Loading...
Resolution - 8346r RESOLUTION NO. 8346 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT AND ADOPTING PROPOSED MITIGATION MEASURES FOR THE WEST COVINA FASHION PLAZA EXPANSION REDEVELOPMENT PROJECT THE CITY COUNCIL OF THE CITY OF WEST COVINA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. The City Council of the City of West Covina hereby finds, determines and declares that: A. The City Council of the City of West Covina ("Agency") and Sylvan S. Shulman Co./West Covina Associates have negotiated a proposed Owner Participation Agreement for the redevelopment and expansion of a regional shopping center known as the West Covina Fashion Plaza ("Project"). The proposed Project entails the renovation of portions of the existing shopping center; the expansion of the Center's enclosed mall and mall shops; the construction of a new department store; the construction of public surface parking areas and other public improvements; and the construction of additional commercial buildings adjacent to the mall. B. As lead agency for the Project, the Agency has caused to be prepared a Final Environmental Impact Report ("FEIR") for the Project pursuant to the California Environmental Quality Act of 1970, as amended ("CEQA", Public Resources Code Section 21000 et sec.). C. The Draft Environmental Impact Report ("DEIR") for the Project was prepared in accordance with CEQA, the State CEQA Guidelines and the City of West Covina's local CEQA Guidelines. D. In accordance with CEQA, during the period from November, 1987 to January, 1988, the DEIR for the Project was circulated to the appropriate public agencies and interested parties and was made available for public review. The DEIR was recirculated during the period from January, 1989 to March, 1989. E. The City Council has fully reviewed and carefully considered the FEIR for the Project, including but not limited to all comments on the DEIR and the responses thereto, and all other environmental documents that comprise the FEIR, at • a public hearing, including all information and testimony presented at said public hearing. SECTION 2. The City Council further finds and determines that the FEIR has identified various significant environmental effects that will result if the Project is -1- FJN/RES1694 approved, however, many of the significant effects will be avoided or substantially lessened by the imposition of mitigation measures identified in the FEIR and by the implementation of a mitigation monitoring program to ensure compliance with the mitigation measures during Project implementation. The City Council hereby adopts and incorporates herein by this reference the FEIR and the mitigation measures set forth therein, which are generally described below: A. Land Use/Aesthetics 1. Impacts. The proposed Project will result in a significant intensification of the Fashion Plaza Mall over the existing local commercial uses. Aesthetically, the proposed Project will change the current visual character from a small scale commercial character to a more intensive mall and more massive regional commercial shopping center. 2. Mitigation Measures. No significant adverse land use impacts are anticipated and therefore no mitigation measures are required. The proposed Project is consistent with the established long-term land use goals of the City and Agency. Also, the Project is buffered from sensitive residential land uses on all sides and is not expected to impact negatively adjoining land uses. Visually, the Project is not expected to block any significant view corridors or adversely impact scenic qualities. 3. Beneficial Impacts. A significant beneficial impact from Project.implementation is the transformation of an under-utilized commercial site into an expanded major economic center for the City. B. Air Quality. 1. Impacts. Project construction will result in short-term fugitive dust from demolition of existing uses and clearing, grading, excavation and other site preparation activities. Project - related traffic will contribute to a cumulative adverse impact on air quality in the area. 2. Mitigation Measures. The proposed Project has been changed or altered to avoid or substantially lessen the potential effects on air quality by requiring the following: (a) Minimize fugitive dust emissions during construction by watering the site for dust control, containing excavated soil onsite until it is hauled away, and periodically • washing adjacent streets to remove accumulated materials. (b) Major grading operations shall occur in the non -rainy season. -2- FJN/RES1694 used. (c) Adequate dust -suppressants shall be • (d) Encouraging employees to use public transportation or to carpool. (e) Impose the mitigation measures relating to Public'Transportation Services discussed at page 70 of the FEIR, and Section F.2(i) herein to reduce transportation -related impacts on air quality. C. Noise. 1. Impacts. The proposed Project will primarily generate short-term construction noise. Other noise impacts include mechanical equipment noise, parking structure noise and project -related traffic noise impacts on properties located along primary access routes. The presence of a strip commercial zone and the river channel, located along West Covina Parkway, provide for some mitigation of the traffic noise effect on the residential land uses across from the Project Site'. Although project generated traffic noise will result in some increases in the noise environment, these increases are not anticipated to be significant. 2. Mitigation Measures. The proposed Project has been changed or altered to avoid or substantially lessen the potential effects on noise by requiring the following: (a) The Project shall comply with the City's Noise Ordinance, which limits the hours of construction to normal weekday and weekend work hours, and includes noise limits on mechanical equipment. (b) The Environmental Protection Agency's Noise Control Program (Part 204 of Title 40, Code of Federal Regulations) shall be followed as it relates to construction equipment noise. (c) Mechanical equipment noise shall be minimized by locating equipment away from receptors, proper selection of equipment, and installation of equipment with proper acoustical shielding. D. Energy. 1. Impacts. Modification and/or demolition of existing structures and construction of new buildings will entail a one-time expenditure of • fossil -fueled energy resources for construction. Implementation of the proposed Project will also create an increase in energy consumption. The Project will generate on -site energy demand for on - site utility uses to meet off -site transportation demands. The bulk of all project -related energy -3- FJN/RES1694 use is derived from the transportation component, and not from on -site electrical and natural gas usage. 2. Mitigation Measures. The proposed Project has been changed or altered to avoid or substantially lessen the effects on energy by requiring the following: (a) All buildings shall comply with State Energy Conservation standards as set forth in California Administrative Code, Title 24, Part 6, Division T-20, Chapter 2. (b) Energy efficient fixtures in facilities (e.g., parking lot lighting and signing) and other types of energy conservation measures shall be incorporated with project design. E. Transportation/Circulation. 1. Impacts. The Project will generate 12,512 daily vehicle trips. Project traffic will further decrease the currently unacceptable level of service at the intersection of Vincent Avenue and South Garvey Avenue. In addition, the Fashion Plaza proposed site plan contains on -site circula- tion problems, confusing circulation patterns, and undesirable angles at intersections. As proposed on the Project site plan, on -site parking areas may not be easily accessible or readily found given the on -site circulation configuration proposed. Clearer interior circulation patterns and directional signing are necessary. 2. Mitigation Measures. The Project has been changed or altered to avoid or substantially lessen the effects on transportation/circulation by requiring the following: (a) The intersection of South Garvey Avenue and Vincent Avenue shall be modified to avoid traffic operational and safety concerns. The design discussed on page 38 of the FEIR shall serve as the basis for detailed design of improved geometrics. Prior to approval of the precise plan the Redevelopment Agency and applicant shall adopt a final design to be implemented with construction of the project. (b) Prior to precise plan approval, a specific parking ratio and total number and location of parking spaces on the project site shall be reviewed and approved by the City as in conformance with City parking standards. • (c) At precise plan review, the applicant shall submit a parking layout plan that specifies in detail the locations and dimensions of each parking space. This shall include both surface and structural parking. -4- FJN/RES1694 (d) At precise plan review, the applicant shall submit access/onsite circulation plans which will delineate all access points, internal circulation, (i.e., road widths, curve radii), design speeds, site distances, directional signage, and pedestrian amenities. (e) The developer shall implement a signing program, approved by the Redevelopment Agency and City Engineer, to encourage use of West Covina Parkway as an access route to Fashion Plaza. (f) The developer, in cooperation with the Redevelopment Agency and traffic consultant, shall implement an on -site signing/graphics program to assist in on -site traffic flow. (g) Prior to construction, the Agency, in cooperation with the applicant and RTD, shall conduct a study as to the feasibility of utilizing a portion of the center's parking facilities for park -and -pool parking. The study shall take into consideration estimated demand for park -and -pool facilities; the final design of internal circulation, access, and parking; the compatibility of such a use with center parking requirements; and the feasib- ility of providing such a facility at other sites in the area (e.g. the Lakes (Lakes) project site). F. Public Services/Utilities 1. Impacts. , (a) Fire Protection Services. Implementation of the proposed Project will create an increased demand for emergency medical services. The Fire Department does not presently anticipate that the Project will create a need for expansion of facilities or additional staff. (b) Law Enforcement Services. Increased traffic is expected to increase response times and require additional police working with traffic and parking problems. (c) Water. Suburban Water Systems, which provides water for both domestic and fire service to the Project Site, anticipates that existing on -site facilities, including fire flows, may possibly need to be abandoned and re-routed to accommodate the proposed project. The Upper San Gabriel Valley Municipal Water District does not expect any direct or indirect adverse impacts on groundwater recharge as a result of Project implementation. -5- FJN/RES1694 (d) Wastewater. The County Sanitation District of Los Angeles County does not expect adverse impacts to occur from project implementation. (e) Flood Control. The County of Los Angeles Department of Public Works, which provides flood control service to the project area, does not anticipate any impacts related to increased water runoff because most of the site is already covered with impervious materials. Onsite storm drain channels could be disturbed during construction activities which will require rerouting. (f) Solid Waste. The County Sanitation District of Los Angeles County, which organizes solid waste service to the Project Area, does not foresee any solid waste impacts from the proposed Project. The West Covina Disposal Company, the private hauling service operating in the Project site area, also does not foresee any adverse solid waste impacts. (g) Electricity. Southern California Edison Company concludes that the electric loads of the proposed Project are within the parameters of projected load growth which the Company expects to meet for the area. Consequently, the Project will'not create a demand for increased service to the Project Site. However, implementation of the Project will require rerouting of on -site existing electrical lines. Specifically, the 66kv line along California Avenue will need to be rerouted, and the 12kv line located underground below the 66kv line will need to be relocated. (h) Gas. Implementation of the Project will necessitate relocation of existing gas lines located on California Street from the San Bernardino Freeway to West Covina Parkway. The increase in service demand to the Project Site will not require expansion of existing facilities. (i) Telephone. General Telephone, which services the project area, does not foresee service -related impacts from the Project. (j) Public Transportation. RTD serves the project area with several bus lines. RTD is considering cancellation of bus lines 274/276 and Sunday service of line 488, which may affect public transportation. However, the cancellation is not considered a project - related impact because they are being caused by the loss of federal funding. Nevertheless, project implementation will create an increase in demand for bus service in the area. This increase contributes to the cumulative impact on public transportation services in the West -6- FJN/RES1694 Covina Area. Although RTD bus stops are not part of the Project's internal circulation and the Project will not cause such bus stops to be relocated,.the RTD has expressed concern that increased traffic will delay scheduled bus service and negatively impact users of public transportation. 2. Mitigation Measures. The Project has been changed or altered to avoid or substantially lessen the effects on public services/utilities by requiring the following: (a) Fire Protection Services. (1) The Project shall adhere to the Uniform Building Code (UBC). (2) Emergency fire access to the site shall be approved by the West Covina Fire Department prior to precise plan approval. (3) All access to buildings on the Project site shall be approved by the West Covina Fire Department prior to precise plan approval. (4) All buildings on the Project site shall be equipped with smoke alarms as required by the West Covina Fire Department and the Uniform Building Code. (5) The developer shall contribute, if necessary, to the funding of additional fire protection, manpower and equipment as determined by the West Covina Fire Department. (6) All safety standards as set forth in the Uniform Building Code, Fire Codes, and local codes shall be adhered to during construction. (b) Law Enforcement Services. (1) The site plan shall be reviewed and approved prior to precise plan approval, by the Redevelopment Agency and by the West Covina Police Department, to insure that adequate site access is available for emergency services. (2) The developer shall contribute, if necessary, to the funding of additional police protection, manpower, and equipment as determined by the West Covina Police Department. (c) Water/Wastewater. • (1) The developer shall work with the Redevelopment Agency and Suburban Water Systems in rerouting any lines that will be -7- FJN/RES1694 disturbed by the proposed project. An agreement for such provisions shall be finalized prior to precise plan approval. (2) The developer and the West Covina Redevelopment Agency shall reach an agreement regarding provision of funding for relocating lines that will be affected by the Project. Such provision shall be incorporated into the final agreement between Suburban Water Systems and the Redevelopment Agency. (d) Flood Control. (1) The developer, Redevelopment Agency, and Department of Public Works shall reach an agreement prior to precise plan approval, regarding provision of funding for relocation, if necessary, of storm drain channels which are disturbed by the implementation of the Project. Such provision shall be incorporated into the final agreement between Suburban Water Systems and the Redevelopment Agency. (e) Solid Waste. (1) No mitigation is necessary since no adverse impacts were identified by the County Sanitation Districts of Los Angeles County. (f) Electricity. (1) The developer shall work with the Redevelopment Agency and Southern California Edison Company to finalize an agreement to insure the smooth relocation of existing power lines along California Avenue. The agreement shall become final prior to precise plan approval. (2) Prior to precise plan approval, the West Covina Redevelopment Agency, developer, and Southern California Edison Company shall finalize an agreement regarding provisions and funding for any relocation of electric lines and other electric facilities affected by the project. (g) Gas. (1) Prior to precise plan approval, the West Covina Redevelopment Agency, developer, and Southern California Gas Company shall finalize an agreement regarding provisions and funding for any relocation of gas lines and facilities affected by the Project. • (h) Telephone. (1) No mitigation is necessary since no adverse impacts have been identified. -8- FJN/RES1694 (i) Public Transportation. (1) Prior to precise plan approval, the City of West Covina and Redevelopment Agency of West Covina shall come to an agreement with RTD to insure that adequate onsite and adjacent facilities are provided to satisfy public transportation needs. Such needs may include improvements to existing bus stops on adjacent streets, possible relocation and/or improvement of existing bus stops (including potential lighted bus shelters), possible provision of park -and -pool usage of a portion of onsite parking space, and insurance that the site will be adequately serviced by RTD bus routes. (2) The Redevelopment Agency and the RTD shall consider the placement of bus shelters on West Covina Parkway between California and Sunset Avenue, and lighted bus shelters and bus turn -outs on Vincent Avenue south of South Garvey Avenue. (3) The developer and Agency shall prepare a transit plan prior to approval of the precise plan. The purpose of the plan shall be to provide adequate transit service levels and encourage transit use. SECTION 3. The FEIR for the proposed Project has described the reasonable alternatives to the Project, including an alternative location, that could feasibly attain the basic objectives of the Project, even when these alternatives might impede the attainment of Project objectives or might be more costly. However, the alternatives to the Project would not result in significant environmental benefits. The City Council finds that the proposed Project represents the alternative that could most feasibly attain the basic objectives of the Project. SECTION 4. The City Council finds that the mitigation measures which will be incorporated into the Project as discussed above will avoid or substantially lessen most of these significant effects identified in the FEIR. However, specific economic, social, and other considerations, set out specifically hereinafter, make it unfeasible to avoid or substantially lessen through the use of mitigation measures or Project alternatives the significant effects on air quality, energy, and public services and utilities identified in the FEIR. Therefore, the City Council finds that these significant effects and/or adverse impacts are unavoidable for the reasons set forth below. The City Council further finds that the benefits of the proposed Project will outweigh the adverse environmental • effects which have been found to be unavoidable. Based on this finding, the rationale for which is set out below for each unavoidable environmental effect, the City Council finds that the unavoidable adverse impacts are acceptable. The following sets forth the analytical bases for the statutory findings: -9- FJN/RES1694 A. Air Quality. The Project, in conjunction with other past, present and reasonably foreseeable future projects, will contribute to the cumulative degradation of air quality in the region. The City Council finds that this effect is unavoidable. The City Council also finds that the following benefits will result from the Project: 1. Revitalization of the area within the City's Central Business District. 2. Provide increased employment and business opportunities as envisioned by the City's Economic Development Element of the City's General Plan. 3. Transform an under-utilized commercial site into an expanded major economic center for the City and provide needed recurring tax revenues to the City. 4. Improve the aesthetic quality of the Project area upon Project completion. The City Council has balanced the Project benefits against the unavoidable environmental risks and finds that the unavoidable environmental risks are acceptable because the Project benefits outweigh the unavoidable risks relating to air quality. B. Energy. Project specific impacts will be mitigated to a level of insignificance. On a cumulative basis, however, the Project, in concert with other past, present and reasonably foreseeable future projects, will contribute to a cumulative increase in non-renewable energy consumption in the region. The City Council finds that this effect is unavoidable. The City Council also finds that the following benefits will result from the Project: 1. Revitalization of the area within the City's Central Business District. 2. Provide increased employment and business opportunities as envisioned by the City's Economic Development Element of the City's General Plan. 3. Transform an under-utilized commercial site into an expanded major economic center for the City and provide needed recurring tax revenues to the City. 4. Improve the aesthetic quality of the Project area upon Project completion. The City Council has balanced the Project benefits against the unavoidable environmental risks and finds that the unavoidable environmental risks are acceptable because • the Project benefits outweigh the unavoidable risks relating to energy. C. Public Services and Utilities. The Project, in conjunction with other past, present, and reasonably foreseeable future projects, will contribute to an -10- FJN/RES1694 increased demand for public services and utilities. The City Council finds that this effect is unavoidable. The • City Council also finds that the following benefits will result from the Project: 1. Revitalization of the area within the City's Central Business District. 2. Provide increased employment and business opportunities as envisioned by the City's Economic Development Element of the City's General Plan. 3. Transform an under-utilized commercial site into an expanded major economic center for the City and provide needed recurring tax revenues to the City. 4. Improve the aesthetic quality of the Project area upon Project completion. The City Council has balanced the Project benefits against the unavoidable environmental.risks and finds that the unavoidable environmental risks are acceptable because the Project benefits outweigh the unavoidable risks relating to public services. SECTION 5. In view of the foregoing, the City Council of the City of west Covina hereby certifies that the FEIR for the Project (a) is complete and adequate, and was prepared in compliance with the requirements of CEQA, State CEQA Guidelines and applicable local guidelines, and (b) was presented to the City Council, which reviewed and considered the information contained therein. SECTION 6. The City Clerk is hereby authorized and directed to file a notice of determination as required pursuant to CEQA. SECTION 7. The City Clerk shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this .12th day of June , 1989. ATTEST: CITY CLERK • -11- I HEREBY CERTIFY that the foregoing Resolution was duly adopted•by the City Council of the City of West Covina at a regular meeting thereof, held on the 12th'day of • June 1989, by the following vote of the Council: AYES: COUNCILMEMBERS Tarozzi, McFadden, Manners, Lewis, Bacon NOES: COUNCILMEMBERS None ABSENT: COUNCILMEMBERS None APPROVED AS TO FORM: ITY ATTORNEY -12- FSN/RES1694 V CITY CLERK