The URL can be used to link to this page

01-17-2006 - (3)t @ • • City of West Covina Memorandum TO: City Manager and City Council AGENDA FROM: Douglas N. McIsaac ITEM NO. E-3 Planning Director DATE: January 17, 2006 SUBJECT: GENERAL PLAN AMENDMENT NO. 04-03 ZONE CHANGE NO. 04-03 NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Dynamic Investments LOCATION: Southeast corner of West Covina Parkway and West Garvey Avenue South (Civic Center) RECOMMENDATION: The Planning Commission and staff recommend that the City Council adopt the following resolutions: ftuD O\IVV- T-V A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, CERTIFYING THE NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR GENERAL PLAN AMENDMENT NO. 04-03, ZONE CHANGE NO. 04-03, PRECISE PLAN NO. 04-06, AND TENTATIVE PARCEL MAP NO 61893 PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 04-03 The Planning Commission and staff further 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. 04-03 DISCUSSION: The project consists of the request for a General Plan amendment and zone change. The Planning'Commission approved a precise plan to construct a new office/commercial building and a tentative parcel map to subdivide the property. The proposal is for a 147,630-square foot, five - story office center on a 2.66-acre site including joint use parking. The office center includes a four -level subterranean parking structure. The proposed General Plan amendment is to change the existing land use designation from "Public Facilities" to "Service and Neighborhood Commercial." The proposed designation allows for commercial land uses and would allow for commercial development of the property. The site borders commercial uses to the west, the County Library to the south, and City Hall to the east. The property is currently zoned "Public Building" (P-B). This zoning classification is intended for government -owned buildings and facilities, and therefore is restrictive in the types of uses allowed. In order to develop the proposed office/com-mercial building, a zone chant to an appropriate commercial designation is therefore' required. The proposed zoning designation is "Service Commercial" (S-C), which would allow for a wide -range of commercial and office uses. Proposed Development The project proposes an office/commercial center with approximately 100,000 square feet of offices, with the remaining area devoted to restaurants and retail. The five -story office towers would be located adjacent to the corner of West Covina Parkway and Garvey Avenue South with two and three-story retail and restaurant buildings located along the Garvey Avenue frontage. ZACase Files\PP\2004\PP 04-06 Civic Ctr Office Dev\CC\Council Staff Report.doc GPA No. 04-03, ZC No. 049, PP No. 04-06, TM 61893 Civic Center Office Development January 17, 2006 - Page 2 The buildings will be constructed in a V-shape with a plaza in the middle of the "V." This plaza area will be situated on the top deck of the subterranean parking structure and include parking, walkways, seating areas, fountains, landscaping, and a ramp to the lower levels of the parking garage. Vehicular access to the site would be via the existing drive approach on West Covina Parkway (north of the library) and the existing drive approach on Garvey Avenue South on the westerly side of the City Hall parking lot. Vehicular access between City Hall and the library would continue to be available through the proposed development. A total of 732 parking spaces are provided for the proposed development, of which 100 spaces are to be made available for use by patrons of the library under a separate agreement with the County of Los Angeles. A shared parking analysis was approved by the Planning Commission which indicated that 704 parking spaces are adequate for the parking demand for the proposed uses and the library. For a more complete description of the project, see the Planning Commission staff report (12/13/05) attached. PLANNING COMMISSION REVIEW AND RECOMMENDATION: On December 13, 2005, the Planning Commission voted 3-0 to approve the precise plan and tentative parcel map, as well as to recommend approval of the General Plan amendment, zone change, and certification of the Negative. Declaration to the City Council. The Planning Commission discussed the proposed design of the proposed building and the circulation and parking. The accessibility of the library parking in the lower levels of the parking structure and security for library patrons was also discussed. - A concern was also voiced regarding library parking during the construction period. A condition of approval was added requiring that a construction parking and staging plan be reviewed and approved by staff prior to the issuance of building permits. FISCAL IMPACT: The City will realize annual ground lease income of $272,000 per annum plus annual escalations for a net present value of $5,421,802 over the term of lease. According to Regan Associates, this project will generate approximately $139,000 - $180,000 in annual sales tax revenues to the City (or $1,480,000 to $1,918,000 in net present value over twenty years). In addition, this project will generate approximately $200,000 in annual net property tax increment revenues to the CDC or $2,002,884 in net present value over the life of the project area. Pre d by: Jeff Anderson eviewed/ pproved by: Douglas N. McIsaac Principal Planner Planning Director Attachments: Attachment 1 — Draft Negative Declaration of Environmental Impact Resolution Attachment 2 - Draft General Plan Amendment Resolution Attachment 3 — Draft Zone Change Ordinance Attachment 4 — Draft Planning Commission Minutes; 12/13/05 Attachment 5 - Planning Commission Staff Report Attachment 6 —.Initial Study Attachment 7 — Planning Commission Negative Declaration Resolution Attachment 8 — Planning Commission General Plan Amendment Resolution, Attachment 9 — Planning Commission Zone Change Resolution Attachment 10 — Planning Commission Precise Plan Resolution Attachment 11 - Planning Commission Tentative Parcel Map Resolution Attachment 12 — County Public Library Parking Demand Study Attachment 13 — Shared Parking Study (Office Center and with County Library) Attachment 14 — Letters from concerned citizens ZACase Files\PP\2004\PP 04-06 Civic Ctr Office Dev\CC\Council Staff Report.doc ATTACHMENT 1 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, CERTIFYING THE NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR GENERAL PLAN AMENDMENT NO. 04-03, ZONE CHANGE NO. 04-03, PRECISE PLAN NO. 04-06, AND TENTATIVE PARCEL MAP NO 61893 PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Henry Melendez, Dynamic Group of Companies LOCATION: Southeast corner of West Covina Parkway. and West Garvey Avenue South (Civic Center) WHEREAS, there was filed with this City verified applications on forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code requesting the approval of a General Plan amendment, zone change, and precise plan to facilitate the development of a 147,630-square foot office center on that certain property generally described as: Assessor's Parcel Number 8474-001-906 in the records of the Lose Angeles County Assessor; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act (CEQA); and WHEREAS, an initial study was prepared for said project; and WHEREAS, based upon the findings of the initial study, it was determined that the proposed project will not have a significant impact on the environment and will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the California Fish and Game Code; and WHEREAS, a Negative Declaration of Environmental Impact was prepared for the proposed project pursuant to the requirements of the California Environmental Quality Act of 1970, as amended, and mitigation measures are included in said Negative Declaration in support of the finding that there will not be a significant effect on the environment as a result of this project; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 13`h day of December, 2005 conduct a duly advertised public hearing as prescribed by law; and WHEREAS, the Planning Commission did adopt Resolution No. 05-5079 recommending certification of the Negative Declaration; and WHEREAS, the City Council did, on the 17`h day of January, 2006, conduct a duly advertised public hearing as prescribed by law to consider said environmental documents, and considered evidence presented by the Planning Commission, Planning Department and other interested parties. NOW, THEREFORE, the City Council of the City of West Covina does hereby resolve as follows: After receiving and considering all determinations, studies, documents, and recommendations, as well as other appropriate public comments, the City Council of the City of West Covina hereby certifies Negative Declaration of Environmental ZACase Files\PP\2004\PP 04-06 Civic Ctr Office Dev\CCWeg Dec Reso.doc Resolution No. Negative Declaration for GPA 04-03, ZC 04-03, PP 04-06, TM 61893 January 17, 2006 — Page 2 Impact, subject to compliance with the mitigation measures that are recommended in the Negative Declaration of Environmental Impact as outlined below: Environmental Impacts Mitigation Measures Monitoring Dept./Agency Water The grading and drainage is required to be designed Engineering by a registered Civil Engineer and the project will be required to comply with Standard Urban Stormwater Mitigation Plans (SUSWMPS). In addition the grading shall be completed in accordance with the West Covina Municipal Code and the Uniform Building Code. Prior to issuance of a grading permit approval from the Engineering Division of a grading plan shall be obtained. Air Quality Vigorous wetting procedures or other dust palliative Building/ measures shall be maintained during earth moving Engineering operations to minimize fugitive dust emissions in compliance with applicable codes and ordinances pertaining to dust suppression requirements (including SCAQMD RULE 403). During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this would include wetting down such areas in the later morning and after work is completed for the day and whenever wind exceeds 15 miles per hour. Roadways shall be swept periodically as determined by the City Engineer and/or Maintenance Services Superintendent or otherwise cleared of any spilled materials to assist in minimizing fugitive dust. Trucks importing or exporting earthen materials shall be covered or sprinkled with water prior to entering public streets. Heavy-duty construction equipment shall be kept on -site when not in operations to minimize exhaust emissions associated with vehicles repetitiously traveling to and from the project site. The number of pieces of equipment operating simultaneously should be minimized through efficient management practices. Construction equipment shall be maintained in proper tune to reduce exhaust emissions. Diesel -powered equipment such as booster pumps or generators should be replaced by electric equipment, if feasible. ZACase Files\PP\2004\PP 04-06 Civic Ctr Office Dev\CC\Neg Dec Reso.doc Resolution No. Negative Declaration for GPA 04-03, ZC 04-03, PP 04-06, TM 61893 January 17, 2006 — Page 3 During Santa Ana wind conditions with wind speeds exceeding 15 mph, soil disturbance areas shall be watered hourly or active operations on unpaved surfaces shall, be terminated until the wind speeds no longer exceed 15 mph. Transportation/Circ For Pacific Avenue/I-10 WB Ramp/Garvey Avenue Planning Department ulation North. a. Add a westbound Pacific Avenue HOV left- Building/ turn lane. Engineering b. Restripe I-10 westbound ramp lanes to include one left -turn lane and one shared Caltrans through/right-turn lane. c. Add, signal timing and left -turn phasing improvements. For West Covina Parkway/I-10 EB Ramp/Garvey Avenue South. a. Add a northbound I-10 eastbound ramp right -turn lane. b. Add protected left -turn phasing for the 1-10 eastbound ramp and Garvey Avenue South intersection approaches. c. Modify signal timing. Hazards Use construction best management practices Building/ (BMPs) typically implemented as part of Engineering construction to minimize the potential negative effects. to groundwater and soils from construction activities. The following shall be implemented as necessary to avoid any significant effects: • Follow manufacturer's recommendations on use, storage and disposal of chemical .products used in construction; • Avoid overtopping construction equipment fuel gas tanks; • During routine maintenance of construction equipment, properly contain and remove grease and oils; and • Properly dispose of discarded containers of fuels and other chemicals. Noise During grading and construction, delivery of Building/ materials and equipment, outdoor operations of Engineering equipment, and construction activity shall be limited to the hours between 7:00 a.m. and 8:00 p.m. Community Enhancement All construction equipment, stationary or mobile, shall be equipped with properly operating and Police Department maintained mufflers. ' All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. Z:\Case Files\PP\2004\PP 04-06 Civic Ctr Office Dev\CC\Neg Dec Reso.doc Resolution No. Negative Declaration for GPA 04-03, ZC 04-03, PP 04-06, TM 61893 January 17, 2006 — Page 4 The operation of the facility shall comply with the West Covina Noise Ordinance. Aesthetics Landscaping plans shall be submitted to the Engineering/ Code Planning Department. The landscaping plan shall Enforcement/ conform with the approved site plan. Additionally, Planning all areas not requiring paving shall be landscaped. All project landscaping shall be installed prior to occupancy. A lighting/photometric plan check shall be conducted to ensure that light does not "spill over" onto adjoining property. All exterior lighting shall be hooded and directed so as to reflect away from adjoining properties. 2. Non-compliance with the aforementioned mitigation measures as by the monitoring department/agency and any measures taken to correct said non-compliance shall be immediately reported to the Planning Department on the City of West Covina Monitoring Checklist Form. 3. The applicant agrees to implement the aforementioned mitigation measures and monitoring or reporting requirements. 4. Failure to comply with any aforementioned mitigation measures and/or monitoring or reporting requirements will result in a written notice of violation from the City to the applicant at which time the City may order that, all or a portion of pre - construction, construction, post -construction activity or project implementation must cease until compliance is reached. 5. The California Environmental Quality Act (CEQA) and State and local guidelines, rules, regulations, and procedures adopted pursuant thereto permits the City of West Covina to impose any fees or charges associated with implementing the above monitoring program upon the applicant. 6. The applicant shall indemnify, hold harmless and defend the City Of West Covina (City), its agents, officers, and employees from any claim, action, proceeding or damages against the City, its agents, officers, or employees to attack, set aside, void, or annul the approval by the City of this Tract Map. Further, the applicant shall indemnify, hold harmless and defend the City Of West Covina (City), its agents, officers, and employees from any claim, action, proceeding or damages against the City, its agents, officers, or employees arising out of the action, inaction or negligence of the applicant, its employees, officers, agents, contractors, subcontractors, successors or assigns in planning, engineering, constructing or in any manner carrying out the Tract Map or any improvements required for the Tract Map. The indemnity shall be contained in a written document approved by the City Attorney. 7. The City Clerk shall certify as to the passage of this Resolution. Z:\Case Files\PP\2004\PP 04-06 Civic Ctr Office Dev\CC\Neg Dec Reso.doc ,7 Resolution No. Negative Declaration for GPA 04-03, ZC 04-03, PP 04-06, TM 61893 January 17, 2006 — Page 5 PASSED AND APPROVED on this 17`h day of January, 2006. ATTEST: Mayor City Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF WEST COVINA ) I, Laurie Carrico, City Clerk of the City of West Covina, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 17`h day of January, 2006. AYES: NOES: ABSENT: ABSTAIN: DATE: Januaryl7, 2006 APPROVED AS TO FORM: City Clerk , City Attorney ZACase Files\PP\2004\PP 04-06 Civic Ctr Office Dev\CCWeg Dec Reso.doc ATTACHMENT 2 - RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO.04-03 WHEREAS, the applicant has requested that the City Council consider the redesignation of land use as set forth in the General Plan from: "Public Facilities" to "Service and Neighborhood Commercial," on that certain property generally -described as: Assessor Parcel No. 8474-001-906, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant has also requested a zone change from "Public Building" (P-B) to "Service Commercial" (S-C); and WHEREAS, a precise plan for the site plan and architecture has been submitted for the development of the project and approved by the Planning Commission by Resolution No. 05-5082; and WHEREAS, a tentative parcel map to subdivide the property has been submitted and approved by the Planning Commission by Resolution No. 05-5083; and WHEREAS, it is a stated goal of the Housing Element of the General Plan "to provide all residents of West Covina with opportunities to live in decent, safe, sanitary and energy efficient housing at costs they can reasonably afford"; and WHEREAS, it is a stated goal of the Housing Element of the General Plan to "identify all sites, vacant or developed with a potential for residential development, and encourage their efficient and attractive use"; and WHEREAS, it is a stated policy of the Housing Element of the General Plan to "encourage the construction of a wide variety of new housing to meet the needs of all residents"; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 13th day. of December, 2005 conduct a duly advertised public hearing to consider the subject application for a General Plan amendment, at which time the Planning Commission adopted Resolution No. 05-5080 recommending approval of a change in land use designation to "Service and Neighborhood Commercial" as requested by the applicant; and WHEREAS, the City Council did, on the 17`h day of January, 2006, conduct a duly advertised public hearing as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties. NOW, THEREFORE, the City Council of the City of West Covina does hereby resolve as follows: SECTION 1: Based on the evidence presented, both oral and documentary, the City Council hereby approves General Plan Amendment No. 04-03, amending the land use designation for the, subject property as set forth on the Land Use Map of the Land Use Element as depicted on Exhibit A to change the land use designation to "Service and Neighborhood Commercial," and SECTION 2: Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures. ZACase Fi1es\GPA\2004\GPA 04-03 Civic Ctr\CC\CC Reso.doc City Council Resolution General Plan Amendment No. 05-01 August 16, 2005, Page 2 SECTION 3: The City Clerk shall certify to the passage of this Resolution. PASSED AND APPROVED on this 17th day January, 2006. ATTEST: Mayor City Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF WEST COVINA ) I, Laurie Carrico, City Clerk of the City of West Covina, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 171h day of January, 2006. AYES: NOES: ABSENT: ABSTAIN: APPROVED AS TO FORM: City Clerk City Attorney Z:\Case Files\GPA\2004\GPA 04-03 Civic Ctr\CC\CC Reso.doc ATTACHMENT 3 RESOLUTION NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO.04-03 WHEREAS, the applicant has requested that the City Council consider. the redesignation'of land use as set forth in the General Plan from: . "Public Facilities" to "Service and Neighborhood Commercial," on that certain property generally described as: Assessor Parcel No. 8474-001-906, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant has also requested a zone change from Public Building" (P-B) to "Service Commercial" (S-C); and WHEREAS, a precise plan for the site plan and architecture has been submitted for the development of the project and approved by the Planning Commission by Resolution No. 05-5082; and WHEREAS, a tentative parcel map to subdivide the property has been submitted and approved by the Planning Commission by Resolution No. 05-5083; and WHEREAS, it is a stated goal of the Housing Element of the General Plan "to provide all residents of West Covina with opportunities to live in decent, safe, sanitary and energy efficient housing at costs they can reasonably afford"; and WHEREAS, it is a stated goal of the Housing Element of the General Plan to "identify all sites, vacant or developed with a potential for residential development, and encourage their efficient and attractive use"; and WHEREAS, it is a stated policy of the Housing Element of the General Plan to "encourage the construction of a wide variety of new housing to meet the needs of all residents"; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 13th day of December, 2005 conduct a duly advertised public hearing to consider the subject application for a General Plan amendment, at which time the Planning Commission adopted Resolution No. 05-5080 recommending approval of a change in land use designation to "Public Facilities" to "Service and Neighborhood Commercial," as requested by the applicant; and WHEREAS, the City Council did, on the 17th day of January, 2006, conduct a duly advertised public hearing as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties. NOW, THEREFORE, the City Council of the City of West Covina does hereby resolve as follows: SECTION 1: Based on the evidence presented, both oral and documentary, the City Council hereby approves General Plan Amendment No. 04-03, amending the land use designation for the subject property as set forth on the Land Use Map of the Land Use Element as depicted on Exhibit A to change the land use designation to "Service and Neighborhood Commercial"; and SECTION 2: The initial study prepared for the project disclosed that the project will not have a significant impact on the environment. Mitigation measures have been incorporated into the project's design and as conditions of approval to reduce impacts on the environment to a less than significant level. A Negative Declaration of Environmental ZACase Files\ZONE CHANGE\2004\04-03 Civic Ctr\CC\CC Reso.doc City Council Resolution No. General Plan Amendment No. 05-01 August 16, 2005, Page 2 Impact has been prepared pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, as amended. SECTION 3: The City Clerk shall certify to the passage of this Resolution. PASSED AND APPROVED on this 17th day January, 2006. ATTEST: Mayor l City Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF WEST COVINA ) I, Laurie Carrico, City Clerk of the City of West Covina, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of West Covina, California, at a regular as thereof held on the 171h day of January, 2005. AYES: NOES: ABSENT: ABSTAIN: APPROVED AS TO FORM: City Clerk City Attorney Z:\Case Files\ZONE CHANGE\2004\04-03 Civic Ctr\CC\CC Reso.doc 0 ATTACHMENT Planning Commission Minutes Patre 2 —December 13, 2005 DRAFT C Planning Director Doug McIsaac presented the staff report. He also welcomed the newly appointed Commissioner and explained that Commissioner Thrasher was called away on business and was, therefore, unable to attend tonight's meeting. HEARING PROCEDURE: r. You are encouraged by this Commission to express your views on any matter set for public hearing. It is our procedure to first receive the report of the Planning staff, then to ask for public testimony; first from those in favor of the matter, followed by testimony from those in opposition to it, and, if there be opposition, to allow those in favor, rebuttal testimony only as to the points brought up in opposition.' To testify on a matter, you need to simply come forward to the lectern at the appropriate time, give your name and address and make your statement. In addition, please sign in on the sheet provided at the podium so it will facilitate preparation of our minutes. Do not be concerned with your possible lack of experience in public hearings. We are interested in what you say, not your level of expertise as a public speaker. After a hearing has been closed, you may not further speak on the matter unless requested to do so by a member of the Commission. CONTINUED PUBLIC HEARINGS (1) GENERAL PLAN AMENDMENT NO.04-03 ZONE CHANGE NO. 04-03 PRECISE PLAN NO. 04-06 TENTATIVE PARCEL MAP NO.61893 NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Henry Melendez, Dynamic Group of Companies LOCATION: Southeast corner of West Covina Parkway and West Garvey Avenue South (Civic Center) REQUEST: The. project consists of the request for a General Plan amendment, zone change, precise plan, and tentative parcel map to construct a new office center on the southeast corner of West Covina Parkway and Garvey Avenue South. The subject property is in the northeasterly portion of the Civic Center where the library, parking lot is currently located. The applicant is requesting a General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial." The applicant is also requesting a zone change from "Public . Building" (P-B) to "Service Commercial" (S-C) and a precise plan to allow for a 147,630- square foot five -story office center on a 2.57-acre site with four .levels of parking. Joint use parking is proposed for the library and the new office development.. A tentative parcel map is also requested for the subdivision of the property. Principal Planner Jeff Anderson presented the staff report. During the presentation he explained various features of the proposed development, as well as explaining the proposed parking plan, removal of the existing trees and landscaping and mitigation measures worked out to provide adequate parking for the library both .during the constriction phase and after. In addition, Mr. Anderson explained the traffic study and recommendations to mitigate the impact of additional traffic generated by this - development. Commissioner Rozatti asked if any residents had contacted staff regarding this development. Mr. Anderson stated staff had received approximately ten calls from residents, and there had been letters of opposition from patrons of the library. He also informed the Commission that most citizens who had spoken to staff had expressed their curiosity and seemed satisfied with the answers provided. Z:\PLANCOM\MINUTES\2005 MINUTES\12.13.05 minutes.doc y ! ! ,A Planning Commission Minutes Page 3 — December 13, 2005 There was also a brief discussion concerning the proposed archway on the entrance leading to City Hall parking. Staff informed the Commission that the applicant had been asked to remove this feature from his plan and he had agreed to do so. PROPONENT: Henry Melendez, applicant, Steven Lam, architect, Wendy Romano, Assistant Director of Public Services for the Los Angeles County library, Corey Warshaw and John Scheuplein spoke in favor of the project. Mr. Melendez informed the Commission that he'd worked extensively with Community Development Commission staff and Planning Department staff in the design of his proposed project. He further addressed the Commission's concerns regarding the adequacy of the parking for library patrons. In addition, Mr. Melendez answered questions from the Commission regarding the outdoor seating area, accessibility to drinking fountains and public restrooms and the distance of the parking area in relation to the library. Mr. Lam told the Commission that there would be ample seating area and restrooms, in the lobbies of the commercial sites that would be available to the public. Ms. Romano told the Commission that she had worked with city staff and the applicant to ensure that there would be adequate parking for patrons of the library. She informed the Commission that she had not received an updated version of the proposed parking agreement and wanted to be sure she would be able to comment on it after her review. Mr. Warshaw and Mr. Scheuplein expressed their support of the proposed plan. Further, .Mr. Warshaw requested assurance that parking for library patrons would be without charge in perpetuity. He also expressed his concern with hours of operations for the restaurants, whether or not the restrooms and elevator will remain open and where library parking will be during construction of the building. Mr. Scheuplein also stated his belief that this project would be an asset to the civic center complex. OPPONENTS: Royall Brown, Irene Fleck, Joanne Wilner and Lloyd Johnson spoke in opposition. Mr. Brown stated his opposition to this project because it would have a negative impact on the availability of City Hall parking. In addition, he stated he was opposed because of the loss of the green area west of City Hall and the lack of consideration for groundwater quality in the Negative Declaration of Environmental Impact. Ms. Fleck expressed her opposition due to the lack of safety, aesthetics and congestion associated with the project. She expressed her concern with the safety of using a parking structure as is being proposed. Joanne Wilner was also concerned with the loss of trees and green area and the traffic on West Covina Parkway. In addition, she expressed her support of additional seating on the grassy area outside the library, parking outside the library being designated for library patrons, loss of parking for city hall visitors and employees, the steep grade from the city hall parking to the library, and the shared parking agreement between the library and County Health Department. She also expressed her concern with the traffic on West Covina Parkway. Lloyd Johnson said he was concerned with the safety of the parking structure for the library after businesses are closed and the security of the underground parking'for library patrons. REBUTTAL: Wayne Romanek, Landscape Architect on the project, stated that the majority of trees removed during construction would be replaced with better quality trees. ZAPLANCOM\MINUTES\2005 MINUTES\12.13.05 minutes.doc • Planning Commission Minutes Page 4 — December 13, 2005 Henry Melendez told the Commission that parking for the library would be free and possibly involve a validation system. He also said that security would be provided inside the parking structure at all times. In addition, he agreed to consider adding additional seating areas on the grassy area near the library. Mr. Melendez also pointed out that his project would actually increase the available parking, instead of reducing it. Chairman Roe closed the public hearing. There was a discussion by the Commission regarding the proposed project. Commissioner Rozatti expressed her concern with the safety due to the close proximity of the proposed project to the freeway. She further expressed her belief that there isn't sufficient parking provided at the library. Commissioner Rozatti also stated her regret in losing the green area and asked if some of the existing trees could be saved and used with the new project.. Planning Director Doug McIsaac suggested the addition of a condition requiring that a specific parking management plan for implementation during construction be approved prior to the issuance of building permits. During the discussion, the Commission also considered the proposed right -turn only provision for West Covina Parkway, the location of the parking provided in the parking agreement between the Los Angeles County Library and the applicant, as well as the safety and security of the proposed parking structure. Also during the discussion, the Commission considered the parking agreement with the Los Angeles County Library. Mr. Melendez told the Commission that the parking agreement called for designated library parking to be provided on the third level of the parking structure. He said that it might be possible to provide some library parking on the first level for the handicapped, senior citizens and expectant women but all other library patrons would have to park on the third level of the parking structure. Commissioner Rozatti expressed her support for the addition of a condition requiring the approval of a parking plan for the construction phase of the project, as suggested by Planning Director Doug McIsaac. It was the consensus of the Commission that this project would bean asset to the Civic Center and provide many valuable services to the public. Motion by Rozatti, seconded by Sotelo, to adopt findings as recommended by staff. Motion carried 3-0 (Thrasher absent). Motion by Rozatti, seconded by Sotelo, to waive further reading of the body of the resolution and adopt Resolution ` No. 05-5079, recommending to the City Council certification of the Negative Declaration of Environmental Impact for General Plan Amendment No. 04-03, Zone Change No. 04-03, Precise Plan No. 04-06, and Tentative Parcel Map No. 61893. Motion carried 3-0 (Thrasher absent).. Motion by Rozatti, seconded by. Sotelo, to adopt findings -as recommended by staff. Motion carried 3-0 (Thrasher absent). Motion by Rozatti, seconded by Sotelo, to waive further reading of the body of the resolution and adopt Resolution No. 05-5080 recommending to the City Council approval of General Plan Amendment No. 04-03. Motion carried 3-0 (Thrasher absent). :Motion by Rozatti, seconded by Sotelo, to adopt findings as recommended by staff. Motion carried 3-0 (Thrasher absent). Motion by Rozatti, seconded by Sotelo, to waive further reading of the body of the resolution and adopt Resolution No. 05-5081 recommending to the City Council, approval of Zone Change No. 04-03. Motion carried 3-0 (Thrasher absent). Motion by Rozatti, seconded by Sotelo, to adopt findings as recommended by staff. Motion carried 3-0 (Thrasher absent). ZAPLANCOM\MINUTES\2005 MINUTES\12.13.05 minutes.doc 0 Planning Commission Minutes Page 5 — December 13, 2005 Motion by Rozatti, seconded by Sotelo, to waive further reading of the body of the resolution and adopt Resolution No. 05-5082 approving Precise Plan No. 04-06. Motion carried 3-0 (Thrasher absent). Motion by Rozatti, seconded by Sotelo, ' to adopt findings as recommended by staff. Motion carried 3-0 (Thrasher absent). Motion by Rozatti, seconded by Sotelo, to waive further reading of the body of the resolution and adopt Resolution No. 05-5083 approving Tentative Parcel Map No. 61893, as amended. Motion carried 3-0 (Thrasher absent). Chairman Roe called a recess at 9:00 p.m. Chairman Roe reconvened the meeting at 9:10 p.m. (2) TENTATIVE PARCEL MAP NO. 61781 VARIANCE NO. 05-02 CATEGORICAL EXEMPTION APPLICANT: Richard and Joan Heasley LOCATION: 337 South Grand Avenue REQUEST: The project consists of a. request for a tentative parcel map to subdivide one 37,695-square foot parcel into two parcels as follows: Parcel 1 (23,195 square feet) and Parcel 2 (14,500 square feet). The applicant is further requesting a variance from development standards, including frontage requirements and a deviation from subdivision regulations for frontage requirements. The project is located in the "Single -Family Residential" (R-1) Zone, Area District III. Principal Planner Jeff Anderson presented the staff report: He explained how the property obtained its current legal, nonconforming status and the existing easements associated with the property to allow ingress and egress. In addition, he informed the Commission that staff had received letters objecting to the request and copies of those letters had been provided to the Commission. PROPONENTS: Richard Heasley, applicant, and Louise Kronk spoke in favor of the project. Mr. Heasley said he was present to answer any questions. Ms. Kronk told the Commission that she was supportive of the request. OPPONENTS: No one spoke in opposition. Chairman Roe closed the public hearing. There was a brief discussion by the Commission regarding the use of the existing easements, the possibility of additional traffic and need for additional parking. Joan Heasley, applicant, stated that the easements would only be used by two families and should not generate too much additional traffic. - It was the consensus .of the Commission that this subdivision was consistent with the surrounding area and would be harmonious with the existing neighborhood. Motion by Rozatti, seconded by Sotelo, to adopt findings as recommended by staff. Motion carried 3-0 (Thrasher absent). ZAPLANCOM\MINUTES\2005 MINUTES\12.13.05 minutes.doc -0 0 ATTACHMENT 5 PLANNING DEPARTMENT STAFF REPORT GENERAL PLAN AMENDMENT NO.04-03 ZONE CHANGE NO.04-03 PRECISE PLAN NO.04-06 TENTATIVE PARCEL MAP NO.61893 NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Henry Melendez, Dynamic Group of Companies AGENDA ITEM NO. C-1 DATE: December 13, 2005 LOCATION: Southeast corner of West Covina Parkway and West Garvey Avenue South (Civic Center) I. DESCRIPTION OF APPLICATION The project consists of the request for a General Plan amendment, zone change and precise plan to construct a new office center on the southeast corner of West Covina Parkway and Garvey Avenue South. The applicant is proposing a General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial." The applicant is also proposing a zone change from "Public Building" (P-B) to "Service Commercial" (S-C). The applicant is requesting a precise plan to allow for a 147,630-square foot, five -story office center on a 2.66-acre site and to allow for joint use parking, and a tentative parcel map to allow for the subdivision of the property. The office center includes a four -level subterranean parking structure. The project would be located in the northwesterly corner of the Civic Center, in the area north of the Library and to the west of the existing surface parking for the City Hall. The office development would require the removal of the existing library parking lot and the landscaped area (berms and trees) north of the parking area. IL STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions recommending approval to the City Council of General Plan Amendment No. 04-03,. Zone Change No. 04-03 and certifying the Negative Declaration of Environmental Impact, and also adopt resolutions approving Precise Plan No. 04-06. and Tentative Parcel Map No. 61893. III. ENVIRONMENTAL DETERMINATION The initial study prepared for the project disclosed that the project will not have a significant impact on the environment. Mitigation measures have been incorporated into the project's design and as conditions of approval to .reduce impacts on the environment to a less than significant level. A Negative Declaration of Environmental Impact has been prepared pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, as amended. A Traffic Study was submitted and concluded that mitigation measures were required. ZACase Fi1es1PP12004\PP 04-06 Civic Ctr Office Dev\.Staff_Report12.13.05.doc GPA 04-03, ZC 04-03, PP 04-06, PM 61893 Civic Center Office Development December 13, 2005 - Page 2 of 13 Traffic A traffic study prepared by Kimley-Horn and Associates (March 30, 2005) was submitted for the project to assess potential traffic impacts. In order to evaluate the potential impacts to the local street system, eight intersections were analyzed. The intersections studied included: 1. Pacific Avenue and Cameron Avenue 2. Pacific Avenue and I-10 `Westbound Ramp/Garvey Avenue North 3. West Covina Parkway and 1-10 Eastbound Ramp/Garvey Avenue South 4. West Covina Parkway and Toluca Avenue 5. West Covina Parkway and Sunset Avenue 6. Sunset Avenue and Cameron Avenue 7. Sunset Avenue and Plaza Drive 8. Sunset Avenue and Garvey Avenue North The findings of the traffic study indicate, that the Pacific "Avenue and I-10 Westbound Ramp/Garvey Avenue North intersection would be significantly impacted by the proposed project as it would be lowered from a LOS (Level of Service) "D" to a LOS "E" during PM peak traffic hours. Based upon the analysis documented in the report, the following are the conclusions and recommendations. ■ Existing parking lots on the site would be removed for the development of the project. The parking lot is currently used by the Public Library adjacent to the project site. Library patrons may be allowed to use the proposed parking provided by the new development. ■ The project would include development of a five -story office building with banquet/meeting facilities, two quality restaurants, three sit-down restaurants, and a parking garage for 732 spaces (three underground levels and surface level parking). ■ The project would generate approximately 4,142 daily trips with 555 trips occurring during the AM peak hour (7:00-9:00 a.m.), and 513 trips occurring during the PM peak hour (4:00-6:00 p.m.). ■ The addition of project traffic is expected to result in a significant project traffic impact at the following intersection. • Pacific Ave/I10 ` WB Ramp/Garvey Avenue North (PM, LOS E, +0.070 V/C) ■ The following improvements are recommended to mitigate the significant project traffic impact at the intersection identified above. • Restripe westbound Pacific Avenue lanes to convert the number two lane from a through lane to a shared through/left-turn lane. • Restripe northbound I-10 Westbound ramp lanes to include one left -turn lane and one shared through/right-turn lane. • Add signal timing and left -turn phasing improvements. ■ Additional left -turn phasing is recommended at the intersection of West Covina Pkwy/I-10 EB Ramp/Garvey Avenue South. ■ A review, of the site plan dated January 31, 2005 indicates that adequate site access would be provided utilizing an existing full - access driveway and a new driveway. The project proposes to use an existing driveway on Garvey Avenue South and modify an existing driveway on West Covina Parkway. ■ Driveway access is recommended as follows: • Garvey Avenue South driveway would continue to have full access. • If unsignalized, the West Covina Parkway driveway is recommended to have right -in, right -out and left -in access, but no left -out access. ZAC8e Fi1es\PP12004\PP 04-06 Civic Ctr Office Dev\Staff Report12.13.05.doc GPA 04-03, ZC 04-03, PP 04-06, PM 61893 Civic Center Office Development December 13, 2005 - Page 3 of 13 • If signalized, the West Covina Parkway driveway would have all -movement access. Nothing should be installed or designed to compromise adequate sight distance for vehicles. exiting the two underground garage ramps onto the surface parking aisles. Vehicles exiting the underground parking structure should be provided adequate sight distance when maneuvering from the ramps onto the surface parking lot and the Garvey parking entrance. The site plan dated January 31, 2005 indicates. that the minimum number of parking spaces has been met as required by the City of West Covina parking code. The project would provide a total of 732 spaces, which exceeds the City's parking code requirement of 726 spaces. In conclusion, the Traffic Study analysis indicates that the project is forecasted to have a significant impact at the Pacific Avenue and I-10 Westbound Ramp intersection. The addition of project traffic would result in a Level of Service "E". during p.m. peak hours. Mitigation measures have been included that would offset the significant traffic impact at the above intersection. With the implementation of this mitigation measure, this intersection would operate, at Level of Service "D" during p.m. peak hours. Other significant impacts were noted for water, air quality, noise, and mandatory findings. Mitigation measures for these impacts have been identified in the Initial Study and are included as conditions of approval. V. HISTORY The Civic Center is 22.8 acres in size and triangular in shape. The County of Los Angeles owns 7.9 acres of the southerly portion of the Civic Center. County buildings on that property include the Courthouse, Health Department and the Library. The City owns 14.9 acres of the northerly portion of the Civic Center. Buildings on the property owned by the City include City Hall, the Police Station, the Communications Building, and the parking structure. City Hall was constructed in 1969. The Library was constructed in 1961 and remodeled in 1975. The site is zoned "P-B (Public Building). VI. SUMMARY OF DATA Site Area 14.9 Acres 2.66 Acres 15,000 s.f. (116,282 s.f.) required (S-C) Building Area -- 34,640 s.f. 58,141 s.f. (Coverage) (30.9%) (50.0% allowed) Including Below- -- 34,640 + 37,072 -- Ground Parking = s.f. '(83%) Structure Setbacks Front -- 15'. 5' minimum, 15' average ZACase Files\PP\2004\PP 04-06 Civic.Ctr Office Dev\Staff Report12.13.05.doc GPA 04-03, ZC 04-03, PP 04-06, PM 61893 Civic Center Office Development December 13, 2005 - Page 4 of 13 required Street Side -- 15' 5' minimum, 15' average required Side -- 103' None required Rear -- 30' 5' minimum, 15' average required Building Height -- 78 feet No height limit Landscaping --- 26,640 sq. ft. 23,256± sq. ft. (Coverage) (22.9%) (20% required) Parking 100 for Library 732 Spaces 726 Spaces per Code 644 Spaces per Shared Parking Analysis Subject Property's Zoning and Land Use: "T-B" (Public Building), Parking facilities and landscaping Surrounding Zoning and Land Use: North: "Service Commercial" (S-C) and "Neighborhood Commercial" (N-C) — San Bernardino Freeway and Mixed commercial South: "Public Building" (P-B) — Civic Center, Library. East: "Public Building" (P-B) — Civic Center, City Hall and parking. West: "Regional Commerical" (R-C) — Financial and retail. Notices of Public Hearing have been mailed to 110 owners and occupants of properties located within 300 feet of the subject site. VII. PROJECT DESCRIPTION AND ANALYSIS The applicant is proposing a General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial." The applicant is further requesting the approval of a zone change to change the zone fiom "Public Building", (P-B) to "Service Commercial" (S-C). The, applicant is requesting a precise plan to allow the construction of the office center development and the subterranean parking structure and to allow for joint use parking for the uses within the office development and the library. The applicant is also requesting the approval of a parcel map to subdivide the 14.9-acre property owned by the City into two parcels. The subject property . is located in an urbanized area and is approximately 60 feet south of the Interstate 10 (San Bernardino) Freeway. The site is triangular in shape and relatively flat. The site is bounded by Sunset Avenue on the east, West Garvey Avenue South on the north, and West Covina Parkway on the west. ZACase Files\PP\2004\PP 04-06 Civic Ctr Office Dev\Staff_ Reportl2.13.05.doc GPA 04-03, ZC 04-03, PP 04-06, PM 61893 Civic Center Office Development December 13, 2005 - Page 5 of 13 f The Planning Commission conceptually reviewed the project on December 14, 2004 and January 11, 2005. At the December 14, 2004 review, an overview of the project was presented and discussed by the Commissioners. The Commission expressed interest in having drop-off points and/or bus stops incorporated into the design to encourage alternative forms of commuting. In addition, the Commission suggested that the applicant incorporate as much landscaping as possible in the design of the project. At the January 11, 2005 review, the applicant provided information on their conceptual landscape plan. The applicant expressed that the landscaping would enhance the building design, and while the design required removal of the existing trees, significant landscaping would be included. . General Plan Amendment The applicant is requesting the approval of a General Plan amendment to change the existing land use designation from "Public Facilities" to "Service and Neighborhood Commercial." The proposed designation allows for commercial land uses and would allow for commercial development on the property. Surrounding General Plan land use designations include "Service and Neighborhood Commercial" to the north, and "Regional Commercial" to the east and west. The property to the north is separated from the subject property by the San Bernardino Freeway. Based on the characteristics of the surrounding land uses and the intensity of the proposed development, staff believes that the project I erves to implement goals contained in the General Plan, including providing ".. . for a range of non-residential uses that will ensure a strong economic base for the city." Zone Chanize The subject property is zoned "Public Building" (P-B). This zoning classification was designed for government -owned buildings and facilities, and therefore is restrictive in the types of uses allowed. In order to construct a building for private commercial development, a zone change to a commercial use is required. The applicant is requesting a zone change to "Service Commercial" (S-C), which would allow for a wide range of commercial and office uses. Properties located to the north (across the San Bernardino Freeway) are currently . zoned "Service Commercial" (S-C) and "Neighborhood Commercial" (N-C), while properties to the east (Westfield) and west (Kmart) are zoned "Regional Commercial" (R-C). Precise Plan The precise plan is a review of the site design, landscaping, architecture, parking facilities and shared parking proposal. The applicant is requesting approval of a 147,630-square foot, five -story office center. In addition, a four -level parking structure is proposed, with the lower three levels being subterranean. The applicant is also proposing joint use parking for the office development and is also requesting joint use parking between the office development and the existing Library. The site is currently improved with parking facilities serving the Library and also includes landscaping. The landscape area is located adjacent to West Covina Parkway and Garvey Avenue South. These landscape areas contain large raised berms, approximately 30 feet in height. These berms are densely planted with 'trees, shrubs and ground cover and contains a, functioning irrigation system. A Tree Survey, completed on November 3, 2004, was submitted indicating that 175 trees are located in the vicinity of the project. A total of 129 trees are located on the berms along Garvey Avenue South and West Covina Parkway. An additional 22 trees are located in the parking lot and 24 trees are located on the northeasterly side of the Library building. All of the trees on the berms and in the parking lot will be removed, as well as five trees located northeast of the Library. In all, approximately 156 trees will be removed to allow for the grading and construction Z:\Case Files\PP\2004\PP 04-06 Civic Ctr Office Dev\Staff_Report12.13.05.doc GPA 04-03, ZC 04-03, PP•6, PM 61893 Civic Center Office Development December 13, 2005 - Page 6 of 13 of the project. The vast majority of the trees are pines (Alleppo pines and Canary Island pines) while other tree species include Jacarandas, Tipuanas, White Mulberrys and Evergreen Ashes. There are no Oaks, Sycamores, or California Walnuts on site (Heritage or significant trees by species). Immediately to the south of the site is the Los Angeles County Library building. Currently there are two drive approaches to the Civic Center from West Covina Parkway, one north of the Library building and one south of the Library building. The existing drive approach to the north would be redesigned to allow entry into the proposed project. Additional parking facilities for the Library are located to the south of the building. To the east of the site is the City Hall facility and a below grade surface parking lot and a large landscaped green space (between the Library and City Hall). Currently there are two existing drive approaches on Garvey Avenue South, one to the west of City Hall and one to the east. The proposed parking structure of the proposed project has been designed to allow at -grade vehicular access from the City Hall parking lot to the underground level. No new drive approaches are proposed. Site Design The applicant is proposing to construct a five -story office development. The development would include three levels of subterranean parking and one level of parking at -grade. The building is proposed along the West Covina Parkway and Garvey Avenue South frontages, generally in a V-shape. The parking is located behind the proposed buildings, adjacent to the existing Library. The center is proposed with a variety of uses including office, retail, restaurant, and banquet facilities. Because the footprint of the building and parking structure cover the majority of the subject property, all existing trees, landscaping, and parking facilities will be removed. The proposed building is five stories in' height at the comer of West Covina Parkway and Garvey Avenue South. To the east of the five -story portion, a three- story building is proposed along the Garvey Avenue South frontage. The five - story portion of the building would be occupied by office uses with ground floor retail uses. The three-story portion is proposed for restaurant use, banquet facility use and meeting rooms. Z:\Case Files\PP\2004\PP 04-06 Civic Ctr Office Dev\Staff Report12.13.05.doc GPA 04-03, ZC 04-03, PP 04-05, PM 61893 • Civic Center Office Development December 13, 2005 - Page 7 of 13 The proposed building is summarized in the chart below. Ground Floor 2° Floor 3` Floor 4 Floor 5 Floor Total Office 25,020 sf 25,020 sf 25,020 sf 25,020 sf 100,080 sf Meeting Rooms 5,940 sf 5,940 sf Banquet Facilities' 7,020 sf 5,700 sf 12,720 sf Restaurant 9,490 sf 9,490 sf Outdoor Seating 48 seats 204 seats 252 seats Retail 19,400 sf 19,400 sf Total 28,890 sf 37,980 sf 30,720 sf 25,020 sf 25,020 sf 147,630 sf As previously discussed, the proposed buildings would be constructed in a V- shape, with the point of the "V" on the southeast corner of West Covina Parkway and West Garvey Avenue South. The building has been designed with the focal point of the office center at the corner. A paved entry area and staircase with a fountain is proposed. Terraced landscaped planters are proposed on either side of the staircase. An additional staircase and building entrance is proposed along the West Covina Parkway frontage about halfway between the corner and the southerly end of the building. The center of the "V" would be a "plaza" area that would include the surface level of the parking structure as well as landscaped areas, and paved areas. This area would primarily be composed of the surface parking and the ramp to the subterranean parking levels. The submitted Conceptual Landscape Plans indicate that the paving material for much of the parking area will be a decorative "Limestone Finish Concrete." Additionally, fountains are indicated on the plans at the rear of atrium and in the parking area. Covered walkways on the ground level are proposed formed by the second -floor overhang. The applicant is also proposing two covered canopy areas over parking spaces, one on the easterly side of the project and one on the westerly side of the project. In addition, the surface level would include two carpool/vanpool drop-off areas and bicycle parking adjacent to the driveway between the proposed structure and the Library. Outdoor seating is proposed in various locations on the surface level, notably at the easterly side of the property and between the five -story portion of the building and the three-story portion of the building (along the West Garvey Avenue South frontage). A condition of approval has been included limiting the number of outdoor seats to a maximum of 252 seats, in compliance with parking requirements. Truck deliveries would be made on the surface level or on the first underground level. Delivery and loading spaces are included to the right of the driveway entrance into the underground level. A service elevator would allow for deliveries to be brought to the surface level. A service corridor is proposed along ZACase Files\PP\2004\PP 04-06 Civic Ctr Office Dev\Staff_Report12.13.05.doc GPA 04-03, ZC 04-03, PP 04-06, PM 61893 Civic Center Office Development December 13, 2005 - Page 8 of 13 the northerly elevation of the building to allow for hand truck deliveries to the restaurant uses. The service corridor ranges from four feet in width to ten feet. The service area in the first underground parking level also includes the delivery area,. trash room, freight elevator and an office area. All trash storage will be located in this service area, no trash enclosures are proposed on the surface area. The Engineering Division is requiring that a 10.5-foot street dedication be completed as a part of project approval. The dedication would allow for the installation of a sidewalk. Currently there are no sidewalks along West Garvey Avenue South adjacent to the Civic Center. Street trees in tree wells would be included in the sidewalk. Landscaping The Zoning Code requires that a minimum of 8 percent of commercial lots be landscaped. In cases where a parking structure is proposed and the building coverage (building and parking structure) exceeds 50 percent, the Zoning Code requires that 20 percent of the property be landscaped. Therefore, because the combined size of the building (34,640 square feet) and the parking structure (37,072 square feet) exceed 50 percent of the lot (58,141 square feet), the project must provide landscaping on a minimum of 20 percent of the lot. Landscaped areas are generally provided in two methods, around the perimeter of the site or on the parking structure. While the top level of the parking structure is located behind the building, the three subterranean parking levels extend under the proposed buildings and to within seven (7) feet of the property line on West Covina Parkway and within approximately ten (10) feet of the property line on Garvey Avenue South. The vast majority of the landscaped areas are located above subterranean.parking. The landscaped planters are generally raised with surrounding retaining walls. The buildings on both West Garvey. Avenue South and West Covina Parkway are set back from the property line an average of 15 feet. While the building is set back 15 feet, the subterranean structure is set back seven feet. The applicant is therefore proposing raised planters along the street frontages that include retaining walls up, to seven feet in height. These walls would range from approximately two feet in height to seven feet in height at the intersection of the two streets. The soil in these planters would be bermed to allow for larger plants and trees to be planted. The applicant is also proposing to construct landscape areas on top of the parking structure. These landscape areas are located between the parking lot and the building and also surrounding the ramp leading to the subterranean parking levels. In order to allow for larger plant materials to grow, these landscape planters would be required to be a minimum. of three feet in height. In larger planter areas, berming up to seven feet is proposed. The applicant has provided cross sections of the development that clarify the design of the development and the landscaping. .Because the proposed project has many mature trees that will be removed, most of the lot is currently landscaped, and the Planning Commission encouraged quality landscaping, staff' endeavored to maximize the landscaping potential of the development. Because all landscaped areas will be surrounded by retaining walls, a condition of approval has been included requiring decorative material on these walls. Additionally, staff has included conditions requiring that all raised planters be at least three feet in height, and that berming be completed to heights indicated on the plans. ZACase Files\PP\2004\PP 04-06 Civic Ctr Office Dev\Staff_ Report12.13.05.doc, GPA 04-03, ZC 04-03, PP 04-06, PM 61893 Civic Center Office Development December 13, 2005 - Page 9 of 13 Architecture The buildings would be constructed in a V-shape along the West Covina Parkway and Garvey Avenue South. frontages. The frontage on West Covina Parkway would be five stories in height with a 25-foot tall vehicular entryway over the access from the street into the project. The frontage on Garvey Avenue South would be five stories in height along the westerly frontage tapering to three stories on the easterly frontage. A 30-foot tall vehicular entryway over the access point onto West Covina Parkway South is also proposed. The five -story portion of the building is 78 feet in height. The main element of the five -story portion of the building is a glass curtain wall. The glass curtain wall would consist of untinted, transparent glass. The individual glass panels would alternate between frosted and clear glazing. The framework of the building would be a gray cement plaster with integral color including one -inch reveals. A cement screen wall is proposed on top of the building to screen rooftop mechanical equipment.. The base of the building would feature mixed natural stone veneer. The stone veneer would also be used on portions of the elevation on the three-story elevation along Garvey Avenue South and on the vehicular entryways. The stone veneer would also be used on the retaining walls. Round columns are. proposed on the first story elevation of the five -story portion of the building. The colors of the building are earthtone, with the base of the building composed of stone veneer and the structural elements of the building gray cement plaster. The focal point of the office center will the point of the N" located facing the intersection of West Covina Parkway and Garvey Avenue South. The atrium would be five stories in height and include the elevators and staircase. The front of the atrium would be a glass curtain wall that would allow visibility into the interior of the atrium. The glass curtain wall would be framed by five -story concrete walls on either side. Staff has reviewed the architecture and *building design and believes that it is appropriate. However, staff is concerned with the proposed 30-foot tall vehicular entryway over the access point onto Garvey Avenue South. - This entryway feature is proposed over the existing vehicular entry into the Civic Center. Additionally, the entryway would be located on City Hall property, not on property leased to the applicant. For those reasons; staff is including a condition of approval that the entryway over the Garvey Avenue South driveway be eliminated. Parking Facilities The applicant is proposing to construct parking facilities that tie into the existing circulation system at the Civic Center. Primary access points into the new development would be a redesigned drive approach to the north of the Library and the westerly drive approach to the parking lot north of City Hall. Access could also be gained to the development through the existing drive approach south of the library and from the parking structure on the easterly side of the Civic Center. The redesigned drive approach on West Covina Parkway would allow for right turns in and out with only left -in access from West Covina Parkway onto the site. To allow for left -out access from the subject property onto West Covina Parkway, a signal would be required. The proposed development includes a four level parking garage, three of which would be subterranean. The total number of parking spaces provided is 732. The top surface of the parking lot would be level with the current grade in the area, at the same level as the Library and green space between the Library and City Hall. This level would include covered walkways along the buildings, outdoor seating areas, a courtyard, loading zones, and standard parking stalls as well as handicapped parking. Eight parking spaces on the top level ' Would be reserved for Library parking, including handicapped parking spaces. Vehicles on the top deck of the parking Z:\Case Files\PP\2004\PP 04-06 Civic Ctr Office Dev\Staff_ Report12.13.05.doc GPA 04-03, ZC 04-03, PP 04-06, PM 61893 Civic Center Office Development December 13, 2005 - Page 10 of 13 garage would be able to access the City Hall surface parking lot via the existing one- way driveway. In addition, vehicles will continue to be able to access the existing drive approach onto West Covina Parkway south of the Library. A dead-end driveway is proposed on the ground level of the structure. The Planning Commission -approved Parking Lot Design standards allow dead-end driveways only with Planning Commission approval and with the provision of a twelve -foot wide turn -around. The 12-foot turn -around is provided. As that drive -aisle serves only 13 parking spaces, the turn -around design should not cause a negative impact in the parking area. A condition of approval has been included requiring the 12-foot turnaround and requiring that it be marked and signed. The first underground level would generally be at the same grade as the parking lot on the north side of City Hall. This level includes the loading area for commercial vehicles, trash room, mechanical equipment rooms, standard parking spaces and three designated carpool/vanpool parking spaces. The second and third underground levels include mechanical rooms, storage rooms, standard parking spaces and compact parking spaces. The lowest level is approximately 32 feet lower than the current ground level. Access to the building will be via elevators and staircases. The chart below summarizes the number and type of parking spaces provided on each level. Standard Compact Handicapped CarNan ool Ground Level 30 0 11 0 1 s Underground Level 196 0 3 3 2" Underground Level 117 124 0 0 3 Id Underground Level 114 134 0 0 Total (732 spaces) 258 14 3 Staff has provided the required parking calculations in the chart below, based upon the square footage of each of the uses. proposed. Parking Requirement Required Parking Office (100,080 sf) 1 to 300 s.f. 334 Meeting Rooms/Office (5,940 s 1 to 100 s.f. 60 Banquet Facilities 12,720 s 1 to 100 s.f. 127 Restaurant (9,490 s 1 to 100 s.f. 95 Outdoor Seating (252 seats) 1 to 3.5 seats 72 Retail (19,400 sf) 1 to 250 s.f. 78 Total 766 Shared Parking Proposal A shared parking analysis (aka "joint use") for the proposed project has been submitted. The West Covina Municipal Code allows for joint use parking (Section 26-581(e)) with approval by`the Planning Commission. The submitted analysis provides information on the potential reduction in parking requirements if the combined land uses were considered separately, based upon code requirements. The parking analysis examined peak parking periods for the various uses within the office center development. That analysis indicated that a total of 644 parking spaces would be required based on office, business ,center, retail/food service, and ZACase Files\PP\2004\PP 04-06 Civic Ctr Office Dev\Staff_ Report12.13.05.doc GPA 04-03, ZC 04-03, PP 04-06, PM 61893 Civic Center Office Development December 13, 2005 - Page 11 of 13 restaurant uses. The 644 parking spaces are based on the maximum usage of parking spaces for the combined uses, which occurs at 2:00 p.m.. Peak parking demand for the office center would occur between 11:00 a.m. and 3:00 p.m. Based on the submitted analysis, the total number of parking spaces needed to satisfy the demand of the combined uses is 644 parking spaces. The code requires a total of 726 parking spaces if the uses are calculated separately. The shared parking analysis for the combined uses within the office development would allow for a reduction of 82 parking spaces. Due to the proposed construction, the existing Library parking will be eliminated. In order to determine parking demand for the Library, a Parking Demand Study was completed by Kimley-Horn and Associates (January 19, 2005). Parking surveys were completed on a Wednesday and a Saturday to determine how the parking spaces were occupied and when peak usage occurs. The peak usage on the Wednesday was 70 vehicles at 4:00 p.m. and the peak usage on the Saturday was 64 vehicles at 1:00 p.m. The average number of vehicles parked in the lot was 53. The City of West Covina currently has a lease with the County of Los Angeles to supply 100 parking spaces for use by the County Library. Currently, this lease is fulfilled in the parking lot that will be removed to allow for the construction of the office center. The City has discussed the issue with the County. The County has agreed to allow the 100 parking spaces to be provided in the parking structure. The applicant has submitted a shared parking analysis including the uses in the office center and the Library. With the Library parking demand included, the analysis indicates that a total of 704 parking spaces are required to meet the demand. The chart below indicates the Hours of peak parking demand per use, as indicated in the shared parking analysis. Use Peak Parking Period Office 10:00 am to noon Meeting Rooms/Banquet Facilities 9:00 am to 9:00 pm. Retail 1:00 pm to 2:00 prn Restaurant 7:00 pm to 10:00 pm Library 4:00 pm to 5:00 pm By proposing shared parking, the mix of uses and size of the uses such as restaurants (which require a greater number of parking spaces per square foot), become less flexible through time. In order to ensure that the office center is in compliance with parking requirements through time, a condition has been included limiting the amount of restaurant square footage to 28,150 square feet, based on the shared parking analysis., Currently, staff accepts food services uses that are smaller than 2,500 square feet as retail for parking requirements. Based on the submitted analysis, the .total number of parking spaces needed to satisfy the demand of the office development and Library is 704 parking spaces. Because the applicant is providing 732 parking spaces, the applicant has the ability to use those excess parking spaces to provide outdoor seating. The amount of outdoor seating would be limited to 98 seats (28 x 3.5). The - code and lease agreement would require a total of 866 parking spaces if the uses are calculated separately. The shared parking analysis for the office development and Library would allow for a reduction of 122 parking spaces over what would be required if all uses were calculated individually. Parcel Map Currently the Civic Center is formed by two parcels, one owned by the County of Los Angeles and one owned by the City of West Covina. The County of Los Angeles portion of the property is 7.9 acres and is generally located at southerly and Z:\Case Files\PP\2004\PP 04-06 Civic Ctr Office Dev\Staff Report12.13.05.doc GPA 04-03, ZC 04-03, PP•6f PM 61893 Civic Center Office Development December 13, 2005 - Page 12 of 13 westerly portions of the Civic Center. The City of West Covina portion of the property is 14.9 acres and is generally located at the northerly and easterly portion of the property. The applicant is proposing a parcel map to subdivide the portion of the property owned by the City. The proposed parcel is located at the northwesterly corner of the Civic Center. The proposed parcel would be 116,282 square feet (2.66 acres) and the remaining City Hall parcel would be 53.1,891 square feet (12.21 acres). The City is planning to lease the property to the applicant rather than transfer ownership. Conclusion The subject property is owned by the City and is part of the Civic Center complex, which also includes property owned by the County of Los Angeles. The site is currently used by parking facilities .for the library. The City has reviewed the proposal in light of the goal that it will be an integral part of the Civic Center for vehicular traffic and for pedestrians. A General Plan amendment and zone change are proposed. The proposed office center use is compatible with other uses in the Civic Center. The proposed site plan complies with all development standards of the "Service Commercial" zone. While the proposal will require the removal of a substantial amount of the landscaping, replacement landscaping is proposed around the buildings and on the surface of the parking structure. A traffic study has been completed on the proposed project and has found that no significant traffic impacts would occur based on the scope of the project. The site layout has been designed to provide convenient circulation between the proposed development and Civic Center. The proposed building would be the tallest building in the Civic Center complex. Currently there are a variety of building forms and architecture in the Civic Center. The proposed building is a combination of concrete finish and glass curtain walls. While not being identical to any of the existing buildings, the proposed building will fit into the context of the range of architecture in the Civic Center. Staff s only concern with the architecture is the vehicular entryway off of Garvey Avenue South, which should be eliminated as it will not be on the same property as the proposed office center. Staff has worked with the applicant to develop a conceptual landscape plan that will maximize landscape; opportunities `on the site, given that the majority of the lot will be covered with building or subterranean parking structure. The applicant is proposing landscape areas along the street frontages and is proposing retaining walls and berming to allow for larger plant materials. Conditions have been included requiring minimum soil depths and requiring a minimum of 80 trees be planted on the site and half of those to be planted at specimen size (36-inch box). ZACase Files\PP\2004\PP 04-06 Civic Ctr Office Dev\Staff_ Reportl2.13.05.doc GPA 04-03, ZC 04-03, PP 04-06, PM 61893 Civic Center Office Development December 13, 2005 -Page 13 of 13 VIII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions recommending approval to the City Council of General Plan Amendment No. 04-03, Zone Change No. 04-03 and certifying the Negative Declaration of Environmental Impact, and also adopt resolutions approving Precise Plan No. 04-06 and Tentative Parcel Map No. 61893. PREPARED BY: J derson cipal Planner REVIEWED AND APPROVED: 4. McIsaac Director Attachments: Attachment 1 - Negative Declaration Resolution Attachment 2 — General Plan Resolution Attachment 3 — Zone Change Resolution Attachment 4 - Precise Plan Resolution Attachment 5 — Tentative Parcel Map Resolution Attachment 6 — Initial Study Attachment 7 — County Public Library Parking Demand Study Attachment 8 — Shared Parking Study (Office Center and with County Library) Attachment 9 — Conceptual Review Staff Report, December 14, 2004 - Attachment 10 — Planning Commission Minutes, December 14, 2004 Attachment 11 - Conceptual Landscape Review Staff Report, January 11, 2005 Attachment 12 — Planning Commission Minutes, January 11, 2005 Attachment 13 — Letters from concerned citizens ZACase Files\PP\2004\PP 04-06 Civic Ctr Office Dev\Stafl_Report12.13.05.doc ATTACHMENT 6 ENVIRONMENTAL CHECKLIST FORM 1. Project Title: 2. Lead Agency Name and Address: 3. Contact Person and Phone Number: General Plan Amendment 04-03 Zone Change No. 04-03 Precise Plan No. 04-06 Tentative Parcel Map No. 61893 City of West Covina P.O. Box 1440 1444 W. Garvey Avenue South West Covina, CA 91793 Jeff "Anderson (626) 939-8423 4. Project Location: The southeastern corner of West Garvey Avenue and West Covina Parkway, south of the 10 Freeway in the City of West Covina, Los Angeles County. (Assessor's Parcel No. 8474-001-906 and Los Angles County Assessor's No 8474-001-907) 5. Project Sponsor's Name and Address: Henry Melendez, Dynamic Group of Companies 1050 Lakes Drive, #130 West Covina, CA 91790 6. General Plan Designation: 7. Zoning: Current: Proposed: Current: Proposed: "Public Facility "Service and Neighborhood Commercial" "P-B" (Public Building) "S-C" (Service Commercial) 8. Specific Plan/Redevelopment Plan Designation: The site is not located within a Specific Plan. The site is located within a Redevelopment Area. 9. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) The project consists of the request for a zone change, General Plan amendment, precise plan, and a parcel map subdivision to construct a new Business Park. The applicant is proposing a General Plan amendment changing the land use designation from "Public Facility" to "Service and Neighborhood Commercial" and a'zone change from Public Building" (P-B) to "Service Commercial" (S-C) to allow for the Business Park. The applicant is requesting a precise plan to allow for a development of 147,630 square feet of office and related commercial facilities. Joint parking is proposed between the library and proposed Business Park. The proj ect includes a parking garage for 732 spaces (three underground levels and surface parking. Construction is anticipated by the year 2008. The proposed project is located site generally bordered by West Garvey Avenue to the northeast and West Covina Parkway to the southwest, the San Bernardino Freeway (I-10) to the north, and regional commercial land uses to the south (see Figure 1). The project site is located in an established commercial area. The existing development on the site includes a library building, landscaping, and parking. The project site consists of a relatively flat pad with frontage on West Garvey Avenue and West Covina Parkway. Office Project Environmental Checklist The project consists of the construction of 4 office areas, 7 retail areas, and parking. The project would also include approximately 732 parking spaces for customers and employees (see Figure 2). The proposed -project would involve site preparation activities, grading, and the construction of the buildings and associated infrastructure. The construction will take place during normal business hours. A driven pile foundation with reinforced concrete slab would be considered for the project. The potential need for pile driving would be determined by required site -specific engineering studies to be prepared prior to construction. However, for purposes of this environmental .review, it has been assumed that pile driving would be used, as this type of construction would likely result in the most severe noise impacts. 10. Surrounding Land Uses and Setting. (Briefly describe the project's surroundings.) The site is located within the Redevelopment Agency area of influence. The site is currently improved with a library building, landscaping, and a parking area. The site is surrounded by West Garvey Avenue to the northeast and West Covina Parkway to the southeast, the I-10 to the north and regional commercial land uses to the south. 11. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) City of West Covina Redevelopment Agency City of West Covina Public Works Department 12. Sources consulted in preparing Initial Study. City of West Covina General Plan. City of West Covina Municipal Code. City of West Covina Redevelopment Plan. Kimley-Horn and Associates, Inc. West Covina Civic Center Project Traffic Impact Analysis. July 2005. Office Project 2 i { { 7 BADILLO ST. i l._ PUENTE AVE. i r z w A 4C Q 5 f 4 WORKMAN AVE. PROJECT LOCATION 1 GARVE AVE. N. � iQ GARVEY AVE.' S. WEST CQVINA PKW'Y. �,• wt l.� . Q04, Q I 4f r z E. CAMERON AVE. { SOURCE: Kimley-Hom and Associates, Inc T N NUT TO SCALE ® Study Area Intersections West Covina Parkway Figure 1 Project Location SAN BERNARDINO (INTERSTATE 10) FREEWAY SOURCE: Kknley-Hom and Associates, Inc J' West Covina Parkway Figure 2 Project Site Plan • • Environmental Checklist Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agriculture Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ _ Geology / Soils ❑ Hazards & Hazardous Materials ❑ Hydrology / Water Quality ❑ Land Use / Planning ❑ Mineral Resources ❑ Noise ❑ Population / Housing ❑ Public Services ❑ Recreation ❑ Transportation / Traffic ❑ Utilities / Service Systems ❑ Mandatory Findings of Significance DETERA'IINATION: (To be completed by Lead Agency) On the basis of this initial evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ® I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is "required. ❑ I find that the proposed project.MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier E1R or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Sign Jeff Anderson Printed Name 10/18/05 Date City of West Covina For Office Project 5 Environmental Checklist Instructions for the Evaluation of Environmental Impacts 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on - site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational. impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an.effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from section 17, "earlier analyses," may be cross-referenced). 5) Earlier analyses maybe used where, pursuant to the tiering, program EIR, or other CEQA process, as effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in Section 17 at the end of the checklist. i Office Project Environmental Checklist CEQA Initial Study Checklist WOULD THE PROPOSAL RESULT IN THE FOLLOWING ENVIRONMENTAL EFFECTS: No Impact Yes Potential Significant Impact Potential Unless Mitigation Inc. Less Than Significant Impact I. LAND USE AND PLANNING: A. Conflict with the general plan designation or zoning? X B. Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? X C. Be incompatible with existing land use in the vicinity? X D. Affect agricultural resources or operations (e.g. impacts to soils or farmlands, or impacts from the incompatible land uses)? X E. Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? X 2. POPULATION AND HOUSING: A. Cumulatively exceed official regional or local population projections? X B. Induce substantial, growth in an area either directly or indirectly (e.g. through projects in an'undeveloped area or extension of major infrastructure)? X C. Displace existing housing, especially affordable housing? X 3. GEOLOGICAL PROBLEMS: A. Fault Rupture? X B. Seismic ground shaldng? X C. Seismic ground failure, including liquefaction? X D. Seiche, tsunami, or volcanic hazard? X E. Landslides or mudflows? X F. Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? X G. Expansive soils? X H. Subsidence of the land? X I. Unique geologic or physical features? X 4. WATER: A. Changes in absorption rates, drainage patterns, or the rate and amount or surface runoff? X B. Exposure of people or property to water related hazards such as flooding? X C. Discharge into surface water or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? X D. Changes in the amount of surface tivater in any Ka:er body? X E. Changes in currents, or the course or direction of water movements? X Office Project 7 • Environmental Checklist Yes WOULD THE PROPOSAL RESULT IN THE FOLLOWING ENVIRONMENTAL EFFECTS: No Impact Potential Significant Impact Potential Unless Mitigation Inc. Less Than Significant Impact F. Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge or capability? X G. Altered direction or rate of flow of groundwater? X H. Impacts to groundwater quality? X I: Substantial reduction in the amount of groundwater otherwise available for public water supplies? X 5. AIR QUALITY: A. Violate any air quality standard or contribute to an existing or projected air quality violation? X B. Expose sensitive receptors to pollutants? X C. Alter air movement, moisture, or temperature, or cause any change in climate? X D. Create objectionable odors? X. 6. TRANSPORTATION/CIRCULATION: A. Increased vehicle trips or traffic congestion? X B. Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? X C. Inadequate emergency access or access to nearby uses? X D. Insufficient parking capacity on -site or off site? X 7. BIOLOGICAL RESOURCES: A. Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds)? X B. Locally designated species (e.g. heritage trees)? X C. Locally designated natural communities (e.g. oak forest, coastal habitat, etc.)? X D. Wetlands habitat (e.g. marsh, riparian, and vernal pool)? X E. Wildlife dispersal or mitigation corridors? X 8. ENERGY AND MINERAL RESOURCES: A. Conflict with adopted energy conservation plans? X B. Use non-renewable resources in a wasteful and inefficient manner? X C. Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State? X -9. HAZARDS: A. A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals, or radiation)? X B. Possible interference with an emergency response plan or emergency evacuation plan? X C. The creation of any health hazard or potential health hazard? X Office Project Environmental Checklist Yes WOULD THE PROPOSAL RESULT IN THE FOLLOWING ENVIRONMENTAL EFFECTS: No Impact Potential Significant Impact Potential Unless Mitigation Inc. Less Than Significant Impact D. Exposure of people to existing sources of potential health hazards? X E. Increased fire hazard in area with flammable brush, grass, or trees? X 10. NOISE: A. Increases in existing noise levels? X B. Exposure of people to sever noise levels? X 11. PUBLIC SERVICES: A. Fire protection? X B. Police protection? X C. Schools? X D. Other governmental services? X E. Maintenance of public Facilities, including roads? X 12. UTILITIES AND SERVICE SYSTEMS: A. Power or natural gas? X B. Communications systems? X C. Local or regional water treatment or distribution facilities? X D. Sewer or septic tanks? X E. Storm waste disposal? F. Solid waste disposal? G. Local or regional water supplies? X 13. AESTHETICS: A. Affect the scenic vista or scenic highways? X B. Have a demonstrable negative aesthetic effect? X C. Create light or glare? X 14.CULTURAL RESOURCES: A. Disturb paleontological resources? X B. Disturb archaeological resources? X C. Affect historical resources? X 15. RECREATION: A. Increase the demand for neighborhood or regional parks or other . recreational facilities? X B. Affect existing recreational opportunities? X Office Proiect Environmental Checklist Yes Potential Potential Less Than WOULD THE PROPOSAL RESULT IN THE FOLLOWING No Significant Unless Significant ENVIRONMENTAL EFFECTS: Impact Impact Mitigation Inc. Impact 16. MANDATORY FINDINGS OF SIGNIFICANCE: n A. Does the project have the potential to degrade the quality of the X environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate important examples of the major periods of California history or prehistory? B. Does the project have the potential to achieve short-term, to the X disadvantage of long-term, environmental goals? C. Does the project have impacts that are individually limited, but X cumulatively considerable? (`Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) D. Does the project have environmental effects which will cause . X substantial adverse effects on human beings, either directly or indirectly? Office Project 10 EnAronmental Checklist Explanation of Responses 1. LAND USE AND PLANNING NO IMPACT A-E. Currently, the. site's General Plan designation is "Public Facility," and the zoning classification is "Public Building" (P-B). Since the applicant is proposing a General Plan amendment to "Service and Neighborhood Commercial" and a zone change to "Service Commercial" (S-C), the proposed land use would be consistent with the site's General Plan designation and zoning classification. The project is not inconsistent with any environmental plans adopted by agencies with jurisdiction over the project. The project is located within an urbanized setting and would not affect agricultural resources or operations. Furthermore, due to the setting, the project would not disrupt or divide the physical arrangement of an established community. The approximately 104,640 square feet site is currently improved with the library parking area and landscaping. The site is located at ,the southeast corner of West Garvey Avenue and West Covina Parkway. The surrounding streets are fully improved with curb and gutter installed. The proposed project would result in the development of an existing improved site within a heavily urbanized setting characterized by retail, business, and housing uses, and as such is compatible with the surrounding land uses and urban setting. Project construction and operation is required to comply with all applicable City of West Covina codes and ordinances, and will be monitored by established Building Division and Planning Department plan check processes. 2. POPULATION AND HOUSING NO IMPACT A-C. The proposed commercial project would not significantly impact population projections. The project is not expected to result in the permanent employment of a large number of people that would induce regional population growth. Additionally, the project does not propose the extension of infrastructure, such as roads, that might induce population growth. The project is relatively small in scale and proposes the redevelopment of a commercial site within a heavily urbanized setting. The project therefore would not result in significant changes to population and housing patterns in the project vicinity. + 3. GEOLOGICAL PROBLEMS YES, LESS THAN SIGNIFICANT IMPACT B. Southern California is a seismically active area and any new development will subject persons to the potential for exposure to seismic ground shaking and related seismic hazards. The developer is required to submit a grading plan and building plans to the Engineering and Building Divisions prior to construction. The developer is also required to comply with the West Covina Municipal Code and the Uniform Building Code (UBC). Compliance with the above -referenced requirements will reduce potential geologic impacts and hazards to a less than significa,at level. The project site consists of a relatively level pad. Some grading will be required in order to facilitate the construction of the building and associated facilities. Minor changes to the site's topography and drainage pattern might occur. As stated, the site will drain to the surrounding streets and existing storm -water facilities. The developer is required to comply with the requirements of the Engineering and Building Divisions. The developer is also required to comply with the West Covina Municipal Code and the UBC. Office Project 1 I Environmental Checklist NO IMPACT A., C-I. Per the West Covina General Plan, there are no "Hazard Management Zones" (defined as areas within one -eighth of a mile on either side of the most active or projected active trace of a fault) within the City of West Covina. Fault rupture is therefore not expected to occur on the site. Given the site's relatively flat topography, landslides are not expected. The project will drain to the surrounding streets and into existing storm - water facilities. Due to the distance of the site from the ocean'and/or a large body of water, seiche and tsunami hazards are not anticipated. No known volcanic activity is located within West Covina or the project area. 4: WATER YES. POTENTIAL UNLESS MITIGATIONINCORPORATED A., H. The project site consists of a relatively flat pad. Some grading will be required in order to facilitate the construction of structures such as the office building and parking structure. Changes to the site's topography and drainage pattern will likely occur. The site is currently mostly covered with a library parking and landscaping; therefore, the project would increase the, amount of impervious surface on the site and could change drainage patterns within the project vicinity. The site will drain to the surrounding streets and existing storm -water facilities. The developer is required to submit a grading plan to and comply with the requirements of the Department of Public Works (Engineering and Building Divisions) prior to construction. The developer is also required to comply with the West Covina Municipal Code and the UBC. The proposed project would also serve to incrementally increase the amount of surface runoff produced. Since the project consists of the new development of greater than 100,000 square feet of commercial building area, it would be designed with facilities to collect surface runoff from impervious surfaces and process it in accordance with the requirements of the State of California, California Regional Water Quality Board, Los Angeles Region, Division 7 of the California Water Code and the Federal Water Pollution Control Act, amended in 1977 as the Clean Water Act and with the National Pollutant Discharge Elimination System (NPDES) guidelines. Further mitigation measures might be required by the County of Los Angeles Flood Control District. NO IMPACT B-G., I. The project is not expected to significantly result in changes in the amount of surface water in any water body, changes in currents, or to significantly impact groundwater recharge and availability, or groundwater rates of direction and flows. The site consists of an existing library parking area with landscaping that has been previously improved. No wetlands or watercourses are located within the immediate vicinity of the site. 5. AIR QUALITY YES, POTENTIAL UNLESS MITIGATION INCORPORATED A.,B. The project site is located in the South Coast Air Quality District (SCAQMD) that is a "non -attainment" (i.e., currently experiences violations) area with respect to State and Federal ambient air quality standards. Furthermore, congestion on busy roadways and at intersections could lead to local carbon monoxide hotspots, particularly during peak traffic hours. The project would involve construction of an approximately 147,630 square feet office building area and business center area. The proposed project would include 732 parking spaces for employees and customers. Project construction would involve use of equipment and materials that would emit ozone precursor emissions (i.e., reactive organic gases,, or ROG, and nitrogen oxides, or NOO. Office Project 112 Environmental Checklist The project would be constructed over a period of approximately 1 % years. Construction activities would generate substantial amounts of dust (including Particulate Matter or PM-10) from "fugitive" sources, such as earth -moving activities and vehicle travel over unpaved surfaces, and lesser amounts of other criteria pollutants from the operation of heavy equipment construction machinery (primarily diesel operated) and construction worker automobile trips (primarily gasoline operated). Construction -related dust emissions would vary from day to day, depending on the level and type of activity, silt content of the soil, and the weather. Construction activities might result in significant quantities of dust, and as a result, local visibility and PM-10 concentrations might be adversely affected on a temporary basis during the construction period. In addition, larger dust particles would settle out of the atmosphere close to the construction site resulting in a potential soiling nuisance for adjacent land uses. With respect to the construction phase of the project, the project would not exceed the emissions threshold of significance for construction emissions established by the SCAQMD's Table 6-3. Screening Table for Construction in the CEQA Air Quality Handbook. A comparable project, such as the construction of a Business Park, would exceed the threshold if it exceeds 559,000 square feet. Since the building area would not exceed 150,000 square feet, construction emissions are not considered significant. The proposed project would exceed, however, the established ROC and NO. construction emissions thresholds for the South Coast Air Basin. These thresholds are: ROC 2.5 tons/quarter, NO,, 2.5 tons/quarter, CO 24.75 tons/quarter, and PM-10 6.75 tons/quarter. Estimated construction phase emissions for, the proposed project are calculated as follows: ROC 27.90 tons/quarter, NOx 42.63 tons/quarter, CO 9.27 tons/quarter, and PM-10 3.03 tons/quarter. These calculations are based on emission factors in Table 9.1. Screening Table for Estimating Total Construction Emissions in the Handbook. The mitigation measures listed below will reduce these impacts to a less than significant level. With respect to the operation phase of the project, emissions would be generated primarily from motor vehicle trips to the project site and emissions from stationary equipment and area sources, to a lesser extent. According to the traffic study for this proposed project, it would.generate an average of 3,060 trips per day. The project would not exceed the SCAQMD's Table 6-2. Screening Table for Operation. A Business Park potentially significant air quality impact threshold is established at 136,000 square feet, and this project is 147,630 square feet. The proposed project would not also exceed the established operation emissions thresholds: ROC 55 pounds/day, NOX 55 pounds/day, CO 550 pounds/day, and PM-10 150 pounds/day. Based on the emission calculations using emission factors in Table 9-7. Screening Table for Estimating Mobile Source Operation Emissions in the Handbook, the proposed project would result in the following estimated emissions: ROC 41.86 pounds/day, NOX 24.07 pounds/day, CO 412.28 pounds/day, and PM-10 3.14 pounds/day. Therefore, the project would not violate any air quality standard; however, the project would contribute to an existing air quality violation since the region is in non -attainment of current standards. Mitigation Measures 3-11 would help offset this impact. The project is consistent with the site's proposed General Plan amendment and zone change to "Service Commercial." The South Coast Air Quality Management District uses General Plan land use designations in the preparation of their" r Quality Management Plan; therefore, the commercial land use proposed pursuant to this project has been accounted for in the South Coast Air Quality Management District Air Quality Plan. The sensitive receptors in the immediate vicinity of the project site are the residential land uses to the south of the project site. Additionally, some sensitive receptors might be located along project roadways and intersections providing access to and from the site. Office Project 13 Environmental Checklist Project grading and construction has the potential to result in the generation of fugitive dust (particulates) that might impact surrounding properties. The Air Quality Management District has developed Rule 403, which requires the implementation of best available fugitive dust control measures during operations capable of generating fugitive dust within the boundaries of the South Coast Air Basin, in order to reduce the amount of PM-10 that . is present in the air as a result of man-made fugitive dust sources. Mitigation measures include wetting down soils, chemical stabilization of unattended construction areas, planting vegetative ground cover as soon aspossible on construction sites, and physically covering all trucks hauling dirt, sand, or other looses materials to and from the site. NO IMPACT C.-D. The proposed project is not anticipated to alter air movement, moisture, temperature, or cause any change in climate. The project is not anticipated to result in the creation of objectionable odors. 6. TRANSPORTATION/CIRCULATION YES POTENTIAL UNLESS MITIGATION INCORPORATED A. A traffic study (West Covina Civic Center. Project Draft Traffic Impact Analysis, July 2005) was prepared for the project by Kimley-Horn Associates, Inc. This study is included as an Appendix to this IS. The traffic study includes an analysis of trip generation resulting from the project and of the potential impacts on eight "study intersections" within the immediate project area. The study intersections included in the traffic study are: 1. Pacific Avenue and Cameron Avenue 2. West Covina Parkway and I-10 Westbound Ramp 3. West Covina Parkway and I-10 Eastbound Ramp 4. West Covina Parkway and Toluca Avenue 5. West Covina Parkway and Sunset Avenue 6. Sunset avenue and Cameron Avenue 7. Sunset Avenue and Plaza Drive 8. Sunset Avenue and Garvey Avenue North The following are the principal findings of the study: • The proposed project is forecasted to generate 555 new trips during the AM peak hour, 513 new trips during the PM peak hour and approximately 4,142 daily trips. • Existing parking lots on the site would be removed for the development of the project. The parking is currently used for the Public Library adjacent to the project site. Library patrons would be allowed to use the proposed parking provided by the new development. In conclusion, the Traffic Study analysis indicates that the project is forecasted to have a significant impact at two intersections: (1) Pacific Avenue/I-10 westbound ramp/Garvey Avenue North and (2) West Covina Parkway/I-10 EB Ramp/Garvey Avenue South. At the first intersection, the recommended mitigation involves adding a westbound Pacific Avenue HOV left -turn lane, restriping northbound I-10 westbound ramp lanes to include one left -turn lane and one shared through/right-turn lane, and adding signal timing and left -turn phasing improvements. At the second intersection, mitigation includes adding a northbound I-10 eastbound ramp right -turn lane and adding protected left -turn phasing for the I-10 eastbound ramp and Garvey Avenue South intersection approaches. The estimated cost of these mitigation improvements is $488,013. The total parking required for the proposed project is 726 spaces. The project would provide 732 parking spaces, which indicates an excess of 6 parking spaces. Office Project 14 Environmental Checklist NO IMPACT B.-D. The proposed project will not result in hazards to safety from design features, or inadequate emergency access to nearby uses on or off -site, as site access has been designed in accordance with the minimum requirements of the Public Works Department and the Fire Department. Additionally, the public streets servicing the project have been designed and constructed in accordance with established City standards. The improvements recommended by the Traffic Study, referenced above, will be implemented in accordance with Public Works Department requirements and standards. 7. BIOLOGICAL RESOURCES NO IMPACT A.-E. The project consists of the development of a site on which there is landscaping and parking. While the site continues to support a variety of ornamental plants and animal life common to the area, none of these plant or animal species is considered to be endangered or threatened. 8. ENERGY AND MINERAL RESOURCES NO IMPACT A.-C. The project is not expected to conflict with any energy conservation plans, or significantly use non-renewable resources in a wasteful or inefficient way. No mining or mineral resources are evident on the site or within its vicinity; therefore, the project is not expected to result in the loss or availability of a known mineral resource that would be of future value. 9. HAZARDS YES. POTENTIAL UNLESSMITIGATIONINCORPORATED 9. A,D Hazardous Material Use During Construction . Construction activities would require the use of certain hazardous materials such as fuels, oils, solvents and glues. Inadvertent release of large quantities of these materials into the environment could adversely impact soil, surface waters, or groundwater quality. On -site storage and/or use of large quantities of materials capable of impacting soil and groundwater are not typically required for a project of size and type proposed herein. However, compliance with NPDES permit requirements and implementation of Mitigation Measure 14 would reduce any risk associated with hazardous materials used during construction to a less than significant level. Site Operations Compliance with federal, state, and local rules and regulations for hazardous materials - handling, and underground and aboveground storage tanks would reduce the potential health and safety issues associated with the storage of hazardous materials such as oil filters to a less -than -significant level. NO IMPACT 9. B,C,E The design and characteristics of the project would not produce any significant health or safety hazards. 10. NOISE YES. POTENTIAL UNLESS MITIGATION INCORPORATED 10. A-B Noise standards are addressed in local General Plan policies and local noise ordinance standards. A project could expose people to, or generate, .noise levels in excess of Office Project 15 Environmental Checklist General Plan standards in two ways. First, the project could expose sensitive receptors to noise above applicable standards by introducing land uses that are incompatible with the existing noise environment. Second, the project itself could lead to an increase in ambient noise levels thereby affecting existing sensitive receptors in the project vicinity. Since the proposed project would not locate any noise sensitive uses at the site, compatibility of the site with the existing noise environment is not an issue; therefore, the focus of the following analysis is on the impacts of the proposed project on existing ambient noise environment in the vicinity of the project site. These potential impacts are discussed below. The City of West Covina regulates short-term noise through enforcement of. city ordinances, which includes a general provision against nuisance noise sources. Construction noise levels at and near locations on the project site would fluctuate depending on the particular type, number, and duration of use of various types of construction equipment. The effect of construction noise would depend upon how much noise would be generated by construction, the distance between construction activities and the nearest noise -sensitive uses, and the existing noise levels at those uses. Typical noise levels generated during the different stages of construction vary from 78 dBA (during construction of foundations) to 105 dBA (during pile driving), at 50 feet. At this stage, it is not clear if pile driving would be required as part of project construction; the potential need for pile driving will be determined by site -specific engineering studies. Pile -driving would be the most noise generating activity during construction and can generate noise levels of 90 to 105 dBA at a distance of 50 feet. Noise -sensitive land uses (library) located approximately 10 feet from the site could be substantially affected, depending on the presence of intervening barriers or other insulating materials. At noise levels of 85 dBA, normal conversation is extremely difficult. Intermittent noises such as pile -driving noise aie more disturbing to many people than typical construction noise. Without restrictions on the hours of pile driving, this impact would be considered significant. Two types of short-term noise impacts might occur during construction. The first is construction crew commutes and the transport of materials and equipment to and from the site. The second type of noise impact is related to noise generated by demolition, excavation, grading, and building construction on the site. Construction of the project is expected to require the use of earthmovers, bulldozers, and water and pickup trucks. Compliance, with the City's construction and noise ordinances will mitigate the temporary increase in noise to an acceptable level. Mitigation measures include restricting construction activities to daytime hours when construction activities causes the noise level at the property line to exceed the ambient noise levels by more than 5 decibels. 11. PUBLIC SERVICES YES, LESS THAN SIGNIFICANT IMPACT 11. A,B,D,E The project might result in a slight increase in the demands on fire protection services and police services, in that any additional development might result in additional emergency services "call outs." The increase is not anticipated to be significant given the scale of the project in relation to the surrounding developed area. NO IMPACT 11. C No potentially significant impacts to schools or other government services have been identified. Therefore, the project would not result in a significantly increased demand for school services. 12. UTILITIES AND SERVICE SYSTEMS YES, LESS THAN SIGNIFICANT IMPACT 12. A-G The project would result in an incremental increase in demand on utilities such as gas, power, water and sewers. In comparison to the surrounding heavily developed urban setting, the project is not expected to significantly impact utilities and service systems. Office Project 16 Environmental Checklist Furthermore, the project would be designed in compliance with Title 24 of the California Building Code pertaining to energy efficiency criteria. Appropriate connections to utility systems would be installed by the developer in compliance with the requirements of the Building Division. 13. AESTHETICS YES LESS THAN SIGNIFICANT IMPACT 13. C Construction of the project would result in the introduction of new sources of light, as a result of exterior lighting. The nearest sensitive receptors, single-family homes, are approximately 300 feet from the location of the proposed project site. Light spillover and glare would be minimized, by requiring lights to be shielded and designed so as to prevent the light from shining directly onto surrounding property, per the requirements of the West Covina Municipal Code. A lighting plan check will be required including review of a photometric plan to ensure that new lighting will not "spill over" onto adjacent properties. The proposed development would be visible from the surrounding area, which includes the San Bernardino Freeway, West Garvey Avenue and West Covina Parkway, and the library. Proposed construction consists of constructing a 100,080-square foot office building area and a 47,550-square foot business center area. Landscaping is proposed along the northeast and southeast portion of the project site facing West Garvey Avenue and West Covina Parkway as well as'other outdoor areas within the Business Park. NO IMPACT 13. A,B The proposed project will not affect any scenic highways. Per the West Covina General Plan, no State designated scenic highways exist within the City. The project would not produce any uncommon or aesthetically offensive sights. 14. CULTURAL RESOURCES NO IMPACT 14. A-C There are no known historically or culturally significant resources, structures, buildings or objects associated with the site. The proposed project consists of the development of a landscaped area and parking. 15. RECREATION NO IMPACT 15. AB The project would not negatively affect existing recreational facilities or result in a significant demand for additional recreational resources. 16. MANDATORY FINDINGS OF SIGNIFICANCE YES, POTENTIAL SIGNIFICANT HVTACT 16. A The project has the potential to significantly degrade the quality of the environment with respect to air quality. 16.0 The proposed project would involve the construction of a 100,080-square foot office building area and a 47,550-square foot business center area. The incremental increase in the size and scope of the project is, in and of itself, not significant; however, given the limited number of future development sites and their uncertain prospects for development and possible intensification, the impacts of the project are considered to be cumulatively considerable. 16.D. The development of the site might create either direct or indirect potential significant impacts on human beings with respect to air quality. Office Project 17 • • Environmental Checklist YES, LESS THAN SIGNIFCANT RyIPACT 16.B. The project would be consistent with the West Covina General Plan and conforms to the standards of the Zoning Code and all other applicable codes and regulations. The project is similar in character, design, and density to other surrounding development. As such, the project is not expected to be significantly detrimental to any long-term environmental goals. MITIGATIONMEASURES WATER 1. The grading and drainage is required to be designed by a registered Civil Engineer and the project will be required to comply with Standard Urban Stormwater Mitigation Plans (SUSWMPS). In addition the grading shall be completed in accordance with the West Covina Municipal Code and the Uniform Building Code. 2. Prior to issuance of a grading permit approval from the Engineering Division of a grading plan shall be obtained. AIR QUALITY 3. Vigorous wetting procedures or other dust palliative measures shall be maintained during earth moving operations to minimize fugitive dust emissions in compliance with applicable codes and ordinances pertaining to dust suppression requirements (including SCAQMD RULE 403). 4. During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this would include wetting down such areas in the later morning and after work is completed for the day and whenever wind exceeds 15 miles per hour. Roadways shall be swept periodically as determined by the City Engineer and/or Maintenance Services Superintendent or otherwise cleared of any spilled materials to assist in minimizing fugitive dust. 6. Trucks importing or exporting earthen materials shall be covered or sprinkled with water prior to entering public streets. 7. Heavy-duty construction equipment shall be kept on -site when not in operations to minimize exhaust emissions associated with vehicles repetitiously traveling to and from the project site. The number of pieces of equipment operating simultaneously should be minimized through efficient management practices. 9. Construction equipment shall be maintained in proper tune to reduce exhaust emissions. 10. Diesel -powered equipment such as booster pumps or generators should be replaced by electric equipment, if feasible. 11. During Santa Ana wind conditions with wind speeds exceeding 15 mph,. soil disturbance areas shall be watered hourly or active operations on unpaved surfaces shall, be terminated until the wind speeds no longer exceed 15 mph. TRANSPORTATION/CIRCULATION 12. For Pacific Avenue/I-10 WB Ramp/Garvey Avenue North. a. Add a westbound Pacific Avenue HOV left -turn lane. b. Restripe I-10 westbound ramp lanes to include one left -turn land and one shared through/right-turn land. Office Project 18 Environmental Checklist C. Add signal timing and left -turn phasing improvements. 13. For West Covina Parkway/I-10 EB Ramp/Garvey Avenue South. a. Add a northbound I-10 eastbound ramp right -turn land. b. Add protected left -turn phasing for the I-10 eastbound ramp and Garvey Avenue South intersection approaches. C. Modify signal timing. HAZARDS 14. Use construction best management practices (BMPs) typically implemented as part of construction to minimize the potential negative effects to groundwater and soils from construction activities. The following shall be implemented as necessary to avoid any significant effects: • Follow manufacturer's recommendations on use, storage and disposal of chemical products used in construction; • Avoid overtopping construction equipment fuel gas tanks; • During routine maintenance of construction equipment, properly contain and remove grease and oils; and • Properly dispose of discarded containers of fuels and other chemicals. NOISE 15. During grading and construction, delivery of materials and equipment, outdoor operations of equipment, and construction activity shall be limited to the hours between 7:00 a.m. and 8:00 p.m. 16. All construction equipment, stationary or mobile, shall be equipped with properly operating and maintained mufflers. 17. All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. 18. The operation of the facility shall comply with the West Covina Noise Ordinance. AESTHETICS 19. Landscaping plans shall be submitted to the Planning Department. The landscaping plan shall conform with the approved site plan. Additionally, all areas not requiring paving shall be landscaped. 20. All project landscaping shall be installed prior to occupancy. 21. A lighting/photometric plan check shall be conducted to ensure that light does not "spill over" onto' adjoining property. All exterior lighting shall be hooded and directed so as to reflect away from adjoining properties. Office Project 19 ATTACHMENT 7 PLANNING COMMISSION RESOLUTION NO. 05-5079 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CERTIFICATION OF THE NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR GENERAL PLAN AMENDMENT NO. 04-03, ZONE CHANGE NO. 04-03, PRECISE PLAN NO. 04-06, AND TENTATIVE PARCEL MAP NO 61893 AND PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Henry Melendez, Dynamic Group of Companies LOCATION: Southeast corner of West Covina Parkway and Garvey Avenue South (Civic Center) WHEREAS, there was filed with this - City verified applications on forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code requesting the approval of a General Plan amendment, zone change, precise plan, conditional use permit and tentative parcel map to facilitate the development of an 147,630-square foot office center on that certain property generally described as: a portion of Assessor's Parcel Number 8474-001-906 as listed in the records of the office of the Los Angeles County Assessor; and WHEREAS, the Planning Commission upon giving the required notice did on the 13tn day of December, 2005, conduct duly advertised public hearings as prescribed by law to consider said application; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act (CEQA); and WHEREAS, an initial study was prepared for said project; and WHEREAS, based upon the findings of the initial study, it was determined that the proposed project will not have a significant impact on the environment and will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the California Fish and Game Code; and WHEREAS, a Negative Declaration of Environmental Impact was prepared for the proposed project pursuant to the requirements of the California Environmental Quality Act of 1970, as amended, and mitigation measures are included in said Negative Declaration in support of the finding that there will not be a significant effect on the environment as a result of this project. NOW, THEREFORE, the Planning Commission of the City of West Covina does hereby resolve as follows: After receiving and considering all determinations, studies, documents, and recommendations, as well as other appropriate public comments, the Planning Commission of the City of West Covina hereby certifies Negative Declaration of Environmental Impact, subject to compliance with the mitigation measures that are recommended in the Negative Declaration of Environmental Impact as outlined below: ZAResos\2005 resos\05-5079 Neg Dec Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5079 Negative Declaration for GPA 04-03, ZC 04-03, PP 04-06 & TPM 61893 December 13, 2005 — Page 2 Environmental Impacts Mitigation Measures Monitoring Dept./Agency Monitoring Methods Water The grading and drainage is required to be Engineering Pre - designed by a registered Civil Engineer construction and the project will be required to comply plan check with Standard Urban Stormwater Mitigation Plans (SUSWMPS). In On -site addition the grading shall be completed in construction accordance with the West Covina inspection Municipal Code and the Uniform Building Code. Prior to issuance of a grading permit approval from the Engineering Division of a grading plan shall be obtained. Air Quality Vigorous wetting procedures or other dust Building/ Pre - palliative measures shall be maintained Engineering construction during earth moving operations to plan check minimize fugitive dust emissions in compliance with applicable codes and On -site ordinances pertaining to dust suppression construction requirements (including SCAQMD RULE inspection 403). During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this would include wetting down such areas in the later morning and after work is completed for the day and whenever wind exceeds 15 miles per hour. Roadways shall be. swept periodically as determined by the City Engineer and/or Maintenance Services Superintendent or otherwise cleared of any spilled materials to assist in minimizing fugitive dust. Trucks importing or exporting earthen materials shall be covered or sprinkled with water prior to entering public streets. Heavy-duty construction equipment shall be kept on -site when not in operations to minimize exhaust emissions associated with vehicles repetitiously traveling to and from the project site. The number of pieces of equipment operating simultaneously should be minimized through efficient management practices. Construction equipment shall be maintained in proper time to reduce Z:\Resos\2005 resos\05-5079 Neg Dec Cvc Ctr Dvlpmt.doc 0 • Planning Commission Resolution No. 05-5079 Negative Declaration for GPA 04-03, ZC 04-03, PP 04-06 & TPM 61893 December 13, 2005 — Page 3 exhaust emissions. Diesel -powered equipment such as booster pumps or generators should be replaced by electric equipment, if feasible. During Santa Ana wind conditions with wind speeds exceeding 15 mph, soil disturbance areas shall be watered hourly or active operations on unpaved surfaces shall, be terminated until the wind speeds no longer exceed 15 mph. Transportation/ For Pacific Avenue/I-10 WB Planning Pre - Circulation Ramp/Garvey Avenue North. Department construction a. Add a westbound Pacific Avenue plan check HOV left -turn lane. Building/ b. Restripe I-10 westbound ramp Engineering lanes to include one left -turn lane and one shared through/right-tum Caltrans lane. c. Add signal timing and left -turn phasing improvements. For West Covina Parkway/I-10 EB Ramp/Garvey Avenue South. a. Add a northbound I-10 eastbound ramp right -turn lane. b. Add protected left -turn phasing for the I-10 eastbound ramp and Garvey Avenue South intersection approaches. c. Modify signal timing. Hazards Use construction best management Building/ On -site practices (BMPs) typically implemented Engineering construction as part of construction to minimize the inspection potential negative effects to groundwater and soils from construction activities. The following shall be implemented as . necessary to avoid any significant effects: • Follow manufacturer's recommendations on use, storage and disposal of chemical products used in construction; • Avoid overtopping construction equipment fuel gas tanks; • During routine maintenance of construction equipment, properly contain and remove grease and oils; and • Properly dispose of discarded containers of fuels and other chemicals. ZAResos\2005 resos\05-5079 Neg Dec Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5079 Negative Declaration for GPA 04-03, ZC 04-03, PP 04-06 & TPM 61893 December 13, 2005 — Page 4 Noise During grading and construction, delivery Building/ Pre - of materials and equipment, outdoor Engineering construction operations of equipment, and construction plan check activity shall be limited to the hours Community between 7:00 a.m. and 8:00 p.m. Enhancement On -site construction All construction equipment, stationary or Police inspection mobile, shall be equipped with properly Department operating and maintained mufflers. All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. The operation of the facility shall comply with the West Covina Noise Ordinance. Aesthetics Landscaping plans shall be submitted to Engineering/ Pre - the Planning Department. - The Code construction landscaping plan shall conform with the Enforcement/ plan check approved site plan. Additionally, all Planning areas not requiring paving shall be On -site landscaped. construction inspection All project landscaping shall be installed prior to occupancy. A lighting/photometric plan check shall be conducted to ensure that light does not "spill over" onto adjoining property. All exterior lighting shall be hooded and directed so as to reflect away from adjoining properties. 2. Non-compliance with the aforementioned mitigation measures as by the monitoring department/agency and any measures taken to correct said non-compliance shall be immediately reported to the Planning Department on the City of West Covina Monitoring Checklist Form. 3. The applicant agrees to implement the aforementioned mitigation measures and monitoring or reporting requirements. 4. Failure to comply with any aforementioned mitigation measures and/or monitoring or reporting requirements will result in a written notice of violation from the City to the applicant at which time the City may order that all or a portion of pre - construction, construction, post -construction activity or project implementation must cease until compliance is reached. , 5. The California Environmental Quality Act (CEQA) and State and local guidelines, rules, regulations, and procedures adopted pursuant thereto permits the City of West Covina to impose any fees or charges associated with implementing the above monitoring program upon the applicant. Z:\Resos\2005 resos\05-5079 Neg Dec Cvc Ctr Dvlpmt.doc . Planning Commission Resolution No. 05-5079 Negative Declaration for GPA 04-03, ZC 04-03, PP 04-06 & TPM 61893 December 13, 2005 — Page 5 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 13th day of December, 2005, by the following vote: AYES: Rozatti, Sotelo, Roe NOES: None ABSENT: Thrasher ABSTAIN: None DATE: December 13, 2005 .bin xoe, t-nai man Planning Commission McIsaac, Secretary Z:\Resos\2005 resos\05-5079 Neg Dec Cvc Ctr Dvlpmt.doc • • ATTACHMENT 8. PLANNING COMMISSION RESOLUTION NO. 05-5080 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT NO.04-03 GENERAL PLAN AMENDMENT NO.04-03 NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Henry Melendez, Dynamic Group of Companies LOCATION: Southeast corner of West Covina Parkway and Garvey Avenue South (Civic Center) WHEREAS, the applicant has requested that the Planning Commission consider the redesignation of land use as set forth in the General Plan from: "Public Facilities" to "Service and Neighborhood Commercial," on that certain property generally described as: a portion of Assessor Parcel Nos. 8474-001-906 in the records of the Los Angeles County Assessor; and WHEREAS, the requested General Plan amendment has been proposed to facilitate the development of an office center; and WHEREAS, consistent with this request, the applicant has also requested a zone change from "Public Building" (P-B) to "Service Commercial" (S-C); and WHEREAS, a precise plan for the site plan and architecture has been submitted for the development of the project; and WHEREAS, a tentative parcel map to subdivide the property has been submitted; and WHEREAS, it is a stated policy of the Land Use Element of the General Plan to provide for a range of non-residential uses that will ensure a strong economic base for the City. WHEREAS, the Planning Commission upon giving the required notice did on the 13`h day of December, 2005, conduct a duly advertised public hearing as prescribed by law to consider said application. NOW, THEREFORE, the Planning Commission of the City of West Covina does hereby resolve as follows: SECTION 1: Based on the evidence presented, both oral and documentary, the Planning Commission recommends that the City Council approve General Plan Amendment No. 04-03, amending the land use designation for the subject property as set forth on the Land Use Map of the Land Use Element as depicted on Exhibit A; and SECTION 2: The initial study prepared for the project disclosed that the project will not have a significant impact on the environment. Mitigation measures have been incorporated into the project's design and as conditions of approval to reduce impacts on the environment to a less than significant level. A Negative Declaration of Environmental Impact has been prepared pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, as amended. ZAResos\2005 resos\05-5080 GPA 04-03 Cvc Ctr Dveipmt.doc Planning Commission Resolution No. 05-5080 General Plan Amendment No. 04-03 December 13, 2005 - Page 2 of 2 I HEREBY CERTIFY that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina at a regular meeting held on the 13th day of December, 2005, by the following vote: AYES: Rozatti, Sotelo, Roe NOES: None ABSENT: Thrasher ABSTAIN: None DATE: December 13, 2005 Bill Roe, Chairman Planning Commission ZAResos\2005 resos\05-5080 GPA 04-03 Cvc Ctr Dvelpmt.doc GENERAL PLAN AMENDMENT NO.04-03 EXHIBIT A 1N 140RTK,G j%VEY. AVE :SO!lTH: GARVEYAVE i. "i " .; 9 %'• . �l, � y d... ! Sub eGt Propelsa #iiSr�',Y�.rf M a w''�f s�r/Mr3. J'i frs :.lrt "s cF S t G .i �4 z"` �,�' -f', ` •iRa1 ,k..."+� a r. r� r w.k ,_�,. 1��,% l.A,'Si"f ,(�qu�- � n �,iF'fi' e v' �. Tr."t. 4 2'"'!`"n qa: J'R" t G i 1 • rc r7 y �; *w,�+. p ��ssl 9:. 'r s c) Rt�i-. �L"`H'%aS�� r"'� rfc �"s"n p r t ,dw�t � St )tv ` c i )trr• r �% .K is t't + ' *,. rii9! C"t•.K' "{ .!,d .rJ /v r 1Fvy�, u, �hri )r p ✓. � p yHaK^" .}}r'a '". &fig v��i f $)`'IS r S 4s ."ry (r:> J•, '"q„' Ju d �t'� '"av rn'+l' �Y 4 � r f"� " R/ 7r c}yy�1 Y r sue" n c v ��`�`� �V' J�a`"•��7• "' te`�s'f'� a� 'ri zrfr+ ,o �x „ ' c,e t� ,� r rs•?.+ fir •N +'gty�'s'uTriJ`i ayrr tu.et': .F. `.J' c y M -r. ab �d��^.J✓` *+p fi: m { A ti4�nyw Y C';i3}.RrM. (y au rrG iti YF�Y'f4 4 K"#+'HLLY i.` Sr 4. r.4,.�R` 4 >v! a jslfrt„yr,Z.?�p'{3^yjyy^-p .+ a .rWt ��'x.lFy, y 1' } vY"r .u4•GC Fr,�yc5..t i sfi t c" "rrli4* lL t Y ��14h` i C'A t..0 > a{ 5 y 4? r4r Y r R r { 8,0� lY 0' .�/��,i� A�i+7y;{�, ,,t A'M •t r�'fp h'y"�{Y'�7 j_ 4 if' fh.•7 t yv .A l } 4 tiE Y lh Yei< � VC ✓'F•h'ri'f Cam..{# !i`'''.r, 3 �;c • I a4 Fr { .} �,Y%y� 'ts Sz �p J�ti�y..l i�P r �< ��Jaf 1-3 yl A,, r p f ��7.G�r�S <•d^f tfl,"� �..1� s '�y - �,y.�,p{rq�G. "F ✓"' yr", 3Je � J� :.e ; } � ft.: c. . +arY /Fp3w _fiilMli� r{� / i .i+r'+.•� 4yy l �r ( > �j' R rf xi}rk`ze d�na f� } ln. e+ FV. ' 'r krun"`'r4f"a✓ 4 ✓;,,,' li�n'b.'.. 7.1"' nr.Y �i :ij y�,. i x.,!w Srin { S .s-ta to " iu 4'wR ` tx v s &'.- ^Pa�`'x"n',�' ''ir31' as r .mt x>� i g.kr t r� ,Fyt�T. �}"�" .21 >• h/ J +� � S�r. ! � ,Y � r %, ,y "+,f spp� „Ks � � ri n'C�,, } q , xt ) ^"• f . r^Gs a, , :.7 � ,`+ Y, ' Yam}' ,/!'�i r�C .#. r't• f`n r�. w.t"'j i}'''�`R"ti .es+.�7't Y Yy � vy . y+Wh..'ra ed�',S..ya U� p to '.rSY) �gy .r,✓ _i � F n r.. y J � W .�J �. '^� �rlby�},e�+ ra 6. n Wt E r L i�"Sn<•r ;!I"S r;4 R.. .s � J sJi Jr F 3`i kt� '\,� �� rf 7's+5Ix�5.iyA' g.......... e f � f '-:�� 'ky.',�'. / } 6 5"' Y eil>,Y ,`t<�,,e'{i;•.¢,aFf y.. '3. � n '. J . ff .f b` } k )i1 �„�,r•rr-^-� From: "Public Facilities" To: "Service and Neighborhood Commercial" ATTACHMENT 90 PLANNING COMMISSION RESOLUTION NO.05-5081 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ZONE CHANGE NO.04-03 ZONE CHANGE NO.04-03 NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Henry Melendez, Dynamic Group of Companies LOCATION: Southeast comer of West Covina Parkway and Garvey Avenue South (Civic Center) WHEREAS, there was filed with this Commission a verified application on the forms prescribed in Section 26-153 and 26-199 of the West Covina Municipal Code, a proposal to rezone the property from "Public Building" (P-B) to "Service Commercial" (S-C) on that certain property generally described as follows: a portion of Assessor Parcel No. 8474-001-906 as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, the proposed zone change is consistent with the proposed General Plan designation of "Service and Neighborhood Commercial"; and WHEREAS, a precise plan for the site plan and architecture has been submitted for the development of the project; and WHEREAS, a tentative parcel map to subdivide the property has been submitted; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 13`h day of December, 2005, conduct a duly noticed public hearing to consider said application; and WHEREAS, studies and investigations made by the Planning Commission and in its behalf reveal the following facts: 1. The applicant is proposing to rezone the subject property from "Public Building" (P-B) to "Service Commercial" (S-C). 2. The project is consistent with the proposed General Plan land use designation of "Service and Neighborhood Commercial. 3. The proposed zone change would allow the construction of an office center. 4. 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. ZAResos\2005 resos\05-5081 ZC 04-03 Cvc Ctr Dvelpmt.doc • Planning Commission Resolution No. 05-5081 Zone Change No. 04-03 December 13, 2005 - Page 2 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. 5. The initial study prepared for the project disclosed that the project will not have a significant impact on the environment. Mitigation measures have been incorporated into the project's design and as conditions of approval to reduce impacts on the environment to a less than significant level. A Negative Declaration of Environmental Impact has been prepared pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, as amended. WHEREAS, based on the evidence, both oral and documentary, the Planning Commission finds as follows: a. The parcel is currently zoned as "Public Building" (P-B). This zoning classification was designed for government -owned buildings and facilities, and therefore is restrictive in the types of uses allowed. In order to construct a building for private commercial development, a zone change to a commercial use is required. As a result, the applicant is - requesting a zone change to "Service Commercial" (S-C), which does allow for a wide variety of commercial and office uses. 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 a private office development in an undeveloped portion of the Civic Center. Office, retail, and commercial uses are compatible with the Civic Center uses and surrounding commercial development. C. The proposed zone change is compatible with the surrounding area and will not adversely affect the public health, safety or general welfare of the surrounding neighborhood. 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 by the concurrent approval of a General Plan amendment. e. The approval of such zone change is consistent with General Plan as amended. 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. 04-03 is hereby found to be consistent with the City's General Plan and the land uses permitted within said zone classification. SECTION NO. 2: A Mitigated Negative Declaration of Environmental Impact has been prepared in accordance with the California Environmental Quality Act of 1970, as amended. ZAResos\2005 resos\05-5081 ZC 04-03 Cvc Ctr Dvelpmt.doc Planning Commission Resolution No. 05-5081 Zone Change No. 04-03 December 13, 2005 - Page 3 SECTION NO. 3: The Planning Commission hereby recommends that the City Council approve Zone Change No. 04-03, changing the zoning designation for the subject property as set forth on the Zoning Map of the City of West Covina from "Public Building" (P-B) to "Service Commercial" (S-C) as depicted on Exhibit A. 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 131h day of December, 2005, by the following vote: AYES: Rozatti, Sotelo, Roe NOES: None ABSENT: Thrasher ABSTAIN: None DATE: December 13, 2005 Bill Roe, Chairman / Planning Commission ZAResos\2005 resos\05-5081 ZC 04-03 Cvc Ctr Dvelpmt.doc • • ZONE CHANGE NO.04-03 EXHIBIT A W NORTH GARVrEY AVE .,.� .�!Z01 1495 From: "Public Building" (P-B) To: "Service Commercial" (S-C) ATTACHMENT 10 PLANNING COMMISSION RESOLUTION NO.05-5082 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO.04-06 PRECISE PLAN NO.04-06 NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Henry Melendez, Dynamic Group of Companies LOCATION: Southeast corner of West Covina Parkway and Garvey Avenue South (Civic Center) WHEREAS, there was filed with this Commission, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a' precise plan to: , Construct a 147,630-square foot office center with associated subterranean parking structure on a 2.66-acre property with joint use parking on that certain property described as: A portion of Assessor's Parcel No. 8474-001-906 as listed in the records of the office of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant has also requested a General Plan amendment to change the General Plan designation of subject property from "Public Facilities" to "Service and Neighborhood Commercial"; and WHEREAS, consistent with this request, the applicant has also requested a zone change to change the zoning designation of subject property from "Public Building" (P-B) to "Service Commercial" (S-C); and WHEREAS, a tentative parcel map for the subdivision of the site to allow the development of the project; and WHEREAS, the Planning Commission upon giving the required notice did on the 131h day of December, 2005, conduct duly advertised public hearings as prescribed by law to consider said application; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The project consists of a request for a precise plan to construct a 147,630-square foot office center. 2. The proposed project also includes joint use parking for the uses within the development and for the adjacent Library. 3. The proposed precise plan has been submitted concurrently with a General Plan amendment, zone change and tentative parcel map. 4. The proposed office center would.be located on the northwesterly portion of the Civic Center, adjacent to the Library. ZAResos\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5082 Precise Plan No. 04-06 December 13, 2005 - Page 2 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. 6. The initial study prepared for the Project disclosed that the project will not have a significant impact on the environment. Mitigation measures have been incorporated into the project's design and as conditions of approval to reduce impacts on the environment to a less than significant level. A Negative Declaration of Environmental Impact has been prepared pursuant to the requirements of -the California Environmental Quality Act (CEQA) of 1970, as amended. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following findings: a.. The proposed construction consists of a 147,630-square foot office center on the northwesterly portion of the Civic Center. property. The proposed development includes a four -level subterranean parking structure and new landscaping. The proposed maximum height of the buildings is 78 feet. As the subject property is not within 100 feet of single-family residential property, the code does not establish a maximum height. The proposed Project meets or exceeds all applicable Municipal Code requirements, including but not limited to, setbacks, parking spaces, landscaping, and building coverage. The subject property is adjacent to the City Hall, the Library, the Kmart retail store, and the San Bernardino Freeway. New landscaping will also be installed in and around the office center. A total of 26,640 square feet (22.9 percent of the lot area) of the project will be landscaped. The proposed project includes 732 parking spaces. Joint use parking is proposed for the uses within the office center including office and restaurant. The proposed joint use parking is acceptable given that the proposed uses have different peak parking periods. Peak periods for office uses are generally 8:00 a.m. to 5:00 p.m., while peak periods for restaurants are 6:00 p.m. to 10:00 p.m. The submitted analysis indicates that 644 parking spaces would satisfy the parking demand. Furthermore, the applicant is proposing joint use parking between the development and the Library. The Library has a peak period between 1:00 p.m. and 7:00 p.m. Based on the submitted analysis 704 parking spaces would satisfy the parking demand of the proposed development and Library to the south. b. The proposed Project is compatible with surrounding commercial uses. The site is designed to accommodate efficient vehicular circulation on -site without creating any impacts on adjacent properties. The subject property is adjacent to government offices including the Library and City Hall, and commercial uses across West Covina Parkway to the west. Conditions, including restrictions on noise sources, light, landscaping, and surface water runoff have also been placed on the project approval to ensure the proposed use does not result in an impact on adjacent properties. Z:\Resos\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5082 Precise Plan No. 04-06 December 13, 2005 - Page 3 C. The project site abuts West Covina Parkway, designated a "Principal Arterial" in the City General Plan, and Garvey Avenue South, designated a "Collector" in the. City General Plan. Both West Covina Parkway and Garvey Avenue South are designed to carry through traffic and provide access to the site. A traffic study was submitted for the project indicating that a variety of roadway improvements are required to mitigate traffic impacts. The roadway improvements include the addition of lanes, restriping of lanes, and the modification of signal timing at the intersection of the San Bernardino Freeway and West Covina Parkway. Granting the precise plan will not adversely affect the General Plan as the project is designed and conditioned, and will result in an expansion of the economic opportunities and shopping opportunities while addressing the sensitivity of the existing community. Addition of the office center development will provide a convenient source for residents its service office needs and provide additional food service. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Precise Plan No. 04-06 is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said precise plan by the Planning Commission or City Council. 3. That the precise plan shall not be effective for any purpose until the applicant (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 applicant (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 is subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on December 13, 2005. b. Comply with all applicable sections of the West Covina Municipal Code. c. Comply with all requirements of the "Service Commercial" (S-C) Zone. d. Approval of the proposed precise plan shall not become effective unless and until General Plan Amendment No. 04-03 and Zone Change No. 04-03 are approved by the City Council. e. A copy of the recorded joint use access agreement granting ingress/egress rights between the subject property and adjacent government uses shall be filed with the City Engineer and Planning Director. No grading, building, plumbing, foundation or electrical permits shall be issued until an access easement between the properties has been provided to the City Engineer and Planning Department. f. All ground mounted, wall -mounted and/or roof -mounted mechanical equipment not shown on the approved Study Plan shall be screened from all view, in a manner that is architecturally compatible with the main building. Plans and elevations indicating the type of equipment and method of concealment shall be submitted to the Planning Director for review and approval in the event new mechanical equipment is proposed at the exterior of the building. ZAResos\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5082 • Precise Plan No. 04-06 December 13, 2005 - Page 4 g. The location of electrical transformers or other mechanical equipment, not indicated on the approved Study Plan, must be approved by the Planning Director. h. The precise plan may be revoked, amended or suspended by the Planning Commission under the provisions of Section 26-253 of the West Covina Municipal Code. i. All new utilities shall be installed underground. j. The proposed business shall not constitute a public nuisance as defined under Section 15-200 of the West Covina Municipal Code. k. This approval does not include approval of signs; a separate sign permit shall be obtained. All signs shall be required to comply with the City of West Covina Sign Code. 1. Sign Criteria establishing consistent sign standards for the center shall be submitted prior to the issuance of building permits. The Sign Criteria shall be approved prior to the issuance of building permits. M. The office center shall comply with the Transportation and Air Quality Control Measures section of the Municipal Code. The office center shall maintain a Transportation Information Area, preferential carpool/vanpool parking, parking designed to admit vanpools, bicycle parking, carpool/vanpool loading zones, and safe bicycle access from the street to bicycle parking. n. At least three parking spaces shall be designated as carpool or vanpool parking at all times to comply with the Transportation and Air Quality Control Measures section of the Municipal Code. o. A two -foot overhang is permitted for all parking spaces into landscaped area or walkway. The two -foot overhang shall not be calculated as part of the minimum required landscape area. P. Joint Use parking within the office center between the office, retail, and restaurant uses is required, with a minimum of 732 parking spaces to be provided. The following conditions of approval shall be completed prior to the issuance of building permits. i. Joint use parking, as established by WCMC Section 26-581 (e) shall be provided. In compliance with the shared parking study, a maximum of 28,150 square feet of floor area may be used for restaurants and a maximum of 19,400 square feet of floor area may be used for retail. Should the applicant/property owner wish to increase the amount of restaurant. or retail .space, a revised shared parking study shall be reviewed by the Planning Commission (per the Municipal Code) to determine if adequate parking is available. ii. There shall be no substantial conflict in the principal operating hours for the buildings or uses for which the joint use parking is intended to accommodate. If such a conflict arises, the joint use parking situation maybe reviewed again to evaluate conditions of approval. iii. The applicant shall complete an agreement for such joint use by a proper legal instrument approved by the City Attorney as to form and content. Such instrument shall be recorded in the, office of the County recorder and copies thereof filed with the Planning Department, and Building and Engineering Divisions, prior to the issuance of building permits. q. Joint Use parking with the Los Angeles County Public Library is required and shall be subject to a certain "Amendment No. 3 to Lease and Agreement to 19.104 for Z:\Resos\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmt.doc • • Planning Commission Resolution No. 05-5082 Precise Plan No. 04-06 December 13, 2005 -Page 5 Off --Street Parking Facilities, West Covina Civic Center Site" to be entered. into between the City of West Covina and the County of Los Angeles Lease Agreement (referred to herein a the "County Lease Amendment").. The, following conditions of approval shall be completed prior to the issuance of building permits. Joint use parking, as established by WCMC Section 26-581 (e) shall be provided. Employees and patrons of the Library shall be entitled to utilize a total of 100 parking spaces in accordance with the terms of the County Lease Amendment. ii. There shall be no substantial conflict in the principal operating hours for the buildings or uses within the office center and the Library for which the joint use parking is intended to accommodate. If such a conflict arises, the joint use parking situation may be reviewed again by the City to evaluate conditions of approval. iii. The City of West Covina and the County' of Los Angeles shall complete and execute.the County Lease Amendment to address such joint use in furtherance of the terms of the "Lease and Agreement to 19104 for Off -Street Parking Facilities, West Covina Civic Center Site" (referred to herein as the "County of Los Angeles Lease Agreement'). Copies of such County Lease Amendment shall be filed and - provided to the applicant, Planning Department, and Building and Engineering Divisions prior to the issuance of building permits. r. In the event that the availability of Civic Center parking is negatively impacted due to the use, the Planning Commission shall review the precise plan and may, at its discretion, modify or impose new conditions. S. Provide a book drop-off to Los Angeles County Specifications (Birchard Company's Model EZ Drop 4646 with 2 EZ 14 carts) or comparable as approved by the County of Los Angeles. Install the book drop on a concrete pad with a concrete pad constructed on the side where the door swings open. Install the book drop on the driver's side. t. At least six bicycle parking spaces shall be available on the site at all times to comply the Transportation and Air Quality Control Measures section of the Municipal Code. U. No more than 98 outdoor seats for restaurant or food service shall be located on the surface level of the office center, without further review and approval of the Planning 'Department. V. A minimum twelve -foot turnaround shall be provided on the surface level of the parking garage at the end of the dead-end drive aisle, in compliance with the Parking Lot Design and Lighting Standards. The 12-foot turn -around space shall be clearly identified by signage and pavement markings and shall be maintained at all times. W. Licenses and permits as required by Chapter 14 of the West Covina Municipal Code shall be obtained before the start of the operation of any business. x. Prior to the issuance of building permits, a detailed landscape and irrigation plan shall be submitted to and approved by the Planning Department for all planted areas to be affected by project. Said plan shall include type, size, and quantity of landscaping materials to include a combination of trees, shrubs, and groundcover, as well as a fully automatic comprehensive watering system. Landscaped areas are to be kept free of litter and diseased or dead plants. Diseased, dead, damaged and/or disfigured plants shall be replaced as deemed necessary by the Planning Department. All vegetation areas shall be automatically irrigated and a detailed watering program and water budget shall be provided. All damaged vegetation shall be replaced and the site shall be kept free of diseased or dead plant materials and litter at all times. Z:\Resos\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5082 Precise Plan No. 04-06 December 13, 2005 - Page 6 All installation of landscaping and irrigation shall be completed prior to issuance of a certificate of occupancy. y. The Landscape and Irrigation plan shall include areas on adjacent properties where plant materials will be removed due to construction impacts or the proposed building. Z. The City may require an Arborist report from a certified arborist to determine if trees on adjacent properties, at or near the property line, can be preserved. aa. Provide a minimum of 80 trees on the landscape plan. At least 40 of these trees shall be 36-inch box or larger in size. bb. A barrier fence shall be installed along the property line, prior to commencement of grading, to restrict access onto City property of construction vehicles. This barrier fencing shall be indicated on the grading plan. CC. All trees shall be indicated on the grading plan; including trees on, or near the property line on adjacent properties. The trees shall be marked as to whether they will be preserved or removed. dd. Parking spaces may only utilize two -foot overhangs where landscaping is not over a subterranean parking structure. Areas where a two -foot overhang is utilized shall not be calculated as landscaped area for purposes of complying with minimum landscape requirements. ee. A minimum of 23,256 square feet (116,282 x .2) of the property shall be landscaped. Landscaped area sizes shall be submitted with the Landscape Plans. ff. Raised landscape planters on the top deck of the parking structure shall be a minimum of three feet in height to allow sufficient soil to allow for plant growth. gg. The raised planters on the top deck of the parking structure shall be a minimum of three feet in height and shall be bermed to the height indicated on the plans reviewed and approved by the Planning Commission. hh. The vehicular entryway over the West Garvey Avenue South driveway, located on City Hall property, shall be eliminated. ii. 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. J. The exposed retaining and nonretaining walls shall be of decorative material (slumpstone, split -faced block, stucco, or as approved by the Planning Director). kk. The final paving patterns and textures shall match or be of similar quality to the plans reviewed and approved by the Planning Commission. 11. Final design plans for areas receiving special paving treatments shall be submitted to the Planning Department for review and approval prior to the issuance of building permits. mm. Comply with all requirements of the Art in Public Places ' Ordinance prior to the issuance of building permits. nn. The applicant shall sign an affidavit accepting all conditions of this approval. oo. 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 Community Development Commission and that the written authorization of the Planning Director shall be obtained prior to implementation. ZAResos\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5082 Precise Plan No. 04-06 December 13, 2005 - Page 7 pp. All new gutters and downspouts shall not project from the vertical surface of the building pursuant to Section 26-568 (a) (3). qq. 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. rr. 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. ss. All parking facilities, including subterranean parking structure, shall comply with the "Parking Lot Design and Lighting Standards." tt. A construction parking and staging plan shall be approved by the Planning Director and Public Works Director, prior to the issuance of building permits. uu. All outdoor trash areas shall be screened on all sides from public view by a minimum 5'6" high decorative block wall with a gate constructed of durable materials and an architectural cover. Provide construction details prior to issuance of a building permit. VV. Prior to the issuance of building permits, the applicant shall demonstrate, to the satisfaction of the Planning Director, that all roof mounted mechanical equipment is placed behind a permanent parapet wall and is completely restricted from all ground level views, pursuant to Section 26-568 of the Municipal Code. ww. Events shall not be held concurrently in the Banquet Facility and the Roof Garden (located on the third floor) during office hours due to parking constraints (unless the event is held by an on -site office tenant). Events may be held concurrently. in the Banquet Facility and Roof Garden on weeknights after 6:00 p.m. or on weekends of holidays. xx. The applicant shall indemnify, hold harmless and defend the City Of West Covina (City), its agents, officers, and employees from any claim, action, proceeding or damages against the City, its agents, officers, or employees to attack, set aside, void, or annul the approval by the City 'of this case. Further, the applicant shall indemnify, hold harmless and defend the City Of West Covina (City), its agents, officers, and employees from any claim, action, proceeding or damages against the City, its agents, officers, or employees arising out of. the action, inaction or negligence of the applicant, its employees, officers, agents, contractors, subcontractors, successors or assigns in planning, engineering, constructing or in any manner carrying out the project or any improvements required for the project. The indemnity shall be contained in a written document approved by the City Attorney. yy. The applicant shall meet any and all monitoring or reporting requirements necessary to ensure compliance with the mitigation measures contained in the Mitigated Negative Declaration of Environmental Impact as those may be determined by the City, including, but not limited to, entering into an agreement to perform and/or for monitoring and reporting during project construction and implementation. The applicant further agrees it. will cease construction of the project immediately upon written notice of a violation of such requirement and that such a provision may be part of any agreement of City and applicant. ZZ. The applicant shall comply with the mitigation measures as outlined in the Mitigated Negative Declaration of the Environmental Impact dated October 18, 2005, and as follows: ZARes6s\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5082 .. Precise Plan No. 0"6 December 13, 2005 - Page 8 1. The grading and 'drainage is required to be designed by a registered Civil Engineer and the project will be required to comply with Standard Urban Stormwater Mitigation Plans (SUSWMPS). In addition the grading shall be completed in accordance with the West Covina Municipal Code and the Uniform Building Code. 2. Prior to issuance of a grading permit approval from the Engineering Division of a grading plan shall be obtained. 3. Vigorous wetting procedures or other dust palliative measures shall be maintained during earth moving operations to minimize fugitive dust emissions in compliance with applicable codes and ordinances pertaining to dust suppression requirements (including SCAQMD RULE 403). 4. During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this would include wetting down such areas in the later morning and after work is completed for the day and whenever wind exceeds 15 miles per hour. 5. Roadways shall be swept periodically as determined by the City Engineer and/or Maintenance Services Superintendent or otherwise cleared of any spilled materials to assist in minimizing fugitive dust. 6. Trucks importing or exporting earthen materials shall be covered or sprinkled with water prior to entering public streets. 7. Heavy-duty construction equipment shall be kept on -site when not in operations to minimize exhaust emissions associated with vehicles repetitiously traveling to and from the project site. 8. The number of pieces of equipment operating simultaneously should be minimized through efficient management practices. 9. Construction equipment shall be maintained in proper tune to reduce exhaust emissions. 10. Diesel -powered equipment such as booster pumps or generators should be replaced by electric equipment, if feasible. I L' During Santa Ana wind conditions with wind speeds exceeding 15 mph, soil disturbance areas shall be watered hourly or active operations on unpaved surfaces shall, be terminated until the wind speeds no longer exceed 15 mph. 12. Traffic improvements for Pacific Avenue/I-10 WB Ramp/Garvey Avenue North shall include the following: a. Add a westbound Pacific Avenue HOV left -turn lane. b.. Restripe I-10 westbound ramp lanes to include one left -turn lane and one shared through/right-turn lane. C. Add signal timing and left -turn phasing improvements. 13. Traffic improvements for West Covina Parkway/I-10 EB Ramp/Garvey Avenue South shall include the following: a. Add a northbound I-10 eastbound ramp right -turn lane. b. Add protected left -turn phasing for the I-10 eastbound ramp and Garvey Avenue South intersection approaches. C. Modify signal timing. 14. Use construction best management practices (BMPs) typically implemented as part of construction to minimize the potential negative effects to groundwater and soils from construction activities. The Z:\Resos\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5082 Precise Plan No. 04-06 December 13, 2005 - Page 9 following shall be implemented as necessary to avoid any significant effects: • Follow manufacturer's recommendations on use, storage and disposal of chemical products used in construction; • Avoid overtopping construction equipment fuel gas tanks; • During routine maintenance of construction equipment, properly contain and remove grease and oils; and • Properly dispose of discarded containers of fuels and other chemicals. 15. During grading. and construction, delivery of materials and equipment, outdoor operations of equipment, and construction activity shall be limited to the hours between 7:00 a.m. and 8:00 p.m. 16. All construction equipment, stationary or mobile, shall be equipped with properly operating and maintained mufflers. 17. All construction equipment shall be stored on the project site during the construction phase to . eliminate daily heavy-duty truck trips on vicinity roadways. 18. The operation of the facility shall comply with the West Covina Noise Ordinance. 19. Landscaping plans shall be submitted to the Planning Department. The landscaping plan shall conform with the approved site plan. Additionally, all areas not requiring paving shall be landscaped. 20. All project landscaping shall be installed prior to occupancy. 21. A lighting/photometric plan check shall be conducted to ensure that light does not "spill over" onto adjoining property. All exterior lighting shall be hooded and directed so as to reflect away from adjoining properties. aaa. Building Division Requirements: 1. All Conditions of Approval as approved by the Planning Commission shall appear as notes on the plans submitted for building plan check and permits. 2. Compliance with the State of California Accessibility regulations is required, including: a) Passenger loading zone shall have a 60" by 240" minimum access and unloading aisle alongside and parallel to the loading zone. b) Accessible path of travel to entrances from the public sidewalk. Clearly show connection to public sidewalk and between all buildings including Library and city hall. Show wheelchair access from sidewalk to main entrance. c) All sidewalks and curb within any pedestrian path of travel shall be made accessible by use of curb ramps. Show all sidewalks. d) Accessible parking shall be located at each main entrance and below grade in covered parking with proper headroom. Provide minimum headroom to any beam, duct or pipe — first level — ADA parking shown on first level parking. e) All employee areas shall be accessible including behind counters and attendants. f) Drinking fountains (high/low) are required to be accessible. g) 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. h) Aisles and seating shall be accessible. ZAResos\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmtdoc Planning Commission Resolution No. 05-5082 Precise Plan No. 04-06 December 13, 2005 - Page 10 i) Sound systems for meetings or assembly use shall comply with assistive listening. j) At least one and 5% of dressing rooms in each area shall be accessible. k) 1 % of all lockers shall be accessible. 1) Accessible parking, including at least one eight foot wide loading zone on the passenger's side. 3. An approved fire alarm system is required. 4. The atrium shall comply with the UBC. 5. Fire sprinklers are required. 6. A separate plumbing, mechanical and electrical plan check is required. 7. All occupant above the first floor shall have access to not less than two exits at all times. There shall be no dead ends greater than 20 ft. Fire rated corridors may be required. 8. Guardrails or planters are required so that pedestrians do not step out in to traffic. 9. Health Dept. approval is required for restaurant / kitchen. - Phone (626) 813-3380. 10. Seating will be required to show how clear exit aisles are maintained (44" with seating on both sides and 36" where on one side only). 11. Sanitation District Industrial waste approval or waiver is required. Phone (310) 945-8200. 12. Mechanical ventilation is required for the underground parking. Outlet locations shall comply with the UMC. 13. Any development over 1 acre of disturbed land shall file a Notice of Intent (NOI) obtain a permit from the State Regional Water Quality Board. 14. 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. 15. SUSMP provisions applicable to all covered projects a) May not increase post -construction runoff where downstream erosion may occur b) Conserve Natural areas c) Minimize pollutants of concern d) Protect slopes and channels e) Provide storm drain stenciling and signage f) Properly design storage and trash areas g) Provide ongoing maintenance of all BMP's h) Infiltrate or treat the volume of a 0.75-inch storm event prior to any discharge to the storm drain system. 16. All new on -site utility service lines shall be placed underground. 17. In furtherance of the terms of the County of Los Angeles Lease Agreement and County Lease Amendment, provide free Library parking on the Project premises, Library ADA parking and path of travel for pedestrians and ADA path of travel. 100 parking spaces shall be provided. Z:\Resos\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5082 Precise Plan No. 04-06 December 13, 2005 - Page 11 Parking shall be open and available to County Library patrons and employees in accordance with the terms of the County Lease Amendment. 18. A tree removal permit is required per West Covina Municipal Code. 19. Turn -around at dead end aisle shall be per the city parking standards. 20. Install a two -foot curb, sidewalk or planter in place of wheel stops. If a planter is used, landscaping shall be low groundcover or turf and shall not exceed the height of the six-inch curb. 21. Include an outdoor elevator Library elevator on this property. To be owned and maintained by applicant/developer. The elevator shall be available to Library patrons and employees in accordance with the terms of the County Lease Amendment. 22. Library crosswalk to be perpendicular to intersecting street. 23. All traffic mitigation measures in the traffic report are required such as signal improvements, turning improvements, and lane widening. A Caltrans permit is required for some of these improvements and shall be obtained prior to the issuance of any building permits. All traffic improvements shall be completed prior to the occupancy of the building. 24. Synchronization is required for all traffic signals on Pacific, West Covina Parkway including the WB and EB freeway ramp signals and the signal on Toluca. 25. Left and right turning movements from West Covina Parkway to the project will be permitted. 26. The developer shall deposit with the City $40,000 for future street rehabilitation work (up to center line of the streets) on Garvey Avenue and West Covina Parkway prior to issuance of any building permit. 27. The developer shall deposit with the City $90,000 for one-half of future traffic signal on West Covina Parkway and Project entrance prior to issuance of any building permit. 28. A ten -foot sidewalk with trees and tree wells is required on Garvey. 29. Provide direction signage for the Library and Civic Center. Match existing civic center signage. 30. Provide temporary parking signage for the Library during construction (shall be on the City north surface lot). Provide a Library book drop off drive through during construction. Provisions shall be made to allow the Library to remain open during construction. 31. A Parking Management Plan shall be approved by the Planning Director and Public Works Director prior to Certificate of Occupancy. The Parking Management Plan shall include issues such as parking charges and Library parking validation. 32. Parking shall not be closed at any time during business hours of the Library, in accordance with the terms of the County Lease Amendment. 33. No building permits shall be issued until the parcel map or other legal description is recorded. Z:\Resos\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5082 Precise Plan No. 04-06 December 13, 2005 - Page 12 34. LA County/Library shall have the right to sign and reserve parking spaces designated for the Library at their discretion, in accordance with the terms of the County Lease Amendment. 35. Maintain two lanes out and one lane in from Civic Center to Garvey. Development shall re -stripe and re-sign this area. 36. Provide one lane through and one lane right turn into project on EB Garvey, minimum. Development shall stripe and sign these lanes. 37. Install Welcome to West Covina Entrance monument sign on West Covina Parkway and Garvey Avenue / signage at the corner of West Covina Parkway and Garvey — Welcome to West Covina, and direction to Civic Center and Library per city standards. 38. Install time limit parking on the top/surface level one hour or two hour limit as approved by the City Engineer, Planning Director and the City Manager. 39. A security guard and/or other security system is required to be used on this site at any time businesses are open or the underground parking is open. 40. The developer shall submit complete shoring plans for excavation to the City of West Covina and to LA County/Library for review. Such plans shall be plan checked by the City consultant and the plan check costs shall be paid by the developer. bbb. Fire Department Requirements: 1. Fire lanes shall be determined by the Fire Department and painted, or posted, before construction final. 2. An approved number or address must be provided in a position 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 (commercial property) or 3 inches in height (residential property). UFC, Section 901.4.4 3. A water supply system shall be designed and installed, capable of providing the minimum fire flow as required by the Fire Code, and verified by a letter from the Water Department. On -site fire hydrants shall be installed as required prior to the construction phase of the development. Plans for the on -site water system shall be submitted and approved by the Fire Department before work begins. 4. Submit a, site plan which show fire apparatus access roads with an unobstructed width of not less than 20 feet and a vertical clearance of 13 % 6". Cul-de-sac and turn radiuses shall be a minimum of 35' (on -center of 12 ft.). Approved provisions for the turning radius of fire apparatus shall also be provided when a dead-end access roadway (if applicable) is in excess of 150' in length. UFC, Section 902.2.2 5. Plans and specifications for fire hydrant systems shall be submitted to the Fire Department for review and approval prior to construction. Fire hydrant location and spacing shall comply with UFC, Appendix III -A. Fire flow shall comply with UFC, Appendix III-B. 6. New public and/or on -site fire hydrants may be required. Maximum spacing is 300', or 150' from the end of a cul-de-sac or dead-end. Show all fire hydrant locations on a site map within 300' of the project. Fire flow shall comply with Fire Code requirements, but shall not be less than 1000 gpm (residential) or 1500 gpm (commercial), for a duration of 2 ZAResos\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5082 Precise Plan No. 04-06 December 13, 2005 - Page 13 hours. Required fire flow shall be verified by a letter from the Water company. UFC, Section 903.2 and 901.4 7. Plans for fire department access roads shall be submitted for review and approval prior to construction. Access roads shall have an unobstructed width of not less than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches. All parts of the buildings exterior wall shall be within 150 feet of an approved fire department access road. UFC, Section 901. 8. Sprinkler system plans for modifications, or for new systems, are permitted separately by the Fire Department and must be approved before work begins. Submit a minimum of three sets of drawings. Current fire flow data must be verified by a letter from the water company. 9. Kitchen hood fire protection system plans are permitted separately by the Fire Department and must be approved before work begins. Submit a minimum of three sets of drawings. 10. Alterations, or demo, to the area must comply with CFC, Article 87 and CBC, Chapter 33. A copy of the asbestos testing report is required. If abatement is required by SCAQMD, an additional permit from the fire Department must be completed. 11. The power supply for emergency lighting will normally be supplied by the premises' electrical supply. In the event of its failure, illumination shall be automatically provided from an emergency system if occupant loads are 100 or more. CBC, Section 1003.2.9. 12. Provide information detailing type and amount (lbs.) of refrigerant to be used including the hazard classification as defined by the Mechanical Code. Plans and specifications for devices and systems required by UFC,, Article 63 shall be submitted to the Fire Department for review and approval before installation, or modification, begins. 13. Service for alternate fuel vehicles (CNG, LNG or hydrogen) requires mechanical ventilation that will exhaust a minimum of 1 cubic per minute per square foot of garage space. Exhaust inlet openings shall be located within 6 inches of the floor. Exhaust duct openings shall be located to effectively remove vapor accumulations from all parts of the area. System must be independent of the heating and air conditioning systems. The mechanical ventilation system must operate continuously. 14. Provide the manufacturers printed technical data and California State Fire Marshal's listing sheets for all system components and devices for cross- reference during plan review. UFC, Section 1001.3 and NFPA 72, Section 1-7 (1996) 15. Exit door from equipment building must be openable from the inside without the use of keys, special knowledge or effort and shall be a type that does not require grasping of the hardware to open. Provide information on plan for door and gate hardware. UBC, Section 1003 and CBC, Section 1133B. 16. Existing system devices may only be re -used if the installation will comply with current requirements. CFC, Section 1007.3a. 17. This project shall conform to Municipal and State regulations, and all approved standards of installation. ccc. Engineering Division Requirements. Z:\Resos\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5082 Precise Plan No. 04-06 December 13, 2005 - Page 14 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 that portion of Garvey Avenue contiguous to the subject property. (The improvements include construction of concrete curb, gutter, sidewalk, street trees, etc.) 4. A ten and a half -foot dedication shall include that portion of Garvey Avenue contiguous to the subject property. The street dedication is required as part of parcel map or other legal instrument. 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 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 the approval of the final parcel map 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 or City of West Covina. 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. 9. A joint use access agreement at the westerly City Hall drive approach, to the satisfaction of the City Engineer and City Attorney, shall be recorded with the Los Angeles County Recorder. 10. The proposed subdivision shall conform to West Covina Municipal Code Chapter 20 — Subdivisions. Z:\Resos\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmt.doc • • G . Planning Commission Resolution No. 05-5082 Precise Plan No. 04-06 December 13, 2005 - Page 15 11. 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. 12. The developer shall conduct a drainage study of the entire site and shall build the recommended drainage system. 13. The recommendations of the Traffic Study shall be completed prior to the . issuance of a certificate of occupancy for any of the buildings. 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 December, 2005, by the following vote: AYES: Rozatti, Sotelo, Roe NOES: None ABSENT: Thrasher ABSTAIN: None DATE: December 13, 2005 EXPIRATION DATE: December 13, 2007 If not used. Bill Roe, Chairman Planning Commission Douglas,/. McIsaac, Z:\Resos\2005 resos\05-5082 PP 04-06 Cvc Ctr Dvlpmt.doc • ATTACHMENT 11 PLANNING COMMISSION RESOLUTION N O. 0 5— 5 0 83 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP NO.61893 TENTATIVE PARCEL' MAP NO.61893 CATEGORICAL EXEMPTION APPLICANT: Henry Melendez, Dynamic Group of Companies LOCATION: Southeast comer of West Covina Parkway and Garvey Avenue South (Civic Center) WHEREAS, there was filed with this Commission, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a tentative parcel map to: Subdivide one parcel into four parcels on that certain property described as: a portion of Assessor's Parcel No. 8474-001-906 as listed in the records of the office of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant has also requested a General Plan amendment from "Public Facilities" to "Service and Neighborhood Commercial;" and WHEREAS, consistent with this request, the applicant has also requested a zone. change from "Public Building" (P-B) to "Service Commercial" (S-C); and WHEREAS, a precise plan for the site plan and architecture has been submitted for the development of the project; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 13th day of December, 2005, 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 the approval of a tentative parcel map to subdivide one parcel into two parcels on property consisting of 116,282 square feet and 531,891 square feet. 2. The proposed tentative parcel map has been submitted in conjunction with a precise plan to develop a 147,630-square foot office center. 3. Findings necessary for approval of a tentative parcel map: a. That the proposed map is consistent with applicable general plan. b. That the design or improvements of the proposed subdivision is consistent with applicable general and specific plans. C. That the site is suitable for the type of development. d. That the site is physically suitable for the proposed density of development. ZAResos\2005 resos\05-5083 PM 61893 Cvc Ctr Dvlpmt.doc • • ` Planning Commission Resolution No. 05-5083 Tentative Parcel Map No. 61893 December 13, 2005 - Page 2 e. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish, wildlife, or their habitat. ' f. That the design of the subdivision or the type of improvements are not likely to cause serious public health problems. g. That the design of the subdivision or the type of improvements will not conflict with easements acquired by the public for access through or use of property within the proposed subdivision. 4. The initial study prepared for the project disclosed that the project will not have a significant impact on the environment. Mitigation measures have been incorporated into the project's design and as conditions of approval to reduce impacts on the environment to a less than significant level. A Negative Declaration of Environmental Impact has been prepared pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, as amended. 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 two -parcel subdivision is consistent with the proposed General Plan Land Use Designation for the site given that the parcels comply with the lot size requirements in the General Plan. The proposed subdivision would create lots of 116,282 square feet and 531,891 square feet. b. The proposed design results in two lots where currently there is one lot owned by the City of West Covina. The larger portion of the lot will continue to be improved with the City Hall and associated parking. The smaller portion will be developed with a five -story office center including a parking structure with four levels. The lots will comply with all the requirements of the Municipal Code for the "Service Commercial" (S-C) Zone. Future improvement of the lots will be subject to the regulations of the West Covina Municipal Code. C. The site is physically suitable for the proposed subdivision and proposed precise plan for the physical development of the northwesterly portion of the site. The site is located within the West Covina Civic Center and includes the City Hall building and Police Department. The site is surrounded on all sides by improved commercial and government properties. d. The proposed subdivision design results in two lots of differing shapes, each of which contain frontage on West Garvey Avenue South. The proposed parcel is located at the northwesterly portion of the Civic Center. The remainder parcel includes the City . Hall, Police Department and associated parking facilities. There are no topographical constraints to development. Thus, there are no physical constraints to development of the site, which can support the development at the proposed density level. e. The site is located within a mature urbanized area and is being processed concurrently with the General Plan amendment, zone change, and precise plan for the development of an office center. The proposed subdivision allows for leasing rights to the new parcel. This project will not cause substantial environmental damage or substantially and avoidably injure fish, wildlife or their habitat. ZAResos\2005 resos\05-5083 PM 61893 Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5083 Tentative Parcel Map No. 61893 December 13, 2005 - Page 3 f. The - size and design of the proposed parcels, namely the creation of parcels of 116,282 square feet and 531,891 square feet is not expected to create any public health problems. g. The proposed subdivision does not conflict with any easements acquired by the public. The proposed parcels are provided access from existing public streets (Garvey Avenue South and West Covina Parkway). 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, this Tentative Parcel Map No. 61893 is approved. 3. That the tentative parcel map shall not be effective for any purpose until the owner of the property involved (or his 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 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 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 a tentative parcel map is subject to the following conditions: a) Comply with the Study Plan approved on December 13, 2005. b) Comply with all requirements of the "Service Commercial" (S-C) Zone and all other applicable standards of the West Covina Municipal Code. c) Approval of the proposed tentative parcel map shall not become effective unless and until General Plan Amendment No.04-03 and Zone Change No. 04-03 are approved by the City Council. d) Any and all future utilities shall be installed underground. e) A copy of the recorded Reciprocal Easement Agreement (REA) granting ingress/egress rights between the subject property and adjacent government uses shall be filed with the City Engineer and Planning Director. No grading, building, plumbing, foundation or electrical permits shall be issued until an access easement between the properties has been provided to the City Engineer and Planning Department. f) The applicant shall indemnify, hold harmless and defend the City Of West Covina (City), its agents, officers, and employees from any claim, action, proceeding or damages against the City, its agents, officers, or employees to attack, set aside, void, or annul the approval by the City of this case. Further, the applicant shall indemnify,. hold harmless, and defend the City Of West Covina (City),. its agents, officers, and employees from any claim, action,, proceeding or damages against the City, its agents, officers, or employees arising out of the action, inaction or negligence of the applicant, its employees, officers, agents, contractors, subcontractors, successors or assigns in planning, engineering, constructing or in any manner carrying out the projector any improvements required for the project. The indemnity shall be contained in a written document approved by the City Attorney. ZAResos\2005 resos\05-5083 PM 61893 Cvc Ctr Dvlpmtdoc • Planning Commission Resolution No. 05-5083 Tentative Parcel Map No. 61893 December 13, 2005 - Page 4 g) The applicant shall meet any and all monitoring or reporting requirements necessary to ensure compliance with the mitigation measures contained in the Mitigated Negative Declaration of Environmental Impact as those may be determined by the City, including, but not limited to, entering into an agreement to perform and/or for monitoring and reporting during project construction and implementation. The applicant further agrees it will cease construction of the project immediately upon written notice of a violation of such requirement and that such a provision may be part of any agreement of City and applicant. h) Comply with the mitigation measures as outlined in the Mitigated Negative Declaration of the Environmental Impact dated October 18, 2005, and as follows: 1. The grading and drainage is required to be designed by a registered Civil Engineer and the project will be required to comply with Standard Urban Stormwater Mitigation Plans (SUSWMPS). In addition the grading shall be completed in accordance with the West Covina Municipal Code and the Uniform Building Code. 2. Prior to issuance of a grading permit approval from the Engineering Division of a grading plan shall be obtained. 3. Vigorous wetting procedures or other dust palliative measures shall be maintained during earth moving operations to minimize fugitive dust emissions in compliance with applicable codes and ordinances pertaining to dust suppression requirements (including SCAQMD RULE 403). 4. During construction, water trucks or sprinkler systems shall be used to keep all areas of vehicle movement damp enough to prevent dust from leaving the site. At a minimum, this would include wetting down such areas in the later morning and after work is completed for the day and whenever wind exceeds 15 miles per hour. 5. Roadways shall be swept periodically as determined by the City Engineer and/or Maintenance Services Superintendent or otherwise cleared of any spilled materials to assist in minimizing fugitive dust. 6. Trucks importing or exporting earthen materials shall be covered or sprinkled with water prior to entering public streets. 7. Heavy-duty construction equipment shall be kept on -site when not in operations to minimize exhaust emissions associated with vehicles repetitiously traveling to and from the project site. 8. The number of pieces of equipment operating simultaneously should be minimized through efficient management practices. 9. Construction equipment shall be maintained in proper tune to reduce exhaust emissions. 10. Diesel -powered equipment such as booster pumps or generators should be replaced by electric equipment, if feasible. 11. During Santa Ana wind conditions with wind speeds exceeding 15 mph, soil disturbance areas shall be watered hourly or active operations on unpaved surfaces shall, be terminated until the wind speeds no longer exceed 15 mph. 12. For Pacific Avenue/I-10 WB Ramp/Garvey Avenue North. Z:\Resos\2005 resos\05-5083 PM 61893 Cvc Ctr Dvlpmt.doc • Planning Commission Resolution No. 05-5083 Tentative Parcel Map No. 61893 December 13, 2005 - Page 5 a. Add a westbound Pacific Avenue HOV left -turn lane. b. Restripe I-10 westbound ramp lanes to include one left -turn land and one shared through/right-turn land. c. Add signal timing and left -turn phasing improvements. 13. For West Covina Parkway/I-10 EB Ramp/Garvey Avenue South. a. Add a northbound I-10 eastbound ramp right -turn land. b. Add protected left -turn phasing for the I-10 eastbound ramp and Garvey Avenue South intersection approaches. c. Modify signal timing. 14. Use construction best management practices (BMPs) typically implemented as part of construction to minimize the potential negative effects to groundwater and soils from construction activities. The following shall be implemented as necessary to avoid any significant effects: • Follow manufacturer's recommendations on use, storage and disposal of chemical products used in construction; • Avoid overtopping construction equipment fuel gas tanks; • During routine maintenance of construction equipment, properly contain and remove grease and oils; and • Properly dispose of discarded containers of fuels and other chemicals. 15. During grading and construction, delivery of materials and equipment, outdoor operations of equipment, and construction activity shall be limited to the hours between 7:00 a.m. and 8:00 p.m. 16. All construction equipment, stationary or mobile, shall be equipped with properly operating and maintained mufflers. 17. All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. 18. The operation of the facility shall comply with the West Covina Noise Ordinance. 19. Landscaping plans shall be submitted to the Planning Department. The landscaping plan shall conform with the approved site plan. Additionally, all areas not requiring paving shall be landscaped. 20. All project landscaping shall be installed prior to occupancy. 21. A lighting/photometric plan check shall be conducted to ensure that light does not "spill over" onto adjoining property. All exterior lighting shall be hooded and directed so as to reflect away from adjoining properties. i) The approvalof this Tentative Parcel Map shall be valid for 24 months. The applicant may, apply for a 1.2-month extension based on the. Subdivision Map Act. j) Recordation of the Final Map with the Los Angeles County Recorder shall be required prior to the issuance of a building permits for construction of the office center. k) Engineering Division Requirements: 1. Comply with all conditions contained in Planning Commission Resolution No. 567. ZAResos\2005 resos\05-5083 PM 61893 Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5083 Tentative Parcel Map No. 61893 December 13, 2005 - Page 6 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. A ten and a half -foot dedication shall include that portion of Garvey Avenue contiguous to the subject property. 4. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 5. 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. 6. Prior to the approval of the final map 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. 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 a 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. 7. The proposed subdivision shall conform to West Covina Municipal Code Chapter 20 — Subdivisions. Comply with all regulations of the Los Angeles Regional Water Quality Control Board and Article H of Chapter 9 of the West Covina Municipal Code concerning Stormwater/Urban Run-off Pollution control. 9. The developer shall conduct a drainage study of the entire site and shall build the recommended drainage system. 1) Fire Department requirements: 1. An approved number or address must be provided in a position that will be plainly visible from the street, or road fronting the property. Numbers are ZAResos\2005 resos\05-5083 PM 61893 Cvc Ctr Dvlpmtdoc Planning Commission Resolution No. 05-5083 Tentative Parcel Map No. 61893 December 13, 2005 - Page 7 required to be a minimum of 6 inches in height (commercial property) or 3 inches in height (residential property). UFC, Section 901.4.4 2. A water supply system shall be designed and installed, capable of providing the minimum fire flow as required by the Fire Code, and verified by a letter from the Water Department. On -site fire hydrants shall be installed as required prior to the construction phase of the development. Plans for the on - site water system shall be submitted and approved by the Fire Department before work begins. 3. Plans and specifications for fire hydrant systems shall be submitted to the Fire Department for review and approval prior to construction. Fire hydrant location and spacing shall comply with UFC, Appendix III -A. Fire flow shall comply with UFC, Appendix III-B. 4. New public and/or on -site fire hydrants may be required. Maximum spacing is 300', or 150' from the end of a cul-de-sac or dead-end. Show all fire hydrant locations on a site map within 300' of the project. Fire flow shall comply with Fire Code requirements, but shall not be less than 1000 gpm (residential) or 1500 gpm (commercial), for a duration of 2 hours. Required fire flow shall be verified by a letter from the water company. UFC, Section 903.2 and 901.4 5. This project shall conform to Municipal and State regulations, and all approved standards of installation. m) Building Division Requirements: 1. A ten -foot sidewalk with trees and tree wells is required on Garvey. 2. No building permits shall be issued until the parcel map or other legal description is recorded. 3. The street dedication is required as part of parcel map. ZAResos\2005 resos\05-5083 PM 61893 Cvc Ctr Dvlpmt.doc Planning Commission Resolution No. 05-5083 Tentative Parcel Map No. 61893 December 13, 2005 - Page 8 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 13th day of December 2005, by the following votes: AYES: Rozatti, Sotelo, Roe NOES:' None ABSTAIN: None ABSENT: Thrasher DATE: December 13, 2005 EXPIRATION DATE: December 13, 2007, if not used. Bill Roe, Chairman Planning Commission McIsaac, Secretary ZAResos\2005 resos\05-5083 PM 61893 Cvc Ctr Dvlpmt.doc 0 ATTACHMENT 12 TECHNICAL MEMORANDUM Date: January 19, 2005 I To: Jessica. Franklin— City of West Covina From: Mark Brown, AICP Subject: County Public Library Parlung Demand Study Kimley-Horn and Associates, Inc. has completed our analysis of the parking demand at the West Covina branch of the Los Angeles County public library located at 1601 West Covina Parkway. The library is located adjacent to the City's Civic Center and the County of Los Angeles administrative complex. This technical memorandum provides an assessment of the demand for the 100 parking spaces in the library parking lot based upon two days (Wednesday and Saturday) of field data collection. BACKGROUND This study was completed to determine the parking demand (average and peak period) and provide summary information to the City to help plan for a proposed office and restaurant development project which would be located adjacent to the library. The City currently leases the 100 parking spaces to the County for library parking. The City would like to determine the minimum number of parking spaces needed by the library and renegotiate the parking lease to provide a decreased number of spaces to the County. The City is anticipating that the adjacent development project could displace some or all of the library lot parking. We understand that if the entire lot is displaced by the new development, another parking facility may need to be considered as a part of the new development project or as part of other City parking facilities. Library access is provided from the San Bernardino (I-10) Freeway at West Covina Parkway. The parking lot site is illustrated in Figure 1. • FIGURE 1— SITE LOCATION Public METHODOLOGY The study identified usage patterns based upon survey data collected on Wednesday, January 12, 2005 and Saturday, January 15, 2005. Space occupancy and duration data were collected to determine the number of spaces used and the length of stay of the typical user. The number of parked vehicles in the lot was counted hourly during the hours of library operation each day. The hours of operation are presented in Table 1. TABLE 1— LIBRARY HOURS OF OPERATION Monday ' l0am — 8pm Tuesday loam — 8pm Wednesday loam — 8pm Thursday 1 pm — 8pm Friday loam — 5pm Saturday loam— 5pm Sunday CLOSED PARKING LOT OCCUPANCY The collected data indicate that the parking lot was more than 50% occupied between 1:00pm and 8:00pm on Wednesday and between 11:00am and 5:00pm on Saturday. The peak number of parked vehicles recorded in the lot was 70 vehicles at 4:00pm on Wednesday and 64 vehicles at 1:00pm on Saturday. The average number of vehicles parked in the lot was 53 for both days. The data indicates that people not affiliated with the library may also be parking in the lot. On Wednesday, 46 vehicles were parked in the lot at the time the library opened and 2 18 vehicles were parked at the time it closed. On Saturday, 38 vehicles were parked at the time the library opened and 22 .vehicles were parked at the time the library closed. Based upon this information, it is possible that up to 40% of the vehicles parked in the lot are not library patrons. Figure 2 presents the hourly data for the number of vehicles occupying the parking lot during the library hours of operation on the Wednesday and Saturday evaluated. 70 60 so 40 30 20 10 0 FIGURE 2 — PARKING LOT OCCUPANCY 70 60 s0 40 30 20 10 0 10am 11am 12pm 1pm 2pm 3pm 4pm Spm 6pm 7pm 6pm 10am 11am 12pm 1pm 2pm 3pm 4pm Spm ■ Number of Cara Parked 1B Number of Can Parked PARKING DURATION .; �Zk M�r�. o-fl�Y} �}�• $,Y �,.iuu� ' 19'i:. ' 1F,5'� �K��L�� "KIP ly# wa Ten spaces were identified in the lot for duration data collection. This data was collected by the hourly recording of license plate numbers of vehicles parked in these 10 spaces. The ten spaces were chosen at various locations in the parking lot. The duration data indicates that most vehicles (30 out of 41 surveyed, or 73%) were parked in the lot for . less than one hour on Wednesday. Figure 3 indicates that 11 vehicles were parked for more than one hour on Wednesday and 4 vehicles (10%) were parked for more than 5 hours. Most of the vehicles (16 out of 25 surveyed, or 67%) were parked in the lot for less than one hour on Saturday. Figure 3 indicates that 9 vehicles were parked for more than one hour on Saturday and 2 vehicles (8%) parked for longer than 5 hours. The duration data collected indicates that there is high turnover in the lot and that a majority of library patrons do not stay at the library for long periods of time. 3 FIGURE 3 — PARKING DURATION 0.1 1-2 2-3 34 4-5 5 6 6+ Hours Parked INCars Parked Der LenO ofStayl SUMMARY 0-1 1-2 2-3 3-4 4-5 5.8 6+ Hour Parked Based upon the analysis, the following conclusions can be made: On Wednesday: • The peak recorded number of parked vehicles was 70. • More than 50% of the lot was occupied between 1:00pm and 8:00pm. • The average occupancy during the day in the lot was 53. • A significant number of vehicles unaffiliated with the library may be parked in the lot given the number of vehicles parked at the opening and closing of the library. • Approximately 73% of vehicles were parked in the lot for less than one hour. • Approximately 10% of vehicles were parked for longer than 5 hours. On Saturday: • ` The highest recorded number of parked vehicles was 64. • More than 50% of the lot was occupied between 11:00am and 5:00pm. • The average number of vehicles parked during the day in the lot was 53. A significant number of vehicles unaffiliated with the library may be parked in the lot given the number of vehicles parked at the opening and closing of the library. • Approximately 67% of vehicles were parked in the lot for less than one hour. • Approximately 8% of vehicles were parked for longer than 5 hours. This parking study concludes that the 100-space parking lot provides more than enough parking supply for the library patron demand — based upon two days of data collection. The data indicate that it may be possible to reduce the number of spaces provided by up to 25 spaces and maintain adequate parking capacity based upon an observed peak 4 1 � • demand of 70 vehicles. However, with only two days of observation, it is difficult to determine whether the data collected in this study is indicative of a typical weekday and Saturday. The City could increase the confidence of the survey data by collecting parking demand data for additional days or by determining the destination of the people parked in the lot prior to and after library operating hours. Please contact me if you have any questions or if you require additional information. I 5 0 • Date: To: From: Subject: ATTACHMENT 13 TECHNICAL February 28, 2005 MEMORANDUM Abby Semblantes — City of West Covina Mark Brown, AICP West Covina Civic Center Office Building Shared Parldng Study Kimley-Horn and Associates, Inc. has completed a shared parking analysis for the proposed development at the northeast comer of West Covina Parkway and Garvey Avenue South in the City of West Covina, The parking demand Kimley-Horn recently calculated for the West Covina branch of the Los Angeles County public library was considered in the analysis. The proposed development and library are located adjacent to the City's Civic Center and the County of Los Angeles administrative complex. This technical memorandum provides information about how parking spaces would be shared by the proposed development and the library. BACKGROUND The City of West Covina directed this study to determine if the proposed development and the library could be expected to "share" parking spaces. Mixed -use developments, or adjacent properties with different land uses can exhibit different levels of parking demand at different times of the day and different days of the week. Shared parking studies can reveal whether or not fewer parking spaces would be needed for the combined land uses than if the uses were considered separately, based upon municipal parking code requirements. The City would also like to determine whether the adjacent public library could share spaces in the proposed parking garage that would be constructed with the new development. METHODOLOGY The shared parking analysis was performed utilizing data obtained in the Urban Land Institute's (ULI) Shared Parking (1987) publication. The publication defines shared parking as a parking space that can be used to serve two or more individual land uses without conflict or encroachment.. Different land uses have different peak periods. If two or more land uses' peak periods are at different times, it would be appropriate to employ a shared parking strategy and reduce the total number of parking spaces required. The ULI publication provides hourly parking accumulation rates for office, retail, restaurant, and conference facility land uses expressed as a percentage of the peak demand for a given day. The analysis presented in this report is for a typical weekday. The land uses and proposed parking provision. of the development project are presented in Table 1. TABLE 1— PROPOSED OFFICE BUILDING LAND USES BuildingLevel ITE Land Use Area (sf) Parking Provided Office General Office (5 h Fl) 25,020 Office General Office (e Fl) 25,020 Office General Office (3 Fl) Roof Top Garden Banquet Facilities 25,020 5,410 5,700 Office Office (2° Fl) Business Center 25,020 12,960 Ground Floor Retail/Fast Food Restaurant 19,400 9,490 41 Basement Bl Parking 202 Basement B2 Parking 241 Basement B3 Parking 248 TOTAL 153,040 732 SHARED PAREING ANALYSIS Tables 2 and 3 on the following pages present the shared parking analysis. Table 2 indicates that the total number of parking spaces needed for the proposed development is 50 spaces fewer than the municipal code requires. A total of 644 spaces would provide adequate parking supply for the demand. Table 3 indicates that a total of 704 parking spaces would be needed to satisfy demand with the public library included in the shared parking analysis. Peak parking demand occurs at 2pm in both analyses. 2 • a TABLE 2 — SHARED PARKING TABLE WITHOUT LIBRARY Project Component Office Conference Center Retail/Restaurant Restaurant Shared Parking Demand Size 100,080 sf 18,660 sf 19,400 sf 9,490 sf Parking Requirement 1. per 300 sf 1 per 100 sf 1 per 250 sf 1 per 100sf Spaces Required 334 187 78 95 Time of Day % of Peak # of Spaces % of Peak # of Spaces % of Peak # of Spaces % of Peak # of Spaces 6am 3% 10 0% 0 0% 0 0% 0 10 7am 20% 67 0% 0 8% 6 2% 2 75 Sam 63% 210. 50% 94 18% 14 5% 5 323 9am 93% 311 100% 187 42% 33 10% 10 540 10am 100% 334 100% 187 68% 53 20% 19 1 593 11am 100% 334 100% 187 87% 68 30% 29 617 12noon 90% 301 100% 187 97% 76 50% 48 611 1 m 90% 301 100% 187 100% 78 70% 67 632 2 m 97% 324 100% 187 97% 76 60°/a .: 5T 644 3 m 93% 311 100% 187 95% 74 60% 57 629 4 m 77% 257 100% 187 87% 68 50% 48 560 5 m 47% 157 100% 187 79% 62 .70% 67 472 6 m 23% 77 100% 187 82% 64 90% 86 413 7 m 7% 23 100% 1187 89% 69 100% 95 375 8 m 7% 23 100% 187 87% 68 100% 95 373 9 m 3% 10 100% 187 61% 48 100% 95 340 10 m 3% 10 50% 94 .32% 25 90% 86' 214 11 m 0% 0 0% 0 13% 10 70% 67 77 12am 0% 0 0% 0 0% 0 50% 48 48 Required Parking per Municipal Code 694 Shared Parking Demand 644 3 T TABLE 3 — SHARED PARKING TABLE WITH LIBRARY Project Component Office Conference Center Retail/Restaurant Restaurant County Library Size 100,080 sf 18,660 sf 19,400 sf 9,490 sf N/A Parking Requirement 1 per 300 sf 1 per 100 sf 1 per 250.sf 1 per 100sf N/A Shared Parking Demand Spaces Required 334 187 78 95 100 Time of Day % of Peak # of Spaces % of Peak # of Spaces % of Peak # of Spaces % of Peak # of Spaces % of Peak # of Spaces 6am 3% 10 0% 0 0% 0 0% 0 10 7am 20% 67 0% 0 8% '6 2% 2 75 8am 63% 210 50% 94 18% 14 5% 5 1 323 gam 93% 311 100% 187 42% 33 10% 10 540 10am 100% 334 100% 187 68% 53 20% 19 66% 46 639 11am 100% 334 100% 187 87% 68 30% 29 69% 48 665 12noon 90% 301 100% 187 97% 76 50% 48 61% 43 654 1 m 90% 301 100% 187 100% 78 70% 67 89% 1 62 694 2 m 97% 324 100% 187 1 97% 76 60% 57. 86% . 1 60 704 3 m 93% 311 100% 187 95% 74 60% 57 87% 61 690 4 m 77% 257 100% 187 87% 68 50% 48 100% 70 630 5 m 47% 157 100% 187 79% 62 70% 67 83% 58 530 6 m 23% 77 100% 187 82% 64 90% 86 86% 60 473 7 m 7% 23 100% 187 89% 69 100% 95 80% 56 431 8 m 7% 23 100% 187 87% 68 100% 95 26% 18 391 9 m 3% 10 100% 187 61% 48 1 100% 95 340 10 m 1 3% 10 50% 1 94 32% 25 90% 86 214 11 m 0% 0 0% 0 1 13% 10 70% 67 77 12am 0% 0 0% 0 1 0% 0 50% 48 48 Required Parking per Municipal Code/Provided Parking (Library) 794 Shared Parking Demand 704 4 • 0 SUMMARY Based upon the shared parking analysis, the following conclusions can be made: Without the public library: • The number of parking spaces needed to satisfy demand is 644 - which is 50 spaces.fewer than the municipal code requires. • The peak demand would occur at 2pm on weekdays. With the public library: • The number of parking spaces needed to satisfy the combined demand is 704 — which is 90 spaces fewer than the total number required by the municipal code for the proposed development and the peak demand of the library (70 spaces). • The peak demand would occur at 2pm on weekdays. The site plan dated January 31, 2005 for the proposed development indicates that 732 parking spaces would be included as part of the project. This number of spaces would satisfy the parking demand for the proposed development and the adjacent public library. Please contact me if you have any questions or if you require additional information. 5 J ATTACHMENT 14 6,16 NOV 2 12005 w-,4,t �° v-r,,..Q �Q , 4 /7 Qo P:.ANNN��G. #KEPT. �-��. �4� a,00 5- GL�1Z .pJta6-n-, �a �? 17 q1 O 's aeak knada44. 040- 43 IoLxl- o^ ffqF- -Cio lqa4 ;tft �d etc z 00 � . dOL v , ool e . a,4.-d opov- �] e74-uCK SPICEP_ 0 j Ll Mary Christenson Boice 416 N. La Sena Ave V-. Covina,-Cd 9-170 11/a 1/0 5 MrAeff Anderson All members of West Covina City Council I was shocked to read about the plans for the W.C. library. FIVE STORY BUILDING, PLAZA, RESTAURANT! I ! ! I To what purpose? We now have a city friendly library. Elderly, students, parents with young children going up to the second floor. Now we have to park underground and travel up 5 floors?? The whole thing is outrageous. If you want office space and a restaurant go next door to Kmart*or the old Red Onion next to Sears. Do not take away the one convenient and family friendly place we have. There will be uproar over this. Members should be afraid of their place on the council. The next election will not be so favorable for them. Please vote against this new building. Sincerely Mary C. Boice Told 0 T 6£ T ZL £Z£ T "IOOHOS NUN3Hini SNHOr 1S WV Zt,: 60 S00Z- T Z-^0N 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 %0Pd UU UeIUW IUr use UI %-UU11Ly UlerK Ulllyl r, f ,;7 n U L '06 JAN 17 P,11 27 WEST COVIN+ 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: 1/6/06 I declare under penalty of perjury that the foregoing is true and correct. Executed at West Covina, LA Co_C lifornia this 6 day of JANUAR/ 20 066 signature 15 NOTICE OF PUBLIC HEARING CITY OF WEST COVINA CITY' COUNCIL P, 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. GENERAL PLAN AMENDMENT NO. { 04-03 !ZONE CHANGE NO. 04-03 NEGATIVE DECLARATION ENVIRONMENTAL IMPACT LOU APPLICANT: Henry Melendez, Dynamic Group of Companies LOCATION: Southeast corner of Ws tl Covina Parkway and West Garvey Avenue South (Civic Center), REQUEST: The project consists of the request for a General Plan amendment and zone change to allow the construction of a new office center on the southeast corner of West Covina Parkway and West .Garvey Avenue 'South. The subject property is the northeastern section of the Civic Center where the library parking lot is currently located. -The applicant is proposing a General Plan amendment to, , change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial." The applicant is also. proposing a zone change from "Public Building" (P-B) to 'Service Commercial (S-C). The proposal is for a 147,630-square foot, five -story office center on a, 2.66-acre site with four levels of parking. Joint use parking is, proposed for the: library and, the proposed office development. Pursuant to the California Environmental � Quality Act (CEQA) of 1970, • ai NEGATIVE DECLARATION OFj ENVIRONMENTAL IMPACT has been prepared indicating that the project will' not have a significant effect on they environment. A copy of the Negative Declaration. of Environmental Impact is on • file in the Planning Department and Regional Library for examination. Members of the public are invited to make written statements regarding said report prior to the public hearing and to make verbal presentations at ,the public hearing. THE PUBLIC HEARING WILL BE HELD:, NOTICE OF PUBLIC HEARING X 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 WEST COVINA CITY COUNCIL. GENERAL PLAN AMENDMENT NO.04-03 ZONE CHANGE NO.04-03 NEGATIVE DECLARATION OF ENVIRONMENTAL IlVIPACT APPLICANT: Henry Melendez, Dynamic Group of Companies LOCATION: Southeast corner of West Covina Parkway and West Garvey Avenue South (Civic Center) REQUEST: The project consists of the request for a General Plan amendment and zone change to allow the construction of a new office center on the southeast comer of West Covina Parkway and West Garvey Avenue South. The subject property is the northeastern section of the Civic Center where the library parking lot is currently located. The applicant is proposing a General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial." The applicant is also proposing a zone change from "Public Building" (P-B) to "Service Commercial (S-C). The proposal is for a 147,630-square foot five -story office center on a 2.66-acre site with four levels of parking. Joint use parking is proposed for the library and the proposed office development. Pursuant to the California Environmental Quality Act (CEQA) of 1970, a NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that the project will not have a significant effect on the environment. A copy of the Negative Declaration of Environmental Impact is on file in the Planning Department and Regional -Library for examination. Members of the public are invited to make written statements regarding said report prior to the public hearing and to make verbal presentations at the public hearing. THE PUBLIC HEARING WELL BE HELD: PLACE: West Covina City Hall 1444 West Garvey Avenue South City Council Chambers - Level.One DATE: - January 17, 2006 TIME: 7:00 p.m. If you have any questions, we urge you to contact Jeff Anderson at (626) 939-8423 or Room 208, at City Hall. - Vicinity Map on Back - Only through citizen participation can your government build a better City. Date Published: January 5, 2006 BY ORDER OF THE CITY COUNCIL OF THE CITY OF WEST COVINA ZACase Files\PP\2004\PP 04-06 Civic Ctr Office Dev\CC\public_notice.doc VICIN ITY MAP W NORTI; GARVEY AVE . g r, AVE 0 ik1444 West Garvey Avenue Post Office Box 1440 West Covina, California 91793 !F. THE CtIY CIL" 11 8458-025-015 OCCUPANT 1622 W HARBERT ST WEST COVINA,CA 91790 U.S.PasIAG� JAN-4'06 > o .3 7 b7s1t84 NIXIE 917 1 "00 01/2070S RETURN TO SENDER NO .SUCH NUMBER UNABLE TO FORWARD SC: 91793144040 *1000-00743-04-09 S�?3r,+z� 1 3�lS�►0 17$4104�0 1111i:1::lilt 1:ll1l::l1l1:ill:11,I:1III11111:111 8 8458-025-029 OCCUPANT 112 LANG AVE WEST COVINA,CA 9179n 'NIX:IE 917 1 00 0//20706 RETURN TO SENDER NO SUCH NUMDER UNABLE TO FORWARD DC: 91793144040 *1006-00793-04-39 31?Sri 1212lgaA35.P"o TIE%CITY 006 14 8458-025-036 OCCUPANT 1541 W GARVEY AVE N WEST COVINA,CA 91790 NIX1C 917 1 00 01/20/06 RETURN TO SENDER NOT DELIVERABLE AS ADDRESSED UNABLE TO FORWARD BC: 91793144040 *1000-00725-04-39 Si S10421'' 17 4ao II1I11111HIM 11JIM1111: X I. ca> ,. 11 8458-025-015 OCCUPANT 1620 W HARBERT ST WEST COVINA,CA 91790 NIXIE 917 '01/2'0/06 RETURN TO SENDER ATTEMPTED - NOT KNOWN UNABLE TO FORWARD Be: 9179Z144040 *1000-00744-04-39 ��?��+2�L�if�3�r.�'d'4� II:I.►1::IIIt:�il�l:::�llt�:ilitit:I►It�lllt��:l��lil:�:l�►I:i F � =I ---- T 13 to F �_ �O 1444 West Garvey Avenue 6751 84�__.__�—_— j M Post Office Box 1440 West Covina, California 91793 NF THE CM umA 20 8474-003-062 CHENG PETER W 1360. W GARVEY AVE S WEST COVINA CA 91790 `NIXIE :L 00 011!09106 RETURN, 'TO ZTE_NDER VACANT UNAE3L_E: TO FORWARD BC; 9.17 :014,4040 *'1000-007'01-04-09 917SQJf sILfg3�1`�:a ARO II11)1)M11)MIIII�JLI„lll,,,,11)111lt)l)l Michael L. Miller i/j?/o,6 735 East Herring Avenue West Covina California 91790 January 17, 2006 Mayor & City Council City of West Covina PO Box 1440 West Covina CA 91793 Dear Mayor and City Council Subject: Agenda Item E-3 — Dynamic Investments Civic Center Project wo JAN 17 2006 CITY CLERK'S �� FFiCE CITY OF WEST I have several concerns about this project. I understand that the parking is not before the City Council, however, there must be some way that is mutually agreeable to all to designate more surface parking for the Library. Eight parking spaces with two designated for handicapped drivers is not enough. The times I have driven through or to the Library parking lot almost all the handicapped parking is occupied. I suggest that twelve spaces be designated for the Library with six of the spaces. provided for handicapped drivers. The zone change is within the scope of tonight's hearing. The traffic associated with the zone change may also be considered. I have the following issues that need to be addressed: 1. It is reported that the traffic generated by the project will create serious congestion at the West Covina Parkway and Pacific Avenue intersections and the freeway. Mitigation is proposed, but it is not clear if all of the future traffic issues were considered. Nowhere is there made mention of the installation of the carpool lane on the 10 Freeway and the loss of the "transition" lanes that currently exist. Loss of those transition lanes may cause vehicles waiting to enter the freeway to queue into West Covina Parkway or Pacific Avenue. This could increase congestion at these intersections. 2. The zone change has to be consistent with the City's land Use Element of the General Plan. However, the current Land Use Element is 20+ years old. This fact and the out-of-date Circulation Element of the General Plan (20+ years old) mean that your consistency is flawed as it relies on the out of date General Plan. This may be a legal argument put forward to delay or stop this project. The City needs to update these Plans to avoid this occurrence. Unless these three issues are adequately address any decision by the City Council will be potentially defective and not in the best interests of the community and the users of the Library. Sincerely, ^ Michael L. Miller