Resolution - 9452•
RESOLUTION NO. 9452
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA APPROVING PRECISE PLAN NO. 767,
REVISION 2 (Upholding the decision of the Planning Commission).
WHEREAS, the Planning Commission approved Precise Plan No. 767, Revision 2
on March 25, 1997, allowing for the expansion of an existing automobile dealership on a
4.6t acre site in the Service Commercial (S-C) on that certain property generally
described as follows:
Los Angeles County Assessor's Parcel Numbers 8478-004-039, 905 ; and
WHEREAS, on April 14, Penske Automotive Group filed an appeal of the Planning
Commission's decision based on concerns over the creation of angled, customer parking
within the boundaries of the existing private street and a concern over the parking
restricting clear ingress -egress; and
WHEREAS, this appeal has been noticed as required by the West Covina
Municipal Code (WCMC); and
WHEREAS, the City Council did, at a duly noticed public hearing on May 6, 1997,
conduct a hearing to consider de novo the approval of Precise Plan No. 767, Revision 2
and the City Council continued the hearing to May 20, 1997 at which time the public
hearing was conducted; and
WHEREAS, studies and investigations made by,the City Council and in its behalf
reveal the following facts:
1. The project consists of a revision to a precise plan to allow the expansion of an
existing automobile dealership onto a currently vacant site (previously the
LaRonde Apartments) and the 6,864t square foot addition to the existing service
building and miscellaneous minor site alterations including the establishment of on -
street parking and parking within the private street area.
2. The project as designed with revisions, meets and exceeds the development
standards of the "Service Commercial (S-C) Zone".
3. The project with revisions, has been designed in a manner sensitive to
surrounding land uses. Revisions include the grading of the site to incorporate a
gradual slope transition from south to north and from east to west on the new
portion of the site, and the provision of on -site customer parking outside of the
private street boundaries.
4. Approval of the requested revision to the precise plan will in no way be detrimental
to adjacent properties with the provision of additional on -site customer parking that
is designed in a manner that is sensitive to the adjacent, property owner.
5. The project is consistent with the General Plan land use designation of Service
. and Neighborhood Commercial.
6. Appropriate findings for approval of a precise plan of design are as follows:
a. That consideration has been given and restrictions imposed to the extent
necessary to permit the same degree of enjoyment of the subject property,
but subject to the same degree of protection of adjoining properties, as
would be accorded in normal circumstances, by the standard restrictions
imposed by the Municipal Code.
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b. That strict adherence to the development standards of the applicable zone
and the proposed precise plan will not measurably depreciate property
• values in the vicinity or interfere with the use or enjoyment of property in the
vicinity or endanger the public peace, health, safety or general welfare.
C. That the project is reviewed in terms of its architectural design, general
exterior appearance, landscaping, color, texture of surface materials and
exterior construction, shape and bulk and other physical characteristics
including location and type of public utility facilities and is found to facilitate
the orderly development of the precise plan area.
7. An initial study prepared for the subject project has disclosed that although the
proposed project could have a significant effect on the environment, there will not
be a significant effect in this case because mitigation measures have been
incorporated into the project's design and as conditions of approval. A Negative
Declaration of Environmental Impact has been prepared for the proposed project
pursuant to the requirements of the California Environmental Quality Act of 1970,
as amended.
NOW, THEREFORE, the Planning Commission of the City of West Covina does
resolve as follows:
1. On the basis of the evidence presented, both oral and documentary, the Planning
Commission makes the following findings:
a. The proposed project meets the minimum requirements of the "Service
Commercial (S-C)" zone. The project consists of the expansion of an
existing automobile dealership including a 6,864t square foot addition to
the existing service building, and the expansion of outdoor vehicle display
and storage area. The expansion area has been designed with conditions
of approval, in a manner that is compatible with the existing automobile
dealership and the design character of the auto mall. The vacant portion
of the project site will be utilized for outdoor vehicle display and will be
provided with landscape planters and lighting. The proposed building
expansion is designed in a manner that is architecturally compatible with
the existing service building. Landscape planting around the building
expansion will reduce the mass of the building. The project includes
landscaping totaling 13.9% of the site area which exceeds the minimum
8% requirement of the West Covina Municipal Code.
b. The site expansion area is surrounded on three sides (east, west, and
south) by existing automobile dealerships, and on the north by Garvey
Avenue and the San Bernardino (1-10) Freeway. The expansion area will
be developed with outdoor display and new car storage area which will
facilitate the buildout the planned auto mall area. The applicant has
imported soil and elevated the pad height to be consistent with the
existing dealership site.
. Development of the automobile dealership expansion plans will facilitate
the implementation of the Redevelopment Plan and goals and objectives
of the General Plan by reusing underutilized properties, expanding the
economic base, and establishing orderly land use patterns. The
expansion of the service building is located at the south end of the
existing service building within the existing automobile dealership site.
The building is set back approximately 50 feet from the rear property line
and will be buffered by landscaping to soften the appearance of the
building. The building architecture is consistent with the existing service
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building. The street frontage along Garvey Avenue will be modified by
widening the street to conform to existing curb lines along the south side
of the street. The abrupt street width transition (change in curb line
. location) from the automobile dealership to the west will be softened by
the dedication of street right-of-way, thereby reduce the likelihood for
traffic conflicts.
c The proposed building expansion is located toward the rear of the site,
approximately 50 feet from the rear property line. The addition is not
readily visible from adjacent roadways, and is somewhat visible from
adjacent properties to the east, south and west. The building is designed
with the same materials and finishes as the existing service building. The
slope to along the south side of the building will be landscaped with a
mixture of trees, shrubs and groundcover that, when established, will
soften the appearance of the building. The building is consistent in
architectural design and detail as other service buildings within the auto
mall and is not in a highly visible area, therefore, the design is
appropriate. The building and site expansion will be served by existing
utility facilities, requiring only minor modifications.
2. That pursuant to all of the evidence presented, both oral and documentary, and
further based on the findings above, Precise Plan No. 767, Revision 2 is approved
subject to the provisions of the West Covina Municipal Code, provided that the
physical development of the herein described property shall conform to said plan
and the conditions set forth herein which, except as otherwise expressly indicated,
shall be fully performed and completed or shall be secured by bank or cash
deposit satisfactory to the Planning Director, before the use or occupancy of the
property is commenced and before the Certificate of Occupancy is issued, and the
violation of any of which shall be grounds for revocation of said precise plan by the
Planning Commission or City Council.
3. That the precise plan shall not be effective for any purpose until the owner of the
property involved (or a duly authorized representative) has filed at the office of the
Planning Director, his affidavit stating he is aware of, and accepts, all conditions of
this precise plan as set forth below. Additionally, no permits shall be issued until
the owner of the property involved (or a duly authorized representative) pays all
costs associated with the processing of this application pursuant to City Council
Resolution No. 8690.
4. That the approval of the precise plan is subject to the following conditions:
a. Comply with Study Plan "A", dated, March 25, 1997.
b. Comply with Exhibits 1, dated, March 25, 1997.
C. Comply with all requirements of the S-C Zone.
d. Prior to the issuance of grading permits, the applicant shall submit three
copies of detailed landscaping and irrigation plans to the Planning
• Department for review and approval. Said plan shall include type, size,
and quantity of landscaping materials, as well as, a fully automatic
comprehensive watering system in compliance with the City's water
efficient landscape requirements. Landscaping areas are to be kept free
of litter and diseased or dead plants. Diseased, dead, damaged and/or
disfigured plants shall be replaced as deemed necessary by the Planning
Director. All installation of landscaping and irrigation shall be completed
prior to issuance of a Certificate of Occupancy or final Building and
Engineering Department clearance.
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e. All ground -mounted, wall -mounted and/or roof -mounted equipment not
shown on the approved Study Plan, shall be screened from all views, in a
manner that is architecturally compatible with the main building. Plans •
and elevations indicating the type of equipment and method of
concealment shall be submitted to the Planning Director for review and
approval prior to the issuance of building permits.
f. All utilities shall be installed underground
g. The location of new electrical transformers and other mechanical
equipment, if not indicated on the approved Study Plan, must be
approved by the Planning Director prior to the issuance of building
permits.
h. Gutters and downspouts shall not project from the vertical surface of the
building pursuant to Section 26-568 (a) (3).
i. Pole mounted parking lot lighting shall be accurately indicated on the
grading plan and shall be located within landscaped or hardscaped area.
Pole locations shall be accurately staked prior to installation by the Civil
Engineer that prepared the grading plan.
j. The approved use shall not create a public nuisance as defined under
Section 15-200 of the West Covina Municipal Code.
k. All antenna and antenna support structures shall be placed and installed
in a manner which screens at least 75 percent of the antenna when
viewed from ground level from any adjacent public right-of-way or
residentially zoned properties. Such screening may include landscaping,
fencing, or walls which have been integrated with the design of the
building.
The revision to the precise plan shall not become effective until the
effective date of the Zone Change No. 651.
m. Submit a revised site plan for review and approval by the Planning
Director clearly indicating that access to off-street, customer parking areas
shall not be enclosed by a fence and gate system during business hours.
All gate systems, existing and proposed, shall be designed to comply with
Planning Commission Resolution No. 05-95-4302.
n. Submit a revised site plan for review and approval by the Planning
Director and City Engineer clearly depicting that the street dedication and
improvements -shall be designed in compliance with the City's mark-up
plan and comment letter from Patrick Glover, dated September 13, 1996.
(This condition is intended to address the transition at the west end of the
site. Other modifications identified in the mark-up drawing, were
addressed.)
• o. Hassen shall configure and otherwise may utilize in three (3) parallel and
six (6) diagonal parking spaces with landscaped end islands as may be
required by the City Engineer for traffic safety purposes on the west side
of the private street/loop road.
This condition and Hassen's compliance therewith shall in no way be
interpreted to diminish, impair or limit any rights Hassen or Penske has,
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may have, or may have acquired against the other as to the ownership of,
use of, or access to the loop road.
p. Except where expressly modified by the conditions of this resolution, the .
applicant shall comply with the conditions of approval contained in City
Council Resolution No. 8246 for Precise Plan No. 767, Revision 1, and
Planning Commission Resolution No. 6-83-3244 for Precise Plan No. 767,
and Variance No. 837.
q. Fencing utilized throughout the site shall be compatible with the building
architecture and shall be reviewed and approved by the Planning
Department, and Redevelopment Agency for architectural compatibility
and location.
r. The applicant shall meet any and all monitoring or reporting requirements
necessary to ensure compliance with the mitigation measures contained
in the Environmental Impact Report as those may be determined by the
City, including, but not limited to, entering into an agreement to perform
and/or for monitoring and reporting during project construction and
implementation. The applicant further agrees it will cease construction of
the project immediately upon written notice of a violation of such
requirement and that such a provision may be part of any agreement of
City and applicant.
S. Comply with the mitigation measures as outlined in the Negative
Declaration of the Environmental Impact Report dated March 3, 1997 and
as follows:
Throughout the grading and construction phase, soil shall be kept
moist to reduce fugitive dust through a minimum of twice daily
watering.
ii. The developer shall provide for street sweeping,, as needed, on
adjacent roadways to remove dirt dropped by construction vehicles
or dried mud carried off by trucks moving dirt or bringing
construction materials.
iii. All trucks hauling dirt to or from the site will have their loads wet
down or covered.
iv. All construction equipment to be on -site for more than 60 days will
have low NOx emissions tune-ups prior to the commencement of
any work.
V. During Santa Ana wind conditions with wind speeds exceeding 25
mph, soil disturbance areas shall be watered hourly or active
• operations on unpaved surfaces shall be terminated until the wind
speeds no longer exceed 25 mph.
vi. Construction equipment shall be equipped with properly operating
mufflers.
vii. During initial construction, delivery of materials and equipment,
outdoor operations of equipment, and outdoor use of hammers and
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power tools shall be limited to the hours between 7:00 a.m. to 8:00
p. M.
. viii. Construction activities and business uses shall comply with the City
of West Covina's noise ordinance.
ix. Lighting on the site shall comply with the West Covina Parking Lot
and Lighting Design Standards to restrict the spillover of light and
glare onto adjacent properties.
t. Building and Engineering Department requirements:
Comply with all conditions contained in Planning Commission
Resolution No. 567.
ii. The required street dedication shall include that portion of Garvey
Avenue, contiguous to the subject property.
iii. Construct an 8-foot wide .sidewalk with trees in tree wells along
Garvey Avenue pursuant to West Covina Design Standards.
iv. Adequate provision shall be made for acceptance and disposal of
surface drainage entering the property from adjacent areas.
V. Parking lot and driveway improvements on private property shall
comply with Planning Commission Resolution No. 2513, Revision
6, Parking Lot Design and Lighting Standards and be constructed
to the City of West Covina Standards.
vi. Water service facilities shall be constructed to at least meet the
requirements for fire flow established by the City's Fire Department
and the requirements of the subsequent water purveyor/owner of
the facilities.
vii. Prior to the issuance of Building Permits, all of the following
requirements shall be satisfied.
a.) A final grading and drainage plan showing existing and
proposed elevations ad drainage structures (and showing
existing and proposed on -site and off -site improvements)
shall be submitted to and approved by the Planning
Department and the Building and Engineering Department.
b.) A parking lot lighting plan showing electrolier types and
locations, average illumination levels, points of minimum
illumination and photometric data in conformance with
Planning Commission Resolution No. 2513, Revision 6, and
• as requested shall be submitted to and approved by the City
Engineer and Planning Director
c.) An itemized cost estimate for all on -site and off -site
improvements to be constructed (except buildings) shall be
submitted to the Engineering Department for approval.
Based upon the approved cost estimates, required fees shall
be paid and improvements securities for all on -site and off -
site improvements (except buildings) and 100%
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labor/material securities for all off -site improvements, shall
be posted prior to final approval of the plans.
viii. Prior to the issuance of any permits for the proposed •
improvements, a covenant to hold two or more parcels as one shall
be recorded with the Los Angeles County Recorder. A copy of the
recorded document shall be filed with the City Engineer.
ix. Comply with all requirements of the following Codes of the City and
State:
a). 1994 Uniform Building Code
b). 1994 Uniform Plumbing Code
c). 1994 Uniform Mechanical Code
d). Title 24 State of California Energy/Insulation Regulations
and Handicapped persons Standards, including route of
travel to and from all buildings and from sidewalk.
e). 1993 National Electric Code
f). West Covina Municipal Code Chapter 7, Article XIV -
Building Security
X. Prior to the issuance of any permits for the proposed
improvements, the existing on -site grading must be brought into
compliance with the City's Grading Ordinance and the Uniform
Building Code including permit, plan, and a soil engineer's
repo rt/certification.
U. Fire Department Requirements:
i. Provide a minimum 35-foot turning radius for fire department
pumper.
ii. Provide a minimum of two separate means of ingress, egress for
the development, each with a minimum width of 20 feet.
iii. Interior drives shall provide circulation around complex and vehicle
access within 150 feet of any building or portion thereof.
iv. All security gates shall be operated by a Fire Department
approved system.
V. Provide one Steamer fire hydrant (2.5" x 4" outlets) James Jones
model 3700 or approved equal as shown on the site plan.
vi. Water system supplying hydrants shall be looped and a
minimum 8" in size. The hydrants shall flow a minimum of
1000 gpm actual flow.
vii. 300 foot spacing between hydrants.
• viii. Fire hydrants on plan to be flushed and painted by contractor or
developer before Fire Department acceptance.
ix. Both hydrant outlet openings shall form a 45 degree angle with
curb face.
X. Center of hydrant head outlet openings to be 18 inches - 36 inches
above finish grade.
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A. On -site water serviceable hydrants to be provided by the developer
before framing is started. Hydrants to be provided as development
. progresses supplied with water.
xii. Water mains and hydrants to be installed as per City of West
Covina Water Department Standards or AWWA Standards. See
C600, "AWWA Standard for Installation of Cast Iron Water Mains",
and AWWA Manual M17, "Installation, Operation and Maintenance
of Fire Hydrants", and AWWA C503-75 "Wet Barrel Fire Hydrants".
V. Redevelopment Agency Requirements:
Comply with the Amended and Restated Development, Disposition,
and Owner Participation Agreement dated June 13, 1996.
ii. Within ten (10) business days after the execution of this resolution,
provide the Agency written notice that the quality of the demolition
and removal work upon the site is acceptable to the applicant
before or after the applicant's authorized or unauthorized use
and/or entry upon the site. If such written notice is not made within
prescribed time, it is understood and implied the quality of such
work is deemed acceptable.
iii. Demolish and remove the existing block wall and related debris
along the west property line between the expansion area (LaRonde
site), and the adjacent property (Saturn Dealership).
W. Police Department Requirements:
No requirements
3. That the City Clerk shall certify to the adoption of this resolution.
ADOPTED AND APPROVED this 20th day of May, 1997.
ATTEST:
City Clerk
Expiration Date
May 20, 1998
• If not used.
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Resolution 9452
Appeal of Precise Plan No. 767, Revision 2
May 20, 1997 - Page 9
I, Janet Berry, City Clerk of the City of West Covina, do hereby certify that the
foregoing Resolution was
• adopted by the City Council of the City of West Covina, at a regular meeting held on the
20th day of May, 1997, by the following vote, to wit:
AYES: Herfert, Howard, Melendez, Touhey, Wong
NOES: None
ABSENT: None
DATE: May 20th, 1997
U
City Clerk
APPROVED AS TO FORM:
City Attor ey
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