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01-10-2012 -0 TO: City Manager and City Council FROM: Jeff Anderson Planning Director ke City. of West Covina morandum AGENDA ITEM NO. 2 DATE: January 10, 2012 SUBJECT: GENERAL PLAN AMENDMENT NO. 11-01 ZONE CHANGE NO. 11-01 APPEAL OF PRECISE PLAN NO. 11-02 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: . 1.607 West Covina Parkway (Southeast corner of West Covina Parkway and West Garvey Avenue South — Civic Center) APPELLANT: Peichin Lee (CGM Development, Inc.) RECOMMENDATION: 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. 11-02, 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. 11-02 AND TREE REMOVAL PERMIT NO.11-04 �p gra, 4) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, OVERTURNING THE DECISION OF THE �1 �^ 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 professional/medical 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. The public hearing was continued from the December 20, 2011 Council meeting. Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 1 2\Council Staff Report.doc GPA 11-01 ZC 11-01 PP 11 Tree Removal No. 11-04 • Variance No. 11-08, TTM 71595 1607 West Covina Parkway January 10, 2012, 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 the 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 professional/medical 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 to allow the building to be occupied by medical uses which require more parking than a professional office uses. Therefore, a variance from Municipal Code parking standards is being requested. The City does not restrict uses ' in a building reviewed for medical office uses, 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 adequate per the City's parking requirements. ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Council Staff Report.doc GPA 11-01, ZC 11-01, PP *2, Tree Removal No. 11-04 Variance No. l 1-08, TTM 71595 1607 West Covina Parkway January 10, 2012, 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 a total of 308 parking spaces while the top deck has a 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 professional/medical 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 landscapeplan 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 enviromnental 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:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Council Staff Report.doc GPA 11-01, ZC 11-01, PP 11-T1, Tree Removal No. 11-04 Variance No. 11-08, TTM 71595 1607 West Covina Parkway January 10, 2012, 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: jFabiola Wong Senior Planner 11 Attachments: Revie / pproved by: Jeff Anderson, AICP Planning Director Attachment 1 — 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 TentativeTract Map Resolution for Approval Attachment 8 - Draft General Plan Amendment Resolution for Denial Attachment 9 — Draft Zone Change Resolution for Denial Attachment 10— Draft Precise Plan Resolution for Denial Attachment 11 —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 Plan Amendment No. 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 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\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Council Staff Report.doc AA,TTANIC H E N T 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. - - „• „•me 010.1 ,, • prw 010 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, Sari 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 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, 20 H , (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 tr-afr: stud), ..o,.,.m, ends would bring the LOS for- a.m. and p-.Fn. peak hour-s both to LOS E and WU to 0.926-an4 hoursTespeetiyel" This ro orizmended , impr-6y@ment-Is ineluded as Mitigation Measure-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-l. 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/Pending Projects for Cumulative Im act Consideration P oject/I ocatior Characferistics1 Estimated Time Frames, ,q 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 Start construction early 2012, W. Covina Parkway structure to house an imaging complete and open in mid - lab lab business 2012 3. I-10 Freeway Improvements, between Add HOV lanes on both sides ConsCons Construction to . begin late Pacific Ave./Sunset Ave. and of the freeway 2012, completed in Spring SR-57 2013 Source: City of West Covina Planning Department, 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- lONincent 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. 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 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. 0 A ACHMENT 2 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, CERTIFYING THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR 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 General Plan amendment, zone change, precise plan, tree removal permit, 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 1 Oth day of January, 2012, conduct a duly advertised public hearing as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties. NOW, THEREFORE, the City Council of the City of West Covina does hereby resolve as follows: SECTION NO. 1: The above recitals are true and correct. Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appvl Resos\Neg Dec Reso.doc Resolution No. 16 Negative Declaration for G A I 1-01, ZC 11,01, PP 11-02, V 11-08 & TM 71595 January 10, 2012 — Page 2 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/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 days prior to initiation of removal to I On -site Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 1 2\Appvl Resos\Neg Dec Reso.doc Resolution No. Negative Declaration for GF 11-01, ZC 11-01, PP 11-02, V 11-08 & TM 71595 January 10, 2012 — Page 3 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 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 find; however, no further work shall occur Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appvl Resos\Neg Dec Reso.doc Resolution No. Negative Declaration for* 1-01, ZC 11-01, PP 11-02, V 11-08 & TM 71 95 January 10, 2012 — Page 4 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, repair, and washing shall be conducted Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 12\Appvl Resos\Neg Dec Reso.doc Resolution No. 1 Negative Declaration for GPA 11-01, ZC'l1-01, PP 11-02, V 11-08 & TM 71595 January 10, 2012 — Page 5 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 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. 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 - construction contractors shall equip all Engineering construction ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appvl Resos\Neg Dec Res'o.doc Resolution No. Negative Declaration for IPA 11-01, ZC 11-01, PP 11-02, V 11-08 & TM 71595 January 10, 2012 — Page 6 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 1-10 HOV Lane improvements that IL 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 Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC PkNvy\CC 1. 10.1 2\Appvl Resos\Neg Dec Reso.doc Resolution No. Negative Declaration for GPA 11-01, ZC 11-01, PP 11-02, V 11-08 & TM 715P January 10, 2012 — 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 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. ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\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 January 10, 2012 — Page 8 The City Clerk shall certify as to the passage of this Resolution. ATTEST: PASSED AND APPROVED on this loth day of January, 2012. 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 10"' day of January, 2012. AYES: NOES: ABSENT: ABSTAIN: DATE: January 10, 2012- APPROVED AS TO FORM: City Clerk City Attorney ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appvl Resos\Neg Dec Reso.doc • 0 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 1 Oth day of January, 2012, 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 1.10.12\Appvl Resos\6PA Reso.doc Resolution No. & 0 General Plan Amendment No. 11-01 January 10, 2012 - 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 1 Ot" day January, 2012. 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 10t1' day of January, 2012. AYES: NOES: ABSENT: ABSTAIN: APPROVED AS TO FORM: City Clerk City Attorney ZACase Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appvl Resos\GPA Reso.doc 9 GENERALPLAN AMENDMENT NO. EXHIBIT •. L T 2 z 7f t i A g t f—.- 2-i r r k aT W i}�t Aiorte �Yf r 4 Ell j— " (-.:.�"�l„,} € �t".'r T ✓js r aa' s-2112 j- i4a�a+C se ?i�a ^s � „z ~' {'" D �1� v� '� t ziS'f �j NA`\—._...,..� fxl�a s-7i t' P ask :awl .� s+1 4 t , l x JJ�i'j? Av.GJ 1 �ti n g p t _ t ,+ �{i£ r\y'�.sr, r� �. ✓ x�";�� rye ��� >wy�ar#'��' �� ������ � � ��� ���� �� �r��� s, ��� IN IN \�z ,e� ,a ' '� r w`�• 4' t 2� .c�. 3}' s' h�' .*'G Vim`" •I ^�� r 't a V� ?"Et��,�?,at ar' �` �'i ,z s f'z �ih as �.tf t F. a sp vi v� i t,f .9 g ws� dirt f rr MW RAM < za t k % \ 1 / r zC sr y#x 4 YI sa t� 'x �i } *`�Y�f a v, '` r., ��:i`�F y✓ r y, s.-?'K �,�K \`i%r, 3g' ' SL 't ''•y�QG ? �tr rF ,�;:�'�` �^' �� >n.�•+ .•r`�^'''• � r:;�` ������ ,�s' .ry s r � +S'' � �k � sY `�''rxt �� � f - uxaa' b `.�ja l SOx, E }��..,- x f f a .� � � r A `a ��°*�"�,z-� ``�L ^* �`4 :_ § r �rj f� ;�5 s��'s� '` �� r '*"'�°`,✓ � %'��� �\�.}� v�'f� 1y� j��^'. CD#��Y 17mnpyl4a�aka CusWma Rai Ta laD �MzJ yrt r ra cK ..,,za.._-:..-.ass.e.s`ir"u,���:use,.s..c�rr>';z`_+r^c,,.,___w:. Indicates area proposed to be redesignated from "Public Facilities" to "Service Commercial" and "Neighborhood Commercial" ATTAC H 11 ENT 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 City 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 101h day of January, 2012, 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 1.10.12\Appvl Resos\ZC Ord.doc Ordinance No. • • , Zone Change No. 11-01 January 10, 2012 - 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 a 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 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. b. The proposed zone change will not adversely affect adjoining property value and will not be detrimental to the area because the property is within the Civic Center Complex and nearby commercial and office uses. The proposed medical office ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appvl Resos\ZC Ord.doc Ordinance No. • Zone Change No. 11-01 January 10, 2012 - Page 3 building has been designed to West Covina Municipal Code variance is being sought. • meet the development standards set forth in the , except for parking requirements for which.a 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 State 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 a zone change is consistent with the proposed' General Plan land use designation of "Service and Neighborhood Commercial." That the proposed land use designation allows for medical 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. 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 1.10.12\Appvl Resos\ZC Ord.doc Ordinance No. • • Zone Change No. 1 1-01 January 10, 2012 - Page 4 1 SECTION NO. 2: ,The .City Clerk shall certify to the passage of this Resolution. PASSED AND APPROVED on this 10`" day January, 2012. 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 101" day of January 2011. AYES: NOES: ABSENT: ABSTAIN: APPROVED AS.TO FORM: City Clerk City Attorney ZACase Files\PP\2011\11-02 CvcCtr.1607 WC Pkxvy\CC 1.10.12\Appvl Resos\ZC Ord.doc ZONE CHANGE NO. 11-01 EXHIBIT A 7.,.sk I W,y�t-�-�"I�. MUR nrx , �S s d MIR (r �� s4s �� - 4 � �" � .----•.-y .r..., t $,. � 7 NEW 4"1'v� a, v �a£+« rry� .'•�j (j p' 1 #r`i" r u 8! J a.. 'a E q xs 41`mMISS!" ���` y t"� y,.,<r r `r ,4z r ay i € n i >�. r �'ai a 8 s ` .t.. Fr r y�I.. ZVI rs /% z v r f �ixt �;A r; zn!x rx r I m ./ �� 'k �y � � a � fi r�'o �' r � � �✓!�S%n� i� � � i � f ,r � '�\s �.q !�'4 "�*�"2 ��+x 5'� e *+ "� s'.F{, .i4'S� �' f' J` itf r ',i a- S.� `a..y>„� rA ±f�li-- 2 My y �' r i� rs �✓ � f �a z '3w �' .x `-r^�` { s } �: tir dsi�r" s. e�"� { '..F. ` F pHs. Ns °f ^t r r sLc a 1 ''� St �` s 3 % �♦,,= .�{��€.� ax, r r!� �F T``^� f � f i(p� � wr r�,�'. � Y "�lyr �r � �J'wf. M t� Caa� Rpp,alxY � a}haw fiata3�xf�s }gI "y+exYacEY � r``� •� } � ,��` s�?*�'t `3` „,� `� "'�� Indicates the area proposed to be rezoned from "Public Building" (P-B) to "Neighborhood Commercial" (N-C) 13 ATTACHM" E N T 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, 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 1 oth day of January 10, 2012, 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 1.10.12\Appvl Resos\PP Reso Apprvl.doc Resolution No. Precise Plan No. 11-02 &Tree Kemoval Permit No l l-04 January 10, 2012 - 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 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 provisions 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. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity. 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: 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 Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 1 2\Appvl Resos\PP Reso Apprvl.doc Resolution No. . • Precise Plan No. l 1-02 & Tree Removal Permit No 11-04 January 10, 2012 - Page 3 neighborhood 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 project 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 of approval, including restrictions on noise sources, light, landscaping, and surface water runoff have been placed on the project approval to ensure that the proposed use does not result -irran impact on adjacent properties. d. The project site abuts . West Covina Parkway that is designated a "Principal Arterial" in the City General Plan, and Garvey Avenue South, which is 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/I- 10 westbound on/off ramps/Garvey Avenue would be negatively affected by the project and providing a new/second northbound left -turn lane could mitigate such impacts. Granting the precise plan will not adversely affect the General Plan 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 off-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 Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12Wppvl Resos\PP Reso Apprvl.doc Resolution No. V • Precise Plan No. 11-02 & Treoval Permit No 11-04 January 10, 2012 - Page 4 development are compatible with the existing and future land uses, and do not interfere with the 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 January 10, 2012. 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. Z:\Case Files\PP\201 I\11-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 1 2\Appvl Resos\PP Reso Apprvl.doc Resolution No. • Precise Plan No. 11-02 & Tree Removal Permit No 11-04 January 10, 2012 - 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. 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 17,938 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\201 1\1 1-02 CvcCtr.1607 WC PkNvy\CC 1. 10. 12\Appvl Resos\PP Reso Apprvl.doc Resolution No. 1 0 Precise Plan No. 11-02 & Tree Removal Permit No 11-04 January 10, 2012 - 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 the 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 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 retaining walls, 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\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 1 2\Appvl Resos\PP Reso Apprvl.doc Resolution No. • Precise Plan_No. 11-02 & Tree Removal Pen -nit No 11-04 January 10, 2012 - 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) I 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\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 12\Appvl Resos\PP Reso Apprvl.doc Resolution No. 0 Precise Plan No. 11-02 & Tree Removal Permit No 11-04 January 10, 2012 - 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 ZACase Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appvl Resos\PP Reso Apprvl.doc Resolution No. 00 Precise Plan No. I 1-02 & Tree Removal Permit No 11-04 January 10, 2012 - 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 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. 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. ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appv1 Resos\PP Reso Apprvl.doc Resolution No. • Precise Plan No. 11-02 & Treemoval Permit No 11-04 January 10, 2012 - 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). Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 1 2\Appvl Resos\PP Reso Apprvi.doc Resolution No. Precise Plan No. 11-02 & Tree Reval Permit No 11-04 January 10, 2012 - 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 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 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. Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appvl Resos\PP Reso Apprvl.doc Resolution No. • Precise Plan No. 11-02 &Tree emoval PennitNo 11-04 January 10, 2012 - 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 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. xx) 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. Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkkvy\CC 1.10.12\Appvl Resos\PP Reso Apprvl.doc Resolution No. Precise Plan No. 11-02 & Tree Removal Permit No 11-04 January 10, 2012 - 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. Z:\Case Files\PP\2011\11-02 CvXtr.1607 WC Pkwy\CC 1.10.12\Appvl Resos\PP Reso Apprvl.doc Resolution No. Precise Plan No. 11-02 &Tree emoval Permit No 11-04 January 10, 2012 - Page 14 6. The City Clerk shall certify as to the passage of this Resolution. PASSED AND APPROVED on this IOth day of January, 2012. 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 10"' day of January, 2012. AYES: NOES: ABSENT: ABSTAIN: DATE: January 10, 2012 EXPIRATION DATE: January 10, 2014 if not used. APPROVED AS TO FORM: City Clerk City Attorney Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appvl Resos\PP Reso Apprvl.doc AT ACE N T 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 City 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 1 oth day of January, 2012, 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\2011\11-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appv1Resos\VAR Reso.doc Resolution No. • • Variance No. 11-08 January 10, 2012 - 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: 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 1.10.12\Appvl Resos\VAR Reso.doc Resolution No. . • Variance No. 11-08 January 10, 2012 - 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 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 proposed 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 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 January 10, 2012. ZACase Files\PP\2011\1 1-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 12\Appvl Resos\VAR Reso.doc Resolution No. . Variance No. 11-08 January 10, 2012 - 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 10"' day January, 2012. 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 1 Ot" day of January, 2012. AYES: NOES: ABSENT: ABSTAIN: DATE: January 10, 2012 EXPIRATION DATE: January 10, 2013 if not used. APPROVED AS TO FORM: City Clerk City Attorney ZACase Files\PP\201 IA 1-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 12\Appvl Resos\VAR Reso.doc ATTACHMENT 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°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 Peiching Lee, CGM Development, Inc; and WHEREAS, the City Council did, on the 10'h day of January, 2012, conduct a duly advertised public hearing as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties. I ZACase Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC 1.10.12Wppvl Resos\TTM Reso.doc Resolution No. Tentative Tract Map No. 71595 January 10, 2012 - 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 lof 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 a 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 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\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appvl Resos\TTM Reso.doc Resolution No. • Tentative Tract Map No. 71595 January 10, 2012 - 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 proposed 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 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 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 ZACase FilesTP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appvl Resos\TTM Reso.doc Resolution No. Tentative Tract Map No. 71595 January 10, 2012 - 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 January 10, 2012. 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 aborist 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. 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 a 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). ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC PkNvy\CC 1.10.12\Appvl Resos\TTM Reso.doc Resolution No. • i Tentative Tract Map No. 71595 January 10, 2012 - 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 shalf 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, ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10. 1 2\Appvl Resos\TTM Reso.doc Resolution No. Tentative Tract Map No. 71595• January 10, 2012 - 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/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 ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appvl Resos\TTM Reso.doc Resolution No. • Tentative Tract Map No. 71595 January 10, 2012 - Page 7 Planning Department. mitigation. C� J The applicant shall bear the cost of implementing this 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 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. Z:\CaseFiles\PP\2011\11-02CvcCtr.1607WCPkNvy\CC 1.10.12\Appv1Resos\TTM Reso.doc Resolution No. Tentative Tract Map No. 71595 January 10, 2012 - 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 issuarce 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 ZACase FilesTP\2011\11-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 1 2\Appvl Resos\TTM Reso.doc Resolution No. Tentative Tract Map No. 71595 January 10, 2012 - Page 9 1. All Conditions of Approval as approved by the Planning Commission shall appear as notes on the plans submitted for building plan check and permits. 2. Building design shall comply with the 2010 California Building Code (CBC). 3. Separate application(s), plan check(s), and permit(s) is/are required for: a. 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 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 CBQ 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. ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Appvl Resos\TTM Reso.doc Resolution No. Tentative Tract Map No. 71595 January 10, 2012 - Page 10 d. All employee areas shall be accessible including behind counters and attendants. e. All restrooms serving the building shall be accessible. f. Drinking fountains, if provided, 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 designed 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 reconstructed per City standard along West Covina Parkway and Garvey Avenue South adjacent to subject property. Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1_10.12\Appvl Resos\TTM Reso.doc Resolution No. • • Tentative Tract Map No. 71595 January 10, 2012 - Page 11 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. ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12Wppvl Resos\TTM Reso.doc Resolution No. is 0 Tentative Tract Map No. 71595 January 10, 2012 - Page 12 6. The City Clerk shall certify as to the passage of this Resolution PASSED AND APPROVED on this 10'h day January, 2012. 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 100t" day of January, 2012. AYES: NOES: ABSENT: ABSTAIN: DATE: January 10, 2012 EXPIRATION DATE: January 10, 2014 if not used. APPROVED AS TO FORM: City Clerk City Attorney Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12Wppvl Resos\TTM Reso.doc ATTACHMENT 8 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA DENYING GENERAL PLAN AMENDMENT NO. 11-01 GENERAL PLAN AMENDMENT NO. 11-01 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 22nd 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 1 Oth day of January, 2012, 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\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 12\Denial Resos\GPA Reso.doc Resolution No. • • General Plan Amendment No. 11-01 January 10, 2012 - Page 2 SECTION 1: Based on the evidence presented, both oral and documentary, the City Council denied General Plan Amendment No. 11-01. 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 10`" day January, 2012. 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 101" day of January, 2012. AYES: NOES: ABSENT: ABSTAIN: APPROVED AS TO FORM: City Clerk City Attorney ZACase Files\PP\2011\11-02 CvcCtr.1607 WC PkNvy\CC 1.10.12\Denial Resos\GPA Reso.doc GENERAL PLAN AMENDMENT NO. 11-01 EXHIBIT A Indicates area proposed to be redesignated from "Public Facilities" to "Service Commercial" and "Neighborhood Commercial" ATTACHMENT MENT 9 RESOLUTION 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 City 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 10'h day of January, 2012, 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: Z:\CaseFiles\PP\2011\11-02CvcCtr.1607 WC Pkwy\CC 1.10.12\Denial Resos\ZC Ord.doc Resolution No. • • Zone Change No. 11-01 January 10, 2012 - 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 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. 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. 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 of quality, stability and taste. More specifically, the Land Use Plan, by ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC PkNvy\CC 1.10.12\Denial Resos\ZC Ord.doc Resolution No. • • Zone Change No. 11-01 January 10, 2012 - Page 3 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 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 -0 1 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 1.10.12\Denial Resos\ZC Ord.doc Resolution No. ,Zone Change No. 11-01 January 10, 2012 - Page 4 SECTION NO.2: The City Clerk shall certify to the passage of this Resolution. PASSED AND APPROVED on this loth day January, 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 l oth day of January, 2012. 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 1.10.12\Denial Resos\ZC Ord.doc ZONE CHANGE NO. 11-01 EXHIBIT A j Worlrman rx . W 414 ME M�fv �� & J &x ( . c 1,,.�....,_�.,14.,.::1 ✓Lp, ,a..` s }) ;,�.;ro R�s s i L��� �- } .,,,,� 7s ,; h,. ffik- o, .^ fi IS* Aa t. 4 jj 1 axWy �,'r-x ✓' �� y a ,�' 6_ b " '"'-�-?+' as\` V'x v ca x f, r� �5a a+r ^. � e �"v t c s.M s x z �� r,�,�} •\ � � �aa "aRt n � % <� \ � - � `✓h�!�``, p .yp liJ p f� e Sax` k 4bIN5? ��� '• / }`.�,i t r ! �r R.� / Y s'' M d rx �` S �' r 5 ' k�Y T ; ��✓ f'..v � ti ef � .�--.�---^_ kn xq �ta ,' 'jai a >°t r�'/AF;���'�.a+%j ✓'� �v- Indicates the area proposed to be rezoned from "Public Building" (P-B) to "Neighborhood Commercial" (N-C) ATtt.HIMENT TO 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 City 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. 11-01) 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 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 1 oth day of January, 2012, 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 Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 1 2\Denial Resos\PP Reso Apprvl.doc Resolution No. • • Precise Plan No. 11-02 & Tree Removal Permit No 11-04 January 10, 2012 - 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. T. 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 provisions of the Municipal Code. C. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. e. The. architecture, site layout, location,. shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity. 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 include a ten foot , wide landscaped median strip, distinctive street lighting, specially designed bus stop. areas, and an incorporated theme for ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 1 2\Denial Resos\PP Reso Apprvl.doc Resolution No. • • Precise Plan No. 11-02 & Tree Removal Permit No 11-04 January 10, 2012 - 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 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. 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 buildings, 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. I 1-02 is denied. The City Clerk shall certify as to the passage of this Resolution. PASSED AND APPROVED on this loth day of January, 2012. ATTEST: Mayor City Clerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ). CITY OF WEST COVINA ) ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC PkNvy\CC 1. 10. 12\Denial Resos\PP Reso Apprvl.doc Resolution No. • • Precise Plan No. 11-02 & Tree Removal Permit No 11-04 January 10, 2012 - 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 1 Och day of January, 2012. AYES: NOES: ABSENT: ABSTAIN: DATE: January 10, 2011 APPROVED AS TO FORM: City Clerk City Attorney Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 12\Denial Resos\PP Reso Apprvl.doc ATTAC H M ENT 11 RESOLUTION 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 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 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 10t" day of January, 2012, 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 ZACase Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Denial Resos\VAR Reso.doc Resolution No. Variance No. 11-08 January 10, 2012 - 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 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. 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 1.10.12\Denial Resos\VAR Reso.doc Resolution No. • Variance No. 11-08 January 10, 2012 - Page 3 "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, "Within West Covina, scenic highways may be categorized as 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\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Denial Resos\VAR Reso.doc Resolution No. • Variance No 11-08 January 10, 2012 - Page 4 3. The City Clerk shall certify as to the passage of this Resolution PASSED AND APPROVED on this 10t" day January, 2012. 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 1 Ot" day of January, 2012. AYES: NOES: ABSENT: ABSTAIN: DATE: January 10, 2012 APPROVED AS TO FORM: City Clerk City Attorney ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1.10.12\Denial Resos\VAR Reso.doc 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 City 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. I 1-5452 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 I oth day of January, 2012, 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\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC, 1. 10. 1 2\Denial Resos\TTM Reso.doc Resolution No. Tentative Tract Map No. 71595 January 10, 2012 - Page 2 I. 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 areas 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 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, Z:\Case Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkxvy\CC 1. 10. 12\Denial Resos\TTM Reso.doc Resolution No. • • Tentative Tract Map No. 71595 January 10, 2012 - 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 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 2*18 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 1. 10. 12\Denial Resos\TTM Reso.doc Resolution No. • . Tentative Tract Map No. 71595 January 10, 2012 - Page 4 3. The City Clerk shall certify as to the passage of this Resolution PASSED AND APPROVED on this 10"' day January, 2012. 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 101h day of January, 2011. AYES: NOES: ABSENT: ABSTAIN: DATE: January 10, 2011 APPROVED AS TO FORM: City Clerk City Attorney ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\CC 1. 10. 12\Denial Resos\TTM Reso.doc A FTAG H IVI ENT 13 *Adopted as amended 12113111 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. I 1-02 TREE REMOVAL PERMIT NO. 11-04 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." ZAPLANCOWMINUTES\2011 MINUTES\minutes 11.22.1 l.doc Planning Commission Minutes • Page 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. Shesaid the applicant was proposing a medical office facility, and spoke about the proposed architecture of the building, 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.7 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 Chairman Redholtz 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 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 Conunission Minutes Page 4 - November 22, 2011 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 AGENDA 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 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 hnpact, and also adopt resolutions approving Precise Plan No. 11- 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\2011\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.1 ]\Staff_Report.doc GPA 11-01, ZC 11-01, PP*2, TRP 11-04, VAR 11-08, TTM 71595 • Medical Office Building at 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 Plani ing, 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 PM 10 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 camlot 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 Ist to August 31" 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 shall 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\201 1\1 1-02 CvcCtr.1607 WC PkNvy\PC Meeting 11.22.11\Staff Report.doc GPA 11-01, ZC 11-01, PP I lTRP 11-04, VAR 11-08, TTM 71595 • Medical Office Building at the ivic 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) stormwater 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 equipment; 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 stormwater program requirements are to: 1) effectively prohibit non -storm water discharges, and 2) reduce the discharge of pollutants from stonn 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\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.1 I\Staff Report.doc GPA 11-01, ZC 11-01, PPtte 2, TRP 11-04, VAR 11-08, TTM 71595 • Medical Office Building atCivic 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 2.1-. Pacific Avenue and I-10 Westbound on/off ramps -Garvey Avenue North 3. Pacific Avenue -West Covina parkway & I-10 Eastbound. on/off ramps -Garvey 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" during 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/offramps/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\2011\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Staff_Report.doc GPA 11-01, ZC 11-01, PP 1 0 TRP 11-04, VAR l 1-08, 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 I-10 San Bernardino Freeway. Caltrans is planning to construct the HOV lane along the I-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 detennined 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 at t e Civic 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 -story 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 s- REQUIRED/ ; 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 I\11-02 CvcCtr.1607 WC PkNvy\PC Meeting 11.22.11\Staff Report.doc GPA I 1-01, ZC 11-01, PP 1i, TRP 11-04, VAR 11-08, TTM 71595 . Medical Office Building at the Civic Center November 22, 2011 - Page 7 5 1 Y:STANDARD EXISTING PROPOSED REQUIRED/r 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 mailed 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. ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Staff Report.doc GPA 11-01, ZC l 1-01, PP2, TRP 11-04, VAR 11-08, TTM 71595 • Medical Office Building at t 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 corner 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 Chan_e The subject property is zoned "Public Building" (P-B). This zoning classification was designed for government -owned buildings and facilities, and therefore is restrictive in the types of uses allowed. In order to construct a building for private commercial development, a zone change to a commercial use is required. The applicant is requesting a zone change to "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. ZACase Files\PP\201 1\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.1 ]\Staff Report.doc GPA 11-01, ZC 1 1-01, PP 19, TRP 11-04, VAR 11-08, TTM 71595 • Medical Office Building at the Civic Center November 22, 2011 - Page 9 ees tobe Removed North of Library Type of Tree Quantity to be Removed :Quantity to be Protected; ;- Pines) Pinus Canariensis-Canary 11 11 Island Pine 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. Jacaranda Mimosifolia- 8 None Jacaranda Liquidambar 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 Files\PP\201 1\1 1-02 CvcCtr.1607 WC PRwy\PC Meeting 11.22.11\Staff Report.doc GPA 11-01, ZC 1 1-01, P 02, TRP 11-04, VAR 11-08, TTM 71595 • Medical Office Building Vathe 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- effucient and carpool/van pool vehicles. The proposed project has incorporated the requirements of the Green Code into the building design. Site Design 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\201 1\1 1-02 CvcCtr.1607 WC Pk-,vy\PC Meeting 11.22.11\Staff Report.doc GPA I1-01, ZC I 1-01, PP l * TRP 11-04, VAR 11-08, TTM 71595 . Medical Office Building at the Civic Center November 22, 2011 - Page I 1 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 all businesses 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 - Environmental - "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. Landscapin 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 least 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. Lightin 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 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 ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.1 i\Staff Report.doc GPA 11-01, ZC 11-01, P}1 02, TRP 11-04, VAR 11-08, TTM 71595 • Medical Office Building at ie 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"). 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 from 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 FilesTP\201 1\1 1-02 CvcCtr.1607 WC PkNvy\PC Meeting 11.22.1 BStaff Report.doc GPA 11-01, ZC 11-01, PP 1 , TRP 11-04, VAR 1 1-08, TTM 71595 r Medical Office Building at the ivic 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 generally located at the northerly and easterly portion of the property. The applicant is proposing a parcel map to subdivide the portion of the property owned by the City. The proposed parcel is located at the northwesterly corner of the Civic Center. The proposed parcel would be 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 Fi1es\PI'\201 1\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Staff Report.doc GPA 11-01, ZC 11-01, PP*2, 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: ////, /w � Jef 1 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 22t1i 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 Planning 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\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_Denial of project\GPA Reso.doc Planning Commission Alution No. 1 1-5448 General Plan Amendment No. 11-01 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 22"d day of November, 2011, by the following vote:. AYES: Steward, Redholtz NOES: Sotelo ABSENT: Carrico ABSTAIN: Holtz DATE: November 22, 2011 Herb Redholtz, Vice- airman Planning Commission Jef A derson,. Secretary Planning Commission ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC PkwyTC Meeting 11.22.11\Resolutions_Denial of project\GPA Reso.doc GENERAL PLAN AMENDMENT NO. 11-01 EXHIBIT A �' i14, ^4....' �,,.G�._.'i.,..1 �J�I 3 "`W^-7 f f �a i.�l °[ i •X ter ik, f- i s "y. .b r� "£"3 h k. zit > 4Ykrt3�g At! '.� 1.a(,tg 3, "E "��(�P-�( {"--•�.,. �'i' Y, } 1 Vfi De�lk�YCt9.St" aa� y io � to >i!,r a« z y. `�✓ -*. a ',� cy i? � fs #z�r, t� E f� Tt~. C ..J�i.' 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'`i r \ „ si" °t` r4 s` ; "° s. i z UI G• �.� '-fit MI, z.�f ",�ZA,a� 4r g33, J t t��L'�„�.,_ "(R iva s ci �� t"f 5 CKLL , INK, K j a c`.tlr ._�' •sue fi .�1 �`7.fi�!`+� ? r .€ y",lft "-»ry !�'�%��` ``x atk 5#.,� bk� \ tyt1 / } 3tE l' at``•y`'s�..; ^ r;Aa�,,„. a:+ �>�tixav*- 7C �"' 3-�r 9 l� •"'�},✓ r,g. .r'' ta,,4' '� �tu�`"�"�j`ly x,r �` ' \ r ..,yam,.,.•!} b J � ., � �� hy"\. �•y ti�� � f R :"�� -s.'.�'� � i E^� !, }<4 Ll�/f,• $w T\ ��/ aw�� uat/��'� �•,�•z'ar,�.�`'�� �. w l � � f pr � �'�r v �,.+'c�'sus+ n�av �'"IIs� � ,-�. n "."�.:»."".�.�-.;.��✓»�,n�r a� s� 'v 1 xb s of r .�i� - Ca c� �i3tFfie�nStAu�ats�iCuswn[a� �tc� i�t4t rr i-r!,{�r'�k�`�3 ���`'�� o � ��ti ,ai'k� � ^�S e ;Y� •-,�ec.: Indicates area proposed to be redesignated from "Public Facilities" to "Service Commercial" and "Neighborhood Commercial" 6TTACHMENT 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 22°d 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. 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 Resolutio*. 11-5449 . 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 specifie 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 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 ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.1 RResolutions_Denial of project\ZC Reso_Denial.doc Planning Commission Resolu*o. 11-5449 Zone Change No. 11-01 November 22, 2011- 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 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. 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:\CaseFiles\PP\2011\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_Denial of project\ZC Reso_Denial.doc Planning Commission Resolutio* 11-5449 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 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 auman Planning Commission Jeff erson, Secretary. 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S t s.t ,, � � � � 3 Indicates the area proposed to be rezoned from "Public Building" (P-B) to "Neighborhood Commercial" (N-C) •ANFTAQ HMENT 17 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 Commission, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a precise plan to: Construct a 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 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, 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" (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 Z:\Case Files\PP\2011\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_Denial ofprojectTi? Reso_denial.doc Planning Commission ResolutOo. 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 fixture 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 11 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 ZACase Files\PP\201 1\1 1-02 CvcCtr.1607 WC PkNvy\PC Meeting 11.22.11\Resolutions_Denial of project\PP Reso_denial.doc Planning Commission Resolutioto. 1 1-5450 • Precise Plan No. 1 1-02 November 22, 2011 -Page 3 roadways should be include aten-foot wide landscaped median strip, distinctive street lighting, specially designed bus stop areas, and an incorporated theme for side- walk 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. 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. Furthenmore, 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\ 11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_Denial of project\PP Reso_denial.doc Planning Commission Resolutwo. 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 22nd day of November, 2011, by the following vote: AYES: Stewart, Redholtz NOES: Sotelo ABSENT: Carrico ABSTAIN: Holtz DATE: November 22, 2011 Avi Herb Redholtz, Vice-C airman Planning Commission Jeff erson, Secretary PIning Commission Z:\CaseFiles\PP\2011\11-02CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_Denial of proiect\PP Reso_denial.doc • )!!PrT,A-CHMENT 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 22nd 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\1 1-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.1 1\Resolutions_Denial of projectWar Reso_denial.doc Planning Commission Resoluti400. 11-5451 S 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 tivith the open space element, an aesthetically pleasant environment for those who 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\2011\11-02 CvcCtr.1607 WC Pkwy\PC Meeting l l.22.11\Resolutions_Denial ofproject\Var Reso_denial.doc Planning Commission Resolution,.11-5451 • Variance No. 11-08 November 22, 2011 - 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 thecase of Azusa Avenue, are the primary north -south roadways through the City. Minimum standards for these roadways should be include ,ten -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 22, 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 rairman P1aruling Commission Jef (derson, Secretary Planning Commission 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 TAG H M E'NT 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. 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 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: 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 Resolutioo. 1 1-5452 • 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 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 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 ZACase Files\PP\201 1\11-02 CvcCtr.1607 WC Pkwy\PC Meeting 11.22.11\Resolutions_Denial of project\TTM Reso_denial.doc Planning Commission Resolutoo, 1 1-5452 Tentative Tract Map No. 71595 November 22, 2011 - Page 3 and crosstivalks ". 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,d 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 Pla ing Commission 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 Willis Yip 2721 E. Maria Court West Covina, CA 91792 December 12, 2011 City of West Covina 1444 West Garvey Avenue West Covina, CA 91790 Dear City Council Members: I would like to express my support for the proposed project which consists of the renovation of the. West Covina County Public Library and the construction of the -.office building, at the Civic Center. Being a patron of the library for the last 20 years, I have noticed that the lack of park spaces is an issue. I have had difficulty securing an available parking space when visiting the facility. I frequently had to park at the Civic Center and made long walk to the library. I envision that the new renovated parking. lot along with its proposed security gate will- benefit the public. It provides the patrons with ample of parking spaces as well as security. Furthermore, 1 also support the new construction of the office building which will provide professional services and medical. related matters to the community as well. I urge your support to this special project, Many community members, library patrons and children- in the neighborhood are very optimistic on the project. Regards, Willis Yip . • Lin Ma 2005 Chaparral Street West Covina, CA December 12, 2011 City of West Covina 1444 West Garvey Avenue West Covina, CA 91790 To. Whom It May Concern: As a CPA, I am privileged to write this letter in support of the recently proposed office building at the comer. of West Covina Parkway and West Garvey Ave South. I currently reside in West Covina and have been in business in San Dimas for several years, with many customers living in West Covina as well. Given this new office facility, I can move my business to the city of West Covina to better serve my customers and also be closer to home. Moreover, I can purchase and then customize the design of my office to better compliment my personality. As a young businessperson, I try to keep up with up-to-date and new designs to better enhance my company. I prefer a more modern setting with the latest equipment and technology. With this new office building, I will accomplish this goal. I believe that this proposed office building should strongly be considered by the City to provide young entrepreneurs like myself to succeed. Best regards, L� 0 December 12, 2011 City Council Members City of West Covina 1444 West Garvey Avenue West Covina, CA 91790 Re: Letter of Support Dear City Council Members: Yuan Yuan Lu 1719 Caffrey Lane West Covina, CA 91791 It is my pleasure to provide a letter of support for the planned office project at the City of West Covina. I believe that the planned office project will make a positive contribution to the neighborhood and should contribute to creating a vibrant City. The project will stimulate the job market in our economy and provide more favorable services to city residents. Our community will have a convenient location for getting a variety of health and medical -related offices for treatment. By approving this office project, the City is taking a great step in providing our community a better place to reside. My hope is that the success of this project will be the motivation for more to come. Best regards, �F Yuan Yuan Lu • 0 Lilien Lee 1477 McCabe Way West Covina, CA 91791 December 10, 2011 City Hall City of West Covina 1444 West Garvey Avenue West Covina, CA 91790 To Whom It May Concern: I would like to.applaud the City's.efforts in working with local Developers to bring new developments and ideas to our City. Until recently, I heard about a potential new development right next to the pubic library. Needless to say, I was ecstatic. If this development were to be approved, it would make it a lot easier to commute for my Doctor visits. Also, I can get my taxes and insurance and if needed Specialist visits done,.all at one location. That would be time consuming and a lot less driving. It -would-be safe to assume there are others with the same notion. I stand committed to supporting the City and feel confident that this development can provide a major role to our community. Cordially, Lilien Lee 0 • 315 N. Hollow Avenue West Covina, ca 91790 December 7, 2011 Mayor Steve Herfert City of West Covina 1444 West Garvey Avenue West Covina, CA, 91790 Dear Mayor Herfert: I am writing in support for CGM Development, Inc. to construct a brand new 4-story office building adjacent to the West Covina Public Library. We are in need of such an exciting undertaking to boost our lovely city. This project can not only potentially bring in new businesses, but many new employment opportunities also. CGM Development, Inc. maintains a high level of standard and quality with their construction developments. Given their background and success with a previous similar project on Valley Blvd. and Nogales St., I am sure that this will be a win -win situation for the City, nearby business men and women and the local residents. Additionally, patients and customers living closer to the 10 freeway and City Hall will find it more fitting for them to visit this location. I recommend and fully support this project and hope the City will do the same. Sincerely, Henry Teng Stanley and Ingrid Chu 1315 Bentley Ct. West Covina, CA 91791 December 5, 2011 City Councilmembers City of West Covina 1444 West Garvey Avenue West Covina, CA 91790 Dear City Councilmembers: We are pleased to support the proposed development for an office building at the West Covina Civic Center location. We are.eager to have a broad range of medical and dental specialists that my family can have easy access to in our neighborhood. We believe that this development has the Potential to be a critical component of the community as well_ The development will essentially fill the current gap for many services. needed in our city and also bring new employment opportunities. Therefore, we welcome the opportunity that this project presents and look forward to using its services soon. Sincerely, Stanley and Ingrid Chu" 1418 Kauai Street West Covina, CA 91792 December 4, 2011 City of West Covina 1444 West Garvey Avenue West Covina, CA 91790 Dear City of West Covina: Recently I learned of a possibility of a new medical building development in an article from the San Gabriel Valley Tribune. I was very excited to hear about this because this would mean an easily accessible medical facility for me. Last year, I purchased a condo in the City of West Covina because I work in the surrounding area. In addition, I find West Covina has'a lot of places to visit during the weekends and a variety of restaurants to eat at. I think it is a very good idea to also have a new medical building in this area because it would be very convenient for my Doctor visits and also the local residents. Therefore, I fully support this development as a new West Covina resident. Sincerely yours, Chonglam Ma 1310 Foothill Dr. West Covina, CA 91791 December 2, 2011 City of West Covina 1444 West Garvey Avenue West Covina, CA 91790 Re: West Covina Civic Center Project To Whom It May Concern: I would like to encourage you to think seriously about allowing the development of the West Covina Civic Center Project. As a resident of West Covina, it would be a lot more convenient to visit my Doctor that has an office that is closer to my home. Whether I am visiting because I am sick or just for a regular check-up, knowing that my Doctor is close gives me piece of mind. Although there may be Doctors' offices in the surrounding cities, it would be nice to have a nice facility that is more local to the community. Thank you again for your support. Sincerely, Hong -Chu Lee • • 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 Office Condo project at the West Covina Civic Center. I am well aware of the article that was published regarding the trees that would be taken down, but Fam 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 0 0 New York Life Insuranoe 1.71-10 Colima Road; Sid - te 14 Hamenda Heights, CA 01745, Tgh:(026).904-!9177 - P axt (626)* 965-5069 Kpv6mbe.f21.,..2Q11 M AndrewPasmant.- City Manager West covip.4 City -Hall 1444, West. Garvey AvenuO*. W,&q:Covina, :CA:-.9.j!9Q. % )v wna! fi e Condominitim.Pr oJec. t, Dear IV my address is Lam writing h T wecondominiumproject at the West -Covina Civic Cefite*t. -Q Oy I m lice d New York Life.ihsurancedgObt leasing:and operating in ni JjTf1P A .4.. iced ,w y o business in'the-cityOfHacienda f jbjgjitslj.iavb:ma ny customers jh­the: West Covina area ,tllat.-I-would .li.ke.t:o,continue try p.ro.vide.4t.nsuranc.e,,,servic.esf6.r,- As fhave.alwa $.wanted,t6 pu r-c'hase". and o w*n, .y own of.Fce�dbit protect pypA.Jd -.ip e a great opportunity to:. achieve .my,.::.dream:,in-.c*loseprGximity-toi-o tome.y I think havinga moderri.:office building atihis -location will provide a ni. e -6 c: nvironinent.far many xocal businesses and; even bfing in other new outside businesses. In. addition;. it mouldbe:vey.conyehientfor local 'residents, -to obtain * *surance services as we as.other services: to..*be: ..Provided.:at thispt.d.j.ect; lherebyftilly supportlhis ewIQ mentproject a n '-I ok fbnvard to the . . completion -of4h.eoffice .:condominitim building "very:szon. I?. ijigOd Chu Far­m­e'r's:J*nsuran.Gce- ,roup 17110Eolima Road,,Suitcl-1 RuWM4 heights, - CA-K745. Tel;..(626) 964 . r969 7 q,-VU: (026) 96SZO69 1.)0 1.1. Mt. AOdriw'Psasant.- City.'Manager 144. West G - -...Avenue; .. Wst:Covina; -CA.91790 R'6t mlnjLfm,p.rpjpcL na my- address.: i . s.t3`1: Wd.st,'C 'vina,.. 1 91), ident'0M. st CoVi .0 Q4.9 7. n ng-4 n. support . rQject:*at-.th'6.-.W.est.-C6v'in'a: - A.M.W. .0 41,11��-proposed-JIJ )&COMOMMIU�m p ppon ci-�?ic :cen currehtl jam -a* IlcOisdd Fa m=fs.inSuranc&-abbtA- leasingI and -operating. my own- bu6jyess :i'n:.thr,..:ciL Acienda Heibh(�. _I,havethe re Th't I Y. OHM. Ave-m.pnycustornersin eWest-'Co'vinaa. ac a would like. O cl.bntinu&'tb.p*- videinsurance services.for As I - have .always wantedto purchase and own--my:own office unit; this project would provide:me a great opportunity to. achieve my a inky to my 110111e. 1 thih.k. lim m—offlae'.buildingot thislopatiop. NMI. provide .�Ake, e�ViToamenc:,fbr Pro. .9 id b pp.y -ppa li add tibnj it ­ppp, qqier new QLjts_e:.-.psi.ne§ses. n insu rance services as:well as other -k b id d V ied, :ser.v..c S to: -:q; royl .. :. .. p IS PTPJ - Imconclus; ion.l: hereby fully.:supports- this Adveloprherit p dl A -fb' rd: to. the Tojec(.4n.m.', rwa wtompjction.of the ti.fflceco'nclo'nunium:b*t.ji'l.diiip,:aNer -soon. Y Cc: I M...-St6ve. H . erfe.t.t...'M 4y.of • 0 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 c; Mike Touhey, Mayor 'a West Covina City Counsel 1444 W. Garvey Ave. South r West Covina, CA 7) RE: Support For Proposed Office Project at West Garvey Ave. and West Covina^ 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, J Jay Davis cc: CGM Page 1 Nov 1 PL,gN,V1 NG MW __�' Jeff Anderson A ACHMENT 21 From: Sue Rush Sent: Thursday, January 05, 2012 11:34 AM To: Jeff Anderson Subject: FW: Letter from Resident requesting to CITY COUNCIL Here's another letter via e-mail. Sue Rush Assistant City Clerk City of West Covina 1444 W. Garvey Avenue West Covina, CA 91790 626-939-8433 Office 626-939-8682 Fax CONFIDENTIALITY NOTICE: This communication is solely for the use of the intended recipients(s) and said communication may contain confidential and/or legally privileged information or otherwise protected by both Federal and State law. Unauthorized interception, review, use, or disclosure is strictly prohibited. If you are not the intended recipient, please contact the sender and destroy all copies of the communication. -----Original Message ----- From: Sue Williams Sent: Thursday, January 05, 2012 10:06 AM To: Sue Rush Subject: FW: Letter from Resident requesting to CITY COUNCIL I should have sent this to you, too? -----Original Message ----- From: Sue Williams Sent: Thursday, January 05, 2012 10:01 AM To: Andrew Pasmant; Sandy Galvez; Nancy Ramos Cc: Chris Chung Subject: Letter from Resident requesting to CITY COUNCIL See below. This is a letter that came in from a resident, requesting it be distributed to the City Council. Sue -----Original Message ----- From: Ray Bulthuis [mailto:rbbulthuis@verizon.net] Sent: Thursday, January 05, 2012 9:41 AM To: Feedback Subject: Sent From: West Covina Website - Mayor I would like to this e-mail to go to all City Council Members, and the City Manager, Andy Pasmant Mike Touhey, Mayor Sherri Lane, Mayor Pro Tem Shelly Sanderson, Councilmember Steve Herfert, Councilmember Fred Sykes, Councilmember Dear City Council Members and City Manager, Mr. Pasmant, I am requesting that you do not continue with plans to sell civic center property. I also request that you cancel arrangements with CMG Development for a Medical Building to be built on the NW corner of the civic center area. This public area and is already being fully used, there are many other places for the medical building. Your intentions for this area are wrong and are not what citizens of W. Covina want. Sincerely, Beverly Bulthuis 1 Jeff Anderson From: Andrew Pasmant Sent: Thursday, December 22, 2011 7:28 PM To: Jeff Anderson Cc: Chris Chung; Sue Rush Subject: FW: Don't sell land near West Covina Library fy files From: Sherri Lane [mailto:sherri@sherrilane.net] Sent, Tuesday, December 13, 2011 11:43 AM To: Andrew Pasmant Subject: Fw: Don't sell land near West Covina Library fyi ----- Original Message ----- From: Leslie Martel To: Sherri. Lane(�westcovina.org. Sent: Monday, December 12, 2011 11:41 PM Subject: Don't sell land near West Covina Library Dear Mayor Pro Tern Lane, Please do not vote to sell land at West Covina Civic Center near West Covina Library. This is a very bad idea. This is a beautiful area. Parking there is already impacted. Some decisions that they City Council has made has ended up with adverse effects — like putting commercial buildings and concreting over the area next to the Edwards Cinema. Most of those commercial restaurants went out of business and the buildings are empty. The green area there that had been used for concerts is a cold concrete piece of land. Changing the Civic Center area will destroy more beautiful green areas. If you study about what a community needs, you will find that it needs a lot of green parks and park -like areas. Please do not sell land near the West Covina Library. Leslie Martel, Resident of West Covina since 1975 1 9 0 ATT; W. Covina City Council RE: Medical building next to W. Covina Library RE0'E!\-jiED 11 OEC 20 P i :55 WEST (, U�rl�;f!y:. rt i�I J i�irl�lr�O� f This letter is to voice my objection to the proposed medical building next to the library. Enclosed is a letter from Mr. Toma of The Friends of The W. Covina Library sent to the City Council stating many of the concerns of the local citizens. �? S. ,z ,� * -Zz�, X�,� A/.e- r i A/d , J, %N l I <r 7 Q u /,/ t y, >.? to y o g- QJL a !y 0 1 J01 � o Q J;,/ F� )It c Oelz0 "-4 1328 S. St., Maio St. West Covina, CA 91790-4949 I A, C/ V �D , - o - "(-3 44:1 . I 111111111111 7 a 0 11 DEC 20 P1.55 l�h�lN)l I © Ent, k 4 .D 'UJe� C-1 Q 1 `19 3 . vi ' \A_ L-<3 - \) • Mr. & Mrs. Kwok H. Pang ' 750 S La Serena Ih West Covina. CA 91791 LA Ij o � C-4 W Ld O . • COUNTY OF L S Alq6ELBOARD OF SUPERJ§.y ES L' 856 KENNETH HAHN HALL OF ADMINISTRATION I LOS ANGELES CALIFORNIA 900121(213) 97"111 11 OEC 20 P 1 :Z'--'6 GLORIA MOLINA SUPERVISOR, FIRST DI ITf l! Y'i'tr; t;l 17 ; s , q December 15, 2011 Mr. James M. Toma, President Friends of the West Covina Library 1607 West Covina Parkway West Covina, California 91790 Dear Mr. Toma: Your letter to West Covina Mayor Mike Touhey expressing opposition to the planned development in the vicinity of the West Covina Library was forwarded to me by Los Angeles County Supervisor Mike Antonovich. Although this matter is under the jurisdiction of the City of West Covina, please know that I empathize with your concerns and I will monitor the project for any potential impacts which may affect my constituents. As you may know, as a result of the recent County redistricting process, the City of West Covina is now within my Supervisorial District, and it is my honor to represent you. If you wish to discuss this matter further, please do not hesitate to contact my Field Director, Martha Molina -Aviles, who may be reached at (626) 350-4500. ZM OLT A Supervisor, First District GM/MMA/sm c: Mayor Mike Touhey 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 E 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 Jeff Anderson • C� From: Sent: To: Cc: Subject: pls forward to council Andrew Pasmant Tuesday, December 13, 2011 11:55 AM Nancy Ramos Sue Rush; Jeff Anderson; Chris Chung FW: Dec. 20 Council Meeting From: albert 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, 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 • West Covina City Council • Mary Christenson Boice ` J 416 La Sena Ave W. Covina, Ca 91790 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. ... M,/ary Christenson Boice Mary Christenson Boice 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 I NO, Keep fibtary trees YOUR VIEW I attended the most recent Planning Commission meeting in West Covina. flanking either side of the campus of 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*: ing area of the Us Angeles County- Public library. In its place, the city facility, why are all these other spaces leaders propose. to build another available? I do not choose a doctor because there is a fountain and nice medical building. plantings in the entryway. I choose a Once that area is destroyed, it is physician beause he is competent, - gone forever. Certainly another empty building for sale lease is not needed hi 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,fbr sale/lease signage clearly space 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. cen- 0. Cameron in the Cameron ter for this construction: This plan complex continues to be must be abandoned. fie several months of comple- of duigs that 1- Cara" Ann Arne , fix' W Eakin ��!:i 2 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 4�r4 decision should be rejected. 4 The Planning Commission has already rejected this item and CGM should be encouraged to find another location and not destroy a wonderful` ss F 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? w„ _l 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 didnt 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 R& BOX 942849 SACRAMENTO, CA 94249-0057 (916) 319-2057 FAX (916) 319-2157 DISTRICT OFFICE 100 NORTH BARRANCA, SUITE 1#895 VEST COVINA, CA 91791 (626) 960,4457 FAX (626) 960-1310 November 22, 2011 io STnT ti Vie�).; a DJ,hM1 ROGER HERN.&NDEZ ASSEMBLYMEMBER,,FI,FTY-SEVENTH DISTRICT ASSISTANT`MAJORITY WHIP City of West Covina Honorable Mayor Steve Herfert 1444 West Garvey Avenue West Covina; CA 91793 Dear. Mayor Eerfert: COMMITTEES BANKING AND.FINANCE HEALTH UTILITIES AND COMMERCE WATER, PARKS AND WILDLIFE 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 2.2 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 he planning commission or, most importantly, West Covina residents 1 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. �Very 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 11 .2Z—l1 Fabiola Wong From: theheartofgodministry@netzero.net Sent: Monday, November 21, 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 take 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 50 years. 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 meaningful 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" F¢°tait How This Strange 62-Cent African Fruit Is Making Americans Skinny H Lifestyles.com RECEIVED NOV L 2 ? n PLANNING DEPT Irene I CA November 15, 2011 City of West Covina Planning Department Mr. Jeff Anderson; Planning Director 6265621$7 .p-2 RECEIVED NOV 17 2011 PLANNING DEPT. Re: Mitigated Negative Declaration of Environmental Impact — Proposed Medical Office Condominium, 1607 West Covina Parkway There 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 gates 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 • • Planning Commission City of West Covina 1444 W. Garvey Avenue West Covina, CA 91790 November 15, 2011 RECEIVED NOV 15 2011 PLANNING DEPT. 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 _ yahoo.com • • o �. w V1 RECEIVED NOV 0 7 2011 PLANNING DF.Pl 1JR 0-u mzd- (--� w 6L to'catu, a," If �a� facij� 1.3 ILIr e ,i. Dear Councilman Herfert: The following is my own "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 30`h 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 tall 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 +RIENDS Or THE WEST COVINA LISRARI' 1607 West Covina Parkway West Covina, CA 91790 westcovinafriends@gmail.com November 2, 2011 Jeff Anderson, Director RECEIVED City of West Covina, 'Plamling Department Imo► 1444 West Garvey Ave. NOV 0 7 2 011 P.O. Boa 1444 ' PLANNINQ DEPT. West Covina, CA 91793 Re: Proposed Medical Office Building at 1607 West Covina Parkway Dear Mr. Anderson: 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 Imow, 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 Planning 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 PROJECT WILL NEGATIVELY IMPACT LIBRARY PARKING, CREATING INCONVENIENCE AND SAFETY RISKS. 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 1-10 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(:: s M. Toma, 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 Antoiiovich Assemblymember Roger Hernandez Senator Ed Hernandez 2 FROM : DROOKS FRX NO. : 1 626 9184007 . Dec. 01 2011 01:46Prl P1 rp- October 19, 2011 Alan Carrico, Chair West Covina Planning Commission City of West Covina, 1444 W. Garvey Avenue Room 208 West Covina CA 91790 Dear Mr. Carrico, RECEIVED OCT 312011 PLANNINQ DEFT, I am writing to you about the proposal presented at the October 11°' West Covina Plana o, 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 Toad/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 inf6rmed 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 not 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,14ealth 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 9.17990 i r F r�CB 4,/ 666Z�Za Post Office Box 962 •West Covina, California 91793 Fabiola Wong, Planning Dept. and Members of the Planning Commission 1444 W, Garvey So. West Covina CA 91790 October 17, 2011 Dear Ms. Wong and Members of the Planning Commission, RECEIVEr) OCT 18 2011 PANNING DEPT 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 improve the area or our city. Respectfully, Beverly Bulthuis Pres. West Covina Beautiful B West Covina Planning Commission 1444 W.Garvey So. W. Covina, CA 91790 RE: General Plan Amendment # 11-01 Zone Change # 11-02 Variance 411-08 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 112011 PLANNING DF-PI i � • 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 any request to deny this request 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 BEAUTNUL TREES WELL BE REMOVED. RECEIVED OCT 1 12011 PLANNING DEwPT, West Covina Planning Commission 1444 W.Garvey So. W. Covina, CA 91790 RE: General Plan Amendment # 11-01. Zone Change # 11-02 Variance 411-08 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. RECEIVED OCT 1 1 2011 PLANNIN DEFT. 0 . 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. RECEIVED OCT 1 1 2011 PLANNING 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 any 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 intemet 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, 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. 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. DECEIVED OCT 1 1 2011 ,PLANNING DEFT, West Covina Planning Commission 1444 W.Garvey So. W. Covina, CA 91790 RE: General Plan Amendment # 11-01 Zone Change # 11-02 Variance # I 1-08 Tree Removal Permit # 11-04 Tentative tract Map # 71595 Mitigated Negative declaration of environmental impact Please consider any 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 risers 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. W� Vary CArisfenson, &ice 4 f 6 Ca Sena Ave 7t1. Covina, Ca 9f790 Vert Covina Planning Commission f444 7i1, Cjarvey So W. Covina, Ca 9i7Yo C7eneral Plan Amendment No t{-of ' This is an went quest for the commission to delay the voting on above matter. This notice should6e postearin the localpaper or a yneralmai in9 to adcitizens of the city so they wifThe well informedahoutthecommissionsattenfions AS IF THIS DATE ONLY A FEW PEOPLE OF THE CITY KNOW OF THE COMISSISSIONS PLANS. RECEIVED OCT 0 5 2011 PLANNING DEPT 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 411-08 Tree Removal Pen -nit # 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. , : V Cam. r ( ram RECEIVED .00T 0 3 2011 PLANNING DEPT. QI 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 #11-08 Tree Removal Penult # 11-04 Tentative tract Map # 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. I DECEIVE® 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 # 11-01 Zone Change # 11-02 Variance #11-08 Tree Removal Pen -nit # 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. SEP JqqJ2 9 2,�01,1 wa � P 9/26/11 West Covina Planning Commission 1444 W.Garvey So. W. Covina, CA 9.1790 RE: General Plan Amendment # 11 -0 1 Zone Change # 11-02 Variance 411-08 Tree Removal Pen -nit # 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 2011 PLANNING DEPT. wary Gar�ce ��61'a S'e� roue Zf/, Gfaui�sa,Gfa� ��T�O 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 11-01 Following are some serious questions I would like answered regarding this proposal. Who now owns this corner 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 construction 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 ``. Ij 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 RECEI V EO SEP 2 8 2 011 PLAN INQ DEPT. 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 #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. RECEIVED SEP 2 8 2011 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 # 11-01 Zone Change # 11-02 Variance 911-08 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. A ECdi 9 Er) SEP 2 8 201,1, PLANNINGPNING DAP 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 # 11701 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. RECEIVED SEP 2 8 2011 PLANNING DEPT. Mary Christenson Boice 416 N. La Sena Ave W. Covina, Ca 91790 mar}1boiceRverizon.net 9/23/ 11 West Covina City Hall 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 park. 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 P e D Ta � ATTACHMENT 22 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 OFFiCL CITY OF WEST COVII�, Re: General Plan Amendment No. 11-01, Zone Change No. 11-61, 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 - Cl). 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. • GeneraI 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. cgm deve l opm ent. corn 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, Peichin Lee, :esidean O CGM Development, Inc. NOTICE .-OF PUBLIC HEARING XCON 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. 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. 11704 to remove various trees. (4) Variance No. 11-08 to deviate from the City's parking requiret6nts. (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.wonggwestcovuia.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 kearings\2011 public hearing notices\12.20.11 Civic Center Development.doc #Z 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 OFFICE CITY OF WEST COVIi�1. 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 - CI). 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 hasalso 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 r z 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, Peichin Lee, Rresiden an O CGM Development, Inc. 'HI"inVVH Y IN V CJ 1 IVICIV 1, LL%,. lei RECEIVED DEC - 1 2" S OFFICF. CITY C . \NE -T Co\tll iJ--- CITY OF i! Jai? l 11 4 W��-t e�9a►&'ok . 1160010691" 2 1:-12 22435831:011 204. 1S?un lU6y �r ►0 ;' ;--=- SZETO + ASSOCIATES LAND USE ENTITLEMENT CONSULTANTS PROJECT INFORMATION DESCRIPTION: OWNERSHIP AND OCCUPANTS LABELS RADIUS: 300' ADDRESS: 1444 W GARVEY AVE S. WEST COVINA CA 91790-2716 APN: 8474-001-906 PROPERTY OWNER(S): CITY OF WEST COVINA P O BOX 1440 WEST COVINA CA 91793 APPLICANT(S): PARKWAY INVESTMENT LLC 17528 ROWLANDST #218 CITY OF INDUSTRY CA 91748 REQUESTING AGENCY: CITY OF DIAMOND BAR 21825 E COPLEY DR DIAMOND BAR CA 91765 DATE: PROJECT NO.: 879 W ASHIYA RD MONTEBELLO CA 90640 MARCH 30, 2011 0311- 114 (626) 512-5050 (323)838-0515 stanleyszeto@sbcglobal.net " s SZETO + ASSOCIATES K ' LAND USE ENTITLEMENT CONSULTANTS PROJECT INFORMATION DESCRIPTION: OWNERSHIP AND OCCUPANTS LABELS RADIUS: 300' ADDRESS: 1444 W GARVEY AVE S WEST COVINA CA 91790-2716 .__' 1, 8474-001-906 PROPERTY OUVNER(S): CITY OF WEST COVINA P O BOX 1440 WEST COVINA CA 91793 APPLICANT(S): PARKWAY INVESTMENT LLC 17528 ROWLAND ST #218 CITY OF INDUSTRY CA 91748 REQUESTING AGENCY: CITY OF DIAMOND BAR 21825 E COPLEY DR DIAMOND BAR CA 91765 DATE: PROJECT NO.: 879 W ASHIYA RD MONTEBELLO CA 90640 MARCH 30, 2011 0311- 114 (626) 512-5050 (323)838-0515 stanleyszeto@sbcglobal.net Easy PeelO Labels i ® Bend along line to AVERY@ 6241TM Use AveryO Template 51600 71�ed Paper - expose Pop -Up EdgeTM �. 1) 8474-001-906 CITY OF WEST COVINA P 0 BOX 1440 WEST COVINA CA 91793 4) 8458-023-022 BNSB LLC 11306 GARVEY AVE EL MONTE CA 91732-3302 7) 8458-025-015 KIM GI H & KYUNG J 4450 SAINT FRANCIS PL LA CANADA CA 91011-3127 10) 8458-025-029 YU HWA LU JEN 709 SUNSET AVE UNIT#C SAN GABRIEL CA 91776-2648 13) 8458-025-036 DE PIETRO FRANCES & DEPIETRO TRUST 825 COLORADO BLVD UNIT #114 LOS ANGELES CA 90041-1741 16) 8474-001-907 LOS ANGELES COUNTY 500 W TEMPLE ST UNIT #648 LOS ANGELES CA 90012-3196 19) 8474-002-013 LAZZARESCHI CARLA TRUST & LAZZARESCHI TRUST DAVID ET AL 2310 DUANE ST LOS ANGELES CA 90039-3104 22) 8474-003-062 CHENG PETER W PO BOX 661895 ARCADIA CA 91066-1895 2) 8458-023-017 HEJRAT EDUCATIONAL CENTER 324 S DIAMOND BAR BLVD UNIT #137 DIAMOND BAR CA 91765-1607 5) 8458-023-025 1431 WEST GARVEY LLC & KUO FAMILY TRUST B 1431 W GARVEY AVE N WEST COVINA CA 91790-2136 8) 8458-025-022 LUCKY INKJ 1688 LLC 22632 GOLDEN SPRINGS DR UNIT #180 DIAMOND BAR CA 91765-4169 11) 8458-025-030 PATEL RATILAL L & KALA R TR & PATEL RATILAL & KALA TRUST 1637 W GARVEY AVE N WEST COVINA CA 91790-2141 14) 8474-001-016 GABAEE M & A 1888 CENTURY PARK E UNIT #450 LOS ANGELES CA 90067-1702 17) 8474-002-004 YEW A L & W N FAMILY TRUST 2090 VISTA AVE ARCADIA CA 91006-1546 20) 8474-002-016 1530 WEST COVINA PARKWAY 837 TRACTION AVE UNIT #400 LOS ANGELES CA 90013-1928 23) 8474-003-064 SEARS DEVELOPMENT CO 3333 BEVERLY RD HOFFMAN ESTATES IL 60179 25) 8474-003-915 26) 8474-003-918 REDEVELOPMENT AGENCY OF & WEST REDEVELOPMENT AGENCY OF & WEST COVINA CITY COVINA CITY P O BOX 1440 P 0 BOX 1440 WEST COVINA CA 91793 WEST COVINA CA 91793 SZETO + ASSOCIATES 879 W ASHIYA RD MONTEBELLO CA 90640 3) 8458-023-020 JATH INC 1415 W GARVEY AVE N WEST COVINA CA 91790-2137 6) 8458-025-007 BUSINESS FINANCIAL SERVICES CORP 1619 W GARVEY AVE N WEST COVINA CA 91790-2144 9) 8458-025-026 ENSBERG STEPHEN & THERESA TR & ENSBERG FAMILY TRUST 1609 W GARVEY AVE N WEST COVINA CA 91790-2141 12) 8458-025-031 KAISER FOUNDATION HEALTH PLAN INC 393 E WALNUT ST PASADENA CA 91188-0001 15). 8474-001-020 W&HLLC 18000 STUDEBAKER RD UNIT #785 CERRITOS CA 90703-2684 18) 8474-002-005 YEW A L & W N FAMILY TRUST 2090 VISTA AVE ARCADIA CA 91006-1546 21) 8474-003-057 FOUR-WAY 636 S SUNSET AVE WEST COVINA CA 91790-2806 24) 8474-003-081 SEARS DEVELOPMENT CO 3333 BEVERLY RD HOFFMAN ESTATES IL 60179 PARKWAY INVESTMENT LLC 17528 ROWLAND ST #218 CITY OF INDUSTRY CA 91748 Etiquettes faciles a peter i ' ® Repliez a la hachure afin de wwvv.avery.com - - ....-...,n ....,.n � Sens de Easy Pee1O Labels i A Bend along line.to AVERV® 624ITM Use Avery® Template 51600 fed Paper expose Pop -Up Ed TM © 1 2.1) 8458-023-017 3.1) 8458-023-020 3.2) 8458-023-020 HEART FOUNDATION GARVEY DENTAL OFFICE CURRENT OCCUPANT OR TENANT 1505 W GARVEY AVE N 1415 W GARVEY AVE N #101-102 1415 W GARVEY AVE N #103-104 WEST COVINA CA 91790-2138 WEST COVINA CA 91790-2137 WEST COVINA CA 91790-2137 3.3) 8458-023-020 3.4) 8458-023-020 3.5) 8458-023-020 CURRENT OCCUPANT OR TENANT CURRENT OCCUPANT OR TENANT CURRENT OCCUPANT OR TENANT 1415 W GARVEY AVE N #105 1415 W GARVEY AVE N #106 1415 W GARVEY AVE N #107-108 WEST COVINA CA 91790-2137 WEST COVINA CA 91790-2137 WEST COVINA CA 91790-2137 3.6) 8458-023-020 3.7) 8458-023-020 4.1) 8458-023-022 CURRENT OCCUPANT OR TENANT CURRENT OCCUPANT OR TENANT WALNUT INN & SUITE 1415 W GARVEY AVE N #109 1415 W GARVEY AVE N #110 1443 W GARVEY AVE N WEST COVINA CA 91790-2137 WEST COVINA CA 91790-2137 WEST COVINA CA 91790-2136 5.1) 8458-023-025 7.1) 8458-025-015 7.2) 8458-025-015 WAYSIDE MOTEL LAWN MOWER CURRENT OCCUPANT OR TENANT 1.431 W GARVEY AVE N 1621 W GARVEY AVE N 1618 W HARBERT ST WEST COVINA CA 91790-2136 WEST COVINA CA 91790-2116 WEST COVINA CA 91790-2116 7.3) 8458-025-015 7.4) 8458-025-015 10.1) 8458-025-029 CURRENT OCCUPANT OR TENANT CURRENT OCCUPANT OR TENANT AMIGOS REALTY 1620 W HARBERT ST 1622 W HARBERT ST 1647 W GARVEY AVE N WEST COVINA CA 91790-2116 WEST COVINA CA 91790-2116 WEST COVINA CA 91790-2141 11.1) 8458-025-030 12.1) 8458-025-031 12.2) 8458-025-031 COVINA MOTEL KAISER PERMENENTE PACIFIC CLINICS 1637 W GARVEY AVE N 1511 W GARVEY AVE N 1517 W GARVEY AVE N WEST COVINA CA 91790-2141 WEST COVINA CA 91790-2138 WEST COVINA CA 91790-2138 13.1) 8458-025-036 13.2) 8458-025-036 13.3) 8458-025-036 KAISER PERMENENTE CONTRACTORS LICENSE COURSES DAVKITA COVINA DIALYSIS CENTER 1539 W GARVEY AVE N 1541 W GARVEY AVE N 1547 W GARVEY AVE N WEST COVINA CA 91790-2139 WEST COVINA CA 91790-2139 WEST COVINA CA 91790-2139 16.1) 8474-001-907 19.1) 8474-002-013 20.1) 8474-002-016 SUPERIOR COURT AND HEALTH BUILDING WEST COVINA KIDNEY CENTER 24 HOUR FITNESS 1427 W WEST COVINA PKWY 1540 W WEST COVINA PKWY 1530 W WEST COVINA PKWY WEST WEST COVINA CA 91790-2728 WEST COVINA CA 91790-2703 COVINA CA 91790-2703 21.1) 8474-003-057 21.2) 8474-003-057 21.3) 8474-003-057 CHECK CASHING AND MINIMART KARA MIA FINANCIAL WEST 630 S SUNSET AVE 636 S SUNSET AVE 640 S SUNSET AVE #101 WEST COVINA CA 91790 WEST COVINA CA 917,90 WEST COVINA CA 91790 21.4) 8474-003-057 21.5) 8474-003-057 21.6) 8474-003-057 GAVILANES REALTY BRITE WORKS AMERICAN BEAUTY COLLEGE 640 S SUNSET AVE #108 642 S SUNSET AVE 646 S SUNSET AVE WEST COVINA CA 91790 WEST COVINA CA 91790. 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Evergreen Avenue West Covina, CA 91792 Beverly Bulthuis 932 E. Francisquito Ave. West Covina, CA 91790 Irene Fleck 818 So. Serenade Avenue West Covina, CA 91790 Lloyd Johnson 1809 Adams Drive West Covina, CA Helen Orth 1037 E. Marbury St. West Covina, CA 91790 Julie Shephard 1303 E. Merced Avenue West Covina, CA 91790 S ® www.avery.com 1-800-GO-AVER AVERY® 51600 � AN3AV-OE)-008-L ®09L51!aege6 ai zesip @09LS ®AU3AW 1`1%J WO:)'Aaane'MMM apidea aft -was a ie a6emnoaaue uoissaidwi