Resolution - 9034RESOLUTION NO. 9034
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF WEST COVINA CERTIFYING THE FINAL
ENVIRONMENTAL IMPACT REPORT ON THE CENTRAL
BUSINESS DISTRICT REDEVELOPMENT PROJECT AND
• EASTLAND REDEVELOPMENT PROJECT
MERGER/AMENDMENT
WHEREAS, the Redevelopment Agency of the City of West Covina (the "Agency") has
prepared the proposed Redevelopment Plan for the Central Business District Redevelopment
Project and Eastland Redevelopment Project Merger/Amendment (the "Merger/Amendment") and
has filed its Report on the Merger/Amendment with the City Council of the City of West Covina;
and
WHEREAS, the Planning Commission of the City of West Covina has approved and
forwarded to the Agency its report and recommendation, pursuant to Health and Safety Code
Section 33346, that the proposed Merger/Amendment is in conformity with the General Plan of
the City of West Covina and has recommended approval of said Merger/Amendment; and
WHEREAS, the proposed Merger/Amendment involves the merger of the Central
Business District Redevelopment Project Area and the Eastland Redevelopment Project Area, the
addition of approximately 64.2 acres to the Merged Project Area, and various language changes
(hereinafter, "the Project"); such amendments to a redevelopment plan are a "project" as defined
by the California Environmental Quality Act (Public Resources Code Sections 21000, et seq.:
"CEQA"); and
WHEREAS, the Agency has prepared an Environmental Impact Report (the "EIR") on
the Merger/Amendment pursuant to CEQA, the Guidelines for Implementation of the California
Environmental Quality Act (Title 14, California Code of Regulations, Sections 15000, et seq.: the
"State CEQA Guidelines"), and procedures adopted by the Agency relating to environmental
evaluation of public and private projects; and
WHEREAS, all action required to be taken by applicable law related to the preparation,
circulation, and review of the Draft EIR have been taken; and
WHEREAS, following notice duly and regularly given as required by law, a joint public
hearing has been held by the Agency and the City Council concerning the adoption of the
Merger/Amendment and review of the Draft EIR relating thereto and all interested persons
expressing a desire to comment thereon or object thereto have been.heard; and
WHEREAS, the Final EIR consists of the Draft EIR, as revised and supplemented to
incorporate all comments received during the public review period and the response of the
Agency and the City Council thereto; and
WHEREAS, the City Council has reviewed and considered the Final EIR and the
Mitigation Monitoring Plan with respect to the Merger/Amendment and all comments and
responses thereto.
NOW, THEREFORE, it is resolved by the City Council of the City of West Covina as
follows:
SECTION 1. A full and fair public hearing has been held on the Final EIR prepared on
the proposed Project, the City Council has considered all comments received thereon, which
comments and responses thereto are contained in the Final EIR. These actions having been
taken, the Final EIR is hereby approved, certified, and adopted as the Final EIR for the adoption
of the Central Business District Redevelopment Project and Eastland Redevelopment Project
Merger/Amendment.
•
SECTION 2. The City Council hereby certifies that the Final EIR for the proposed
Project, as determined herein, has been completed in compliance with CEQA, the State CEQA
Guidelines and local procedures adopted pursuant thereto, and that the City has reviewed and
considered the Final EIR and the information contained therein prior to deciding whether to
approve the proposed Project.
SECTION 3. The City Council hereby makes the written findings set forth in Exhibit A,
attached hereto and incorporated herein by reference, for each of the potentially significant
environmental effects set forth in Exhibit A, and further approves the Findings of Fact set forth
in Exhibit A. Based on such Findings of Fact, the City Council hereby finds that mitigation
measures have been required in, or incorporated into, the Project which will eliminate or reduce
to a level of insignificance the potentially significant environmental effects identified in
Exhibit A.
SECTION 4. The City Council further finds that the project alternatives identified in
Sections 6.1, 6.2, 6.4, and 6.5 of the Final EIR either would not achieve the objectives of the
Project or would do so only with unacceptable adverse impacts. Accordingly, and for the
reasons set forth herein and in Chapter 6.0 of the Final EIR, those alternatives are infeasible, and
none of the alternatives are environmentally superior. The "no project" alternative, "implement
merger without Project Amendment Area" alternative, "delete one or more Sub -areas"
alternative, and "alternative sites" alternative are environmentally less desirable because each
reduces redevelopment activities and limits the Agency's ability to correct current environmental
problems and address the adverse effects of current blighting conditions in the Merged Project
Area. The "expand Project Amendment Area boundaries" alternative discussed in Section 6.3 of
the Final EIR would not create additional environmental impacts, but for legal and policy reasons
is not a feasible alternative.
SECTION 5. The mitigation measures for traffic/circulation, air quality, and solid waste
impacts as identified in Exhibit A substantially lessen the potentially significant traffic/circulation,
air quality, and solid waste impacts of the Project identified in the Final EIR. Further, the
social, economic and other benefits of the Project outweigh any unavoidable adverse
traffic/circulation, air quality, and solid waste impacts that may occur. Due to such overriding
benefits and considerations, the City Council finds that these unavoidable adverse environmental
impacts of the Project are acceptable. The Project will revitalize and upgrade the Merged Project
Area by providing improved housing opportunities, correcting deficiencies in the public
infrastructure, and promoting aesthetic improvements. This Project will also promote
employment opportunities, promote economic development and provide a program for the
elimination and alleviation of conditions of blight in the Merged Project Area. This paragraph
constitutes a "Statement of Overriding Considerations" pursuant to Section 15093 of the State
CEQA Guidelines.
SECTION 6. The City Council hereby finds and determines that the mitigation measures
incorporated into the Final EIR and the Mitigation Monitoring Plan set forth in the Final EIR will
mitigate or avoid all significant environmental effects that can feasibly be mitigated or avoided.
The City Council hereby adopts the Mitigation Monitoring Plan as set forth in the Final EIR.
SECTION 7. The City Clerk, in cooperation with the Executive Director of the Agency,
is hereby authorized and directed to file with the County Clerk of the County of Los Angeles, a
Notice of Determination, pursuant to Section 15094 of the State CEQA Guidelines.
PUBu7331_113361B2740.6 2 12/01/93
ADOPTED this 7th day of December, 1993.
• Mayor
ATTEST:
•
`1—
City Clerk
City of West Covina
APPROVED AS TO FORM:
Rutan & Tucker
�.L1ylU'�LL-
T�
City'Wttorney
PUBL:733 1_1 13361 B2740.6 3 12/O1/93
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF WEST COVINA )
Deputy
I, Rita Buchanan , City Clerk of the City of West Covina, hereby certify that
the above and foregoing Resolution No.,03-4was duly and regularly passed and adopted by the
• City Council of the City of West Covina at a publicly noticed regular meeting thereof, held on
the 7th day ofxb=, 1993, by the following vote:
December
C
AYES: Herfert, Manners, McFadden, Jennings
NOES: None
ABSTAIN: Wong
ABSENT: None
City Clerk,
City of West Covina
euau7331_1 13361B2740.6 4 12/01/93
EXHIBIT "A"
FINDINGS OF FACT CONCERNING THE SIGNIFICANCE OF SPECIFIC POTENTIAL
ENVIRONMENTAL IMPACTS IDENTIFIED IN THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE CENTRAL BUSINESS DISTRICT REDEVELOPMENT
• PROJECT AND EASTLAND REDEVELOPMENT PROJECT MERGER/AMENDMENT
(THE "WEST COVINA REDEVELOPMENT PROJECT")
LAND USE
A. Potential Environmental Impacts
Blighting Conditions
The Merged Redevelopment Plan is intended to alleviate existing conditions of
blight that were found to exist within the Project Amendment Area, as described in the
Report to City Council and the Final EIR. In turn, the elimination of blighting conditions
will result in further implementation of the goals and policies of the West Covina General
Plan, with the resultant overall beneficial impact on area land uses.
Land Use
Implementation of the General Plan is expected to result from the encouragement
of new industrial and office development, and the rehabilitation of the two existing high
density residential complexes through a variety of financial incentives, the upgrading of
the existing public service infrastructure in the Project Amendment Area, and the
provision of new facilities where required. Rehabilitation or reconstruction of existing
land uses also will occur throughout the area, but the precise extent or rate at which
either reconstruction, new development, or rehabilitation will take place is not known at
this time due to the lack of specific land use proposals and the unpredictability of future
economic conditions.
Notwithstanding this uncertainty as to the character and extent of future
development, the Final EIR (Section 3.5: Project Description) contains an expected
development scenario for the purposes of estimating reasonably expected redevelopment
activities based on the General Plan. Based on the estimates contained in the Final EIR,
there will be a total of 210 multiple family dwelling units, 824,200 square feet of
industrial, and 45,300 square feet of office/professional development, and 18,200 square
feet of public uses within the Project Amendment Area upon full buildout. There may be
a reduction of 46 dwelling units in Sub -Area 2 as a result of the rehabilitation and re -
occupancy of the senior citizen complex. Table 3 compares existing and proposed new
development and redevelopment.
The proposed Amended Redevelopment Plan does not contain a phasing schedule,
but it is expected that the land use changes described above would occur by 2010.
Displacement
Because one of the prime purposes of the Project is to encourage implementation
of the land uses designated for the Project Amendment Area by the West Covina General
Plan, a number of businesses could be displaced by other development, either as a direct
result of Agency activity or as a result of private development without direct agency
• participation. When and where the anticipated displacement will occur cannot be
determined at present, but is likely to occur as private property is redeveloped or
rehabilitated during the lifetime of the Project.
It is highly unlikely that any residents will be displaced, because no changes are
anticipated to the apartment complex in Sub -Area 3, and the loss of 46 units in Sub -Area
2 will result from the renovation of a presently vacant residential structure. However, if
residential displacement were to occur, displaced residents would be relocated in
conformance with a feasible relocation plan developed by the Agency in accordance with
the California Community Redevelopment Law and the Agency's Rules and Regulations
for the Implementation of the California Relocation Assistance Law. Such plans must
provide that no persons or families of low and moderate income can be displaced unless
and until there is a suitable housing unit available and ready for occupancy at rents
comparable to those paid at the time of their displacement. Such replacement dwellings
must be suitable to the needs of displaced persons and families, and must be decent, safe,
sanitary, and otherwise standard dwelling units.
A number of existing businesses could also be displaced as a result of
redevelopment activities. Displaced businesses will be given the opportunity to relocate
within the Project Amendment Area, if feasible, and will be provided with relocation
assistance and benefits in accordance with State law. Such assistance and benefits may
include fair market value for the land and the business, relocation assistance, and loss of
business due to any move. Property owners also shall be offered the opportunity of
participating in the redevelopment activity.
In regards to impacts on low and moderate income housing or families, the
Agency is required to set aside up to 20 percent of all tax increment revenues for the
development of low and moderate income housing as described in the Preliminary Report.
This is an ongoing program mandated by State law, and is presently being implemented.
In addition, State law requires that all low and moderate income units displaced as a
direct result of Agency actions shall be replaced by the Agency on a one -for -one basis.
Consistency with the General Plan Land Use Element
Redevelopment plans are required by State Law to be consistent with the
community's General Plan. The Merged Redevelopment Plan specifically adopts the
West Covina General Plan by reference for all portions of the Merged Project Area,
including the Project Amendment Area. To this extent, then, the Merged Redevelopment
Plan is by definition consistent with the West Covina General Plan, and no adverse
impacts on the General Plan will result from continued implementation of the Merged
Redevelopment Plan. As noted above, implementation of the Merged Redevelopment Plan
will result in a beneficial impact on the continued implementation of the General Plan by
PusL:9348_11336 1 B2740.6 2 12/05/93
encouraging continued development in the Project Amendment Area, the conversion of
land uses that do not conform with the General Plan to fully conforming uses.
Whether or not the high-rise senior citizens residence is consistent with the
General Plan is unclear. The apartments could be called consistent with the General Plan,
because the General Plan specifically calls senior apartments out as potentially exempt
• from the City's policy that residential development in West Covina may not exceed 20
units per acre. However, permitted densities (given the rules set forth in the General
Plan) are still less that the number of units presently on the site. Thus, it may be
appropriate to amend the General Plan and the zoning ordinance to remove any vagueness
in current language relative to whether the senior citizens structure conforms to the
General Plan.
Consistency with the General Plans of Adjacent Jurisdictions
The City of Irwindale's General Plan and the City of West Covina's General Plan
are consistent relative to the designated land uses north of the Southern Pacific Railroad
tracks in Sub -Area 1. Both plans call for industrial development.
There are no inconsistencies between the County of Los Angeles General Plan and
the West Covina General Plan to the south and east of Sub -Area 1. Likewise, because to
the separation offered by San Bernardino Road there are no inconsistencies between the
Baldwin Park General Plan and the West Covina General Plan along the southwest edge
of Sub -Area 1. However, continued implementation of industrial development in Sub -
Area 1 without adequate mitigation could adversely affect adjacent residential and school
uses, and thereby adversely affect attainment of the County's General Plan goals.
The City of Covina's General Plan designations for land to the north, west and
east of Sub -Area 2 are generally similar to those in the West Covina General Plan. The
West Covina General Plan's office and residential land use designations are generally
compatible with the Medium Density residential land use designations to the east and
northeast of sub -area. Potential impacts could arise through inappropriate design,
inadequate setbacks, or access conflicts with nearby residential development. Both cities
designate land to the west of the hospital area for industrial development. This is
consistent with existing use patterns, and no conflicts between the two General Plans
should arise in this regard.
Impacts on Surrounding Land Uses
Intensified and/or changed land uses in the Project Amendment Area could
adversely affect surrounding land uses, especially such sensitive land uses as residential
neighborhoods, churches and schools. Such conflicts could arise through the improper
siting of office or industrial development adjacent to sensitive uses, inappropriate access
to such development, the construction of buildings with highly reflective surfaces, or
noisy or otherwise noxious activities on the sites immediately adjacent to sensitive uses.
Because specific development projects are unknown at this time, it is impossible to predict
the exact nature of these potential impacts at this point. The potential for land use
PueL:9348_11336182740.6 3 12/05/93
conflicts is greatest, however, where different land uses are immediately adjacent to each
other, rather than being separated by a street or other barrier.
Sub -Area 1 - This predominantly industrial area is adjoined on the east, south and
west by potentially sensitive land uses, including a multiple family complex on the
east, a school and single family neighborhood to the south, and a mobile home
is
park to the west. With the exception of the multiple family complex, all these
sensitive uses are separated from the Project Amendment Area by wide rights -of -
way. Even with these buffers, however, industrial activities can be a nuisance
for surrounding development through noise, fumes, vibrations and unsightly visual
quality. Such impacts occur at present to a greater degree along the eastern side
of the sub -area and to a lesser degree along the southern side. Redevelopment
and rehabilitation activities could result in improvements to the overall visual
quality of this sub -area, which would be a generally beneficial impact.
Sub -Area 2 - Existing and anticipated land uses in the eastern portions of this sub-
area along Lark Ellen Avenue are generally consistent with and supportive of
adjacent or nearby land uses. Specifically, the hospital's presence has attracted a
number of doctors and associated professions to the converted residential units on
the eastern side of Lark Ellen Avenue. The church and school near the hospital
will not be adversely affected by hospital activities. The high-rise senior citizen
residential complex is consistent with the hospital uses to the south and east, and
other residential development to the north. The hospital could support the health
needs of seniors living in the high-rise. The 21-acre industrial parcel on the
western two-thirds of the sub -area could generate adverse environmental impacts
on the multiple family development to the north across San Bernardino Road, on
the single family development to the south of Badillo Street, and on future uses to
the east. Industrial activities can be a nuisance for surrounding development
through noise, fumes, vibrations and unsightly visual quality. While the existing
building is designed to house relatively light and benign research and development
activities, replacement industrial development could result in impacts through the
use of heavy machinery, noxious chemicals, or the generation of unsightly
storage, for instance.
Sub -Area 3 - This sub -area is already developed to its full intensity, and no land
use changes or intensification of existing development is expected in the
foreseeable future. Surrounding residential and commercial development is
compatible with the existing multiple family complex in this sub -area. Freeway
generated noise from the south may cause an adverse impact on residents living in
the sub -area.
B. Mitigation Measures
Blighting Conditions
Existing blighting conditions in the Project Amendment Area are proposed to be
alleviated by the Merged Redevelopment Plan through a combination of public
facility and utility infrastructure improvements, rehabilitation assistance, and
eusL:9348_11336182740,6 4 12/05/93
assistance to private sector developers. No other mitigation is necessary in this
regard.
Displacement
Implementation of the displacement and housing mitigation programs described
• above will reduce potential displacement and housing impacts to less than
significant levels. No further mitigation measures are necessary in this regard.
General Plan Land Use Element
Implementation of the Redevelopment Plan will have no adverse impact on the
General Plan's Land Use Element. Therefore, no mitigation measures are
required in this regard.
General Plans and Land Uses of Adjacent Jurisdictions
Implementation of the Redevelopment Plan will have no adverse impact on the
General Plans and land use policies of adjacent jurisdictions. Therefore, no
mitigation measures are required in this regard.
Land Use
Implementation of the Project will encourage the rehabilitation and re -occupancy
of residential uses, industrial, and office land uses consistent with the West Covina
General Plan. No significant adverse land use impacts are expected, but the
following mitigation measures will help make sure that conformance is maintained:
1. The City and the Agency shall process all future development plans within
the Project Amendment Area in the manner provided for by the West
Covina General Plan and all applicable City regulations or policies.
2. Individual site plans and environmental reviews in the Project Amendment
Area shall ensure that adjacent land uses are compatible in character,
design and operation, and that where significant environmental effects are
identified, subsequent or tiered environmental documents be prepared.
3. The 2.22 acre parcel with the existing senior citizen housing shall be
redesignated in the General Plan to High Density Residential, or language
shall be included in the General Plan that defines the senior citizen
complex as being consistent with the Medium -High Residential
designation.
C. Finding of Significance
The City Council of the City of West Covina finds, based upon the evidence in
the record, (1) that there are no significant adverse impacts of the Project upon blighting
conditions, the General Plan Land Use Element, displacement, and the General Plans and
PUBL:9348_1 13361 B2740.6 5 12/05/93
land uses of adjacent jurisdictions, and (2) that implementation of the above mitigation
measures as conditions of Project approval will reduce land use impacts to less than
significant levels.
2. POPULATION, HOUSING AND EMPLOYMENT
. A. Potential Environmental Impacts
Implementation of the Merged Redevelopment Plan will result in an increase in
employment and population in the Project Amendment Area. While the Merged
Redevelopment Plan is consistent with the West Covina General Plan, and therefore does
not propose any changes in projected land uses, the Merged Redevelopment Plan's
provisions either will serve to encourage development that otherwise would not likely take
place, or will result in the faster pace of future development.
Population and Housing
Assuming that the senior citizen building is re -inhabited with 130 units, and that
the multiple family units in Sub -Area 3 remain as they are at present, then total
population within the Project Amendment Area will rise from 186 to 381, for a total
increase of 195 people. There will be a net decrease of 46 dwelling units. This increase
in population would result from the refurbishment and re -occupation of the senior citizens
high-rise development in Sub -Area 2.
Because the residential development anticipated in the Project Amendment Area is
consistent with that called for by the current SCAG Growth Management Plan, by the
General Plan, and by the City's most recent population projections, no significant adverse
impacts relative to population and housing growth rate issues are expected. Re -occupancy
of the senior citizen complex could result in positive impacts on the implementation of the
General Plan's housing element by making more affordable units available to seniors.
Employment
Implementation of the Merged Redevelopment Plan will result indirectly in an
increase in industrial and office employment in the Project Amendment Area, with an
accompanying decrease in commercial employment. Total employment will increase by
840 jobs from the current estimate of 735 to 1,575. This represents an average annual
increase in employment in the Project Amendment Area of 47 jobs per year over the 1992
to 2010 period.
The number of jobs expected in the Project Amendment Area given current
development standards is consistent with the West Covina General Plan, because the
amount of anticipated industrial and office development upon which the employment
projections in Table 5 of the Final EIR are based is identical to those contained in the
General Plan. Since the Merged Redevelopment Plan is intended to facilitate and increase
the rate of development in the Project Amendment Area, the creation of new jobs may be
faster than would otherwise be expected without redevelopment activities.
PUBL:9348_113361 B2740.6 6 12/05/93
The character of employment in the Project Amendment Area will become
primarily industrial in nature, with a decline of 244 commercial jobs and an increase of
only 105 office jobs. Industrial employment will increase by 979 jobs, while hospital and
public employment is expected to remain constant. At full buildout, 75% of the Project
Amendment Area's employment will be industrial in character, while 11 % of the area's
employment will be office/professional in character. Hospital and public employment will
• account for 216 jobs, or 14% of total Project Amendment Area employment.
This increase in the number of employment opportunities in the Project
Amendment Area results from the development of currently vacant office/professional
land in Sub -Area 2, the re -occupancy of the vacant industrial facility in Sub -Area 2, and
the recycling of existing uses to conforming industrial activities in Sub -Area 1. In cases
where existing or industrial uses are either significantly rehabilitated or recycled to other
uses, more intense development is anticipated. Similarly, this scenario assumes that all
vacant industrial or office land will be developed to the maximum floor area ratios
permitted pursuant to current City of West Covina policy.
Jobs/Housing Balance
Implementation of the Merged Redevelopment Plan will improve the jobs/housing
balance in West Covina, and by extension throughout the East San Gabriel Valley Sub -
Region. Taken alone, the 840 new jobs created in the Project Amendment Area will have
a slightly positive effect on the West Covina jobs/housing balance by increasing the
current jobs/housing ratio from 2.28 to 1 to 2.31 to 1.
Regarding the jobs/housing balance in the East San Gabriel Valley Sub -Region as
a whole, the implementation of the Merged Redevelopment Plan will result in a rise in
West Covina's share of the sub-region's total employment.
An analysis of the impacts on the East San Gabriel Valley Sub -Region
jobs/housing balance shows that the proposed project will have a positive impact on the
jobs/housing balance ratio in the sub -region. Therefore, because the implementation of the
Merged Redevelopment Plan could result in an improved jobs/housing balance in West
Covina and in the sub -region as a whole, no adverse jobs/housing impacts are expected.
B. Mitigation Measures
Population and Housing
Because the population increase in the Project Amendment Area (that could result
from re -occupancy of the senior citizens housing) is consistent with the West
Covina General Plan, and with the City's and SCAG's population projections, no
significant adverse impacts are expected, and no mitigation measures are necessary
in this regard.
PUeL:9348_113361 B2740.6 7 12/05/93
Employment
Potential increases in employment in the Project Amendment Area will have
beneficial impacts on the City's and the East San Gabriel Valley Sub-Region's
job/housing balance by providing additional employment for West Covina and its
surrounding communities in excess of the number of housing units added.
• Therefore, no mitigation measures are required in this regard.
Jobs/Housing Balance
Because the implementation of the Project could result in an improved
jobs/housing balance in West Covina and by extension throughout the East San
Gabriel Valley Sub -Region, no adverse jobs/housing impacts are expected and no
mitigation measures are necessary.
C. Finding of Significance
The City Council of the City of West Covina finds, based upon the evidence in
the record, that there are no significant adverse impacts of the Project upon population
and housing, employment and the jobs/housing balance because the proposed Project will
create more jobs than demanded by new housing, and because the Project is consistent
with the General Plan.
3. TRAFFIC AND CIRCULATION
A. Potential Environmental Impacts
Adoption of the Merged Redevelopment Plan will not, in and of itself, result in
new construction that generates significant amounts of traffic. Rather, increases in future
traffic volumes will result primarily from new development and site use intensification in
the Project Amendment Area, and are, therefore, a function of the General Plan's land
use and circulation policies.
The primary effect of the Merged Redevelopment Plan will be to encourage new
development or significant redevelopment projects pursuant to the General Plan that
would not otherwise be undertaken by the private sector acting alone. Therefore, the
cumulative amount of industrial, office, public and residential land uses in the Project
Amendment Area will not be affected by implementation of the Merged Redevelopment
Plan, but the rate at which they develop will be. Thus, implementation of the Merged
Redevelopment Plan is expected to increase the rate of development within the Project
Amendment Area, but to an as yet undeterminable extent.
Traffic Volumes
As noted in Table 8 of the Final EIR, traffic generated by development within the
Project Amendment Area will increase by approximately 23% from 7,687 average daily
trips to 9,446 trips. Nearly 5,000 new vehicle trips can be generated by new industrial
PUBL:9348_113361 B2740.6 8 12/05/93
development, and new office development will result in approximately 900 new trips.
Recycling of commercial uses to industrial uses will result in a loss of approximately
4,500 commercially -related trips.
Reoccupation of the currently vacant senior housing building will result in an
additional 429 trips, while reoccupation of the industrial building will generate an
additional 1,200 trips. If existing conditions analysis were to treat the existing structures
as being occupied, then total growth in trips from the Project Amendment Area would be
130 trips. The greatest increase in trips would be in Sub -Area 2 with the additional office
development, while the conversion of commercial space to industrial space would result in
an overall decrease in trips from Sub -Area 1. Because no change in use is projected for
Sub -Area 3, no change in trip generation is anticipated.
For the most part, roadway levels of service are not expected to decline below
LOS C as a result of project implementation when coupled with expected background
traffic growth. As noted in Table 7 of the Final EIR, arterial and collector streets in and
around the Project Amendment Area operate at an acceptable LOS C or better. Expected
development in the Project Amendment Area will add an estimated 1,759 trips to current
and future traffic volumes. An increase in traffic volumes in and around Sub -Area 2 will
be felt, but traffic levels in Sub -Area 1 should decline somewhat.
Circulation Improvements
Circulation improvements are an essential part of the Merged Redevelopment
Plan, and are generally authorized by the proposed Plan. This includes permission
authority for the Agency to use various funding methods for public projects, including
circulation improvements. Additionally, the City requires that new development improve
adjacent street frontages as part of any development proposal, participate in transportation
demand management programs as required, and contribute to circulation system impacts
off -site as warranted.
Freeway Impacts
The San Bernardino Freeway (I-10) is the primary regional access route to the
City of West Covina. Traffic volume increases associated with the implementation of the
Merged Redevelopment Plan for the Project Amendment Area will increase traffic
volumes onto and off of the freeway to an as yet undetermined level. Major individual
projects shall be required to provide traffic studies as directed by the City of West
Covina, or as directed by Caltrans in response to the NOP for a project's EIR as required
under the City's Land Use Analysis Program (Planning Commission Resolution No. 1-93-
4135). Total traffic increases will be relatively minor on a system -wide basis, because
total traffic generation is expected to increase by only 1,759 trips per day over existing
levels.
Parking
Development at the intensity proposed under the General Plan may also impact
existing and future parking accommodations. Parking deficiencies within the Project
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Amendment Area are discussed in detail in the Preliminary Report. Project
implementation may create additional parking demands, which could exacerbate existing
on -site parking problems along San Bernardino Road and Azusa Canyon Road. Existing
and potential parking issues will be mitigated by requiring an adequate number of on -site
parking spaces or shared public parking facilities through the design review process.
• B. Mitigation Measures
The following mitigation measures are conditions of Project approval (See also
Section 4: "Air Quality"):
1. Individual traffic and parking study reports prepared by a licensed civil or
traffic engineer shall be required for development projects in a manner
consistent with applicable City policies or ordinances, and/or with the Los
Angeles County Congestion Management Plan. This determination shall
be made at the time of design review for each individual project submitted.
Any feasible mitigation measure proposed in the applicable traffic and
parking study report shall be fully discussed, and shall include, but not be
limited to, financing, developer's percent share of any costs, scheduling
considerations, implementing responsibilities, and implementation
monitoring.
2. All new developments shall ensure the provision of an adequate number of
on -site parking spaces in conformance with the West Covina Municipal
Code and Planning Commission Resolution 2513. All site access and
egress for new or significantly rehabilitated development shall be in a
forward direction.
3. All future circulation system improvements shall be in conformance with
the West Covina General Plan.
4. All proposed developments within the Merged Redevelopment Plan shall
be reviewed for traffic impacts in accordance with Ordinance No. 1913
and Planning Commission Resolution No. 1-93-4135, and shall incorporate
appropriate transportation demand management programs and other
congestion reduction mitigation measures as necessary.
5. All new development and all significantly rehabilitated development with
100 or more employees, or individual developments that could be expected
to have more than 100 persons employed in them upon completion, shall
devise and implement ridesharing and other transportation demand
reduction measures in accordance with South Coast Air Quality
Management District's Regulation XV and other adopted City policy.
While this mitigation measure is intended to help improve local and
regional air quality by reducing vehicle trips and congestion, it will have
the secondary effect of reducing the number of vehicles on local streets
and reducing vehicular congestion.
ruBL:9348_1 13361 B2740.6 10 12/05/93
6. Any construction or other activities that encroach on any State right-of-
way, including but not limited to freeway bridge or ramp widenings,
signalization, grading, or drainage improvements, shall require a Project
Studies Report if costs exceed $300,000 or a Caltrans Encroachment
Permit if costs are less than $300,000. Evidence that the applicable permit
has been issued by Caltrans shall be presented to the City of West Covina
• prior to the issuance of any building permit to which the provisions of the
mitigation measure apply.
C. Finding of Significance
The City Council of the City of West Covina finds, based upon the evidence in
the record, that implementation of the above mitigation measures will reduce, but not
eliminate, adverse impacts from traffic increases in and around West Covina. However,
the proposed project will not result in unanticipated trips and, by contributing to the
provision of traffic and circulation system improvements, the Project will substantially
lessen the significant traffic and circulation impacts identified in the Final EIR. However,
remaining traffic and circulation impacts may be significant and adverse. And, specific
economic, social, or other considerations make infeasible the project alternatives identified
in the Final EIR. Therefore, this impact will require a Statement of Overriding
Considerations to be adopted as a condition of Project approval.
4. AIR QUALITY
A. Potential Environmental Impacts
The construction phases of Project implementation will produce on -site air
pollutant emissions from heavy equipment exhaust, worker travel, and from the
generation of dust as a result of grading activities. The use of heavy equipment may also
produce impacts from diesel fuel odors. Construction activities can also spill over into
the surrounding neighborhood. Even though small in and of themselves, off -site impacts
could be cumulatively significant when spread over many years and many projects.
With the exception of the 11.3 acres on the Hughes industrial parcel in Sub -Area
2 that could have a new building, all vacant or potentially redevelopable sites in the
Project Amendment Area are less than 10 acres, and it is highly unlikely that all vacant
and/or potential demolition parcels will be under construction at the same time.
Therefore, no significant adverse construction dust impacts are expected, assuming
implementation of standard construction dust reduction measures.
Long-term air quality impacts associated with the implementation of the Merged
Redevelopment Plan consist of emissions generated by mobile (motor vehicle) and
stationary sources subsequent to the completion and operation of individual development
projects. Stationary sources include the use of natural gas on -site for cooking, space and
water heating, and the generation of electricity off -site.
PUBL:9348_1 13361 B2740.6 11 12/05/93
Regionally, implementation of the Merged Redevelopment Plan will have
negligible air quality impacts, because the scope of development has already been
anticipated in the West Covina General Plan, the SCAG Growth Management Plan, and
the 1991 Air Quality Management Plan. The 1991 Air Quality Management Plan is based
on SCAG 2010 growth forecasts, which in turn were derived from general plans in effect
in 1985. Thus, because development in the Project Amendment Area is consistent with
• the West Covina General Plan, it will have insignificant regional air quality impacts. The
Final EIR indicates that traffic generated by development in the Project Amendment Area
will contribute proportionately to local and regional pollutant emissions and will exceed
the South Coast Air Quality Management District's daily threshold levels for significance,
and thus will contribute cumulatively to increases in regional air pollution levels.
B. Mitigation Measures
The following mitigation measures are conditions of Project approval:
1. Development permits that involve ten or more acres shall limit on -site
construction activities to no more than ten acres per day, grading shall be
terminated when sustained wind speeds exceed 25 miles per hour, and
construction areas shall be appropriately stabilized if construction is halted
or delayed.
2. Prior to issuance of a building permit, developers or contractors shall
certify that all construction equipment used on the job is required to have a
90-day low-NOX tune up, and that idling time will be limited to no more
than ten minutes during any one stretch of time.
3. Construction site management shall include the following principles:
• Encourage car pooling for construction workers.
• Limit lane closures to off-peak travel hours.
• Park construction vehicles off the public right-of-way.
0 Wet down or cover dirt hauled off -site.
• Receive materials only during off-peak traffic hours.
• Sandbag construction sites for erosion control.
• Wash or sweep access points daily.
4. Adherence to South Coast Air Quality Management District Rules 401,
402 and 403, which require dust control measures during grading and
construction activities, shall be required during all construction operations.
5. Measures to reduce the interference of construction activities with existing
traffic, and to prevent truck queuing around local sensitive receptors such
as residences, shall be incorporated into any project construction permits.
The permits will limit operations to daytime periods with better pollutant
dispersion in order to minimize localized pollutant accumulation.
6. Various transportation control measures (TCMs) as recommended in the
Regional Air Quality Management Plan shall be evaluated to determine
PueL:9348_113361 B2740.6 12 12/05/93
how they may be incorporated into individual project proposals. These
measures shall be in addition to any required pursuant to City code. Such
measures will be aimed primarily at employees of industrial, office and
institutional uses. These measures include, but are not limited to:
• Ridesharing
• Vanpool incentives
• • Alternate transportation methods
• Work scheduling for off-peak travel periods
• Appointment of a TCM program coordinator for larger projects
• Traffic signal coordination
• Roadway and signalization improvements to maintain peak traffic
hour level of service E or better
7. All new development and all significantly rehabilitated development with
100 or more employees, or individual developments that could be expected
to have more than 100 persons employed in them upon completion, shall
devise and implement ridesharing and other transportation demand
reduction measures in accordance with South Coast Air Quality
Management District's Regulation XV and other adopted City policy.
C. Finding of Significance
The City Council of the City of West Covina finds, based upon the evidence in
the record:
1. With regard to actions that can be taken at the local level, that imposition
of the above mitigation measures as conditions of Project approval will
avoid or substantially lessen the significant air quality impacts as identified
in the Final EIR. Upon buildout of the Project Amendment Area in
accordance with the General Plan, the total amount of pollutants that the
Project Amendment Area is expected to generate through additional motor
vehicle, natural gas, and electrical emissions exceeds the South Coast Air
Quality Management District's threshold levels relative to ozone and other
pollutants. Given these guidelines, the development anticipated to be
encouraged through the implementation of the Merged Redevelopment Plan
is expected to contribute cumulatively to the region's air quality problems,
but will not in and of itself create a significant adverse impact.
Implementation of the proposed mitigation measures will reduce, but not
eliminate, these cumulative impacts.
2. With regard to regional and cumulative air quality effects which depend on
regional strategies and standards, that changes or alterations are within the
responsibility and jurisdiction of another public agency. Other mitigation
measures are within the responsibility and jurisdiction of the South Coast
Air Quality Management District and the U.S. Environmental Protection
Agency.
rueL:9348_113361 B2740.6 13 12/05/93
3. That specific economic, social, or other considerations make infeasible the
project alternatives identified in the Final EIR.
Therefore, this ,finding will require a Statement of Overriding Considerations to be
adopted as a condition of Project approval.
• 5. PUBLIC SERVICES
This section treats potential impacts and mitigation measures regarding fire, police,
schools, and parks serving the Project Amendment Area.
A. Potential Environmental Impacts
Fire Protection
Full development of the Project Amendment Area consistent with the General Plan
would generate a total demand for 1.7 firefighters based on 0.2 to serve the resident
population and 1.5 to serve ultimate office and industrial development. This represents an
increased need for approximately one new firefighter, plus supporting equipment and
other facilities to serve the fully built -out Project Amendment Area. This increased
number of firefighters and fire protection equipment would be financed primarily through
expanded property tax and other revenues from the Project Amendment Area.
Increased intensity of development within the Project Amendment Area may create
additional emergency calls. However, anticipated structural rehabilitation activities could
alleviate impacts if the latest features in fire resistive construction and the addition of
automatic fire detection and protection systems such as sprinklers are included.
Rehabilitation that includes these improvements will help to reduce both the current and
future demand on fire protection services for the Project Amendment Area. The Agency
may assist in the provision of any necessary water system upgrades (line enlargement,
additional hydrants, etc.), thereby mitigating adverse effects of intensified development.
Any additional required fire protection systems would be determined during plan review.
Significant reconstruction of existing buildings, or the construction of new
structures in Sub -Area 1 could result in improved access to the rear of parcels on a site -
by -site basis. Rehabilitation activities also could result in improvements to hazardous
materials storage plus the handling of other inflammable materials.
Police Protection
Buildout of the Project Amendment Area may increase the opportunity both for
crimes against property, and for crimes against persons to occur. The character of
development in the Project Amendment Area will remain predominantly industrial and
office in nature, and thus crimes related to non-residential properties will increase. These
include robbery, burglary, auto theft, and grand/petty theft. Also, incidents related to
maintaining the public peace could rise. As traffic levels increase, traffic collisions and
violations will rise in proportion to growth. Based on the 1.0 sworn officer per thousand
PUeL:9348_11336 1 B2740.6 14 12/05/93
standard, residential growth in Sub -Area 2 could result in the demand for 0.2 additional
officer.
However, the Project is not anticipated to significantly impact the provision of
police protection services for several reasons. Rehabilitation of blighted areas, improved
lighting conditions, street improvements and appropriate site design of new development
will lessen impacts upon police protection services. This increased demand for police
• personnel and equipment would be financed in whole, or in part, through greater property
tax and other revenues from the Project Amendment Area.
Park Services
The Project will result in an estimated 195 more people living in Sub -Area 2.
Demand for local park land generated from within the Project Amendment Area will
likely increase by 0.58 acre to 1.14 acres.
The City collects park land dedication fees in lieu of dedication of parks based on
a standard of 3 acres of local park land per thousand residents. Fees are set using a
formula that multiplies the average number of people per unit (3.3 in 1990) by the park
land standard, and then multiplying the result by the prevailing land values in the vicinity
of the new construction. Because there will be no new residential construction in the
Project Amendment Area, it is unlikely that new park fees will be paid.
Industrial and office development in the Project Amendment Area will not
adversely affect any nearby park land, because all parks are one-half mile or more away
from any sub -area.
Schools
Given the land use and population and employment projections contained in the
Final EIR, the number of inhabited dwelling units in the Project Amendment Area will
increase from 80 to 210. The net increase in dwellings will be 130 units. Of the 210
units expected in the Project Amendment Area upon full buildout, 130 will be for senior
citizens, and are unlikely to generate any additional students because of expected design
and occupancy restrictions. These units will be in Sub -Area 2. All units expected to
generate students are in Sub -Area 3, and currently exist. Thus, no net new student
generation due to residential development is expected.
Based on student generation figures provided by the Covina -Valley Unified School
District, the net increase over the lifetime of the Project will be an estimated 27.8
elementary, 27.8 junior high, and 27.8 high school students, for a total net increase of 83
students. This would be equivalent to 1.7 students per year through the year 2010.
These figures are likely significantly overstated, because the Covina -Valley
Unified School District is using per employee student generation rates both for
employment and student generation rates for residential units that are significantly higher
than experienced elsewhere, or reported by the Covina -Valley Unified School District in
other recent environmental documents. Based on these other documents, student
ruBL:9348_113361 B2740.6 15 12/05/93
generation rates are 0.5 per unit, not 0.5 per unit per grade level as reported by the
District for this EIR. Additionally, the Covina -Valley Unified School District's per
employee generation rate may be significantly higher than typical. Based on research
performed for the Pomona Unified School District, non-residential development on the
average generates through interdistrict transfers 0.0036 student per t,000 square feet of
gross floor area. Based on this datum, total non-residential student generation for the
• Project Amendment Area would be 1.6 students, and not 83.1 as predicted by the School
District's numbers. Thus, depending on the assumptions made, total estimated new
students generated from within the Project Amendment area can vary significantly.
The West Covina Unified School District appears to have sufficient excess
capacity to accommodate any additional students generated by new industrial development
in Sub -Area 1. According to the Covina -Valley Unified School District, however, there
is not sufficient capacity at the schools serving Sub -Area 2 to house the Covina -Valley
Unified School District's projected 64.3 new students, except at Northview High School.
Additional permanent or temporary facilities may be required in this latter case.
New industrial and office/professional development in the Project Amendment
Area will generate new capital improvement revenues for the School Districts. At
present, both School Districts assess school impact fees of $1.65 per square foot of
residential construction, and $0.27 per square foot of commercial or industrial
construction. This is a one-time fee aimed at providing classroom facilities.
Both school districts may be eligible to receive a portion of the tax increment from
the Agency. Any allocation of tax increment dollars to the school districts may be
determined through negotiations, and would be intended to mitigate significant financial
burdens that each school district demonstrates can result from the implementation of the
Merged Redevelopment Plan in the Project Amendment Area.
B. Mitigation Measures
The following mitigation measures are conditions of Project approval:
Fire Protection
1. Design standards for new and significantly rehabilitated construction shall
be consistent with accepted fire safety standards. Existing fire safety
regulations shall be enforced through established City of West Covina
project review and permitting procedures.
2. Future development or significant rehabilitation of existing structures shall
incorporate fire truck access to the rear of buildings where physically
possible.
PUBL:9348_113361 B2740.6 16 12/05/93
Police Protection
3. Input from the Police Department shall be solicited during the project
review process regarding measures for ensuring the safety and security of
construction sites.
• 4. Adequate security design measures shall be required for all new
development, based on Police Department recommendations during each
site plan review process.
Park Services
None required because there will be no new residential development.
Schools
School facilities impact fees as provided by State law. The school districts should
continue making regular and timely applications for State construction funds,
pursuing alternate means of financing schools as those are made available through
changes in State law, and use year-round schedules and/or double sessions as
necessary and appropriate.
C. Finding of Significance
Fire Protection
The City Council of the City of West Covina finds, based upon the evidence in
the record, that following implementation of the above mitigation measure as conditions
of Project approval, no significant unavoidable adverse impacts are expected relative to
fire protection.
Police Protection
The City Council of the City of West Covina finds, based upon the evidence in
the record, that following implementation of the above mitigation measures as conditions
of Project approval, no significant unavoidable adverse impacts are expected relative to
police protection.
Park Services
The City Council of the City of West Covina finds, based upon the evidence in
the record, that implementation of the Project will not cause any significant adverse
environmental impacts relative to park services.
Schools
The City Council of the City of West Covina finds, based upon the evidence in
the record, that following implementation of the above mitigation measures as conditions
PUBL:9348_11336 1 B2740.6 17 12/05/93
of Project approval, no significant unavoidable adverse impacts are expected relative to
schools.
6. PUBLIC UTILITIES
• This section treats potential impacts and mitigation measures regarding electricity, natural
gas, water, wastewater, solid waste and hazardous waste, and communications.
A. Potential Environmental Impacts
Electricity
As shown in Table 12 of the Final EIR, Project implementation at the level of
development projected in Table 1 of the Final EIR will result in a 61.3% increase in
electric power consumption. Southern California Edison does not anticipate any problems
providing services to the Project Amendment Area.
Natural Gas
As shown in Table 12 of the Final EIR, rough estimates indicate that natural gas
consumption may increase by approximately 162% from a significant increase in
industrial activities. According to the Southern California Gas Company, natural gas can
be supplied by existing mains. It should be noted that the availability of natural gas is
based on present conditions of gas supply and regulatory policies.
Water
Buildout of the Project Amendment Area will increase water demands. Table 13
of the Final EIR estimates that the anticipated new development would consume 275,781
gallons per day, or over 190,000 gallons more per day than at present. This constitutes
more than a doubling of water consumption over existing levels. The actual extent of
future impacts will depend on consumer demands and consumer uses, and on the
availability of local and imported water supplies. While the increase in water
consumption is relatively small, it will contribute cumulatively to growth in existing water
demand and increased demands on the City's ground water resources. This in turn will
result in the City having to purchase more imported water.
Water distribution is an intricate system that requires maintenance and upgrading
as growth occurs. An essential element of the redevelopment plans is the provision of
these public improvements. Deficiencies in the water system are to be anticipated as
future growth occurs and/or as higher fireflow demands within the Project Amendment
Area emerge. These include a lack of adequate fire hydrants in Sub -Areas 1 and 2, and
the lack of adequate sprinklering in the senior citizens high-rise in Sub -Area 2.
The Azusa Valley Water Company presently has sufficient treatment plant capacity
and available water resources to provide water to the Project Amendment Area at full
buildout, although development will contribute to cumulative increases in demand on the
rusL:9348_1 13361 B2740.6 18 12/05/93
region's already limited water supply. While there appears to be sufficient water
available for present and future development in the Project Amendment Area, construction
and landscaping oriented toward reduced water consumption can reduce per unit demands
significantly
Wastewater
® Wastewater generation subsequent to buildout of the Project Amendment Area will
be increased by approximately 151,590 gallons per day from the present 68,210 gallons
per day to 219,800 gallons per day. This increase is due primarily to the extent of new
industrial development expected in the Project Amendment Area. These increases do not
exceed the available capacity at the San Jose Creek Water Reclamation Plant after its
expansion. Wastewater generation is not expected to exceed the capacity of the
wastewater collection system, either. The Merged Redevelopment Plan is also consistent
with the West Covina General Plan, and thus, does not exceed the land use projections
assumed in developing the local and regional sewerage system. Therefore, no significant
adverse impact is expected in this regard.
Solid Waste
As shown in Table t4 of the Final EIR, Project buildout can potentially increase
the overall amount of solid waste generated from within the Project Amendment Area by
close to approximately 20,000 pounds per day as a result of increased industrial activity.
In addition, more equipment such as trash containers and refuse collection vehicles will be
required.
Wastewater treatment also results in solids that must be deposited in sanitary
landfills. Based on the current average of 0.70 tons of dry solids (sludge) per million
gallons of wastewater treated at the County of Los Angeles Sanitation Districts' Joint
Outfall System (JOS) plants, the current wastewater flow from the Project Amendment
Area would rise from an estimated 95 pounds per day under present conditions to an
estimated 308 pounds per day for projected development.
These generation rates do not include the effects of recycling programs, and so
represent the worst case. With implementation of recycling and other waste reduction
efforts, these volumes can be reduced significantly. Implementation of mitigation
measures will reduce refuse generation to acceptable levels, but will not eliminate the
generation of solid waste from within the Project Amendment Area.
Telephone
Telephone line extensions may be needed to provide service to undeveloped
properties in Sub -Area 2. GTE indicates that it will be able to provide telephone services
in the Project Amendment Area, however. No significant impacts are indicated.
PURL:9348_1 13361 B2740.6 19 12/05/93
B. Mitigation Measures
The following mitigation measures are conditions of Project approval:
Electricity
• 1. Project design and operations will be required to implement energy
conservation measures to conform to California Code of Regulations Title
24 requirements, and any other applicable requirements of the City of
West Covina.
2. The California Code of Regulations and local Building and Safety Codes
incorporate provisions and guidelines for construction of more energy
efficient structures. The undergrounding of utilities shall be done in
accordance with the City's relevant undergrounding ordinances and
policies.
Natural Gas
3. All new natural gas services and facilities built for development within the
Project Amendment Area will be in accordance with policies and rules of
the California Public Utilities Commission and federal regulatory agencies.
4. Project design and operations will incorporate and implement those energy
conservation measures as appropriate to conform to California Code of
Regulations Title 24 requirements.
Water
5. Precise water system requirements will be determined during specific
project design review. Water design requirements will be subject to the
provisions of the site plan review by the City of West Covina.
6. Water distribution system improvements shall be constructed prior to or
concurrent with future development as required.
7. All City ordinances or other actions regulating the use of water approved
by the City Council shall be implemented by all new development within
the Project Amendment Area.
8. Water conservation measures recommended by the California Department
of Water Resources shall be incorporated in all new or substantially
rehabilitated projects, including:
0 Low flush toilets of no greater than 1.6 gallons per flush.
• Low flow shower heads.
• Insulation of hot water lines to provide hot water faster with less
water waste and to keep hot pipes from heating cold water pipes.
PueL:9348_1 13361 B2740.6 20 12/05/93
• Water pressures greater than 50 pounds per square inch be reduced
to less than 50 pounds per square inch by means of a pressure
reducing valve.
• Landscape with low water consuming or drought tolerant plants in
all commercial and industrial projects, and in public areas in
residential projects. Landscaped areas should also be mulched to
the maximum extent to reduce evaporation and maintain soil
• moisture.
• Install efficient irrigation systems that minimize runoff and
evaporation, and maximize the water that will reach the plant roots.
Drip irrigation, soil moisture sensors and automatic irrigation
systems are a few methods to consider in increasing irrigation
efficiency.
• Require projects of appropriate size to connect to the reclaimed
water system for irrigation purposes.
Wastewater
9. All office and industrial users must take on -site measures to reduce the
load strength of the sewage as appropriate and feasible.
10. All required sewer improvements shall be designed and constructed to City
standards, shall be approved by the City, and all City and County
connection fees shall be paid prior to the issuance of occupancy permits.
11. Implementation of the above water conservation mitigation measures also
will reduce per unit sewage flows.
Solid Waste
12. Where feasible, commercial and industrial buildings shall install refuse
compacting equipment to substantially reduce the number of refuse hauling
trips and allow for more effective and sanitary disposal.
13. Each building occupant shall, as a condition of use, participate in any
source reduction or recycling programs developed or adopted by the City
or the appropriate trash hauler to reduce waste generation.
14. Any hazardous waste that is generated on -site, or is found on -site during
demolition, rehabilitation, or new construction activities shall be
remediated, stored, handled, and transported to an appropriate disposal
facility by a licensed hauler in accordance with appropriate local, State and
Federal laws, as well as with the City's Source Reduction and Recycling
Element of the General Plan. All National Pollution Discharge
Elimination System (NPDES) requirements shall be complied with.
15. All future commercial, industrial and office buildings shall be provided
with enclosed trash bins. Additionally, all future residential, commercial
PUBL:9348_1 13361 B2740.6 21 12/05/93
and office development shall be reviewed for and conditioned for the
construction of recycling facilities, including conveniently located bins. All
construction or major rehabilitation in the Project Amendment Area shall
comply with a local waste storage area ordinance drafted pursuant to the
California Solid Waste Refuse and Recycling Access Act of 1991, once
such an ordinance is adopted by the City of West Covina.
• Telephone
16. The undergrounding of utilities shall be done in accordance with the City's
relevant undergrounding ordinances and policies.
17. All additional telephone related services must be in accordance with Public
Utilities Commission standards and requirements.
C. Finding of Significance
Electricity
The City Council of the City of West Covina finds, based upon the evidence in
the record, that implementation of the above mitigation measures as conditions of Project
approval will reduce impacts from electricity demand to less than significant levels.
Natural Gas
The City Council of the City of West Covina finds, based upon the evidence in
the record, that implementation of the above mitigation measure as a condition of Project
approval will reduce impacts from natural gas demand to less than significant levels.
Water
The City Council of the City of West Covina finds, based upon the evidence in
the record, that implementation of the above mitigation measures as conditions of Project
approval and other measures contained throughout the Final EIR will reduce impacts from
additional water consumption to less than significant levels.
Wastewater
The City Council of the City of West Covina finds, based upon the evidence in
the record, that implementation of the above mitigation measures as conditions of Project
approval will reduce impacts from wastewater generation to less than significant levels.
Pus1.:9348_1 13361 B2740.6 22 12/05/93
Solid Waste
The City Council of the City of West Covina finds, based upon the evidence in
the record, that implementation of the above mitigation measures as conditions of Project
approval will reduce impacts from solid waste generation to acceptable levels but will not
eliminate the regional need for additional landfills and other disposal sites. Therefore,
• this finding as to cumulative regional impacts from solid waste generation will require a
Statement of Overriding Considerations to be adopted as a condition of Project approval.
Telephone
The City Council of the City of West Covina finds, based upon the evidence in
the record, that implementation of the above mitigation measures as conditions of Project
approval will reduce impacts from additional telephone use to less than significant levels.
LIGHT AND GLARE
A. Potential Environmental Impacts
Future illumination of new parking areas and ornamental lighting associated with
new industrial and office development could impact adjoining residential areas, if not
properly shielded. In addition, glare impacts may occur if highly reflective exterior
building materials are used in the construction of new development in the Project
Amendment Area.
B. Mitigation Measures
The following mitigation measure is a condition of Project approval:
During the required site plan review of all proposed developments in the
Merged Redevelopment Project, the City shall ensure that site
improvements, including lighting, signage, skylights and possible glare
producing building exteriors, do not adversely affect adjacent land uses.
C. Finding of Significance
The City Council of the City of West Covina finds, based upon the evidence in
the record, that implementation of the above mitigation measure as a condition of Project
approval will reduce light and glare impacts to less than significant levels.
PUBL:9348_113361 B2740.6 23 12/05/93
8. NOISE
A. Potential Environmental Impacts
Noise impacts in the Project Amendment Area will come from four major sources:
increases in traffic volumes, parking and internal automobile circulation, increased
number of possible point sources such as compressors, and construction activities.
Construction activities will result in short-term increases in ambient noise levels in
the vicinity of construction sites. These activities may pose a temporary annoyance to
nearby businesses and residents during construction periods. Typically, construction
related noise will exceed 80 dB(A) within 50 feet of the activity, and 70 dB(A) within 500
feet.
Future development and redevelopment in the Project Amendment Area will result
in long-term increases in existing traffic volumes within and around the Project
Amendment Area, and in turn, increased noise levels along existing arterial corridors
affected by traffic increases. While the absence of site -specific development proposals for
the Project Amendment Area's properties precludes a realistic assessment of noise impacts
due to traffic increases, preliminary estimates indicate that the traffic generation potential
could increase vehicular movement within the City by about 1,759 average daily trips.
These increases are not significant in regards to noise, however.
The apartment complex in Sub -Area 3 is most affected by traffic noise in that it
lies along the freeway and two arterial streets. Freeway noise walls provide some
buffering. Point -sourced noise from existing and future industrial activities in Sub -Areas
1 and 2 could adversely impact nearby residential uses. This is especially the case with
the apartment complex located immediately east of Sub -Area 1, because there is little or
no buffering between it and the industrial property to the west. The complex's
recreational facilities are also surrounded by potential industrial development.
Re -use of the vacant manufacturing facility in Sub -Area 2 could result in noise
impacts on nearby multiple family units, on the high-rise senior citizen complex, and on
the hospital. Appropriate use limitations, buffering, and setbacks will reduce or eliminate
the potential for adverse noise impacts in this case.
Enforcement of applicable regulations, such as California Code of Regulations,
Title 25, which sets minimum acceptable insulation requirements for all new structures,
also can reduce potential noise impacts, because the insulation also serves to deaden
noise. However, project -related traffic will result in a cumulative incremental increase in
ambient community noise levels throughout the Project Amendment Area and its environs.
Continued enforcement of the City's noise policies will reduce these adverse impacts to
acceptable levels, and no significant adverse impact is expected.
PusL:9348_1 13361 B2740.6 24 12/05/93
B. Mitigation Measures
The following mitigation measure is a condition of Project approval:
1. Prior to the issuance of a building permit, applicants for future
development within the Project Amendment Area, as well as throughout
the Merged Redevelopment Project Area, shall submit evidence to the
satisfaction of the City that all applicable exterior and interior noise
standards established by the General Plan have been met.
C. Finding of Significance
The City Council of the City of West Covina finds, based upon the evidence in
the record, that implementation of the above mitigation measure as a condition of Project
approval will reduce noise impacts to less than significant levels.
9. TOPOLOGY, DRAINAGE AND SEISMICITY
A. Potential Environmental Impacts
Although all portions of the Project Amendment Area have been heavily graded
for present or future construction, development on vacant land will require additional site
preparation and earth moving. Construction activities involving grading can result in the
erosion of soils as bare ground is exposed to the effects of precipitation and wind. No
destruction of unique physical or geological features will result from additional
construction in the project area. However, the future development of vacant parcels will
increase impervious surfaces, with a corresponding minor increase in total stormwater
runoff, and a small contribution to cumulative runoff throughout the drainage basin.
This increase in stormwater runoff will contribute to already identified storm drain
inadequacies. In order to resolve these inadequacies and provide adequate local drainage
for present and future construction, the Agency is authorized to carry out various public
works projects throughout the Merged Project Area, including the construction of flood
control facilities.
Increased surface runoff also will carry increased pollutants due to fuel, oil, and
tire deposits from vehicles on roads and parking areas, and from fertilizers and pesticides
used on landscaped areas. These water pollutants will have the potential for contributing
incrementally to a cumulative decrease in overall quality of local groundwater resources.
Present and past underground storage of hazardous materials, or the dumping of such
materials in Sub -Areas 1 and 2 may have resulted in soils contamination, but the character
and extent of any soils contamination, or even whether it has occurred in the Project
Amendment Area, is unknown at this time.
Since the Project Amendment Area is located within a seismically active portion of
Southern California, moderate to strong earthquakes and ground shaking is expected to
occur during the lifetime of any present or future structures. Such ground shaking may
PUBL:9348_1 1336! B2740.6 25 12/05/93
be expected to impact structures within the Project Amendment Area, and could cause .
injury to building occupants. The most sensitive structures in this regard are the hospital
and the high-rise residential structure in Sub -Area 2.
B. Mitigation Measures
The following mitigation measures are conditions of Project approval:
1. To the extent required by the West Covina Municipal Code or other
applicable City policy, future site -specific development proposals shall
include comprehensive geology and geotechnical investigations to explore
and evaluate rock, soil, groundwater, geological and seismic conditions, to
provide soil and rock engineering criteria, and comment upon the potential
for seismically induced ground movement on the building site. Such
investigations shall be conducted by a licensed geotechnical engineer, and
by a certified engineering geologist. Construction shall be in compliance
with the findings and recommendations of the required investigations.
2. All construction of new buildings or rehabilitation of existing buildings
shall be in conformance with latest adopted edition of the Uniform
Building Code.
3. Development design shall include measures to ensure adequate drainage,
including construction of open or closed conveyance structures.
4. Applicable projects shall obtain either a National Pollutant Discharge
Elimination System (NPDES) permit for the purpose of controlling the
discharge of contaminated materials to surface waters, or a Waste
Discharge Requirements (WDR) permit for the purpose of controlling the
discharge of contaminated materials to land, and shall be in conformance
with the provisions of National Pollutant Discharge Elimination Permit No.
CA061654. An NPDES permit shall be required for stormwater runoff
from all construction sites of five acres or more.
5. Where soils contamination is suspected in Sub -Areas 1 and 2, the City
shall require an appropriate soils contamination investigation consistent
with the provisions of the West Covina Municipal Code, or other City
policy.
C. Finding of Significance
The City Council of the City of West Covina finds, based upon the evidence in
the record, that implementation of the above mitigation measures as conditions of Project
approval will reduce geologic, flooding and seismic impacts and risks to less than
significant levels.
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