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02-06-2001 - Zone Change #669 - Applicant: Amat Tajudin, EBTA ArchitectsCity of West Covina Memorandum TO: Daniel G. Hobbs, City Manager and City Council FROM: Douglas McIsaac, Planning Director Planning Department SUBJECT: ZONE CHANGE NO.669 CATEGORICAL EXEMPTION Applicant: Amat Tajudin, EBTA Architects AGENDA ITEM NO. 13-1 DATE February 6, 2001 Location: Northwest corner of Hollenbeck Street and Garvey Avenue North and the southwest corner of Hollenbeck Street and Garvey Avenue South. SUMMARY: The applicant is requesting approval of a zone change to change the zoning on two properties from "Open Space" (O-S) to "Service Commercial" (S-C). The .properties are located on Hollenbeck Street on the north and south side of the San Bernardino Freeway. The purpose of the request is to allow for the construction of off -site employee parking facilities for Penske Motorcars located at 2010 E. Garvey Avenue South. Applications for this project also include a precise plan for the physical development of the property and a variance to allow for off-street parking facilities that are greater than 300 feet from the building that they serve, which were previously approved by the Planning Commission on January 9, 2001. BACKGROUND: The properties in question are remnant parcels that were leftover as a result of the construction of the San Bernardino Freeway. The "Open Space" (O-S) Zone was created in 1975. At that time the subject properties designated "O-S". The properties have remained vacant since the construction of the freeway. Penske Motorcars is an existing car dealership located at 2010 E. Garvey Avenue South. The dealership is located on a four -acre parcel. The applicant's representative, Amat Tajudin, is requesting to develop off -site parking facilities on two separate lots on Hollenbeck Street, one north of the San Bernardino Freeway and one to the south. The property on the north side of the freeway is 17,406 square feet and the property on the south side of the freeway is 19,806 square feet. The properties are currently vacant. DISCUSSION: The subject properties are to be improved with parking facilities, lighting, and landscaping. In order to create a level parking area, the applicant is proposing retaining walls along the Hollenbeck Street frontage on both parcels. In addition, sidewalks would be constructed along Garvey Avenue North and South to allow for pedestrian travel to and from the subject properties. The northern property is 17,406 square feet and located on the southwest corner of Hollenbeck Street and Garvey Avenue North. The improvements to the lot include providing 45 parking spaces, a drop-off area, lighting, landscaping and a retaining wall with a maximum height of six feet along the Hollenbeck Street frontage. The southern property is 19,806 square feet and located on the northwest corner of Hollenbeck Street and Garvey Avenue South. The improvements on the lot include providing 42 parking spaces, a drop-off area, lighting, landscaping and a retaining wall with a maximum height of three feet along the Hollenbeck Street frontage. The proposed parking facilities are allowed to be used as additional employee parking. The applicant has indicated that Penske is planning to use shuttles to transport their employees to and from the parking facilities. The lots will mainly be used for employees who arrive in the early morning and leave in the early afternoon, as that is when parking demand is at its highest. The WUPITER\PLANDATA\City Council\SfrptsJA\200]\PenskeZC.doc ZC No. 669 Page 2 — February 6, 2001 parking facilities are not to be used for storage or display of vehicles, and conditions have been included in the Precise Plan Resolution, approved by the Planning Commission, clarifying the use. Penske Motorcars was originally approved through Precise Plan No. 762. The applicant has not requested to modify Precise Plan No. 762 as a part of this process, therefore no changes to the dealership at 2010 E. Garvey Avenue can be made as part of this application. The properties are leftover parcels that were not needed to complete the freeway and underpass construction. Allowed uses in the "Open Space" Zone are natural areas and parklands. At the time the property was designated as "O-S" it appears that there was some hope that CalTrans might landscape the properties. That did not occur. The applicant is proposing a zone change to allow the development of off -site parking facilities on the properties. A similar situation occurs on the northwest corner of Hollenbeck Street and Garvey Avenue South, where a parking facility for Villa Tepeyac Restaurant has been developed. Because the property is located adjacent to the freeway and is not a feasible site for a park or natural area, it is staff s belief that changing the zone to "Service Commercial" is appropriate and will allow the property to be improved and maintained. FISCAL IMPACT: Approval of the project would have a negligible fiscal impact, although it would a positive incremental impact due to enhanced property tax valuation of the property. PLANNING COMMISSION REVIEW AND RECOMMENDATION On January 9, 2001, a public hearing was held before the Planning Commission. The Planning Commission's main concern was to clarify that the use of the properties would be for employee parking, and not for storage or vehicle display. The Commission added the wording "no new, used, or customer vehicle pickup, delivery or drop-off shall occur on either of the lots" to the condition regarding vehicle storage and display. The Planning Commission recommended approval of the zone change and approved the precise plan and variance by a vote of 3-1. Commissioner Tafoya voted against .the proposal due to concerns that the off -site parking facilities were not convenient to the dealership and that it would set a bad precedent. Commissioner Lane was not in attendance at the meeting. RECOMMENDATION: The Planning Commission and staff recommend the City Council introduce the following ordinance: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 669. Prepared by: l Je derson, AICP enior Planner Reviewed and approved by: R �• FDi,o r WUPITER\PLANDATA\City Council\SfrptsJA\2001\PenskeZC.doc r t. ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO.669. ZONE CHANGE NO.669 CATEGORICAL EXEMPTION APPLICANT: Amat Tajudin, EBTA Architects LOCATION: Northwest corner of Hollenbeck Street and' Garvey Avenue North and the southwest corner of Hollenbeck Street and Garvey Avenue South WHEREAS, there was filed with the City a verified application on forms prescribed in Section 26-153 and 26-199 of the West Covina Municipal Code, for the reclassification from: "Open Space" (0-S) to "Service Commercial" (S-C), on those certain properties generally described as follows: Assessors Parcel Nos. 8454-012-022 and 8479-001-012,. as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, the proposed zone change is consistent with the General Plan Designation of "Service & Neighborhood Commercial"; and WHEREAS, the proposed zone change maintains consistency between the General Plan and Zoning Map; and WHEREAS, said zone change application is requested to allow for the development of parking facilities on lots of 17,406 square and 19,806 square feet; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 0" day of January, 2001, conduct a duly noticed public hearing to consider the subject application for a zone change, at which time the Planning Commission adopted Resolution No. 01-4663, recommending to the City Council approval of Zone Change,No. 669; and adopted Resolution Nos. 01-4664 and 01-4665 approving the associated applications of Precise Plan No. 884 and Variance No. 1045. WHEREAS, studies and investigations =made by the City Council and in its behalf reveal the following facts: l.The applicant (Amat Tajudin, EBTA Architects) is requesting approval of a zone change from "Open Space" (0-S) to "Service Commercial" (S-C). 21indings necessary for approval of a zone change are as follows: a. The proposed change of zone will not adversely affect adjoining property as to value or precedent and will not be detrimental to the area. b. A change of zone will be in the interest or furtherance of the public health, safety, and general welfare. C. Approval of such a change of zone will not adversely affect the comprehensive General Plan so adopted by the City. ZACity Council\ResosJA\2001\ZC-Penske.doc Zone Change No. 669 • February 6, 2001 Page 2 of 3 t 5 . d. Approval of such zone change is consistent with the General Plan. WHEREAS, based on the evidence, both oral and documentary, the City Council finds as follows: a. The proposed zone change from the existing "Open Space" classification to "Service Commercial" will be compatible with existing character of the "Freeway Corridor" and of uses near the project site. The property is located adjacent to the San Bernardino Freeway and is not an appropriate site for a park or natural area. b. The "Service Commercial" Zone is a zoning designation that will serve to assist in provision of non-residential uses that will ensure a strong economic base for the City of West Covina. Additionally, the change of zone will allow for the development of the vacant property that has no benefit to the City in its present condition. As such, the zone change will further the general welfare of the City and its residents. I c. The proposed zone change will not adversely affect he City of West Covina General Plan because the General Plan Designation for the site is "Service and Neighborhood Commercial". The proposed zoning is in conformance with the General Plan designation. d. The proposed zone change is consistent with the General Plan which currently . designates the subject properties as "Service and Neighborhood Commercial". NOW, THEREFORE, the City Council of the City of West Covina, California, does hereby . ordain as follows: SECTION NO. 1: Based on the evidence presented, and the findings set forth, Zone Change No. 669 is hereby found to be consistent with the City's General Plan and the land uses permitted within said zone classification. SECTION NO. 2: Pursuant to requirements of the California Environmental Quality Act (CEQA) of 1970, as amended, the project is a Class 4 Categorical Exemption (Section 15304: Minor Alterations to Land)) since the project consists of grading and the installation of parking facilities and does not include the construction of any structures. SECTION NO. 3: The City Council does hereby approve Zone Change No. 669 (Exhibit A), changing the zoning designation of said property to "Service Commercial" (S-C). SECTION NO.4: The City Clerk shall certify as to the passage of this Ordinance and shall cause the same to be published as required by law. PASSED AND APPROVED on this 6" day of February, 2001. Mayor ATTEST: City Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF WEST COVINA ) ZACity Council\ResosJA\2001\ZC-Penske.doc • � a Zone Change No. 669 • • February 6, 2001 Page 3 of 3 I, Janet Berry, City Clerk of the City of West Covina, do hereby certify that the foregoing Ordinance No. was regularly introduced and placed upon its first reading at a regular meeting of the City Council on,the 6" day of February, 2001. That, thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the day of , 2001. AYES: NOES: ABSENT: ABSTAIN: DATE: City Clerk APPROVED AS TO FORM: City Attorney ZACity Council\ResosJA\2001\ZC-Penske.doc j Y • EXHIBIT A a ZONE CHANGE NO.669 SUBJECT PROPERTY •A O_S z/Mg; s 7 107 9L 3 = Z . 1 All cc.. w qf. I • ii i u /•g 10 ..• ' 11 N _C r , ' L S 0 -- /7 O 1 •1 h i ti a 16 17 16 IS 14 i 19 20 2`1 22 : 23 , s f/.l7 ♦ 4- L i % 9 6 ve /26 ti i L� w rA q % . r ;oW7 1 �V h o h, 7•�: , 24 23 0 AYl/V 'r M M O ti ^. I +. jj s 9° e N 7 hss• 1 h • ins +✓ ". ' �� ro , � 9' 0 /o:. � // ` p /s3 �/� � • .fsi:' 32 31 30 29 , 26 27 26 7A&V o. 249 /17 1, caw c•.- u... ...: a.o �.va NNR p - Northwest Corner of Hollenbeck Street and East Garvey Avenue South Open Space (O-S) to Service Commercial (S-C) STREET iu - - 7— 6o 6/ 62 b% l 86 _ 97. •68 89 90 9/. 92 �. •sr• � M n � 1 M �, � 4 1. 94Ilk AP STREET N - •, Ak 11 h 114 a //3 e+r �. to. � �\bq s' q u d d ; •? 'v i � " •a i I , . - .: •. / r�` a'l Tr. AL° 176t7 N Cj si h a ..,� = , a PP1i1 131 P F. . `}s //y U U• P..4/8 ISO -cr s.- s, � �. J �'m N—C-----.� Z. f 3.9 uu -77 N -o ..�. PP 2B i Do-art � I � h I I I I a i . I zc-+L9 i n 9 J K N SUBJECT PROPERTY Southwest Corner of Hollenbeck Street and East Garvey Avenue North Open Space (O-S) to Service Commercial (S-C) a PLANNING COMMISSION RESOLUTION NO. 0-1-4665 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING VARIANCE NO.1045. VARIANCE NO.1045 CATEGORICAL EXEMPTION APPLICANT: Amat Tajudin, EBTA Architects LOCATION: Northwest corner of Hollenbeck Street and Garvey Avenue South and the southwest corner of Hollenbeck and Garvey Avenue North 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 on that certain. property generally described as follows: Assessor's Parcel No. 8454-012-022 and 8479-001-012, in the records of the Los Angeles County Assessor; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 9th day of January, 2001, conduct a duly advertised public hearing as prescribed by law; 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 variance to allow parking facilities at a distance greater than 300 feet between the parking facility and use being served. 2. The variance is being requested in conjunction with a zone change to change site zoning from "Open Space" (O-S) to "Service Commercial" (S-C), and a precise plan to allow for the development of two separate parking facilities. 3. The variance is necessary to allow the property owner the same property rights as other properties in the "Service Commercial" (S-C) Zone. 4. Appropriate findings for approval'of a variance are as follows: 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 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. 5. Pursuant to requirements of the California Environmental Quality Act (CEQA) of 1970, as amended, the project is a Class 4 Categorical Exemption (Section 15304: Minor \\JUPITER\PLANDATA\Resos\01-4665. doc Planning Commission Resol*n No. • Variance No. 1045 January 9, 2001 Page 2 Alterations to Land)) since the project consists of grading and the installation of parking facilities and does not include the construction of any structures. 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. There are extraordinary circumstances not applicable generally to other property in the same vicinity and zone. The site is constrained by its location abutting the freeway, the irregular lot configuration, and the small lot size. Furthermore, said parking facilities shall be limited to employee parking only. b. The variance to allow for a parking facility greater than 300 feet from the use is necessary for enjoyment of property, rights similar to those enjoyed by other properties in the vicinity because of the irregular lot configuration and small lot size. C. The proposed variance will not be materially detrimental to the public welfare or injurious to adjacent properties because the development will be part of the "Auto Row" district and will be compatible with the surrounding commercial uses. Additionally, site specific landscaping will enhance appearance of the site. The project will benefit the area, as it will allow the improvement of a lot that has been vacant and unimproved since the construction of the San Bernardino Freeway. d. The proposed project will not adversely affect the City of West Covina General Plan because the project proposed zone change is in compliance with the General Plan. The granting of the variance to allow parking facilities at greater than 300 feet allows for the development of properties in the "Freeway Corridor" which the General Plan supports being developed in line with economic reality. 2. That pursuant to all evidence presented, both oral and documentary, and further based on the findings above, Variance No. 1045 is approved subject to the following conditions: a. , Comply with Study Plan "A," dated January 9, 2001. b. Comply with Exhibits 1 to 4, dated January 9, 2001. t C. Approval of this variance is contingent upon approval of Zone Change No. 669, and Precise Plan No. 884. d. Comply with all other requirements of the "Service Commercial" (S-C) Zone. e. Comply with all other applicable requirements of Division 6, Article XII, Chapter 26 of the West Covina Municipal Code. 3. The Secretary is instructed to forward a copy of this Resolution to the applicant, City Engineer and City Council for their attention. \UUPITER\PLANDATA\Resos\01-4665. do c Planning Commission Resolo No. Variance No. 1045 January 9, 2001 Page 3 I HEREBY CERTIFY foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 9th day of January 2001, by the following vote: AYES: Scheuplein, York, Warshwa NOES: Tafoya ABSENT: Lane DATE: January 9, 2001 EXPIRATION DATE: January 9, 2002 if not used Stuart York, Chairman Planning Commission Douglas . McIsaac, Secretary Plannin Commission \\JUPITER\PLANDATA\Reso s\01-4665. doc 10 PLANNING COMMISSION RESOLUTION NO. 01-4663 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ZONE CHANGE NO.669 ZONE CHANGE NO.669 CATEGORICAL EXEMPTION APPLICANT: Amat Tajudin, EBTA Architects LOCATION: Northwest corner of Hollenbeck Street and Garvey Avenue South and the southwest corner of Hollenbeck and Garvey Avenue North WHEREAS, there was filed with this Commission a verified application on forms prescribed by the Planning Commission, a request for a zone change from "Open Space" (O-S) to "Service Commercial" (S-C). on certain properties generally described as: Assessors Parcel No. 8454-012-022 and 8479-001-012, as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, consistent with this request, the applicant (Amat Tajudin, EBTA Architects) has also requested a precise plan to implement the proposed development, and a variance to allow a parking facility at a distance greater than 300 feet; and WHEREAS, the proposed zone change is consistent with the existing General Plan Designation of "Service & Neighborhood Commercial" and WHEREAS, the proposed zone change maintains consistency between the General Plan and Zoning Map; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 9th day of January, 2001, conduct a duly advertised public hearing to consider subject application for a zone change, precise plan, and variance; and WHEREAS, studies and investigations made by the Planning Commission and in its behalf reveal the following facts: 1.The applicant (Amat Tajudin, EBTA Architects) is requesting approval of a zone change from "Open Space" (O-S) to "Service Commercial" (S-C). 2.Findings necessary for approval of a zone change are as follows: a. The proposed change of zone will not adversely affect adjoining property as to value or precedent and will not be detrimental to the area. b. A change of zone will be in the interest or furtherance of the public health, safety, and general welfare. c. Approval of such a change of zone will not adversely affect the comprehensive General Plan so adopted by the City. d. Approval of such zone change is consistent with the General Plan. Planning Commission ReSon No. Zone Change 669 January 9, 2001 Page 2 NOW THEREFORE, the Planning Commission of the City of West Covina does hereby resolve as follows: SECTION NO. 1: Based on evidence presented, both oral and documentary, the Planning Commission finds as follows: ' a. The proposed zone change from the existing "Open Space" classification to "Service Commercial" will be compatible with existing character of the "Freeway Corridor" and of uses near the project site. The property is located adjacent to the San Bernardino Freeway and is not an appropriate site for a park or natural area. b. The "Service Commercial" Zone is a zoning designation that will serve to assist in provision of non-residential uses that will ensure a strong economic base for the City of West Covina. Additionally, the change of zone will allow for the development of the vacant property that has no benefit to the City in its present condition. As such, the zone change will further the general welfare of the City and its residents. C. The proposed zone change will not adversely affect he City of West Covina General Plan because the General Plan Designation for the site is "Service and Neighborhood Commercial". The proposed zoning is in conformance with the General Plan designation. d. The proposed zone change is consistent with the General Plan which currently designates the subject properties as "Service and Neighborhood Commercial'. SECTION NO. 2: Based on evidence presented and findings set forth, Zone Change No. 669 is hereby found to be consistent with the City General Plan and implementation thereof. SECTION NO. 3: The Planning Commission recommends the City Council approve Zone Change No. 669, changing the zoning designation for subject property as set forth on Exhibit A, and amending the Zoning Map of the City of West Covina. SECTION NO. 4: Pursuant to requirements of the California Environmental Quality Act (CEQA) of 1970, as amended, the project is a Class 4 Categorical Exemption (Section 15304: Minor Alterations to Land)) since the project consists of grading and the installation of parking facilities and does not include the construction of any structures. SECTION NO.5: The Secretary is instructed to forward a copy of this Resolution to the City Council for its attention in the manner as prescribed by law. . \UUPITER\PLANDATA\Resos\O 1-4663.doc Planning Commission Resan No. Zone Change 669 January 9, 2001 Page 3 I HEREBY CERTIFY, the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 9th day of January, 2001, by the following vote: AYES: Scheuplein, York, Warshaw NOES: Tafoya ABSENT: Lane ABSTAIN: None DATE: January 9, 2001 Stuart York, Chairman Planning Commission \UUPITER\PLANDATA\Resos\01-4663. doc R PLAN NIN G CO MMI S S I ON RESOLUTION NO. 01-4664 A RESOLUTION OF THE PLANNING COMMISSION OF THE' CITY OF WEST COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO.884 PRECISE PLAN NO.884 CATEGORICAL EXEMPTION APPLICANT: Amat Tajudin, EBTA Architects LOCATION: Northwest corner of Hollenbeck Street and Garvey Avenue South and the southwest corner of Hollenbeck Street and Garvey Avenue North WHEREAS, there was filed with this Commission, a verified application on forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a precise plan to allow construction of parking facilities on two separate lots, one lot located on the northwest corner of Hollenbeck -Street and Garvey Avenue South being 17,406 square feet and containing 42 parking spaces, and the second lot located on the southwest corner of Hollenbeck Street and Garvey Avenue North being 19,806 square feet and containing 45 parking spaces. on certain properties generally described as: Assessor's Parcel No. 8454-012-022 and 8479-001=012 in the records of the Los Angeles County Assessor; and WHEREAS, the Planning Commission, upon giving required notice, did on the 9' day of January, 2001, conduct a duly advertised public hearing as prescribed by law; 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 construct parking facilities on two separate lots. 2. This precise planapplication is submitted in conjunction with a request for approval of a zone change to change site zoning from "Open Space" (O-S) to "Service Commercial" (S- C), and a variance to allow parking facilities at a distance greater than 300 feet. 3. The project meets or exceeds development' standards, with the exception of distance between the parking facility and use being served, of the "Service Commercial" (S-C) Zone. 4. The project is consistent with the General Plan land use designation of "Service and Neighborhood Commercial" and the zoning designation of "Service Commercial" (S-C). 5. Approval of this requested precise plan and associated zone change and variance will not be detrimental to adjacent properties. 6. The project has been designed in a manner sensitive to surrounding land uses. 7. Appropriate findings for approval of a precise plan are as follows: a. That consideration has been given and restrictions imposed to the extent necessary to permit the same degree of enjoyment of the subject property, but subject to the \UUPITER\PLANDATA\Resos\014664. doc Planning Commission Resolutieo. Precise Plan No. 884 January 9, 2001 Page 2 same degree of protection of adjoining properties, as would be, accorded in normal circumstances, by the standard restrictions imposed by the Municipal Code. b. That strict adherence to the development standards of the applicable zone and the proposed precise plan will not measurably depreciate property values in the vicinity or interfere with the use or enjoyment of property in the vicinity or endanger the public peace, health, safety or general welfare. C. That the project is reviewed in terms of its architectural design, general exterior appearance, landscaping, color, texture of surface materials and exterior construction, shape and bulk and other physical characteristics including location and type of public utility facilities and is found to facilitate the orderly development of the precise plan area. 8. Pursuant to requirements of the California Environmental Quality Act (CEQA) of 1970, as amended, the project is a Class 4 Categorical Exemption (Section 15304: Minor Alterations to Land)) since the project consists of grading and the installation of parking facilities and does not include the construction of any structures. 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 two parking facilities have been designed to adhere to the same standards, with the exception of distance between the parking facility and use being served, as other properties within the same zone. The parking lot design, including parking spaces, drive aisles and approaches, grading and landscaped area comply with the standards of development specified in the Zoning Code. b. The proposed project is compatible with surrounding residential and commercial uses. The sites are designed to accommodate vehicular and pedestrian traffic by accessing Garvey Avenue North and South. Sidewalks will be constructed to allow pedestrian access between the sites and the Penske dealership at 2010 E. Garvey Avenue South. The project sites are both adjacent to the San Bernardino Freeway and are vacant unimproved sites. The development of the sites as off -site parking facilities will not adversely affect properties in the vicinity because residential properties are separated by Garvey Avenue South and all other surrounding land uses are currently commercial. C. The parking facilities are designed to be in keeping with the character of the "Freeway Corridor" and Auto Row. Landscape areas have been included on all sides and in the parking area to soften the hardscape and provide a more aesthetic environment to the area. 2. That pursuant to all evidence presented, both oral and documentary, and further based on findings above, Precise Plan No. 884 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 City Planner, 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 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 P 7 Planning Commission Resolutiia. 0 Precise Plan No. 884 January 9, 2001 Page 3 Department his affidavit stating he is aware of, and accepts, all conditions of this conditional use permit 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 approval of the precise plan is subject to the following conditions: a. Comply with Study Plan "A," dated January 9, 2001. b. Comply with Exhibits 1 to 4, dated January 9,, 2001. 1. C. Approval of this precise plan is contingent upon approval of Zone Change No. 669, and Variance No. 1045. d. Comply with all other requirements of the "Service Commercial" (S-C) Zone. e. The approval of Precise Plan No..884 does not allow for any changes to the Penske dealership located at 2010 Garvey Avenue South (PP 762). f No storage of vehicles shall be allowed on the either of the two parking facilities. g. No display of vehicles for sale shall be allowed on either of the two parking facilities. h. No Temporary Use Permits shall be allowed ,in conjunction with vehicle sales or promotions on either of the two parking facilities. i. The parking facilities shall be used for employee parking only, in excess of employee and customer parking at the Penske dealership at 2010 Garvey Avenue South. No other use of said parking facilities shall be allowed without modification or revision to this precise plan. No new, used, or customer vehicle pickup, delivery or dropoff shall occur on either of the lots. j. All existing trees and vegetation shall be indicated on the Grading Plan. No plant materials shall be removed prior to the approval of the Grading Plan. k. An easement shall be dedicated to the city on the corner of Hollenbeck Street and Garvey Avenue South for the purpose of the installation of future signage to advertise the Auto Plaza. 1. Comply with all other applicable requirements of Division 6, Article XII, Chapter 26 of the West Covina Municipal Code. in. The applicant shall sign an affidavit accepting all conditions of this approval prior to issuance of any permits. n. Approval of this precise plan shall be valid for a period of one year, if not used in accordance with requirements outlined in Section 26-235 of the West Covina Municipal Code. o. Approved use shall not create a public nuisance as defined under Section 15-200 of the West Covina Municipal Code. p. Prior to issuance of building permits, the applicant shall submit detailed landscaping and irrigation plans to the Planning Division for review and approval. Said plans shall include type, size, and quantity of landscaping materials, as well as a fully 1 Planning Commission Resolutoo. • Precise Plan No. 884 January 9, 2001 Page 4 automatic comprehensive irrigation system. The plans shall comply with City standards for water efficiency. Landscaping 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 Director. All installation of landscaping and irrigation shall be completed prior to issuance of a Final Certificate of Use and Occupancy. q. Any ground -mounted equipment not shown on the approved Study Plan shall be screened from all views in a manner architecturally compatible with building on which they are mounted. Plans and elevations indicating type of equipment and method of concealment shall be submitted to the Planning Department for review and approval prior to issuance of building permits. r. All new utilities shall be placed underground prior to issuance of Certificate of Use and Occupancy. All relocated on -site utility service lines shall be underground when cost or square footage of an addition or alteration exceeds 50% of the existing value or area. (West Covina Municipal Code Section 23-273) S. 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. t. A 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. The lighting plan shall include information indicating the location and type of all exterior lighting fixtures. PUBLIC WORKS DEPARTMENT REQUIREMENTS U. Compliance shall be made with all conditions contained in Planning Commission Resolution No. 567. V. The applicant shall install 7.5 foot wide sidewalks with trees in tree wells along Garvey Avenue North and South. W. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. X. 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. y. Prior to issuance of a Grading Permit, all of the following requirements shall be satisfied: 1.) A 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 and Engineering Divisions. 2.) 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. 3.) 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 ' Planning Commission Resolutilao. • Precise Plan No. 884 January 9, 2001 Page 5 improvements (except buildings) and 100% labor/material securities for all off -site improvements, shall be posted prior to final approval of the plans. Z. 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. aa. Compliance with State of California Accessibility regulations is required, including: 1.) Passenger loading zone shall have a 60" by 240" minimum access and unloading aisle alongside and parallel to the loading zone. 2.) Accessible parking is required. It may be located on the Dealership site. The number of required accessible parking spaces shall be based on the total number of new and existing employee and customer parking spaces. bb. The proposed project shall comply with the Federal Clean Water Act and Best Management Practices such as lot steam cleaning, sweeping, litter, and oil grease runoff shall be indicated on the plans. FIRE DEPARTMENT REQUIREMENTS None required. REDEVELOPMENT AGENCY REQUIREMENTS None. required. FINALLY RESOLVED, the Secretary be instructed to forward a copy of this Resolution to the applicant, City Engineer, Fire Marshal and City Council for their attention. I HEREBY CERTIFY the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a special meeting held on the 9th day of January, 2001, by the following votes: AYES: Scheuplein, York, Warshaw NOES: - Tafoya ABSENT: Lane DATE: January 9,,2001. EXPIRATION DATE: January 9, 2002 if not used. Stuart York, Chairman Planning Commission Douglas 0 WEST • 0 AGENDA ITEM NO. C-1 DATE: 5/30/00 PLANNING DIVISION STAFF REPORT ZONE CHANGE NO.669 PRECISE PLAN NO.884 VARIANCE NO. 1045 CATEGORICAL EXEMPTION APPLICANT: Amat Tajudin, EBTA Architects LOCATION: Northwest corner of Hollenbeck Street and Garvey Avenue North and the southwest corner of Hollenbeck Street and Garvey Avenue South BACKGROUND The applicant is requesting approval of a zone change to change the zoning on two properties from "Open Space" (O-S) to "Service Commercial' (S-C), a precise plan for the site plan layout, and a variance to allow for off-street parking facilities that are greater than 300 feet from the building that they serve. The properties are located on Hollenbeck Street on the north and south side of the San Bernardino Freeway. The property located on the north side of the freeway is 17,406 square feet and the property on the south side of the freeway is 19,806 square feet. The purpose of the request is to allow for the construction of off -site employee parking facilities for Penske Motorcars located at 2010 E. Garvey Avenue South. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions approving Zone Change No. 669, Precise Plan No. 884, and Variance No. 1045, subject to the conditions enumerated therein. ENVIRONMENTAL DETERMINATION The project is a Categorical Exemption, Class 4 (Section 15304: Minor Alterations to Land) pursuant to the requirements of the California Environmental Quality Act of 1970 (CEQA) since the project consists of grading and the installation of parking facilities and does not include the construction of any structures. HISTORY The properties in question are remnant parcels that were leftover as a result of the construction of the San Bernardino Freeway. The property on the north side of the freeway was originally zoned "Neighborhood Commercial' (N-C) while the property on the south side of the freeway was zoned "Residential Agricultural' (R-A). On October 14, 1975, the City Council approved Zone Change No. 493, which created the "Open Space" (O-S) Zone and designated a number of remnant freeway parcels as "Open Space". The two subject parcels were at that time designated "O-S". WUPITERTLANDAT ZC 669, PP 884, Var 1* • January 9; 2001 — Page 2 SUMMARY OF DATA n North Property South Pro e x • c ,.t �rF - x � p rty s Lot Size 17,406 square feet 19,806 square feet # of Parking Spaces 45 42 Distance to Dealership 1,850 feet 960 feet % of Landscaping 17.2% 19.9% Surrounding Zoning and Land Use: North Property North: N-C; Office Commercial East: N-C; Retail Commercial South: San Bernardino Freeway West: N-C; Office Commercial South Property North: San Bernardino Freeway East: O-S; Restaurant Parking Lot South: R-1; Single Family Residential West: S-C; Car Rental Zoning: Open Space, O-S General Plan Designation: Service & Neighborhood Commercial Public Notice: On December 21, 2000 public notices were sent to 52 property owners and 8 occupants within 300 feet of the subject site. PROJECT DESCRIPTION AND ANALYSIS Penske Motorcars is an existing car dealership located at 2010 E. Garvey Avenue South. The dealership is located on a four -acre parcel. The applicant's representative, Amat Tajudin, is requesting to develop off -site parking facilities on two separate lots on Hollenbeck Street, one north of the San Bernardino Freeway and one south of the Freeway. Both properties are remnants from the construction of the freeway and the Hollenbeck underpass. The property on the north side of the freeway is 17,406 square feet and the property on the south side of . the freeway is 19,806 square feet. The properties are currently vacant. Penske Motorcars was originally approved through Precise Plan No. 762. The applicant has not requested to modify Precise Plan No. 762 as a part of this process, therefore no changes to the dealership at 2010 E. Garvey Avenue can be made as part of this application. \\JUPITER\PLANDATA\PLANCOM\SfrptsJA\Penske\StaffReport 1.9.01. doc r' ZC 669, PP 884, Var 1010 • January 9, 2001 — Page_3 The Penske car dealership currently has a total of 268 parking spaces on the property, based upon the most current comprehensive parking review approved by the Planning Department in 1999. Based on the parking code the dealership is required to have 123 parking spaces. The 1999 plans indicated 29 customer parking spaces, 39 employee parking spaces, 7 handicapped parking spaces, and 193 service spaces (including 130 spaces at the rear on the lower level). The applicant has indicated that they would like to increase the number of employee parking spaces available to their employees by providing the proposed parking facilities. The proposal requires the approval of three separate applications. These include (1) the zone change from "Open Space" (O-S) to "Service Commercial' (S-C) (2) a precise plan to approve the layout of the improvements on the two lots; and (3) a variance to approve parking facilities at a distance greater than 300 feet. Zone Change The properties are leftover parcels that were not needed to complete the freeway and underpass construction. Allowed uses in the "Open Space" zone are natural areas and parklands. At the time the property was designated as "O-S" it appears that there was some hope that CalTrans might landscape the properties. That did not occur. The applicant is proposing a zone change to allow the development of off -site parking facilities on the properties. A similar situation occurs on the northwest corner of Hollenbeck Street and Garvey Avenue South, where a parking facility for Villa Tepeyac Restaurant has been developed. Because the property is located adjacent to the freeway and is not a feasible site for a park or natural area, it is staff s belief that changing the zone to "Service Commercial' is appropriate and will allow the property to be improved and maintained. Precise Plan In order to develop the vacant property, the applicant has requested approval of a precise plan. The subject properties would be improved with parking facilities, lighting, and landscaping. In order to create a level parking area, the applicant is proposing retaining walls along the Hollenbeck Street frontage. In addition, sidewalks would be constructed along Garvey Avenue North and South to allow for pedestrian travel to and from the subject properties. The northern property is 17,406 square feet and located on the southwest corner of Hollenbeck Street and Garvey Avenue North. The improvements to the lot include providing 45 parking spaces, a drop-off area, lighting, landscaping and a retaining wall with a maximum height of six feet along the Hollenbeck Street frontage. The southern property is 19,806 square feet and located on the northwest corner of Hollenbeck Street and Garvey Avenue South. The improvements on the lot include providing 42 parking spaces, a drop-off area, lighting, landscaping and a retaining wall with a maximum height of three feet along the Hollenbeck Street frontage. The proposed parking facilities are allowed to be as additional employee parking. The parking facilities are not to be used for storage or display of vehicles, and conditions are included in the Precise Plan Resolution clarifying the use. In addition, the Redevelopment Agency has requested a condition allowing the City to install an "Auto Plaza" sign at a future date, which would match the sign on the corner of Azusa Avenue and E. Garvey Avenue South. A condition requiring the dedication of an easement has been included. Variance The Zoning Code requires that parking facilities be located within 300 feet of the building they are required to serve (Section 26-581 b). The dealership located at 2010 E. Garvey Avenue South is located 960 feet from the southern parcel (northwest corner of Hollenbeck and Garvey Avenue South) and 1,850 feet from the northern parcel. (The distances specified are walking distances.) Therefore the applicant has requested the approval of a \\JUPITER\PLANDATA\PLANCOM\SfrptsJA\Penske\StaffReport 1.9.0 Ldoc ZC 669, PP 884, Var 10 January 9, 2001 — Page 4 variance to allow for the development of parking facilities at a distance greater than 300 feet. The subject properties are both under one-half acre in size and do not have freeway accessibility, although they do have frontage. Due to the size and irregular lot configuration, the potential for development is limited. The proximity of the lots to the freeway and auto dealerships support their improvement as an accessory use to the "Auto Row" development and in keeping with the idea of the "Freeway Corridor." In light of these circumstances, staff is in support of the variance to allow the development of the parking facilities. RECOMMENDATION Staff recommends that the Planning Commission adopt a resolution recommending to the City Council approval of Zone Change No. 669 and adopt resolutions approving Precise Plan No. 884 and Variance No. 1045. JeAfAmderson, AICP Senior Planner Reviewed and approved. by: \\JUPITER\PLANDATA\PLANCOM\SfrptsJA\Penske\StaffReport 1.9.0 Ldoc PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ZONE CHANGE NO.669 ZONE CHANGE NO.669 CATEGORICAL EXEMPTION APPLICANT: Amat Tajudin, EBTA Architects LOCATION: Northwest corner of Hollenbeck Street and Garvey Avenue South and the southwest corner of Hollenbeck and Garvey Avenue North WHEREAS, there was filed with this Commission a verified application on forms prescribed by the Planning Commission, a request for a zone change from "Open Space" (O-S) to "Service Commercial' (S-C). on certain properties generally described as: Assessors Parcel No. 8454-012-022 and 8479-001-012, as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, consistent with this request, the applicant (Amat Tajudin, EBTA Architects) has also requested a precise plan to implement the proposed development, and a variance to allow a parking facility.at a distance greater than 300 feet; and WHEREAS, the proposed zone change is consistent with the existing General Plan Designation of "Service & Neighborhood Commercial' and WHEREAS, the proposed zone change maintains consistency between the General Plan and Zoning Map; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 9th day of January, 2001, conduct a duly advertised public hearing to consider subject application for a zone change, precise plan, and variance; and WHEREAS, studies and investigations made by the Planning Commission and in its behalf reveal the following facts: l.The applicant (Amat Tajudin, EBTA Architects) is requesting approval of a zone change from "Open Space" (O-S) to "Service Commercial' (S-C). 2.Findings necessary for approval of a zone change are as follows: a. The proposed change of zone will not adversely affect adjoining property as to value or precedent and will not be detrimental to the area. b. A change of zone will be in the interest or furtherance of the public health, safety, and general welfare. c. Approval of such a change of zone will not adversely affect the comprehensive General Plan so adopted by the City. d. Approval of such zone change is consistent with the General Plan. Planning Commission Re4bion No. , Zone Change 669 January 9, 2001 Page 2 NOW THEREFORE, the Planning Commission of the City of West Covina does hereby resolve as follows: SECTION NO. 1: Based on evidence presented, both oral and documentary, the Planning Commission finds as follows: a. The proposed zone change from the existing "Open Space" classification to "Service Commercial" will be compatible with existing character of the "Freeway Corridor" and of uses near the project site. The property is located adjacent to the San Bernardino Freeway and is not an appropriate site for a park or natural area. b. The "Service Commercial" Zone is a zoning designation that will serve to assist in provision of non-residential uses that will ensure a strong economic base for the City of West Covina. Additionally, the change of zone will allow for the development of the vacant property that has no benefit to the City in its present condition. As such, the zone change will further the general welfare of the City and its residents. C. The proposed zone change will not adversely affect he City of West Covina General Plan because the General Plan Designation for the site is "Service and Neighborhood Commercial". The proposed zoning is in conformance with the General Plan designation. d. The proposed zone change is consistent with the General Plan which currently designates the subject properties as "Service and Neighborhood Commercial'. SECTION NO. 2: Based on evidence presented and findings set forth, Zone Change No. 669 is hereby found to be consistent with the City General Plan and implementation thereof. SECTION NO. 3:. The Planning Commission recommends the City Council approve Zone Change No. 669, changing the . zoning designation for subject property as set forth on Exhibit A, and amending the Zoning Map of the City of West Covina. SECTION NO. 4: Pursuant to requirements of the California Environmental Quality Act (CEQA) of 1970, as amended, the project is a Class 4 Categorical Exemption (Section 15304: Minor Alterations to Land)) since the project consists of grading and the installation of parking facilities and does not include the construction of any structures. SECTION NO.5: The Secretary is instructed to forward a copy of this Resolution to the City Council for its attention in the manner as prescribed by law. \VUPITER\PLANDATA\PLANCOnresoslA\Penske\Penske-ZC Reso-1.9.doc Planning Commission Res0on No. S Zone Change 669 January 9, 2001 Page 3 I HEREBY CERTIFY, the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 9th day of January, 2001, by the following vote: AYES: NOES: ABSENT: ABSTAIN: DATE: January 9, 2001 Stuart York, Chairman Planning Commission Douglas N. McIsaac, Secretary Planning Commission \UUPITER\PLANDATA\PLANCOM\resosJA\Penske\Penske-ZC Reso-1.9.doc h co EXHIBIT A ZONE CHANGE NO.669 Northwest Corner of Hollenbeck Street and East Garvey Avenue South Open Space (O-S) to Service Commercial (S-C) STREET iv re• 3 i �o �qr''S I2 ee r • 86 p 67. 88. 8,9 90 .91. 92 . � • � � . � o�s,� �., h � a s,M � ` � �p yr 96 ' 95 4 3 qr Y ti;ti;:; �Jo 1 N—C j ire U.1/.F?.4/B ZY 196 Z.c.T35 „V,-„ PP- 813 h I � P � t ------- SUBJECT PROPERTY Southwest Corner of Hollenbeck Street and East Garvey Avenue North Open Space (O-S) to Service Commercial (S-C) J V PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO.884 PRECISE PLAN NO.884 CATEGORICAL EXEMPTION APPLICANT: Amat Tajudin, EBTA Architects LOCATION: Northwest corner of Hollenbeck Street and Garvey Avenue South and the southwest corner of Hollenbeck Street and Garvey Avenue North WHEREAS, there was filed with this Commission, a verified application on forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a precise plan to allow construction of parking facilities on two separate lots, one lot located on the northwest corner of Hollenbeck Street and Garvey Avenue South being 17,406 square feet and containing 42 parking spaces, and the second lot located on the southwest corner of Hollenbeck Street and Garvey Avenue North being 19,806 square feet and containing 45 parking spaces. on certain properties generally described as: Assessor's Parcel No. 8454-012-022 and 8479-001-012 in the records of the Los Angeles County Assessor; and WHEREAS, the Planning Commission, upon giving required notice, did on the 9"' day of January, 2001, conduct a duly advertised public hearing as prescribed by law; 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 construct parking facilities on two separate lots. 2. This precise plan application is submitted in conjunction with a request for approval of a zone change to change site zoning from "Open Space" (O-S) to "Service Commercial" (S- C), and a variance to allow parking facilities at a distance greater than 300 feet. 3 11 5 0 7. The project meets or exceeds development standards, with the exception of distance between the parking facility and use being served, of the "Service Commercial" (S-C) Zone. The project is consistent with the General Plan land use designation of "Service and Neighborhood Commercial" and the zoning designation of "Service Commerciar' (S-C). Approval of this requested precise plan and associated zone change and variance will not be detrimental to adjacent properties. The project has been designed in a manner sensitive to surrounding land uses. Appropriate findings for approval of a precise plan are as follows: a. That consideration has been given and restrictions imposed to the extent necessary to permit the same degree of enjoyment of the subject property, but subject to the \\JUPITER\PLANDATA\PLANCOWresosJA\Penske\Penske-PP Resolution-1.9.doc Planning Commission Resolutieo. • Precise Plan No. 884 January 9, 2001 Page 2 same degree of protection of adjoining properties, as would be accorded in normal circumstances, by the standard restrictions imposed by the Municipal Code. b. That strict adherence to the development standards of the applicable zone and the proposed precise plan will not measurably depreciate property values in the vicinity or interfere with the use or enjoyment of property in the vicinity or endanger the public peace, health, safety or general welfare. C. That the project is reviewed in terms of its architectural design, general exterior. appearance, landscaping, color, texture of surface materials and exterior construction, shape and bulk and other physical characteristics including location and type of public utility facilities and is found to facilitate the orderly development of the precise plan area. 8. Pursuant to requirements of the California Environmental Quality Act (CEQA) of 1970, as amended, the project is a Class 4 Categorical Exemption (Section 15304: Minor Alterations to Land)) since the project consists of grading and the installation of parking facilities and does not include the construction of any structures. 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 two parking facilities have been designed to adhere to the same standards, with the exception of distance between the parking facility and use being served, as other properties within the same zone. The parking lot design, including parking spaces, drive aisles and approaches, grading and landscaped area comply with the standards of development specified in the Zoning Code. b. The proposed project is compatible with surrounding residential and commercial uses. The sites are designed to accommodate vehicular and pedestrian traffic by accessing Garvey Avenue North and South. Sidewalks will be constructed to allow pedestrian access between the sites and the Penske dealership at 2010 E. Garvey Avenue South. The project sites are both adjacent to the San Bernardino Freeway and are vacant unimproved sites. The development of the sites as off -site parking facilities will not adversely affect properties in the vicinity because residential properties are separated by Garvey Avenue South and all other surrounding land uses are currently commercial. C. The parking facilities are designed to be in keeping with the character of the "Freeway Corridor" and Auto Row. Landscape areas have been included on all sides and in the parking area to soften the hardscape and provide a more aesthetic environment to the area. 2. That pursuant to all evidence presented, both oral and documentary, and further based on findings above, Precise Plan No. 884 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 City Planner, 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 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 \\JUPITER\PLANDATA\PLANCOM\resosJA\Penske\Penske-PP Resolution-1.9.doc Planning Commission Resolution. Precise Plan No. 884 January 9, 2001 Page 3 Department his affidavit stating he is aware of, and accepts, all conditions of this conditional use permit 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 approval of the precise plan is subject to the following conditions: a. Comply with Study Plan "A," dated January 9, 2001. b. Comply with Exhibits 1 to 4, dated January 9, 2001. C. Approval of this precise plan is contingent upon approval of Zone Change No. 669, and Variance No. 1045. d. Comply with all other requirements of the "Service Commercial" (S-C) Zone. e. The approval of Precise Plan No. 884 does not allow for any changes to the Penske dealership located at 2010 Garvey Avenue South (PP 762). f. No storage of vehicles shall be allowed on the either of the two parking facilities. g. No display of vehicles for sale shall be allowed on either of the two parking facilities. h. No Temporary Use Permits shall be allowed in conjunction with vehicle sales or promotions on either of the two parking facilities. The parking facilities shall be used for employee parking only, in excess of employee and customer parking at the Penske dealership at 2010 Garvey Avenue South. No other use of said parking facilities shall be allowed without modification or revision to this precise plan. j. All existing trees and vegetation shall be indicated on the Grading Plan. No plant materials shall be removed prior to the approval of the Grading Plan. k. An easement shall be dedicated to the city on the corner of Hollenbeck Street and Garvey Avenue South for the purpose of the installation of future signage to advertise the Auto Plaza. Comply with all other applicable requirements of Division 6; Article XII, Chapter 26 of the West Covina Municipal Code. in. The applicant shall sign an affidavit accepting all conditions of this approval prior to issuance of any permits. n. Approval of this precise plan shall be valid for a period of one year, if not used in accordance. with requirements outlined in Section 26-235 of the West Covina Municipal Code. o. Approved use shall not create a public nuisance as defined under Section 15-200 of the West Covina Municipal Code. ' P. Prior to issuance of building permits, the applicant shall submit detailed landscaping and irrigation plans to the Planning Division for review and approval. Said plans shall include type, size, and quantity of landscaping materials, as well as a fully automatic comprehensive irrigation system. The plans shall comply with City \UUPITER\PLANDATA\PLANCOM\resosJA\Penske\Penske-PP Resolution-1.9.doc Planning Commission Resoluti0o. • Precise Plan No. 884 January 9, 2001 Page 4 standards for water efficiency. Landscaping 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 Director. All installation of landscaping and irrigation shall be completed prior to issuance of a Final Certificate of Use and Occupancy. q. Any ground -mounted equipment not shown on the approved Study Plan shall be screened from all views in a manner architecturally compatible with building on which they are mounted. Plans and elevations indicating type of equipment and method of concealment shall be submitted to the Planning Department for review and approval prior to issuance of building permits. r. All new utilities shall be placed underground prior to issuance of Certificate of Use and Occupancy. All relocated on -site utility service lines shall be underground when cost or square footage of an addition or alteration exceeds 50% of the existing value or area. (West Covina Municipal Code Section 23-273) S. 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. t. A 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. The lighting plan shall include information indicating the location and type of all exterior lighting fixtures. PUBLIC WORKS DEPARTMENT REQUIREMENTS U. Compliance shall be made with all conditions contained in Planning Commission Resolution No. 567. V. The applicant shall install 7.5 foot wide sidewalks with trees in tree wells along Garvey Avenue North and South. W. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. X. 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. y. Prior to issuance of a Grading Permit, all, of the following requirements shall be satisfied: 1.) A 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 and Engineering Divisions. 2.) 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. 3.) 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 \UUPITER\PLANDATA\PLANCOM\resosJA\Penske\Penske-PP Resolution-1.9.doc Planning Commission Resolut*o. Precise Plan No. 884 January 9, 2001 Page 5 improvements (except buildings) and 100% labor/material securities for all off -site improvements, shall be posted prior to final approval of the plans. Z. 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. aa. Compliance with State of California Accessibility regulations is required, including: 1.) Passenger loading zone shall have a 60" by 240" minimum access and unloading aisle alongside and parallel to the loading zone. 2.) Accessible parking is required. It may be located on the Dealership site. The number of required accessible parking spaces shall be based on the total number of new and existing employee and customer parking spaces. bb. The proposed project shall comply with the Federal Clean Water Act and Best Management Practices such as lot steam cleaning, sweeping, litter, and oil grease runoff shall be indicated on the plans. FIRE DEPARTMENT REQUIREMENTS None required. REDEVELOPMENT AGENCY REQUIREMENTS None required. FINALLY RESOLVED, the Secretary be instructed to forward a copy of this Resolution to the applicant, City Engineer, Fire Marshal and City Council for their attention. I HEREBY CERTIFY the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a special meeting held on the 9th day of January, 2001, by the following votes: AYES: NOES: ABSENT: DATE: January 9, 2001. EXPIRATION DATE: January 9, 2002 if not used. Stuart York, Chairman Planning Commission Douglas N. McIsaac, Secretary Planning Commission \UUPITER\PLANDATA\PLANCOM\resosJA\Penske\Penske-PP Resolution-1.9.doc V PLANNING COMMISSION RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING VARIANCE NO.1045. VARIANCE NO.1045 CATEGORICAL EXEMPTION APPLICANT: Amat Tajudin, EBTA Architects LOCATION: Northwest corner of Hollenbeck Street and Garvey Avenue South and the southwest corner of Hollenbeck and Garvey Avenue North 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 on that certain property generally described as follows: Assessor's Parcel No. 8454-012-022 and 8479-001-012, in the records of the Los Angeles County Assessor; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 9th day of January, 2001, conduct a duly advertised public hearing as prescribed by law; 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 variance to allow parking facilities at a distance greater than 300 feet between the parking facility and use being served. 2. The variance is being requested in conjunction with a zone change to change site zoning from "Open Space" (O-S) to "Service Commercial" (S-C), and a precise plan to allow for the development of two separate parking facilities. 3. The variance is necessary to allow the property owner the same property rights as other properties in the "Service Commercial" (S-C) Zone. 4. Appropriate findings for approval of a variance are as follows: 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 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. 5. Pursuant to requirements of the California Environmental Quality Act (CEQA) of 1970, as amended, the project is a Class 4 Categorical Exemption (Section 15304: Minor Z:\PLANCOM\resosJA\Penske\Penske-VAR Reso-1.9.doc r � r Planning Commission Resolen No. . Variance No. 1045 January 9, 2001 Page 2 Alterations to Land)) since the project consists of grading and the installation of parking facilities and does not include the construction of any structures. 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. There are extraordinary circumstances not applicable generally to other property in the same vicinity and zone. The site is constrained by its location abutting the freeway, the irregular lot configuration, and the small lot size. Furthermore, said parking facilities shall be limited to employee parking only. b. The variance to allow for a parking facility greater than 300 feet from the use is necessary for enjoyment of property rights similar to those enjoyed by other properties in the vicinity because of the irregular lot configuration and small lot size. C. The proposed variance will not be materially detrimental to the public welfare or injurious to adjacent properties because the development will be part of the "Auto Row" district and will be compatible with the surrounding commercial uses. Additionally, site specific landscaping will enhance appearance of the site. The project will benefit the area, as it will allow the improvement of a lot that has been vacant and unimproved since the construction of the San Bernardino Freeway. d. The proposed project will not adversely affect the City of West Covina General Plan because the project proposed zone change is in compliance with the General Plan. The granting of the variance to allow parking facilities at greater than 300 feet allows for the development of properties in the "Freeway Corridor" which the General Plan supports being developed in line with economic reality. 2. That pursuant to all evidence presented, both oral and documentary, and further based on the findings above, Variance No. 1045 is approved subject to the following conditions: a. Comply with Study Plan "A," dated January 9, 2001. b. ' Comply with Exhibits 1 to 4, dated January 9, 2001. ' C. Approval of this variance is contingent upon approval of Zone Change No. 669, and Precise Plan No. 884. d. Comply with all other requirements of the "Service Commercial' (S-C) Zone. e. Comply with all other applicable requirements of Division 6, Article XII, Chapter 26 of the West Covina Municipal Code. 3. The Secretary is instructed to forward a copy of this Resolution to the applicant, City Engineer and City Council for their attention. \\JUPITER\PLANDATA\PLANCOM\resosJA\Penske\Penske-VAR Reso-1.9.doc Planning Commission Resole No. Variance No. 1045 January 9, 2001 Page 3 I HEREBY CERTIFY foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 9th day of January 2001, by the following vote: AYES: NOES: ABSENT: DATE: January 9, 2001 EXPIRATION DATE: January 9, 2002 if not used Stuart York, Chairman Planning Commission, Douglas N. McIsaac, Secretary Planning Commission \\JUPITER\PLANDATA\PLANCOM\resosJA\Penske\Penske-VAR Reso-1.9.doc WEST COVE* AUTO PLAZA DEAL]* ASSOCIATION 2000 East Garvcy Avenue South, West Covina, CA 91791-1911 (626) 331-00.41 Via Fax N918261814-840s Orlainal Sent By Rapular Mall February 2, 2001 West Covina City Council City of West Covina 1444 West Garvey Avenue West Covina, CA 91790 RE: Variance and Zone Change -Application Penske Motorcars Honorable Mayor and Councilmembers: RECEIVED FEB 0 6 2001 CITY CLERK'S OFFICE CITY OF WEST COVINA An Agenda Item is scheduled to .come before you on Tuesday, February 6, 2001 concerning a Variance and Zone Change application submitted by Penske Motorcars for two off -site parking areas. The properties involved are located on the Northwest comer of Garvey Avenue South and Hollenbeck Street, and the. Southwest comer of Garvey Avenue North and Hollenbeck Street. These parcels represents the visual Eastern gateway to the Auto Plaza especially with their prominent frontage on the San Bernardino Freeway. Any development of these parcels impact the entire Auto Plaza. Any . use of these properties Is related to the operation of every other dealer in the Auto Plaza. As of this date, neither the applicant nor the Planning Department Staff has offered to or given a presentation to the other dealers: in the Auto Plaza outlining the proposed development of these properties, the architectural treatment of any improvements and use of materials compatible with the theme of the Auto Plaza, the planned operation of the facility and any proposed signage or other Identification to be located on the sites. Because of the importance of any development of these parcels, we feel that such a presentation and an opportunity for comments and input from the other dealers in the Auto Plaza must be made prior to any hearing before the City Council. It is for these reasons :that we are requesting a postponement of this Variance/Zone Change application from the agenda on February 6, 2001 until after the time a presentation can be made to the other members of the Auto Plaza Dealers Association. Thank you for your consideration of this request. Sincerely, WEST COVINA AUTO PLAZA DEALER ASSOCIATION Ziad Alhassen President cc: Doug Mcissac ZA:dbs ele e68d !VgV1 t,:ll 10-9-ged `006L L96 9Z9 `-djo0 ju9wd0T9n8Q uasseH :A8 luas SAN GABRIEL VALLEY TRIBUNE Affiliated with SGV Newspaper Group 1210 N. Azusa Canyon Road West Covina, CA 91790 STATE OF CALIFORNIA County of Los Angeles (Space below for use of County Clerk only) RECEIVE® JAN 3 0 2001 CITY CLERK'S OFFICE CITY OF WEST COVINA PROOF OF PUBUCA (2015.5 C.C.P.) I am a citizen of the United States, and a resident of the county aforesaid; 1 am over the age of eighteen years, and not a party to or interested in the above - entitled matter. I am the principal clerk of the printer of SAN GABRIEL VALLEY TRIBUNE, a newspaper of general circulation which has been adjudicated. as a newspaper of general circulation by the Superior Court of the County of Los Angeles, State of California, on the date of September 10, 1957, Case Number 684891. The notice, of which the annexed is a true printed copy, has been published in each regular and entired issue of said newspaper and not in any supplement thereof on the following dates, to wit: I declare under penalty of perjury that the foregoing is true and correct. Proof of Pub 12/22/99 (R) CITY COUNCIL OF THE C}T�='¢F' WEST COV I NA ,.�-fir -�... ,;�•r.":_.wrA-r.'. �y. .:� IeY Trlbune':..Ad No..79040 Smooth Feed SheetSTM 8453-022-009 Stephen Paszek 478 W Shamwood St. West Covina, CA 91723 8454-012-001 Helen Helberg Trustee 2144 E Mardina St. West Covina, CA 91791 8454-012-004 Joseph & Victoria Petty 2124 E Mardina St. West Covina, CA 91791 8454-012-007 Rene Cruz 2118 E Mardina St. West Covina, CA 91791 8454-012-010 Ernesto & Renee Benjamins 2112 E Mardina St. West Covina, CA 91791 8454-012-023 Trava Collett 1014 Bayside Cv Newport Beach, CA 92660 8454-012-026 Virginia Villegas 2117 E Garvey Ave. N West Covina, CA 91791 8478-001-008 Hertz Realty Corp. 225 Brae Blvd. Park Ridge, CA 7656-1870 S Z- Use template for 51600 1 • 2• 8453-023-019,020, 3-6 8453-023-018 8454-012-022 & 8478-001-012 Moshe & Andrea Silagi Phyllis Rodeffer 101 Hodencamp Rd., #200 AUR 11770 Warner Ave., #129 Thousand Oaks, CA 91360 - Fountain Valley, CA 92708 7 8 9 8454-012-002 8454-012-003 Alfredo & Myriam Lozano Yin Ha Yip & On Lau Wong 2140 E Mardina St. 2136 E Mardina St. West Covina, CA 91791 West Covina, CA 91791 10 11 `12- 8454-012-005 8454-012-006 Rafael & Aranceli Sanchez Charles & Elizabeth Thley 2122 E Mardina St. 2120 E Mardina St. West Covina, CA 91791 West Covina, CA 91791 13 14 15 8454-012-008 8454-012-009 Sanford Shanks Trust Ronald & Mary Padilla 2116 E Mardina St. 2114 E Mardina St. West Covina, CA 91791 West Covina, CA 91791 16 17 18 8454-012-011 8454-012-014 Gloria Ruiz Ferdinand Manuva J4 2110 E Mardina St. 2123 E Garvey Ave. N West Covina, CA 91791 West Covina, CA 91791 19 20 21 8454-012-024 8454-012-025 Frank Vecer & Valencia Ana Diaz 2105 E Garvey Ave. N 2111 E Garvey Ave. N West Covina, CA 91791 1 West Covina, CA 91791 22 23 24 8478-001-001 8478-001-002 Helen.Rice kAqMaximiliano Berna' 106 S Baymar St. 110 S Baymar St. !Nest Covina, CA 91791 West Covina, CA 91791 25 8479-001-008 Miguel & Sabina Flores NO SITE ORMAILING,/�jDDRESS 26 /1� AVIERV® Address Labels Laser 6241TM Smooth Feed SheetsTM :5e.t '"rZ Use template for 5160® 1'2 �`\`�`�� 4'5 8453-023-019 & 020 8454-012-014 8454-012-022 & 8478-001-012 Rodeffer E O Ferdindand Manuva Phyllis Rodeffer 1770 Warner Ave., #129 2123 E Garvey Ave N 11770 Warner Ave., #129 Fountain Valley, CA 92708 West Covina, CA 91791 West Covina, CA 91791 6 7 8 8454-012-023 8454-012-024 8478-001-001 Treva Collett Frank Vecer & Alva Valencia Helen Rice 1014 Bayside Cv 2105 E Garvey Ave. N 106 S Baymar S. Newport Beach, CA 92660 West Covina, CA 91791 West Covina, CA 91791 9 10 11 8478-001-002 8478-001-003 8478-001-004 Maximiliano Serna Manuel & Elaine Garcia Rafael Cortez & Patricia Rivera 110 S Baymar S. 114 S Baymar S. 118 S Baymar S. West Covina, CA 91791 West Covina, CA 91791 West Covina, CA 91791 12 13 14 8478-001-005 8478-001-006 8478-001-007 George Fisher George Fisher Trustee Jean Dickson Trust 122 S Baymar S. 2125 E James Ave. 2131 E James Ave. West Covina, CA 91791 West Covina, CA 91791 West Covina, CA 91791 15 16 17 8478-001-008 8478-001-009 8478-001-010 01 \ti, Hertz Realty Corp William & Madeline Singleton Samuel amaya 225 Brae Blvd. 243 N Leland Ave. 2145 E James Ave. W` Park Ridge, NJ 07656 West Covina, CA 91791 West Covina, CA 91791 18 19 20 8478-001-011 8478-002-001 8478-002-002 Ann Reizer Tiffany Merritt Charles & Beverly Cuatt 1001 Wellington Rd. 2148 E James Ave. 2144 E James Ave. Sam Dimas, CA 91773 West Covina, CA 91791 . West Covina, CA 91791 21 22 23 8478-002-003 8478-002-004 8478-002-005 Richard & Morris Gold Oscar & Valerie Carrasco Andrew & Lydia Herrera 2136 E James Ave. 2130 E James Ave. 2126 E James Ave. West Covina, CA 91791 West Covina, CA 91791 West Covina, CA 91791 24 25 26 8478-W4 -024t 8478-004-025 8479-001-001 Raman Aquilatr Penske Motor Sales Carlos & Estela Vega 109 S Baymar St. 105 N Baymar Ave. 2205 E James Ave. West Covina, CA 91791 West Covina, CA 91791 West Covina, CA 91791 27 28 29,30 8479-001-002 8479-001-003 8479-001-008 & 009 Don & Ruth Roelle Scott & Maureen Vermilion Miguel & Sabina Flores 1830 E Linda Vista St. 2217 E James Ave. 2200 E Garvey Ave. S West Covina, CA 91791 West Covina, CA 91791 West Covina, CA 91791 L AVERYO Address Labels Laser 6241TM Smooth Feed SheetsTM Use template for 5160' APPLICANT: EBTA Architects ATTN: Amat Tajudin 2 Executive Circle, Suite 290 Irvine, CA 92614 APPLICANT: Mercedes Benz ATTN: Mike Maynard 2010 E. Garvey Ave., West West Covina, CA 91791 /M AVERY@ Address Labels Laser 6241TM Smooth Feed SheetsTM s� Z Use template for 5160® is is 8454-012-023 OCCUPANT 2149 W Garvey Ave N West Covina, CA 91790 8478-001-011 OCCUPANT 2149 E James Ave. West Covina, CA 91791 8478-001-008 OCCUPANT 2144 E Garvey Ave S West Covina, CA 91791 8479-001-002 OCCUPANT 2211 E James Ave. West Covina, CA 91791 8478-001-009 OCCUPANT 2137 E James Ave. West Covina, CA 91791 ILI AVERY® Address Labels Laser 6241TM Smooth Feed Sheets TM 15C-�-L— Use template for 51600 8453-023-018 8454-012-023 8478-001-008 OCCUPANT OCCUPANT 0 OCCUPANT 2211 E Garvey Ave. N 2149 E Garvey Ave. N 2144 E Garvey Ave. S West Covina, CA 91723 West Covina, CA 91790 West Covina, CA 91791 k M AVERY® Address Labels Laser 6241TM • NOTICE OF PUBLIC -HEARING PURSUANT TO THE LAW AND IN CONFORMANCE WITH THE MUNICIPAL CODE YOU ARE HEREBY NOTIFIED OF A PUBLIC HEARING OF THE WEST COVINA CITY COUNCIL. ZONE CHANGE NO.669. CATEGORICAL EXEMPTION APPLICANT: Amat Tajudin EBTA Architects LOCATION: Northwest corner of Hollenbeck Street & Garvey Avenue North and the southwest corner of Hollenbeck Street & Garvey Avenue South REQUEST: The request is to change the zoning of two vacant properties on Hollenbeck Street just north and south of the I-10 Freeway from "Open Space" (O-S) to ."Service Commercial" (S-C) for the purposes of accommodating the development of employee parking facilities for the Penske Motorcars auto dealership located at 2010 E. Garvey Avenue South. The property on the north side of freeway is 17,406 square feet and the property on the south side of the freeway is 19,806 square feet. On January 9, 2001, the Planning Commission approved a precise plan for the site plan layout and a variance to allow for off-street parking facilities that are greater than 300 feet from building that they serve, and recommended approval of the zone change. This hearing is for the purpose of taking final action regarding the zone change by the City Council. Pursuant to requirements of the California Environmental Quality Act (CEQA) of 1970, this project is a Categorical Exemption, Class 4 (Section 15304: Minor Alterations to Land). If you wish to challenge the action(s) taken on the request(s), you may be limited to raising only those issues which you or another individual raised orally at this public hearing or in written correspondence received by the City at or before the hearing. THE PUBLIC HEARING WILL BE HELD: PLACE: West Covina City Hall 1444 West Garvey Avenue South City Council Chambers - Level One DATE: February 6, 2001 TIME: 7:30 p.m. If you have any questions, we urge you to contact Jeff Anderson at (626) 814-8422 or Room 208, at City Hall. Only through citizen participation can your government build a better City. Date Published: January 25, 2001 BY ORDER OF THE CITY COUNCIL OF THE CITY OF WEST COVINA f-m-ity LouncuuvoptuA\ZUU1\PenskeParking.doc