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Ordinance - 2107ORDINANCE NO.2107 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO.03-06 WHEREAS, there was filed with the City a verified application on the forms prescribed in •Section 26-153 and 26-199 of the West Covina Municipal Code, for the reclassification of land from: Zone Change No. 02-06 (A) - Change the zoning of Parcel Nos. 7, 8, 10 and l I of Tentative Parcel Map No. 60193 (sportsplex site, the coastal sage preservation area, and Future development site - Pad "A") from "Specific Plan No. 14" (SP-14) to "Open Space" (O-S). Zone Change No. 02-06 (B) - Change the zoning Parcel Nos. 1 through 6 (commercial retail site) from "Specific Plan No. 14" (SP-14) to "Service Commercial" (S-C). Zone Change No. 02-06 (C) - Change the zoning of the Parcel No. 9 (future restaurant site - Pad "B") from "Specific Plan No. 14" (SP-14) and "Specific Plan No. 15" (SP-15) to "Service Commercial" (S-C). Zone Change No. 02-06 (D) - Change the zoning of the approximate I3-acre area to be added to the golf course from "Single -Family Residential" (R-1) to "Specific Plan No. 15" (SP-15). Zone Change No. 02-06 (E) - Rescind "Specific Plan No. 14" (BKK Technology Center Specific Plan) in its entirety; and amend "Specific Plan No. 15" (BKK Public Golf Course and Landfill Site Specific Plan) to reflect the deletion of a portion of Pad "B" and the addition of the approximate 13.6-acre area to be added to the golf course. on that certain property generally described as follows: Parcels 1 through 13 of Tentative Parcel Map No. 60193 and the 13.6-acre area to be added to the revised golf course. WHEREAS, the proposed zone change is consistent with the proposed General Plan Designations of "Parks," "Service and Neighborhood Commercial," "Open Space" and "Planned Development'; and WHEREAS, the proposed zone change maintains consistency between the General Plan and Zoning Map; and WHEREAS, said zone change application is requested to allow for the development of an 18-hole golf course with a clubhouse and driving range, restaurant site, West Covina Sportsplex and a retail -commercial center; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 30°i day of September, 2003, and the 3`d day of November, 2003 conduct duly advertised public hearings to consider the subject application for a Zone Change, at which time the Planning Commission adopted Resolution No. 03-4895 and recommending to the City Council approval of' Zone Change No. 03-06; and WHEREAS, the City Council did, on the 18°i day of November, 2003, 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 the City Council and in its behalf reveal the following facts: The project is proposing to change the zoning of the property as follows: Zone Change 02-06 (A) - Change the zoning of Parcel Nos. 7, 8. 10 and 11 of Tentative Parcel Map No. 60193 (sportsplex site, the coastal sage preservation area, Ordinance No. 2107 Page 2 and future development site - Pad "A") from "Specific Plan No. 14" (SP-14) to "Open Space" (O-S). Zone Change 02-06 (B) - Change the zoning of Parcel Nos. 1 through 6 of Tentative Parcel Map No. 60193 (commercial retail site) from "Specific Plan No. 14" (SP-14) to "Service Commercial' (S-C). • Zone Change 02-06 (C) - Change the zoning of the Parcel No. 9 of Tentative Parcel Map No. 60193 (future restaurant site - Pad "B") from "Specific Plan No. 14" (SP- 14) and "Specific Plan No. 15" (SP-15) to "Service Commercial' (S-C). Zone Change 02-06 (D) - Change the zoning of the approximate 13-acre area to be added to the golf course from "Single -Family Residential' (R-1) to "Specific Plan No. 15" (SP-15). Zone Change 02-06 (E) - Rescind Specific Plan No. 14 (BKK Technology Center Specific Plan) in its entirety; and amend Specific Plan No. 15 (BKK Public Golf Course and Landfill Site Specific Plan) to reflect the deletion of a portion of Pad "B" and the addition of the approximate 13.6-acre area to be added to the golf course. 2. This zone change application is submitted in conjunction with a request for approval of a General Plan amendment, park master plan, a tentative parcel map and a conditional use permit revision to facilitate the development of a West Covina Sportsplex facility, a golf course and a commercial -retail center at the site. 3. The proposed zone change is contingent upon the approval of the proposed General Plan Amendment and certification of the Supplemental Envirommental Impact Report. 4. Findings necessary for approval of a zone change are as follows: a. There are changed conditions since the existing zoning became effective to warrant other or additional zoning. b. The proposed change of zone and specific plan amendment will not adversely affect adjoining property as to value or precedent and will not be detrimental to the area. C. A change of zone will be in the interest or furtherance of the public health, safety, and general welfare. d. The approval of such a change of zone will not adversely affect the comprehensive General Plan so adopted by the City. e. The approval of such a zone change is consistent with the General Plan or applicable specific plans. 5. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT has been prepared in accordance with the Califomia Environmental Quality Act of 1970, as amended. • WHEREAS, based on the evidence, both oral and documentary, the City Council finds as follows: a. Two existing specific plans are located on the project site: (1) Specific Plan No. 14 — Summit Technology Center, and (2) Specific Plan No. 15 - BKK Public Golf Course and Landfill Site. Specific Plan No. 14 was never developed. The Summit Technology Center Specific Plan is proposed to be replaced with zoning that will facilitate the constriction of a sports complex and a commercial -retail center. The West Covina sportsplex complex is proposed to be zoned "Open Space" (O-S) and the Ordinance No. 2107 Page 3 commercial -retail complex is proposed to be zoned "Service -Commercial" (S-C). An approximately 13.6-acre area to the north of the landfill, currently zoned "Single -Family Residential' (R-1) is proposed to be incorporated into Specific Plan No. 15 and the associated golf course. Based on the changes to the uses proposed for the site, conditions have changed since the existing zoning became effective. • b. Approval of this request establishes specific design criteria and development standards for the site. Building setbacks, height, massing and other development standards established through the zone change will assure compatibility with surrounding land uses. The golf course will not significantly impact the living environment for adjacent residential uses. Appropriate design features will be incorporated into the plan to mitigate any potential compatibility issues with adjoining properties. The proposed retail -commercial center will be required to comply with the development standards of the "Service -Commercial" (S-C) Zone. c. The proposed zone change will allow for the reuse and development of a closed landfill operation. The proposed development is compatible with surrounding land uses with the inclusion of appropriate mitigation measures, development standards, architectural design and landscaping. The 18-hole golf course with clubhouse and driving range will satisfy the requirements outlined in Specific Plan No. 15. Reclassification of the zoning to accommodate compatible land uses is in the interest and furtherance of the public health, safety and general welfare. d. The proposed zone change will not adversely affect the General Plan, as consistency between the General Plan and the Zoning Map will be maintained through the proposed General Plan Amendment and zone change. Further, the zone change will result in the implementation of a number of goals and policies contained in the General Plan, including: (1) provide for a range of non-residential uses that will ensure a strong economic base for the City; and (2) develop and expand the local economy in order to create new employment opportunities, attract new investment and strengthen the tax base of the City. e. The proposed zone change is consistent with the proposed General Plan Designations of "Parks," "Service and Neighborhood Commercial' and "Open Space." An approximately 13-acre area to the north of the landfill, currently zoned "Single -Family Residential' (R-1) is proposed to be incorporated into Specific Plan No. 15 and the associated golf course. As stated in Finding d. above, there are a number of goals stated in the General Plan that this project serves to implement. NOW, THEREFORE, the City Council of the City of West Covina, California, does hereby ordain as follows: SECTION NO. 1: Based on the evidence presented, and the findings set forth, Zone Change No. 03-06 is hereby found to be consistent with the City's General Plan and the land uses permitted within said zone classification. SECTION NO. 2: A Supplemental Environmental Impact Report has been prepared in accordance with the California Environmental Quality Act of 1970, as amended. SECTION NO. 3: The City Council does hereby approve Zone Change No. 03-06 as • depicted on Exhibit 1 and Exhibit 2 to rescind Specific Plan No. 14, and to amend "Specific Plan No. 15" to incorporate changes to the text and land use maps, to accommodate revisions to the golf course, as depicted in Exhibit 3, subject to the following condition: 1. Zone Change No. 03-06 is contingent upon the approval of General Plan Amendment No. 03-04. Ordinance No. 2107 Page 4 SECTION NO. 4: The City Clerk shall certify as to the passage of this Ordinance and shall cause the same to be published as required by law. PASSED AND APPROVED on this 2"d day of December ATTEST: City Clerk Janet Berry I, JANET BERRY, CITY CLERK of the City of West Covina, do hereby certify that the foregoing Ordinance was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the 181h day of November, 2003. That, thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the 2" d day of December, 2003. AYES: Hernandez, Miller, Sanderson, Wong, Herfert NOES: None ABSENT: None ABSTAIN: None DATE: November 18, 2003 City Clerk APPROVED AS TO FORM: City Attorney Arnoll Alvarez-Glasman is PARCE Q HABITAT WIS PARCEL 7 E k ZONE CHANGE NO.03-06 10 u SCALE: 1" 750' 0 750 1500 2250 PARCEL 12 Prepared Sys ""' vi "w. .... �' '. P�NNINa ■ aanta" . cawarauortaw TENTATIVE PARCEL MAP . NO USIA71UN-PAM726ALWNPMKWAY EXHIBIT aN8 QW&Mu 92OW20V CC N 8U LTI XIMIA79@3"wd ONtl ME I n_i_n is Tentative Parcel Map No.60193 Proposed Zoning Size (Acres) Parcel 1 "Service Commercial" 17.0 Parcel 2 "Service Commercial" 18.5 Parcel 3 "Service Commercial" 4.8 Parcel 4 "Service Commercial" 1.7 Parcel 5 "Service Commercial" 1.0 Parcel 6 "Service Commercial" 0.7 Parcel ? 1 "Open Space" 127.1 Parcel "Open Space" 14.7 Parcel 9 "Service Commercial" 12.6 Parcel 10 1 "Open Space" 126 Parcel 11 1 "Open Space" 2.2 Parcel 12 "Specific Plan No. 15" 94.6 Parcel 13 "Specific Plan No. 15" 24.6 Parcels A — E N/A 5.7 �:11: 13 T AREA ZONE CHANGE NO.03-06 REN(P PRc, coR MpP 01AS PER PROPER ftgmmmMrs U lY Ut WLbl GUVIt llfwr4.ANNIN■ ■ ■L■ION ■ ■ON■T■YOj10N ZONE CHANGE • ' • ICU A`RWPAMWAY Roe AYEXHIBIT CFORMA IUW=7 CONBULTINO auA7L=- FAX ■URM21-w ABFANn cru r. _ nnn n�Te. Proposed Zoning Size Acres Golf Course Addition "Specific plan No. 15" 13 acres (approximately) �C11: SCALE: 1 " = 200' 1 0 2 0 3 0 100 t � EXHIbiT 3 SPECIFIC PLAN NO. 15 Case No. ZC-03-06 West Covina Public Golf Course and BKK Landfill Site R VIEWIN G A NCY- CITY OF WEST COVINA 1444 West Garvey Avenue West Covina, CA 91793 Staff Contacts: Douglas Mclsaac September 30, 2003 U11 0 • 0 TABLE OF CONTENTS I. INTRODUCTION A. Specific Plan Objectives 5 B. Compliance with General Plan 6 C. Procedural Implementation 6 D. Intent, purpose and authority of the Specific Plan 7 II. PROJECT SETTING A. The Project g B. Location 15 C. Surrounding Land Uses 18 III. PERMITTED LAND USES A. Permitted Land Uses IV. SPECIFIC PLAN COMPONENTS A. Land Planning Concept 25 B. Circulation Plan 27 C. Utilities 28 D. Landscaping 30 GENERAL DEVELOPMENT STANDARDS A. Screening 33 B. Recycling Collection and Loading Areas 33 C. Lighting 33 D. Walls 34 E. Height Limit 34 F. Offstreet Parking 35 Specific Plan No. 16 / ZC-03-06 September 30, 2003 F1; a 2 GLOSSARY OF TERMS SUMMIT TEGI INGLE)GY 6ENTER. A proposed rnester planned business park of 10q.2 gross aeres of land into a mixed tise, eaniptis like envirartment ewhsi6ting Of evinrnereial, offiee, light . • WEST COVINA PUBLIC GOLF COURSE: A proposed 18-hole, regulation length golf course including the clubhouse, parking area, cart storage, maintenance area, pro shop, food and beverage services, banquet facilities. lighted driving range and ancillary facilities. The -golf p(•1\'Iti•�\�PI�\��I���1�1�1\t�p1�4�\�\M)•\iy��til�I�IPN]Cl�1�l�A t'1�J\M �I �I�L��IiY�PJ \�1� � � - - - 11 I�I�tal�l-ice\•ILA ��'Pl1•L1�1�1�/��\1=igg1�O�,ql�l_�'f�u�.,_��.,�...�-�.rv..�-._.�.._�_.��_.. _._. �..._-_-__._� 2458S. (This 50-acre area is the top deck of the closed Class III Landfill). CLASS I LANDFILL: A landfill that contains material commonly referred to as "Hazardous Waste". A Class I Landfill is constructed and accepts hazardous wastes as prescribed in Title 23 of.the California Code of Regulations. CLASS III LANDFILL: A landfill that contains materials commonly referred to as "curbside or municipal waste". A Class III Landfill is constructed and accepts municipal waste as prescribed in Title 23 of the California Code of Regulations. EXISTING FACILITIES: The BKK Landfill Site includes several permanent buildings and process plants as part of its operations. These facilities include an administrative office building, control building, shops, storage/warehouse building, steam plant, gas turbine, flare stations, leachate treatment facilities, storm drainage/detention basin, equipment storage yards, water tanks, fuel tanks and other ancillary facilities. The majority of these facilities are centrally located immediately south of the closed Class III Landfill and west of the closed Class I Landfill. FINAL CLOSURE PLAN: A three (3) volume report submitted in February 1997, including subsequent revisions, presenting information on the design, analysis and construction of the improvements that are necessary and/or desirable to close the 175-acre Class III Landfill. FINAL POSTCLOSURE MAINTENANCE PLAN: Included in the three (3) volume report referenced above, the Final Postclosure Maintenance Plan delineates the tasks for implementing postclosure maintenance requirements of Title 14 and Title 27 and verifying that the containment and monitoring facilities are functioning as designed for the 175-acre Class III Landfill. Specific Plan No. 15 / ZC-03-06 September 30, 2003 • 3 • Specific Plan No. 15 I ZC-03-06 September 30, 2003 • SECTION 1 INTRODUCTION SPECIFIC PLAN OBJECTIVES The West Covina Public Golf Course and BKK Landfill Site Specific Plan recognizes a number of issues and objectives to be addressed and implemented. These include: • Allow for a mix of land uses on individual properties; Provide for better land use control, while also allowing flexibility in the development of large, unique sites; Provide an efficient circulation pattern minimizing impacts of motor vehicles on residential neighborhoods while providing a safe and efficient means of circulation; Arrange land uses with regard to the health, safety, convenience and welfare of the public; Provide and maintain, in conjunction with the open space element, an aesthetically pleasant environment for those who live, work, play and visit West Covina; Provide for a land use pattern and development that reflects the needs and desires of the citizens and reflects the high quality, stability and good taste of the community; Provide for protection of life, property and natural resources from fire and flood; Provide recreational facilities and programs; Provide for a level of lighting in future recreation facilities that would permit full-time evening activities; Encourage alternate means of transportation whenever possible to reduce the number of automobiles on the streets; Propose land uses in high fire hazard areas to limit their vulnerability to fire and their potential as ignition sources; Specific Plan No. 15 / ZC-03.06 September 30, 2003 5 COMPLIANCE WITH THE GENERAL PLAN The West Covina Public Golf Course and BKK Landfill Site Specific Plan is consistent with the goals and policies of the West Covina General Plan. Amendments to the General Plan have been approved separately in order for the General Plan and this Specific Plan to be consistent. PROCEDURAL IMPLEMENTATION The West Covina Public Golf Course and BKK Landfill Site Specific Plan is intended to serve as the regulatory document for future land uses on Parcel 2 and 3, Parcel Map No. 24585 and Lot 5, Record of Survey, Book 85, Page 11, and a 13.6 acre open space area totaling 569.7 acres. Parcel 2 and Lot 5 are vacant areas of native soil that were not used for landfilling purposes. Parcel 3 is the closed Class I landfill, the closed Class III landfill, ancillary buildings, processing facilities, vacant land areas and natural hillsides. The West Covina Public Golf Course and BKK Landfill Site Specific Plan identifies uses considered compatible for the future occupancy of existing onsite buildings, development of areas of vacant land and use of certain areas on the closed landfills. Future uses and development shall be submitted for review to the City of West Covina in accordance with the Precise Plan process and reviewed for consistency with the General Plan, the West Covina Public Golf Course and BKK Landfill Site Specific Plan and sections of the Zoning Ordinance which have not been expressly altered by this Specific Plan. All development proposals shall be subject to the provisions of the West Covina Municipal Code except where expressly altered by the West Covina Public Golf Course and BKK Landfill Site Specific Plan. Precise Plans, Conditional Uses, Variances and Slight Modifications shall be processed and reviewed in a manner consistent with the requirement of the West Covina Municipal Code Sections 26-199 through 26-274, and with the guidelines of the California Environmental Quality Act of 1970, as amended. Minor amendments to an approved Precise Plan shall be subject to a Precise Plan amendment procedure as specified in Section 26-236 of the West Covina Municipal code. The Planning Director shall have the authority to determine if any revisions or modifications are considered minor or major. • 1 �1�11 TPIPl �M�l D1Pt1•\->•� �IIt7 PIN1-f ll�l���1�IP>•�UII�I�D1 Specific Plan No. 16 1 ZC-03-06 6 September 30, 2003 0 INTENT, PURPOSE, and AUTHORITY of the SPECIFIC PLAN The Specific Plan provides the City of West Covina with a comprehensive set of plans, policies, regulations, conditions and programs for regulating.: and ensuring the orderly development and implementation of each element of the City of West Covina General •Plan. The Specific Plan assures use and development of the project area as a coordinated project involving a mixture of landfill closure and maintenance activities, commercial, industrial, and recreational uses. The West Covina Public Golf Course and BKK Landfill Site Specific Plan has been prepared in accordance with the requirements of the California Government Code (Sections 65450 et.seq.) and addresses all issues and topics specified in that code. The Specific Plan acts as the Zoning Code for the project area. The Subdivision Map Act requires the legislative body to deny approval of a final or tentative subdivision map if it is not consistent with applicable Specific Plans An important function of the West Covina Public Golf Course and BKK Landfill Site Specific Plan is to reduce the need for future duplication of detailed planning and environmental review procedures related to subsequent developments within the project area. This Specific Plan and an Environmental Impact Report (EIR) provide the necessary conditions and environmental documentation for future development proposals that are consistent with the provisions contained in this Specific Plan to proceed with Site Plans, Tract/Parcel Maps, and other approvals on the project site without additional environmental documentation unless specifically warranted. The Specific Plan is a tool to ensure comprehensive and coordinated planning and implementation of the project. Specific Plan No. 15 / ZC-03-06 September 30, 2003 0 • 0 • SECTION II PROJECT SETTING THE PROJECT 1. Project Site: The BKK property in the City of West Covina totals approximately 656 acres. The BKK landfill site is approximately 583 acres and includes a closed Class I Landfill, a closed Class III Landfill, ancillary buildings, processing facilities, vacant land areas disturbed by landfill operations and natural hillsides. as Lot 5, Reeord of Survey, Book 85, Page 11 - Lot 5 is a nattirel hillside pareel morth of the e'ese'd—landfill. The remaininn 1n7 R ^cr, is knov!n ac_ Parrel Ne. 12 of Parcel Mae No R01R.1 (94 R acreQ as wall a 1-1 R-arse~ nrtion of the I andscane Maintenance District known as Parrel No 75 of Tract Man Ne_ 47R09. The area covered by Snerific Plan No. 15 encempactgAc a tetal of 69Q.6 acres_ Kim The Project Site is currently characterized by natural outward facing slopes along Azusa Avenue and areas previously graded during the course of landfill operations to the north and west. To the east and south, the site is characterized by the manufactured slopes and terraces of the closed landfills. Current closure/postclosure activities include the creation of a vegetative soil layer on the closed Class III Landfill which will receive a landscaping treatment of ground cover, shrubs and trees to create a dense look, hiding much of the terraced appearance of the closed Class III Landfill area. Speelfic Plan No. 15 / ZC•03.06 September 30, 2003 0 2. Existing Project Site Uses: The 583 acre site is a closed Class I landfill, an inactive Class III Landfill undergoing formal closure activity, ancillary buildings, processing facilities, vacant land and natural hillsides. In December 1986, a Final Closure Plan for the Class I area was issued and formal closure certification was received in May 1989. The Class III Landfill area began disposal operations in July 1987 and ceased in September 1996. Closure activities on the project site are occurring under an approved- Partial Final Closure Plan and Partial Final Postclosure Maintenance Plan for the Class III area, CAL -EPA Department of Toxic Substances Control interim status regulations and a postclosure permit application. A Final Closure Plan and a Final Postclosure Maintenance Plan for the Class III area is currently being processed for approval. The site also includes an operating energy co- generation facility. These existing uses of the site operate under Federal, State and Local permits. 3. Proposed Project Site Uses: The proposed use of the BKK Landfill Site is to transition from a landfill use to other compatible uses focused to meet the needs and protections of the community as a whole, to assure the funding of closure and postclosure landfill activities, to provide for the continued environmental monitoring and controls on the closed landfills and to allow for future commercial, industrial and recreational uses as may be appropriate to this site. Proposed uses of the project site have been identified and divided into three subareas: I. An 18-hole daily fee (public) golf course along with related uses and facilities; II. Transitional use of existing buildings, facilities and vacant land previously used to support landfill operations and maintenance to other viable commercial, industrial, and/or recreational uses; III. Maintenance of the closed landfills and related facilities along with continued co -generation energy production. The Land Use Subarea Plan on the following page graphically delineates the three areas. All uses allowed or proposed under the West Covina Public Golf Course and BKK Landfill Site Specific Plan shall be subject to the approval of the applicable regulatory agencies having clear jurisdiction over the site, and no use shall be allowed to create a condition whereby the closed landfills might negatively impact public health or safety. Specific Plan No. 15 / ZC-03-06 September 30, 2003 10 Specific Plan No. 15 / ZC-665B September 30, 2003 c: z J a w Cr m fn w CO 0 z J 11 Subarea I - Proposed Golf .o irs The 18-hole public golf course will use approximately 496 91n acres. tha citv.nwnad 1 andscana Maintananca District located to the north. It Is Common practice to locate golf courses on and adjacent to closed landfills. Bixby Golf course in •Long Beach, Dominguez Golf Center. in Carson, Mountain Gate Golf Course in Los Angeles, Rancho Duarte Golf Club in Duarte, Rancho San Joaquin Golf Course in Irvine and Industry Hills in Industry are just a few examples of golf courses built on landfills in California. Approximately one-third of the proposed golf course (six holes and a portion of the practice range) will lie on the top deck of the closed Class III Landfill (roughly 50 acres). The remaining twelve holes, eltibliodse, and maintenaiiee fae"ities will oectipy Pareel 2 and Let S. The practice range will be lighted for nighttime use and designed to not impact residential areas. The clubhouse will contain a pro -shop, cart barn, food & beverage service, and other amenities commonly associated with a public golf course. Ri Ihar .a II - Future INP of Yistipg Building,- and Facilities It is expected that after a period of time in postclosure maintenance of the closed landfills, the need for the existing level of staffing and facilities will decrease. This presents the opportunity to allow other viable commercial, industrial, and/or recreational uses on the site. The conversion of the existing office building or a portion thereof could be occupied by a compatible business or professional office use. Equipment repair facilities may be converted to a commercial repair use or to light industrial. Storage facilities might find useful service as public storage. For these future opportunities, the West Covina Public Golf Course and BKK Landfill Site Specific Plan identifies potential uses of these existing structures. Areas of vacant land exist along the southern and eastern boundaries of Parcel 3. Development in these areas may occur after a period of time. 4uharen III - Landfill RPlat d A .tivities and Co -Generation Energy Production • Landfill related activities include grading, testing, monitoring, maintenance, landscaping, irrigation, remediation, construction or repair of facilities, equipment/material storage, gas collection and energy production, all in keeping with the requirements of Federal, State and Local regulatory authority. The site has an existing energy production facility in the vicinity of the existing office building. Gas collected from the closed landfills is used for energy production. The gas collection system has the capacity for additional energy production. Currently, gas not used in the production of energy is flared to atmosphere. Expansion of the existing production facility and/or siting additional energy production facilities at the northeast portion of Parcel 3, near the existing flare station, is warranted. Also, the evolution of technology may provide additional energy reclamation that should be encouraged as a future use on this site. Specific Plan No. 15 1 ZC-03-06 12 September 30, 2003 is 4. Adjacent Uses to the Project Site: WIN .. . .. . existing Landfill administration, environmental control, maintenance, and energy production facilities would be relocated to this new pabhe private street. The closed Class III Landfill includes as part of its Final Closure Plan and Final Postclosure Maintenance Plan the additional environmental monitoring and control facilities between the closed landfill and the proposed business park. The monitoring and control facilities have been proven effective for protection of the public health and safety outside the landfill site. There is no reason to expect that this system would perform at any less effectiveness than the current system protecting the residences to the south of the landfill site. Extension of these monitoring and control facilities is to occur and will be coordinated with the construction of the infrastructure for the business park. Specific Plan No. 15 / ZC-03-06 13 September 30, 2003 • ¢ m 2 N a J 2 U o¢ 0o Q o M N Q Q I Z © Cn O v O o I— Z N W Q N Ln W II U 0 n 0 U Q QQ a `� II N (�j Q� W LO ,OSL=,l V O 0 O U CO O ¢ CO W a J ¢ LLIi— ►� Om W N U�l j O U Q to a Specific Plan No. 15 / ZC-655B September 30, 2003 • 14 LOCATION The West Covina Public Golf Course and BKK Landfill Site is located in the City of West Covina situated in the eastern San Gabriel Valley. Primary' regional access to the property is provided by both the San Bernardino Freeway (Interstate 10) and the Pomona •Freeway (State Route 60), which generally run east -west approximately two and one-half miles north and south of the site respectively. Primary north -south access is provided by Azusa Avenue on the western boundary of the project site and Grand Avenue about one mile east of the site. Primary east -west access is provided by Amar Road south of the project site and Valley Boulevard about two miles south of the site. The following two pages show the regional and local project location. Specific Plan No. 15 / ZC-03-06 September 30, 2003 0 15 I uoY • •rYA•MA • AZYfA ¢uN•ou SItX•W yVpA «.YeW .,yIN. •J•� �� Nt• • • C{i •wINGW I U�C•Xa fGYM YM GA•Ga • • ' • � NSAM«A • tA4DW1« fV' I 'I ,.. ... • '//�/}. • rALL( •maw owwf y •6�+0111[II 1� •IMLLTwW a ✓ .. LM WISi Claw \ t0«Ow YOIRI• _ M WMfR[T • • EAR% tl� I�"• aNGfL[S� '* NNGRf WAYIuf • CAM LOS NGrm•am • • i LVGc'LES • • �° rKO tHOA i COC:YiY ���� I"'a�O°° • vmrtlla r, 11{I«nMOiO« ••rjy W� JAaR • •I • GYGAM• GAIa1Nf E / L1MAtl _- ltt Anfr'rt �� _.___. �S'.' I«GlfW000 SGUI« aAtf • • 3MY�Gf ptvnfr Ca. ����. a fi«woGG tcRwJu u«Aa•A �\ � wN•G I «AvmtoWf • a•ti r�YM 'J.W4pA • • • iCtlA UNOA WINwanlw ^ RtWY:WLL• lY%A NafRtON NACIMIA Its • CARfON 1Rffu.— •� ' ®O«M 101aAlltf N• • •4rUMA aMIJJIW I OPLAYGE uaAuu • COCN*—* • QUO 'Ll GRANGE i GAWW GROW • G rAtcs • �/� �, \ WLLTMINSi1t • rumN >W l Il MA j rmro l'�'• rou•rrAu. I i •e ° 0, ran T p l0 �li1u Specific Plan No. 16 / ZC-666B September 30, 2003 0 COSTA ;i NIMO•T �� 1 IMXf Idu uB Msmsd AvvnUI VAUNDA CITY OF INDUSTRY LA PUENTE Specific Plan No. 15 / ZC-655B September 30, 2003 0 Vim COVINA WALNUT PROJECT SITE .I.I � pv�nua 1 ('stlde �. C.v vill- t:rv_ ` I I Vil/%'3oy/�yM I I CITY OF INDUSTRY PCMCNA c+91WAr 17 I VAUNDA CITY OF INDUSTRY LA PUENTE Specific Plan No. 15 / ZC-655B September 30, 2003 0 Vim COVINA WALNUT PROJECT SITE .I.I � pv�nua 1 ('stlde �. C.v vill- t:rv_ ` I I Vil/%'3oy/�yM I I CITY OF INDUSTRY PCMCNA c+91WAr 17 I SURROUNDING LAND USES To the west of Specific Plan No. 15 is the proposed commercial development and recreation and park space. Pareel 1 Parcel Map No. . East of the site are undeveloped rolling hills that are planned for future residential and golf course development in the adjacent City of •Walnut. A large open space area and a wilderness park (Galster Park) separate residential land uses to the northeast. Residential development immediately abuts Pareel3 ahtitc the SpAniFe Plan to the south within 100 feet of the project site. The closest residence to the north is approximately 600 feet from the Class III disposal area. Existing commercial centers cluster at the intersection of Azusa Avenue and Amar Road. The following page is an aerial photograph of the project site and its surroundings. Specific Plan No. 15 / ZC-03-06 September 30, 2003 • m rf, 11 • Specific Plan No. 15 / ZC-03-06 September 30, 2003 • SECTION III PERMITTED LAND USES W PERMITTED LAND USES: C — Allowed with Conditional Use Permit (CUP) X — Permitted in existing buildings only SUBAREA SUBAREA SUBAREA II II Golf Existing Closed Course Facilities Landfills Accountants Advertising agencies Agricultural, industrial and construction C equipment sales and rental (outdoor display) Aircraft landing facilities: Emergency Non -emergency C C mbulance service C Appraisers Architects Art studio Assayer Attorneys Auto repair garage (includes major C Overhaul, paint and body repair, But excludes tire recapping) Auto repair garage including public C storage of vehicles Battery rebuilding C ookkeepers Borrow pits C Building material sales (excludes lumberyards and C outdoor display) Building material sales (outdoor display) C Building material storage yards C Business equipment sales (includes repairs) Cabinet shops Cemeteries, columbariums, crematories, and mausoleums Charity offices Chemist Collection agencies Commercial radio or television stations C Commercial vehicle parking (see section 26-581 C for restrictions in commercial zones) Consulting services Specific Plan No. 15 / ZC•03.06 September 30, 2003 0 21 • PERMITTED LAND USES CONTINUED: C —Allowed with Conditional Use Permit (CUP) X — Permitted in existing buildings only SUBAREA SUBAREA 111 SUBAREA Golf I Existing Closed Course Fadlitles Landfills Contracting services Counseling services Country clubs (serving of alcohol allowed only with C a club as defined in Section 23428.9 of the California Business and Professions Code see art. XII, div. 15) Credit services Data processing Disposal company C Dry cleaning or laundry C Electronic and TV repair shops Engineers and draftsmen Escrow services Exterminators Frozen food locker Gas (petrol) distributor C Geologist Golf courses or golf driving ranges C (BLANK) Insurance services Investigation services Investment services Landfill Closure and Postclosure Maintenance C C C Landscaping service C andsoaping service (office only) umberyards C Manufacturing and Industrial, including sections C 26-599through 26-601 Miniature golf courses C C Outdoor amusement devices, vending machines, C C weighting scales and similar as an incidental auxiliary or accessory use of those allowed In the zone Photo engraving and blue print shop Photo studios Planning offices Specific Plan No. 15 / ZC-03-06 September 30, 2003 22 E • PERMITTED LAND USES CONTINUED: C — Allowed with Conditional Use Permit (CUP) X— Permitted In existing buildings only SUBAREA, SUBAREA I III SUBAREA Golf Existing Closed Course Facilities Landfllls Plant nurseries and related packaged sales or C C C storage (outdoor display) Real estate services Recreational centers (private) (except uses listed C C Individually in sec. 26-597) Recycling redemption and processing centers C (see article XII, div. 14 section 26-685-90 at seq.) Rental service as listed in this section as retail C Providing all storage of rental equipment shall be within an enclosed building unless Specifically stated otherwise Riding stables and riding schools (7 acre min. site) C C Special Events (Temporary Use Permit required) Stock brokers Storage lots and mini -warehouses C Swimming pool sales and service C (outdoor display) Swimming pool sales and service (indoor display) Telephone answering services Ire recapping (not to exceed 4 molds) Trade schools (unless objectionable due to noise C odor, vibration, dust, etc.) Transfer moving and storage facilities Travel agencies Unions and associations offices Vending machine service and repair Wholesale, or service businesses as listed in this section not involving warehousing or storage except accessory storage of commodities sold at retail on the premises Wireless telecommunications facilities C C C (WTF) — Building and/or roof -mounted facilities (see art. XII, (div. 16), monopoles and alternative antenna support Structures (See art. XII, div. 16) (BLANK) Specific Plan No. 15 I ZC-03-06 September 30, 2003 23 • Specific Plan No. 76 / ZC-03-06 September 30, 2003 • SECTION IV SPECIFIC PLAN COMPONENTS 24 LAND PLANNING CONCEPT The West Covina Public Golf Course and BKK Landfill Site land use plan was conceived in response to the various opportunities and constraints of the'site and the limitations of the previous landfill operations. In addition, the land use plan is intended to provide future •flexibility for the potential alternative use of areas and existing buildings no longer needed for landfill related activities. An 18-hole public golf course will occupy the top deck of the closed Class III landfill and the non -landfill areas along the north and east property line of the site. This area includes reclamation of areas disturbed by grading during landfilling operations. This -area also includes the _J•_t _L_d __• -_1 L•11_•de area-L_...n as Lot G on the Land Use PL__ As provided in this Specific Plan, the golf course use requires a Conditional Use Permit. Should the proposed golf course not receive a Conditional Use Permit in a timely manner, the top deck of the closed landfill will receive a ground cover of grass. Grass will protect against erosion, allow visual inspection of the top deck and provide for ease of grading or drainage control as necessary with minimal disruption to the landscaping and/or environmental control systems. The existing landfill related buildings and facilities are clustered at the lower elevations in the southwesterly portion of the site (noted as the existing facilities which include the administrative office building, leachate treatment plant, gas and steam turbine facilities, repair shops, control buildings, and storage buildings) and at the upper elevations in the easterly portion of the site (maintenance, storage, flare station and Minnesota Methane, LLC facilities). In the future, these areas may lend themselves to other commercial, industrial and/or recreational uses compatible with the closed landfills and subject to approval by the regulatory authorities having jurisdiction over these areas. Specific Plan No. 16 1 ZC-03-06 25 September 30, 2003 0 CIRCULATION PLAN WX Specific Plan No. 15 / ZC-03-06 27 September 30, 2003 UTILITIES GENERAL DISMISSION- All backbone systems for utilities (electricity, telephone, gas) exist to the landfill's administrative and maintenance areas. • Modification of the utility facilities will be made by the development of the Stimir"it prenncad dPVPlnnmPnt to the weat up to the property line of the BKK Landfill Site (Parcel 3). Other drainage facilities and utilities systems enter the site at Nogales Street. These facilities do not currently require any modifications and are proposed to remain intact. Electricity - The project site lies within the jurisdiction of the Southern California Edison Company and will be served by an existing overhead backbone system. The -backbone system will be extended umdergroujid by the 6timimit Technology Genter in streets a Id easement areas as reqtiired to prmide serviee to the developmemt. The existing services to the landfill facilities will be rerouted as may be necessary to provide access and maintenance by the utility company. New service will be constructed to serve the .proposed golf course. Gas - The Specific Plan area is served by the Southern California Gas Company. The The existing services to the landfill facilities will be rerouted as may be necessary to provide access and maintenance by the utility company. New service will be constructed to serve the proposed golf course. Telephone - The project site lies within the jurisdiction of Verizon Communications and will be served by an existing underground backbone system. This system will e�demded by the StirninitTechnolovy Gemtei in streets and easement areas as reqtiered-te The existing services to the landfill facilities will be rerouted as may be necessary to provide access and maintenance by the utility company. New service will be constructed to serve the proposed golf course. Wastewater - City of West Covina controls and administers the Master Plan of Sewers for the wastewater system within the West Covina Public Golf Course and BKK Landfill Site Specific Plan Area, while the Los Angeles County Sanitation District is responsible for wastewater treatment. The existing utility services to the landfill facilities will be rerouted as may be necessary to provide access and maintenance. New service will be constructed to serve the proposed golf course. Specific Plan No. 15 / ZC•03.06 28 September 30, 2003 • Water — Suburban Water Systems has prepared a Master Plan for the Water System and provides water services to the site. The existing Azusa Avenue transmission main appears to be sufficient for the site. The project will endeavor to use reclaimed water for landscaping and slope irrigation, when a reclaimed water system becomes available. The existing services to the landfill facilities will be rerouted as maybe necessary to provide access and maintenance by the utility company. New service will be constructed to serve • the proposed golf course. Flood Control - The storm drainage currently collects in a series of three detention basins just west of the administrative office building draining to an LA County Flood Control 84" inlet structure in the Azusa Avenue right-of-way. These basins will be consolidated into one upper detention basin sized to allow for the measured release of storm drainage during a 100-year rain event in such a manner as to maintain the historical discharges from the project site. Consolidation of the three basins will occur when the £ammit Technelogq-Eenter developmPnt to the west extends the storm drain system up to the property line near the larger, single detention basin. The drainage facilities will be designed per the applicable regulatory agencies, and the discharge will not exceed the existing conditions at the point of discharge. Specifie easernent reservations will be The golf course storm drainage will sheet flow to historical drainage points in natural ravines on the east and northeast. The remaining storm drainage will sheet flow into the landfill collection system at three points. The drainage will then be conveyed to the detention basin for a controlled release. Specific Plan No. 15 / ZC-03.05 September 30, 2003 0 w LANDSCAPING Many of these landscaping installations have begun and will continue throughout the closure process. Trees have already been installed on the south and southeasterly perimeters and at the administration building. Also, the lower slopes of the closed Class III landfill has received container and hydroseed plantings. The landscaping installation 0 will continue in conjunction with the approved landfill closure plan. To achieve the proposed landscape character, the landscape concept incorporates the following goals: Provide a visual perspective of the site that breaks up the layered -look of the closed landfill terraces with dense -appearing green landscaping. 2. Provide erosion control for the landfill slopes. 3. Provide space under and around the landscaping to allow for continued maintenance and monitoring of the landfill in compliance with existing regulations. 4. Provide space for, but screen to the extent possible, above ground piping headers, laterals, and downdrains for the landfill environmental controls systems. 5. Select plant material with low water consumption, fire fuel modification and erosion control characteristics. Specific Plan No. 16 / ZC-03-06 September 30, 2003 30 BKK LANDFILL SITE PLANT MATERIALS TREES: Acacia baileyana - Bailey Acacia • Acacia melanoxylon - Blackwood Acacia Casuarina stricta - Drooping She Oak Eucalyptus sideroxylon - Red Ironbark Eucalyptus camaldulensis - Red Gum Eucalyptus cladocalyx - Sugar Gum Eucalyptus lehmanii - Bushy Yate Pinus eldarica - Mondell Pine Schinus molle - California Pepper SHRUBS: Acacia cyclops - Western Coastal Wattle Myroporum laetum - Myoporum Rosa banksiae - Banks Rose Schinus terebinthefolius - Brazilian Pepper GROUND COVER: Acacia redolens - Prostrate Acacia Myoporum parvifolium - Prostrate Myoporum TREES: Acacia baileyana - Bailey Acacia Acacia melanoxylon - Blackwood Acacia Acacia saligna - Willow -leaf Acacia Eucalyptus camaldulensis - Red Gum Eucalyptus lehmanii - Bushy Yate Eucalyptus viminalis - Manna Gum Specific Plan No. 15 I ZC-03-06 September 30, 2003 0 31 SHRUBS: Acacia redolens - Prostrate Wattle Atriplex brewed - Coastal Saltbrush Atriplex lentiformis - Quailbush Baccharis salicifolia - Mulefat Baccharis consanguinea - Broom Baccharis • Cistus corsicus - Mauve Rockrose Rhamnus ilicifolia - Redberry Sambucus mexicana - Elderberry GROUND COVERT : Achillea millefolium - Fernleaf Yarrow Alyssum (Lobularia) species - Sweet Alyssum Atriplex glauca - Saltbush Bromus arizonica - Arizona Brome Bromus rubens - Red Brome Encelia farinosa - Brittlebrush Eschscholzia california - California Poppy Gazania splendens - Gazania Hordeum califomicum - California Barley Limonium perezei - Sea Lavender Limonium sinuatum - Statice Lupinus nanus - Annual Lupine Rye Grass Not all ground cover plant species listed are included in any one hydroseed mix. The list is the palette of species for use in any particular hydroseed mix. PUBLIC GOLF COURSE LANDSCAPING The landscaping concept for the golf course and clubhouse will be submitted and approved during the Precise Plan review process. Specific Plan No. 15 / ZC-03-05 September 30, 2003 0 32 GENERAL DEVELOPMENT STANDARDS The site planning of each lot within this Specific Plan shall comply with the City of West Covina Development Standards, Division 3, of the Municipal Code except as may be • modified herein. SCREENING: (See Section 26-568) MFCHANICAI_ FOLIIPMFNT AND DUCTWORK- All roof top mechanical equipment shall be placed behind a permanent parapet wall or housed in a mechanical penthouse structure designed as an integral part of the building. Roof top mechanical equipment and vents shall be completely restricted from all ground level views. All ground mounted mechanical equipment shall be completely screened by a permanent structure or mature landscaping to completely restrict the equipment from all views. OUTDOOR STORAGE Finished products may be stored in side or rear yards when screened by a minimum six foot (6) high opaque screen. Said screening shall be increased in height as necessary to provide a visual barrier from access streets and adjacent property. LOADING EACHITIFSL All loading and unloading facilities shall be visually screened by walls, berms, planting or a combination of these methods, from access streets and adjacent properties and shall reasonably contain and restrict emissions of noise typically associated with such facilities. Onstreet loading is prohibited. RECYCLING COLLECTION AND LOADING AREAS: (See Section 26-568.5) Recycling collection areas shall not be permitted between a public street and the building line unless approved by the planning director. All recycling and refuse enclosures shall be an integral part of the building design and their finishes and colors must be complementary to the style of the building. LIGHTING: See Section 26-570 and Resolution 2513, Revision No. 6 — Parking Lot Design and Lighting Standards for all lighting standards and requirements. The following lighting items are to provide standards for architectural as well as functional lighting treatments Specific Plan No. 16 / ZC-03-06 33 September 30, 2003 0 0 0 within the aforementioned standards and requirements. Lighting Plans shall be submitted as part of the Precise Plan process. RUH DINr, FXTFRIC)R LIGHTINGi Lighting of all building elements and miscellaneous structures shall be soft, minimal and indirect if possible. The-! , ntent of lighting building entries is to highlight and accentuate pedestrian arrival areas. Low level lighting shall be used. Safety lighting shall be provided at all exits and service areas. PARKING LOTLIGHTING-,Parking lot lighting shall be confined within the site boundaries. All parking lot lighting shall provide uniform illumination on the intended surface of illumination. Fixtures will be indirect source, sharp cut-off luminaries, metal halide or its equivalent, mounted at twenty-five feet (25') in height. PEDESTRIAN LIGHTING* All pedestrian walkways connecting building to parking areas will be lighted to Illumination Levels for Low -Intensity Uses. This may be point to point illumination instead of uniform coverage. DRIVING R;ANGF LIGHTING- Lighting for the driving range shall be designed and submitted for review and approval as part of the Precise Plan process. WALLS: (See Section 26-575) FENCES AND WALLS- Fences or walls shall be limited to a height of six feet (6'). If a difference in elevation exists between the two sides of the fence or wall, the six-foot height will be measured from a point five feet (5') horizontally from the higher side slope to the fence or wall. No walls shall be constructed within areas reserved for street -side landscaping, except for monument signage walls. HEIGHT LIMIT: B II DIN , H IGHT LIMITS- Building heights shall be inclusive of all architectural elements such as towers, cupolas, mechanical screening, etc. Heights shall be measured vertically from grade at a point five feet (6) outside the exterior wall and in accordance with City zoning requirements. Height limits shall be per the following: Laid Use Office Industrial/R&D General Commercial Golf Course Clubhouse Specific Plan No. 15 / ZC•03-06 September 30, 2003 Building Height 60 feet, or 4 story 45 feet, or 3 story 45 feet, or 3 story 45 feet, or 3 story 34 OFF-STREET PARKING: (See Sections 26-581 & 26-582) PARKING- Parking is to provide accessible, attractive and well -maintained off-street •parking and loading facilities, to reduce traffic congestion and hazards, to assure the maneuverability of emergency vehicles, and to provide parking in proportion to the needs generated by varying types of land uses. General Parking Requirements: The required number of parking spaces shall be per Sections 26-581 & 26-582 of the Code with the following addition: The Golf Course shall provide parking based upon specific uses included in the facility. A parking summary of specific uses and parking tabulations shall be submitted and approved as part of the Precise Plan process. The following table details the parking requirements for uses typically found in a golf course facility. Any use not listed below shall provide parking per City code. . m - - llM. Driving range position Lobbies, halls, pro shops, offices, locker rooms, restrooms, ball washing or dispensing, kitchens, and snack bars. Dining rooms, bars, banquet rooms, and meeting rooms. Cart storage, maintenance facilities, pantries, and storage areas Specific Plan No. 15 / ZC-03-06 September 30, 2003 • Ra tiirad Parking 6 stalls per hole 1 stall per position 1 stall per 300 square feet 1 stall per 40 square feet 1 stall per 500 square feet 35