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12-20-2011 - (2)' City of West Covina lie randum TO: City Manager and City Council AGENDA FROM: Jeff Anderson ITEM NO. 19 Planning Director DATE: December, 20, 2011 SUBJECT: GENERAL PLAN AMENDMENT NO. 11-01 ZONE CHANGE NO. 11-01 APPEAL OF PRECISE PLAN NO. 11-04 APPEAL OF TREE REMOVAL PERMIT NO. 11-04 APPEAL OF VARIANCE NO. 11-08 APPEAL OF TENTATIVE TRACT MAP NO. 71595 NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT LOCATION: APPELLANT: RECOMMENDATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South — Civic Center) Peichin Lee (CGM Development, Inc.) Staff recommends that the City Council adopt the following resolutions: 1) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, CERTIFYING OF THE NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR GENERAL PLAN AMENDMENT NO. 11-01, ZONE CHANGE NO. 11-01, PRECISE PLAN NO. 11-04, TREE REMOVAL PERMIT NO. 11-04, VARIANCE NO. 11-08, AND TENTATIVE TRACT MAP NO.71595, PURSUANT TO THE CALIFORNIA ENVIRONMENTAL .QUALITY ACT OF 1970, AS AMENDED 2) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 11-01 3) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, OVERTURNING THE DECISION OF THE PLANNING COMMISSION AND APPROVING PRECISE PLAN NO. 11-04 AND TREE REMOVAL PERMIT NO. 11-04 4) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, OVERTURNING THE DECISION OF THE PLANNING COMMISSION AND APPROVING VARIANCE NO.11-08 5) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, OVERTURNING THE DECISION OF THE PLANNING COMMISSION AND APPROVING TENTATIVE TRACT MAP NO.71595 Staff further recommends that the City Council introduce the following ordinance: 6) ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 11-01 DISCUSSION: On November 22, 2011, the Planning Commission voted 2-1 to deny the proposal to construct a 55,674-square foot, four-story medical/professional office building project located at 1607 West Covina Parkway. On December 1, 2011, the applicant filed an appeal of the Planning Commission action to the City Council. Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Council Staff Report.doc. GPA 11-01, ZC 11-014, PP 10, Tree Removal No. 11-04 Variance No. 1 l -08, TTM 71595 1607 West Covina Parkway December 20, 2011, page 2 It should be noted 'that staff originally recommended approval of the project to the Planning Commission, and therefore the same staff recommendation is being presented to the City Council. The Planning Commission reasons for denying the project are discussed later in this report. Should the City Council decide to uphold the Planning Commission's decision for denial, the appropriate resolutions are also attached to this report. The Planning Department has been working in collaboration with Community Development Commission (CDC) staff. While the Planning Department has worked on the physical development of the site, CDC staff has focused on the sale of the property, licensing of the parking lot, negotiations with Los Angeles County and the provisions of the Disposition and Development Agreement._, Project Description:, The project involves a total of five entitlements: (1) A General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial"; (2) A zone change from "Public Building" to "Neighborhood Commercial"; (3) A precise plan for the physical development of the site (including a tree removal permit); (4) A tentative tract map to create an approximately 29,000-square foot lot and to subdivide it, into, 39 office condominium units; and (5) A variance to deviate from the City's parking requirements. 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 City Hall. The proposed project is located north of the one-way lane that connects the library parking lot to the City Hall parking lot. The project would not affect the lawn area between City Hall and the library or the recessed courtyard area adjacent to City Hall. The project includes the removal of the parking lot north of the library and removal of trees and berms on the north side of the library. The proposal is consistent with General Plan. The proposal also includes the redesign of the existing parking lot south of the library owned by Los Angeles County. The existing lawn area between the parking lot south of the library and the LA County Health building would be removed to allow for the expansion of the parking lot that is under the County's jurisdiction. The applicant is proposing to construct a four-story medical/professional office building. The building would be comprised of 39 office units. Each floor would provide ten office units, except the fourth floor where nine units are proposed. A 218-space surface parking lot is proposed immediately to the southeast of the building to serve the development. The building has been designed with one circular tower at the main entrance of the building (facing the parking lot) and one semi -circular tower facing the corner of West Covina Parkway and Garvey Avenue. Both towers will provide an entry to the building. The towers are designed with anodized aluminum trim and blue glazing. An aluminum canopy will project from the towers. The top of the towers will feature a metal aluminum railing above the glass system. A tentative tract map is proposed to create an approximately 29,000-square foot parcel for the office building and subdivide the site into 39 office "air. space" lots for condominium purposes. The subdivision design requires the approval of a "Condominium" map due to the shared ownership of the lots. A Property Owner's Association (POA) will be formed and CC&R's (Covenants, Codes, and Restrictions) created to' regulate the POA. The Association would be responsible for maintaining all common areas, building and structures, and parking lot. The proposed building complies with professional office parking standards. However, the applicant is requesting approval of a medical building which requires more parking than a professional office building. Therefore, a variance from Municipal Code parking standards is being requested. The City does not restrict uses in a medical office building, except in cases where parking requirements for uses exceed provided parking. In medical buildings throughout the City, other types of professional offices are allowed as long as parking is in adequate per the City's parking requirements. Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Council Staff Report.doc GPA 11-01, ZC 11-014, PP,04, Tree Removal No. 11-04 Variance No. 11-08, TTM 71595 1607 West Covina Parkway December 20, 2011, page 3 Parking: The applicant is requesting to deviate from the required number of parking spaces to accommodate the proposed 55,680-square foot medical office building. The project as designed would require a total of 261 parking spaces and 218 parking spaces are proposed. As such, the applicant is requesting a parking variance. A parking survey was conducted (July 18 — 28, 2011) to determine the parking demand at the City Hall surface parking lot and top deck of the parking structure. The surface parking lot has total of 308 parking spaces while the top deck has total of 316 parking spaces. The survey indicated that `the peak hour for parking is noon. At such time, the overall demand is 79 percent, indicating that there was excess parking at the peak hour. The project has the potential of increasing the demand of the surface parking lot of City Hall due to the proximity to the proposed project but it appears that adequate parking is available at the City Hall parking lots on,most days. The parking lot north of the library currently provides 100 parking spaces while the parking lot south of the library provides 42 parking spaces (142 total). The 100 parking spaces north of the parking lot would be removed to be replaced by the 218 parking spaces for the office building. As part of this development, the applicant would remove the 42 parking spaces south of the library and construct a new parking lot with 129. parking spaces. The specifics of the construction of the parking lot would be under the County's jurisdiction. Landscape Revisions: The development of the medical/professional office building will require the removal of the vegetation and grading of.the site north of the library. This area currently includes large raised berms, (approximately 30 feet in height) that are densely planted with various sized trees; shrubs and ground cover. Plans submitted by the applicant indicate that a total of 114 trees will be removed and 13 trees around the perimeter of the proposed development will be retained. In addition, the applicant has indicated that a total of 19 trees would be removed in the area south of the library along with the existing raised planter boxes and lawn area to accommodate the new surface parking lot for library staff and patrons. A total of 133 trees will be removed for the new building and expanded parking lots. The applicant has included a revised conceptual landscape plan in their submittal that indicates a total of 150 trees will be planted in the two areas. The plans indicate that 118 trees will be planted in the area north of the library and 32 trees will be planted in the County -owned area south of the parking lot. (It should be noted that the construction of the parking lot and installation of trees in this area will be under the County's jurisdiction, not the City's.) The conceptual landscape plans indicate that of the 118 trees planted in the area north of the library, 30 would be 36-inch box trees and the remainder of the. trees would be 24-inch box trees. The applicant has also indicated that they are proposing.to plant (or provide for) 50 additional trees to be planted at City parks or other City properties. Mitigated Negative Declaration Revisions: An Initial Study was prepared and noticed for this project pursuant to the California Environmental Quality Act (CEQA). A Mitigated Negative Declaration of Environmental Impact Report (MND) was prepared. Following the end of the comment period for the environmental review the applicant raised concerns regarding mitigation measures for Biological Resources, Transportation and Traffic, and Mandatory Findings of Significance. Based on consultation with the environmental consultant, substitute mitigation measures have been included in the MND and as part of the Negative Declaration of Environmental Impact Resolution. Attachment 1 provides more detailed information on the proposed substitute mitigation measures. These substitute mitigation measures are included in the Negative Declaration Resolution. Z:\Cas.e Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CCTouncil Staff Report.doc GPA 11-01, ZC 11-014, PP 10, Tree Removal No. 11-04 • Variance No. 11-08, TTM 71595 1607 West Covina Parkway December 20, 2011, page 4 PLANNING COMMISSION REVIEW AND ACTION: The Planning Commission held a public hearing regarding this matter on November 22, 2011. At the conclusion of the hearing; the Commission voted 2-1-1 (Commissioners Redholtz and Stewart voting "yes", and Commissioner Sotelo voting "no", and Commissioner Holtz abstaining) to deny the precise plan, tentative tract map and variance -as well as to recommend denial of the general plan amendment, and zone change to the City Council. In denying the project, the Commissioners cited concerns with the proposed parking variance ,and overflow parking issues that could create problems for -City Hall and the library, concern that the development was not consistent with the original intent of the Civic Center, and concerns that the uniqueness of the site would be lost forever. Commissioner Sotelo was prepared to, vote in favor of the project because the proposal would generate jobs, ;generate revenue for the City and the trees removed would be replaced. FISCAL IMPACT: The sale of the parcel will provide $700,000 in proceeds to the City. There may be some sales tax generation to the City depending on the type of businesses that occupy the building: Also, the project will generate approximately $183,000 in annual property tax increment. Prepared by: Fabiola Wong ' Revie e pproved by: Jeff Anderson, AICP Senior Planner Planning Director Attachments: Attachment l — Mitigated Negative Declaration Revisions Attachment 2 - Draft Negative Declaration of Environmental Impact Resolution Attachment 3 - Draft General Plan Amendment Resolution for Approval Attachment 4 — Draft Zone Change Ordinance for Approval Attachment 5 — Draft Precise Plan Resolution for Approval Attachment 6 — Draft Variance Resolution for Approval ' Attachment 7 — Draft Tentative Tract Map Resolution for Approval Attachment 8 - Draft General Plan Amendment Resolution for Denial Attachment 9 — Draft Zone Change Ordinance for Denial Attachment 10— Draft Precise Plan Resolution for Denial Attachment I 1 —Draft Variance Resolution for Denial Attachment 12 —Draft Tentative Tract Map Resolution for Denial Attachment 13 - Planning Commission Minutes, dated November 22, 2011 Attachment 14 - Planning Commission Staff Report, dated November 22, 2011 Attachment 15— Planning Commission Resolution No. 11-5448, denying General 11-01 Attachment 16 — Planning Commission Resolution No. Attachment 17 — Planning Commission Resolution No. Attachment 18 - Planning Commission Resolution No. Attachment 19 - Planning Commission Resolution No. Attachment 20 — Letters in Support Attachment 21 — Letters in Opposition Attachment 22 — Appeal Letter from Applicant Plan Amendment No. 11-5449, denying Zone Change No. 11-01 11-5450, denying Precise Plan No. 11-02 11-5451, denying Variance No. 11-08 11-5452, denying Tentative Tract Map No. 71595 Z:\Case Files\PP\2011\11702 CvcCtr.1607 WC Pkwy\CC\Council Staff Report.doc ATTAC H,M ENT 1' Mitigated Negative Declaration Revisions The comment period for the Draft Initial Study/Mitigated Negative Declaration began on September 22, 2011 and ended on October 11, 2011. Following the end of that comment period the applicant raised concerns regarding mitigation measures for Biological Resources, Transportation and Traffic, and Mandatory Findings of Significance. Based on consultation with the environmental and traffic consultants, substitute mitigation measures have been prepared. The changes to the Draft Initial Study/Mitigated Negative Declaration are provided below. The substitute mitigation measures are included as part of the Negative Declaration of Environmental Impact Resolution. 3.4 - Biological Resources a) Less than Significant Impact With Mitigation Incorporation. A significant impact would occur if the Proposed Project were to remove or modify habitat for any species identified or designated as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the State or federal regulatory agencies. The proposed project is located on a site currently occupied by a surface parking lot and ornamental vegetation, including mature trees, in the context of a completely urbanized setting located immediately adjacent to the San Bernardino Freeway, civic uses including a library, police station, courthouse, and city hall, and a regional shopping center to the east. The project site is not identified as critical habitat for Threatened and Endangered Species.' Considering the highly developed nature of the project site surrounding areas, the probability of existence of .designated species under the federal Endangered Species Act or California Special Concern Species is very low. • „•qr ,, •"Mmorr.9119ma-9 NEW • .. .. All migratory non -game native bird species are protected by international treaty under the federal Migratory Bird Treaty Act (MBTA) of 1918 (50 C.F.R. Section 10.13). Pursuant to the MBTA, it is unlawful to "take" (i.e., capture, kill, pursue, or possess) migratory birds or their nests. Virtually all native bird species are covered by the MBTA. Southern California forms a portion of the Pacific Flyway, a generic term used to categorize the numerous and complex migratory routes utilized by bird species migrating from the Bering Straight to South America. Essentially, any waterbody or open space within the Pacific Flyway can serve as a travel node on a migratory path. Major nodes located within California include the Salton Sea, San Luis Reservoir, Mono Lake, and the Eel River. Considering the urban character of the area, the project's proximity to Interstate- 10, the lack of appreciable open space in the area, and the lack of waterbodies in the area, the probability of the project site being used as a node or for nesting by migratory birds is low. Although the potential for migratory birds to occur on the site is low, use of the existing, onsite, mature trees for nesting cannot be ruled out considering that over 800 birds are 1 U.S. Fish and Wildlife Service. FWS Critical Habitat for Threatened & Endangered Species. <http://criticalhabitat.fws.gov/> [Accessed March 22, 2011] listed under the MBTA. While there is no established protocol for nest avoidance should one occur on the site, when consulted, the California Department of Fish and Game generally recommends avoidance buffers of about 500 feet for birds -of -prey, and 100 to 300 feet for songbirds, but this is decided on a case -by -case basis. Spring migration generally occurs during March and April and fall migration generally occurs during September and October. As such, mitigation has been included requiring that a biological assessment be conducted if tree removal is to occur during March, . April, September, or October. The assessment will identify occurrences or nesting of migratory birds and identify appropriate mitigation (i.e. delayed construction). Significant impacts to migratory birds would be avoided with this mitigation. Mitigation Measure - ., 1 I......nf ��....... .. .... b. . .u.c 1, �nonAn firll( Linn to A + +>1 + SpleicTafe ne vv. a c'iyely nesting. if brr'la nativegame accccc@`1 during n0 ncst-s-crre these 1"rc S two weeks Qr —Eund within he project si.�, after- the have. fledged, + +' shall L. delayed +'1 iEffl bY bi�lElo young The h + 'p1?cmir b t as eenfifmed a qualified + f 1 +' +1,' n�i�iga�iem shall �i �ccn—cnc—cvsv�crrr� If removal of existing, mature trees occurs at any time during March, April, September, or October, a qualified biologist shall visit the site at least 10 days. prior to initiation of removal to determine whether migratory, non -game bird species are actively nesting or present in trees proposed for removal. , If no bird nests.or species are detected during this survey, then tree removal activities may proceed. If migratory, non -game bird nesting or presence is confirmed, tree removal shall be delayed until two weeks after the young have fledged or until the species has fled, as confirmed by a qualified biologist. The results of the biologist's survey shall be reported to the Planning Director. The applicant shall bear the cost of implementing this mitigation. 3.16 — Transportation and Traffic a) Less than Significant with Mitigation Incorporated. The project will result in the addition of 2,000 total trips per day (in passenger car equivalents [PCE]) on roadways in the project vicinity. The traffic study prepared by KOA Corporation, dated August 3, 2011, (Appendix. E) included traffic projections based on anticipated opening year (2011) conditions and "future" (2016) conditions. The following six area intersections were analyzed in the traffic study: ■ Pacific Ave. & Cameron Ave. ■ Pacific Ave. & I-10 Westbound on/off ramps -Garvey Ave. North ■ Pacific Ave. -West Covina.Parkway & I-10 Eastbound on/off ramps -Garvey Ave. South ■ West Covina Parkway & Toluca Avenue ■ Sunset Ave. & West. Covina Parkway ■ Sunset Ave. &Plaza Dr. Impacts to all intersections would result in LOS D or better for a.m. and p.m. peak hours, excluding Pacific Ave. & I-10 Westbound on/off ramps for the a.m. and p.m. peak hours. Existing conditions at this intersection are LOS E and the Future 2016 conditions with the project would result in LOS E for a.m, peak hour and LOS F for p.m. peak hour. This is further by Intersection Capacity Utilization (ICU), which for existing conditions is 0.933 and 0.935 for a.m. and p.m. peak hours respectively and for the Future 2016 conditions is 0.996 and 1.032 for a.m. and p.m. peak hours respectively. The traff; stud ,-eeowime„ds would brineb uaa the OS f a p.m. peak hours both LOS OS E a WU t n me A 0915 for- and peak 1�6u iCspeeti ely. This rveen .1 ,] o a uia evG112en1T7 ineluded-as Mitigation Mere-T !—.The traffic study provides two options to improve intersection performance for a.m. and p.m. peak hours to LOS E. The study recommends either restriping the northbound approach to modify the inner through -lane to a shared through/right-turn lane or adding an additional northbound left -turn lane to the intersection. Determination on the appropriate alternative is contingent upon coordination with Caltrans, in conjunction with future improvements to Interstate 10. These recommendations do not require widening of the street and are equivalent in reducing impacts at the intersection to an acceptable LOS E. These recommended improvements are included as Mitigation Measure T-1. In addition to the proposed improvements, the payment of standard traffic impact fees would diminish any incremental impacts on area roadways and intersections from the project. Therefore, incorporation of recommended improvements and payment of impact fees will reduce potential impacts to a less than significant level. This project will be subject to compliance with the City's Transportation Demand Ordinance, which requires development projects over 50,000 square feet in size to provide: ■ Information on public transit, ridesharing, bicycle routes. and facilities for carpoolers, vanpoolers, transit riders and bicyclists, pedestrians ■ At least 10% of employee parking must be located near the building entrances ■ Preferential parking for vanpoolers Bicycle racks or other suitable bicycle parking facilities Mitigation Measure Prior to issuance of building permits, the project proponent shall fund restriping of the existing northbound through lane to a through/right lane or construction of an additional. northbound left -turn lane at the intersection of Pacific Ave and I-10 Westbound on/off ramps to ensure the intersection operates at a minimum level of service (LOS) E. This measure shall be implemented in coordination with Caltrans ' to determine appropriate engineering design for the intersection. This measure shall be reflected on construction drawings submitted to the City. 3.18 - Mandatory Findings of Significance b) Less than Significant Impact with Mitigation Incorporated. Cumulative impacts can result from the interactions of 'environmental changes resulting from one proposed project with changes resulting from'other past; present and future projects that affect the same resources, utilities and infrastructure systems, public services, transportation network elements, air basin, watershed, etc. Such impacts could be short-term and temporary, usually consisting of overlapping construction impacts, as well as long term, due to the permanent land uses changes involved in the projects. To assess potential cumulative impacts associated with this project, an inventory of other proposed development and infrastructure projects, including transportation system improvements was compiled. Other projects currently being planned to occur within the same approximate time frame as the proposed _project are identified below. Table.3.18.1 Other Planned/Pendinu Pralerk far f mmilativi, Tmnaot Project%Location ` Characteristics Estimated Time Frames .. - 1. Specific Plan for 6.8 acres Demolish 122,645 sf building, at 301 S. Glendora Avenue, construct 20,000 square feet of Start construction May 2012, West Covina ground floor retail and up to complete and open mid-2013 412 dwelling units 2. Imaging lab business at Demolish existing structure; construct new 9,308 sf Startconstruction early 2012, 1700 W. Covina Parkway structure to house an imaging complete and open in mid - lab business 2012 3.1-.10 Freeway Improvements, between Add HOV lanes on both sides Construction to begin late Pacific Ave./Sunset Ave. and of the freeway 2012, completed in Spring SR-57 2013 ODU1LX. k,1Ly 01 west t-,ovma rianning liepartment, July 2011 The first project is located approximately one mile east of the project site, with adjacent freeway access from the I-10/Vincent Avenue interchange. Given this separation between the two sites, temporary construction impacts would not overlap in any significant way. Also, given. the direct convenience of vehicular access at the I- 1ONincent Avenue interchange, traffic impacts from this project are expected to interact to a negligible level with the impacts of the proposed project at the I-10/W. Pacific-W. Covina Parkway Interchange, which would provide direct freeway access for the proposed project. Over the long-term, there could be some cumulative impact combined with the proposed project, on traffic conditions along West Covina Parkway, between Sunset and Glendora Avenues, since this segment of West Covina Parkway would likely carry traffic to .and from both sites. The traffic study for the proposed project accounts for additional traffic from the project proposed at 301 S. Glendora, and it was determined that future traffic volumes would not exceed the City's level of service standards. Project number 2 would occur on the site of an existing commercial building located along the west side of West Covina Parkway, opposite the proposed project site. Since this would involve. demolition of an existing building and construction of a comparably sized one within an already developed commercial site, no significant construction phase. cumulative impacts are anticipated. Traffic associated with the re -occupancy of this building with the imaging lab was accounted for in the traffic study for the proposed project; and the traffic study.' As discussed in the response to Checklist item 3.15b, cumulative traffic impacts would be significant at.the I-605/Pacific Avenue interchange, and Mitigation Measure TR-1 will be implemented to increase traffic capacity for the significantly impacted lane movements. Galtr ns is planning to eenstruet High eeeupaney vehiel(14OV) !a nents in 2012, with eempletion- targeted bjrSpring 2v013 Some -ohwork could pecur 41fing the e that the proposed -under eenstruetioi}--p1. art ef - freeway deark; PaeifieAvenue will P-10I.i'Cred-beneath e freeway -bridge, and there •11 be sorae raodifieations to the northern side of Qarvey. Avenue, plus eenstruetie-n- of -A fbiff foet. wide sidewalk along the seuth side of Garvey A-ventie, adj_aee_nA to thp, t site. The City's speeifieations for street 4ontage improvemen4s in this area eall for a nine feet wide sidewalk, and tree wells. if the proposed projeet eonstruetion eeeurs a-fter Caltranss >alenR that o3 e. This -=would not be a signincc�cZ t; however-, onsirtietio o f the ,.j al Lemnr�4s 4 to �l F dP�,.]�`LiYi��'fo� c�zTr}cyR,�Tt.TCe—�y-� }�� •ng1P+ ��b- chase is referred. fie— ensure -that the sod .walk eonstruetalong the prejeet site's Garvey Avenue ffentage is proper-!), eoordinated with xA,ofk on the prepos viuve prejeet, Caltrans is planning to construct High -occupancy vehicle (HOV) lane improvements planned along the I-10 Freeway, from Puente Avenue to Citrus Street, commencing late in 2012, with. completion targeted by Spring 2013. Some of that work could occur during the same time that the proposed project is under construction. As part of that freeway work, Pacific Avenue will be lowered beneath the freeway bridge, and there will be some modifications to the northern side of Garvey Avenue,. plus construction of a five-foot wide sidewalk along the south side of Garvey Avenue, adjacent to the project site. The proposed five-foot sidewalk along the Garvey Avenue frontage will allow for a continuous sidewalk from West Covina Parkway to the Westfield Shopping Center. This would not be considered a significant impact; however,. construction of the sidewalk improvements along the along the entire Civic Center frontage during a single construction phase is preferred for the safety and convenience of pedestrians. To ensure that the sidewalk construction along the project site's Garvey Avenue frontage is properly coordinated between Caltrans and the applicant for the proposed office project, Mitigation Measure M-1 will be implemented. Mitigation Measure ILVA The project's final site plan shall incorporate grading for a future sidewalk and street trees behind the future sidewalk along the Garvey Avenue frontage, in accordance with the City's street improvement specifications. If practical, this sidewalk construction will be coordinated with the Caltrans work related to the I-10 HOV Lane improvements that includes a portion of this sidewalk. • O4TTAC`H M ENT 2 RESOLUTION N.O. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, CERTIFYING THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT GENERAL PLAN AMENDMENT NO. 11-01, ZONE. CHANGE NO. 11-01,_ PRECISE PLAN NO. 11-02, TREE REMOVAL PERMIT NO. 11-04, VARIANCE NO. 11-08 AND TENTATIVE TRACT MAP NO. 71595 AND PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South Civic Center) WHEREAS, there was filed with this City verified applications on forms prescribed in Chapter 26; Article VI of the West Covina Municipal Code requesting the approval of a precise plan, conditional use permit, and tree removal permit to facilitate the construction of a General Plan amendment, zone change, precise plan, variance and tentative tract map to facilitate the development. of a four-story 55,680-square foot medical office on that certain property generally described as: Assessor's Parcel Number 8474-001-906 as listed in the records of the office of the Los 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. WHEREAS, the Planning Commission upon giving the required notice did on the 22°d day of November, conduct duly advertised public hearings as prescribed by law to consider said application and at which time the Planning Commission denied the application; and WHEREAS, on December 1, 2011, an appeal of the Planning Commission action was filed by Peichin Lee, CGM Development, Inc; and WHEREAS, the City Council did, on the 201h day of December, 2011, 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: Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\Neg Dec Reso.doc Resolution No. is Negative Declaration for GPA 11-01, ZC 11-01, PP 11-02, V 11-08 & TM 71595 December 20, 2011 — Page 2 SECTION NO. 1: The above recitals are true and correct. SECTION NO. 2: 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 Mitigated Negative Declaration of Environmental Impact, subject to compliance with the mitigation measures that are recommended in the Mitigated Negative Declaration of Environmental Impact as outlined below: Environmental Impacts Mitigation Measures - Monitoring Dept./Agency Monitoring Methods Air Quality Prior to issuance of building permits, the Building/ Pre - City Building Official shall verify that Engineering construction construction plans submitted by the plan check project proponent reflect use of architectural coatings that - include the. On -site following: construction • The content of inspection volatile organic compounds (VOC) in proposed architectural coatings shall not exceed 50 g/1 . for interior applications. • The content of volatile organic compounds (VOC) in proposed architectural coatings shall not exceed 100 g/l for exterior applications. This measure shall be verified through standard building inspections in light of the performance standard that emissions of volatile, organic. compounds from application of interior or exterior coatings shall not exceed the daily emissions thresholds established by the South Coast Air Quality Management District. The applicant shall bear the cost of implementing this mitigation. Prior to issuance of grading permits, the City Building Official shall verify that grading plans submitted by the project proponent identify the location where exported soil is to be transferred and that the identified location is 10 miles 'or less from the project site. This measure .shall be verified in light of the performance standard that criteria pollutant emissions from soil hauling shall not exceed the daily emissions thresholds established by the South Coast Air Quality Management District. The applicant shall bear the cost of implementing this mitigation. Biological If removal of existing, mature trees Fish and Pre - Resources occurs at any time during March, April, Wildlife Service construction September, or October, a qualified plan check biologist shall visit the site at least 10 Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\Neg Dec Reso.doc Resolution No. • • Negative Declaration for GPA l 1-01, ZC 11-01, PP 11-02, V 11-08 & TM 71595 December 20, 2011 — Page 3 days prior to initiation of removal to determine whether migratory, non -game bird species are actively nesting or present in trees proposed for removal. If no bird nests or species are detected during this 'survey, then tree removal activities may proceed. If migratory, non -game bird nesting or presence is confirmed, tree removal shall be delayed until two weeks after the. young .. have fledged or until the species has fled, as .confirmed by a qualified biologist. The results of the.. biologist's survey shall be reported to the Planning Director. The applicant shall bear the cost of implementing this mitigation On -site construction inspection Cultural Prior to excavation and construction of the Planning On -site Resources Project. Site, the prime construction Department, construction contractor(s) shall be cautioned on the Building inspection legal and/or regulatory implications of Division knowingly destroying cultural resources or removing artifacts, human remains, bottles and other cultural materials from the Project Site. If potential archaeological materials are uncovered during grading or other earth moving activities, the contractor shall -be' required to halt work in the immediate area of the find, and to retain a professional archaeologist to.examine the materials to determine whether it is a "unique archaeological resource" as defined in Section 21083.2(g) of the State CEQA Statues. If this determination is positive, the scientifically consequential information shall be fully recovered by the archaeologist. Work may continue outside of the area of the find; however, no further work shall occur in the immediate location of the find until'.all information recovery has been completed and a report concerning it filed with the City Planning Department. The applicant shall bear the cost of implementing this. mitigation. If paleontological -materials are uncovered during grading or other earth moving activities, the contractor .shall be required to halt work in the immediate . area of the find, and to retain a professional paleontologist to examine the materials to determine whether. it is a significant paleontological resource. If this determination is positive, the scientifically consequential information shall be fully recovered by the paleontologist. Work may continue outside of the area of the Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\Neg Dec Reso.doc Resolution No. Negative Declaration for GPA 11-01, ZC 11-01, PP 11-02, V 11-08 & TM 71595 December 20, 2011 — Page 4 find; however, no further work shall occur in the immediate location of the find until all information recovery has been completed and a report concerning it filed with the City Planning Department. The applicant shall bear the cost of implementing this mitigation. If suspected human remains be encountered during grading or other earth moving activities, the contractor shall be required halt work in the immediate area of the find and to notify the County Coroner, in accordance with Section 7050.5 of the California Health and Safety Code, who must then determine whether the remains are of forensic interest. If the Coroner, with the aid of a supervising archaeologist, determines that the remains are or appear to be of a Native American, he/she shall contact the Native American Heritage Commission for further investigations and proper recovery of such remains, if necessary. The applicant shall bear the cost .of implementing this mitigation. Hazards and Off -Site Medical Waste Treatment Building Pre - Hazardous Facilities, as defined in the California Division, Fire construction Materials Medical Waste Management Act, shall be . Department plan check prohibited. On -site construction inspection Approval of Closure Report by the Fire Department Hydrology and Appropriate erosion control and drainage Building/ On -site Water Quality devices shall be incorporated to the Engineering construction satisfaction of the Building and Safety inspection Division, such as interceptor terraces, vee- channels, and inlet and outlet structures, as specified by Section 91.7013 of the Building Code. Leaks, drips and spillsshall be cleaned up immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drains. Dumpsters shall be covered and maintained. Uncovered dumpster shall be placed under a roof or cover with tarps or plastic sheeting. All vehicle/equipment maintenance, Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CCWppvl Resos\Neg Dec Reso.doc Resolution No. Negative Declaration for GPA 11-011, ZC 11-01, PP 11-02, V 11-08 & TM 71595 December 20, 2011 — Page 5 repair, and washing shall be conducted away from storm drains. All major repairs shall be conducted off -site. Drip pans or drop clothsshall be used to catch drips and spills. The project applicant shall implement stormwater BMPs to retain or treat runoff from a storm event producing 1/4 inch of rainfall in a 24-hour period. The design of structural BMPs shall be in accordance with the Development Best Management Practices Handbook, Part B — Planning Activities. A signed certificate from a California Licensed civil engineer or licensed architect confirming the -proposed BMPs meet this numerical threshold standard is required. Post development peak stormwater runoff discharge rates shall. not exceed the estimated pre -development rate for developments where the increase peak stormwater discharge rate will result in increased potential for downstream erosion. All storm drain inlets and catch basins within,and immediately adjacent to the 'Project Site, as permitted and approved by the Department of Public Works; must be stenciled with prohibitive language (such as "NO DUMPING — DRAINS TO OCEAN") and/or graphical icons to discourage illegal dumping. Legibility of stencil and signs must be maintained at all times. Materials with the potential to contaminate stormwater must be: (s) placed in an enclosure such as, but not limited to, a cabinet, shed, or similar structure that prevents contact with runoff spillage to the stormwater conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs. Storage ..areas shall be paved and sufficiently impervious to contain leaks and spills. An efficient irrigation system shall be designed to minimize runoff, including: drip irrigation for shrubs to limit excessive spray; shutoff devices to prevent irrigation after significant precipitation; and flow reducers. Noise During excavation and grading activities, I Building/ Pre- ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\Neg Dec Reso.doc Resolution No. • • Negative Declaration for ( 11-01, ZC 11-01, PP 11-02, V 1.1-08 & TM 71595 December 20, 2011 — Page 6 construction contractors shall equip all Engineering construction construction equipment, fixed or mobile, plan check with properly operating .and maintained mufflers, consistent with manufacturer's Field standards. Construction contractors shall Observation place all stationary construction after equipment so that emitted noise is Construction directed away from the . West Covina Library, as feasible. Construction contractors shall locate equipment staging in areas that will create the greatest distance between construction -related noise sources and the West Covina Library during all project construction. Transportation Prior to the issuance of building permits, City of West Prior to and Traffic the project proponent shall fund restriping Covina issuance of of the existing northbound through lane to certificates of a through/right lane or construction of an Caltrans use and additional northbound left -turn lane at the occupancy intersection of Pacific Avenue and I-10 Westbound on/off ramps to ensure the intersection operates at a minimum level of service (LOS) E. This measure shall be implemented in coordination with Caltrans to determine appropriate engineering design for the intersection. This measure shall be reflected on construction drawing submitted to the City. Mandatory The project's final site plan shall Public Works . On -site Findings of incorporate grading for a future sidewalk Department construction Significance and street.trees behind the future sidewalk inspection along the Garvey Avenue frontage, in Caltrans accordance with the City's street improvement specifications. If practical, this sidewalk construction will be coordinated with the Caltrans work related to the I-10 HOV Lane improvements that includes a portion of this sidewalk. SECTION NO. 3: The California EnvironmentalQuality 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. SECTION NO. 4: Pursuant to CEQA Guidelines Section 15073.5, revisions were made to the Initial Study after public notice of its availability was given; however, the Initial Study did not need to be recirculated for public review because: (a) The revisions were not substantial in that no new, unavoidable impacts to the environment were identified and no mitigation measures were determined not to reduce potentially significant environmental impacts to less than significant levels; and ZACase Files\PP\2011\] 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\Neg Dec Reso.doc Resolution No. • • Negative Declaration for GPA 11-01, ZC 11-01, PP 11-02, V 11-08 & TM 71595 December 20, 2011 — Page 7 (b) Revisions to the Biological Resources analysis merely clarifies the analysis, (c) , Mitigation Measure B-1 was replaced with an equally effective measure, (d) Revisions, to the -Mandatory Findings of Significance analysis merely clarifies the.analysis, , (e) Mitigation Measure M-1 was replaced, with anequally effective measure, (f) Revisions to the Transportation and Traffic analysis merely clarifies the analysis, (g) Mitigation Measure. T-1 was replaced with an equally effective measure. - SECTION NO. 5: Pursuant . to CEQA Guidelines Section 15074.1, the Planning Commission finds that the substituted Mitigation Measure B-1, Mitigation Measure T-1 and Mitigation Measure M-1 are equally effective in mitigating potentially significant environmental impacts and that the substituted measures will not result in any potentially significant environmental impacts. SECTION NO. 6: Pursuant to CEQA Guidelines Section 15074, the Planning Commission makes the following findings: (a) That after consideration of the whole record, including the Initial Study and comments received during the public review period, that there is no substantial evidence that the project will have a significant effect on the environment with incorporation of mitigation. (b) That the decision to adopt a Mitigated Negative Declaration reflects the City Council's independent judgment and analysis. SECTION NO. 7: 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. SECTION NO. 8: The applicant agrees to implement the aforementioned mitigation measures and monitoring or reporting requirements. SECTION NO. 9: 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. Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl kesos\Neg Dec Reso.doc. Resolution No. • • Negative Declaration for GPA 11-01, ZC 11-01, PP 11-02, V 11-08 & TM 71595 December 20, 2011 — Page 8 The City Clerk shall certify as to the passage of this Resolution. ATTEST PASSED AND APPROVED on this 201h day of December, 2011. 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 201h day of December, 2011. AYES: NOES: ABSENT: ABSTAIN: DATE: December 20, 2011 APPROVED AS TO FORM: City Clerk City Attorney ZACase Fi1es\PP\2011\11-02 CvcCtr.1607 WC Pkwy\MAppvl Resos\Neg Dec Reso.doc RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, CERTIFYING THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT GENERAL PLAN AMENDMENT NO. 11-01, ZONE CHANGE NO. 11-01, PRECISE PLAN NO. 11-02, TREE REMOVAL PERMIT NO. 11-04, VARIANCE NO. 11-08 AND TENTATIVE TRACT MAP NO. 71595 AND PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South - Civic Center) WHEREAS, there was filed with this City verified applications on forms prescribed in Chapter 26, Article VI of the West Covina .Municipal Code requesting the approval of a precise plan, conditional use permit, and tree removal permit to facilitate the construction of a . General Plan amendment, zone change, precise plan, -variance and tentative tract map to facilitate the development of a four-story 55,680-square foot medical office on that certain property generally described as: Assessor's Parcel Number 8474-001-906 as listed in the records of the office of the Los 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. WHEREAS, the Planning Commission upon giving the required. notice did on the 22na day of November, conduct duly advertised public hearings as prescribed by law to consider said application and at which time the Planning Commission denied the application; and WHEREAS, on December 1, 2011, an appeal of the Planning Commission action was filed by Peichin Lee, CGM Development, Inc; and WHEREAS, the City Council did, on the 20th day of December, 2011, 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: ZACase Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\Neg Dec Reso.doc Resolution No. , • Negative Declaration for GPA 11-01, ZC.11-01, PP 11-02, V 11-08 & TM 71595 December 20, 2011 — Page 2 SECTION NO. 1: The above recitals are true and correct. SECTION NO. 2: 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 Mitigated Negative Declaration of Environmental Impact, subject to compliance with the mitigation measures that are recommended in the Mitigated Negative Declaration of Environmental Impact as outlined below: Environmental Impacts Mitigation Measures . Monitoring Dept./Agency Monitoring Methods Air Quality Prior to issuance of building permits, the Building/ Pre - City Building Official shall verify that Engineering construction construction plans submitted by the plan check project proponent reflect use of architectural coatings that include the On -site following: construction • The content of inspection volatile organic compounds (VOC) in proposed architectural coatings shall not exceed 50 g/1 for interior applications. 0 The content of volatile organic compounds (VOC) in proposed architectural coatings shall not exceed 100 g/1 for exterior applications. This measure shall be verified through standard building inspections in light of the performance standard that emissions of volatile organic compounds from application of interior or exterior coatings shall not exceed the daily emissions thresholds established by the South Coast Air Quality Management District.. The applicant shall bear the cost of implementing this mitigation. Prior to issuance of grading permits, the City Building Official shall verify that grading plans submitted by the project proponent identify the location where exported soil is to be transferred and that the identified location is 10 miles or less from the project site. This measure shall be verified in light of the performance standard that criteria pollutant emissions from soil hauling shall not exceed the daily emissions thresholds established by the South Coast Air Quality Management District. The applicant shall bear the cost of implementing this mitigation. . Biological If removal of existing, mature trees Fish and Pre- Resources occurs at any time during March, April, Wildlife Service construction September, or October, a qualified plan check biologist shall visit the site at least 10 Z:\Case Files\PP\201 1\1 1-02 CwCtr.1607 WC Pkwy\CC\Appvl Resos\Neg Dec Reso.doc . Resolution No. Negative Declaration for GPA 11-01, ZC I 1-01, PP 11'-02, V 11-08 & TM 71595 December 20, 2011 — Page 3 days prior to initiation of removal to determine whether migratory, non -game bird species are actively nesting or present in trees proposed for removal. If no bird, nests or species are detected during this survey, then tree removal activities may proceed. Ifmigratory, non -game bird nesting or presence is confirmed, tree removal shall be delayed until two weeks after the young have fledged or until the species has fled, as confirmed by a qualified biologist. The results of the biologist's survey shall be reported to the Planning Director. The applicant shall bear the cost of implementing this mitigation On -site construction inspection Cultural Prior to excavation and construction of the Planning On -site Resources Project Site, the prime construction Department, construction contractor(s) shall be cautioned on the Building inspection legal and/or regulatory implications of Division knowingly destroying cultural resources or removing artifacts, human remains, bottles and other cultural materials from the Project Site. If potential archaeological materials are uncovered during grading or other earth moving activities, the contractor shall be required to halt work in the immediate area of the find, and to retain a professional archaeologist to examine the materials to determine whether it is a "unique archaeological resource" as defined in Section 21083.2(g) of the State CEQA Statues. If this determination is positive, the scientifically consequential information shall be fully recovered by the archaeologist. Work may continue outside of the area of the find; however, no further work shall occur in the immediate location of the find until all information recovery. has been completed and a report concerning it filed with the City Planning Department. The applicant shall bear the cost of implementing this mitigation. If paleontological materials are uncovered during grading or other 'earth moving activities, the contractor shall be required to halt work in the immediate area of the find, and to retain a professional paleontologist. to examine the materials to determine whether it is a. significant paleontological resource. If this determination is positive, the scientifically consequential information shall be fully recovered by the paleontologist. - Work may continue outside of the area of the Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CCWppvl Resos\Neg Dec Reso.doc Resolution No. . 0 Negative Declaration for GPA 11-01, ZC 11-01, PP 11-02, V 11-08 & TM 71595 December 20, 2011 — Page 4 find; however, no further work shall occur in the immediate location of the find until all information recovery has been completed and a report concerning it filed with the City Planning Department. The applicant shall bear the cost of implementing this mitigation. If suspected human remains be encountered during grading or other earth moving activities, the contractor shall be required halt work in the immediate area of the find and to notify the County Coroner, in accordance with Section 7050.5 of the California Health and Safety Code, who must then determine whether the remains are of forensic interest. If the Coroner, with the aid of a supervising archaeologist, determines that the remains are or appear to be of a Native American, he/she shall contact the Native American Heritage Commission for . further investigations and proper recovery of such remains, if necessary. The applicant shall bear the cost of implementing this mitigation. Hazards and Off -Site Medical Waste Treatment Building Pre - Hazardous Facilities, as defined in the California Division, Fire construction Materials Medical Waste Management Act, shall be Department plan check prohibited. On -site construction inspection Approval of Closure Report by the Fire Department Hydrology and Appropriate erosion control and drainage Building/ On -site Water Quality devices shall be incorporated to the Engineering construction satisfaction of the Building and Safety inspection Division, such as interceptor terraces, vee- channels, and inlet and outlet structures, as specified by Section 91.7013. of the Building Code. Leaks, drips and spills shall be cleaned up immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drains. Dumpsters shall be covered and maintained. Uncovered dumpster shall be placed under a roof or cover with tarps or plastic sheeting. All vehicle/equipment maintenance, Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\Neg Dec Reso.doc Resolution No. . Negative Declaration for GPA 11-01, ZC 11-01, PP 11-02, V 11-08 & TM 71595 December 20, 2011 — Page 5 repair, and washing shall be conducted away from storm drains. All major repairs shall be conducted off -site. Drip pans or drop cloths shall be used to catch drips and spills. The project applicant shall implement stormwater BMPs to retain or treat runoff from a storm event producing 1/4 inch of rainfall in a 24-hour period. The design of structural BMPs. shall be in accordance with the Development Best Management Practices Handbook, Part B — Planning Activities. A signed certificate from a California Licensed civil engineer or licensed architect confirming the proposed BMPs meet this numerical threshold standard is required. Post development peak stormwater runoff discharge rates shall not exceed the estimated pre -development rate for developments where the increase peak stormwater discharge rate will result in increased potential for downstream erosion. All storm drain inlets and catch basins within, and immediately adjacent to the Project Site, as permitted and approved by the Department of Public Works, must be stenciled with prohibitive language (such as "NO DUMPING — DRAINS TO OCEAN") and/or graphical icons to discourage illegal dumping. Legibility of stencil and signs must be maintained at all times. Materials with the potential to contaminate stormwater must be: (s) placed in an enclosure such as, but not limited to, a cabinet, shed, or similar structure that prevents contact with runoff spillage to the stormwater conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs. Storage areas shall be paved and sufficiently impervious to contain leaks and spills. An efficient irrigation system shall be designed to minimize runoff, including: drip irrigation for shrubs to limit excessive spray; shutoff devices to prevent irrigation after significant precipitation; and flow reducers. Noise During excavation and grading activities, Building/ Pre- ZACase Files\PP\201 I\11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\Neg Dec Reso.doc Resolution No. i • Negative Declaration for GPA 11-01, ZC 11-01, PP 11-02, V 11-08 & TM 71595 December 20, 2011 — Page 6 construction contractors shall equip all Engineering construction construction equipment, fixed or mobile, plan check with properly operating and maintained mufflers, consistent with manufacturer's Field standards. Construction contractors shall Observation place all stationary construction after equipment so that emitted noise is Construction directed away from the West Covina Library, as feasible. Construction contractors shall locate equipment staging in areas that will create the greatest distance between construction -related noise sources and the West Covina Library during all project construction. Transportation Prior to the issuance of building permits, City of West Prior to. and Traffic the project proponent shall fund restriping Covina issuance of of the existing northbound through lane to certificates of a through/right lane or construction of an 'Caltrans use and additional. northbound left -turn lane at the occupancy intersection of Pacific Avenue and I-10 Westbound on/off ramps to ensure the intersection operates at a minimum level of service (LOS) E. This measure shall be implemented in coordination with Caltrans to determine appropriate engineering design for the intersection. This measure shall be reflected on construction drawing submitted to the City. Mandatory The project's final site plan ' shall Public Works On -site Findings of incorporate grading for a future sidewalk Department construction Significance and street.trees behind the future sidewalk inspection along the Garvey Avenue frontage, in Caltrans accordance with the City's street improvement specifications. If practical, this sidewalk construction will be coordinated with the Caltrans work related to the I-10 HOV Lane improvements that includes a portion of this sidewalk. SECTION NO. 3: 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. SECTION NO. 4: Pursuant to CEQA Guidelines Section 15073.5, revisions were made to the Initial Study after public notice of its availability was given; however, the Initial Study did not need to be recirculated for public review because: (a) The revisions were not substantial in that no new, unavoidable impacts to the environment were identified and no mitigation measures were determined not to _ reduce potentially significant environmental impacts to less than significant levels; and ZACase Files\PP\201 lU 1-02 CvcCtr.1607 WC Pkwy\CCWppvl Resos\NegDec Reso.doc Resolution No. Negative Declaration for GPA 11-01, ZC 11-01, PP 11-02, V 11-08 & TM 11595 December 20, 2011 — Page 7 (b) Revisions to' the Biological Resources analysis merely clarifies the analysis, (c) Mitigation Measure B-1 was replaced with an equally effective measure, (d) Revisions to the Mandatory Findings of Significance analysis, merely clarifies the analysis, (e) Mitigation Measure M-1 was replaced with an equally effective measure, (f) Revisions to the Transportation and Traffic analysis merely clarifies the analysis, (g) Mitigation Measure T-1 was replaced with an equally effective measure, SECTION NO. 5: Pursuant to CEQA Guidelines Section 15074.1' the Planning Commission finds that the substituted Mitigation Measure B-1, Mitigation Measure T-1 and Mitigation Measure M-1 are equally effective in mitigating potentially significant environmental impacts and that the substituted measures will not result in any potentially significant environmental impacts. SECTION NO. 6: Pursuant to CEQA Guidelines Section 15074, the Planning Commission makes the following findings: (a) That after consideration of the whole record, including the Initial Study and comments received during the public review. period, that there is no substantial evidence that the project will have a significant effect on the environment with incorporation of mitigation. (b) That the 'decision to adopt a Mitigated Negative Declaration reflects the City Council's independent judgment and analysis. SECTION NO. 7: Non-compliance with the aforementioned mitigation measures as by the monitoring department/agency. and any measures taken to correct said non-compliance should be immediately reported to the Planning Department on the City -of West Covina Monitoring Checklist Form. SECTION NO. 8: The applicant agrees to implement . the aforementioned mitigation measures and monitoring or reporting requirements. SECTION NO. 9: Failure to comply with. any aforementioned mitigation measure_ s 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.- ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\Neg Dec Reso.doc Resolution No. 4 • Negative Declaration for GPA 11-01, ZC 11-01, PP 11-02, V 11-08 & TM 71595 December 20, 2011 — Page 8 The City Clerk shall certify as to the passage of this Resolution. ATTEST: PASSED AND APPROVED on this 201h day of December, 2011. 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 20'h day of December, 2011. AYES: NOES: ABSENT: ABSTAIN: DATE: December 20; 2011 APPROVED AS TO FORM: City Clerk City Attorney ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\Neg Dec Reso.doc C] • RESOLUTION NO. ATTACHMENT 3 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA APPROVING- GENERAL PLAN AMENDMENT NO. 11-01 GENERAL PLAN AMENDMENT NO. 11-01 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South - Civic Center) WHEREAS, there was filed with this City a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting revisions to the General Plan Land Use Element and to change the, land use designation 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 (No. 11-01) from "Public Building" (P-B) to "Neighborhood Commercial (N-C); and WHEREAS, a precise plan (No. 11-02) for the site plan and architecture and a tree. removal permit to remove significant trees has been submitted for the development of the project; and WHEREAS, a variance (No. 11-08) from parking requirements has been submitted for the development of the project; and WHEREAS, a tentative tract map (No. 71595) has been submitted, for the subdivision of the lot to allow 39 medical office condominiums and create a parcel; 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; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 22"d day of November, 2011, conduct a duly noticed public hearing to consider'the subject application for a General Plan Amendment, at which time the Planning Commission adopted Resolution No. 11-5448 recommending denial of the application; and WHEREAS, on December 1, 2011, an appeal of the Planning Commission action was filed by Peiching Lee, CGM Development, Inc; and .WHEREAS, the City Council did, on the 20t" day of December, 2011, 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: Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\GPA Reso.doc Resolution No. ! • General P1an'AmendmentNo. 11-01 December 20, 2011 - Page 2 SECTION 1: Based on the evidence presented, both oral and documentary, the City Council approve General Plan Amendment No. 11-01 amending the land use designation for the subject property as set forth on the Land Use Map as depicted on Exhibit A; and SECTION 2: A Mitigated, Negative Declaration of Environmental Impact has been prepared in accordance with the California Environmental Quality Act of 1970, as amended. ` PASSED AND APPROVED on this 20th day December, 2011. 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 201h day of December, 2011. AYES: NOES: ABSENT: ABSTAIN: APPROVED AS TO FORM: City Clerk City Attorney Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\GPA Reso.doc 'ATTACHMENT 4 ORDINANCE NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA APPROVING ZONE CHANGE NO.11-01 ZONE CHANGE NO. 11-01 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South - Civic Center) WHEREAS, there was filed with this Council a - verified application. on the forms prescribed in Section 26-153 and 26-199 of the West Covina Municipal Code, for the reclassification from: "Public Building" (P-B) to "Neighborhood Commercial" (N-C), on that certain property generally described as follows: Assessor Parcel No. 8474-001-906, in the records of the Los Angeles County Assessor; and WHEREAS, the proposed zone change (No. 11-01) is requested to. provide consistency between the General Plan and Zoning Map, and to establish zoning standards for the subject project; and WHEREAS, consistent with the request, the applicant has also requested a General Plan amendment to change the land use designation on the subject property from "Public Facilities" to "Service and Neighborhood Commercial"; and WHEREAS, a precise plan (No. 11-02) for the site plan and architecture and a tree removal permit (No. 11-04) to remove significant trees has been submitted for the development of the project; and WHEREAS, a variance (No. 11-08) from parking requirements has been submitted for the development of the project; and WHEREAS; a tentative tract map (No. 71595) has been submitted, for the subdivision of the lot to allow 39 office condominiums and create a parcel; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 22°d day of November, 2011, conduct a duly noticed public hearing to consider the subject application for a Zone Change, at which time the Planning Commission adopted Resolution No. 11-5449 recommending denial of the application; and WHEREAS, on December 1, 2011, an appeal of the Planning. Commission action was filed by Peichin Lee, CGM Development, Inc; and WHEREAS, the City Council did, on the 20t" day of December, 2011, conduct a duly advertised public hearing as prescribed by law, . and considered evidence -.presented by the Planning Commission, Planning Department, and other interested parties; and WHEREAS, studies and investigations made by the City Council and in its behalf reveal the following facts: ZACase Files\PP\2011\_1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\ZC Ord.doc Ordinance No. • Zone Change No. 11-01 December 20, 2011 - Page 2 I 1. The project consists of �a plan to approve the design and allow the construction of four-story medical office building with 39 condominium units and a surface parking lot with 218 parking spaces on an approximately 2.69-acre development site. In addition, the project includes the expansion of the parking lot on the south side of the library to 129 parking spaces. 2. The projecf includes � a General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial." 3. The project includes aizone change requesting to change the zone from "Public Building" (P-B) to "Neighborhood Commercial" (N-C). 4. The project includes a precise plan for the architecture and site Y plan layout for the p proposed project and atree removal permit to remove 15 trees located in the front yard setback. 5. The proposal requires the approval of variance to deviate from ark' q pp p mg requirements. 6. The applicant is requesting approval., of a tentative tract map to subdivide the building into medical office condominiums. 7. Findings necessary for approval of a zone change are as follows: a. There are changed conditions since the existing zoning became effective to warrant other or additional zoning. b. The proposed change of zone will not adversely affect adjoining property as to value or precedent and will not be detrimental to the area. C. A change of zone will be in the interest_ or furtherance of the public health, safety, and general welfare. d. The approval of such a change of zone will not adversely affect the comprehensive General Plan so adopted by the City. i e. The approval ofi such a zone change is consistent with the General Plan or applicable specific plans. i 8. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due toy mitigating measures.. WHEREAS, based on the evidence, both oral and documentary, the City Council finds as follows: a. The proposed zone change will facilitate the development of a medical office project within the Civic Center complex. Since the last General Plan update in 1985; the City envisioned preserving the Civic Center for Public Facilities or governmental -related office uses. In the past years, the City has worked with other developers to consider the development of the northwestern portion of the Civic Center owned by the City of West Covina near the corner of West Covina Parkway and Garvey Avenue. In order for the proposed development to be consistent with the General Plan and Zoning, a General Plan Amendment as well as a Zone Change is necessary to facilitate the development. I b. 'The proposed zone change will not adversely affect adjoining property value and will not be detrimental jto the area because the property is within the Civic Center Complex and nearby commercial and office uses. The proposed medical office i Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\ZC Ord.doc Ordinance No. • • Zone Change No. I I-01 December 20, 2011 - Page 3 building has been designed to meet the development standards set forth in the West Covina Municipal Code, except for the parking requirement for which a variance is being sought. C. The proposed zone change is compatible with the surrounding area in that the subject .property is located in an area with other office uses and commercial retail service oriented developments. The subject use is separated from residential uses to the north by the I-10 San Bernardino Freeway. In addition, the City has shown interest in further developing the Civic Center with other non -governmental office uses. As such, the proposed change of zone will be in the interest or furtherance of the public health, safety, and general welfare. d. The proposed zone change requires a General Plan amendment. The General Plan . includes nine elements (or chapters). California Sate law requires seven elements .(Land Use, Housing, Open Space, Conservation, Safety, Circulation and Noise). Two elements of the General Plan have been modified since 1985, a Design Element was adopted in 1991, and the Housing Element was revised in 1995. The Land. Use Element deals with the establishment of a pattern of land use and standards for the density and intensity of development. Land use designations are established in the General Plan and implemented by the zoning Code and the Zoning Map. With the approval of a General Plan amendment, the` proposed zone change will be consistent and will not adversely affect the General Plan. e. The approval of such zone change is consistent with the proposed General Plan land use designation of "Service and Neighborhood Commercial." That proposed land use designation allows for medial office, general professional office and service retail developments. The proposed zone change from "Public Facilities" to "Neighborhood Commercial would facilitate the development of the medical office development. There are no specific plans that affect the property. NOW, THEREFORE, the City Council 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. 11-01 is hereby found to be consistent with the City's General Plan and the land uses permitted within said zone classification. ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\ZC Ord.doc Ordinance No. Zone Change No. 11-01 December 20, 2011 -Page 4 SECTION NO. 2: The City Clerk shall certify to the passage of this Resolution. PASSED AND APPROVED on this 20"' day December, 2011. 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 20th day of December, 2011. AYES: NOES: ABSENT: ABSTAIN: APPROVED AS TO FORM: City Clerk City Attorney Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\ZC Ord.doc • ItTTAC'H M ENTT 5 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, OVERTURNING THE DECISION OF THE PLANNING COMMISSION AND APPROVING PRECISE PLAN NO. 11-02 AND TREE REMOVAL -PERMIT NO. 11- 04 PRECISE PLAN NO.11-02 TREE REMOVAL PERMIT NO. 11-04 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT :APPLICANT: Eric Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast. corner of West Covina Parkway and West Garvey Avenue South - Civic Center) WHEREAS, there was filed with this Council a verified application on forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, a requesting approval of a precise plan of design to: Construct a four-story 55,680-square foot medical office building with a surface parking, lot and expand the parking lot on the south side of the library On that certain property generally 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 the request, the applicant has also requested a General_ Plan amendment to' change the land use designation on the subject property from "Public Facilities" to "Service and Neighborhood Commercial"; and WHEREAS, consistent with this request, the applicant has also requested a zone change (No. 11 -0 1) from "Public Building" (P-B) to "Neighborhood Commercial" (N-C); and WHEREAS, a variance (No. 11-08) .from parking requirements . has been submitted for the development of the project; and WHEREAS, a tentative tract map (No. 71595) has been submitted, for the subdivision of the lot to allow 39 office condominiums and create a parcel; and WHEREAS, the Planning Commission, upon giving the required notice, did.on the 22nd day of November, 2011, conduct a duly noticed public hearing to consider the subject application for a precise plan (No. 11-02) and tree removal permit (No. 11-04), at which time the Planning Commission adopted Resolution No. 11-5450 denying the application; and WHEREAS, on December 1, 2011, an appeal of the Planning Commission action was filed by Peichin Lee; CGM Development, Inc; and WHEREAS, the City Council did, on the 20th day of December, 2011, conduct a duly advertised public hearing as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties. WHEREAS, studies and investigations made by this Council and in its behalf reveal the following facts: Z:\Case Files\PP\201 1\ 11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\PP Reso Apprvl.doc Resolution No. Precise Plan No. 11-02 & Tree Removal Pen -nit No 11-04 December 20, 2011 - Page 2 The project consists of a plan to approve the design and allow the construction of a four- story medical office building with 39 condominium units and a surface parking lot with 218 parking spaces on an approximately. 2.69-acre development site. In addition, the project includes the expansion: of the parking lot on the south side of the library to 129 parking spaces. 2. The project includes a General, Plan amendment to.. change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial." 3. The project includes a zone change requesting to change the zone from "Public Building" (P-B) to "Neighborhood. Commercial" (N.-C). 4. The project includes a precise plan for the architecture and site plan layout for the proposed project and a tree, removal permit to remove 15 trees located in the front yard setback. 5. The proposal requires the approval of variance to deviate from parking requirements. 6. The applicant is requesting approval of a tentative tract map to subdivide the building into office condominiums. 7. Appropriate findings for approval of a precise plan of design are as follows: a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan. b.. The proposed development is consistent with adopted development standards for the zone and'complies with all other applicable provision of the Municipal Code. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. d. The site is physically suitable for the type, density and intensity of the development being proposed,. including vehicle access and circulation, utilities, and the absence of physical constraints. e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and to not interfere with orderly development in the vicinity. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures. NOW, THEREFORE, the City Council of the City of West Covina does resolve as follows: On the basis of the evidence presented, both oral and documentary, the City Council makes the following findings: a. The proposed construction consists of a 55,680-square foot medical office building on the northwesterly portion of the Civic Center property. The subject site General Plan Land Use Designation is "Public Facilities." This land use designation restricts uses to governmental facilities such as parks, schools,. fire stations, libraries and police facilities. Therefore,. a General Plan Amendment is being sought in conjunction with this application to amend the General Plan Land Use Designation from "Public Facilities" to "Service and Neighborhood Commercial." The "Service and Neighborhood Commercial" General Plan Land Use Designation primarily encourages retail opportunities such as shopping centers and other ZACaseFiles\PP\2011\] 1-02 CvcCtr.1607 WC Pkxvy\CC\Appvl Resos\PP Reso Apprvl.doe Resolution No. • . Precise Plan No. 11-02 & Tree Removal Permit No 11-04 December 20, 2011 - Page 3 I eighborhood and service commercial uses that are compatible with adjacent residential areas. In this case, the proposed medical office building will provide medical services that can be accessible to nearby residential areas and citywide. Specifically, one of the goals of the Service and Neighborhood Commercial calls for "Shopping centers and other neighborhood and service commercial uses should be compatible with adjacent residential areas." With the General Plan amendment and zone change, the proposed project will be consistent with the General Plan and the zone in which the projected -is proposed. b. The proposed project is comprised of a 55,680-square foot, four-story medical office building and an approximately 88,840-square foot surface parking lot that will provide a total of 218 parking spaces. The proposed project includes the expansion of the existing parking lot located to the south of West Covina Public Library. This parking lot will be expanded into open areas of the County of Los Angeles property and reconfigured to increase the number of parking spaces from 42' to 129. The proposed project meets all the development standards of the "Neighborhood Commercial" zone (setbacks, height, landscaping, etc.), except parking for which a variance is being sought. c. 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. d. The project site abuts West Covina Parkway, designated a ".Principal Arterial" in the City General Plan, and Garvey Avenue South, and 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 the Pacific Avenue/1-10 westbound on/off ramps/Garvey. Avenue would be negatively -affected that could be mitigated by providing a new/second northbound left -turn lane. 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 service opportunities while addressing the sensitivity of the existing community. e. The proposed project is located within the Civic Center complex. The building has been designed with one circular tower at the main entrance of the building and one semi -circular tower facing the corner of West Covina Parkway and Garvey Avenue. Both towers will provide an entry to the building. The towers are designed with anodized aluminum trim and blue glazing. ` An aluminum canopy will project seven feet from the main tower and six feet from the secondary tower located near the corner of West Covina Parkway and Garvey Avenue. The top of the towers will feature a metal aluminum railing above the glass system. The exterior elevations will incorporate a series of 12" x 14" louver vents above the windows on the first through third floor. The ground floor units facing west will have an aluminum canopy at the front entrance. The finish material is cement plaster. The top floor will be painted in an of -white color (Dunn. Edwards "Precious Pearls") and the remaining floors will be painted in a reddish brown color (Dunn Edwards "Spice Cake"). Although the height and architectural design is not similar to the rest of the government related office buildings, the addition of the proposed building would not be detrimental to the Civic Center. Most of the Civic Center buildings along Garvey Avenue do not have much visibility from the street unlike the buildings located along Sunset and West Covina Parkway. The proposed building will complement the buildings located along West Covina Parkway. As such, the architecture, site layout, location, shape, bulk and 'physical characteristics of the proposed ZACase Files\PP\201 I\11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\PP Reso Apprvl.doc Resolution No. Precise Plan No. 1 1-02 & Tree removal Permit No 11-04 December 20, 2011 -Page 4 a] development are compatible with the existing and future land. uses, and to not interfere with orderly development in the vicinity , 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Precise Plan No. 11-02 is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said precise plan by the Planning Commission or City Council. 3. That the precise plan shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has filed at the office of the Planning Director, his affidavit stating he is aware of, and accepts, all conditions of this precise plan as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement, activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this 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 City Council on December 20, 2011. b) That the project complies with all requirements of the "Neighborhood Commercial" Zone and all other. applicable standards of the West Covina Municipal Code. c) These conditions of approval shall be printed on the working drawings submitted to the Building Division for review. d) The approved use shall not create a public nuisance as defined under Section 15- 200 of the West Covina Municipal Code. e) The approved use.shall be in compliance with the Noise Ordinance (Chapter 15) f) Approval of this precise plan is contingent upon, and shall not become effective unless and until approval of General Plan Amendment No. 11-01, Zone Change No. 11-01, and Mitigated Negative Declaration of Environment Impact by the City Council. g) This approval shall become null and void if building permit is not obtained within two (2) years of the date of this approval. h) The applicant shall sign an affidavit accepting all conditions of this approval. i) 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. j) Comply with all requirements of the "Art in Public Places" ordinance (WCMC Chapter 17), prior to the issuance of building permits. Artwork shall be installed or required fee paid prior to issuance of Certificate of Occupancy. ZACase Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\PP Reso Apprvl.doc Resolution No. . Precise Plan No. 11-02 & Tree Removal Permit No 11-04 December 20, 2011 -Page 5 k) All new gutters and downspouts shall not project from the vertical surface of the, building pursuant to Section 26-568 (a) (3). 1) 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:. m) The existing parking lot on the north side of the library shall not be demolished until the City has authorized such demolition of the parking lot to proceed. n) All approved materials and colors shall be clearly indicated on the plans. o) 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, and bicycle parking. The proposal shall comply with the following minimums: • At least one parking space 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. • At least four 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. 0 p) Areas where a two -foot parking space overhang is utilized shall not be calculated as landscaped area for purposes of complying with minimum landscape requirements. q) The exposed retaining and nonretaining walls shall be of decorative material (slumpstone, split -faced block, stucco, or as approved by the Planning Director). r) A minimum of 117,938 square feet (15.34 percent) of the development site shall be landscaped: Landscaped area sizes shall be submitted with the Landscape Plans. s) The final paving patterns and textures shall match or be of similar quality to the plans reviewed and approved'by the Planning Commission. t) 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. u) All new ground -mounted, wall -mounted and/or . roof -mounted equipment not shown on the approved plans shall be screened from all views, 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 prior to the. issuance of building . permits. v) 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. w) All new pole mounted parking lot lighting shall be accurately indicated on the grading plan and shall be located within landscaped or hardscaped area. Pole .'locations shall be accurately staked prior to installation by the Engineer. x) A parking lot lighting plan showing electrolier types and locations, average illumination levels, points of minimum illumination and photometric data in Z:\Case Files\PP\2011\11702 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\PP Reso Apprvl.doc Resolution No. , Precise Plan No. 11-02 & Tree Kemoval Permit No 11-04 December 20, 2011 - Page 6 conformance with Planning Commission Resolution No. 2513 and as requested shall be submitted to and approved by the Planning Department and the City Engineer. y) 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. z) That prior to final building permit approval, a detailed landscape and irrigation plan in compliance with AB 1881 shall be submitted for all planted areas to be affected by project. Plans shall include type, size and quantity of landscape materials and irrigation equipment. 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. aa) 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. bb) 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, per the Planning Director. cc) 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. dd) Provide 118 new trees within the project site as indicated on the conceptual landscape plan submitted by the applicant. At least 30 of these trees shall be 36- inch box or larger size. The remainder 30 trees shall be at least 24-inch box. These trees shall be installed north of the public library. ee) At the discretion of the Public Works Department, the applicant shall provide a minimum of 50 24-inch box trees to be planted at City parks (as indicated on memo provided by applicant dated December 2, 2011) or an in -lieu fee of $200 per tree. ff) Clinging vines shall be installed on all retaining or freestanding walls to assist in deterring graffiti. gg) Graffiti -resistant coatings shall be used on all freestanding or retainingwalls, fences, sign structures, or similar structures to assist in deterring graffiti.. hh) Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. ii) A 36-inch high block wall shall be provided on the outside perimeter of all off- street parking areas abutting a public street. The wall shall be setback a minimum of five feet from the property line. If berming is proposed as identified on the preliminary landscape plan, the proposed berm shall be indicated on the grading plan. A wall or berm shall be provided per Section 26-575 of the WCMC. jj) 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 per the standard Engineering Division plans. If the trash enclosure is visible from a public right-of-way, an architectural cover shall. be required. If an architectural cover or an alternate design is required or preferred, then approval of construction details by the Building Division is required prior to construction. Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\PP Reso Apprvl.doc Resolution No. • . Precise Plan No. 11-02 & Tree Removal Pen -nit No 11-04 December 20, 2011 -Page 7 kk) All medical waste generated by the businesses at the site shall comply with California Medical Waste Management Act_ (§117600-118360 of the California Health and Safety Code). 11) Any sidewalk, hardscape or parking facility, with potholes, broken, raised or depressed sections, large cracks, mud and/or dust, accumulation of loose material, faded or illegible pavement striping or other deterioration shall be repaired. mm) Parking lots or other paved areas with a cracked,` broken or otherwise .deteriorating surface, in excess of ten (10) percent of the surface area shall be considered a nuisance and shall be repaired. nn) Prior to requesting a final inspection, the Planning Department shall inspect the development. oo) All new utilities shall be placed underground prior to issuance of Certificate of Occupancy: WCMC 23-273. pp) Recordation of the legal parcel with the Los Angeles County Recorder is required prior to issuance of building permits. qq) 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 application. 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 proposal or any improvements required for the Precise Plan. The indemnity shall be contained in a written document approved by the City Attorney. rr) A declaration of Covenants, Conditions, and. Restrictions (CC&R's) shall be prepared by the developer/property owner and submitted to the Planning Director and the City Attorney. The CC&R's shall be signed and acknowledged by all parties having any record title interest in the property to be developed. The CC&R's shall be reviewed and approved by the City and recorded prior to the recordation of the final tract map. Written proof of recordation with the Los Angeles County Recorder/Registrars Office shall be provided to the Planning Department. ss) All parking facilities shall comply with the "Parking Lot Design and Lighting Standards." tt) 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. uu) .Approval of this precise plan is contingent upon, and shall not become effective unless and until approval of the. Mitigated Negative. Declaration of Environment Impact by the City Council. The applicant shall comply with the mitigation measures as outlined in the Mitigated Negative Declaration of the Environmental Impact dated September 2011, and as follows: ZACase Files\PP\2011\11-02 CvcCtr.1607 WC Pkkvy\CC\Appvl Resos\PP Reso Apprvl.doc Resolution No. • Precise Plan No. 11-02 & Treevmoval Permit No 1 1-04 December 20, 2011 Page 8 1. Prior to issuance of building permits, the City Building Official shall verify that construction plans submitted by the project proponent reflect use of architectural coatings that include the following: • The content of volatile organic compounds (VOC) in proposed architectural coatings shall not exceed 50 g/1 for interior applications. • The content of volatile organic compounds (VOC) in proposed architectural coatings shall not exceed 100 g/1 for exterior applications. This measure shall be verified through standard building inspections in light of the performance standard that emissions of volatile organic compounds from application of interior or exterior coatings shall not exceed the daily emissions thresholds established by the South Coast Air Quality Management District. The applicant shall bear the cost of implementing this mitigation. 2. Prior to issuance of grading permits, the City Building Official shall verify that grading plans submitted by the project proponent identify the location where exported soil is to be transferred and that the identified location is 10 miles or less from the project site. This measure shall be verified in light of the performance standard that criteria pollutant emissions from soil hauling shall not exceed the daily emissions thresholds established by the South Coast Air Quality Management District. The applicant shall bear the cost of implementing this mitigation. 3. If removal of existing, mature trees occurs at any time during March, April, September, or October, a qualified biologist shall visit the site at least 10 days prior to initiation of removal to determine whether migratory, non -game bird species are actively nesting or present in trees proposed for removal. If no bird nests or species are detected during this survey, then tree removal activities may proceed. If migratory, non -game bird nesting or presence is confirmed, tree removal shall be delayed until two weeks after the young have fledged or until the species has fled, as confirmed by a qualified biologist. The results of the biologist's survey shall be reported to the Planning Director. The applicant shall bear the cost of implementing this mitigation 4. Prior to excavation and, construction of the Project Site, the prime construction contractor(s) shall. be cautioned on the legal and/or regulatory implications of knowingly destroying cultural resources or removing artifacts, human remains, bottles and other cultural materials from the Project Site. 5. If potential archaeological materials are uncovered during grading or other earth moving activities, the contractor shall be required to halt work in the immediate area of the find, and to retain a professional archaeologist to examine the materials to determine whether it is a "unique archaeological resource" as defined in Section 21083.2(g) of the State CEQA Statues. If this determination is positive, the scientifically consequential information shall be fully recovered by the archaeologist. Work may continue outside of the area of the find; however, no further work shall occur in the immediate location of the find until all information recovery has been completed and a report concerning it filed with. the City Planning Department. The applicant shall bear the cost of implementing this mitigation. 6. If paleontological materials are uncovered during grading or other earth moving activities, the contractor shall be required to halt work in the immediate area of the find, and to retain a professional paleontologist to examine the materials to determine whether it is a significant paleontological resource. If this determination is positive, the scientifically consequential information shall be fully recovered by the paleontologist. Work may continue outside of the area of the find; however, no further work shall occur in the immediate location of the find until all information recovery has been Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\PP Reso Apprvl.doc Resolution No. Precise Plan No. 11-02 & Tree Removal Pen -nit No 11-04 December 20, 2011 - Page 9 , completed and a report concerning it filed with the City Planning Department. The applicant shall bear the cost of implementing this mitigation. 7. If suspected human remains be encountered during grading or other earth moving activities, the. -contractor shall be required halt work in the immediate area of the find and to notify the County Coroner, in accordance with Section 7050.5 of the California Health and Safety Code, who must then determine whether the remains are of forensic interest. If the Coroner, with the aid of a supervising archaeologist, determines that the remains are or appear to be of a Native American, he/she shall contact the Native American Heritage Commission for further investigations and proper recovery of such remains, if necessary. The applicant shall bear the cost of implementing this mitigation. 8. Off -Site Medical Waste Treatment Facilities, as defined in the California Medical Waste Management Act, shall be prohibited. 9. Appropriate erosion control and drainage devices shall be incorporated to the satisfaction of the Building and Safety Division, such as interceptor terraces, vee-channels, and inlet and outlet structures, as specified by Section 91.7013 of the Building Code. 10. Leaks, drips and spills shall be cleaned up immediately to prevent contaminated soil on paved surfaces that can be washed 'away into the storm drains. 11. Dumpsters shall be covered and maintained. Uncovered dumpster shall be placed under a roof or.cover with tarps or plastic sheeting. 12. All vehicle/equipment maintenance, repair, and washing shall be conducted away from storm drains. All major repairs shall be conducted off -site. Drip pans or drop cloths shall be used to catch drips and spills. 13. The project applicant shall implement stormwater BMPs to retain or treat runoff from a storm event producing 3/4 inch of rainfall in a 24-hour period. The design of structural BMPs shall be in accordance with the Development Best Management Practices Handbook, Part B — Planning Activities. A signed certificate from a California Licensed civil engineer or licensed architect confirming the proposed BMPs meet this numerical threshold standard is required. 14. Post development peak stormwater runoff discharge rates shall not exceed the estimated pre -development rate. for developments where the increase peak stormwater discharge rate will result in increased potential for downstream erosion. 15. All storm drain inlets and catch basins within, and immediately adjacent to the Project Site, as permitted and approved by the Department of Public Works, must be stenciled with prohibitive language (such as "NO DUMPING — DRAINS TO OCEAN") and/or graphical icons to discourage illegal dumping. Legibility of stencil and signs must be maintained at all times. 16. Materials with the potential to contaminate stormwater must be: (s) placed in an enclosure such as, but not limited to, a cabinet, shed, or. similar structure that prevents contact with runoff spillage to the stormwater conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs. 17. Storage areas shall be paved and sufficiently impervious to contain leaks and spills. Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\PP Reso Apprvl.doc Resolution No. 'Precise Plan No. 11-02 & TreeTCemoval Permit No 11-04 December 20, 2011 - Page 10 18. An efficient irrigation system shall be designed to minimize runoff, including: drip irrigation for shrubs to limit excessive spray; shutoff devices to prevent irrigation after significant precipitation; and flow reducers. 19. During excavation and grading activities, construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturer's standards. Construction contractors shall place all stationary construction equipment so that emitted noise is directed away from the. West Covina Library, as feasible. 20. Construction contractors- shall locate equipment staging in areas that will create the greatest distance between construction -related noise sources and the West Covina Library during all project construction. 21. Prior to issuance of building permits, the project shall fund construction of an additional northbound left turn lane at the intersection of Pacific Ave. and I-10 Westbound on/off ramps. This measure shall be reflected on construction drawings submitted to the City. 22. The project's final site plan shall incorporate grading for a future sidewalk and street trees behind the future sidewalk along the Garvey Avenue frontage, in accordance with the City's street improvement specifications. If practical, this sidewalk construction will be coordinated with the Caltrans work related to the I-10 HOV Lane improvements that includes a portion of this sidewalk. vv) Public Works 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. All new on -site utility service lines shall be placed underground. 3. A .mitigation fee of $200 per tree is required to fund the replacement of City trees if the Developer does not replace trees on a one to one basis, offsite at other locations. The fee shall be paid prior to the issuance of Building permits and based on the final tally of trees. 4. A ten -foot sidewalk with trees. and tree wells is required on Garvey, however, this requirement is waived in -lieu of Caltrans commitment to building a future 5-foot sidewalk on Garvey as part of the HOV lane project. 5. Provide direction signage for the library and civic center. To be approved by the City. An easement may be required. 6. A legal parcel is required. No building permits shall be issued until the map is recorded. 7. Obtain approval from LACO for temporary and permanent parking changes to be negotiated by the CDC in a lease revision with the County. ww) Building Division 1. All Conditions of Approval as approved by the Planning Commission shall appear as notes on the plans submitted for building plan check and permits. 2. Building design shall comply with the 2010 California Building Code (CBC). ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\PP Reso Apprvl.doc Resolution No 0 • Precise Plan No. 11-02 & Tree Removal Pen -nit No 11-04 December 20, 2011 - Page 11 3. Separate application(s), plan check(s), and permit(s) is/are required for: a) Tenant Improvements b) Grading (see Engineering Division for requirements) c) 'Retaining walls (see Engineering Division for requirements) d) Block walls exceeding 6 feef in height e) Signs f) Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for requirements) g) Plumbing h) Mechanical i) Electrical 4. Complete structural plans with calculations will be required. Submit design for review at formal plans review. 5. Compliance to California T-24 Energy regulations will be required. Submit design for review at formal plans review. 6. Separate plumbing, mechanical and electrical plan check may be required. Submit design for review at formal plans review. 7. A soils and geology report is required to address the potential for and mitigation measures. of any seismic induced landslide/liquefaction. Soils report shall address foundation design and site preparation requirements. 8. All new on -site utility service lines shall be placed underground. WCMC 23-273. 9. A complete building code analysis is required for plan check. Address type of construction, occupancy, exiting, allowable areas, allowable heights, etc: All calculations shall be presented on the drawings. 10. Compliance with the State of California Accessibility regulations. is required; including: a) Accessible path of travel to entrances from the public sidewalk and accessible parking. Clearly show connection from the building entrance to the public sidewalk/accessible parking. The accessible path shall be: i) Located outside of the drive aisle (vehicular path) ii) 48" minimum width iii) Slope no more than 5% in the direction of travel with cross slope no more than 2%. iv) Any curb within a pedestrian path of travel shall be made accessible by curb ramps. b) Provide design or accessible exit discharge to Garvey Avenue. c) Accessible parking: i) All parking lots shall be provided with accessible parking stalls pursuant to CBC§ 1129. This is inclusive of all guest and employee lots. ii) Shall be located at each main entrance. Where multiple major entrances occur, accessible parking shall be equally distributed among the entrances. iii) Shall be 9 feet wide by 18 feet deep and be provided with a loading and unloading passenger access aisle of 8 feet wide for Van space and 5 feet wide for regular accessible spaces. d) All employee areas shall be accessible including behind counters and attendants. e) All restrooms serving the building shall be accessible. ZACase Files\PP\201 I\11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\PP Reso Apprvl.doc Resolution No. Precise Plan No. 11-02 & Tree Removal PennitNo 11-04 December 20, 2011 - Page 12 f) Drinking fountains, if provide shall be accessible. Drinking fountains (high/low) are required to be installed. g) All public telephones, if provided, 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. 11. Exiting design shall comply with CBC Chapter 10. Preliminary design will need to be corrected. a) Stairs shall be design to incorporate approved areas of refuge per CBC§ 1007. b) Elevators shall be designed as an approved accessible mean of exit per CBC§ 1007. 12. Provide handicap ramp from stair No. 1. Ground floor exits shall be accessible. 13. Provide Fire Alarms and Detection systems complying with CBC § 907 for Group B and M occupancies with occupant load > 500 or with occupant load > 100 above or below the lowest level of exit discharge. CBC § 907.2.2 and CBC § 907.2.7. 14. Provide fire sprinklers pursuant West Covina Municipal Code § 7-18.13. Design and installation shall comply. with NFPA-13 standards. 15. Total plumbing fixtures required shall be determined by California Plumbing Code (CPC) Table 471. Use occupant load specified in CPC Table A of Chapter, 4. Occupancy load factor not shown in Table A shall be determined using California Building Code Table 1004.1.1. Core and shell , construction must provide stub -outs to future tenant spaces if common restrooms do not provide complying fixture counts. 16. Install 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. 1.7. All retaining and freestanding walls facing the public right of way shall be landscaped with shrubs or vines so as to discourage graffiti. 18. The final map or other legal land division shall be recorded prior to the issuance, of building permits... xx) Engineering Division Comply with all conditions contained in Planning Commission Resolution No. 567. Which outlined the requirements of grading, street improvement, exterior lighting, water supply, all bonds, trees, landscaping, drainage, and building related improvements, etc. 2. Sanitary sewers shall be .provided to each "lot" in compliance with Municipal Code Chapter 23, Article 2, and to the satisfaction of the City Engineer. 3. All existing concrete driveway approaches and wheelchair ramps shall be removed (if required) and reconstructed to meet current ADA requirements. 4. All damaged concrete curbs, gutters, sidewalk, etc., shall be removed and reconstruct per City standard along West Covina Parkway and Garvey Avenue South adjacent to subject property. Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\MAppvl Resos\PP Reso Apprvl.doc Resolution No. Precise Plan No. 11-02 & Tree Removal Pen -nit No 11-04 December 20, 2011 _ Page 13 5. The developer shall either deposit $30,000 prior to the issuance of building permits or provide street rehabilitation work up to centerline of West Covina Parkway contiguous to subject property. 6. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 7. Parking lot and driveway improvements on private property for this use shall comply with Planning Commission Resolution No. 2513 and be constructed to the City of West Covina Standards. 8. 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) A parking lot lighting plan showing electrolier types and locations, average illumination levels, points of minimum illumination and photometric data in conformance with Planning Commission Resolution No. 2513 and as requested shall be submitted to and :approved by the City Engineer. c) An itemized cost estimate for all on -site and off -site improvements to be constructed (except buildings) shall be submitted to the Engineering Division for approval. Based upon the approved cost estimates, required fees shall be paid and improvement securities for all on -site and off -site improvements (except buildings) and 100% labor/material securities for all off -site improvements shall be posted prior to final approval of the plans. 9. Joint use .parking and/or access agreement 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. 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 project developer shall submit sewer improvement plans and obtain approvals, and post bonds to remove, replace and upgrade the sewer lines serving the building prior to obtaining a building permit. The sewer locations to be upgraded . include Cameron, Toluca and West Covina Parkway. The sewer replacements include all required sewer work, detours during construction and paving of full lanes and or to the centerline on affected streets (or the full width or half width as determined by Public Works if the street is. in a paving moratorium). As an alternative the developer can submit a sewer report for the approval of Public Works to lessen or eliminate all or portions of this work: Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\PP Reso Apprvl,doc Resolution No. Precise Plan No. 11-02 &TreeKemoval Permit Noll-04 December 20, 2011 -Page 14 6. The City Clerk shall certify as to the passage of this Resolution. PASSED AND APPROVED on this 201" day of December, 2011. ATTEST: Mayor City Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF WEST COVINA ) 1, 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 20t" day of December, 2011. AYES: NOES: ABSENT: ABSTAIN: DATE: December 20, 2011 EXPIRATION DATE: December 20, 2013 if not used. APPROVED AS TO FORM: City Clerk City Attorney Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\PP Reso Apprvl.doc ATTACHMENT 6 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, OVERTURNING THE DECISION OF THE PLANNING COMMISSION AND APPROVING. VARIANCE NO.11-08 VARIANCE NO. 11-08 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey. Avenue South - Civic Center) WHEREAS, there was filed with this Council a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a variance to allow: A deviation from the parking requirements for a medical office building, On that certain property generally described as follows: Assessor's Parcel No. 8474-001-906, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with the request, the applicant has also requested a General Plan amendment'to change the land use designation on the subject property from "Public Facilities" to "Service and Neighborhood Commercial"; and WHEREAS, consistent with this request, the applicant has also requested a zone change (No. 11=01) from "Public Building" (P-B) to "Neighborhood Commercial" (N-C); and WHEREAS, a precise plan (No. 11-02) for the site plan and architecture and a tree removal permit to remove significant trees has been submitted for the development of the project; and WHEREAS, a variance (No. 11-08) from parking requirements has been submitted for the development of the project; and WHEREAS, a tentative tract map (No. 71595) has been submitted, for the subdivision of the lot to allow 39 medical office condominiums and create a parcel; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 22nd day of November, 2011, conduct a duly noticed public hearing to consider the subject application for a tentative tract map (No. 71595), at . which time the Planning. Commission adopted Resolution No. 11-5452 denying the application; and WHEREAS, on December 1, 2011, an appeal of the Planning Commission action was filed by Peichin Lee, CGM Development, Inc; and. WHEREAS, the City Council did, on the 201" day of December, 2011, conduct a duly advertised _ public hearing as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties. WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The project consists of a plan to approve the design and allow the construction of a four- story medical office building with 39 condominium units and a surface parking lot with Z:\Case FilesTP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\VAR Reso.doc Resolution No. Variance No. 11-08 December 20, 2011 - Page 2 218 parking spaces on a 2.69-acre development site. In addition, the project includes the expansion of the parking lot on the south side of the library to 129 parking spaces. 2. The project includes a General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial". 3. The project includes a zone change requesting to change the zone from "Public Building" (P-B) to "Neighborhood Commercial"-(N-C). 4. The project includes a precise plan for the architecture and site plan layout for the proposed project and a tree removal permit to remove 15 trees located in the front yard setback. 5. The proposal requires the approval of variance to deviate from parking requirements 6. The applicant is requesting approval of a tentative tract map to subdivide the building into medical office condominiums. 7. Appropriate findings for approval of a variance are as follows: a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. b. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. C. That granting such variance will not be materially detrimental to the public welfare or injurious to property or improvements in such vicinity and zone in which property is located. d. That granting such variance shall be consistent with the adopted General Plan and any applicable Specific Plans. 8. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures NOW, THEREFORE, the City.Council of the City of West Covina does resolve as follows: 1. On basis of evidence presented, both oral and documentary, the City Council makes the following findings: a. There are exceptional circumstances that apply to the subject property that do not apply to the other properties in the same vicinity and zone. The proposed new parcel and office -medical building would be located in the Civic Center. The City has worked with other developers in the past to develop the northwest portion of the Civic Center. The Civic Center berms and grass areas are being graded to create a developable pad to construct the medical office building and surface parking. The granting of the variance would result in preserving some of the existing walkways and green areas that provide connectivity from City Hall to the Library. A larger surface parking would potentially eliminate additional trees and green areas. A parking survey was conducted to determine the parking demand at the City Hall surface parking lot and top deck of the parking. structure. The surface parking lot has a total of 309 parking spaces and the top deck of the parking structure has a total of 316 parking spaces. The parking survey was conducted from July 18, 2011 through July 28, 2011. The survey indicated that the peak hour is at noon. The top deck is more utilized than the surface ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\VAR Reso.doc Resolution No. • Variance No. 11-08 December 20, 2011 - Page 3 parking. At peak hour, the top deck had. a demand of 79 percent on Wednesday, July 27, 2011 while the surface parking reached a demand of 68 percent at peak hour on Thursday, July 28, 2011. Most of the people parking in the parking lot are jurors; people involved in court cases, county office visitors or City Hall visitors. In addition, the parking demand might decrease in the future as government offices make use of technology to serve the public and expedite processing of payments and any other transactions within the county offices _and City Hall. As such, there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone b. As stated in finding (a) above, there are unique circumstances that do not apply to any other property in the vicinity and zone since there is only one Civic Center within the. City. That such variance is necessary for preservation and enjoyment of a substantial property right possessed by users of the governmental offices located within the site and adjacent to the development. C. The building has been designed to compliment the office buildings along West Covina Parkway.. The proposed surface parking and City Hall parking will be adequate to provide parking for all uses within the Civic Center. In addition, a smaller surface parking will preserve more trees and green areas that provide a unique character to the Civic Center. Therefore the granting of this Variance will not be detrimental to the public welfare or surrounding properties. d. With the approval of a General Plan amendment and zone change, the granting of this variance is consistent with the General Plan. One of the goals of the Land Use Element of the City's General Plan states: "It is the goal of the City of West Covina to provide for a range of non-residential uses that will ensure a strong economic base for the City." The propose development will contribute to the City's economic base as well as providing an enhancement to the services provided to the residents of the City and nearby communities. 2. That pursuant to all :evidence presented, both oral and documentary, and further based on the findings above, Variance No. 11-08 is approved subject to provisions of the West Covina Municipal Code, provided physical development of the herein described property shall conform to said plan and conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and violation of any of which shall be grounds for revocation of said variance by the Planning Commission or City Council. 3. That the variance shall not be effective for any purpose until the owner of the property involved (or a duly "authorized representative) has filed at the office of the Planning Department his affidavit stating he is aware of, and accepts, all conditions of this variance as set forth i below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with processing this ,application pursuant to City Council Resolution No. 8690. 4. Costs and expenses of enforcement activities, -including, .but not limited to attorneys' fees, caused by applicant violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by applicant. 5. That pursuant to all evidence presented, both oral and documentary, and further, based on the findings above, Variance No. 11-08 is approved as follows, subject to the following conditions: a. Comply.with plans reviewed by -the City Council on December 20, 2011 ZACase Files\PP\2011\11-02 CvXtr.1607 WC PkHy\CC\Appvl Resos\VAR Reso.doc Resolution No. Variance No. 11=08 December 20, 2011 - Page 4 b. That the project comply with all requirements of the "Neighborhood Commercial" Zone and all other applicable standards of the West Covina Municipal Code. C. This variance is granted only to the, extent reflected on approved plans to allow 218 parking spaces where 261 are required and no further. Any request or modification to further deviate from zoning standards shall require the approval of a separate variance. d. That any proposed change to the approved site plan, floor plan or elevations be reviewed by the Planning, Building; Fire and Police Departments and the Redevelopment Agency and that the written authorization of the Planning Director shall be obtained prior to implementation. 6. The City Clerk shall certify as to the passage of this Resolution PASSED AND APPROVED on this 20t" day December, 2011. 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 20t" day of December, 2011. AYES: NOES: ABSENT: ABSTAIN: DATE: December 20, 2011 EXPIRATION DATE: December 20, 2011 if not used. APPROVED AS TO FORM: City Clerk City Attorney ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\VAR Reso.doc � A ?TACHMENT 7 RESOLUTION NO. A -RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, OVERTURNING THE DECISION OF THE PLANNING COMMISSION AND APPROVING TENTATIVE TRACT MAP NO. 71595 TENTATIVE TRACT MAP NO. 71595 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design, Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of.West Covina Parkway and West Garvey Avenue South - Civic Center) WHEREAS, there was filed with this Council a'verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a tentative tract map to subdivide the 14.9-acre site to create a 29,000-square foot parcel for medical office condominiums on that certain property described as: Assessor's Parcel Numbers 8474-001-906 in the records of the Los Angeles County Assessor; and WHEREAS, consistent with the request, the applicant has also requested a General Plan amendment to change the land use designation on the subject property from "Public Facilities" to "Service and Neighborhood Commercial"; and WHEREAS, consistent with this request, the applicant has also requested a zone change (No. 11-01) from "Public Building" (P-B) to "Neighborhood Commercial" (N-C); and WHEREAS, a precise plan (No. 11-02) for the site plan and architecture and a tree removal permit to remove significant trees has been submitted for the development of the project; and WHEREAS, a variance (No. 11-08) from parking requirements has been submitted for the development of the project; and WHEREAS, a tentative tract map (No. 71595) has been submitted, for the subdivision of the lot to allow 39 office condominiums and create a parcel; and WHEREAS, the Planning Commission, upon giving, the required notice, did on the 22"a day of November, 2011, conduct a duly noticed public hearing to consider the subject application for a tentative tract map (No. 71595), at which time the Planning Commission adopted Resolution No. 11-5452 denying the application; and WHEREAS, on December 1, 2011, an appeal of the Planning Commission action was filed by Peiching Lee, CGM Development, Inc; and WHEREAS, the City Council did, on the 20th day of December, 2011, conduct a duly advertised public hearing as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties.- ZACase Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\TTM Reso.doc Resolution No. • Tentative Tract Map No. 715911 December 20, 2011 - Page 2 WHEREAS, studies and investigations made by this Council and in its behalf reveal the following facts: 1. The project consists of a plan to approve the design and allow the construction of a four- story medical office building with 39 condominium units and a surface parking lot with 218 parking spaces on an approximately 2.69-acre development site. In addition, the project includes the expansion of the parking lot on the south side of the library to 129 parking spaces. 2. The project includes a General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial." 3. The project includes a zone change requesting to change the zone from "Public Building" (P-B) to "Neighborhood Commercial" (N-C). 4.. The project includes a precise plan for the architecture and site plan layout for the proposed project and. a tree removal permit to remove 15 trees located in the front yard setback. 5. The proposal requires the approval of variance to deviate from parking requirements. 6. The applicant is requesting approval of a tentative tract map to subdivide the building into office condominiums. 7. Appropriate findings for approval of a tentative tract map are as.follows: a. That the proposed map is consistent with applicable general and specific plans. b. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. C. That the site is physically suitable for the type of development. d. That the site is physically suitable for the proposed density of development. 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. 8. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures. NOW, THEREFORE, the City Council of the City of West Covina does resolve as follows: l . On the basis of the evidence presented, both oral and documentary, for Tentative Tract Map No. 71595, the City Council makes the following findings: a. With the approval of a General Plan amendment and zone change, the approval of the tentative tract map is consistent with the City of West Covina General Plan. The proposed office building will be constructed to meet the development ZACase Files\PP\2011\I 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\TTM Reso.doc Resolution No. • • Tentative Tract -Map No. 71595 December 20, 2011 - Page 3 standards of the zone, except for. parking for which a variance is being sought, and the California Building Code. b. The design and improvements of the proposed subdivision and precise plan is consistent with the General Plan in that the proposed medical office' condominium is. compatible with Public Facilities, commercial, and residential uses in the vicinity: The project is also consistent with the "Neighborhood -Commercial" (N- C) Zone. C. The site consists of a 2.69-acre development site. The tentative tract map would create an approximately 29,000-square foot parcel where the medical office building would-be constructed. The City would lease the approximately 88,840- square foot surface parking lot to the medical office building. Therefore, the development site would be physically adequate to accommodate the development. d. The subject site is physically suitable for the type and density of development I roposed by the tentative tract map because the site is surrounded by other office uses. Therefore, being an infill development, infrastructure can easily be extended to the project site to serve the project. The site will be developed in accordance with the grading and construction requirement of the West Covina Municipal Code and the City Engineer. e. The subdivision design and type of improvements proposed in the- tentative tract map are not likely to cause serious public. health problems because the development and public improvements will be performed per the requirements of all applicable standards and codes, and the mitigation measures identified in the Initial Study/Mitigated Negative Declaration. There are no known endangered, threatened or rare species or habitats, or designated natural communities, wetlands habitat, or wildlife dispersal or migration corridors present on site. f. The proposed map and improvements will have access to a public sanitary sewer system, for the removal and disposal of wastewater, and to other necessary utility services. The site will be developed in accordance with the standards of the Public Works Department, the Municipal Code, the California Building Code and other applicable requirements. g. The tentative tract map does not call out .any easements. If any easements .exist within the site, the developer will be responsible for any relocation or maintaining existing easements to avoid any negative impacts as of result of the implementation of the proposed project. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, the- tentative tract is approved subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall confoim 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 tentative map by the Planning Commission or City Council. 3. That the tentative tract shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has filed at the office of the Planning Director, his affidavit stating he is aware of, and accepts, all conditions of this precise plan and tree removal 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 Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\TTM Reso.doc Resolution No. Tentative Tract Map No. 71595 December 20, 2011 - Page 4 approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That pursuant to all of the evidence presented, both oral, and documentary, and further based on the findings above, Tentative Tract Map No. 71595 is approved subject to the following conditions: a. Comply with plans reviewed by the City Council on December 20, 2011. b. That the project complies with all requirements of the "Neighborhood Commercial" Zone and all other applicable standards of the West Covina Municipal Code. c. These conditions of approval shall be printed on the working drawings submitted to the Building Division for review. d. Recordation of the legal parcel with the Los Angeles County Recorder is required prior to issuance of building permits. e. The existing parking lot on the north side of the library shall not be demolished until the City has authorized such demolition of the parking lot to proceed. f. 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. g. 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, per the Planning Director. h. 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. i. The . exposed retaining and nonretaining walls shall be of decorative material (slumpstone, split -faced block, stucco) as. approved by the Planning Director. j. The approved use shall not create a public nuisance as defined under Section 15-200 of the West Covina Municipal Code. k. The approved use shall be in compliance with the Noise Ordinance (Chapter 15). 1. Approval of this tentative tract map is contingent upon, and shall not become effective unless and until approval of General Plan Amendment No., 11-01, Zone Change No. 11-01, and Mitigated Negative Declaration of Environment Impact by the City Council. in. This approval shall become null and void if building permit is not obtained within two (2) years of the date of this approval. n. The applicant shall sign an affidavit accepting all conditions of this approval. o. That any proposed change to the approved tentative tract map shall be reviewed by the Planning, Public Works, Fire , and Police Departments, and the written authorization of the Planning Director shall be obtained prior to implementation. p. Comply with all requirements of the, "Art in Public Places" ordinance (WCMC Chapter 17), prior .to the issuance of building permits. Artwork shall be installed or required fee paid prior to issuance of Certificate of Occupancy. q.. All new gutters. and downspouts .shall not project from the vertical surface of the building pursuant to Section 26-568' (a) (3). Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CCWppvl Resos\TTM Reso.doc Resolution No. Tentative Tract Map No. 7.1595 December 20, 2011 - Page 5 r. All new pole mounted parking lot lighting shall be accurately indicated on the grading plan and shall be located within landscaped or hardscaped area. The Engineer shall accurately stake Pole locations prior to installation. s. 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 Planning Department and the City Engineer. t. That prior. to final building permit approval, a detailed landscape and irrigation plan in compliance with AB 1881 shall be submitted for all planted areas to be affected by project. Plans shall include type, size and quantity of landscape materials and irrigation equipment. 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. u. All trees shall be shown on the grading plan. The plan shall clearly indicate what trees are to be preserved and what trees are to be removed. v. 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 per the standard Engineering Division plans. If the trash enclosure is visible from a public right-of-way, an architectural cover shall be required. If an architectural cover or an alternate design is required or preferred, then approval of construction details by the Building Division is required prior to construction. w. All new utilities shall be placed underground prior to issuance of Certificate of Occupancy. WCMC 23-273. x. A declaration of Covenants, Conditions, and Restrictions (CC&R's) shall be prepared by the developer/property owner and submitted to the Planning Director and the City Attorney. The CC&R's shall be signed and acknowledged by all parties having any record title interest in the property to be developed. The CC&R's shall be reviewed and approved by the City and recorded prior to the recordation of the final tract map. Written proof of recordation with the Los Angeles County Recorder/Registrars Office shall be provided to the Planning Department. y. All common areas shall be owned, operated and maintained by the Property Owners Association. z. The Property Owners' Association (POA) shall be responsible for the maintenance of the common open space and all improvements. Any graffiti applied to the sound wall or any common wall shall be promptly removed by the Property Owners' Association. aa. 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 project. 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. bb. The applicant shall meet any and all monitoring or reporting requirements necessary to ensure compliance with the _ mitigation measures contained in the Negative Declaration of Environmental Impact as those may be. determined by the City, Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\TTM Reso.doc Resolution No. • Tentative Tract Map No. 71595 December 20, 2011 -Page 6 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. cc. Approval of this precise plan is contingent upon, and shall not become effective unless and until approval of the Mitigated Negative Declaration of Environment Impact by the City Council. The applicant shall comply with the mitigation measures as outlined in the Mitigated Negative Declaration of the Environmental Impact dated September 2011, and as follows: 1. Prior to issuance of building permits, the City Building Official shall verify that construction plans submitted by the project proponent reflect use of architectural coatings that include the following: • The content of volatile organic compounds (VOC) in proposed architectural coatings shall not exceed 50 g/1 for interior applications. • The. content of volatile organic compounds (VOC) in proposed architectural coatings shall not exceed 100 g/I for exterior applications. This measure shall be verified through standard building inspections in light of the performance standard that emissions of volatile . organic compounds from application of interior or exterior coatings shall not exceed the daily emissions thresholds established by the South Coast Air Quality Management District. The applicant shall bear the cost of implementing this mitigation. 2. Prior to issuance of grading permits, the City Building Official shall verify that grading plans submitted by the project proponent identify the location where exported soil is to be transferred and that the identified location is 10 miles or less from the project site. This measure shall be verified in light of the performance standard that criteria pollutant emissions from soil hauling shall not exceed the daily emissions thresholds established by the South Coast Air Quality Management District. The applicant shall bear the cost 'of implementing this mitigation. 3. If removal of existing, mature trees occurs at any time during March, April, September, or October, a qualified biologist shall visit the site at least 10 days prior to initiation of removal to, determine whether migratory, non -game bird species are actively nesting or present in trees proposed for removal. If no bird nests or species are detected during this survey, then tree removal activities may proceed. If migratory, non -game bird nesting or presence is confirmed, tree removal shall be delayed until two weeks after the young have fledged or until the species has fled, as confirmed by a qualified biologist. The results of the biologist's survey shall be reported to the Planning Director. The applicant shall bear the cost of implementing this mitigation 4. Prior to excavation and construction of the Project Site, the prime construction contractor(s) shall be cautioned on the legal and/or regulatory implications of knowingly destroying cultural resources or removing artifacts, human remains, bottles and other cultural materials from the Project Site. 5. If potential archaeological materials are uncovered during grading or other earth moving activities, the contractor shall be required to halt work in the immediate area of the find, and to retain a professional archaeologist to examine the materials to determine whether . it is a "unique archaeological resource" as defined in Section 21083.2(g) of the State CEQA Statues. If this determination is positive, the scientifically consequential information shall be fully recovered by the archaeologist. Work may continue outside of the area of the find; however, no further work shall occur in the immediate location of the find until all information recovery has been completed and a report concerning it filed with the City Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CCWppvl Resos\TTM Reso.doc Resolution .No. • • Tentative Tract Map No. 71595 December 20, 2011 -Page 7 Planning Department. The applicant shall bear the cost of implementing this mitigation. 6. If. paleontological materials are uncovered during grading or other earth moving activities, the contractor shall be required to halt work in the immediate area of the find, and to retain a professional paleontologist to examine the materials to determine whether `it is a significant paleontological resource. If this determination is ' positive, the scientifically consequential information shall be fully recovered by the paleontologist. Work may continue outside of the area of the find; however, no further work shall occur in the immediate location of the find until all information recovery has been completed and a reportconcerning it filed with the City Planning Department. The applicant shall bear the cost of implementing this mitigation. 7. If suspected human remains be encountered during grading or other earth moving activities, the contractor shall be required halt work in the immediate area of the find and to notify the County Coroner, in accordance with Section 7050.5 of the California Health and Safety Code, who must then determine whether the remains are of forensic interest. If the Coroner, with the aid of a supervising archaeologist, determines that the remains are or appear to be of a Native American, he/she shall contact the Native American Heritage Commission for further investigations and proper recovery of such remains, if necessary. The applicant shall bear the cost of implementing this mitigation. 8: Off -Site Medical Waste Treatment Facilities, as defined in the California Medical Waste Management Act, shall be prohibited. 9. Appropriate erosion control and drainage devices shall be incorporated to the satisfaction of the Building and Safety Division, such as interceptor terraces, vee- channels, and inlet and outlet structures, as specified by Section 91.7013 of the Building Code. 10. Leaks, drips and spills shall be cleaned up immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drains. 11. Dumpsters shall be covered and maintained. Uncovered dumpster shall be placed under a roof or cover with tarps or plastic sheeting. 12. All vehicle/equipment maintenance, repair, and washing shall be conducted away 'from storm drains. All major repairs shall ' be conducted. off -site. Drip pans or drop cloths shall be used to catch drips and spills. 13. The project applicant shall implement stormwater BMPs to retain or treat runoff from a storm event producing 3/4 inch of rainfall in a 24-hour period: The design of structural BMPs shall be in accordance with the Development Best Management Practices Handbook, Part B — Planning Activities. A signed certificate from a California Licensed, civil engineer , or licensed architect confirming the proposed BMPs meet this. numerical threshold standard is required. 14. Post development peak stormwater runoff discharge rates shall not exceed the ,estimated pre -development rate for developments where the increase peak stormwater discharge rate will result in increased potential for downstream erosion. 15. All storm drain inlets and catch basins within, and immediately adjacent to the Project Site, as permitted and approved by the Department of Public Works, must be stenciled with prohibitive language (such as "NO DUMPING — DRAINS TO OCEAN") and/or graphical icons to discourage illegal dumping. Legibility of stencil and signs must be maintained at all times. Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Appvl Resos\TTM Reso.doc Resolution No. Tentative Tract Map No. 71595 December 20, 2011 - Page 8 16. Materials with the potential to contaminate stormwater must be: (s) placed in an enclosure such as, but not limited to, a cabinet, shed, or similar structure that prevents contact with runoff spillage to the stormwater conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs. 17. Storage areas shall be paved and sufficiently impervious to contain leaks and spills. 18. An efficient irrigation system shall be designed to minimize runoff, including: drip irrigation for shrubs to limit excessive spray; shutoff devices to prevent irrigation after significant precipitation; and flow reducers. 19. During excavation and grading activities, construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturer's standards. Construction contractors shall place all stationary construction equipment so that emitted noise is directed away from the West Covina Library, as feasible. 20. Construction contractors shall locate equipment staging in areas that will create the greatest distance between construction -related noise sources and the West Covina Library during all project construction. 21. Prior to issuance of building permits, the project shall fund construction of an additional northbound left turn lane at the intersection of Pacific Ave. and I-10 Westbound on/off ramps. This measure shall be reflected on construction drawings submitted to the City. 22. The project's final site plan shall incorporate grading for a future sidewalk and street trees behind the future sidewalk along the Garvey Avenue frontage, in accordance with the City's street improvement specifications. If practical, this sidewalk construction will be coordinated with the Caltrans work related to the I- 10 HOV Lane improvements that includes a portion of this sidewalk. dd. Public Works 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. All new on -site utility service lines shall be placed underground. 3. A mitigation fee of $200 per tree is required to fund the replacement of City trees if the Developer does not replace trees on a one to one basis, offsite at other locations. The - fee shall be paid prior to the'issuance of Building permits and based on the final tally of trees. 4. A ten -foot sidewalk with trees and tree wells is required on Garvey, however, this requirement is waived in -lieu of Caltrans commitment to building a future 5-foot sidewalk on Garvey as part of the HOV lane project. 5. Provide direction signage for the library and civic center. To be approved by the City. An easement may be required. 6. A legal parcel is required. No building permits shall be issued until the approximate 29,000 square foot parcel to be acquired by Developer is recorded. 7. Obtain approval from LACO for temporary and permanent parking changes to be negotiated by the CDC in a lease revision with the County. ee. Building Division 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. ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CCWppvl Resos\TTM Reso.doc Resolution No. Tentative Tract Map No. 71595 December 20, 2011 -Page 9 2. Building design shall comply with the 2010 California Building Code (CBC). .3. Separate application(s), plan check(s), and permit(s) is/are required for: a. Tenant Improvements b. Grading (see Engineering Division for requirements) c. Retaining walls (see Engineering Division for requirements) d. Block walls exceeding 6 feet in height e. Signs f. Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for requirements) g. Plumbing h. Mechanical i . Electrical 4. Complete structural plans with calculations will be required. Submit design for review at formal plans review. 5. .Compliance to California, T7,24 Energy regulations will be. required. Submit design for review at formal plans review. 6. Separate plumbing, mechanical and electrical plan check may be required. Submit design for review at formal plans review. 7. A soils and, geology report is required to address the potential for and mitigation measures of any seismic induced landslide/liquefaction. Soils report shall address foundation design and site preparation requirements. 8. All new on -site utility service lines shall be placed underground. WCMC 23- 273. 9. A complete building code analysis is required for plan check. Address type of construction, occupancy, exiting, allowable areas, allowable heights, etc. All calculations shall be presented on the drawings. 10. Compliance with the State of California Accessibility regulations is required, including: a. Accessible path of travel to entrances from the public sidewalk and accessible parking. Clearly show connection from the building entrance to ,the public sidewalk/accessible parking. The accessible path shall be: i. Located outside of the drive aisle (vehicular path) ii. 48" minimum width iii. Slope no more than 5%in the direction of travel with cross slope no more than.2%. iv. Any curb_ within a pedestrian path of travel shall be made accessible by curb ramps. b. Provide design or accessible. exit discharge to Garvey Avenue. c. Accessible parking: i. All parking lots shall be provided with accessible parking stalls_ pursuant to CBC§ 1129. This is inclusive of all guest and employee lots. ii. Shall -be located at each main entrance. Where multiple major entrances occur, accessible parking shall be equally distributed among the entrances. iii. Shall be 9 feet wide by 18 feet deep and be provided with a loading and unloading passenger access aisle of 8 feet wide for Van space and 5 feet wide for regular accessible spaces. d. All employee areas shall be accessible including behind counters and attendants. e. All restrooms serving the building shall be accessible. Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pk�vy\CCWppvl Resos\TFM Reso.doc Resolution No. • Tentative Tract Map No. 71595 December 20, 2011 - Page 10 f. Drinking fountains, if provide shall be accessible. Drinking fountains (high/low) are required to be installed. g. All public telephones, if provided, 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. 11. Exiting design shall comply with CBC Chapter 10. Preliminary design will need to be corrected. a. Stairs shall be design to incorporate approved areas of -refuge per CBC§ 1007. b . Elevators shall be designed as an approved accessible mean of exit per CBC§ 1007. 12. Provide handicap ramp from stair No. 1. Ground floor exits shall be accessible. 13. Provide Fire Alarms and Detection systems complying with CBC § 907 for Group 'B and M occupancies with occupant load > 500 or with occupant load > 100 above or below the lowest level of exit discharge. CBC § 907.2.2 and CBC § 907.2.7. 14.. Provide fire sprinklers pursuant West .Covina Municipal Code § 7-18.13. Design and installation shall comply with NFPA-13 standards. 15. Total plumbing fixtures required shall be determined by California Plumbing Code (CPC) Table 4-1. Use occupant load specified in CPC Table A of Chapter 4. Occupancy load factor not shown in Table A shall be determined using California Building Code Table 1004.1.1. Core and shell construction must provide stub -outs to future tenant spaces if common restrooms do not provide complying fixture counts. 16. Install 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. 17. All retaining and freestanding walls facing the public right of way shall be landscaped with shrubs or vines so as to discourage graffiti. 18. The final map or other legal land division shall be recorded prior to the issuance of building permits. ff. Engineering Division 1. Comply with all conditions contained in Planning .Commission Resolution No. 567. Which outlined the requirements of grading, street improvement, exterior lighting, water supply, all bonds, trees, landscaping, drainage, and building related improvements, etc. 2. Sanitary sewers shall be provided to each "lot" in compliance with Municipal Code Chapter 23, Article 2, and to the satisfaction of the City Engineer. 3. All existing concrete driveway approaches and wheelchair ramps shall be removed (if required) and reconstructed to meet current ADA requirements. 4. All damaged concrete curbs, gutters, sidewalk, etc., shall be removed and reconstruct per City standard along West Covina Parkway and Garvey Avenue South adjacent to subject property. 5. The developer shall either deposit $30,000 prior to the issuance of building permits or provide street rehabilitation work up to centerline of , West Covina Parkway contiguous to subject property. Z:\Case Files\PP\201 I\11-02 CvcCtr.1607 WC Pkwy\CCWppvl Resos\TTM Reso.doc Resolution No. • Tentative Tract Map No. 71595 December 20, 2011 -Page 11 6. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 7. Parking lot and driveway improvements on private property for this use shall comply with Planning Commission Resolution No. 2513 and be constructed to the City of West Covina Standards. 8. 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) A parking lot lighting plan showing elmtrolier types and locations, average illumination levels, points of minimum illumination and photometric data in conformance with Planning Commission Resolution No. 2513 and as requested "shall be submitted to and approved by the City Engineer. c) An itemized cost estimate for all on -site and off -site improvements to be constructed" (except buildings) shall be submitted to the Engineering Division for approval. Based upon the approved cost estimates, required fees shall be paid. and improvement securities for all on -site and off -site improvements (except buildings) and 100% labor/material securities for all off -site improvements shall be posted prior to final approval of the plans. 9. Joint use parking and/or access agreement 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. 11. Comply with all regulations of the Los Angeles Regional Water Quality Control Board and Article Il of Chapter 9 of the West Covina Municipal Code concerning Stormwater/Urban Run-off Pollution control. 12. The project developer shall submit sewer. "improvement plans . and obtain approvals, and post bonds to remove, replace and upgrade the sewer lines serving the I building prior to obtaining a building permit. The sewer locations to be upgraded include Cameron, Toluca. and West Covina Parkway. The sewer replacements include all required sewer work, detours during construction and paving of full lanes and or to the centerline on affected streets (or the full width or half width as determined by Public Works if the street is in a paving moratorium). As an alternative -the developer can submit a sewer report for the approval of Public Works to lessen or eliminate all or portions of this work. ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CCWppvl Resos\TTM Reso.doc i 1i TAC HM ENT 13 *Adopted as amended I2/13/11 MINUTES . REGULAR MEETING OF THE PLANNING COMMISSION CITY OF WEST COVINA Tuesday, November 22, 2011 The regular meeting of the Planning Commission was called to order at 7:00 p.m.. by Vice Chairman Redholtz in the West Covina Council Chambers. Commissioner Stewart led the Pledge of Allegiance and the Commission observed a moment of silence. ROLL CALL Present: Redholtz, Stewart, Holtz, Sotelo Absent: Carrico (excused) City Staff Present: Nichols, Anderson, Wong, Garcia, Davis, Chung, Kim and de Zara APPROVAL OF MINUTES: Regular meeting, November 8, 2011 - The minutes were approved as submitted. A. OTHER MATTERS OR ORAL COMMUNICATIONS None B. CONSENT CALENDAR 1. FORTHCOMING PLANNING COMMISSION MEETINGS AND PUBLIC HEARING SCHEDULE 2. EXTENSION OF TIME PRECISE PLAN NO.09-04 CONDITIONAL USE PERMIT NO.09-05 CONDITIONAL USE PERMIT NO.09-13 APPLICANT: Stephan Schmidt LOCATION: 501 South Vincent Avenue Planning Director Jeff Anderson presented the staff report. He informed the Commissioners that there were items scheduled for the next Planning Commission meeting on December 13, 2011. Motion by Stewart, seconded by Sotelo, to approve the items listed. Motion carried 4-0 (Carrico absent.) C. CONTINUED PUBLIC HEARING (1) GENERAL PLAN AMENDMENT NO. 11-01 ZONE CHANGE NO. 11-01 PRECISE PLAN NO. 11-02 TREE REMOVAL PERMIT NO. I 1-04 VARIANCE NO. 11-08 TENTATIVE TRACT MAP NO. 71595 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc. LOCATION: 1607 West. Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South — Civic Center) REQUEST: The project consists of a request for a General Plan amendment, zone change, precise plan, variance and tentative tract map to construct a new medical office building. The subject property is the northwestern 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." ZAPLANCOMWINUTES\2011 MINUTES\ninutes 11.22.1 Ldoc Resolution No. i • Tentative Tract Map No. 71595 December 20, 2011 -Page 4 3. The City Clerk shall certify as to the passage of this Resolution PASSED AND APPROVED on this 20th day December, 2011. 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 20th day of December, 2011. AYES: NOES: ABSENT: ABSTAIN: DATE: December 20, 2011 APPROVED AS TO FORM: City Clerk City Attorney ZACase Files\PP\201 I\11-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\TTM Reso.doc Resolution No. • ` Tentative Tract Map No. 71595 December 20, 2011 - Page 3 border the Central Business District -area, or, in the case of Azusa Avenue, are the primary north -south roadways through the City. Minimum standards for these roadways should be include a ten foot wide landscaped median strip, distinctive street lighting, specially designed bus stop areas, and an incorporated theme for sidewalk treatment, landscaping and crosswalks ". Therefore, the grading and removal of the existing trees would be contrary to the concept of preserving street/highways scenic views of the General Plan. In addition, the removal of the existing berms will be contrary to the goals of the Noise Element of the General Plan. One of the goals of the Noise Element is to "reduce, to the maximum extent possible, the impact of noise within the City. " The existing earth berms, dense planting and trees attenuate noise from the I-10 San Bernardino Freeway to the Civic Center. and surrounding areas. d. The proposed project is comprised of a 55,680-square foot, four-story medical office ,building and an approximately 88,840-square foot surface parking lot that will provide a -total of 218 parking spaces. The project requires a total of 264 parking spaces to meet the off-street parking requirements set forth in the West Covina Municipal Code. The project is deficient by a total of 46 parking spaces. Therefore, the proposed project does not meet all of the development standards required by the Municipal Code since the site is not adequate to be developed meeting all the required development standards. In addition, the proposed building is not architecturally consistent with the other buildings in the Civic Center. Therefore, the site is not physically suitable for the proposed project. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, the tentative tract is denied. Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\TTM Reso.doc . Resolution No. Tentative Tract Map No. 71595 December 20, 2011 -Page 2 1. The project consists of a plan to approve the design and allow the construction of a four- story medical office building with 39 condominium units and. a surface parking lot with 218 parking spaces on an approximately 2.69-acre development site. In addition, the project .includes the expansion of the parking lot on the south side of the library to 129 parking spaces. 2. The project includes a General Plan amendment to change the land use -designation from "Public Facilities" to "Service'and Neighborhood Commercial." 3. The project includes a zone change requesting to change the zone from "Public Building" (P-B) to "Neighborhood Commercial" (N-C). 4. The project includes a precise plan for the architecture and site plan layout for the proposed project and a tree removal permit to remove 15 trees located in the front yard setback. 5. The proposal requires the approval of variance to deviate from parking requirements. 6. The applicant is requesting approval of a tentative tract map to subdivide the building into office condominiums. 7. Appropriate findings for approval of a tentative tract map are as follows: a. That the proposed map is consistent with applicable general and specific plans. b. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. C. That the site is physically suitable for the type of development. d. That the site is physically suitable for the proposed density of development. , 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. 8. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures. NOW, THEREFORE, the City Council of the City of West Covina does resolve as follows: 1. On the basis of.the evidence presented, both oral and documentary, for Tentative Tract Map No. 71595, the City Council makes thefollowing findings: a. The proposed Tentative Map is not consistent with the General Plan. The Environmental Quality Element of the General Plan Goal No. 18 states that "whenever appropriate, maintain existing vegetation to prevent soil erosion, provide scenic beauty and protection of water resources. " Although, the General Plan recognizes that the City has not officially designated scenic highways, the General Plan states that "Within West Covina, scenic highways may be categorized a being either Urban or Hillside. Urban Scenic Highways generally serve as thoroughfares leading to the heart of the West Covina Civic Center area, ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkxvy\CC\Denial Resos\TTM Reso.doc i ATTAC HM�E N T 12 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, UPHOLDING THE DECISION OF THE PLANNING COMMISSION AND DENYING TENTATIVE TRACT MAP NO. 71595 TENTATIVE TRACT MAP NO. 71595 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South - Civic Center) WHEREAS, there was filed with this Council a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting. approval of a tentative tract map to subdivide the 14.9-acre site to create a 29,000-square foot parcel for medical office condominiums on that certain property described as: Assessor's Parcel Numbers 8474-001-906 in the records of the Los Angeles County Assessor; and WHEREAS, consistent with the request; the applicant has also requested a General Plan amendment to change the land use designation on the subject property from "Public Facilities" to "Service and Neighborhood Commercial"; and WHEREAS, consistent with this request, the applicant has also requested a zone change (No. 11-01) from "Public Building" (P-B) to "Neighborhood Commercial" (N-C); and WHEREAS, a precise plan (No. 11-02) for the site plan and architecture and a tree removal permit to remove significant- trees has been submitted for the development of the project; and WHEREAS, a variance (No. 11-08) from parking requirements has been submitted for the development of the project; and WHEREAS, a tentative tract map (No. 71595) has been submitted, for the subdivision of the lot to allow 39 office condominiums and create a parcel; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 22nd day of November, 2011, conduct a duly noticed public hearing to consider the subject application for a tentative tract map (No. 71595), at which time the Planning Commission adopted Resolution No. 11-5452 denying the application; and WHEREAS, on December 1, 2011, an appeal of the Planning Commission action was filed by Peiching Lee, CGM Development, Inc; and WHEREAS, the City Council did, on the 20th day of December, 2011, conduct a duly advertised public hearing as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties. WHEREAS, studies and investigations made by this Council and in, its behalf reveal the following facts: ZACase Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\TTM Reso.doc Resolution No. Variance No 11-08 December 20, 2011 - Page 4 3. The City Clerk shall certify as to the passage of this Resolution PASSED AND APPROVED on this 20th day December, 2011. - 4 ATTEST: Mayor City Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF WEST COVINA ) 1, 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 201h day of December, 2011. AYES: NOES: ABSENT: ABSTAIN: DATE: December 20, 2011 APPROVED AS TO FORM: City Clerk City Attorney ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\VAR Reso.doc Resolution No. Variance No. 11-08 December 20, 2011 - Page 3 I* "providing and maintaining, in conjunction with the open space element, an aesthetically pleasant environment for those who live, work, play and visit in West Covina. " The proposed project would significantly change the aesthetically pleasing environment of the Civic Center by grading the southeast corner of West Covina Parkway and Garvey Avenue, which would remove the. earth berms along Garvey. Avenue, and open a view corridor from the Civic Center to Garvey Avenue and the freeway. The Environmental Quality Element of the General Plan Goal No. 18 states that "whenever appropriate, maintain existing vegetation to prevent soil erosion, provide scenic beauty and protection of water resources. " Although, the General Plan recognizes that the City has not officially designated scenic highways, the General Plan states that "Within West Covina, scenic. highways may be categorized a being either Urban or Hillside. Urban Scenic Highways generally serve as thoroughfares leading to the heart of the West Covina Civic. Center area, border the Central Business District area, or, in the case of Azusa Avenue, are the primary north -south roadways through the City. Minimum standards for these roadways should include a ten foot wide landscaped median strip, distinctive street lighting, specially designed bus stop areas, and an incorporated theme for sidewalk treatment, landscaping and crosswalks ". Therefore, the grading and removal of the existing trees would be contrary to the concept of preserving street/highways scenic views of the General Plan. In addition, the removal of the existing berms will be contrary to the goals of the Noise Element of the General Plan. One of the goals of the Noise Element is to "reduce, to the maximum extent possible, . the impact of noise within the City. " The existing earth berms, dense planting and trees attenuate noise from the I-10 San Bernardino Freeway to the Civic Center and surrounding areas. 2. That pursuant to all evidence presented, both oral and documentary, and further based on the findings above, Variance No. 11-08 is denied. Z:\Case Files\PP\2011\I 1-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\VAR Reso.doc Resolution No. Variance No. 11-08 December 20, 2011 -Page 2 218 parking spaces on a 2.69-acre development site. In addition, the project includes the expansion of the parking lot on the south side of the library to 129 parking spaces. 2. The project'includes a General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial". The project includes a zone change requesting to change the. zone from "Public Building" (P-B) to "Neighborhood Commercial" (N-C). 4. The project. includes a precise plan for the architecture and site plan layout for the proposed project and a tree removal permit to 'remove 15 trees located in the front yard setback. 5. The proposal requires the approval of variance to deviate from parking requirements. 6. The applicant is requesting approval of a tentative tract map to subdivide the building into medical office condominiums. 7. Appropriate findings for approval of a variance are as follows: a. That there are exceptional or extraordinary circumstances not applicable generally to the other property -or class of use in the same vicinity and zone. b. That such variance is necessary for the preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. C. That granting such variance will not be materially detrimental to the public welfare or injurious to property or improvements in such vicinity and zone in which property is located. d. That granting such variance shall be consistent with the adopted General Plan and any applicable Specific Plans. 8. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures NOW, THEREFORE, the City Council of the City of West Covina does resolve as follows: l . On basis of evidence presented, both oral and documentary, the City Council makes the following findings: a. There are no exceptional or extraordinary circumstances of the property not applicable to other similar property. The property is vacant land suitable for new development, and able to comply with existing zoning standards. C. The granting of this variance will be materially detrimental since it lacks. the proper amount of parking to accommodate the proposed use. The lack of parking would result in the adjacent parking lots and uses being impacted when no parking is available at the parking lot designated to serve the four- story medical office building. The overflow of parking into the public facilities would result in city and county offices not providing adequate parking to serve their constituents. d. The proposed project would require the removal of 114 trees in the area north of the library. The Civic Center complex was developed in the 1960s. The subject includes numerous mature trees that provide shade and contribute to the open space/park like atmosphere within the civic center. Goal No. 5 of the Land Use Element of the General Plan calls for ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\VAR Reso.doc. 0 AqkfACHMENT 11 RESOLUTT.ON NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, UPHOLDING THE DECISION OF THE PLANNING COMMISSION AND DENYING VARIANCE NO.11-08 VARIANCE NO. 11-08 MITIGATED NEGATIVE DECLARATION OVENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South - Civic Center) WHEREAS, there was filed with this Council a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a variance to allow: A deviation from the parking requirements for a medical office building, On that certain property generally described as follows: Assessor's Parcel No. 8474-001-906, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with the request, the applicant has also requested a General Plan amendment to change the land use designation on the subject property from "Public Facilities" to "Service and Neighborhood Commercial"; and. WHEREAS, consistent with this request, the applicant has also requested a zone change (No. 11-01) from "Public Building" (P-B) to "Neighborhood Commercial" (N-C); and . WHEREAS, a precise plan (No. 11-02) for the site plan and architecture and a tree removal permit to remove significant trees has been submitted for the development of the project; and WHEREAS, a variance (No. 11-08) from parking requirements has been submitted for the development of the project; and WHEREAS, a tentative tract map (No. 71595) has been submitted, for the subdivision of the lot to allow 39 medical office condominiums and create a parcel; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 22°d day of November, 2011, conduct a duly noticed public hearing to consider the subject application for a tentative tract map (No. 71595), at which time the Planning Commission adopted Resolution No. 11-5452 denying the application; and WHEREAS, on December 1, 2011, an appeal of the Planning Commission action was filed by Peichin Lee, CGM Development, Inc; and WHEREAS, the City Council did, on the 20th day of December, 2011, conduct a duly advertised public hearing as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties. WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The project consists of a plan to approve the design and allow the construction of a four- story medical office building with 39 condominium .units and a surface parking lot with Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\VAR Reso.doc Resolution No. Precise Plan No. I 1-02 &Tree Irnoval Permit No 11-04 December 20, 2011 -Page 4 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 201" day of December, 2011. AYES: NOES: ABSENT: ABSTAIN: DATE: December 20, 2011 APPROVED AS TO FORM: City Clerk City Attorney Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\PP Reso Apprvl.doc Resolution No. • Precise Plan No. 11-02 & Tree Removal Permit No 11-04 December 20, 2011 - Page 3 sidewalk treatment, landscaping and crosswalks ". Therefore, the grading and removal of the existing trees would be contrary to the. scenic highway concept of the General Plan. In addition, the removal of the existing berms will be contrary to the goals of the Noise Element of the General Plan. One 'of the goals of the Noise Element is to "reduce, to the maximum extent possible, the impact of noise within the City. " The existing earth berms, dense planting and trees attenuate noise from the I-10 San Bernardino Freeway to the Civic Center and surrounding areas, d. The proposed project is comprised of 55,680-square foot, four-story medical office building and an approximately 88;840-square foot surface parking lot that will provide a total of 218 parking spaces. The project requires a total of 264 parking spaces to meet the off-street parking requirements set forth in the West Covina Municipal Code. Therefore, the project is deficient by 46 parking spaces. Therefore, the proposed project does not meet all of the development standards required by the Municipal Code since the site is not adequate to be developed meeting all the required development standards e. The purpose of the Civic Center Overlay Zone is to provide for the orderly, harmonious, and attractive development of the area around the public buildings in order to protect and preserve the character and integrity of the public and private investment and to encourage the development' of the areas as focal point for the community. The proposed building is not architecturally compatible with the buildings located within the Civic Center. The proposed building would be approximately 71 feet in height. The tallest building within the Civic Center is city hall, which is three- story and nearly 40 feet in height. The proposed building would be significantly taller. In addition, the buildings within the Civic Center are compatible in design. All buildings are off-white smooth plaster finish and incorporate brick. The proposed building is modern in design and would introduce a very different architectural design into the Civic Center that is not compatible in design, height and materials. Furthermore, the project requires the removal of 141 trees and earthen berms. The proposed building is not compatible in height, design, and use with the rest of the public facility building, which is contrary to the objectives for the area as stated in the General Plan and the West Covina Municipal Code. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Precise Plan No. 11-02'is denied. 3. The City Clerk shall certify as to the passage of this Resolution. PASSED AND APPROVED on this 201" day of December, 2011. ATTEST: . Mayor City Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF WEST COVINA ) Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\PP Reso Apprvl.doc Resolution -No. Precise Plan No. 11-02 & Tree• oval Permit No 11-04 December 20, 2011 -Page 2 218 parking spaces on an approximately 2.69-acre development site. In addition, the project includes the expansion of the parking lot on the south side of the library to 129 parking spaces. 2. The project includes a General Plan amendment to change the land use designation from . "Public Facilities" to "Service and Neighborhood Commercial." 3. The project includes a zone change requesting to change the zone from "Public Building" (P-B) to "Neighborhood Commercial".(N-C). 4. The project includes a precise plan for the architecture and site plan layout for the proposed project and. a tree removal permit to remove 15 trees located- in the front yard setback. 5. The proposal requires the approval of variance to deviate from parking requirements. 6. The applicant is requesting approval of a tentative tract map to subdivide the building into office condominiums. 7. Appropriate findings for approval of a precise plan of design are as follows: a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan. b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provision of the Municipal Code. C. Granting the permit would not be detrimental to the public interest, health, safety, and welfare: and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of.physical constraints. e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and to not interfere with orderly development in the vicinity. 8. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures. NOW, THEREFORE, the City Council of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, the City Council makes the following findings: a. The proposed zone change is not consistent with the General Plan. The Environmental Quality Element of the General Plan Goal No..18 states that ,,whenever appropriate, maintain existing vegetation to prevent soil erosion, provide scenic beauty and protection of water'resources. " Although, the General Plan recognizes that the City has not officially designated scenic highways, the General Plan states that "Within West Covina, scenic highways may be categorized a being either Urban or Hillside. Urban Scenic Highways generally serve as thoroughfares leading to the heart of the West Covina Civic Center area, border the Central Business District area, or, in the case of Azusa Avenue, are the primary north -south roadways through the City. Minimum standards for these roadways should be include a ten foot wide landscaped median strip, distinctive street lighting, specially designed bus stop areas; and an incorporated theme for Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\PP Reso Apprvl.doc •► TAC H M ENT 10 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, UPHOLDING THE DECISION OF THE PLANNING COMMISSION AND DENYING PRECISE PLAN NO.11-02 AND TREE REMOVAL PERMIT NO.11-04 PRECISE PLAN NO.11-02 TREE REMOVAL PERMIT NO. 11-04 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South - Civic Center) WHEREAS, there was filed with this Council a verified application on forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, a requesting approval of a precise plan of design to: Construct a four-story 55,680-square foot medical office building with a surface parking lot and expand the parking lot on the south side of the library On that certain property generally described as: A portion of Assessor's Parcel No. 8474-001406 as listed in the records of the office of the Los Angeles County Assessor; and WHEREAS, consistent with the request, the applicant has also requested a General Plan amendment to change the land use designation on the subject property from "Public Facilities" to "Service and Neighborhood Commercial"; and WHEREAS, consistent with this request, the applicant has also requested a zone change (No. 11-01) from "Public Building" (P-B) to "Neighborhood Commercial" (N-C); and WHEREAS, a variance (No. 11-08) from .parking requirements has been submitted for the development of the project; and WHEREAS, a tentative tract map (No. 71595) has been submitted, for the subdivision of the lot to allow 39 office condominiums and create a parcel; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 22°d day of November, 2011, conduct a duly noticed public hearing to consider the subject application for a precise plan (No. 11-02) and tree removal permit (No. 11-04), at which time the Planning Commission adopted Resolution No. 11-5450 denying the application; and WHEREAS, on December 1, 2011, an appeal of the Planning Commission action was filed by Peichin Lee, CGM Development, Inc; and WHEREAS, the City Council did, on the 20th day of December, 2011, conduct a duly advertised public hearing as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties. WHEREAS, studies and investigations made by this Council and in its behalf reveal the following facts: 1. The project consists of a plan to approve the design and allow the construction of a four- story medical office building with 39 condominium units and a surface parking lot with ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\PP Reso Apprvl.doc Ordinance No. • Zone Change No. 11-01 December 20, 2011 -Page 4 SECTION NO. 2: The City Clerk shall certify to the passage of this Resolution PASSED AND. APPROVED on this 20"' day December, 2011. 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 201h day of December, 2011. AYES: NOES: ABSENT: ABSTAIN: APPROVED AS TO FORM: City Clerk City Attorney ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC PkNvy\CC\Denial Resos\ZC Ord.doc Ordinance No. i • Zone Change No. 11-01 December 20, 2011 -Page 3 of quality, stability and taste. More specifically, the Land Use Plan, by implementing good planning. -principals within the framework of sound environmental practices must ensure that future development meets the socio- economic needs of the citizenry, while at the sate time maintaining a high level of environmental quality". The proposed project would yield to destruction of the character and setting of the Civic Center by allowing the removal of 141 trees and earthen berms. The proposed building is not compatible in height, design, and use with the rest of the public facility building, which is contrary to the objectives for the area as stated in the General Plan and the West Covina Municipal Code. d. The proposed zone change is not consistent with the General Plan. The Environmental Quality Element of.'the General Plan Goal No. 18 states that ,whenever appropriate, maintain existing vegetation to prevent soil erosion, provide scenic beauty and protection of water resources. " Although, the General Plan recognizes that the City has not officially designated scenic highways, the General Plan states that "Within West Covina, scenic highways may be categorized a being either Urban or Hillside. Urban Scenic Highways generally serve as thoroughfares leading to the heart of the West Covina Civic Center area, border the Central Business District area, or, in the case of Azusa Avenue, are the . primary north -south roadways through the City. Minimum standards for these roadways should be include a ten foot wide landscaped median strip, distinctive street lighting, specially designed bus stop areas, and an incorporated theme for sidewalk treatment, landscaping and crosswalks ". Therefore, the grading and removal of the existing trees would be contrary to the concept of preserving street/highways scenic views of the General Plan. NOW, THEREFORE, the City Council 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. 11-01 is hereby found not to be consistent with the City's General Plan and the land uses permitted within said zone classification. Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\ZC Ord.doc Ordinance No. Zone Change No. 11-01 December 20, 2011 - Page 2 1. The project consists -of a plan to approve the design and allow the construction of four-story medical office building with, 39 condominium units and a surface parking lot with 218 parking spaces on an approximately 2.69-acre development site. In addition, the project includes the expansion of the parking lot on the south side Iof the library to 129 parking spaces. 2. The project includes a General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial." 3. The project includes a zone change requesting to change the zone from "Public Building" (P-B) to "Neighborhood Commercial" (N-C). 4. The project includes a precise plan for the architecture and site plan layout for the proposed project and a tree removal permit to remove 15 trees located in the front yard setback. 5. The proposal requires the approval of variance to deviate from parking requirements. 6. The applicant is requesting approval of a tentative tract map to subdivide the building into medical office condominiums. 7. Findings necessary for approval of a zone change are as follows: a. There are changed conditions since the existing zoning became effective to. warrant other or additional zoning. b. The proposed change of zone will not adversely affect adjoining property as to value or precedent and will not be detrimental to the area. C. A change of zone will be in the interest or�furtherance of the public health, safety, and general welfare. d. The approval of such a change of zone will not adversely affect the comprehensive General Plan so adopted by the City. e. The approval of such a zone change is consistent with the General Plan or applicable specific plans. 8. Pursuant to. the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures. WHEREAS, based on the evidence, both oral and documentary, the City Council finds as follows: a. The City of West Covina General Plan has not been comprehensively updated since 1985. The area has remained developed in the same manner for the past 20 years with buildings near the . Civic Center being remodeled or adapted for different uses. The City has not conducted a study of the area to consider different types of land uses within the area that warrants a zone change. The purpose of the Civic Center Overlay Zone is to provide for the orderly, harmonious, and attractive development of the area around the public buildings in order to protect and preserve the character and integrity of the public and private investment and to encourage the development of the areas as focal point for the community. The intent has remained in place since the last General Plan update in 1985. Furthermore, the socio-economic impact section of the general plan states, "it is the primary intent of the City of West Covina that the General Plan reflect the needs and desires of its citizens and reinforce the City as a community Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkvvy\CC\Denial Resos\ZC Ord.doc +lam 'ATTAC H IME N T 9 ORDINANCE NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA DENYING ZONE CHANGE NO. 11-01 ZONE CHANGE NO. 11-01 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South - Civic Center) . WHEREAS, there was filed with this Council a verified application on the forms prescribed in Section 26-153 and 26-199 of the West Covina Municipal Code, for the reclassification from: "Public Building" (P-B) to "Neighborhood Commercial" (N-C), on that certain property generally described as follows: Assessor Parcel No. 8474-001-906, in the records of the Los Angeles County Assessor; and WHEREAS, the proposed zone change (No. 11-01) is requested to provide consistency between the General Plan and Zoning Map, and to establish zoning standards for the subject project; and WHEREAS, consistent with the request, the applicant has also requested a General Plan amendment to change the land use designation on the subject property from "Public Facilities" to "Service and Neighborhood Commercial"; and WHEREAS, a precise plan (No. 11-02) for the site plan and architecture and a tree removal permit (No. 11-04) to remove significant. trees has been submitted for the development of the project; and WHEREAS, a variance (No. 11-08) from parking requirements has been submitted for the development of the project; and WHEREAS, a tentative tract map (No. 71595) has been submitted, for the subdivision of the lot to allow 39 office condominiums and create a parcel; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 22nd day of November, 2011, conduct a duly noticed public hearing to consider the subject application for a Zone Change, at which time the Planning Commission adopted Resolution No. 11-5449 recommending denial of the application; and WHEREAS, on December 1, 2011, an appeal of the Planning Commission action was filed by Peichin Lee, CGM Development, Inc; and WHEREAS, the City Council did, on the 201" day of December, 2011, conduct a duly advertised public hearing as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties; and WHEREAS, studies and investigations made by the City Council and in its behalf reveal the following facts: ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\ZC Ord.doc Resolution No. " 0 General Plan Amendment No. 11-01 December 20, 2011 Page 2 SECTION 1: Based on the evidence presented, both oral and documentary, the City Council denied General Plan Amendment No. I 1-0. SECTION 2: A Mitigated Negative Declaration,,of Environmental Impact has been prepared in accordance with the California Environmental Quality Act of 1970, as amended. DENIED on this 20"' day December, 2011. 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 denied by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 201h day of December, 2011. AYES: NOES: ABSENT: ABSTAIN: APPROVED AS TO FORM: City Clerk City Attorney ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\GPA Reso.doc 0 IRTTACHMENT RESOLUTION NO. i A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA DENYING GENERAL PLAN AMENDMENT NO. 11-01 GENERAL PLAN AMENDMENT NO. 11-61 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South - Civic Center) WHEREAS, there was filed with this City a verified application ' on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal. Code, requesting revisions to the General Plan Land .Use Element and to change the land use designation 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 (No. 11 -0 1) from "Public Building" (P-B) to "Neighborhood Commercial" (N-C); and WHEREAS, a precise plan (No. 11-02) for the site plan and architecture and a tree removal permit to remove significant trees has been submitted for the development of the project; and WHEREAS, a variance (No. 11-08) from parking requirements has been submitted for the development of the project; and WHEREAS, a tentative tract map (No. 71595) has been submitted, for the subdivision of the lot to allow 39 medical office condominiums and create'a parcel; 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; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 22" d day of November, 2011, conduct a duly noticed public hearing to consider the subject application for a General Plan Amendment, at which time the Planning Commission adopted Resolution No. 11-5448 recommending denial of the application; and WHEREAS, on December 1, 2011, an appeal of the Planning Commission action was filed by Peiching Lee, CGM Development,_ Inc; and WHEREAS, the City Council did, on the 20t" day of December, 2011, 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: ZACase Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC\Denial Resos\GPA Reso.doc Resolution No. Tentative Tract Map No: 71595 December 20, 20) 1 - Page 12 6. The City Clerk shall certify as to the passage of this Resolution PASSED AND APPROVED on this 20"' day December, 2011. ATTEST: Mayor City Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF WEST COVINA ) 1, 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 201" day of December, 2011. AYES: NOES: ABSENT: ABSTAIN: DATE: December 20, 2011 EXPIRATION DATE: December 20, 2013 if not used. APPROVED AS TO FORM: City Clerk City.Attorney, , ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkvvy\CC\Appvl Resos\TTM Reso.doc Planning Commission Minute • Paize 2 - November 22, 2011 The applicant is also proposing a zone change from "Public Building" (P-B) to, "Neighborhood Commercial (N-C). The applicant is requesting a precise plan to allow for a 55,680-square foot four-story medical office building on an approximately 2.02- acre site with surface parking. The precise plan also includes the expansion of the . parking area to the south of the library. In addition, the applicant is requesting a variance to deviate from the City's .parking requirements. A tree removal permit is required to remove various types .of existing mature trees within the front setback on West Covina Parkway. A tentative tract map is also proposed for the subdivision of the property. Senior Planner Fabiola Wong presented the staff report. During the presentation, Ms. Wong told the Commission that a Negative Declaration of Impact had been prepared in conjunction with this project. In addition, she told the Commission that this area would be included in the Cal Trans HOV lane project and that mitigation measures were in place to mitigate congestion at Pacific Avenue and the freeway caused by the proposed project. Ms. Wong also said that this area is currently developed with public buildings, including West Covina City Hall, the Los Angeles County Library, the Los Angeles County Health Department and the Los Angeles . County Courthouse. She said the applicant was proposing a medical office facility, and spoke -about the proposed architecture of the building, I the landscape plan, parking lot and removal of some of the existing trees and berms. In addition, Ms. Wong spoke about the number of parking spaces that would be provided and said that a variance would be necessary since they were deficient in parking by 43 spaces. She said that a parking survey had been conducted and the survey indicated that the City Hall parking lot would have a sufficient number of parking spaces available for use by the medical office. Ms. Wong also spoke regarding the Economic Development Element and said that it was anticipated that the project would benefit the city economically in many different ways. Commissioner Stewart asked about the tree replacement ratio and how it would be determined which trees will be removed. Vice Chairman Redholtz opened the public hearing. PROPONENTS: Peichin Lee, owner/president of CGM Development, Ping Shih Sun, George Teter, Javier Fernandez, Donna Capili and Craig Duncan, Landscape Architect for the project, spoke in favor of the project. Ms. Lee addressed the Commission regarding the proposed medical facility and told them that she had spoke to many people in the community who indicated they would like to have a medical facility on this site. In addition, she spoke about the success of another project her company had built on Nogales Avenue. She also addressed the Commission regarding the requested variance for parking. During her testimony she answered questions by the Commission regarding the proposed parking, how paid parking meters would be installed and implemented, parking for employees working in the building, the number of trees that would be removed and the number of trees to be replaced and if there was already a list of potential tenants for the new office space. Ms. Capili spoke to the Commission regarding her desire to open a new business once the building is completed She also commented on the condition of the trees and expressed her opinion that the new landscaping would improve the look of the site. Mr. Fernandez said he was an art teacher and he would like to open a business in the new building because most of his clients live nearby. Mr. Teeter said he was interested in the building because it would be centrally located for his business clients. Mr. Sun said he was a ZAPLANCOM\MINUTES\2011 MINUTES\minutes 11.22.1 Ldoc Planning Commission Minutes • • Page 3 —November 22, 2011 resident and he was in favor of the project because he believed it would make the Civic Center look more modern and it would revitalize the Civic Center. OPPONENTS: Lloyd Johnson, Beverly Bulthuis, Joaquin Castaneda, representing Assemblyman Roger Hernandez, Cody De Bray, Angie Gillingham,, Robert Lockwood, Ed Scheidler, Kim Sutliffe, Dana Sykes, Phillip Moreno, Blanca Venzer, Ann Chase, Shirley. Buchanan, Elsie Messman, John Shewmaker, Fernando Torres, Baalah Drook, James Toma, Joanne Wilner, Irene Fleck, Jerrie McCluskey, Carolyn Arndt, Al Yerkish, Frank Skislock, Bobby M. Reyes, Barry Sutliffe, and Robert Orth spoke in opposition. The opponents expressed their concern that the new medical building would have a negative impact on the Civic Center because it would be out of character with the government buildings and open area. In addition, they expressed their concern that the mature trees would be difficult to replace, since the existing trees had been there for more than 40 years and contributed to clean air and the environment. Many of the opponents said the Civic Center is unique and the community 'would lose the benefit of this open space. Some of the opponents identified themselves as members of the Friends of the West Covina Library and expressed their concern that the new structure would have a negative impact on the library parking and people visiting the library. There was also concern that the new building would attract many people to the Civic Center adding to the traffic and congestion in the area. During the testimony by the opponents, many said that they were not opposed to growth in West Covina or the new medical offices, they were opposed to the location because it would change the. character of the Civic Center forever. In addition, they objected to replacing mature trees with box trees, the additional traffic the project would generate, loss of the park -like open space, and possible additional water run-off. REBUTTAL: Ms. Lee asked Craig --Duncan, Landscape Architect, to speak regarding the comments from opponents regarding the tree removal and proposed replanting 'of trees. Mr. Duncan told the Commission that -his survey of the property revealed that there were no protected trees and that many of them were tightly spaced and old. He added that it was the applicant's intent to replace some of the older trees with young pine trees, and flowering trees. He stated that they did not want to overcrowd the trees in the proposed landscape plan. He discussed the sizes of the trees proposed. Commissioner Holtz asked Ms. Lee if she had considered other sites'prior to choosing the Civic Center. Ms. Lee said other sites in the city were less desirable. Vice ChairmanRedholtz closed the public hearing. Community Development Commission Director Chris Chung spoke to the Commission regarding the project. He told the Commission that the project would improve the City's economic development by providing more revenue to the City and creating more jobs. In addition, he said that the site was zoned P-B, Public Building, and not open space. Mr. Chung also told the Commission that this project was in conformance with the General Plan and would provide a solution to maintain parking for the library when their lease expires in the future. There was a discussion by the Commission regarding I various aspects of the proposed project. Commissioner Redholtz asked if the property was considered vacant land. Commissioner Stewart asked if underground parking had been considered. Commissioner Sotelo asked what would happen when the lease for parking expired in 12 years. ZAPLANCOM\MINUTES\2011 MINUTES\minutes 11.22.1 Ldoc Planning Commission Minutes* Paize 4 — November22, 2011 0 Commissioner Stewart said that he felt the proposed building wasn't architecturally compatible with other buildings in the Civic Center. He also expressed his concern that the lack of parking for the proposed project would have a negative impact on the County library and Civic Center. Vice Chairman Redholtz concurred with the comments by Commissioner Stewart and added that he was concerned because of the request for a variance for parking. In addition, Vice Chairman Redholtz indicated he would not support the project because he felt there were other more. suitable locations for a medical office building and once the Civic Center property was developed, the uniqueness of the location would be lost forever. He also said he was concerned for the quality of life of the citizens and was hesitant to grant a variance for parking. Commissioner Holtz agreed that the parking was of concern and he also expressed his concern about the parking for patrons of the library. -He also said he wasn't as concerned about, the removal of some of the. trees since many of them were very large and overcrowded. He indicated he would abstain from voting. Commissioner Sotelo said this was a difficult decision and thanked everyone for their testimony. He said he agreed the Civic Center was unique but said the project would help generate jobs in West Covina and the applicant was willing to plant more trees in other areas of the city. He also said the revenue generated by this project was much needed, and he felt the building would be beneficial to the City. He said he would support the project. Motion by Stewart, seconded by Redholtz, to adopt Resolution No. 11-5448, denying General Plan Amendment No. 11-01. Motion carried 2-1-1 (Sotelo opposed; Holtz abstained; Carrico absent.) Motion by Stewart, seconded by Redholtz; to adopt Resolution No. 11-5449, denying Zone Change No. 11-01. Motion carried 2-1-1 (Sotelo opposed; Holtz abstained; Carrico absent.) Motion by Stewart, seconded by Redholtz, to adopt Resolution No. 11-5450, denying Precise Plan No. 11-02 and Tree Removal Permit No. 11-04. Motion carried 2-1-1 (Sotelo opposed; Holtz abstained; Carrico absent.) Motion by Stewart, seconded by. Redholtz, to adopt Resolution No. 11-5451, denying Variance No. 11-08., Motion carried 2-1-1 (Sotelo opposed; Holtz abstained; Carrico absent.) Motion by Stewart, seconded by Redholtz, to adopt Resolution No. 11-5452 denying Tentative Tract No. 71595. Motion ,carried 2-1-1 -(Sotelo opposed; Holtz abstained; Carrico absent.) Vice Chairman Redholtz stated that these actions are final unless appealed to the Planning Commission within ten days. Vice Chairman Redholtz recessed the meeting at 9:45 p.m. Vice Chairman Redholtz reconvened the meeting at 10:00 p.m. NEW PUBLIC HEARINGS (2) PRECISE PLAN NO. 11-04 VARIANCE NO. 11-16 APPLICANT: Amar Lapsi for Cottage Development, Inc. LOCATION: 1700 West Covina Parkway REQUEST: The applicant is requesting the approval of a precise plan to allow the construction of a two-story, 9,309-square foot imaging lab/office building. Additionally, the applicant is requesting a variance from standards including front setback requirements. ZAPLANCOM\MINUTES\2011 MINUTES\minutes 11.22.1 Ldoc • 0 ATTACHMENT 14 .PLANNING DEPARTMENT STAFF REPORT GENERAL PLAN AMENDMENT NO. 11-01 ZONE CHANGE NO. 11-01 PRECISE PLAN NO. 11-02 TREE REMOVAL PERMIT NO. 11-04 VARIANCE NO. 11-08 TENTATIVE TRACT MAP NO. 71595 AGENDA ITEM NO. C-1 DATE: November 22, 2011 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative. Design Associates, Inc. LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South - Civic Center) I. DESCRIPTION OF APPLICATION The project consists of the request for a General Plan amendment to change the land use designation. from "Public Facilities" to -"Service. and Neighborhood Commercial", a zone change from "Public Building" (P-B) to "Neighborhood Commercial" (N-C), a precise plan to allow for a 55,680-square foot, four-story medical office building on an approximately 2.69-acre development site to deviate from the number of parking spaces required, and a tentative tract map to create a 39 condominium office units. 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 and the expansion of the parking lot south of the library. The public hearing was continued from October 11, 2011 at the applicant's request to evaluate and clarify conditions of approval associated with the proposed project. II. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions recommending approval to the City Council of General Plan Amendment No. 11-01, Zone Change No. 11-01 and certifying the � Mitigated Negative Declaration of Environmental Impact, and also adopt resolutions approving Precise Plan No. 1I- 02, Tree Removal Permit No. 11-04, Variance No. 11-08 and Tentative Tract Map No. 71595. III. ENVIRONMENTAL DETERMINATION - An Initial Study was prepared and noticed for this project pursuant to the California Environmental Quality Act (CEQA) of 1970, as amended. A Mitigated Negative Declaration of Environmental Impact Report (MND) was prepared. To assist in the preparation of the MND, a number of technical studies were prepared including Air Quality, Geotechnical Engineering Report, Hydrology and Traffic Report. These reports are included as Technical Appendices to the Mitigated Negative Declaration. ZACase Files\PP\201 I\11-02 CvcCtr.1607 WC Pkwy\PC Meeting] 1.22.1 1\Staff Report.doc GPA 11-01, ZC 1 1-01, PP2, TRP 11-04, VAR 11-08, TTM 71595 • Medical Office Building at t e Civic Center November 22, 2011 - Page 2 The following subject areas analyzed were identified as having no impact or less than significant impacts: Aesthetics, Agriculture and Forest Resources, Geology and Soils, Greenhouse Gas Emissions, Land Use Planning, .Mineral Resources, Population and Housing, Public Services, Recreation, and Utilities and Service Systems. The following subject areas were found to have less -than significant impact with mitigation incorporated: Air Quality (Excavation and -related emissions). The proposed project would result in significant impacts related to - NOx and PM10 emissions during construction if the.2,700 cubic yard of soil would be disposed in a facility located 10 or more miles away from the site. The Azusa Land Reclamation Landfill located at 1211 West Gladstone Street in Azusa is located approximately 3.9 miles from the project site and has indicated the ability to accept the soil to be disposed during excavation and site preparation. To ensure that emission thresholds are not exceeded (particularly the NO, threshold) due to soil exporting activities, Mitigation Measure A-2 will ensure that impacts related to soil export are less than significant. During construction, the content of volatile organic compounds (VOC) in proposed architectural coating'cannot exceed 50 g/1 (gram liter) for ..interior applications and .100 g/1 for exterior applications. Implementation of mitigations will ensure that impacts related to architectural coatings are less than significant. Biological Resources (Related to tree removal). A significant impact would occur if the proposed project were to remove or modify habitat for any species identified or designated as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the State or federal regulatory agencies. The project site is not identified as a critical habitat for Threatened and Endangered Species. However, all migratory non -game native bird species are protected by international treaty under the federal Migratory Bird Treaty Act (MBTA) of 1918. The period from approximately February 1st to August 31 st encompasses the breeding season for most birds in the surrounding areas. As such, mitigation B-1 requires that if construction is to occur at any time between the breeding season, a qualified biologist shall visit the site at least 10 days prior to initiation of construction to determine whether migratory non -game native birds species are actively nesting. If no bird nests are detected during these surveys, then construction -related activities may proceed. If migratory non -game native bird nesting is confirmed, and/or adult special -status birds are found within the project site, construction shall be delayed until two weeks after the young have fledged, as confirmed by a qualified biologist: The Biological Resources mitigation has been revised due to concerns that it was unclear what type of construction that the mitigation measure was addressing. The substitute mitigation measure states "If removal of existing mature trees occurs at any .time during March,', April, September, or October, a qualified biologist shall visit .the site at least 10 days prior to. initiation of removal to determine whether migratory, non- game bird species are actively nesting or present or present in trees proposed for removal. If no bird nests or species are detected during this survey, then tree removal activities may proceed. If .migratory, non -game bird nesting. or presence is confirmed, tree removal shall be delayed until two weeks after the young have fledged or until the species has fled, as confirmed by a qualified biologist. The results of the biologist's survey shalt be reported to the Planning Director. The applicant shall bear the cost of implementing this mitigation." The revised mitigation achieves the same goals as the previously drafted mitigation. The revised mitigation focuses on the removal of the tree rather than the commencement of construction or other related work that might not require the removal of trees. Cultural Resources (Related to excavation). No known human burials have been identified on the Project Site or its vicinity. However, it is possible that Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC PkNvy\PC Meeting 1 1.22.11\Staff Report.doc GPA 11-01, ZC 11-01, PP 1 TRP 11-04, VAR 11-08, TTM 71595 . Medical Office Building at the Civic Center November 22, 2011 Page 3 unknown human remains could be located on the Project Site, and if proper care is not taken during Proposed Project construction, particularly during excavation. activities, damage to or destruction of these unknown remains could occur. Implementation of mitigation measures would ensure that impacts related to Cultural Resources are less than significant. Hydrology and Water Quality (Related to construction and operational). A. project would normally have a significant impact on surface water quality if discharges associated with the project would create pollution, contamination, or nuisance as defined in Section 13050 of the California Water code (CWC) or that cause regulatory standards to be violated, as defined in the National Pollution Discharge Elimination System (NPDES) stornwater permit or Water quality Control Plan for the receiving g water body. Three general sources of potential short-term, construction -related stormwater pollution associated with the Proposed Project include: 1) the handling, storage, and disposal of construction materials containing pollutants; 2) the maintenance and operation of construction equipments and 3) earth moving activities which, when not controlled, may generate soil erosion via storm runoff or mechanical equipment: As required under the NPDES, the Proposed Project applicant is responsible for preparing a Storm Water Pollution Prevention Plan (SWPPP) to identify specific measures to prevent erosion and mitigate the inherent potential for sedimentation and other pollutants entering the stormwater system. The primary objective of the NPDES stonnwater program requirements are to: 1) effectively prohibit non -storm water discharges, and 2) reduce the discharge of pollutants from storm water conveyance systems to the Maximum Extent Practicable ("MEP" statutory standard). The SWPPP would incorporate the required implementation of Best Management Practices (BMPs) for erosion control and other measures to meet the NPDES requirements for storm water quality. Proposed BMPs include sand bags around the perimeter of grading activities, a stabilized construction entrance, a construction entrance tire wash, . and a containment area for vehicle washing, fueling, and maintenance. Implementation of the BMPs identified in the SWPPP and compliance with the NPDES and City discharge requirements would ensure that the construction of the Proposed Project would not violate any water quality standards or discharge requirements, or otherwise substantially degrade water quality. Implementation of mitigation measures would to ensure that -the Proposed Project's construction -related water quality impacts would be less than significant. The proposed medical office building is not expected to generate hazardous wastewater that would require any special waste discharge permits. If any particular business. involves some hazardous wastewater that must be disposed of off -site, -it would be subject to individual compliance with the provisions of the California Medical Waste Management Act; no additional wastewater disposal facilities for such applications are proposed as part of this project. All wastewater associated with the building's interior plumbing system is to be discharged into the local sewer system for treatment at the regional wastewater treatment plant. Runoff from the developed site would result in an increase in potential water contamination from urban pollutants that are commonly found in surface parking lots, ornamental landscape planters and from atmospheric buildup' on rooftops. Project -related- runoff will be similar in composition as the runoff from the existing civic center complex. Implementation of mitigation measures would further reduce. potential adverse impacts associated. with developed site runoff. Noise (construction -related). The proposed project would result in less than significant impact with mitigations incorporated. Implementation of mitigation measures would reduce construction noise impacts. Transportation and Traffic. A traffic study prepared by KOA Corporation (August 3, 2011) was submitted for the project to assess potential traffic impacts. In order to evaluate the potential Z:\Case Files\PP\201.1\11-02 CvcCtr.1607 WC Pkwy\PGMeeting ] 1.22.1 ]\Staff Report.doc GPA 11-01, ZC 11-01, PP 102, TRP 11-04, VAR 11-08, TTM 71595 • Medical Office Building at Civic Center November 22, 2011 - Page 4 impacts to the local street system, six intersections were analyzed. The intersections studied included: 1. Pacific Avenue and Cameron Avenue 2. Pacific Avenue and I-10 Westbound on/off ramps -Garvey Avenue North 3. Pacific Avenue -West Covina parkway & I-10 Eastbound on/off ramps7Garvey Avenue South 4. West Covina Parkway & Toluca Avenue 5. Sunset Avenue & West Covina Parkway 6. Sunset Avenue& Plaza Drive 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" wring PM peak traffic hours. Based upon the analysis documented in 'the report, the following are the conclusions and recommendations. ■ Based on the scooping document submitted to the City and discussed and verified with staff, the Project study area included six intersections. Significant traffic impacts of the proposed Project were analyzed within the a.m. and p.m. peak period. Under existing 2011 conditions, five of the six study intersections are operating at LOS C or . better during the a.m. and p.m. peak hours. One of the intersections is operating at LOS E during both a.m. and p.m. peak hours.' ■ The traffic analysis. included ambient growth through the Project year, and four related projects within the City, of West Covina. ■ Under future 2016 pre -Project conditions, five of the six study intersections would operate at LOS C or better during a.m. and p.m. peak hours. One of the intersections would operate at LOS E during both a.m. and p.m. peak hours. ■ The full occupation of Project uses is.anticipated to be 2016. ■ The proposed' Project- land use would consist of 55,361 square - square -feet of medical office space. The modification and expansion of the adjacent parking area would provide up to 201 parking spaces. ■ The Project would generate 2,000 daily trips, of which 127 trips (100 inbound and 27 outbound) during the a.m. peak hour, and 192 trips (52 inbound and 140 outbound) during the p.m. peak hour. ■ With the addition of Project traffic, one of the study intersections would continue to operate at LOS E during both a.m. and p.m. peak hours. The other study intersections would operate at LOS. C or better during both a.m. 'and p.m. peak periods. ■ Based on the applied City of West Covina significant impact criteria, -the proposed Project would create one significant impact at Pacific Avenue/I-10 westbound on/off-ramps/Garvey Avenue during both existing plus Project and future plus Project scenarios. Mitigation measure would be required. ■ To mitigate the significant traffic impact at the study intersection of Pacific Avenue/I-10 westbound on/off-ramps-Garvey Avenue a new/second northbound left -turn lane is recommended. Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22..11\Staff Report.doc GPA 11-01, ZC 11-01, PP I* TRP 11-04, VAR 11-08, TTM 71595, Medical Office Building at the Civic Center November 22, 2011 -Page 5 The Project proposes to provide up to 201 parking. spaces (192 standard parking spaces; seven handicap spaces). ■ Project parking supply would provide more parking spaces than would be 'expected using rate from ITE Parking Generation (exceeding the expected demand . by 24 spaces). Under City Code requirements, however, the Project would provide an inadequate parking supply and there would be a deficit of 76 parking spaces. ■ The south lot has 42 spaces, which is primarily utilized by Library staff and Court House visitors. Prohibition of parking for the Courthouse and other Civic Center uses outside the library should be considered by the City at this lot. A lift -arm gate barrier could be installed at this lot, restricted use to library patrons and staff only through the use of staff access cards and free visitor parking exit vouchers. ■ It is recommended that the Project parking lot access be controlled through the use of employee parking permits and visitor time limits or through the use of controlled -access parking with access cards and voucher. Following the end of the comment period for the environmental review, the applicant raised concerns about .the improvements at the intersection of Pacific Avenue/I-10 westbound on/off-ramps-Garvey Avenue and the addition of a new/second northbound left -turn lane. The concern focused regarding timing on the construction of the High -Occupancy Vehicle (HOV) lane. The concern was that upon completion of the improvements at the intersection, the California Department of Transportation (Caltrans) would alter/demolish the improvements as part of HOV project along the 1-10 San Bernardino Freeway. Caltrans is planning to construct the HOV lane along the 1-10 San Bernardino Freeway from Puente Avenue to Citrus Street. Caltrans anticipates that these improvements will commence late in 2012 with an envisioned completion time frame of Spring 2013. Based on Caltrans schedule, it appears that some HOV lane improvements might coincide with , the proposed project. As part of the HOV project, the grade of Pacific Avenue will be lowered beneath the freeway bridge, which will include modifications to the northern side of Garvey Avenue and the construction of a five-foot wide sidewalk along the south side of Garvey Avenue along the project site that would be continuous from the site to the Westfield Mall.. In addition, to mitigate the traffic impacts at Pacific Avenue/I-10 westbound on/off-ramps-Garvey Avenue, City staff is working with Caltrans.to assess whether one dedicated left turn only (as currently exist) and one combined left turn and through lane reduces the traffic impact to a less than significant impact. The City's traffic consultant is currently evaluating a substitute mitigation measure. If it is determined that the combined left turn and through lane reduces the impact to less than significant, a substitute mitigation measure will be presented to the City Council. Mandatory Findings of Significance (related to cumulative impacts). Cumulative impacts can result from the interactions of environmental changes resulting from one proposed project with changes resulting from other past, present and future projects that affect the same resources, utilities and infrastructure systems, public services, transportation network elements, air basin, watershed, etc. Such impacts could . be short-term and temporary, usually consisting of overlapping construction impacts, as well as long term, due to the permanent land uses changes involved in the projects. This section of the MND lists all the projects currently approved and foreseeable. One of the projects listed is the High -Occupancy Vehicle lane (HOV) project to be completed by Caltrans. As a result of the proposed project coinciding with Caltrans HOV project, the mitigation has been revised to require the applicant to incorporate grading for a fixture sidewalk and street trees behind the future sidewalk along the Garvey Z:\Case Files\PP\2011\11-02.CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Staff Report.doc GPA 11-01, ZC 11-01, PP2, TRP 11-04, VAR 11-08, TTM 71595 • Medical Office Building atItPeCivic Center November 22, 2011 - Page 6 Avenue frontage, in accordance with the City's street improvement specifications. If practical, this sidewalk construction will be coordinated with Caltrans work related to the 1-10 San Bernardino Freeway HOV lane improvements that includes a portion of this sidewalk. 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). On December 13, 2005, the Planning Commission approved the construction of a 147,630-square foot, five-stoiy office center and a tentative parcel map to subdivide the property and recommended approval to City Council of a General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial" and zone change to change the "Public Building" zone to "Service Commercial" zone. However, City Council did not approve the project. VI. SUMMARY OF DATA STANDARD EXISTING PROPOSED REQUIRED/ AL LOWED Site Area 14.9 Acres Approximately 15,000 s.f. 2.69 Acres Required (N-C) (Development Site) Office Pad (Approximately 29,000 s.f.) Office Parking Lot (Approximately 88,840 s.f.) Building Area -- 13,510 s.f. 14,500 s.f. (Coverage) (46.61 %) (50.0% allowed) Setbacks Front -- 15' 5' minimum, 15' average required Street Side -- 8'-10' None required Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Staff Report.doc GPA 11-01, ZC 11-01, PP l* TRP 11-04, VAR 11-08, TTM 71595- Medical Office Building at the Civic Center November 22, 2011 - Page 7 STANDARD EXISTING .' PROPOSED REQUIRED/: ,. ALLOWED Side -- 8'-6" . None required Rear -- 15' 5' minimum, 15' average required Building Height -- 71 feet _ No height limit Landscaping --- 17,938 sq. ft. 8 Percent (Coverage) (15.34%) of the required Development Site Parking Office Building 218 264 (1 space per 200 sf of gross _ floor area) 100 for Library 100 129 Parking spaces for the Library Subject Property's Zoning and Land Use: Existing "P-B" (Public Building), Parking facilities and landscaping Proposed "N-C" (Neighborhood Commercial) 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 hailed to 62 owners and occupants of properties located within 300 feet of the subject site. VII. PROJECT DESCRIPTION AND ANALYSIS The applicant's request consists of five parts: 1) General Plan amendment to -change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial"; 2) Zone Change from "Public Building" (P-B) to "Neighborhood Commercial" (N-C); 3) Precise plan and tree removal permit to allow the construction of a medical office building that includes surface parking and reconfiguration and construction of a new surface parking lot to serve the library and remove 114 trees; 4) Variance to deviate from the required parking from 264 to 218 parking spaces; 5) A Tract Map to create an approximately 29,000-square foot parcel and 39 office condominium units for sale. Z:\Case Files\PP\201 1\11-02 CveCtr:1607 WC Pkvvy\PC Meeting 11.22.11\Staff Report.doc GPA 11-01, ZC 11-01, PP IP2, TRP 11-04, VAR 1.1-08, TTM 71595 • Medical Office Building at Civic Center November 22, 2011 - Page 8 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 located at the southeast comer of West Covina Parkway and Garvey Avenue. The site is bounded by Sunset -Avenue on the east, West Garvey Avenue South on the north, and West Covina Parkway on the west. ' 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 serves 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 Chanjze The subject property is zoned "Public Building" (P-B). This zoning classification was designed for goveinment-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 "Neighborhood Commercial" (N-C), which would allow for a wide range of commercial and office uses, including medical offices. 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). The zone change to "Neighborhood Commercial" is considered appropriate as the proposed building will primarily house offices uses with the possibility of small specialty .retail and/or restaurant uses. The "Neighborhood Commercial" zone allows for the proposed range of uses. Precise Plan and Tree Removal Permit 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 55,680-square foot, four-story medical building. 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 contain a functioning irrigation system. Plans submitted by the applicant indicate that a total of 114 trees will be removed and 13 trees will be protected. The following table indicates the number of trees to be removed and preserved. Z:\Case Files\PP\201 1\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.1 ]\Staff Report.doc TRP l I-04, VAR 1 1-08, TTIVI 71595 GPA 11-01, ZC 1 1-01, PP 1*1 Medical Office Buildingat the Civic Center November 22.2011 - Paee 9 Type of Tree Quantity to be: Removed Quantity to be Protected;; Pines) Pinus Canariensis-Canary 11, 11 Island Pine 4. Jacaranda Mimosifolia- 13 2 Jacaranda Tituana Tipu-Tipu Tree 7 0 Faxinus Species -Ash 3 0 Mortis Alba -Mulberry 1 0 Callestemon Citrinus- 18 0 Bottle Brush Brachychiton Populneum- 1 0 Bottle Tree Tristania Conferfa- Brisbane Box 1 0 Total 114 13 An additional 27 trees located in the parking lot south of the library would be removed to expand ,the parking lot. Most of the trees to be removed are Jacarandas, Twisted Junipers, Silk Trees and Evergreen Pears. The following table indicates the trees to be removed in the County -owned parking lot south of the library.: Trees, to be Removed South of Library Type of Tree Quant>ty to be Removed Quartrty to. be Protected Jacaranda Mimosifolia- 8 None Jacaranda Liquidarnbar Styraciflua - 2 Sweetgum None Albizzia Julibrissin — Silk 4 Tree None Pyrus Kawakamii — 3 Evergreen Pear None Chorizia Speciosa — Floss 1 Silk Tree None Platanus Racemosa -' 2 Sycamore Tree None Juniperus Torulosa — 7 Twisted Juniper None Z:\Case FilesTP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Staff Report.doc GPA l l-01, ZC l l-01, P -02, TRP 11-04, VAR 11-08, TTM 71595 • Medical Office Building a e Civic Center November 22, 2011 - Page 10 In all; a total of 141 trees will be .removed to allow for the grading and construction of the project. The concept landscape plan indicates that 53 trees will be planted in the proposed parking lot north of the library. The final landscape plan will be developed as part of the plan check process and may have a different number of trees. However, a condition of approval has been included in the precise plan resolution requiring that the applicant to plant a minimum of 60 trees. The driveway approaches located to the north and south of the Library building will remain. The driveway to the north of the library will provide access to the parking lot that will serve the office building. The surface parking lot has a total of 218 parking spaces. The existing driveway approach to the south will continue to provide access to the redesigned and expanded library parking lot. The existing parking lot located to the south of the library has a total of 42 parking spaces. The project proposed an expansion of this parking lot to accommodate a total of 129 parking spaces. The expansion will eliminate the grass, planters and walkway area between the existing parking lot and County offices. The construction of the library parking lot is the first phase of the project. The parking lot would need to be approved by Los Angeles County and constructed -before any other components of the project commence construction. Although, the construction of the parking lot is part of the project, the City has no jurisdiction on its design and approval. The building will be constructed towards the corner of the site abutting to West Covina Parkway on the west and Garvey Avenue to the north. Currently, the site is comprised of landscaped berms and grass areas that are planted with a varied species of mature trees, and a surface parking of 99 parking spaces. The project proposes to grade the site at street level. As indicated in the Mitigated Negative Declaration,_.the site preparation includes the excavation and soil export of approximately 20,700 cubic yard of soil. The site would provide a driveway approach off Garvey Avenue to the east of ,the proposed building. Therefore, the surface parking lot to serve the office building will provide two points of access, one from Garvey Avenue and the existing driveway along the north side of the library along West Covina Parkway. The redesign, configuration and expansion of the parking lot will provide a total of 218 parking spaces. The parking lot, as designed, will provide a total of 149 standard parking spaces, 7 handicap, 48 compact .spaces and 14 designated parking spaces as required by the Green Code that went into effect on January 1, 2011. The California Green Code -requires that new buildings reduce water consumption, employ building commissioning to increase building system efficiencies, divert construction waste from landfills, and install low pollutant emitting finish material. It also requires bicycle parking and changing room as well as short-term and long-term bicycle parking. In addition, it requires "designated parking" for any combination of low -emitting, fuel - efficient and carpool/van pool vehicles. The proposed project has incorporated the requirements of the Green Code into the building design. Site Desizn The applicant is proposing to construct a four-story office building. The, building would be comprised of 39 office units. Each floor would provide 10 office units, except the fourth floor where 9 units are proposed. The surface parking to be constructed immediately to ., the.. southeast- of the 'building will serve the development. The City of West Covina will retain ownership of the land where Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Staff Report.doc l - GPA 11-01, ZC t 1-01, PP 110TRP 11-04, VAR 11-08, TTM 71595 0 Medical Office Building at the Civic Center November 22, 2011 - Page 11 the proposed surface parking lot would be located. The City and the developer will enter into a Development Agreement that would establish the terms of the lease. The ground floor of the building will house the mailroom and electrical room. In addition, an enclosed area to store bikes will be provided for employees as well as a bicycle rack for the public. Each floor will provide restrooms to be shared among the units. A trash enclosure -will be located in the parking lot to serve the office building. The trash enclosure must comply with the City's design standards. The proposed trash enclosure has been designed with -a trellis. The block walls of the trash enclosure will incorporate two split face accent bands to break the material. A metal gate will be installed on the trash enclosure. Since the office building envisions medical uses. A condition of approval has been included that requiring that allbusinesses that.generates medical waste complies with California Medical .Waste Management Act (§117600-118360 of the California Health and Safety Code). The Engineering Division had initially required a 10.5-foot street dedication on Garvey Avenue to be completed as a part of the project. The dedication would have allowed for the installation of a 10-foot wide sidewalk: Currently there are no sidewalks along West Garvey Avenue South adjacent to the Civic Center. As explained under.Section III—.Enviromnental - "Transportation and Traffic", due to the High -Occupancy Vehicle lane improvements, the project is now being required to plan for a future five-foot sidewalk and street trees behind the future sidewalk rather then a street dedication and a 10-foot sidewalk. Landscaping The Zoning Code requires that a minimum of 8 percent of commercial lots be landscaped. The proposed project proposes a total of 15.34 percent (17,938 square feet) of the development site. The Concept Landscape Plan for the project includes the planting of at least 53 24-inch box trees. Since a total of 114 trees are removed, a condition of approval has included in the precise plan resolution that the applicant shall install a minimum of 60 trees within the project site. The condition also requires that at least 30 trees be at least 36-inch box. The total of 60 trees includes the replacement of.the 15 significant trees to be removed (trees located in the front setback along West Covina. Parkway). These trees must be at aeast 24-inch box. Therefore, the condition of approval requires the applicant to install a total of 30 trees that are at least 36-inch box and 30 trees that are at least 24-inch box within the City's property and.proposed project site. . Lighting In addition, the Civic Center provides .decorative lighting that is consistent throughout the entire site... As part of the project, the existing freestanding lamppost: fixtures (comprised of -three white round globes) would be removed. In order to preserve the sense of unity within the Civic Center'and proposed project, the applicant will work with City staff in selecting a light fixture that would be compatible with the rest of City Hall and maintain the character of the overall Civic .Center site. Architecture The building has been designed with one circular tower at the main entrance of the building and one semi -circular tower facing the comer of West Covina Parkway and Garvey Avenue. Both towers will provide an entry to the building. The towers are designed with anodized aluminum trim and blue glazing. An aluminum canopy will project seven feet from the main tower and six feet from the secondary tower located near the corner of West Covina Parkway and Garvey Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting.] 1.22.1 I\Staff Report.doc GPA 11-01, ZC 11-01, P102, TRP I 1-04, VAR 11-08, TTM 71595 • Medical Office Building at tPie Civic Center November 22, 2011 - Page 12 Avenue. The top of the towers will feature a metal aluminum railing above the glass system.. The exterior elevations will incorporate a series of 12" x 14" louver vents above the windows on the first through third floor. The ground units facing west will have an aluminum canopy at the front entrance. The finish material is cement plaster. The top floor will be painted in an off white color (Dunn Edwards "Precious Pearls") and the remaining floors will be painted in a reddish brown color (Dunn Edwards"Spice Cake"). Variance The applicant is proposing to demolish two existing surface parking lots. Currently, the surface parking lot located on the north side of the library provides a total of 99 parking spaces. The applicant is proposing to construct a larger parking lot that provides a total of 218 parking spaces. This surface parking lot will serve the office building only. The existing surface parking lot south of the library currently has 42 parking spaces. This parking lot will be expanded under County jurisdiction to 129 parking spaces to the library. The project.as designed requires a total of 261 parking spaces. Since the project proposes a total of 218 parking spaces, a variance is being sought. As proposed, the project is deficient by a total of 43 parking spaces. The West Covina Municipal Code requires one parking space per 200 square feet of gross floor area for medical and dental offices having more than 20,000 square feet of gross floor area. The building is 55,680 square feet in area. Parking has been calculated based on 52,120 square feet. Under the definition of "Gross Floor Area", the Municipal Code allows certain areas, such as shaft enclosures, public restroom, janitorial equipment rooms and other facilities common to a central service core, to be excluded from the parking calculations. Therefore, the project requires a minimum of 261 parking spaces. The applicant has requested approved to allow for medical uses. If the proposed building were to be occupied by business offices uses; a total of 149 parking spaces would be required (one parking space for every 350 square feet for buildings greater than 20,000 square feet). It is likely that a percentage of the units at any given time will be. occupied by office uses rather than medical uses, which would reduce the required number of parking spaces. Staff and the applicant did discuss limiting the number of units that could be used for medical office to avoid the need to deviate from, the parking requirements. However, limiting a percentage or number of units to medical use would be difficult to administer over time due to the number of owners. A parking survey was conducted to determine the parking demand at the City Hall surface parking lot and top deck of the parking structure. The surface parking lot has a total of 309 parking spaces. while the top_ deck has a. total of 316 parking spaces. The parking survey was conducted. fiom July 18, 2011 through July 28, 2011. The survey indicated that the peak hour is noon. The top deck is more utilized than the surface parking. At peak hour the top, deck had a demand of 79 percent (250 parking spaces) on Wednesday, July 27, 2011 while the surface parking reached a demand of 68 percent at peak hour on Thursday, July 28, 2011. Therefore, a total of 137 parking spaces would be available when 79 percent of the parking is utilized. Based on the parking survey, City Hall has available parking during normal business hours. Most of the people parking in the parking lot are jurors; people involved in court cases, County office visitors and City Hall visitors. The project would increase the demand of the surface parking lot of City Hall due to the proximity to the proposed project but it appears that adequate parking is available at the City Hall parking lots on most days. In addition, the applicant is proposing to charge a parking fee at the surface parking to serve the office building Z:\Case Files\PP\201 1\1 1-02 CveCtr.1607 WC Pke✓y\PC Meeting 11.22A BStaff Report.doc GPA 11-01, ZC 11-01, PP 10,TRP 11-04, VAR 1 1-08; TTM 71595 • Medical Office Building at the Civic Center November 22, 2011 - Page 13 with a similar system currently in place in City Hall. If free parking would be provided, it would encourage visitors and customers of the Civic.Center to park at the parking lot intended to serve the office building. 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 westerly portions of the Civic Center. The City of West Covina portion of ' the property is 14.9 acres and is generallylocated 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 approximately 29,000 square feet (.66- acre) and the remaining City Hall parcel would be 620,294 square feet (14.24 acres). The area where the surface parking will be built to serve the office building will remain as part of the City -owned parcel. The City intends to lease the property to . the applicant rather than to transfer ownership. In addition, the proposed tract map proposes the creation of 39 office condominium units for sale. Economic Development Benefits Because of questions raised as a result' of previous staff report, this economic information is being provided. The proposed project is located within the West Covina Redevelopment Project Area. The Community Development Commission Department has indicated that the proposed project will generate -a significant economic benefit to the City. The project'is anticipated to generate direct land sales proceeds to the City. Also, the project will general approximately $183,000 in annual property tax increment. During construction the project will generate up to 114 construction jobs and 180 jobs upon completion. 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 for 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 in terms of circulation, movement and function. A General Plan amendment and zone change are proposed. The proposed medical office center use is compatible with other uses in the Civic Center. The proposed site plan complies with all development standards of the "Neighborhood. Commercial" zone: While the proposal will require the removal of a substantial amount of the landscaping, replacement landscaping is proposed around the buildings and in the surface parking lot. 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. Z:\Case Files\PP\201 1\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.1 1\Staff Report.doc GPA 1 1-01, ZC 11-01, PP2, TRP 11-04, VAR 11-08, TTM 71595 Medical Office Building at t e Civic Center November 22, 2011 - Page 14 VIII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions recommending approval to the City Council of General Plan Amendment No. 11-01, Zone Change No. 11-01 and certifying the Mitigated Negative Declaration of Environmental Impact, and also adopt resolutions approving Precise Plan No. 11- 02-06, Tree Removal Permit No 11-04, Variance No. 11-08 and Tentative Parcel Map No. 71595. PREPARED BY: Fabiola Wong Senior Planner REVIEWED AND APPROVED: Jef erson Planning Director Attachments: Attachment 1 - Negative Declaration Resolution Attachment 2 - Mitigated Negative Declaration Revisions Attachment 3 — General Plan Resolution Attachment 4 — Zone Change Resolution Attachment 5 - Precise Plan and Tree Removal Permit Resolution Attachment 6 — Variance Resolution Attachment 7 — Tentative Tract Map Resolution Attachment 8 — Parking Survey Attachment 9 — Letters from concerned citizens Z:\Case Files\PP\2011\1 1-02 CvcCtr.1607 WC Pkwy�PC Meeting 11.22.11\Staff Report.doc ATTACHMENT 15 PLANNING COMMISSION RESOLUTION.NO. 11-5448 A RESOLUTION OF -THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA,- RECOMMENDING TO THE CITY COUNCIL DENIAL OF GENERAL PLAN AMENDMENT NO. 11-01 GENERAL PLAN AMENDMENT NO. 11-01 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue -South- Civic Center) 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 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, the requested General Plan amendment has been .proposed to change the existing land use designation from "Public Facilities" to "Service and Neighborhood Commercial." WHEREAS, consistent with this request, the applicant has also requested a zone change (No. 11-01) from "Public Building" (P-B) to "Neighborhood Commercial" (N-C); and WHEREAS, a precise plan (No. 11-02) for the site plan and architecture and a tree removal permit to remove significant trees has been submitted for the development of the project; and WHEREAS, a variance (No. 11-08) from parking requirements has been submitted for the development of the project; and WHEREAS, a tentative tract map (No. 71595) has been submitted, for the subdivision of the lot to allow 39 medical office condominiums and create a parcel; 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; and WHEREAS, the Planning Commission upon giving the. required notice did on the 22t" day of November, 2011, 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 Plarming Commission recommends that the City Council deny General Plan Amendment No. 11-01 amending the land use designation for the subject property as set forth on the Land Use Map as depicted on Exhibit A; and ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 1.1.22.11\Resolutions_Denial of project\GPA Reso.doc Planning Commission Alution No. 11-5448 �. General Plan Amendment No. I1-01 November 22, 2011 -Page 2 SECTION 2: A Mitigated Negative Declaration of Environmental Impact has been prepared in accordance with the California Environmental Quality Act of 1970, as amended. SECTION 3: The Secretary shall be instructed to forward a copy of this Resolution to the City Council for its attention in the manner prescribed by law. I HEREBY CERTIFY that the foregoing Resolution was adopted by the Planning Commission .of the City of West Covina at a regular meeting held on the 22nd day of November, 2011, by the following vote: AYES: Steward, Redholtz NOES: Sotelo ABSENT: Carrico ABSTAIN: Holtz DATE: November 22, 2011 Herb Redholtz, Vice- airinan Planning Commission JefVAiVderson, Secretary Planning Commission ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_Denial of project\GPA Reso.doc GENERAL PLAN AMENDMENT NO. 11-01 EXHIBIT A f L � 3 ( r r�^a G st.. t x'Y+,o-w '� �24'.�� Y� ig �^"'�Yfl �.y. .c t s "�Tr t� y ym `� zs°tsiOL� q t-t f1 ,. 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'1 n, f ''{ s N�f - a"%� ...':- � rl ax'.' n�a `` s- � b'd`Y e n� \ '� k a '� fa ��s c £`•A c aft @ �? 3 � '� �aa � � �? �APStF�L��1��'LL�ta�!'� pp r7isze CusRlx*�LL�I= TCF�A.Ct p�1�� {.-�"D 'r.�`y� 'a \• tt i � \ j s Ys t � < � Indicates area proposed to be redesignated from "Public Facilities" to "Service Commercial" and "Neighborhood Commercial OTTACH MENT 16 PLANNING COMMISSION RESOLUTION NO. 11-5449 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL DENIAL OF ZONE CHANGE NO. 11-01 ZONE CHANGE NO. 11-01 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: . Eric Chen, Creative Design Associates, Inc. LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South - Civic Center) 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; for the reclassification from: "Public Building" (P-B) to "Neighborhood Commercial" (N-C), on that certain property generally described as follows: Assessor Parcel No. 8474-001-906, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with the request, the applicant has also requested a General Plan amendment (No. 11-01) to change the land use designation on the subject property from "Public Facilities" to "Service and Neighborhood Commercial": . WHEREAS, the proposed zone change (No. 11-01) is requested to provide consistency between the General Plan and Zoning Map, and to establish zoning standards for the subject project; and WHEREAS, a precise plan (No. 11-02) for the site plan and architecture and a tree removal permit No. 11-04) to remove significant trees has been submitted for the development of the project; and WHEREAS, a variance (No. 11-08) from parking requirements has been submitted for the development of the project; and WHEREAS, a tentative tract map (No. 71595) has been submitted, for the subdivision of the lot to allow 39 office condominiums and create a parcel; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 22nd day of November, 2011, 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 project consists of a plan to approve the design and allow the construction of four-story medical office building with 39 condominium units and a surface parking lot with 218 parking spaces on an approximately 2.69-acre development site. In addition, the project includes the expansion of the parking lot on,the south side of the library to 129 parking spaces. Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.1 ]\Resolutions_Denial ofproject\ZC Reso_Denial.doc Planning Commission Resoh.160 — 1 1-5449 "+ Zone Change No. 11-01 November 22, 2011- Page 2 2. The project includes a General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial." 3. The project includes a zone change requesting to change the zone from "Public Building" (P-B) to 'Neighborhood Commercial".(N-C). 4. The project includes a precise plan for the architecture and site plan layout for the proposed project and a tree removal permit to remove 15 trees located in the front yard setback. 5. The proposal requires the approval of variance to. deviate from parking requirements. 6. The applicant is requesting approval of a tentative tract map to subdivide the building into medical office condominiums. 7. Findings necessary for approval of a zone change are as follows: a. There are changed conditions since the existing zoning became effective to warrant other or additional zoning. b: The proposed change of zone will not adversely affect adjoining property As to value or precedent and will not be detrimental to the area. C. A change of zone will be in the interest or furtherance of the public health, safety, and general welfare. d. The approval of such a change of zone will not adversely affect the comprehensive General Plan so adopted by the City. - e. The approval of such a zone change is consistent with the General Plan or applicable specific plans. 8. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures. WHEREAS, based on the evidence, both oral and documentary, the Planning Commission finds as follows: a. The City of West Covina General Plan has not been comprehensively updated since 1985. The area has remained developed in the same manner for the past 20 years with buildings near the Civic Center being remodeled or adapted for different uses. The City has. not conducted a study of the area to consider different types of land uses within the area that warrants a zone change. The purpose of the Civic Center Overlay Zone is to provide for the orderly, harmonious, and attractive development of the area around the public buildings in order to protect and preserve the character and integrity of the public and private investment and to encourage the development of the areas as focal point for the community. The intent has remained in place since the last General Plan update in 1985. Furthermore, the socio-economic impact section of the general plan states, "it is the primary intent of the City of West Covina that the General Plan reflect the needs and desires of its citizens and reinforce the City as a community of quality, stability and taste. More - specifically, the Land Use Plan, by implementing good . planning principals within the f amework of sound environmental practices must. ensure that .future development meets the socio- economic needs of the citizenry, while at the sate time maintaining a high level of environmental quality". The proposed project would yield to destruction of the character and setting of the Civic Center by allowing the removal of 141 trees and ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_Denial of project\ZC Reso_Denial.doc Planning Commission Resolutwo. 11-5449 Zone Change No. 11-01 November 22, 201 1- Page 3 earthen berms. The proposed building is not compatible in height, design, and use .with the rest of the public facility -building, which is contrary to the objectives for the area as stated in the General Plan and .the West Covina Municipal Code. d. The proposed zone change is not consistent with the General Plan. The Environmental Quality Element of the General Plan Goal No. 18 states that "Whenever appropriate, maintain existing vegetation to prevent soil erosion, provide scenic beauty and protection of'water resources." Although, the General Plan recognizes that the City has not officially designated scenic highways, the General Plan states that "Within West Covina, scenic highways may be categorized a being either Urban or Hillside. Urban Scenic Highways generally serve as thoroughfares leading to the heart of the West Covina Civic Center area, border the Central Business District area, or, in the case of Azusa Avenue, are the primary north -south roadways through the City. Minimum standards for these roadways should be include a ten foot wide landscaped median strip, distinctive street lighting, specially designed bus stop areas, and an incorporated theme for sidewalk treatment, landscaping and 'crosswalks ". Therefore, the grading and removal of the existing trees would be contrary to the scenic highway designation of the General Plan. In addition, the removal of the existing berms will be contrary to the goals of the Noise Element of the General Plan. One of the goals of the Noise Element is to ,'reduce, to the maximum extent possible, the impact of noise within the City. " The existing earth berms, dense planting and trees are attenuating noise devices to the Civic Center. 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 finding set forth, the above Zone Change No. 11-01 is hereby found to be inconsistent with the City's General Plan and the land uses permitted within said zone classification. SECTION NO. 2: The Planning Commission does hereby recommend to the City Council that it deny Zone Change No. 11-01. SECTION NO. 3: The Secretary is instructed to forward a copy of this, Resolution to the City Council for its attention in the manner prescribed by law. Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 1 1.22.11\Resolutions_Denial of project\ZC Reso_Denial.doc Planning Commission Resolutio* 1 1-5449 • Zone Change No. 11-01 November 22, 2011- Page 4 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 22" a day of November, 2011, by the following vote: AYES: Stewart, Redholtz NOES: Sotelo ABSENT: Carrico ABSTAIN: Holtz DATE: November 22, 2011 Herb Redholtz, Vice-C anman Planning Commission 4// Jeff erson, Secretary Planning Commission Z:\Case Files\PP\201 1\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_Denial ofprojeci\ZC Reso_Denial.doc ZONE CHANGE NO. 11-01 EXHIBIT A r1"y.' ,�,�'��` F� (( ''�+{Fhi F' t,�r r hx+ a Yj ��s, N Y I f v 14 1. s .PIT Z �� pis �t 'l J1^k"~�.. a� t? r y wi rx }';.}, �'. -g^1 A� r"s ta� (�,t 1i r �" Vj ,"�x Z ii Ug ro 11 .. (3-`-q. 3 ° i.—d`` f I z z � 1� CL IIk's.gi i � � I � , t~px ?, �-� � f i Pt }""`--� �53ya e ✓'r St E s has ? i3IC 99�, r ,�"' 'L. sE a ft Owl' 7 a ' a pgt , 4r h y x it t 4y x,`s e tg i p a �t .Y ?' y ors x r•$=-.L'1 .. n..av �',."�.44..r�y�jY{" .. leas_ k J/ aa�4a�a��.�� k x Gas 1 / ti `4 \ ✓; J t �: Y '�� M s, `f v'w \ t. 'r s� r \ s m. Y �51'a•,y x ` \tea `sa `+`�k 7 i. s ,�'. s ,r r, ?Pr Ss. ',%� $y,y, . s '. X �,\y >s r.�'�1. �' rY3.; t \ a> .��}v5- xr �/4, ,��s , Fs'''�a^'yyL c>�'�vfi a {{ ^"R' 'a-r> a.�>,l+ \`" ,.G `• a�s.F. 4`� ''j4Y N�'S' z s $^ra )x Y < � 4`tYskiY+v \Zf ,v ✓ C,%� i~~ j\~ qi sdY t 'v ar;��` ti L"y r" ��' h `� i\ ```1° . ;`: ri xfl ("i't,.r`-f/!"` �"�. v„' s' ^ WIN N f� <'e �'��eei s�. fi ` .', f`\ARE Ka �� r• `4 ya` �` r�} sr a �''"�(� "`t; `.\,� `y- r� ,. r v `C r `t e r-„ y�'s"v, `b,✓'. .;a "`' stz r ,� / 0..., t ^+ ice' kdx �, � ii v � r s �, s.'" y ti. 3.>.is� �.€ s r ,� 'v � � � � '�. ?rf ♦ F `�. � i~� i 5 L.r f�'"F .+�',`y" � .c af. '`4 '''�x�"'a5�^✓ ��'�•' Y''� l ! }�f \ s ffs�+lt'titi \�`� i:�y �/ ,�i /� �tOv \� /1 =aoir a f'� ry �Lm; ,jai � �3 �"". �A x As c >v x"*� x� "",i5 E' � ins `� y: \�� i c' �vq f * �•'� "� Indicates the area proposed to be rezoned from "Public Building" (P-B) to "Neighborhood Commercial" (N-C) TAC HM ENT PLANNING COMMISSION RESOLUTION NO. 11-5450 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, DENYING PRECISE PLAN NO. 11-02 AND TREE REMOVAL PERMIT NO. 11-04 PRECISE PLAN NO. 11-02 TREE REMOVAL PERMIT NO. 11-04 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: 'Eric.Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South - Civic Center) WHEREAS, there was filed with this. Comrission, 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 four-story 55,680-square foot medical office building with.a surface parking lot and expand the parking lot on the south side of the library 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, a precise plan (No.11-02) for the site plari and architecture and a tree removal permit (No. 11704) to remove significant trees has been submitted for the development of the project; and WHEREAS, the requested General Plan amendment (No: ,11-01) has been proposed to change the existing land use designation from "Public Facilities to "Service and Neighborhood Commercial. WHEREAS, consistent with this request, the applicant has also requested a zone change (No. 11 -0 1) from "Public Building" (PB) to "Neighborhood Commercial" (N-C); and WHEREAS, a variance (No. 11-08) from parking requirements has been submitted for the development of the project; and WHEREAS, a tentative tract map (No. 71595) has been submitted, for the subdivision of the lot to allow 39 office condominiums and create a parcel; and WHEREAS, the Planning Commission upon giving the required notice did on the 22nd- day of November, 2011 conduct a duly advertised public hearing as prescribed by law to consider said application. WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The project consists of a plan to approve the design and allow the construction of a four-story medical office building with 39 condominium units and a surface parking lot with 218 parking spaces on an approximately 2.69-acre development 17 Z:\Case Files\PP\201 1\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11122.11\Resolutions_Denial of projectTl? Reso_denial.doc Planning Commission Resolutioo. 11-5450 . Precise Plan No. 11-02 November 22, 2011 - Page 2 site. In addition,.the project includes the expansion of the parking lot on the south side of the library to 129 parking spaces. 2. The project includes a General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial." 3. The project includes a zone change .requesting to change the zone from "Public Building" (P-B) to "Neighborhood Commercial" (N-C). 4. The project includes a precise plan for the architecture and site plan layout for the proposed project and a tree removal permit to remove 15 trees located in the front yard setback. 5. The proposal requires the approval of variance to deviate from parking requirements. 6. The applicant is requesting approval of a tentative tract map to subdivide the building into office condominiums. 7. Appropriate findings for approval of a precise plan of design are as follows: a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan. b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provision of the Municipal Code. c. Granting the permit. would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and to not interfere with orderly, development in the vicinity. 8. Pursuant to the requirements of - the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there, will not be a significant effect due to mitigating measures. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis. of the evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. The proposed zone change is not consistent with the General Plan. The Environmental Quality Element of the General Plan Goal No. 18 states that "tiJ)henever appropriate, maintain existing vegetation to prevent soil erosion, provide scenic beauty and protection of water resources. " Although, the General Plan recognizes that the City has not officially designated scenic highways, the General Plan states that "Within West Covina, scenic highways may be categorized a being either Urban or Hillside. Urban Scenic Highways generally serve as thoroughfares leading to the heart of the West Covina Civic Center area, border the Central Business District area, or, in the case of Azusa Avenue, are the primary north -south roadways through the City. Minimum standards for these Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_Denial of project\PP Reso_denial.doc Planning Commission Resolutio* 11-5450 Precise Plan No. 11-02 November 22, 2011 -Page 3 0 roadways should be include aten-foot wide landscaped median strip, distinctive street lighting, specially designed bus stop areas, and an incorporated theme for sidewalk treatment, landscaping and crossivalks ". Therefore, the grading and removal of the existing trees would be contrary to the scenic highway designation of the General Plan. In addition, the removal of the existing berms will be contrary to the goals of the Noise Element of the General Plan. One of the goals of the Noise Element is to "reduce, to the maximum extent possible, the impact of noise within the City. " The existing earth berms, dense planting and trees are attenuating noise devices to the Civic Center. d. The proposed project is comprised of a 55,680-square foot, four-story medical office building and an approximately 88,840-square .foot surface parking lot that will provide a total of 218 parking spaces. The project requires a total of 264 parking spaces to meet the off-street parking requirements set forth in the West Covina Municipal Code. Therefore, the project is deficient by 46 parking spaces. Therefore, the proposed project does not meet all of the development standards required by the Municipal Code since the site is not adequate to be developed meeting all the required development standards. e. The purpose of the Civic Center Overlay Zone is to provide for the orderly, harmonious, and attractive development of the area around the public buildings in order to protect and preserve the character and integrity of the public and private investment and to encourage the development of the areas as focal point for the community. The proposed building is not architecturally compatible with the buildings located within the Civic Center. The proposed building would be approximately 71 feet in height. The, tallest building within the Civic Center is city hall, which is three- story and nearly 40 feet in height., The proposed building would be significantly taller. In addition, the buildings within the Civic Center are compatible in design. All buildings are off-white smooth plaster finish and incorporate brick. The proposed building is modern in design and would introduce a very different architectural design into the Civic Center that is not compatible in design, height and materials. Furthennore, the project requires the removal of 141 trees and earthen berms. The proposed building is not compatible in height, design, and use with the rest of the public facility building, which is contrary to the objectives, for the area as stated in the General Plan and the West Covina Municipal Code. 2. That pursuant to all of the evidence presented, both:oral and documentary, and further based on the findings above, Precise Plan No. 11-02 is denied. Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC.Meeting 11.22.11\Resolutions_Denial of project\PP Reso_denial.doc Planning Commission Resolut*Io. 11-5450 Precise Plan No. 11-02 November 22, 2011 - Page 4 I HEREBY CERTIFY that the foregoing Resolution was denied by the Planning Commission of the City of West Covina, at a regular meeting held on the 22'd day of November, 2011, by the following vote: AYES: Stewart, Redholtz NOES: Sotelo ABSENT: Carrico ABSTAIN: Holtz DATE: November 22, 2011 Herb Redholtz, Vice-C airman Planning Commission Jeff XWerson, Secretary Pla ping Commission Z:\Case Fi1es\PP\2011\11-02 CvcCtr.1607 WC PkNvy\PC Meeting 11.22.11\Resolutions_Denial of project\PP Reso_denial.doc TACHMENT 18 PLANNING COMMISSION RESOLUTION NO.11-5451 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, DENYING VARIANCE NO. 11-08 VARIANCE NO. 11-08 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South - Civic Center) 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, to allow: A deviation from the parking requirements for a medical -office building, On that certain property generally described as follows: Assessor's Parcel No. 8474-001-906, in the records of the Los Angeles County Assessor; and WHEREAS, a variance (No. 11-08) has been submitted to deviate from off-street parking requirements; and WHEREAS, the requested General Plan amendment (No. 11-01) has been proposed to change the existing land use designation from "Public Facilities." to "Service and Neighborhood Commercial." WHEREAS, consistent with this request, the applicant has also requested a zone change (No. 11-01) from "Public Building" (P-B) to "Neighborhood Commercial" (N-C); and WHEREAS, a precise plan (No. 11-02) for the site plan and architecture and a tree removal permit (No.11-04) to remove significant trees has been submitted for the development of the project; and WHEREAS, a tentative tract map (No. 71595) has been submitted, for the subdivision of the lot to allow 39 medical office condominiums and create a parcel; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 22"d day of November, 2011 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 project consists of a plan to approve the design and allow the construction of a four-story medical office building with 39 condominium units and a surface parking lot with 218 parking spaces on a 2.69-acre development site. In addition, the project includes the expansion of the parking lot on the south side of the library to 129 parking spaces. 2. The project includes a General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial". ZACase Files\PP\201 1\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_ Denial of project\Var Reso_denial.doc Planning Commission Resolutiloo. 11-5451 Variance No. 11-08 November 22, 2011- Page 2 3. The project includes a zone change requesting to change_ the zone from "Public Building" ,(P-B) to "Neighborhood Commercial" (N-C). 4. The project includes a precise plan for the architecture and site plan layout for the proposed project and a tree removal permit to remove)15 trees located in the front yard setback. 5. The proposal requires the approval . of variance to deviate from parking requirements. 6. The applicant is requesting approval of a tentative tract map to subdivide the building into medical office condominiums. 7. Appropriate findings for approval of a variance are as follows: a. That there are exceptional or extraordinary circumstances not applicable generally to the other property or class of use in the same vicinity and zone. b. That such variance is necessary for preservation and enjoyment of a substantial property right possessed by other property in the same vicinity and zone but which is denied to the property in question. c. That granting such variance will not be materially detrimental to the public welfare or injurious to property or improvements in such vicinity and zone in which property is located. d. That granting such variance shall be consistent with the adopted General Plan and any applicable Specific Plans. 8. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On basis of evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. There are no exceptional or extraordinary circumstances of the property not applicable to other similar property. The property is vacant land suitable for new development, and able to comply with existing zoning standards. c. The granting of this variance will be materially detrimental since it lacks the proper amount of parking to accommodate the proposed use. The lack of parking would result in the adjacent parking lots and uses being impacted when no parking is available at the parking lot designated to serve the four-story medical office building. The overflow of parking into the public facilities would result in city and county offices not providing adequate parking to serve their constituents. d. The proposed project would require the removal of 114 trees. The Civic Center complex was developed in the 1960s. The subject includes numerous mature trees that provide shade and contribute to the open space/park like atmosphere within the civic center. Goal No. 5 of the Land Use Element of the General Plan calls for "providing and maintaining, in conjunction ivith the open space element, an aesthetically pleasant environment for those tivho live, tivork, play and visit in West Covina. The proposed project would significantly change the aesthetically pleasing environment of the Civic Center by grading the southeast corner of West Covina Parkway and Garvey Avenue, which would remove the earth berms along Garvey ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_Denial of project\Var Reso_denial.doc Planning Commission Resolution* l 1-5451 'Variance No. 11-08 November 22, 201 1- Page 3 Avenue, and .open a view corridor from the Civic Center to Garvey Avenue and the freeway. The Environmental Quality Element of the General Plan Goal No. 18 states that " whenever appropriate, maintain existing vegetation to prevent soil erosion, provide scenic beauty and protection of water resources. " Although, the General Plan recognizes that the City has not officially designated scenic highways, the General Plan states that "Within West Covina, scenic highways may be categorized a being either Urban or Hillside. Urban Scenic Highways generally serve as thoroughfares leading to the heart of the West Covina Civic. Center area, border the Central Business District area, or, in the case of Azusa Avenue, are the primary north -south roadways through the City. Minimum standards for these roadways should be include aten-foot wide landscaped median strip, distinctive street lighting, specially designed bits stop areas, and an incorporated' theme for sidewalk treatment, landscaping and crosswalks ". Therefore, the grading. and removal of the existing trees would be contrary to the scenic highway designation of the General Plan. In addition; the removal of the existing berms will be contrary to the goals of the Noise Element of the General Plan. One of the goals of the Noise Element is to "reduce, to the maximum extent possible, the impact of noise within the City. " The existing earth berms, dense planting and trees are attenuating noise devices to the Civic Center. Based on the goals and policies of the General Plan, as mentioned above, the project is not consistent with the City's General Plan goals and policies. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Variance No. 11-08 is denied. I HEREBY CERTIFY foregoing Resolution was denied by the Planning Commission of the City of West Covina, at a regular meeting held on the 22nd day of November 2011, by the following vote: AYES: Stewart, Redholtz NOES: Sotelo ABSENT: Carrico ABSTAIN: Holtz DATE: November 22, 2011 _Herb Redholtz, Vice-C iairman Plarming Commission Jef �derson, Secretary Planning Commission Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_Denial of project\Var Reso_denial.doc • WTAC.,.H M E N T 19 PLANNING COMMISSION RESOLUTION NO. 11-5452 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, DENYING TENTATIVE TRACT MAP NO.71595 TENTATIVE TRACT MAP NO. 71595 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South - Civic Center) WHEREAS, there was filed with this Commission a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a tentative tract map to subdivide the 14.9-acre site to create a 29,000-square foot parcel for medical office condominiums on that certain property described as: Assessor's Parcel Numbers 8474-001-906 in the records of the Los Angeles County Assessor; and. WHEREAS, a tentative tract map has been submitted, for the subdivision of the lot to allow 39 medical office condominiums and create a parcel; and WHEREAS, the requested General Plan .amendment (No. 11701) has been proposed to change the existing land use designation from "Public Facilities" to "Service and Neighborhood Commercial." WHEREAS, consistent with this request, the applicant has also requested a zone change (No. 11-01) from "Public Building" (PB) to "Neighborhood Commercial" (N-C); and . WHEREAS; a precise plan (No. 11-02) for the site plan and architecture and a tree removal permit (No. 11-04) to remove significant trees has been submitted for the development of the project; and WHEREAS, a variance (No. 11-08) from parking requirements has been submitted for the development of the project; and WHEREAS, the Planning Commission upon giving the required notice did on the 22nd day of November, 2011, conduct a duly advertised public hearing as prescribed by law to consider said application. WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The project consists of a plan to approve the design and allow the construction of four-story medical office building with 39 condominium units and a surface parking lot with 218 parking spaces on an approximately 2.69-acre development site. In addition, the project includes the expansion of the parking lot on the south side of the library to 129 parking spaces. 2. The project includes a General Plan amendment to change the land use designation from "Public Facilities" to "Service and Neighborhood Commercial." ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions Denial of project\TTM Reso_denial.doc Planning Commission Resolutio11-5452 • Tentative Tract Map No. 71595 November 22, 2011 -Page 2 3. The project includes a zone change requesting to change the zone from "Public Building" (P-B) to "Neighborhood Commercial" (N-C). 4. The project includes a precise plan for the architecture and site plan layout for the proposed project and a tree removal permit to remove 15 trees located in the front yard setback. 5. The proposal requires the approval of variance to deviate from parking requiren-lents. 6. The applicant is requesting approval of a tentative tract map to subdivide the building into medical office condominiums. 7. Appropriate findings for approval of a tentative tract map are as follows: a. That the proposed map is consistent with applicable general and specific plans. b. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. c. That the site is physically suitable for the type of development. d. That the site is physically suitable for the proposed density of development. 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. 8. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of : 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, for Tentative Tract Map No. 71595, the Planning Commission makes the following findings: a. The proposed Tentative Map is not consistent with the General Plan. The Environmental Quality Element of the General Plan Goal No. 18 states that "whenever appropriate, maintain existing vegetation to prevent soil erosion, provide scenic beauty and protection of water resources. " Although, the General Plan recognizes that the City has not officially designated scenic -highways, the General Plan states that "Within West Covina, scenic highways may be categorized a being either Urban or Hillside. Urban Scenic Highways generally serve as thoroughfares leading to the heart of the West Covina Civic Center area, border the Central Business District area, or, in the case of Azusa Avenue, "are the primary north -south roadways through the City. Minimum standards for these roadways should be include a ten foot wide landscaped median strip, distinctive street lighting, specially designed bus stop areas, and an incorporated theme for sidewalk treatment, landscaping Z:\Case Files\PP\?-OI 1\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_Denial of project\TTM Reso_denial.doc Planning Commission Resolu*o. 1 1-5452 • Tentative Tract Map No. 71595 November 22, 2011 - Page 3 and crosswalks ". Therefore, the grading and removal of the existing trees would be contrary to the scenic highway designation of the General Plan. In addition, the removal of the existing berms will be contrary to the goals of the Noise Element of the General Plan. One of the goals of the Noise Element is to "reduce, to the maximum, extent possible, the impact of noise within the City. " The existing earth berms, dense planting and trees are attenuate noise from the 10 Freeway to the Civic Center and surrounding areas. d. The proposed project is comprised of a 55,680-square foot, four-story medical office building and an approximately 88,840-square foot surface parking lot that will provide a total of 218 parking spaces. The project requires a total of 264 parking spaces to meet the off-street parking requirements set forth in the West Covina Municipal Code. The project is .deficient by a total of 46 parking spaces. Therefore, the proposed project does not meet all of the development standards required by the Municipal Code since the site is not adequate to be developed meeting all the required development standards. In addition, the proposed building is not architecturally consistent with the other buildings in the Civic Center. Therefore, the site is not physically suitable for the proposed project. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, the tentative tract is denied. I HEREBY CERTIFY that the foregoing Resolution was denied by the Planning Commission of the City of West Covina, at a regular meeting held on the 22" a day of November, 2011, by the following AYES: Stewart, Redholtz NOES: Sotelo ABSENT: Carrico ABSTAIN: Holtz DATE: November 22, 2011 Herb Redholtz, Vice -Chairperson Planning Commission Jeff son, Secretary PIing Commission Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_Denial of project\TTM Reso_denial.doc November 22, 2011 Mr. Andrew Pasmant, City Manager West Covina City Hall Re: West Covina Office Project Dear Mr. Pasmant: I have been a proud resident of West Covina for many years. I am truly happy with my experience here, and I would like to see that the City continues to move forward. That is why'I am writing to you today, to show my support for the OfficO Condo project at the West Covina Civic Center. 1 am well aware of the article that was published regarding the trees that would be taken down, but lam also aware that the developers are proposing to put in brand new landscaping and that they will also be replacing every single tree that is removed. Those trees have been there for many years and are beginning to look dated. A revival of the civic center could begin with this project. The project would bring vibrant and updated landscaping, a brand new modern building, and will eventually draw more people towards the civic center. The office condo will create jobs for the City, and most importantly.provide a brand new facility for residents like myself to use. I fully support this project, and I hope that the City will make the right decision to approve this project to revitalize the Civic Center, and create more jobs in these tough economic times. Sincerely, Nick Sun Cc: Mr. Steve Herfert, Mayor E F 0 0 November 21,291 .1. New York Life Insuranee 17110.COlima Road; Suite H Haden(la Heights, CA 91745 904 -9177 - Fax: (626) 965-15069 Iti'Tr: Andrew Pasmant, City Manager West Covina C t YH411 1444: West.Garvey Avenue. Wcs,tscovin,a, CA, 9.1790 . !le . . `West .. 1. 4 t � Condominium Project. Dear. W.-PAsman. -A$-�'a resident :ofWestCO TR:;:(M,address.islSl:5�p0n.tle-West C6...vftm CA .9179:1 -f condominium project afthe W Covina p f icg� co .,..p West ... :-CiVic center. Cureptl I am a licensed New Yprk::Life.ihsOjmbce d leagina�and operating m gpnt y own business ihlhe city b.. fHazienda E.66m. Fliavematey customers ih.the-,We$t Covinavrea tliacl wouldlike. to,00ntinue to provide, insurance .se services.for Asthavealwayswanted-to .1..purc'hasg_1and owri my this ,PTQPCiwould prp e .4.ie a ppgopportunity cit unity to.. p achieve my:dreara.,in .-close proximity to MY home. I think having a rnodarn.:Office bui Idi . ng.atothisIbeation will provide a trice : environmen(for many local. bushes. ses; and even 'bring -iP other new cgiside'busi.nesses. In. addifion,. it 1vould. be V&y.'tdnvehient f6f local res.idents,;to: obtain .insurance $,6f ices as *.ell as other seryao.slo be:.Proovided,a (hisptqject ffizon Wion this eve 0 d k pmeri(pr6j6d afid:1.6. k forward to the completionof the0fice.: condominium building very 'soon. • 17110-C61im-a Road':Swheli HaqiendA 11L�,Wjts, CA .9.1745 fi26 960697 � Vgx: (020:965e5069 Ndy&6bef 2 11 -i,201 I Mr. AnOrew?a�rndnt. City Manager ... . :1 ' .. .. Wst Covina City Flall 140 West Garvey Avepue wes t Covina; CA. 917.90 R6tt West -C 6 vib a" 0 fffq6, `Q, on do mi"ini u. M ProjecC. eat... As..:a,.res.-tdeiit'of"W-ust-.Co aC(my.-addTe is Bentley CL, NV6stCo'vjna,--QA9.: 791 *.s�l th, d* f d&;cOiddra ni bi prqJeqay. WesocovinaCi=ie Center:. I. -AM, WrIond in. support .4f. -F the Ow prow. :Q 1 Ll currditl 1. farn.:g lic&hsed Fhrmetsinsance'agbnt leasi gan -rating::my ownbusiness Ihihe:cky of-Kacienda Hef-Its. I:,have many customers in theVestCoxna area:that I As I havealwayswantedto puichase and own -my own office-unic, this project vvoald provide: me a -neat opportunity to. achieve MY dfp, jit- in close pf6iiinfty to my ljoilit'. A having -.n.o :At his ".1m Ithink-ha --a:j dem;office'.Ibuildin,atip, n zv 11 provide for .many I l`businesses and eN'&h bring: 10: other new: Outside bvs1ne8se§. In addi n it would veY:qoniv66tnt for insurance services as well as other servicesto J �:'t IS project,:. .� be TT.q.ypd at e t PTOJW, IN VY4 In conclusion, l here6 I.Opme 'Tiproject d1o6kf6r W16.the tbuip.16106n. Of the office c'o'ncl6n'ii:aiii.m:bui'lding:.Nery Soon. Saicerely, :cjc4 mt. -St6ve deirt ; Mv ayar DAVIS LAW OFFICES 1900 WEST GARVEY AVENUE SOUTH SUITE, 160 WEST COVINA, CA 91790 TELEPHONE:, (626.) 962-7400 11-15-2011 FACSIMILE: (626) 962-7474 E-mail: davislawoffice@verizon.net m Mike Touhey, Mayor ,a West Covina City Counsel 1444 W. Garvey Ave. South West Covina, CA _ RE: Support For Proposed Office Project at West Garvey Ave. and West Eovina^ Parkway Dear Mayor, I strongly support this project as it will bring jobs and tax money to the city. We need more modern medical suites. The impact to the environment will be relatively minimal as no homes need to be taken down, etc. The CGM group has a good track record. Please move the process forward and accomodate this builder as we need . development. Thank you. Truly, Jay Davis cc: CGM I Page 1 Nov 44% v, D f APTACHIMENT 21 Jeff Anderson From: Andrew Pasmant Sent: Tuesday, December 13, 2011 11:54 AM To: Nancy Ramos Cc: Jeff Anderson; Sue Rush; Chris Chung Subject: FW: December 20th Council Meeting please forward to council From: albert venzor [mailto:abvenzor@verizon.net] Sent: Monday, December 12, 2011 8:03 PM To: Andrew Pasmant Cc: Chris Freeland Subject: December 20th Council Meeting Mr. Pasmant, I am e-mailing you this to confirm our earlier telephone conversation of today, regarding the Medical Building and tree cutting Project.. Please relay to the Council Members that date is not feasible due to it being very close to the Holidays. This would not be fair for our West Covina residents who will not be able to attend to voice their opposititon to this project due to traveling, and the busy holiday season. As my family and I very much oppose this project. We will attend the Meeting on the 20th and hope that this item on the Agenda will be postponed until after the holidays. Thanking you in advance regarding this matter. Sincerely, Blanca Venzor _ 6/917-0074 1 • Jeff Anderson • From: Andrew Pasmant Sent: Tuesday, December 13, 2011 11:43 AM To: Nancy Ramos Cc: Sue Rush; Jeff Anderson; Chris Freeland Subject: FW: City Council Meeting share with council. From: Fernando [mailto:ftorrespr@charter.net] Sent: Monday, December 12, 2011 9:01 PM. To: Andrew Pasmant Subject: City Council Meeting Dear Mr. Pasmant, I am a West Covina resident, property owner and tax payer. I am writing to you today regarding the proposed medical building on the civic center property to request this issue be postponed until after the holidays. This is of great concern to many residents and, everyone should have the opportunity to voice their opinions. This is a time for families, churches and neighbors to gather and celebrate. This is an issue that will affect many people and the profile our city. Many residents are preparing for this sacred time. We encourage you to respond to the request of the residents' you represent together with our Mayor and City Council. This is not the time for more adversity! Sincerely, Fernando Torres 1 0 Jeff Anderson 0 From: Andrew Pasmant Sent: Tuesday, December 13, 2011 11:55 AM To: Nancy Ramos - Cc: Sue Rush; Jeff Anderson; Chris Chung Subject: FW: Dec. 20 Council Meeting pls forward to council From: albeit venzor [mailto:abvenzor@verizon.net] Sent: Monday, December 12, 2011 7:55 PM To: Andrew Pasmant Cc: Chris Freeland Subject: Dec. 20 Council Meeting Mr. Pasmant, I am writing to request the Dec. 20th Council Meeting regarding the proposed Medical Facility at the corner of West Covina Pkwy. and Garvey be posponed until after the Holidays. This would allow many Citizens of the City the opporitunity to have their voices heard regarding this matter, which they otherwise might not have due to the Hoildays... a time many residents will be traveling to visit family and loved ones which makes this a unfair date (12/20) for residents to attend. Thanking you in advance for your consideration in this matter. Albert Venzor West Covina resident 1 MaryChristenson Boice 416 La Sena Ave W. Covina, Ca 91790 West Covina City Council RE: Plan Amendment # 11-01 It was with great pleasure that I read that this proposal did not pass at the Planning Commission meeting. Even after this decision CGM has decided to appeal this finding. CGM should have all their I's dotted and T's crossed before expending time, energy and perhaps money on such a project, OR HAVE YOU AS CITY COUNCIL ALREADY GIVEN APPROVAL? I was informed by the City Hall when this' controversy began that this was not A DONE DEAL. Now I am beginning to have doubts. The people of W. Covina revolted and began a campaign not to have this outrageous medical building completed and our beautiful .green belt area destroyed. Did any of you read the letter from Mr. James,Toma president of Friends of W. Covina Library? He stated quite eloquently all the facts why this building must not go forward. Mr. Robert Sotelo should be aware that the construction jobs would disappear and the permanent jobs would be available at any other location that Peichin Lee decides to build. In all the articles I have read there has never been a plan to accommodate all the parking spaces required for our library. At this time there are 30 STAFF PARKING spots. That amount certainly is not in the figures. It appears that the citizens of W. Covina must again begin our campaign to keep our library as is. -Mary Christenson Boice -Mary Christenson 8oice 416 La Sena Ave W. Covina, Ca 91790 West Covina City Council RE: Medical building next to library I am enclosing an article in today's Tribune. My letter to the editor was never in the paper but Ms Arndt -has -truly expressed my feelings. I did not count empty buildings but I did actually drive through the library parking lot; North and South and counted how many spaces there are now. You have not -included. in the new proposal what is .there plus the Staff parking. Please let your fair and just decision guide you in the up coming meetings and reject -this obscene proposal. We do not want to lose our library. Mary Christenson Boice .1 AF111-l. INS Keep libtary trees YOUR VIEW I attended the most recent Planning Commission meeting in West Covina- flanking either side of the campus ofF,= The subject was the destruction of the the Queen of the Valley Hospital. beautiful wooded hill and prime park - If we are in need of another medi w.'- ing area of the Los Angeles County- Public Library. In its place, the city facility, why are all these other spaceo leaders propose to build another available? I do not choose a doctor because there is a fountain and nice medical building. Once that area is destroyed, it is plantings i . n I the entryway. I choose a physician because he is competent gone forever. Certainly another empty building for sale lease is not needed in professional and into preventive care. If a luxurious setting is a patient's that part of the city. I drove from the need, then they should look to another library east on West Covina Parkway, city. south on Sunset to Merced Avenue, west on Merced and then north on We are serviced by three fine medi- Orange Avenue. I counted 10 facilities cal hospitals with adjacent medical that have.,for sale/lease signage clearly spaee for professionals Who service posted. them. We. must not give up the only The new, building at the comer of green space in this beautiful civic• ceu- Orange, ao t�Cameron in the Cameron ter for this construction; This plan office L q complex continues to be must be abandoned. �fteIseveral months of comple di. np Carolyn Ann Arndt ATT: West Covina City Council RE: Plan #11-01 This letter is to encourage you to reject the proposal by CGM to build a medical building next the library. Their appeal to the planning commission f` decision should be rejected. wM .sr The Planning Commission has already rejected this item and CGM should y be encouraged to find another location and not destroy a wonderful` City location. f� Why didn't the people know'of your Negotiation Agreement it signed last x2Ac year? Now we have to wait because you signed a .90 day extension?'� r _l _J �_J Douglas D. Walthall 416 La Sena Ave W. Covina Ca 917910 ATT: West Covina City Council RE: Plan # 11-01 This letter is to encourage you to reject the proposal by CGM to build a medical building next the library. Their appeal to the planning commission decision should be rejected. The Planning Commission has already.,rejected this item and CGM should be encouraged to find another location and not destroy a wonderful City location. / ATT:. West Covina City Council RE: Plan # 11=01 This letter is to encourage you to reject the proposal by CGM to build a medical building next the library. Their appeal to the planning commission decision should be rejected. The Planning Commission has already rejected this item and CGM should be encouraged to find another location and not destroy a wonderful City location. Why didn't the people know of your Negotiation Agreement it signed last year? Now we have to wait because you signed a 90 day.extension? STATE CAPITOL .�ya.��. COMMITTEES PO BOX 942849 7j BANKING AND FINANCE SACRAMENTO, CA 94249-0057 � Y�y HEALTH (916) 319 2057 \.L fifo 1 l� a..��v. � 1(= 4!51 ['� ll l UTILITIES AND CONIP:IERCE FAX (916) 319-2157 WATER, PARKS AND WILDLIFE DISTRICT OFFICE 100 NORTH BARRANCA, SUITE #895 WEST COVINA, CA 91791 (626) 960-4457 FAX (626) 960-1310 November 22, 2011 City of West Covina Honorable Mayor Steve Herfert 1444 West Garvey Avenue West Covina, CA 91793 Dear Mayor Herfert: ROGER H>Ei N,&NDEZ MBLYMEMBER, FIFTY-SEVENTH DISTRICT ASSISTANT`MAJ, ORITY WHIP As a long-time resident and former Mayor of the beautiful City of West Covina, I am honored to know that the City has had 29 consecutive years as "Tree City U.S.A." This environmental distinction is not an easy task to accomplish. I applaud the City's leadership and staff for their commitment to this legacy. I'm writing you to formally express my concern and that of the community at -large. Your recent decision to enter into an exclusive negotiation agreement with a development company for the construction of a 4 story office building on 22 pristine acres of the City of West Covina's open space is a'shift away from the city's environmental legacy and has. created public outcry and dissent. Additionally, the negative environmental impacts, because of the proposed development, that come with the removal of over 140 mature trees and shrubs, the increased traffic congestion and decreased parking accessibility to the West Covina Regional Public Library is alarming. It also appears that the discussions over the Exclusive Negotiating Agreement (ENA) have been conducted outside of an open and public process. I worry that this proposed development will be approved without the input from the planning commission or, most importantly, West Covina residents I am formally opposing the development of this project and side with members of the community who have voiced opposition to this project. Many concerns brought from the public include the City's inability to mitigate the negative impacts of the proposed project, the loss of 2.2 acres of open and green public land, increased traffic congestion and decreased parking accessibility to the West Covina Regional Public Library. The process that the City must embrace should include the important comments from members of the public and must be open and transparent. I encourage the City Council and the Planning Commission to increase public outreach as well as to exceed the public comment process to ensure that the community is fully informed of the development and allows for greater input by individuals and community groups. As the City Council and the Planning Commission move through the process, Council Members, Commissioners and staff must be highly responsive to the community's concerns in a timely fashion and declare if any conflicts of interest exist. Ver truly yours, Roger Hernandez Assistant Majority Whip Assemblymember, 57th District Cc: Honorable members of the City of West Covina City Council Honorable Chair and members of the City of West Covina Planning Commission Mr. Andy Pasmant, City Manager Printed on Recycled Paper ;4Zl Fabiola Wong From: theheartofgodministry@netzero.net Sent: Monday, November21, 2011 10:34 PM To: Fabiola Wong Subject: West Covina Library Dear Sir: I was so sad to hear that people were thinking & planning to tale out all those beautiful trees & landscape around the library. It is so peaceful there such a beautiful place for our city of West Covina to take pride in having for us all. Why Why would anyone want to tear it out & destroy such a beautiful place. Please do not do it. I have lived in West Covina over 50years. When I heard of this plan I wondered what in the world are they thinking. Just standing & looking & feeling the beauty surrounding the library & then look across the street at the flat vacant ugly parking lot by K-Mart, & it just doesn't make any sense to me to destroy something so meaningfi.rl to so many people of West Covina & so beautiful that adds to the beauty of West Covina. . PLEASE DO NOT DO THIS. I am having my sister- email this to you for me. Thank you for your time. It means a lot to my sister also, so two votes. Don't do it. We love the library & we love all those beautiful trees & greenery there. Please don't destroy it. Sincerely, Pam Todd Paula Todd The New "Skinny" F111it How This Strange 62-Cent African Fruit Is Making Americans Skinny. HLifestyles.com RECEIVED NOV 'Z ? 2 011 PLANNING DEPT r Irene 62696�487 p.2 RECEIVED NOV 17 2011 November 15, 2011 PLANNING DEPT. City of West Covina Planning Department Mr. Jeff Anderson, Planning Director Re: Mitigated Negative Declaration of Environmental Impact Proposed Medical Office Condominium, 1607 West Covina Parkway Tliere are many concerns with this Proposal. Some include: I question if the "duly advertised public hearing notice" is adequate for a property that affects every resident in the city. It's their Civic Center and City Hall. The news publication and notification within 300 feet take in very few residents. Community -wide input would be good here. The, "Mitigation" in many respects seems to work on paper, but it is does not seem adequate in reality. For example: sixty -some boxed trees to replace over 140 very special and beautiful trees; removing fully landscaped and protective berms with the disposal pollution mitigated by giving assurance that the landfill accepting the waste is less than 10 miles away. it is rather ironic, the berms and trees were there to "mitigate" freeway pollution and noise. Another concern is traffic and safety. There is a plan to mitigate the traffic increase at the freeway intersections. But another possible/probable increase of traffic and congestion not considered is on West Covina Parkway. This could result as cars attempt to enter and exit the enlarged parking lots, particularly if the mitigation proposal of having bates at the entries is in effect_ The busy bus stop also contributes to congestion The study found no impact or less than significant. impact on such important things as aesthetics and recreation, and dealt with water only in regards to construction. There is concern about parking lot water runoff with such extensive paving and a lack of permeable areas for water to seep into the ground. The West Covina Civic Center"Island' with its beautiful trees and park like grounds is an important and historic part of the city. For many years people have enjoyed it as a unique place with an identity that is strictly West Covina. Its natural beauty is good for the body, the mind and for the City. To remove all this and replace it with structures and paving is tragic. I wonder if the income from this development could ever do as much for the City as having this special and rare place of peace and beauty shared by so many. Perhaps the General Plan amendment as well as the Zone change need not be granted. The Civic Center was designated as Public Facilities and Public Buildings. It is a unique piece of public property and perhaps better serves the public by remaining so. Sincerely, Irene Fleck 818 S Serenade Avenue West Covina CA 91790 RECEIVED November 15, 2011 NOV 15 2011 PLANNINQ DEPT. Planning Commission City'of West Covina 1444 W. Garvey Avenue West Covina, CA 91790 Dear Planning Commission Members: Today's San Gabriel Valley Tribune featured an article on the first page. (with a continuation on page A4) with a large headline that caught my eye: BUILDING'PLAN`IRKS SOME. I'm one of the "some" that this plan "irks," and I'm writing to voice my opposition to this proposed building project. Tribune writer Juliette, Funes quotes .Beverly Bluthius, president .of West Covina Beautiful, as saying "the whole green space on the south side of the library will be gone... it would just completely change the whole area that- is our Civic Center." I'd say the removal of approximately 141 trees and putting up a building will definitely change the area —and not for the better. Isn't there a credit union building just across West Covina Parkway in the K-Mart parking lot that's been vacant for years now? And the old Wickes building? And the west end of Eastland shopping center where Mervyn's used to be? Why do we need to build more buildings when we're not using the ones that already exist? Please consider the will of the residents of West Covina before taking such a step. It would be a big mistake to continue with this project. I'm going on record as being opposed! Sincerely, Sharon V. Chapman 923 W. Pine Street West Covina, CA 91790 Sharon v chapman(c-Dyahoo.com o Yl Q uj RECEIVED NOV 07 2011 PLANNING DEPI I1 �I is OL f-4 OLL q_" C�t fa �" Lt� zQh rtp, --LAA- I I � CUtQ.Ct., �vG—��,e� c�h-8�►�. (,c.��tx-� .�-8' ;�' �I I' it i� r I. '. .i�vv`�a...o;�mr.�rm�,wc.Sir+Sr.Ssu.Ssuiia�Yt�r=iiii�:�3.4'uarv�.:vt��eew --—srwxtsdrva'sr':.mS..Ssulio�',�. a�SiL'�:ii�+is�= ut�_.w.aam�r.:rcae.. ..u'='yri .- ., .I � 9�+wM1.�wtcm+E�.ka �eiz&a'vice- •cc ^xea:'3?��.�`�'�L� 0 Dear Councilman Herfert: The following is my owh "Environmental Impact Report" that I hope you will consider before a vote is taken on whether to approve'the proposed project on the library site. In 2012 West Covina will have the distinction of being designated as a "Tree City USA" by the National Arbor Day Foundation for the 30th consecutive year. Only a small number of cities have been designated as a "Tree City USA" longer than West Covina. One of the requirements of becoming a "Tree City USA" is that the city must have an Urban Forestry program in place. I seriously doubt that the National Arbor Day Foundation would find the destruction of 141 healthy trees an acceptable program. Beside their aesthetic value these trees provide an important function. The removal of the earth berm would allow toxic gasses from the freeway to drift onto the site of the development. The trees now convert these gasses into oxygen. In addition the berm also dampens the noise from the freeway. Consider the impact the proposed building would have on parking. The building would contain 39 medical offices. Assuming there was only one doctor per office and each patient's visit lasted 45 minutes the doctors would see 390 patients each day. Assuming each office would be staffed by one doctor, one nurse and one receptionist there would be 117 staff. The 117 staff members plus the first 39 patients would arrive at the same time. The remainder of the patients would arrive in groups of 39 every 45 minutes. During the first 45 minutes 156 parking spaces would be required leaving only 62 parking spaces for library staff patrons, etc. The 390 patients plus the 117 staff totals 507 persons that would be coming onto the site each day. This amount of traffic would definitely pose a real problem. Has an estimate of the cost of removing 20,700 cubic feet of soil and 1,360 tons of asphalt/concrete been obtained? This would be extremely expensive and should be given careful consideration. Let's consider the results of this project from an aesthetic perspective. Take a long look at the existing site. Currently there is an attractive library surrounded by a grassy area with a backdrop of beautiful trees and a berm that conceal the view of the freeway. Do we really want to exchange this for a view of the library situated on wall to wall asphalt, in the background a 70 foot tali building and a view of the freeway? Surely there is a much more appropriate site on which to construct this building. It is definitely too large for the site. Respectfully, Geneva Nixon 1236 S. Shadydale Ave West Covina, CA 91790 NDS OF THE WEST COVINA LIBRARY`- FRIE1607 West Covina Parkway West Covina, CA 91790 westcovinafriends@gmail.com Jeff Anderson,. Director City of West Covina, Plaiuling Department 1444 West Garvey Ave. P.O. Boa 1444 West Covina, CA 91793 Re: Proposed Medical Office Building at 1607 West Covina Parkway Dear Mr. Anderson: November 2, 2011 RECEIVED NOV 072011 PLANNING ®EPT I write on behalf of the Friends of the West Covina Library ("Friends") about our concerns regarding a proposed medical building project near the West Covina Library. As you may know, the Friends are volunteers whose mission is to promote increased knowledge and to foster public support for the Library, a valuable resource for residents of West Covina and nearby areas. The Library serves over 1,000 visitors a day, and is one of the busiest libraries in Los Angeles County. The Friends recently became aware of.the application.to the West Covina Plamiing Commission by Creative Design Associates, Inc. for a proposed medical office building at 1607 West Covina Parkway at the northwest corner of the Civic Center. The Friends have serious concerns about the project, including: 1. THE MEDICAL BUILDING PROJE( TY RISKS. CT LIBRARY PARKIN The parking lot north of the Library of 99 parking spaces will be eliminated from Library use and replaced by an expanded 218-space parking lot dedicated for the medical building project. The parking lot south of the Library of 42 parking spaces will be expanded to 128 parking spaces. The project parking is insufficient for at least three reasons: (1) the Library will lose 13 parking spaces; (2) Library patrons will now have to compete for parking with persons visiting other parts, of the Civic Center; and (3) any parking validation and/or time limit procedures will impose inconvenience for Library patrons. This will cause a burden for Library patrons, especially the elderly and those with children. In addition, greater parking congestion will create a more hazardous situation for Library patrons — in particular, our youngest library patrons. Under the city code, a building the size of the proposed medical office building should have 264 parking spots, but the proposal is only to build 218 parking spots, a shortage.of 46 parking spaces. Greater parking congestion will impact other areas of the Civic Center. The survey regarding Civic Center parking handling the increased burden is speculative `since there are a number of factors that could easily overload Civic Center parking. For example, dozens of daily commuters park across the street from the Civic Center because it is free. Should that situation change, which could easily occur, the Civic Center parking lot will face a very large demand from commuters who would have nowhere else to park. Thus, the Civic Center parking lot could be overwhelmed by the project demands and could become a parking nightmare. Mr. Jeff Anderson • October 17, 2011 Page 2 2. THE MEDICAL BUILDING PROJECT WILL INCREASE TRAFFIC. The project will cause a significant increase in traffic, especially at the intersections and ramps to get on and off I-10. The staff report notes that. the traffic study showed that the "Pacific Avenue and I-10 Westbound Ramp/Garvey Avenue North intersection would be significantly impacted" and the project would generate 2,000 daily trips, including hundreds of trips during peals traffic hours. This increase in traffic will cause greater inconvenience for library patrons and employees and create safety risks. 3. THE MEDICAL BUILDING PROJECT WILL HAVE. A DETRIMENTAL ENVIRONMENTAL IMPACT. The medical office building will be the tallest in the Civic Center. The project parking lot will be expanded into what is currently green space. The project will remove 141 trees — an incredible loss for the City. The trees and lawn in front of the Library create a picturesque area used by the Library, Library patrons, and residents for special events and photos. Library patrons will no longer enjoy the natural scenery but now will look out onto a parking lot. Furthermore, the large trees planned for removal act as a buffer for freeway and traffic noise and their removal will cause noise pollution. The Friends considers these negative impacts to the Library very serious and ask that you take these into consideration. Should you need additional details or information regarding our concerns, please do not hesitate to contact us at westcovinafriends ngmai1.com. Thank you for your consideration. Sincerely, Ja?sM.oma, President Friends of the West Covina Library cc: Members of West Covina Planning Commission Andrew Pasmant, City Manager Members of West Covina City Council Los Angeles County Supervisor Mike Antonovich Assemblymember Roger Hernandez Senator Ed Hernandez 2 FROM : DROOKS : 1 FAX N0. : 1 626 9184807 Jec 01 2011 01:46Prl P1 October 19, 2011 Alvan Carrico, Chair . West Covina Planning Commission City of West Covina, 1444 W. Garvey Avenue" Room 209 West Covina CA. 91790 Dear Mr, Carrico, RECEIVED OCT 3 1 2011 PIANNING_ DEP— a. I am writing to you about the proposal presented at the October 11°' West Covina Planning Commission meeting, to sell the parking lot presently being leased by Los Angeles County for use of the staff and library visitors at the adjacent Los Angeles County Library on West Covina Parkway. I understand that the proposed plan is to sell the property, remove.the berm "and trees next to the service road/freeway, and to build a medical building on this site, The project was presented and set aside for discussion at a later date on October 11 the Planning Commission office informed me. I understand that the plan is. to expand the parking lot between the Library and Court House and Health Services, to be shared by all three of the above. There are many reasons why removing this parking lot is n.ot a good idea This is one of the few green -belts in this part of West. Covina. It gives protection against the noise of the freeway It is convenient to the library. The medical building on the corner will 'incr`ease traffic at an. already busy corner_ A parking lot shared by the County Court House, Health Services, and County Library, will not guarantee parking for library patrons. Please share my letter with the Planning Commission members, Please reject the proposal 'to sell this property. Thank you. Sincerely, Baalah F. Drooks 1632 South St. Malo Street West Covina, CA 917990 OIL Post Office Box 962 - West Covina, California 91793 (DECEIVED Fabiola Wong, Planning Dept. OCT 1.8 Z 011 and Members of the Planning Commission P�N�jN G DAP 1444 W, Garvey So. T West Covina CA 91790 October 17, 2011 Dear Ms. Wong and Members of the Planning Commission, As President of West Covina Beautiful I wish to express the major concerns of our members about the city project refered to as 1607 W. Covina Pkwy. Our organization has long been prominent in maintaining West Covina's position as a Tree City as well as promoting beautification here. The area designated is the prettiest in the whole downtown area and represents what we want resident and guests to enjoy while being here. Your report states. that this project would cause no impact or less than significant impact in aesthetics. That is not true and with the removal of trees, all the earthen berms and shrubs that were purposely put there for environmental reasons there would be no protection from freeway noise, dirt and bad air. This project is not needed and would not improvethe area or our city. Respectfully, Beverly Bulthuis .Pres. West Covina Beautiful. West Covina Planning :Commission 1444 W.Garvey So. W. Covina, CA 91790 RE: General Plan Amendment # 11-01 Zone Change # 11-02 Variance #11-08 Tree Removal Permit #11-04 Tentative tract Map # 71595 Mitigated Negative declaration of environmental impact Please consider My request to deny this change, This letter is to voice my objection to the aboveproject. The zone change should not be approved.- There should not be a medical or other building in that small area. The library and adjoining parking lot should remain as is. No trees or vegetation should be removed. If this measure by the Planning Commission passes and the new construction takes place it is obvious that the library will have to close for who knows how long .Where will mothers take their children for books, how will all the Internet users find computers to do. their work? How will the handicap use the library? The parking lot will be gone and the use of the library will be lost. ALL THE TALL BEAUTIFUL TREES WILL BE REMOVED. RECEIVE® OCT 112011 PLANNING DEPT. t West Covina Planning Commission 1444 W.Garvey So.. W. Covina, CA 91790 RE: General Plan Amendment # 11-01 Zone Change # 11-02 Variance #11-08 Tree Removal Permit # 11-04 Tentative tract Map # 71595 Mitigated Negative declaration of environmental impact Please consider my request to deny this change. This letter is to voice my objection to the above project. The zone change should not be,approved. There should not be a medical or other building in that small area. The library and adjoining parking lot should remain as is. I No trees or vegetation should be removed. If this measure by the Planning Commission passes and the new construction takes place it is obvious that the library will have to close for who knows how long .Where will mothers- take their children for books, how will all the internet users find computers to do their work? How will the handicap use the library? The parking lot will be gone and the use of the library will be lost. ALL THE TALL BEAUTIFUL TREES WILL BE REMOVED. OCT 1 12011 PLANNING DEPT West Covina Planning Conunission 1444 W.Garvey So. W. Covina, CA 91790 RE: General Plan Amendment # 11-01. Zone Change # 11-02 Variance 411-08 Tree Removal Permit # 1.1-04 Tentative tract Map # 71595 Mitigated Negative declaration of environmental impact Please consider my request to deny this change. This letter is to voice my objection to the above project. The zone change should not be approved. There should not be a medical or other building in that small area. The library and adjoining parking lot should remain as is. No trees or vegetation should be removed. If this measure by the Planning Commission passes and the new construction takes place it is obvious,that the library will have to close for who knows how long .Where will mothers take their children for books, how will all the internet users. find computers to do their work? How will the handicap use the library? The parking lot will be 'gone and the use of the library will be lost. ALL THE TALL BEAUTIFUL TREES WILL BE REMOVED. RECEIVED OCT 1 1 2011 PLANNINU DEPT. West Covina Planning Commission 1444 W.Garvey So. - W. Covina, CA 91790 RE: General Plan Amendment # 11-01 Zone Change # 11-02 . Variance #11-08 Tree Removal Permit # 11-04 Tentative tract Map # 71595 Mitigated Negative declaration of environmental impact Please consider my recouest to deny this change. This letter is to voice my objection to the above project. The zone change should not be approved. There should not be a medical or other building in that small area. The library and adjoining parking lot should remain as is. No trees or vegetation, should be removed. If this measure by the Planning Commission passes and the new construction takes place it is obvious that the library will have to close for who knows how long .Where will mothers take their children for books, how will all the internet users find computers to do their work? How will the handicap use the library? The parking lot will be gone and the use of the library will be lost. ALL THE TALL BEAUTIFUL TREES WILL BE REMOVED. RECEIVED OCT 1 1 2011 PLANNING DEPT; 0 West Covina Planning Commission 1444 W.Garvey So. W. Covina, CA 91790 RE: General Plan Amendment # 11-01 Zone Change # 11-02 Variance #11-08 Tree Removal Permit # 11-04 Tentative tract Map # 71595 Mitigated Negative declaration of environmental impact Please consider my request to denv. . this change. This letter is, to voice my objection to the above project. The zone change should not be approved. There- should not be a medical or other building in that smallarea. The library and adjoining parking lot should remain as is. No trees or vegetation should be removed. If this measure by the Planning Commission passes and the new construction takes place it is -obvious that the library will have to close for who knows how long .Where will mothers take their children for books, how will all the internet users find computers to do their work? How will the handicap use the library? The parking lot will be gone 'and the use of the library will be lost. ALL THE_ TALL BEA.UTIEUL TREES WILL BE REMOVED. RECEIVED OCT 1 1 2011 PLANNING DEPT: 0 • West Covina Planning.Commission 1444 W.Garvey So. W. Covina> CA 91790 RE: General Plan Amendment # 11-01 Zone Change # 11-02 Variance #11-08 Tree Removal Permit # 11-04 Tentative tract Map # 71595 Mitigated Negative declaration of environmental impact Please consider my request to deny this change. This letter is to voice my objection to the above project. The zone change should not be approved. There should not be a medical or other building in that small area. The library and adjoining parking lot should remain as. is. No trees or vegetation should be removed. If this measure by the Planning Commission passes and the new construction takes place it is obvious that the library will have to close for who knows how long .Where will mothers take their children for books, how will all the internet users find. computers to do their work? How will the handicap use the library? The parking lot will be gone and the use of the library will be lost.. ALL THE TALL BEAUTIFUL TREES WILL BE REMOVED. RECEIVE® OCT 1 1 2011 PLANING; DF-PT, West Covina Planning Commission 1444 W.Garvey So. W. Covim> CA 91790 RE: General Plan Amendment # 11-01 Zone Change # 11-02 Variance #11-08 Tree Removal Permit # 11-04 Tentative tract Map # 71595 Mitigated Negative declaration of environmental impact Please consider Inv request to deny this chance. This letter is to voice my objection to the above project. The zone change should not be approved. There should not be a medical or other building in that small area. The library and adjoining parking lot should remain as is. No trees or vegetation should be removed. If this measure by the Planning Commission passes and the new construction takes place it- is obvious that the library will have to close for who knows how long .Where will,mothers take their children for books, how will all the internet users find computers to do their work? How will the handicap use the library? The parking lot,will be gone and the use of - the library will be lost. ALL'THE TALL BEAUTIFUL TREES WILL BE REMOVED. f RECEIVE® OCT 1 1 2011 PLANNING DEPT. Vary Ckristenson Boice 4f6 Ca Sena Ave W, Covina, Ca 9179° V& Covina Pfannin, y Commission f444 V,, Clarvey So V. Covina, Ca 9r7go l7eneraf Pfan.[mendment No ii-oi T his is an aTenf rerfuesf for foie commission to aefaU the vofinq on a6ove maN, 7�is nofice s6oufd�6e�ostedin the focarpaper or a9enera(mailn, to afrcifians o f l6e cifjt so 14T wifr6e well in formd a6ouf Ike commissions affenfions AS IF THIS DATE ONLY A F E W PEOPLE OF THE CITY KNOW OF THE COMISSISSIONS PLANS. RECEIVED OCT 0 5 2011 PLANNING pF-PT 1�1 9/26/11 West Covina Planning Commission 1444 W.Garvey So. W. Covina, CA 91790 RE: General Plan Amendment #I 1 -0 1 Zone Change # 11-02 Variance #11-08 Tree Removal Pen -nit #11-04 Tentative tract Map 9 71595 Mitigated Negative declaration of envirom-nental impact Please consider my request to deny this change. This letter is to voice my objection to the above project. The zone change should not be approved. There should not be a medical or other building in that small. area The library and adjoining parking lot should remain as is. No trees or vegetation should be removed. RECEIVED OCT 0 3 ?oil PLANNING DEPT. 9/2 6/11 West Covina Planning Commission 1444 W.Garvey So. W. Covina, CA 91790 RE: General Plan Amendment # 11-01 Zone Change # 11-02 Variance #11-08 Tree Removal Permit # 11-04 Tentative tract Map # 71595 Mitigated Negative declaration of environmental impact Please consider my request to deny this change This letter is to voice my objection to the above project. The zone change should not be approved. There should not be a medical or other building in that small area. The library and adjoining parking lot should remain as is. No trees or vegetation should be removed. r RE EIVED SEP 2 9 2011 PLANNING DEPT. 9/26/11 West Covina Planning Commission 1444 W.Garvey So. . W. Covina, CA 91790 RE: General Plan Amendment 4 11-01 Zone Change 4 11-02 Variance 4 11-0 8 Tree Removal Permit 411-04 Tentative tract Map # 71595 Mitigated Negative declaration of environmental impact Please consider my request `to deny this change. This letter is to voice my objection to the above project. The zone change should not be approved. There should not be a medical or other building in that small area. The library and adjoining parking lot, should remain as is. No trees or vegetation should be removed. f r ,- i IE SEP 2 9 9/26/11 West Covina Planning Commission 1444 W.Garvey So, W. Covina, CA 917.90 RE: General Plan Amendment # 11-01 Zone Change # 11-02 - Variance #11-08 Tree Removal Permit # 11-04 Tentative tract Map # 71595 Mitigated Negative declaration of enviromnental impact Please consider my request to deny this change This letter is to voice my objection to the above project. The zone change should not be approved. There should not be a medical or other building in that small area. The library and adjoining parking lot should remain as is:. No trees or vegetation should be removed. RECEIVED SEP 2 8 2011 PLANNING DEPT. Zf/, G�au�,Gfa� �1T�P 9/27/11 W. Covina City Hall West Covina Planning Commission 1444 W. Garvey Av So W. Covina Ca 91790 ATT: Planning Commission RE: Zone Change l 1-01 Following are some serious questions I would like answered regarding this proposal. Who now owns this comer property Who would benefit if this medical building were to be completed My number one concern is if the project is to move forward would the library be closed for a time and if so how long. If it is to remain open during constriction where will the parking be and where will the handy cap parking be located. I sincerely hope the commission will find the time to respond to me in a timely manner_ regarding these matters. !Regards XV Mary.Christenson Boice maryboice a,verizon.net . RECEIVED SEP 2 8 2011 PLANNING DEPT. Mary A. Bennett 416 La Sena Ave W. Covina, Ca 91790 9/26/11 West Covina Planning Commission 1444 W.Garvey So. W. Covina, CA 91790 RE: General Plan Amendment # 11 -0 1 Zone Change # 11-02 Variance 911-08 Tree Removal Permit # 11-04 Tentative tract Map # 71595 Mitigated Negative declaration of environmental impact I am a university student and often use the library and any change in parking would be a huge disadvantage for someone with my limited time. Medical people would take the library parking and leave very little or nothing for library users. Please consider my request to deny this change. This letter is to voice my objection to the above project. The zone change should not be approved. There should not be a medical or other building in that small area. The library and adjoining parking lot should remain as is. No trees or vegetation should be removed RECEIVED SEP 2 8 201l PLANNING DF-PT. 9/26/11 West Covina Planning Commission 1444 W.Garvey So. W. Covina, CA 91790 RE: General Plan Amendment # 11-01 .Zone Change # 11-02 Variance #11-08 Tree Removal Permit # 11-04 Tentative tract Map # 71595 Mitigated Negative declaration of environinental impact Please consider my request to deny this change. This letter is to voice my objection to the above project. The zone change should not be approved. There should not be a medical or other building in that,small area. The library and adjoining parking lot should remain as is. No trees or vegetation should be removed. RECEIVED SEP 2 8 2 011 PLANNING DEPT. Douglas D. Walthall 416 N. La Sena Ave' W. Covina, Ca 917910 9/26/11 West Covina Planning Commission 1444 W.Garvey So. W. Covina, CA 91790 RE: General Plan Amendment 9 11 -0 1 Zone Change 9 11-02 Variance 4 11 -08 Tree Removal Permit 911-04 T entative tract. Map 9 715 9 5 Mitigated Negative declaration of enviromnental impact Please consider my request to deny this change. This letter is to voice my objection.to the above project. The zone change should not be approved. There should not be a medical or other building in that small area. The library and adjoining parking lot should remain as is. No trees or vegetation should be removed. 1 1 RECEIVED SEP 2 8 2011 PLANN ING Dip Elden H. Boice 416 La Sena Ave. W. Covina, Ca 91790 9/26/11 West Covina Planning Commission 1444 W.Garvey So. W. Covina, CA 91790 RE: General Plan Amendment # 11-01 Zone Change # 11-02 Variance #11-08 Tree Removal Permit #11-04 Tentative tract Map # 71595 Mitigated Negative declaration of environmental impact This letter is to voice my objection to the above project. The zone change should not be approved. There should not be a medical or other building in that small area. The library and adjoining parking lot should remain as .is. No trees or vegetation should be removed. Any change in library parking would be a huge disadvantage to me RECEIVE® SEP 2 8 2011 PLANNING DEPT. Mary Christenson Boice 416 N. La Sena Ave W. Covina, Ca 91790 ma[yboice@verizon. net 9/23/ 11 West Covina City Halle 1444 W. Garvey Ave South West Covina, Ca 91790 Att: West Covina Planning Commission RE: Your Notice of Public Hearing received 9/23/11 There are no words strong enough to express my objection to this outrageous plan for a medical building as proposed in your letter. Zone should remain Public Building (P-B) and to also remain Public Facilities. Even the thought of removing the trees and taking away the library parking lot is abhorrent to the citizens of the city. There is a medical building across the street we do not need another one. Now that the Library is closed two days a week there a times when I can not find a place to parka I can walk across the parking lot from the north end_ but I'can not walk from the Kmart parking lot if the lot is full. NOW YOU WANT TO REMOVE TREES, SHRUBERY AND TAKE AWAY ALL THE GREEN AREA , PUT IN A NEW BUILDING ???? This is a very bad and not thought out plan for our city. Please reconsider. _,.._..Respectfully RECEIVED SEP � 7 2011 FILAWNe of &TTACHMENT 2 November 28, 2011 Office of the City Clerk — City Council West Covina City Hall 1444 West Garvey Avenue West Covina, CA 91790 RECEIVED DEC - 1 2011 CITY CLERK'S OFF!C CITY OF WEST COVII�! Re: General Plan Amendment No. 11-01, Zone Change No. 11-01, Precise Plan No. 11-02, Tree Removal Permit No. 11-04, Variance No. 11-08, Tentative Tract Map No. 71595, Mitigated Negative Declaration of Environmental Impact Dear Honorable Mayor and members of the. City Council: CGM Development, Inc. ("CGM") respectfully submits by way of,this letter an appeal of the Planning Commission denial of the above- subject resolutions at its public hearing held on November 22, 2011 (Agenda Item - C1). Although CGM respects the decision of the Planning Commission, CGM believes that merits of the Parkway Corporate Center project is worthy of consideration by the City Council. In summary, the proposed Parkway Corporate Center project would build,a high quality 55,000 square feet and four-story professional/medical office building at the intersection of Garvey Avenue and West Covina Parkway. The office building would consist of 39-condominium units that would afford ownership opportunities to members of the medical profession, something that is generally lacking in the region. As with homeownership, CGM.believes that the condominium ownership would yield pride in ownership of the development and thus ensuring that the property is maintained at a high standard many years in the future. CGM also believes that the Parkway Corporate Center project would benefit the City, the County and the library in the following matter: • Job creation — The development is anticipated to. generate 180 permanent jobs and 114 construction jobs. In today's tough economic climate, CGM believes that the number of jobs created by the project would have a significant benefit to the City and its residents. • Property tax — The development would generate approximately $183,000 annual tax revenue. • General Plan — The.project is consistent with the City General Plan's goal to "develop and expand the local economy in order to create new employment opportunities, attract new investment and strengthen the tax base of the City." 17528 East Rowland Street, City of Industry, CA 91748 Tel 626 913 8939 Fax 626 913 1911 www.cgmdevelopment.com Office of the City Clerk — City Council November 28, 2011 Page 2 • Services — West Covina residents will have access to new medical services. The project will attract new doctors, dentists, medical specialists, as well as other professional services including accountants and insurance brokers. • Library parking — The development will construct a new 129-space library parking lot at no cost to the County or the City. Because the new library parking lot will be on County's property, the County will realize annual savings as it would no longer need to lease the 100- parking spaces from the City. In addition, the new 129-space parking lot will be owned by the County and made available to the library patrons in perpetuity. CGM understands that the current 100-space library parking lot is leased from the City and the lease will expire in the year 2023. 'CGM believes that the County and the library will significantly benefit from the new 129-parking lot because it will be provided at no cost and also because it will ensure perpetual secure, parking amenities to the library patrons. In addition, CGM has designed a gate and validation system for the new library parking lot at the request of the County. By incorporating the validation system, the library will be able to better control the use of the parking lot for its patrons. The gate and validation system are also provided by CGM to the County at no cost. • Office parking lot — The 218-space office parking lot will be made available for public parking, including visitors to the Civic Center and. the library. The development will not limit or restrict use of the office parking lot. The project has also designed accessible parking spaces adjacent to the library building and these spaces will be available to the library patrons. Additionally, traffic and parking study was conducted as part of the environmental review process. According to the study, which analyzed the project using the Institute of Transportation Engineers ("ITE") guidelines, the office project is sufficiently parked requiring 177-parking spaces. Therefore, the office development project would provide sufficient number of parking spaces according to parking professional standards. • Landscaping — The development will replace the trees proposed to be removed on a one to one basis, and additional trees will be planted. CGM will also install high quality replacement trees. Once these trees mature, CGM believes that the Civic Center will be aesthetically pleasing to the surrounding area. It should be noted that lawn area directly in front of the library entrance, between the library and the City Hall building will remain. There may be some confusion by.the public that this area will be removed, but this is not the case. If the City desires, the replacement trees may also be installed in this area. Therefore, CGM respectfully requests that the City Council consider its proposed Parkway Corporate Center development for the upcoming scheduled hearing on December 20, 2011. In the meantime, if there are any matters or concerns, please contact me directly at (626) 354-8843. Sincerely, f� Peichin Lee, Rresider an O CGM Development, Inc. NOTICE OF, PUBLIC HEARING 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. 11-01 ZONE CHANGE NO.11-01 APPEAL OF PRECISE PLAN NO.11-04 APPEAL OF TREE REMOVAL PERMIT NO. 11-04 APPEAL OF VARIANCE NO. 11-08 APPEAL OF TENTATIVE TRACT MAP NO.71595 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc. LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South — Civic Center) REQUEST: The project consists of the development of 2.69-acre site with a 55,674-square foot, four-story medical office building. On November 22, 2011, the Planning Commission denied Precise Plan No. 11-04, Tree Removal Permit No. 11-04, Variance No. I 1-08 and Tentative Tract Map No. 71595. An appeal of the Planning Commission denial on November 22, 2011 has been filed, therefore, the project requires the granting of the following entitlements by the City Council: (1) General Plan Amendment No. 11-01 to change the General Plan land use designation from "Public Facilities" to "-Service and Neighborhood Commercial." (2) Zone Change No. 11-01 from"Public Building" (PB) to "Neighborhood Commercial" (N-C). (3) Tree Removal Permit No. 11704 to remove various trees. (4) Variance No. 11-08 to deviate from the City's parking requirements. (5) Tentative Tract Map for the subdivision of the property. Pursuant to the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that the project will not have a significant effect on the environment. A copy lof the Mitigated 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 hearing. THE PUBLIC HEARING WILL BE HELD: PLACE: West Covina City Hall 1444 West Garvey Avenue South City Council Chambers.- Level One DATE: December 20, 2011 TIME: 7:00 p.m. If you have any questions, we urge you to contact Fabiola Wong at (626) 939-8760 or fabiola.wong@westcovina.org or Room 208, at City Hall. Only through citizen participation can your government build a better City. i Date Published: December 8, 2011 BY ORDER OF THE: CITY COUNCIL OF THE i CITY OF WEST COVINA ZANoticesTublic Hearings\2011 public hearing notices\12.20.11 Civic Center Development.doc \V/ NOTICE OF TUBLIC HEAQf4G WEST CON 2 0 2011 CITY OF WEST COVINA CITY CW& OFFICE CITY OF WEST COVIN!-, PURSUANT TO THE LAW AND IN CONFORMANCE WITH THE MUNICIPAL CODE YOU ARE HEREBY NOTIFIED OF A PUBLIC HEARING OF T14E WEST COVINA CITY COUNCIL. GENERAL PLAN AMENDMENT NO. 11-01 ZONE CHANGE NO. 11-01 APPEAL OF PRECISE PLAN NO. 11=04 APPEAL OF TREE REMOVAL PERMIT NO. 11-04 APPEAL OF VARIANCE NO. 11-08 APPEAL OF TENTATIVE TRACT MAP NO.71595 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc. LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South — Civic Center) REQUEST: The project consists of the development of 2.69-acre site with a 55,674-square foot, four-story medical office building. On November 22, 2011, the Planning Commission denied Precise Plan No. 11-04, Tree Removal Permit No. 11-04, Variance No. 11-08 and Tentative Tract Map No. 71595. An appeal of the Planning Commission denial on November 22, 2011 has been filed, therefore, the project requires the granting`of the. following entitlements by the City Council: (1) General Plan Amendment No. I 1-01 to change the General Plan land use designation from "Public Facilities" to "Service and Neighborhood Commercial." (2) . Zone Change No. I 1-01 from "Public Building" (PB) to "Neighborhood Commercial" (N-C). (3) Tree Removal Permit No. 11-04 to remove various trees. (4) Variance No. I 1-08. to deviate from the City's parking requirements. (5) Tentative Tract Map for the subdivision of the property. Pursuant to the California Environmental Quality Act (CEQA) of 1970, a MITIGATED 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 Mitigated 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 hearing. THE -PUBLIC HEARING WILL BE HELD: PLACE: '.West Covina City Hall 1444 West Garvey Avenue South City Council Chambers - Level One DATE: December 20, 2011 TIME: 7:00 p.m. If you have any questions, we urge you to contact Fabiola Wong at (626) 939-8760 or fabiola.wong_a,westcovina.org or Room 208, at City Hall. Only through citizen participation can your government build a better City. Date Published: December 8, 2011 ORDER OF THE CITY COUNCIL OF THE CITY OF WEST COVINA Z:\NoticesTublic Hearings\2011 public hearing notices\12.20.11 Civic Center Development.doc Page 1 of 1 Y. _ -".�. -.:. _. ..rA. :. F.. ^ ... -- _ . - . �--:.. #� - x: �a7�� •-�v.-nAfIl91"6:74 : � 4_ y :�,; —� C v'Y.•a�j .. e'w .. r• - nz K�;�. � 2 ' e �FS��i y.. (S'.. '?h! .i•!�� (If: � .'�, �A {v fti� 1' .iii" � ��L� ��SA�T?� �, rS WOMN : 4 Y _ # =00-01 _ 3 FAIM gel Wh /rW�^"i I�gvn ;1t„�43•., tom. (t„ .:.Ti t�' �,�5!#G'•.4 `4 /, �+t' �"`xS�+'Yr _ p i c'f Y �`' yy� `'pr �;•..r � x' 'k#� Y�.�.. ip .y�� pL �.c6 N' 4' Y rj . '4 4- No WIN, WE ft IC i, FY Ci"I'VNIT MAP $yGIS Copyright O 2006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products. �nrncr�ni i ! 0 NOTICE OFTUBLIC HEARING WEST COMA 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. 11-01 ` ZONE CHANGE NO. 11-01j EC SVE APPEAL OF PRECISE PLAN NO. 117,04 DEC 3 7�1f CITY CLERK'S OFFICE APPEAL OF TREE REMOVAL PERMIT NO. 11-04 CITY OF WEST COVINl=i APPEAL OF VARIANCE NO. 11-08 APPEAL OF TENTATIVE TRACT MAP NO.71595 MITIGATED NEGATIVE DECLARATION OF.ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc. LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey ' Avenue South — Civic Center) REQUEST: The project consists of the development of 2.69-acre site with a 55,674-square foot, four-story medical office building. On November 22, 2011, the Planning Commission denied Precise Plan No. 11-04, Tree Removal Permit No. 11-04, Variance No. 11-08 and Tentative Tract Map No. 71595. An appeal of the Planning Commission denial on November 22, 2011 has been filed, therefore, the project requires the granting`of the following entitlements by the City.Council:.. (1) General Plan Amendment No. 11-01 to change the General Plan land use designation from "Public Facilities" to "Service and Neighborhood Commercial." (2) Zone Change No. 11-01 from "Public Building".(PB) to "Neighborhood Commercial" (N-C). (3) Tree Removal Permit No. 11-04 to remove various trees. (4) Variance No. 11-08. to deviate from the City's parking requirements. (5) Tentative. Tract Map for the subdivision of the property. Pursuant to the California Environmental Quality Act (CEQA) of 1970,' a MITIGATED 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 Mitigated 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 hearing. THE PUBLIC HEARING WILL BE HELD: PLACE: `.West Covina City, Hall .1444 West Garvey Avenue South City Council Chambers - Level One DATE: December 20, 2011 TIME: 7:00 p.m. If you have any questions, we urge you to contact Fabiola Wong at (626) 939-8760 or fabiola.wong-na,westcovina.ora or Room 208, at City Hall. Only through citizen participation can your government build a better City. Date Published: December 8, 2011 BY ORDER OF THE CITY COUNCIL OF THE CITY OF WEST COVINA Z:\NoticesTublic Hearings\2011 public hearing notices\12.20.11 Civic Center Development.doc X NOTICE OF PUBLIC HEARING 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. 11-01 ZONE CHANGE NO. 11-01 DEC 12 2011 CITY CLERK'S f ` APPEAL OF PRECISE PLAN NO. 11-04 CITY OF WEc + CO v o: ' APPEAL OF TREE REMOVAL PERMIT NO. 11-04 APPEAL OF VARIANCE NO. 11-08 APPEAL OF TENTATIVE TRACT MAP NO.71595 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc. LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey . Avenue South — Civic Center) REQUEST: The project consists of the development of 2.69-acre site with a 55,674-square foot, four-story medical office building. On November 22, 2011, the Planning Commission denied Precise Plan No. 11-04, Tree Removal Permit No. 11-04, Variance No. 11-08 and Tentative Tract Map No. 71595. An appeal of the Planning Commission denial on November 22, 2011 has been filed, therefore, the project requires the granting of the following entitlements by the City -Council: (1) General Plan Amendment No. 11-01 to change the General Plan land use designation from "Public Facilities" to "Service and Neighborhood Commercial." (2) Zone Change No. 11-01 from "Public Building" (PB) to "Neighborhood Commercial" (N-C). (3) Tree Removal Permit No. 11-04 to remove various trees. (4) Variance No. 11-08 to deviate from the City's parking requirements. (5) Tentative Tract Map for the subdivision of the property. Pursuant to the California Environmental Quality Act (CEQA) of 1970, a MITIGATED 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 Mitigated .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 hearing. THE PUBLIC HEARING WILL BE HELD: PLACE:. West Covina City Hall 1444 West Garvey Avenue South City Council Chambers - Level One DATE: December 20, 2011 TIME: 7:00 p.m. If you have any questions, we urge you to contact Fabiola Wong at (626) 939-8760 or fabiola.wonggwestcoviriLM or Room 208, at City Hall. Only through citizen participation can your government build a better City. Date Published: December 8, 2011 BY ORDER OF THE CITY COUNCIL OF THE CITY OF WEST COVINA Z:\NoticesTublic Hearings\2011 public hearing notices\12.20.11 Civic Center Development.doc Page I of I RVIV, 'ffimI Ly "I N :Garvu i F K.177E -Pao, KV 4Y, Esc a_-:!% -A 4g MIN. N _6 -g Wa WAYAR - t Q RO-70 L _S20! 003- . ON r TV N NO rg w .4 ---V -- N PEI OEM/ M "N z IN ON t"LacpkW a . . . . . . . . . . . . . . . . 552 ft MAP M,-At CityGIS Copyright @ 2006 All Rights Reserved. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products,. W LI 01 001/index n4 1 q.qnx \I/Z WEST CON NOTICE OF. PUBLIC HEARING 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..11-01 ZONE CHANGE NO. 111-01 R Em.1 APPEAL OF PRECISE PLAN NO. lf.=04 DEC 12 2011 APPEAL OF TREE REMOVAL PERMIT NO. 11-04 CITY CLERK'S OFFICE CITY OF WEST COVINA APPEAL OF VARIANCE NO. 11-08 APPEAL OF TENTATIVE TRACT MAP NO.71595 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Eric Chen, Creative Design Associates, Inc. LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South — Civic Center) REQUEST: The project consists of the development of 2.69-acre site with a 55,674-square foot, four-story medical office building. On November 22, 2011, the Planning Commission denied Precise Plan No. 11-04, Tree Removal Permit No. 11-04, Variance No. 11-08 and Tentative Tract Map No. 71595. An appeal of the Planning Commission denial on November 22, 2011 has been.filed, therefore, the project requires the.granting of the following entitlements by the City Council:. _ (1) General Plan Amendment No. 11-01 to change the General Plan land use designation from "Public Facilities" to "Service and Neighborhood Commercial." (2) Zone Change No. 11=01 from "Public Building" (PB) to "Neighborhood Commercial" (N-C). (3) Tree Removal Permit No. 11-04 to remove various trees. (4) Variance No. 11-08 to deviate from the City's parking requirements. (5) Tentative Tract Map for the subdivision of the property. Pursuant to the California Environmental Quality Act (CEQA) of 1970, a MITIGATED 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 Mitigated 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 hearing. THE PUBLIC HEARING WILL BE HELD: PLACE: West Covina City Hall ,1444 West Garvey Avenue South City Council Chambers - Level One DATE: December 20, 2011 TIME: 7:00 p.m. If you have any questions, we urge you to contact Fabiola Wong at (626) 939-8760 or fabiola.wong@westcovina.org or Room 208, at City Hall. Only through citizen participation can your government build a better City. Date Published: December 8, 2011 BY ORDER OF THE CITY COUNCIL OF THE CITY OF WEST COVINA Z:Wotices\Public Hearings\2011 public hearing notices\12.20.11 Civic Center Development.doc Page 1 of 1 is .an xc •.ccvc,. i -.: .w u 'x 6=�,..�, M .<�. ��.. S�e#�� QI �" fGy x rev -n 14 " a !a•' .tfF,° '\� 111' - MR- 1w, w"', IN 014 —'ri - ... _. .. 552: ft fISII� :p �,AtP. CityGIS " Copyright O 2006 All Rights Reserved.. The information contained herein is the proprietary property of the contributor supplied under license and may not be approved except as licensed by Digital Map Products.