 2 — April 28, 2015
(B)
APPLICANT:
LOCATION:
PROPOSAL:
Sin F. Chien
912 Heritage Drive
SD No. 15-20; Request to construct a 498-square foot addition to
existing bedrooms on along the front elevation of the existing
two-story single-family residence. The project also includes the
installation of new windows. The proposal requires the approval
of an Administrative Use Permit (AUP 15-10).
Motion by Blackburn, seconded by Castellanos that the addition is in
accordance with Subcommittee Design Review Board Guidelines.
5. ADJOURNMENT
Adjourn at 6:50 p.m.
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