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02-03-2004 - Zone Change #03-03, Location: Southeast Corner of Hollenbeck Street & Garvey Avenue North, Applicant: Abell-Heloui City of West Covina Memorandum TO: FROM: SUBJECT: City Manager and City Council Douglas N. McIsaac Planning Director AGENDA ITEM NO. C-3 DATE: February 3, 2004 ZONE CHANGE NO.03-03 Location: Southeast corner of Hollenbeck Street and Garvey Avenue North Applicant: Abell-Helou RECOMMENDATION: The Planning Commission and staff recommend that the City Council introduce the following ordinance: AN ORDINANCE OF THE --'CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 03-03 DISCUSSION: The subject property is a -vacant 25,000-squ4re foot remnant parcel that ,was left over from the construction of the San Bernardino (I-10) Freeway. The property is located on the north side of the freeway and was originally zoned "Neighborhood Commercial" (N- C). On October 14, 1975, the City Council approved Zone Change No. 493, which designated a number of remnant freeway parcels as "Open Space." The applicant, Abell-Helou, is now proposing to develop the property with an 8,850- square foot, two-story commercial office building. Additionally, 43 parking spaces and associated landscaping are proposed. The first floor is proposed to be leased as medical office space, and the second floor is proposed to be used by, Abell-Helou as their corporate offices. Allowed uses in the "Open Space" (O-S) Zone include open space and parks. At the time the property was designated as "O-S," it was thought that, CalTrans might landscape the properties. That did not occur. The applicant is now proposing a zone change to "Neighborhood Commercial" (N-C) to facilitate the development of the proposed office building. A similar situation occurs on the northwest corner of Hollenbeck Street Garvey Avenue South, where a parking facility for the Villa Tepeyac restaurant has been developed. Because the property is located adjacent to the freeway, it is not a feasible site for a park or natural area. Therefore, changing the zone to "Neighborhood Commercial" as the adjacent lots are also zoned is appropriate and will allow the property to be improved and ,put to economic use. FISCAL IMPACT: The development of the vacant site with a proposed office building will have a positive economic impact in terms of the creation of local employment opportunities and increasing the taxable assessed value of the property. PLANNING COMMISSION REVIEW AND RECOMMENDATION: On January 13, 2004, the Planning Commission voted 5-0 to approve precise Plan No. 03-04 for the design of the proposed office building and to recommend approval of Zone Change No. 03-03. The Commission indicated that they felt that the construction of an office building at this "orphaned" parcel would be a welcome addition to the City. Additionally, the Commission stated that development on these odd -shaped parcels is City of West Covina Memorandum TO: FROM: SUBJECT: City Manager and City Council Douglas N. McIsaac Planning Director AGENDA ITEM NO. C-3 DATE: February 3, 2004 ZONE CHANGE NO.03-03 Location: Southeast corner of Hollenbeck Street and Garvey Avenue North Applicant: Abell-Helou RECOMMENDATION: The Planning Commission and staff recommend that the City Council introduce the following ordinance: AN ORDINANCE OF THE --'CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 03-03 DISCUSSION: The subject property is a -vacant 25,000-squ4re foot remnant parcel that ,was left over from the construction of the San Bernardino (I-10) Freeway. The property is located on the north side of the freeway and was originally zoned "Neighborhood Commercial" (N- C). On October 14, 1975, the City Council approved Zone Change No. 493, which designated a number of remnant freeway parcels as "Open Space." The applicant, Abell-Helou, is now proposing to develop the property with an 8,850- square foot, two-story commercial office building. Additionally, 43 parking spaces and associated landscaping are proposed. The first floor is proposed to be leased as medical office space, and the second floor is proposed to be used by, Abell-Helou as their corporate offices. Allowed uses in the "Open Space" (O-S) Zone include open space and parks. At the time the property was designated as "O-S," it was thought that, CalTrans might landscape the properties. That did not occur. The applicant is now proposing a zone change to "Neighborhood Commercial" (N-C) to facilitate the development of the proposed office building. A similar situation occurs on the northwest corner of Hollenbeck Street Garvey Avenue South, where a parking facility for the Villa Tepeyac restaurant has been developed. Because the property is located adjacent to the freeway, it is not a feasible site for a park or natural area. Therefore, changing the zone to "Neighborhood Commercial" as the adjacent lots are also zoned is appropriate and will allow the property to be improved and ,put to economic use. FISCAL IMPACT: The development of the vacant site with a proposed office building will have a positive economic impact in terms of the creation of local employment opportunities and increasing the taxable assessed value of the property. PLANNING COMMISSION REVIEW AND RECOMMENDATION: On January 13, 2004, the Planning Commission voted 5-0 to approve precise Plan No. 03-04 for the design of the proposed office building and to recommend approval of Zone Change No. 03-03. The Commission indicated that they felt that the construction of an office building at this "orphaned" parcel would be a welcome addition to the City. Additionally, the Commission stated that development on these odd -shaped parcels is Zone Change' No. 03-03 • : February 3, 2004 Page 2 of 2 F difficult and that the applicant had done an'excellent job in designing a building for the site. Prepared by: Mi k ael Hit Reviewed/ proved by: Douglas N. McIsaac Planning Assistant Planning Director Attachments: Attachment A — Draft Zone Change Ordinance Attachment B — Planning Commission Staff Report Attachment C — Planning Commission Precise Plan Resolution Attachment, D — Planning Commission Zone Change Resolution Attachment E — Planning Commission Minutes Attachment F — Aerial photograph, southeast corner of Hollenbeck and Garvey Avenue ZACase Files\PP\2003\PP 03-04'Abell-Helou Office Building\cc\Council Staff ReportZC.doc i AGENDA - ATTACHMENT B ITEM NO. CC-2 --- DATE: January 13,200 PLANNING DEPARTMENT STAFF REPORT ZONE CHANGE NO.03-03 PRECISE PLAN NO.03-04 CATEGORICAL EXEMPTION APPLICANT: Abell-Helou LOCATION: Southeast Corner of Hollenbeck Avenue and Garvey Avenue North I, DESCRIPTION OF APPLICATION The project consists of an application to construct an 8,850-square foot, two-story commercial building on a vacant 25,000-square foot site. is currently zoned "Open Additionally, spaces and associated landscaping are proposed. Theproperty Space" (O-S), and proposed to be rezoned as "Neighborhood Commercial" (N-C). II. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt to the City Council approvallof Plan No. 03-04 and adopt a resolution recommending Zone Change No. 03-03. III, ENVIRONMENTAL DETERMINATION The project is a Categorical Exemption, Class 3 (Section 15303: New Construction or Conversion of Small Structures) pursuant to theproject involves the construction of Environmental irements of the California Quality Act of 1970 (CEQA) since an 8,850-square foot two-story office building. V. HISTORY The property in question is a remnant parcel that was left over as a result of the construction of the San Bernardino Freeway. The property is located on the north side of the freeway all zoned "Neighborhood Commercial" (N-C). On October 14, 1975, the and was originally, 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." Z:\Case Fi1es\PP\2003\PP 03-04 Abell-Helou office Building\Staff_Report.doc Zone Change No. 03-03 and Precise Plan No. 03-04 Abell-Helou Office Building Southeast Corner of Hollenbeck Street and North Garvey Avenue North January 13, 2004 - Page 2 of 5 VI. SUMMARY OF DATA Standard Proposed Required/Permitted Lot Area 24,938 sq. ft. 15,000 sq, ft. Building Area 8,850 sq. ft. 12,4970 sq. ft. first floor Building Lot Coverage 19% 50% max. allowed Parking 43 1 s floor: 4,050 sq. ft. at 150 sq. ft. per parking space for medical uses. 4,050 sq. ft. @ 150 sq. ft.=27 spaces 600 sq. ft. at 300 sq. ft. per parking space for office uses 600 sq. ft.@ 300 sq. ft.=2 spaces 2nd floor: 4200 sq. ft. at 300 sq. ft. per parking space for office uses. 4200 sq. ft.@ 300 sq. ft. =14 Landscaping 5,775 sq. ft. 1,995 sq. ft. 26% 8% Setbacks Front (Hollenbeck Ave to the west) 67'-0" 15' min. / 20' average Street Side (Garvey Ave) 1494" None Rear 5'-0" 5' min. Side (10 Freeway) 50'-8" None Subject Property's Zoning and Land Use: "O-S" (Open Space), Vacant lot Surrounding Zoning and Land Use: North: "N-C" (Neighborhood Commercial); Retail shopping Center, Garvey Avenue. South: San Bernardino Freeway. East: "S-C" (Service Commercial); Hollenbeck Avenue, Parking Lot West: "N-C" (Regional Commercial); Retail shopping Center, Garvey Avenue. Notices of Public Hearing have been mailed to 72 owners and occupants of properties located within 300 feet of the subject site. VII. PROJECT DESCRIPTION AND ANALYSIS The project consists of an application to construct an 8,850-square foot, two-story commercial building on a vacant 25,000-square foot site. Additionally, 43 parking spaces and associated landscaping are proposed. The project site consists of a predominantly flat pad with slopes along the western and northern property lines. The property is approximately 13 feet higher than the public right-of-way along the northern property line adjacent to Garvey Avenue and approximately 18 feet higher than the public right-of-way along the western property line adjacent to Hollenbeck Avenue. The site is undeveloped and graded. The project will involve site preparation activities, limited grading, and the construction of the proposed building and associated infrastructure. Z.\Case Files\PP\2003\PP 03-04 Abell-Helou Office Building\Staff_Report.doc Zone Change No. 03-03 and Precise Plan No. 03-04 Abell-Helou Office Building Southeast Comer of Hollenbeck Street and North Garvey Avenue North January 13, 2004 - Page 3 of 5 Site Design The proposed building will be sited along in the northeasterly portion of the site adjacent to, the curving,portion of Garvey Avenue. The remainder of the property will be developed with 43 parking spaces and landscaping. The applicant is proposing to grade the lot to create a relatively level pad to develop the parking area and office building. The slopes will remain and be landscaped and maintained by the applicant. Access to the lot will be taken at the southeastern portion of the property along Garvey Avenue. The applicant will be required to install a driveway and provide for public right-of-way improvements to sidewalks and install street trees along Hollenbeck and Garvey Avenues. The proposed retaining wall along Garvey Avenue (between the street and the office building) is proposed at 4 feet in height. A condition of approval has been included requiring that retaining walls be composed of decorative materials. The finished floor of the office building will be approximately 13 feet above the existing grade of Garvey Avenue and 18 feet above the existing grade of Holl'enbeck Avenue. A total of 5,775 square feet of area is dedicated to landscaping or a total of 26 percent of the property. The Planning Commission has adopted "Parking Lot Design and Lighting Standards" that establish guidelines for parking lot layouts. Staff reviews all parking lot designs for compliance 'with these standards, with deviations being reviewed by the Planning Commission. The proposed design is not in compliance with the standards, in relation to dead-end driveways. Generally, two entries into parking areas are required. In this case, due to the topography of the lot, the sloping sides located on the north and the west of the property are above the finished grade along both Hollenbeck Avenue to the west and Garvey Avenue to the north. The only ingress and egress to the property is located at the lowest grade adjacent to Garvey Avenue at the southeast corner of the lot. Secondarily, the area devoted to parking is not sufficient to allow for circulation within the parking area or the construction of a turn- around cul-de-sac. In such cases, to avoid a dead-end driveway, the standards allow for a dedicated turn -around space of 12 feet in width, painted with diagonal hatch marks. The Planning Commission may approve a dead end driveway and turn -around if the Commission feels it will not cause a traffic safety hazard. Staff believes that the deviation from the required standard is acceptable because of the limited number of parking spaces and because the topography makes designing for two driveways difficult: Since the site is proposed to be used strictly as a commercial office building and not for retail uses, the single driveway and dead end parking aisle is less likely to cause circulation problems. The slope area "directly to the west of the property adjacent to Hollenbeck Avenue is currently owned by the City. This area exists for the purpose of future street widening and other public right-of-way uses. The City has determined that this area is of no functional use and should be vacated to the property owners of the proposed project. A condition has been added to vacate this property to the adjacent property owner and require that the owner maintain the slope adjacent to Hollenbeck Avenue. The trash area for the office building is located adjacent to the driveway and Garvey Avenue and is to be designed to' City standards. A condition has been included requiring a trellis cover as the trash enclosure is in a visible location. Architecture The two-story triangular office building will have a stucco exterior with three elevations. The building features.a tower element on each of the three corners with rounded second story windows. The tower elements are to be covered with "Cheyenne Limestone" stone facade. The trim along the roofline and around all windows are to be painted "Meadow Wood" green. The roof will be constructed of Red "Terra Cotta" tiles. The structure has varied articulation, with archways on all three sides and with second story balconies along the northeasterly elevation creating areas of light and shadow. A large arched entry Z:\Case Files\PP\2003\PP 03-04 Abell-Helou Office Building\SWLReport.doc Zone Change No. 03-03 and Precise Plan No. 03-04 Abell-Helou Office Building Southeast Corner of Hollenbeck Street and North Garvey Avenue North January 13, 2004 - Page 4 of 5 with glass doors is featured along the main entrance on the westerly elevation. With the tower elements, the building will be approximately 35 feet tall. Access and Circulation Access to the site is gained from Garvey Avenue to the east. The San Bernardino Freeway is located to the south of the site. The nearest freeway exit is at Citrus Street to the east or Azusa Avenue to the west. Garvey Avenue is designated as a collector road and Hollenbeck Avenue is a "Minor Arterial" (four lane, 80-foot wide right-of-way) in the General Plan Master Plan of Streets. The current daily traffic volume for vehicles traveling north and south on Hollenbeck Avenue is 13,909 vehicles per day. The current traffic volume for vehicles traveling east and west on Garvey Avenue is 2,512 vehicles per day. The new building is proposed to consist of 4,050 square feet of medical/dental office space and 4,800 square feet of general office space. The estimated trip generation for these uses, based on information from the 6th edition of Trip Generation (Institute of Transportation Engineers) for medical/dental offices is 36.13 vehicle trips per 1,000 square feet of gross floor area on an average weekday and for general offices 11.01 vehicle trips per 1,000 square feet of gross floor area. This results in 146 and 53 vehicle trips, respectively, therefore the estimated additional vehicle trips to the site is 199. As mentioned above the additional traffic volume will have a minor impact to the surrounding. area. If the office were to function as a general office only, the estimated trip generation would be 97 vehicle trips on an average weekday. Office Type Vehicle Trips Square Feet Total on Average Vehicle Trips Weekday (per per Weekday 1,000 square feet) General Office 11.01 4,800 sq. ft. 53.28 v.t. Medical Office 36.13 4,050 sq. ft. 146.33 v.t. Total 8,850 sq. ft. 199 v.t. per weekday General Office 11.01 8,850 sq. ft. 97 v.t. per weekda Parkin A total of 43 parking spaces are proposed. In terms of parking requirements, there are two standards for offices; general office and medical/dental office. General office requires one parking space for every 300 square feet of floor area, while medical/dental office requires one parking space for every 150 square feet of floor area. The total building is 8,850 square feet, and for general office would require 30 parking spaces. The applicant has provided enough parking spaces to allow a portion of the building (4,050 square feet) to be used for medical/dental office. The first floor of the building is proposed to be 4,650 square feet. The applicant is proposing to have 4,050 square feet of the office space on the first floor available for medical office, requiring 27 parking spaces (one parking space for every 150 square feet). The remaining 600 square feet will be parked at the office parking ratio of one parking space for every 300 square feet. The first floor will require a total of 29 parking spaces. The second floor is proposed to be 4,200 square feet of office spaces and will be parked at the office parking ratio, requiring 14 parking spaces for' a total of 43 parking spaces. (see chart on page 2) Zone Change The property is a remnant parcel that was not needed to complete the freeway and underpass construction. Allowed uses in the "Open Space" (O-S) Zone are natural areas and parklands. At the time the property was designated as "O-S" it thought that CalTrans might Z:\Case Files\PP\2003\PP 03-04 Abell-Helou Office Building\Staff_Report.doc Zone Change No. 03-03 and Precise Plan No. 03-04 Abell-Helou Office,Building Southeast Corner of Hollenbeck Street and North Garvey Avenue North January 13, 2004 - Page 5 of 5 landscape the properties. That did not occur. The applicant is proposing a zone change to allow the development of an office building. 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, it is not a feasible site for a park or natural area, it is staff s belief that changing the zone to "Neighborhood Commercial" as the adjacent lots are also zoned is appropriate and will allow the property to be improved and maintained. Conclusion The applicant is proposing the construction of an 8,850-square foot building on a lot that has been vacant since the construction of the freeway. The building has been designed with articulation and a variety of materials. While the parking lot is designed with one entry, requiring a dead-end drive aisle, the topography of the site does easily not allow for an alternative. The proposed zone change is consistent with the "Neighborhood Commercial" Zone and development. VIII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt a resolution approving Precise Plan No. 03-04 and adopt a resolution recommending to the City Council approval of Zone Change No. 03-03. PREPARED BY: Michael Planning REVIEWED AND APPROVED: Douglas PlanniW r Z:\Case Files\PP\2003\PP 03-04 Abell-Helou Office Building\Staff Report.doc . �TTACHIVIENTC 0 PLANNING COMMISSION RESOLUTION,NO. 04-4911 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO.03-04 PRECISE PLAN NO.03-04 CATEGORICAL EXEMPTION APPLICANT: Abell-Helou LOCATION: Southeast Corner of Hollenbeck Street and Garvey Avenue North WHEREAS, there was filed with this Commission a verified application on forms prescribed by the Commission, a request for a precise plan of design for the construction of a 8,850-square foot two-story office building and landscaping on the southeast corner of Hollenbeck Street and Garvey Avenue North. The subject 24,938-square foot property is generally described as: Assessor's Parcel Number 8453-023-019, in the records of the Los Angeles County Assessor; and WHEREAS, the Planning Commission upon giving the required notice did on the 1 P day of January, 2004, conduct duly advertised public hearings as prescribed by law to consider said application; and WHEREAS, this application is submitted in'conjunction with a request for approval of a zone change; and " WHEREAS, a precise plan for the site plan and architecture has been submitted for the development of the project; 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 construct an 8,850-square foot, two-story commercial building on a vacant 24,938-square foot site. Additionally, 43 parking spaces and associated landscaping are proposed. The project site consists of a predominantly flat pad with slopes along the western and northern property lines. The property is approximately 13 feet higher from the public right-of-way along the northern property line adjacent to Garvey Avenue and approximately 18 feet higher along the public right-of-way along the western property line adjacent to Hollenbeck Avenue. The site is undeveloped and graded. The project will involve site preparation activities, limited grading, and the construction of the proposed building and associated infrastructure. The property is currently zoned "Open Space" (O-S), and is proposed to be rezoned as "Neighborhood Commercial" (N-C). 2. The project is consistent with the General Plan land use designation of "Service and Neighborhood and Service Commercial" and' the proposed zoning classification of "N-C" (Neighborhood Commercial). 3. The applicant has requested to deviate from the required parking standards to provide a 12- foot turn -around on a -dead end parking aisle. 4. Approval of the requested precise plan will not be detrimental to adjacent properties as the design was developed with attention directed to the relationship of the project to surrounding land uses. ZACase Files\PP\2003\PP 03-04 Abell-Helou Office Building\PP 03-04 resoapprove.doc • � • Planning Commission Resolution No. 04-4911 Precise Plan No. 03-04 January 13, 2004 - Page 2 of 8 5. Appropriate findings for approval of a precise plan of design 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 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. 5. The project is a Categorical Exemption, Class 3 (Section 15303: New Construction or Conversion of Small Structures) pursuant to the requirements of the California Environmental Quality Act of 1970 (CEQA) since the project involves the placement of an 8,850=square foot two-story office building. 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 8,850-square foot, two-story commercial building on a vacant 25,000- square foot site is proposed to be located on the southeast corner of Hollenbeck Street and Garvey Avenue North. The proposed project meets or exceeds all applicable Municipal Code requirements. The first floor of the building is proposed to be 4,650 square feet. The applicant is proposing to allow 4,050 square feet of the medical office space on the first floor. requiring 27 parking spaces at a ratio ,of one parking _ space for every 150 square feet, the remainder 600 square feet will be parked at the office parking ratio of one parking space for every 300 square feet. The first floor will require a total of 29 parking spaces. The second floor is proposed to be 4,200 square. feet of office space and will be parked at the office parking ratio, requiring 14 parking spaces for a total of 43 parking spaces. b. The proposed buildings would be sited along the eastern property line, just to the west of Garvey Avenue. The westerly and southerly portion of the property would be developed with 43 parking spaces. The project is designed to be compatible with surrounding properties and will not interfere with the use and enjoyment of properties in the vicinity. c. The two-story triangular office building will be constructed of stucco, with three elevations. The building features a tower element on each corner with second story rounded, windows. The tower elements are to be covered with "Cheyenne Limestone" decorative brick on the front fagade and reveals. The trim along the roofline and around all windows is to be painted "Meadow Wood" green. The roof will be constructed of red "Terra Cotta" tiles. The structure has varied articulation, with archways on all. three sides with second story balconies along the northeastern elevation creating light and shadow. A large arched entry, with glass doors windows is featured along the main entrance on the western elevation. With the tower elements the building will be approximately 35 feet tall. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Precise Plan No. 03-04 is approved subject to the provisions of the ZACase Files\PP\2003\PP 03-04 Abell-Helou Office Building\PP 03-04 resoapprove.doc Planning Commission Resolution No. 044911 Precise Plan No. 03-04 January 13, 2004 - Page 3 of 8 i 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 approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of the precise plan and tree removal permit is subject to the following conditions: a. Comply with Study Plan "A," dated January 13, 2004. b. Comply with color and material boards, January 13, 2004. C. Comply with all applicable sections of the West Covina Municipal Code. d. Comply with all requirements of the "Neighborhood Commercial" (N-C) Zone. e. The north and east elevations of the office building shall be designed similarly to the southern elevation as indicated on the colored elevation, using the materials provided on the color and material board. The brick veneer shall extend to the interior and exterior reveals of all three tower elements. f. Prior to the issuance of building permits, the applicant shall submit detailed landscaping and irrigation plans to the Planning Director for review and approval. Landscape plans shall include the slope area adjacent to Hollenbeck Avenue. Said plans shall include the type, size, and quantity of landscaping materials, as well as a fully automatic comprehensive irrigation system. The plans shall comply with the City's 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 building permit final. g. Any new pole mounted parking lot lighting shall be accurately indicated on the site plan and grading plan and shall be located within landscaped or hardscaped area. Pole locations shall be accurately staked prior to installation by the Engineer. h. Any new 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. I. Any signage shall be approved under separate permit in accordance with the City of West Covina sign ordinance. j. 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 Z:\Case Files\PP\2003\PP 03-04 Abell-Helou Office Building\PP 03-04 resoapprove.doc Planning Commission Resolution No. 04-4911 Precise Plan No. 03-04 . January 13, 2004 - Page 4 of 8 Redevelopment Agency and that the written authorization of the Planning Director shall be obtained prior to implementation. k. Any new gutters and downspouts shall not project from the vertical surface of the building pursuant to Section 26-568 (a) (3). 1, The proposed retaining walls shall be of decorative material (slumpstone, split - faced block, stucco, or as approved by the Planning Director). in. Final design plans for areas receiving special paving treatments shall be submitted to the Planning Department for review and approval prior to theissuance of building permits. n. The trash enclosure proposed along the Garvey Avenue frontage shall include a trellis cover as indicated on the site plan reviewed by the Planning Commission. o. A new tentative parcel/tract map shall be processed and. recorded, or covenant to hold two or more parcels as one shall be recorded with the Los Angeles County Recorder prior to the issuance of building permits. A copy of the recorded document shall be filed with the Planning Director. p. All ground -mounted, wall -mounted, and roof -mounted equipment not shown on the approved Study Plan shall be screened. from all views in a manner that is architecturally compatible with the buildings on which they are mounted. Plans and elevations indicating the type of equipment and method of concealment shall be submitted to the Planning Director for review and approval prior to the issuance of building permits. If roof -mounted equipment is proposed, a roof section shall be included in the plans indicating that the parapet walls are higher than any proposed equipment. 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. q, All grading and construction shall comply with the provisions of the West Covina Municipal Code and the requirements of the Engineering and Building Departments. r. Heavy-duty construction equipment shall be kept on -site when not in operation to minimize exhaust emissions associated with vehicles repetitiously traveling to and from the project site. S. Landscaping shall be installed on all graded surfaces proposed for landscaping as soon as feasibly possible after the completion of grading operations. t. During grading and construction, the 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. U. All construction equipment, stationary or mobile, shall be equipped with properly operating and maintained mufflers. V. All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. w. The operation of the facility . shall comply with the West Covina Sound Ordinance. X. 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. Z:\Case Files\PP\2003\PP 03-04 Abell-Helou Office Building\PP 03-04 resoapprove.doc Planning Commission Resolution No. 04-4911 Precise Plan No. 03-04 January 13, 2004 - Page 5 of 8 Y. All new gutters and downspouts shall not project from the vertical surface of the building pursuant to Section 26-568 (a) (3). Z. 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.. 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 Public Works Department and Planning Department. bb. 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. cc. The developer shall install all new utilities. All new utilities shall be underground prior to issuance of Certificate of Occupancy. dd. Building Division Requirements: 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. Compliance with the State of California Accessibility regulations is required, including: a) Accessible path of travel to entrances from the public sidewalk. Clearly show connection to public sidewalk. b) All sidewalks and curb within any pedestrian path of travel shall be made accessible by use of curb ramps. c) Accessible parking shall be located at each main entrance. d) All employee areas shall be accessible. Restrooms shall be accessible. e) Drinking fountains (high/low) are required to be accessible. f) All public telephones shall be accessible. At least one and 25% shall be equipped for hearing impaired, volume control. At least one telephone shall comply with CBC 1117B.2.9.2 for text telephones where there are at least 4 phones on the site. g) Accessible parking, including at least one eight foot wide loading zone on the passenger's side. h) An elevator is required if there are to be medical offices in the building 3. An approved fire alarm system is required. UBC 305.9. Fire sprinklers shall be installed if required by the UBC. 4. A separate plumbing, mechanical and electrical plan check is required. 5. Corridor shall be one hour rated with all opening protected per the UBC. 6. Sanitation District Industrial wasteapproval or waiver is required. (310)945- 8200 7. Provide a detailed Standard Urban Stormwater Mitigation Plan (SUSMP) to incorporate any best management practices to prevent pollution, trash. Litter etc. from entering any storm drain, channel or waterway. Covered discretionary projects include: Parking lot over 5000sf or 25 spaces (new impervious area) ZACase Files\PP\2003\PP 03-04 Abell-Helou Office Building\PP 03-04 resoapprove.doc Planning Commission Resolution No. 04-4911 Precise Plan No. 03-04 January 13, 2004 - Page 6 of 8 8. SUSMP provisions, applicable to all covered projects • May not increase post -construction runoff where downstream erosion may occur • Conserve Natural areas • Minimize pollutants of concern • Protect slopes and channels • Provide storm drain stenciling and signage • Properly design storage and trash areas • Provide ongoing maintenance of all BMP's • Infiltrate or treat the volume of a 0.75-inch storm event prior to any discharge to the storm drain system. 9. All new on -site utility service lines shall be placed underground. 10. Adjacent parkways/slopes shall be landscaped, irrigated and maintained by the property owner. 11. Provide a turnaround for the parking lot. 12. The driveway shall be aligned perpendicular to the street. ee. Fire Department Requirements: 1. This development shall conform with California Code of Regulations, Title 19/24, applicable Municipal regulations, and recognized, approved, standards of installation. 2. Additional on -site fire hydrants maybe required. Information identifying the current/proposed fire hydrant locations within 300 feet of this project is missing from this submittal. On -site water supply systems shall be designed and installed, capable of providing the minimum hydrant placement and fire flow as determined by the Fire Code. The available fire flow shall be verified by a letter from the Water Department at the time installation drawings are submitted for review and approval. Installation shall be completed prior to the delivery of combustible materials to the site. 3. Fire Department access lanes shall be an unobstructed minimum of 20 feet in width. Access through the property must be provided with a 35 foot turn radius, on center of 12 feet. 4. Office buildings 2 or more stories in height must have emergency procedures and information in compliance with C.C.R., Title 19, Section 3.09. 5. An approved number or address must be provided in a position, on each building, that will be plainly visible from the street or road fronting the property. Numbers are required to be a minimum of 6 inches in height. 6. Fire lanes shall be painted and/or or posted before the construction final where required. 7. A knox box must be installed on each building. Applications are available from Fire Administration. Installation shall be completed before construction final. 8. The temporary barrier erected for this construction project must allow 2 access gates for the Fire Department at locations that will be close to existing hydrants. Fire Department approval is required. ZACase Files\PP\2003\PP 03-04 Abell-Helou Office Building\PP 03-04 resoapprove.doc 9 E Planning Commission Resolution No. 04-4911 " Precise Plan No. 03-04 January 13, 2004 - Page 7 of 8 r 9. A knox box is required for this building. The knox box must be installed before construction final 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. The required street improvements shall include those portions of Hollenbeck Avenue and Garvey Avenue contiguous to subject property. 4. Full width sidewalks shall be constructed along Hollenbeck Avenue and Garvey Avenue adjacent to property line. Street trees shall be planted on the property, directly adjacent to public right-of-ways along Hollenbeck Avenue and Garvey Avenue, or an -acceptable alternative within the landscaped area, subject to approval of the Engineering Division. 5. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 6. 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. 7. Water service facilities shall be constructed to at least meet the requirements for fire flow established by the City's Fire Department and the requirements of the subsequent water purveyor/owner of the facilities. 8. Prior to issuance of Building Permit, all : of the following requirements shall be satisfied: a) 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 Department and Engineering Division. b) Arrangements for the installation of streetlights with underground wiring shall be made with Southern California Edison Company. At the time of installation, the applicant shall provide the necessary trenching and backfill. Submit two sets of the subdivision and/or development plans to the Engineering Division, Traffic and Lighting Section, to be used for designing the street lighting system. c) 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. d) 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% labor/material securities for all off -site improvements, shall be posted prior to final approval of the plans. ZACase Files\PP\2003\PP 03-04 Abell-Helou Office Building\PP 03-04 resoapprove.doc Planning Commission Resolution No. 04-4911 Precise Plan No, 03-04 January 13, 2004 - Page 8 of 8 9. Covenant to hold two or more parcels as one shall be recorded with the Los Angeles County Recorder. A copy of the recorded document shall be filed with the City Engineer. 10. 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. .11. Driveway will need to be re -configured to allow for a safe ingress and egress and to minimize stacking of vehicles on to the public right-of-way. 12: Ownership of slope area west of project and along Hollenbeck Avenue shall be transferred to Development owner (property owner). 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 13 day of January, 2004; by the following vote: AYES: Warshaw, York, Roe, Tarozzi, Lane NOES: None ABSENT: None ABSTAIN: None DATE: January 13, 2004 EXPIRATION DATE: January 13, 2005 if not used. Corey Nqrarshaw, Chairman Planning Commission Dougla,7,N. McIsaac, Secretary Plant* Commission ZACase Files\PP\2003\PP 03-04 Abell-Helou Office Building\PP 03-04 resoapprove.doc ATTACHMENT D PLANNING COMMISSION RESOLUTION NO. 04-4910 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ZONE CHANGE NO.03-03 ZONE CHANGE NO.03-03 CATEGORICAL EXCEPTION APPLICANT: Abell-Helou LOCATION: Southeast Corner of Hollenbeck Street and North Garvey Avenue North WHEREAS, there was filed with this Commission a verified application on the forms prescribed by the Planning Commission, a request for a zone change from: "Open Space" (O-S) to "Neighborhood Commercial" (N-C) on that certain property generally described as follows: Assessor's Parcel Number 8453-023-019, in the records of the Los Angeles County Assessor; and WHEREAS, the proposed zone change is consistent with the proposed General Plan Designation of "Service and 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 an office building on vacant land; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 131h day of January, 2004, conduct a duly noticed public hearing to consider said application; and WHEREAS, this application is submitted in conjunction with a request for approval of a precise plan; and WHEREAS, studies and investigations made by the Planning Commission and in its behalf reveal the following facts: 1. The applicant is requesting approval of a zone change to construct an 8,850- square foot, two-story commercial, building on a vacant 25,000-square foot site. Additionally, 43 parking spaces and associated landscaping are proposed. The project site consists of a predominantly flat pad with slopes along the western and northern property lines. The property is approximately 13 feet higher from the public right-of-way along the northern property line adjacent to Garvey Avenue and approximately 18 feet higher along the public right-of-way along the western property line adjacent to Hollenbeck Avenue. The site is undeveloped and graded. The project will involve site preparation activities, limited grading, and the construction of the proposed building and associated infrastructure. The property is currently zoned "Open Space" (0-S), and is proposed to be rezoned as "Neighborhood Commercial" (N-C). 2. Approval of the zone change will allow the applicant to construct an office building on a vacant lot that is currently zoned for open space and recreational uses. Z:\Resos\2004 resos\04-4910 ZC 03-03 Abell-Helou Office building.doc Planning Commission Resolution No. 04-4910 Zone Change No. 03-03 January 13, 2004 Page 2 of 3 3. Findings necessary for approval of a zone change are as follows: a. There are changed conditions since the existing zoning became effective to warrant other or additional zoning. b. The proposed change of zone will not adversely affect adjoining property as to value or precedent and will not be detrimental to the area. C. A change of zone will be in the interest or furtherance of the public health, safety, and general welfare. d. The approval of such a change of zone will not adversely affect the comprehensive General Plan so adopted by the City. e. The approval of such a zone change is consistent with the General Plan or applicable specific plans 4. The project is a Categorical Exemption, Class 3 (Section 15303: New Construction or. Conversion of Small Structures) pursuant to the requirements of the California Environmental Quality Act of 1970 (CEQA) since the project involves the placement of an 8,850-square foot two-story office building. WHEREAS, based on the evidence, both oral and documentary, the Planning Commission finds as follows: a. The .proposed zone change would allow for the construction of the proposed office building on a currently vacant lot. b. The proposed zone change will not adversely affect adjoining property value and will not .be detrimental to the area because the modification will allow for the construction of an office building. Furthermore, surrounding uses are currently office or commercial buildings and the subject property is adjacent to the San Bernardino Freeway. C. The proposed zone change is compatible with the surrounding area in that the lot is located in an area with other commercial and office uses. d. The proposed zone change will not adversely affect the General Plan as consistency between the General Plan and the Zoning Map will be maintained, as the General Plan is not proposing to be changed. Further the zone change will result in improvements to the subject property, which is currently vacant and undeveloped. e. The approval of such zone change is consistent with the General Plan designation of "Service and Neighborhood Commercial," since the neighboring properties are also designated as "Service and Neighborhood Commercial" and developed with office and commercial uses. NOW, THEREFORE, the Planning Commission of the City of West Covina, California, does resolve as follows: SECTION NO. 1: Based on the evidence presented, and the findings set forth, the above Zone Change No. 03-03 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 the California Environmental Quality Act (CEQA) of 1970, the project is a Categorical Exemption, Class 3 (Section 15303: New Construction or Conversion of Small Structures) pursuant to the requirements of the California Environmental Quality Act of 1970 (CEQA) since the project involves the placement of an 8,850-square foot two-story office building. Z:\Resos\2004 resos\04-4910 ZC 03-03 Abell-Helou Office building.doc Planning Commission Resolution No. 04-4910 Zone Change No. 03-03 January 13, 2004 Page 3 of 3 SECTION NO. 3: The Planning Commission does hereby recommend to the City Council that it approval of Zone Change No. 03-03 (Exhibit "A"). SECTION NO. 4: The Secretary is instructed to forward a copy of this Resolution to the City Council for its attention in the manner prescribed by law. 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 13`" day of January, 2004, by the following vote: AYES: Warshaw, York, Roe, Tarozzi, and Lane NOES: None ABSENT: None ABSTAIN: None DATE: January 13, 2004 G�J Corey arshaw, Chairman Planning Commission V. McIsaac, Commission Z:\Resos\2004 resos\04-4910 ZC 03-03 Abell-Helou Office building.doc Planning Commission Minutes ATTAC HMATE Page 3 — January 13, 2004 The majority of the Commission supported the extension of time for the lights to 10:00 p.m., citing that it would be a benefit to the players and parents wishing to go to games. A condition was added to review the direction and shielding of the lights. Staff was also directed to contact the Maintenance Division and request that they check the direction the lights are pointing and make sure the timer that controls the lights is working properly. In addition, the residents were advised to contact City Hall staff with any concerns or complaints regarding the ball field. Motion by Tarozzi, seconded by York, ' to adopt findings as recommended by staff. Motion carried 3-2 (Warshaw, Roe). Motion by Tarozzi, seconded by York, to waive further reading of the body of the resolution and adopt Resolution No. 04-4909 approving Conditional Use Permit No. 24, Revision 4. Motion carried 3-2 (Warshaw, Roe). Chairman Warshaw stated that this action was final unless appealed to the City Council within ten days. (2) ZONE CHANGE NO.03-03 PRECISE PLAN NO.03-04 CATEGORICAL EXEMPTION APPLICANT: Abell Helou LOCATION: Southeast Corner of Hollenbeck Street and Garvey Avenue North REQUEST: The project consists of an application to construct an 8,850-square foot, two-story commercial building on a vacant 25,000-square foot site. Additionally, parking spaces and associated landscaping are proposed. The property is currently zoned "Open Space" (O- S), and is proposed to be rezoned as "Neighborhood Commercial" (N-C). Planning Assistant Michael Hitz presented the staff report. Chairman Warshaw asked if this site would be suitable for retail/commercial uses and there was a discussion regarding parking requirements for this site. Chairman Warshaw opened the public hearing. PROPONENTS: John Abell, applicant, addressed the Commission regarding the proposed project. He stated that it was his intention to relocate his business into West Covina at this location. In addition, the other portion would be rented to a medical or dental office. Mr. Abell also requested that the $15,000 assessment fee for street improvements be waived and that he be given some leeway in the planting of street trees and landscaping. There was also a discussion regarding the Fire Department requirement for alarms. OPPONENTS: No one spoke in opposition. Chairman Warshaw closed the public hearing. There was a discussion by the Commission regarding the proposed use of the building, the parking requirements and the waiver of street improvement fees. In addition, the Commission considered amending the fire alarm requirements. Chairman Warshaw and Commissioner Roe expressed their opposition to waiving the $15,000 street improvement assessment, stating their opinions that this project would generate more traffic in the area and contribute to the erosion of the streets. It was the consensus of the Commission that this was a good project for the site. In addition, during the discussion by the Commission it was agreed to amend conditions regarding fire ZAPLANCOMWINUTES\2004 MINUTESU 13 04 reg mtg minutes.doc • Planning Commission Minutes Page 4 — January 13, 2004 alarms and street trees. The Commission also deleted a condition requiring the payment of $15,000 towards future street rehabilitation work, although Chairman Warshaw and Commissioner Roe did not support this. Motion by York, seconded by Roe, to adopt findings as recommended by staff. Motion carried 5-0. Motion by York, seconded by Roe, to waive further reading of the body of the resolution and adopt Resolution No. 04-4910, recommending to the City Council approval of Zone Change No. 03-02. Motion carried 5-0. Motion by York, seconded by Roe, to adopt findings as recommended by staff. Motion carried 5-0. Motion by York, seconded by Tarozzi to waive further reading of the body of the resolution and adopt Resolution No. 04-4911, approving Precise Plan No. 03-04, as amended and waiving Condition No. 13 of the Engineering Division requirements. Motion carried 5-0. Chairman Warshaw stated that Zone Change 03-03 would be considered by the City Council at their regular meeting scheduled for February 3, 2004. The action regarding Precise Plan No. 03-04 was final unless appealed to the City Council within ten days. Chairman Warshaw called a recess at 9:39 p.m. Chairman Warshaw reconvened the meeting at 9:55 p.m. (3) CONDITIONAL USE PERMIT NO. 03-19 CATEGORICAL EXEMPTION APPLICANT: Hector Magana LOCATION: 3209 East Cortez Avenue REQUEST: The project consists of a request for a conditional use permit to allow the construction of a "large home" (a new single-family home that exceeds the maximum allowable floor area by greater than 25 percent). The existing house is 1,836 square feet and includes a 700-square foot (approximate) detached garage. The applicant is proposing to demolish the existing one-story house and construct a new one-story 6,095-square foot house (including a 985-square foot attached garage). The property is 24,829 square feet and is located in the "Single -Family Residential" (R-1) Zone, Area District III. Principal Planner Jeff Anderson presented the staff report: During the presentation, Mr. Anderson recommended that the Commission require a covenant be filed for the additional bedroom outside of the garage. Chairman Warshaw opened the public hearing. PROPONENTS; Magdalena Magana, applicant, spoke in favor of the project. She answered questions by the Commission regarding the architectural style of the proposed home. Mrs. Magana stated to the Commission that she had attempted to find an architectural style that would blend with the surrounding neighborhood. OPPONENTS: No one spoke in opposition of the project. Chairman Warshaw closed the public hearing. ZAPLANCOM\MINUTES\2004 MINUTESU 13 04 reg mtg minutes.doc IZE NOTICE OF PUBLIC ARINO WEST CON CITY OF -WEST COVINA CITY COUNCIL PURSUANT TO THE LAW AND IN CONFORMANCE WITH THE MUNICIPAL CODE YOU ARE HEREBY NOTIFIED OF A PUBLIC HEARING_ OF THE CITY OF WEST COVINA CITY COUNCIL. ZONE CHANGE NO.03-03 CATEGORICAL EXEMPTION APPLICANT: Abell-Helou LOCATION: Southeast Corner of Hollenbeck Street and North Garvey Avenue North REQUEST: The project consists of an application to construct an 8,850-square foot, two-story commercial building on a vacant 25,000-square foot site. Additionally, forty-three parking spaces and associated landscaping are proposed. The property is currently zoned "Open Space" (0-S), and is proposed to be rezoned as "Neighborhood Commercial" (N-C). Pursuant to Section 15303 of the California Environmental Quality Act (CEQA), the proposed project is considered to be Categorically Exempt (Class 3, New Construction of Small New Facilities) in that it consists of the construction of a small new commercial building on a commercial.property. 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 someone else) 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 3, 2004 TIME: 7:00 p.m. If you have any questions, we urge you to contact Michael Hitz at (626) 939-8760 or Room 208, at City Hall. Only through citizen participation can your government build a better City. W SHAMWOOD ST E MARDINA ST 1 •022 032 042 05 110 ?0101 027 037 e x 047 iie 2111 3r,0 979 Y e7e 1 e77 221 127 32 33 342 35 3 4ta 428 43 0 121� �_ - - 2309 2323 327 2333 2343 2115 35 419� 2425 433 2445 g5t1 eCt Site z 91791 E GARYEY AvE s 1D5 toe // - --_ - - 109 �` f� 101 tOD 304105 111 100 T`\ 110 21 J 107 108 2330 2340 348 115 \. 443 2449 113 114 // 113 112 113 117 110 --- E 3AME 117 118 00 119 11B - 118 "�,3 ' tta 119 120 4119 115 2010 121 t22 115 137 1 122 120 '`-, 12f� 12a 125 f -1 127 123 123 tq3 )''(i2 -- -C7 127 126 127 120 131 g 132 129 2018 127 C 128 137- 136 443 `-D 131 130. 131 130 135 122 138 1 2211 2223 131 135 130 135 137 139 137 138 143 144 139 141 130 147 �200 43 1 f 141 2115 125 137 149 143 140 10.1 140 140 201 2 145 t^ 145 210 22T 1qe 147 148 147 02 '1 ' �2014 �� im n 201 z02 zm 144 15, 203 h 205 1 Scale; 1" = 30 ° Date Published: January 22, 2004 BY ORDER OF THE IN CITY COUNCIL OF THE CITY OF WEST COVINA ZACase Files\PP\2003\PP 03-04 Abell-Helou Office Building\cc\City Council Public Hearing 2.03.04.doc 0 tapaue oeiow ror use of %,ounry %,ierK unryt • 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 `04_JAN y2 7 PN 3: 4,8 PROOF OF PUBLICATION (2015.5 C.C.P.) I am a citizen of the United States, and a resident of the county aforesaid; I 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 entire issue of said newspaper and not in any supplement thereof on the following dates, to wit: 1/22/04 I declare under penalty of perjury that the foregoing is true and correct. Executed at West Covina, LA Co. California this 22 day of JANUARY , 20 04 signatur" 32 Proof of Publication of NOTICE OF PUBLIC HEARING CITY OF WEST COVINA CITY COUNCIL . PURSUANT TO THE LAW AND IN CONFORMANCE WITH THE MUNICIPAL CODE YOU ARE HEREBY I NOTIFIED OF A PUBLIC HEARING OF THE CITY OF WEST COV1NA CITY i COUNCIL ZONE CHANGE NO. 03-03 , CATEGORICAL EXEMPTION APPLICANT: Abell-Helou LOCATION: Southeast Corner of {Hollenbeck Street .and North Garvey Avenue North REQUEST:' The project consists of an application ;to construct an 8,850 square foot, two story commercial building on a ,vacant 25,000- square foot site. Additionally, forty-three parking spaces and associated landscaping are proposed. The propertyis currently zoned "Open Space" (O-S), and is proposed to be rezoned as "Neighborhood Commercial,, (N-C). Pursuant to Section 15303 of'the California Environmental, Quality Act (CEQA), the Proposed project is considered to be Categorically Exempt '(Class 3, New Construction of Small Facilities) in that it consists of the construction of a small new commercial building on a, commercial property. 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 someone else) raised orally at this public hearing or in wrotten 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 I South City Council DATE Chambers Level One '` February 3, 2004 TIME 7:00 p.m. If you have any questions, we urge you to contact Michael Hitz at (626) 939-8760 or Room 208 at City Hall. 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