7/20/2021 - AGENDA ITEM 9 - VINCENT PLACE SPECIFIC LAN - CONSIDERATION OF GENERAL PLAN AMENDMENT NO. 20-02AGENDA ITEM NO. 9
DATE: July 20, 2021
TO: Mayor and City Council
FROM: David Carmany City Manager
AGENDA STAFF REPORT
City of West Covina I Office of the City Manager
SUBJECT: VINCENT PLACE SPECIFIC PLAN -CONSIDERATION OF GENERAL PLAN AMENDMENT NO 20-02, ZONE CHANGE NO. 20-03, PRECISE PLAN NO. 20-06, TREE REMOVAL PERMIT NO. 21-03, TENTATIVE TRACT MAP NO. 83166, AND MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT TO CHANGE THE GENERAL PLAN LAND-USE DESIGNATION FROM CIVIC: SCHOOLS TO NEIGHBORHOOD MEDIUM, TO CHANGE THE ZONING FROM SINGLE-FAMILY RESIDENTIAL (R-1) TO A SPECIFIC PLAN, TO DEMOLISH ALL EXISTING SCHOOL BUILDINGS/USES ON THE SITE, CONSTRUCT 119 RESIDENCES (47 TWO-STORY SINGLE-FAMILY RESIDENTIAL STYLE DETACHED UNITS, RANGING FROM 1,465 SQ. FT. TO 2,125 SQ. FT. AND 72 ATTACHED THREESTORY TOWNHOME STYLE UNITS, RANGING FROM 1,214 SQ. FT. TO 1,822 SQ. FT.), INTERNAL DRIVE AISLES, COMMON OPEN SPACE, GUEST PARKING SPACES, AND REMOVE ON 8 SIGNIFICANT TREES ON AN 8.05 ACRE SITE AT 1024 W.WORKMAN AVENUE
RECOMMENDATION:
It is recommended that the City Council adopt the following resolutions and ordinance:
RESOLUTION NO. 2021-77 - 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 20-02, ZONE CHANGE NO. 20-03, PRECISE PLAN NO. 20-06, AND VESTING TENTATIVETRACT MAP NO. 83166, PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITYACT OF 1970, AS AMENDED.
RESOLUTION NO. 2021-78 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, ADOPTING GENERAL PLAN AMENDMENT NO. 20-02 CHANGING THE GENERAL PLAN LAND-USE DESIGNATION OF 1024 W. WORKMAN AVENUE FROM CIVIC: SCHOOLS TO NEIGHBORHOOD-MEDIUM
RESOLUTION NO. 2021-79 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO. 20-06 AND TREE REMOVAL PERMIT NO. 21-03 AT 1024 W. WORKMAN AVENUE
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RESOLUTION NO. 2021-80 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 83166 AT 1024 W.WORKMAN AV ENUE
ORDINANCE NO. 2485 -AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 20-03 AND ADOPTING THE VINCENT PLACE SPECIFIC PLAN
BACKGROUND:
The project was initially reviewed by the Planning Commission on May 25, 2021. During the public hearing, four neighbors spoke in support of the project and informed the Planning Commission that the applicant has been working with them to address their concerns, while two neighbors spoke against the project due to concerns with the potential increase in street parking and traffic. The Planning Commission voted 5-0 to recommend City Council approval of the project with the following added conditions of approval:
•The applicant shall install signage on the site prohibiting parking along the fire lanes and in front ofgarages.•The roofing material for the town homes along Vincent Avenue shall be upgraded to concrete roof tilesand the wall material shall be revised to smooth stucco. The plans shall be revised to incorporate thebuilding material change.•The project plans shall be revised to incorporate 4'-0" tall walls along Workman and Vincent Avenuesand a 7'-0" tall wall along Garvey Avenue to provide sufficient security for the site. In addition, theproposed perimeter vinyl fence shall be increased in height to 6'-0".•The applicant shall work with the Engineering Division in providing better street lighting along Garveyand Vincent Avenues. The applicant shall be required to provide double-sided light poles that emitstwice the normal lighting density, subject to Southern California Edison and/or the City Engineer'sapproval.•The following items shall be required to be addressed within the Covenants, Conditions and Restrictions(CC&R):o The homeowner's association shall allow individual unit owners to install a CCTV system withoutinvading the privacy of neighbors.o The homeowner's association shall establish a parking permit program for the guest parkingspaces and work with a local towing company to enforce the properties parking regulations.o The homeowner's association shall ensure that the perimeter trees are maintained to not encroachon the neighboring adjacent single-family residential properties.o Require trash cans to be stored in the units and out of public view within 24 hours after trash pickup.o Require garages to be used for vehicle parking.
o Revisions to the CC&Rs implementing these specific conditions shall require City Councilapproval.
The conditions of approval recommended by the Planning Commission has been incorporated into the City Council Precise Plan and Tentative Tract Map draft resolutions (Attachments No. 3 and 4).
DISCUSSION:
The project site is an 8.05-acre property located on the southwest comer ofW. Workman Avenue and N. Vincent Avenue. The site is currently developed with, and was used for the Vincent Children's Center. The site contains school buildings, a parking lot, a playground and landscaping. The site is in an urban area that is developed on all sides. Single family homes are to the west, north and east; two-story residential apartments and townhomes are located to the south; and a gas station, liquor store and restaurant are to the southeast,
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across Vincent Avenue.
The project site has frontage on Workman Avenue to the north, Vincent Avenue to the east and a portion of Garvey Avenue to the southeast.
ITEM DESCRIPTION
ZONING AND Single Family Residential (R-1); Civic: Schools GENERAL PLAN
North: Single residential family homes; Single Family Residential (R-1)
SURROUNDING East: Single residential family homes and commercial uses; Single Family Residential
LAND USES AND (R-1) and Neighborhood Commercial (N-C)
ZONING West: Single family residential homes; Single Family Residential (R-1)
South: Apartments and townhomes; Multi-Family 20 units/acre (MF-20)
LUKKENT Former Vincent Children's Center (school/administration buildings, parking lot, !)!::'/!::LOP:;'u��, ... 1 ~., � ound, field)
Notice of Public Hearing have been mailed to 123 owners and occupants of properties LEGAL NOTICE within 300 feet from the subject site. The public Hearing Notice was also published in the newspaper and the City's website.
The applicant proposes to build a 119-unit residential project consisting of 72 attached townhome units within 10 buildings, and 47 detached single-family residences. The detached two-story single-family residential style units are sited on the north side of the lot along Workman Avenue and on the west side of the lot along the
westerly property line, while the three-story attached townhome buildings are located on the mid-portion of the lot (10-plex) and on the east side along Garvey and Vincent Avenues (6-plex). There will be two buildings each with 6 attached units along the Vincent Avenue frontage. Five buildings, each with 6 attached units (6-plex), will be located near the Garvey Avenue frontage. Two buildings each with 10 attached units (10-plex) are arranged around the large, interior common open space and a third building with 10 attached units is just to the south. Each dwelling unit on the site includes a two-car garage. There will also be 43 parking spaces on the site for guests, and another 21 off-site parallel street parking spaces along Workman Avenue.
The project requires the granting of the following entitlements:
•General Plan Amendment to change the land-use designation to Neighborhood Medium to allow up to
20 residential units per acre.•Zone Change to change the zoning designation to a Specific Plan•Precise Plan to allow the development of the site.•Tentative Tract Map to allow for the condominium subdivision•Tree Removal Permit for the removal of eight (8) significant trees.
General Plan Amendment
Approval of a General Plan Amendment (GPA) is required to enable the project to be built at the proposed density of 14.8 dwelling units per acre. The existing designation of Civic: Schools does not allow residential development. The proposed designation of Neighborhood-Medium (NM) allows up to 20 dwelling units per acre. This designation "anticipates a mixture of detached and attached dwellings and higher building types at approximately 9 to 20 dwelling units per acre ... with small scale commercial at key locations, primarily at intersections and adjacent to corridors." The project is consistent with the proposed designation.
The proposed project is consistent with the following General Plan policies and actions:
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•Policx. 3.3 New growth will complete, enhance, and reinforce the form and character of unique WestCovina neighborhoods, districts and corridors.
The project is located on the Vincent Avenue, which carries high volumes of traffic. It is a locationappropriate to serve as a transitional site between the single-family homes to the west and north and thebusy street. The project has been designed to locate the detached homes near the existing detachedneighborhood to the west and north with the taller attached buildings facing Vincent Avenue.
•Policx. 3.4 Direct new growth to downtown area and the corridors. Adapt economically underused andblighted buildings, consistent with the character of surrounding districts and neighborhoods, to supportnew uses that can be more successful. Provide opportunities for healthy living, commerce, employment,recreation, education, culture, entertainment, civic engagement, and socializing.
The project site is on Vincent Avenue which is designated as a Residential Thoroughfare in the GeneralPlan. Although not an identified Corridor in the General Plan, the street functions much like one in thisarea. It is appropriate to locate higher density development along streets such as this. The project will beurban infill on a site suitable for residential development.
•Policx. 3. 6 Reduce West Covina s production of greenhouse gas emissions and contribution to climate
change, and adapt to the effects of climate change.
By promoting infill development, the project creates needed housing without sprawl. This helps reduce
impacts to climate change.
The proposed project is consistent with the following Housing Element goal:
•Goal 2 Provide a variety of housing types to accommodate all economic segments of the City.
The project will provide both attached and detached for-sale housing. The attached housing will come inthree floor plans; the detached housing will have four floor plans, three exterior styles and three colorand finish schemes for each style. The variety of layouts and exterior finishes will provide options to thebuyers and assist the City in meeting housing production requirements of the Housing Element.
The project creates infill residential development with high quality architecture. It will provide for-salehousing at a density that should support a more affordable product. It will be compatible with the singlefamily neighborhood to the north and west and with the apartments and townhouses to the south of theproject site. It will be consistent with the properties designed Neighborhood Medium to the east.
Zone Chang�
Approval of a zone change from Single-Family Residential (R-1) to Vincent Place Specific Plan is required to enable residential development of the site at the proposed density of 14.8 dwellings per acre. The proposed development standards of the Specific Plan replace those of the Municipal Code. If approved, the project Specific Plan will be known as the Vincent Place Specific Plan.
Properties to the west, north and east are zoned R-1. Properties to the south are zoned Multi-family (MF-20). Small commercial sites zoned Neighborhood Commercial (NC) are to the east. The proposed zone change to Vincent Place Specific Plan will ensure that the project is developed in a manner compatible with both the existing single-family homes and multi-family development that abut the property.
Precise Plan
The precise plan is for the review of the site plan and architecture. Vehicular access to the site will be provided
by a driveway on Workman Avenue and another driveway on Garvey Avenue, both driveways (26 feet in width) will channel/route vehicles to private lanes/alleys and motor courts (20 to 26 feet in width) throughout
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the site to the dwelling units, guest parking spaces, and private recreation area.
The proposed project is a 119-unit residential project consisting of attached and detached single-family residences. The two buildings fronting Vincent Avenue each contain 6 attached units and are 3-stories tall. Five more 3-story buildings, each with 6 attached units, are located near the Garvey Avenue frontage. Three buildings, each with 10 attached units, are located near the large central common area. The detached homes are clustered along Workman Avenue and along the west side of the site. A large common open space area is located near the center of the site, and a smaller area is near the Garvey-Vincent intersection. Guest parking is located near the central open space and disbursed throughout the site.
Site Design
The proposed detached homes are located along Workman Avenue and down the westerly property line. These homes are 2-stories tall with a maximum height of approximately 26 feet and have small private yards and 2-car garages. They are arranged around the private street and motor court network for the site. The homes along Workman Avenue have front doors facing the street. A combination of concrete walls and vinyl fencing defines each of the house lots. The buildings along Workman have 10-foot setbacks to the front porch pillars, 15 feet to the house walls, and 12 feet to the walls that enclose the private backyards of the homes. The homes near the westerly property line are 20 to 35 feet from the westerly property line. They have 5-foot setbacks from interior side property lines and are at least 10 feet from interior rear property lines. Homes that do not front Workman Avenue generally have 5-foot front setbacks from the private motor courts and 10 feet from the private streets. The three homes with frontage on Vincent Avenue are at least 18 feet from the street. The three homes near the southerly property line are 29.8 feet from the boundary and have rear yards of 14.9 feet.
The two 6-unit buildings containing attached units fronting Vincent Avenue are approximately 11 feet from the street right-of-way. The front patio walls are 3.2 to 4.6 feet from the right-of-way. The homes have front entrances facing the street. The buildings are separated by 12 feet and they are 3 feet from the fire lane behind
the units. The buildings adjacent to the central common open space are 3 to 9 feet from the fue lane and separated by 30.8 feet. The front entrances to these units face the open space. The westernmost unit in the building south of the central common open space is approximately 31 feet from the fue lane from which it takes access. The remaining buildings with attached units have interior side separations ranging from 20 to 24.3 feet. Garages are generally 3 feet from the fire lanes or motor courts providing access. The entrances to the attached buildings near the GarveyNincent intersection face each other (other than some of the westerly end units) and are 28 feet apart. The two southern-most attached buildings have front entrances 8-feet from and facing the southerly fire lane ( other than one of the end units). The buildings are 20-feet apart and are just over 4 7 feet from the southerly property line. All setbacks conform to the standards of the proposed Vincent Place Specific Plan.
Air conditioning condensers for all dwellings are at the ground level. The condensers will be screened with a combination of metal screens and landscaping. Screening details are shown on plan sheet L-5.
The common open space near the center of the site is proposed to be 16,962 square feet in area with landscaping and amenities including children's play structure, seating, barbecues, and a lawn. Another 8,578 square foot area with landscaping and seating areas is located near the GarveyNincent intersection.
Architecture
Single Family Residential Cluster Units
The detached two-story single family residential units consist of four different floor plans (Plans 3060,
3522, 3522x, and 3825) and will utilize one of three architectural styles: "Santa Barbara", "Coastal" and "Farmhouse". Each style will have 3 different color schemes (see sheets A-35 through A-37).
Plan Total 1st floor 2nd Floor
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Type Living Area
1,465 1420 sq. ft. garage, 35 sq. ft. porch, entry 3 bedrooms (including master bedroom with a
�060 sq.ft. foye½great room,powder room,and bathroom and walk-in closet), laundry room, and one !kitchen bathroom
1,955 1423 sq. ft. garage, 43 sq. ft. porch, one 3 bedrooms (including master bedroom with a 3522 sq. ft. bedroom, one bathroom, great room, bathroom and walk-in closet), a loft, laundry room, and kitchen and one bathroom
1,955 1423 sq. ft. garage, 43 sq. ft. porch, one 3 bedrooms (including master bedroom with a �522:x sq. ft bedroom, one bathroom, great room, bathroom and walk-in closet), a loft, laundry room, and kitchen and one bathroom
2,125 1419 sq. ft. garage, 71 sq. ft. porch, one 3 bedrooms (including master bedroom with �825 sq. ft. bedroom, one bathroom, great room, bathroom and walk-in closet), a loft, laundry room, and kitchen and one bathroom
Each detached unit includes private open space area ranging from 390 sq ft. to 961 sq. ft. The units abutting the neighboring single-family residential homes to the west have frosted windows that would protect the adjacent neighbors' privacy (most are 3522 units with frosted clerestory windows facing west, three units on the northwest have frosted ingress/egress bedroom/loft windows facing west).
Attached Multi-Family Residential Townhomes
The site will be developed with seven 6-plex three-story townhome buildings and three 10-plex three-story townhome buildings. The attached dwelling units consist of four different floor plans (Plan 1, 2, 3, and 3Y) and will utilize a "Contemporary Eclectic" architectural style with one of two color schemes. One primarily in grey tones with white trim and brownish-orange front doors. The other scheme uses dark green and olive tones with white trim and light tan front doors. The buildings are finished with stucco, lap siding and brick and composition shingle pitched roofs. Color schemes and material details are shown on plan sheet A-76.
The 6-plex buildings will include two different configuration: one utilizing unit Plans 3Y, 2, and 3, and another utilizing Plans 3Y, 2, 3, and 1. The 10-plex buildings will also include two different configurations utilizing a combination of all four plans for each building. Each unit includes private open space area ranging from 81 to 329 sq. ft.
Total Living 1st Floor 2nd Floor 3rd Floor Area
reat room, deck, dining ne bedroom, one bathroom, 1,214 12 sq. ft. porch, two-car garage aster bedroom with bathroom 1 sq. ft. ith storage, and entry vestibule oom, powder room, and nd walk-in closet, and laundry itchen loset
35 sq. ft. porch, entry vestibule, eat room, deck, dining ne bedroom, one bathroom, 1,505 coat closet, and 460 sq. ft. rea, kitchen, bathroom, aster bedroom with bathroom sq. ft. andem two-car garage with nd 1 bedroom nd walk-in closet, and laundry storage oom
107 sq. ft. porch, flex room, 441 eat room, deck, dining ne bedroom with bathroom, 1,822 aster bedroom with bathroom 3 sq. ft. sq. ft. two-car garage with rea, kitchen, bathroom, nd walk-in closet, and laundry storage ne bedroom, and office oom
1,822 107 sq. ft. porch, flex room, 411 reat room, deck, dining ne bedroom with bathroom, sq. ft. sq. ft. two-car garage with rea, kitchen, bathroom, aster bedroom with bathroom storage ne bedroom, and office
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d walk-in closet, and laundry
Walls/Fences, Lighting, and Landscaping
An existing 6-foot-tall chain link fence along the westerly property line will be replaced with a 6-foot-tall concrete block wall. The block wall will continue along the southerly property line and along the Garvey
Avenue frontage to connect to the attached building on Vincent Av enue. Block walls will also contain the rear yards of the units along Workman Avenue, the three detached units fronting Vincent Avenue, and the detached units on either side of the main entrance. To properly drain the site, dirt will be moved during grading and the site will be raised approximately 5 feet near the westerly property line. At the top of the slope, and approximately 17 feet from the westerly property line, a 5.5-foot-tall vinyl fencing will be installed to provide private yards for the detached homes. This will also separate the rear yards of these homes from the common area slope. Entry arbors will be located near the intersection of Garvey and Vincent and on Vincent between the northerly attached building and southerly detached unit. Wall and fence details are found on sheet L-5.
Light poles, approximately 14-feet tall to the fixture, will be located along the interior street network. Low bollards and sconces will provide illumination throughout the rest of the site. Lighting details are shown on sheet L-7.
The applicant is proposing to install landscaping on all non-paved/non-built surfaces of the site, primarily around the buildings. Street trees approved by the City will be planted along Workman, Vincent and Garvey Avenues within the parkway. California Sycamore and Strawberry trees will be planted along the Workman Avenue frontage. Brisbane Box, California Sycamore and Strawberry trees will be planted along the Vincent and Garvey Avenue frontages. Specimen Olive and Magnolias will be placed along the street frontages, along the entry driveway and around the central common open space. Additional trees of various species will be planted along the internal street and alley network. A variety of shrubs and ground covers will also be planted. A total of 277 trees, including 34 in the city parkway, will be planted. Approval of a final landscape and irrigation plan is required per the conditions of approval.
Parking
The proposed Vincent Place Specific Plan includes parking requirements for the detached and attached dwellings. Each dwelling unit is required to have two parking spaces per unit in a garage and each space is required to be at least 10 feet wide and 20 feet deep. All project units have garage parking that meets this standard. At least one guest space for every four dwelling units will be provided. A total of 4 7 guest parking spaces will be located onsite (arranged around the central common area, parallel parking spaces along the southern driveway, and four driveway spaces located as a part of two units within two of the 10-plex buildings). In addition, a total of 21 parallel street parking spaces are proposed along Workman Avenue fronting the site.
Tree Removal Permit
An arborist performed a tree survey of the site as part of the environmental review. There are a total of 20 trees either on-site or immediately adjacent to the property that could be impacted by development. Development of the site will require removal of all of the existing trees. Of these, 8 trees are Significant Trees per City Ordinance (Section 26-294 Division 9-Preservation, Protection and Removal of Trees -Protection of trees during development activity). The removal of the on-site trees requires the approval of a tree removal permit by the Planning Commission. Mitigation measures are proposed as part of the Mitigated Negative Declaration to address the loss of the Significant Trees.
Open Space
The proposed Vincent Place Specific Plan includes open space requirements for the detached and attached
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dwellings. Each detached unit has a private yard of at least 390 square feet of open space where 150 square feet is required. Each attached unit has private open space in the form of decks on the upper floors. Each attached unit is required to have at least 60 square feet of open space. Floor Plan 1 has at least 81 square feet deck on the 2nd floor. Floor Plans 2 and 3 have 107 square foot decks on the 2nd floor. Floor Plan 3 also has a ground floor patio approximately 107 square feet in area enclosed by a low stuccoed wall. There will also be a large (16,692 square foot) common area near the center of the site and a smaller (8,578 square foot) common space near the junction of Vincent and Garvey Avenues. Each of these areas will have amenities for the residents such as seating, barbecues and play areas.
Public Art
As a part of the Precise Plan, public art would be required. The applicant has the option of commissioning their own public art piece, or paying the in-lieu contribution equaling to one-half percent of the total project costs.
Development Impact Fees/Park Fees
The City adopted Development Impact Fees in December 2015. In this case, the fees are currently (for FY 2020/2021) $1,809 (per unit) for detached single-family and $1,289 (per unit) for single-family attached/multifamily. The total development impact fees required would be $177,831.00. In addition, the applicant is required to pay a park dedication in-lieu fee of approximately $1,303,050.00
Vesting Tentative Tract Man
The applicant has applied for a Vesting Tentative Tract Map (No. 83166) to resubdivide the land and create parcels for homeownership. The project will have 119 individual for-sale lots: 47 detached units and 72 attached, rowhouse-style units. The project will utilize a Homeowner's Association (HOA) that will be responsible for maintaining the entire project, except for the interior of the units. Covenants, Conditions, and Restrictions (CC&Rs) will be created to regulate the HOA. The HOA will maintain all streets, curbs, and gutters, utilities, perimeter walls, building exteriors, common open space areas, sidewalks, site walls, entrance monument, and exterior lighting.
The proposed project density will be 14.8 units per acre, which is consistent with the General Plan designation of Neighborhood High allows a maximum density of 20 units per acre.
REQUIRED FINDINGS:
Findings are required to approve the precise plan and tentative tract map. Findings are not required for approval of a general plan amendment. The findings for entitlements are included in each individual resolution (Attachment Nos. 3 and 4) and are also presented below.
Findings necessfilY. for the annroval of a Precise Plan are as follows:
a.The proposed development plans and the uses proposed are consistent with the General Plan and any
applicable specific plan.
The project is a request for a Precise Plan to allow for the construction of a 119-unit residential development. There will be 23 8 garage parking spaces and 4 7 guest parking spaces onsite as well as 21 parallel parking spaces along the Workman Avenue frontage. The applicant is also requesting approval of a General Plan Amendment from Civic: Schools (S) to Neighborhood-Medium (NM) to change the allowed residential density to accommodate the proposed density of 14.8 dwelling units per acre. The project is also requesting
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approval of a Vesting Tentative Tract Map to create individual lots for sale. The proposed project is consistent with the following General Plan policies and actions:
•Policy_ 3.3 New growth will complete, enhance, and reinforce the form and character of unique WestCovina neighborhoods, districts and corridors.
The project will create an appropriate transition from the traditional single-family neighborhood to thewest and north towards a higher density along Vincent and Garvey Avenues. Two-story residences willbe nearest to the existing homes. The character of the project will be pedestrian-oriented along bothstreet frontages. This infill site will have a distinctive and high-quality residential experience.
•Policy_ 3.4 Direct new growth to downtown area and the corridors. Adapt economically underused andblighted buildings, consistent with the character of surrounding districts and neighborhoods, to supportnew uses that can be more successful. Provide opportunities for healthy living, commerce, employment,recreation, education, culture, entertainment, civic engagement, and socializing.
The project site is just north of the downtown and located on a busy street. Both Workman and VincentAvenues are served by transit. This urban infill site is suitable for residential development and will becompatible with the existing residential development in the area.
•Policy_ 3. 6 Reduce West Covina s production of greenhouse gas emissions and contribution to climatechange, and adapt to the effects of climate change.
By promoting infill development, the project creates needed housing without sprawl. This helps reduceimpacts to climate change. The site is served by transit, giving residents the option to reduce the use ofautomobiles.
The proposed project is consistent with the following Housing Element Goals:
•Goal 2 Provide a variety of housing types to accommodate all economic segments of the City.
The project will create new for-sale housing near the downtown at densities designed to more affordablethan traditional detached housing.
•Goal 4 Promote equal housing opportunity for all residents.
The project will meet current requirements that ensure new housing is available to anyone who might beinterested.
•Goal 5 Identify adequate sites to achieve housing variety.
The project will be an infill development of a site in transition near the downtown area. It will helprevitalize the street. It will provide for-sale, detached and attached housing as an alternative to moretraditional detached housing forms or attached apartments.
b.The proposed development is consistent with adopted development standards for the zone and complieswith all other applicable provisions of the Municipal Code.
As documented in Section III of the report, the project conforms to the proposed General Plan designation of Neighborhood-Medium (NM), and the standards of the Vincent Place Specific Plan, and all other applicable
development standards in the Zoning Code.
c.Granting the permit would not be detrimental to the public interest, health, safety, and welfare and wouldnot unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.
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The proposed project is on a rectangular site currently developed with school. The site will be developed according to applicable development standards. The project is designed to be compatible with adjacent residential development.
The project will include required parking. The site will be landscaped. Mitigation measures and conditions of approval will ensure that the site is developed such that it will 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 proposed project site is 8.05 acres, flat and is physically suitable for the proposed project and adequate to accommodate the size and shape of the buildings, parking and all required development standards set forth in the West Covina Municipal Code. The site is served by all necessary utilities. Appropriate mitigation measures and conditions of approval will ensure that the site is improved in a manner consistent with City standards.
e.The architecture, site layout, location, shape, bulk and physical characteristics of the proposeddevelopment are compatible with the existing and future land uses, and do not interfere with orderlydevelopment in the vicinity.
The buildings are contemporary in style with a variety of finishes, materials and colors. The detached residences are two-stories tall and located nearest to the existing single-family homes to the west and north. The attached residential buildings on the site are three stories tall and located closer to Vincent and Garvey Avenues. The detached buildings will come in 3 architectural styles; each style will have 3 color schemes. The attached buildings will have two color schemes, one primarily in grey tones with white trim and brownishorange front doors. The other scheme uses dark green and olive tones with white trim and light tan front doors.
All buildings are finished with stucco, lap siding and brick and composition shingle pitched roofs. New concrete block walls will be constructed along the westerly and southerly property lines and along much of the Garvey and Vincent Avenue frontages. Both the detached and attached residences along the street frontages have front doors facing the street, enhancing the sense of connectedness to the existing residential community. The design characteristics create an attractive project with architectural interest and substantial landscaping.
Findings necess!!fY. for the annroval of a Tentative Tract Mag are as follows:
a.The proposed map is consistent with the general plan and any applicable adopted specific plans.
An amendment to the City's General Plan land-use map to change the designation of the site from Civic:Schools (S) to Neighborhood-Medium (NM). As noted in Finding A for the General Plan Amendment, the project is consistent with a number of Goals, Policies and Actions of both the General Plan and the proposed Vincent Place Specific Plan.
b.The design or improvement of the proposed subdivision is consistent with the general plan andapplicable adopted specific plans.
As documented in Section III of the report, the project conforms to the proposed General Plan designation of Neighborhood-Medium (NM), and the standards of the proposed Vincent Place Specific Plan, and all other applicable development standards in the Zoning Code.
c.The site is physically suitable for the type of development.
The proposed project site is 8.05 acres, flat and is physically suitable for the proposed project and adequate to
accommodate the size and shape of the buildings, parking and all required development standards set forth in the Vincent Place Specific Plan and the West Covina Municipal Code. The site is served by all necessary
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utilities. Appropriate mitigation measures and conditions of approval will ensure that the site is improved in a manner consistent with City standards.
d.The site is physically suitable for the proposed density of development.
The proposed project type is consistent in form with style recommended by the proposed Vincent Place Specific Plan. The proposed development will be accessible from driveways along Workman Avenue and Vincent Avenue. The site is 8.05 acres and, as conditioned, is physically suitable for the proposed project and adequate to accommodate the size and shape of the buildings, parking and all required standards of the proposed Specific Plan subject to the approval of the Zone Change and General Plan amendment. The proposed General Plan designation of Neighborhood Medium allows a maximum density of 20 units per acre. The proposed project density will be 14.8 units per acre. Additionally, there is a condition that requires that CC&Rs be recorded as a part of this project to ensure orderly operation. The site will be developed in accordance with the grading and construction requirements of the West Covina Municipal Code and the City Engineer.
e.The design of the subdivision or the proposed improvements are not likely to cause substantialenvironmental damage or substantially and avoidably injure fish, wildlife or their habitat.
The site consists of an 8.05-acre parcel developed with school buildings, parking and landscaping. No known endangered, threatened or rare species or habitats, or designated natural communities, wetlands habitat, or
wildlife dispersal, or migration corridors are present on site. A mitigated negative declaration was prepared for the project, which included required mitigation measures for Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Noise, Transportation, Tribal Cultural Resources, and Utilities and Service Systems, to ensure that the project will not cause substantial environmental damage or injure fish, wildlife, or their habitat.
f.Neither the design of the subdivision nor the type of improvements are likely to cause serious publichealth problems.
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 Engineering Division, the Municipal Code, the Uniform Building Code, and other applicable requirements.
g.The design of the subdivision or the type of improvements will either (i) not conflict with recorded oradjudged easements, acquired by the public at large, for access through or use of, property within theproposed subdivision; or (ii) alternate easements, for access or for use, will be provided, and these will besubstantially equivalent to ones previously acquired by the public.
There are no easements on the property that would be affected by implementation of the proposed project. Access to the site will be provided via Vincent and Workman Avenues.
LEGAL REVIEW:
The City Attorney's Office has reviewed the staff report, resolutions and ordinance and approved them as to form.
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OPTIONS:
The City Council has the following options:
1.Approve the project as recommended by the Planning Commission;2.Approve the project without the Planning Commission's recommended changes; or3.Provide alternative direction.
ENVIRONMENTAL REVIEW:
The Mitigated Negative Declaration of Environmental Impact (MND) prepared for the project disclosed that the project will not have a significant impact on the environment. Mitigation measures have been incorporated into the project's design and as conditions of approval to reduce impacts on the environment to a less than significant level. The MND has been prepared pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, as amended, and was circulated for public comment for 30 days (from March 22, 2021 to April 21, 2021).
Comments were received from the County Sanitation Districts of Los Angeles County, the West Covina Improvement Association, and from two individuals. A Response to Comments was prepared and is provided as Attachment No. 7.
Traffic
Ganddini Group prepared a traffic analysis for the project in October, 2020, to assess traffic impacts. The traffic analysis evaluated potential project-related traffic impacts on Garvey, Vincent, and Workman Avenues.
The proposed use was estimated to generate 971 daily trips, including 69 trips during the AM peak and 86 trips during the PM peak. The project Vehicle Miles Traveled (VMT) impact was assessed in accordance with the City of West Covina VMT guidelines and guidance from City staff. The project is screened out from a detailed VMT analysis because the project site is located in a low VMT area that generates a total VMT per service population 15% lower than the San Gabriel Valley Council of Governments average.Since the project is reasonably expected to generate similar VMT as the existing land uses in this low-VMT area, the VMT impacts associated with the project would be less than significant.
Air Quality
According to the Air Quality Study (Attachment A of the Initial Study), the construction and operation emissions are below the regional thresholds of significance. The cumulative short-term construction-related emissions and long-term operational emissions from the project will not contribute considerably to any potential cumulative air quality impact because short-term project and operational emissions will not exceed any SCAQMD daily threshold. Conditions of Approval are included to minimize construction emissions, including watering of the site, covering truck beds leaving the site and limiting idling times for diesel equipment.
Required Mitigations
The environmental study concluded that mitigation measures are required for the following topics:
•Biological Resources (nesting birds and tree protection);•Cultural Resources (archeological resources);•Geology and Soils (paleontological resources);•Hazards and Hazardous Materials (materials in buildings to be demolished, potential soilcontamination);•Noise (protecting residents from elevated noise levels in new buildings);
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•Transportation (implementing design features to ensure safe turning movements entering and exiting thesite);•Tribal Cultural Resources;•Utilities and Service Systems (replacing sewer lines).
A Mitigation Monitoring Program is an exhibit of Attachment No. 1 and provides information on the mitigation measures and monitoring by responsible agencies.
LARGE ATTACHMENTS
A copy of the plans and Mitigated Negative Declaration of Environmental Impact is posted on the City website at https//www.westcovina.org/departments/community-development/planning-division/projects-andenvironmental-documents
Prepared by: Jo-Anne Burns, Planning Manager
Attachments
Attachment No. 1 -Mitigated Negative Declaration Resolution
Attachment No. 2 -General Plan Amendment Resolution
Attachment No. 3 - Precise Plan Resolution
Attachment No. 4 -Tentative Tract Map Resolution
Attachment No. 5 -Ordinance No. 2485
Attachment No. 6 -Community Outreach Flyer
Attachment No. 7 -Responses to Comments
Attachment No. 8 -Letter of Support from Neighbors
Attachment No. 9 -Fiscal Impact Analysis -Vincent Place
Attachment No. 10 -May 25, 2021 Planning Commission Staff Report
CITY COUNCIL GOALS& OBJECTIVES:
Achieve Fiscal Sustainability and Financial Stability Enhance the City Image and Effectiveness Financial Recovery Plan/Corrective Action
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