AGENDA
ITEM NO. 2
DATE: September 12, 2023
ITEM NO. 2
DATE: September 12, 2023
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
PRECISE PLAN NO. 20-02
PROJECTS CONSISTENT WITH A COMMUNITY PLAN, GENERAL PLAN, OR ZONING
APPLICANT: Mark Gabay
LOCATION: APN 8474-009-009 parking lot on the south side of Walnut Creek Parkway, between S. Vincent Avenue and S. Glendora Avenue
REQUEST: The applicant is requesting approval of a precise plan to construct a 51-unit multifamily residential building on a 42,672 square foot lot. The proposed building will be three-stories with subterranean parking, totaling 92,372 square feet of floor area (including 35,630 square feet of subterranean parking). The project also involves the removal of onsite trees and two public right-of-way trees (Tree Permit No. 23-08). The project site is zoned “General Urban" zone and has a General Plan designation of “Neighborhood-High.”
PROJECTS CONSISTENT WITH A COMMUNITY PLAN, GENERAL PLAN, OR ZONING
APPLICANT: Mark Gabay
LOCATION: APN 8474-009-009 parking lot on the south side of Walnut Creek Parkway, between S. Vincent Avenue and S. Glendora Avenue
REQUEST: The applicant is requesting approval of a precise plan to construct a 51-unit multifamily residential building on a 42,672 square foot lot. The proposed building will be three-stories with subterranean parking, totaling 92,372 square feet of floor area (including 35,630 square feet of subterranean parking). The project also involves the removal of onsite trees and two public right-of-way trees (Tree Permit No. 23-08). The project site is zoned “General Urban" zone and has a General Plan designation of “Neighborhood-High.”
BACKGROUND
The project site is a 0.98-acre property located on Walnut Creek Parkway between S. Vincent Avenue and S. Glendora Avenue. The site is currently developed with a parking lot that was formally utilized by Wickes Furniture Store which has since been developed into the Colony at the Lakes (mixed-used commercial/residential) and is occasionally used for event parking. The parking lot has several trees and shrubs. There are two existing driveways serving the site. The existing driveways will be removed and a new driveway constructed.
The project is located within the “General Urban" zone. The General Urban zone permits community-serving retail, entertainment, and hospitality uses. Uses include a mix of residential and commercial activities and is typically located along major streets. The standards in this zone were established to promote a walkable, diverse, and well-connected area.
| ITEM | DESCRIPTION |
| ZONING AND GENERAL PLAN | Downtown Plan T-4 General Urban Zone, Neighborhood-High (NH) |
| SURROUNDING LAND USES AND ZONING | North: Bank/Fast-food restaurant and Multi-family residential, T-4 General Urban Zone East: Bank and Offices, T-4 General Urban Zone West: Carwash and vehicle service/testing, T-4 General Urban Zone South: Retail, T-4 General Urban Zone |
| CURRENT DEVELOPMENT | Parking lot and landscaping |
| LEGAL NOTICE | Notices of Public Hearing have been mailed to 540 owners and occupants of properties located within 300 feet of the subject site. |
DISCUSSION
Approval of a precise plan application and tree removal are required for the development of the site and architectural review.
The applicant proposes to build a 51-unit multifamily residential project consisting of one three-story building with subterranean parking. The first floor includes a lobby, leasing office, gym, mailroom, enclosed trash area, and 13 one-bedroom units, and 2 two-bedroom units. The second and third-floors would each include 14 one-bedroom units and 4 two-bedroom units. The apartment building would have a total of 41 one-bedroom units and 10 two-bedroom units.
A summary of how the project complies with the Downtown Plan Development Standards are shown in the table below.
The site has approximately 215 feet of street frontage along Walnut Creek Parkway. The project would include one level of subterranean parking for residents and guests secured with a metal gate. Vehicular ingress and egress to the subterranean parking level would be provided by a proposed driveway located along Walnut Creek Parkway at the northeast corner of the project site. The subterranean parking garage would have 24'-0" to 26'-8" wide drive aisles leading to 84 vehicle parking spaces and a long-term bicycle parking area/room. The garage would also contain a utility room, storage rooms, and an elevator/stairs that would lead to the first-floor common and living areas. Pedestrian access to the building would be provided through the main lobby entrance along the building frontage and via individual unit street entrances on Walnut Creek Parkway for those units on the first-floor with direct street frontages. The building is proposed to be 38 feet in height, as measured from grade to the top of the third-floor roof. The building would be 48 feet in height when measured to the top of the stair tower. The Downtown Plan allows architectural elements such as tower features and parapets to be exempted from the maximum height calculation.
The three-story building is "boot" or "j-shaped", conforming to the shape of the lot in that it has its wider portion facing the street and tapers to the rear. The architectural style of the building is modern. The proposed modern architectural style is well represented in the detailing and building materials utilized, which include white stucco walls, equitone fiber cement board, phenolic wood panels, aluminum composite panels, and perforated metal mesh for the balcony railing and parking garage gate. The exterior of the building will include a mixture of white, grayish-tan, and brown color schemes. The building design utilizes wall plane offsets, balconies, vertical elements in the form of columns, and accent materials to break massing and promote articulation.
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A seven-foot-tall white plaster finished wall would bound the entirety of the eastern, southern, and western boundaries of the property line. The project site would include terraced landscaping design features along Walnut Creek Parkway, as well as landscaping features in the interior courtyard, around the pool amenities area, and along the entirety of the seven-foot tall wall. The project requires the submittal of a landscape and irrigation plan that complies with the State Model Water Efficiency Landscape Ordinance (MWELO) standards (Condition of Approval "y").
The removal of several trees including 11 Eucalyptus trees ranging in size from 11" to 33" in diameter, 3 Olive trees, 1 Pine tree, 1 Chinaberry tree, 1 Indian Lilac tree,1 Sycamore tree (30"), 1 London Plane tree, 3 volunteer Palm trees, and 2 public right-of-way Queensland Pittosporum trees, will be required in order to facilitate the development of the site. Per Section 26-289 of the West Covina Municipal Code, a significant tree is a tree located on private and/or public property that meets one (1) or more of the following requirements:
The 2 public right-of-way Queensland Pittosporum trees (12" and 15" in diameter) and 1 onsite Sycamore tree qualify as significant trees and are subject to the tree removal permit. Due to the number of trees proposed for removal and recognizing the community benefits of the trees, a condition of approval has been included in the draft precise plan resolution requiring the installation of six 24" box-sized trees onsite and the relocation/replacement of the city trees based on the City arborist's assessment with the location to the specification of the City Engineer and Public Services Director (Condition of Approval "z").
Open Space
Each unit has private open space in the form of stoops/patio on the first-floor, or balconies on the upper floors. The private open space area for each unit type ranges from 100 square feet to 106 square feet, in compliance with the 100 square-foot minimum required private open space area. Although common open space is not required in the Downtown Plan and Code, the project includes common open space in the form of a gym within the first-floor of the building, a swimming pool at the rear of the lot, and a landscaped courtyard area to the southeast.
Parking
The Downtown Plan and Code requires multifamily development to provide parking equaling to 1.5 parking spaces for every studio or one bedroom unit, and 2 parking spaces for units with two or more bedrooms. Based on this parking ratio, the project will require a total of 82 parking spaces: 61.5 parking spaces for the 41 one-bedroom units and 20 parking spaces for the 10 two-bedroom units. The project provides 84 parking spaces: 9 electric vehicles with a charging station, 3 handicap parking spaces, and 72 standard parking spaces (26 of which are tandem parking spaces). The tandem parking spaces are required to be assigned to the same units (Condition of Approval "n").
Although guest parking is not required in the Downtown Plan and the site is less than 0.5 mile from the nearest major transit stop, staff has concerns because street parking is not available near the project site. To address parking concerns, staff included a condition of approval in the draft resolution requiring the applicant to notify each tenant verbally and in writing within the lease agreement that parking may be scarce, and parking assignment is limited to 2 parking spaces for the two-bedroom units, 1 parking space for the one-bedroom units, and/or additional leased parking spaces depending on availability. The apartment owner/manager shall reserve at least 10 parking spaces for guest parking: 3 electric vehicle spaces, 1 handicap space, and 6 standard spaces. Signage will be required prohibiting overnight parking on guest parking spaces and limiting the time frame to 4 hours (Condition of Approval "m").
Development Impact Fees
The City adopted Development Impact Fees in December 2015. In this case, the fees are currently (for FY 2023/2024) $3,247 per attached residential unit. The estimated cost for the development impact fee is $165,597 (Condition of Approval "ll").
Public Art
The project is subject to the provisions of the Art in Public Places ordinance (WCMC Section 17-41). The applicant may elect to pay an in-lieu fee, or provide public art on site. This will be enforced by a condition of approval (Condition of Approval "qq").
The applicant proposes to build a 51-unit multifamily residential project consisting of one three-story building with subterranean parking. The first floor includes a lobby, leasing office, gym, mailroom, enclosed trash area, and 13 one-bedroom units, and 2 two-bedroom units. The second and third-floors would each include 14 one-bedroom units and 4 two-bedroom units. The apartment building would have a total of 41 one-bedroom units and 10 two-bedroom units.
A summary of how the project complies with the Downtown Plan Development Standards are shown in the table below.
| STANDARD | PROPOSED | REQUIRED/ALLOWED |
| Lot Area Density |
42,672 sq. ft. (0.98 acres) 52.04 units/acre |
Not applicable 54 units/acre |
| Building Type | Hybrid Court | Rowhouse, Flex, Court, Hybrid Court, Linear, Live-Work |
| Frontage Type | Stoop | Stoop, Forecourt, Shopfront, Gallery, or Arcade |
| Setbacks Front Side (west) Side (east) Rear |
0 10'-0" 1'-4" 88'-10" |
0 min. 10'-0" max. 0 min. 10'-0" max. 0 min. 10'-0" max. 5'-0" |
| Building Height | 38 feet (from grade to top of 3rd floor roof) | 40 feet (from grade to top of 3rd floor roof) |
| Parking | 61.5 parking spaces for 41 one-bedroom units 20 parking spaces for 10 two-bedroom units 84 total parking spaces |
1.5 parking spaces per one-bedroom unit 2 parking spaces per two-bedroom unit 82 parking spaces |
| Private Open Space Min. Area Min. Dimension |
Type A - 105 sq. ft. Type B - 103 sq. ft. Type C - 106 sq. ft. Type D - 100 sq. ft. 9' min. depth (Type B); 10'-9" min. width (Type D) |
100 sq. ft. minimum 8' min. width and depth |
| Unit Sizes | Type A - 1,192 sq. ft. (two-bedroom) Type B - 1,065 sq. ft. (two-bedroom) Type C - 785 sq. ft. (one-bedroom) Type D - 840 sq. ft. (one-bedroom) |
No requirement
|
The site has approximately 215 feet of street frontage along Walnut Creek Parkway. The project would include one level of subterranean parking for residents and guests secured with a metal gate. Vehicular ingress and egress to the subterranean parking level would be provided by a proposed driveway located along Walnut Creek Parkway at the northeast corner of the project site. The subterranean parking garage would have 24'-0" to 26'-8" wide drive aisles leading to 84 vehicle parking spaces and a long-term bicycle parking area/room. The garage would also contain a utility room, storage rooms, and an elevator/stairs that would lead to the first-floor common and living areas. Pedestrian access to the building would be provided through the main lobby entrance along the building frontage and via individual unit street entrances on Walnut Creek Parkway for those units on the first-floor with direct street frontages. The building is proposed to be 38 feet in height, as measured from grade to the top of the third-floor roof. The building would be 48 feet in height when measured to the top of the stair tower. The Downtown Plan allows architectural elements such as tower features and parapets to be exempted from the maximum height calculation.
The three-story building is "boot" or "j-shaped", conforming to the shape of the lot in that it has its wider portion facing the street and tapers to the rear. The architectural style of the building is modern. The proposed modern architectural style is well represented in the detailing and building materials utilized, which include white stucco walls, equitone fiber cement board, phenolic wood panels, aluminum composite panels, and perforated metal mesh for the balcony railing and parking garage gate. The exterior of the building will include a mixture of white, grayish-tan, and brown color schemes. The building design utilizes wall plane offsets, balconies, vertical elements in the form of columns, and accent materials to break massing and promote articulation.
A seven-foot-tall white plaster finished wall would bound the entirety of the eastern, southern, and western boundaries of the property line. The project site would include terraced landscaping design features along Walnut Creek Parkway, as well as landscaping features in the interior courtyard, around the pool amenities area, and along the entirety of the seven-foot tall wall. The project requires the submittal of a landscape and irrigation plan that complies with the State Model Water Efficiency Landscape Ordinance (MWELO) standards (Condition of Approval "y").
The removal of several trees including 11 Eucalyptus trees ranging in size from 11" to 33" in diameter, 3 Olive trees, 1 Pine tree, 1 Chinaberry tree, 1 Indian Lilac tree,1 Sycamore tree (30"), 1 London Plane tree, 3 volunteer Palm trees, and 2 public right-of-way Queensland Pittosporum trees, will be required in order to facilitate the development of the site. Per Section 26-289 of the West Covina Municipal Code, a significant tree is a tree located on private and/or public property that meets one (1) or more of the following requirements:
a. is located in the front yard of a lot or parcel and has a caliper of one (1) foot or more;
b. is located in the street-side yard of a corner lot and has a caliper of one (1) foot or more; and
c. is located anywhere on a lot, has a caliper of six (6) inches, or more, and is one of the following species: Valley Oak, California Oak, Canyon Oak, Scrub Oak, Mesa Oak, Live Oak, California Sycamore, or American Sycamore.
b. is located in the street-side yard of a corner lot and has a caliper of one (1) foot or more; and
c. is located anywhere on a lot, has a caliper of six (6) inches, or more, and is one of the following species: Valley Oak, California Oak, Canyon Oak, Scrub Oak, Mesa Oak, Live Oak, California Sycamore, or American Sycamore.
The 2 public right-of-way Queensland Pittosporum trees (12" and 15" in diameter) and 1 onsite Sycamore tree qualify as significant trees and are subject to the tree removal permit. Due to the number of trees proposed for removal and recognizing the community benefits of the trees, a condition of approval has been included in the draft precise plan resolution requiring the installation of six 24" box-sized trees onsite and the relocation/replacement of the city trees based on the City arborist's assessment with the location to the specification of the City Engineer and Public Services Director (Condition of Approval "z").
Open Space
Each unit has private open space in the form of stoops/patio on the first-floor, or balconies on the upper floors. The private open space area for each unit type ranges from 100 square feet to 106 square feet, in compliance with the 100 square-foot minimum required private open space area. Although common open space is not required in the Downtown Plan and Code, the project includes common open space in the form of a gym within the first-floor of the building, a swimming pool at the rear of the lot, and a landscaped courtyard area to the southeast.
Parking
The Downtown Plan and Code requires multifamily development to provide parking equaling to 1.5 parking spaces for every studio or one bedroom unit, and 2 parking spaces for units with two or more bedrooms. Based on this parking ratio, the project will require a total of 82 parking spaces: 61.5 parking spaces for the 41 one-bedroom units and 20 parking spaces for the 10 two-bedroom units. The project provides 84 parking spaces: 9 electric vehicles with a charging station, 3 handicap parking spaces, and 72 standard parking spaces (26 of which are tandem parking spaces). The tandem parking spaces are required to be assigned to the same units (Condition of Approval "n").
Although guest parking is not required in the Downtown Plan and the site is less than 0.5 mile from the nearest major transit stop, staff has concerns because street parking is not available near the project site. To address parking concerns, staff included a condition of approval in the draft resolution requiring the applicant to notify each tenant verbally and in writing within the lease agreement that parking may be scarce, and parking assignment is limited to 2 parking spaces for the two-bedroom units, 1 parking space for the one-bedroom units, and/or additional leased parking spaces depending on availability. The apartment owner/manager shall reserve at least 10 parking spaces for guest parking: 3 electric vehicle spaces, 1 handicap space, and 6 standard spaces. Signage will be required prohibiting overnight parking on guest parking spaces and limiting the time frame to 4 hours (Condition of Approval "m").
Development Impact Fees
The City adopted Development Impact Fees in December 2015. In this case, the fees are currently (for FY 2023/2024) $3,247 per attached residential unit. The estimated cost for the development impact fee is $165,597 (Condition of Approval "ll").
Public Art
The project is subject to the provisions of the Art in Public Places ordinance (WCMC Section 17-41). The applicant may elect to pay an in-lieu fee, or provide public art on site. This will be enforced by a condition of approval (Condition of Approval "qq").
REQUIRED FINDINGS
Findings necessary for the approval of a Precise Plan are as follows:
a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan.
Policy 3.4 Direct new growth to downtown area and the corridors. Adapt economically underused and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing.
Policy 3.6 Reduce West Covina's production of greenhouse gas emissions and contribution to climate change, and adapt to the effects of climate change.
The proposed project is consistent with the following Housing Element Goals:
Goal 2 Provide a variety of housing types to accommodate all economic segments of the City.
Goal 4 Promote equal housing opportunity for all residents.
Goal 5 Identify adequate sites to achieve housing variety.
b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provisions of the Municipal Code.
The project conforms to the proposed General Plan designation of Neighborhood High (NH), and the standards of the T-4 General Urban zone of the Downtown Specific Plan, and all other applicable development standards in the Zoning Code.
c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.
d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints.
e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity.
a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan.
The project is a request for a Precise Plan to allow for the construction of a 51-unit, hybrid court multifamily residential development. There will be 84 parking spaces within a subterranean parking garage. The applicant is also requesting approval of a General Plan Amendment from Neighborhood Medium (NM) to Neighborhood High (NH) to change the allowed residential density to accommodate the proposed density of 25.8 dwelling units per acre. With a proposed density of 52.04 units per acre, the project is consistent with the Neighborhood High General Plan designation which allows for a maximum density of 54 units per acre. The project is consistent with the following General Plan policies and actions:
Policy 3.3 New growth will complete, enhance, and reinforce the form and character of unique West Covina neighborhoods, districts and corridors.
Policy 3.3 New growth will complete, enhance, and reinforce the form and character of unique West Covina neighborhoods, districts and corridors.
The project is located within an area where growth is occurring, and commercial revitalization is sought. The site is located directly across the Colony mixed-use development to the north and is a short distance from the Glendora shops. The addition of a multifamily residential development will increase pedestrian activity in the area.
Policy 3.4 Direct new growth to downtown area and the corridors. Adapt economically underused and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing.
The project site is in the Downtown Plan. It will be urban infill on a site suitable for residential development, in the style recommended by the Downtown Plan.
Policy 3.6 Reduce West Covina's production of greenhouse gas emissions and contribution to climate change, and adapt to the effects of climate change.
By promoting infill development, the project creates needed housing without sprawl. This helps reduce the impact of climate change.
The proposed project is consistent with the following Housing Element Goals:
Goal 2 Provide a variety of housing types to accommodate all economic segments of the City.
The project will create new for-rent housing in the downtown at densities designed to be more affordable than traditional detached housing.
Goal 4 Promote equal housing opportunity for all residents.
The project will meet current requirements that ensure new housing is available to anyone who might be interested.
Goal 5 Identify adequate sites to achieve housing variety.
The project will be an infill development of a site in transition in the downtown area. It will help revitalize the street. It will provide for-rent, attached flats/apartments as an alternative to more traditional detached housing forms.
b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provisions of the Municipal Code.
The project conforms to the proposed General Plan designation of Neighborhood High (NH), and the standards of the T-4 General Urban zone of the Downtown Specific Plan, and all other applicable development standards in the Zoning Code.
c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.
The project site is an irregular-shaped lot that is currently developed with a parking lot.The site will be developed according to applicable development standards. The project will include required parking. The site will be landscaped. Mitigation measures and conditions of approval will ensure that the site is developed such that it will not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.
d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints.
The project site is located on Walnut Creek Parkway between S. Vincent Avenue and S. Glendora Avenue. The site is 0.98 acres, flat and is physically suitable for the proposed project and adequate to accommodate the size and shape of the buildings, parking and all required development standards set forth in the Downtown Specific Plan. The site is served by all necessary utilities. Appropriate conditions of approval will ensure that the site is improved in a manner consistent with City standards.
e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity.
The architectural style of the building is modern. The proposed modern architectural style is well represented in the detailing and building materials utilized, which include white stucco walls, equitone fiber cement board, phenolic wood panels, aluminum composite panel, and perforated metal mesh for the balcony railing and parking garage gate. The exterior of the building will include a mixture of white, grayish-tan, and brown color schemes. The building design utilizes wall plane offsets, balconies, vertical elements in the form of columns, and the accent materials to break massing and promote articulation. New concrete block walls will be constructed along the west, east, and south property lines. The design characteristics create an attractive project with landscaping and buildings with visual interest.
GENERAL PLAN CONSISTENCY
The project is consistent with the following General Plan policies and actions:
The project is consistent with the following Housing Element Goals:
- Policy 3.3 New growth will complete, enhance, and reinforce the form and character of unique West Covina neighborhoods, districts and corridors.
- Policy 3.4 Direct new growth to downtown area and the corridors. Adapt economically underused and blighted buildings, consistent with the character of surrounding districts and neighborhoods, to support new uses that can be more successful. Provide opportunities for healthy living, commerce, employment, recreation, education, culture, entertainment, civic engagement, and socializing.
The project site is in the Downtown Plan. It will be urban infill on a site suitable for residential development, in the style recommended by the Downtown Plan.
- Policy 3.6 Reduce West Covina's production of greenhouse gas emissions and contribution to climate change, and adapt to the effects of climate change.
By promoting infill development, the project creates needed housing without sprawl. This helps reduce impacts to climate change.
The project is consistent with the following Housing Element Goals:
- Goal 2 Provide a variety of housing types to accommodate all economic segments of the City.
The project will create new for-rent housing in the downtown at densities designed to more affordable than traditional detached housing.
- Goal 4 Promote equal housing opportunity for all residents.
The project will meet current requirements that ensure new housing is available to anyone who might be interested.
- Goal 5 Identify adequate sites to achieve housing variety.
The project will be an infill development of a site in transition in the downtown area. It will help revitalize the street. It will provide for-rent, attached flats/apartments as an alternative to more traditional detached housing forms.
ENVIRONMENTAL DETERMINATION
The project is exempt from additional environmental review under Section 15183 (projects Consistent with a Community Plan or Zoning), pursuant to the requirements of the California Environmental Quality Act of 1970 (CEQA), because the project is consistent with the development density standards and other standards and policies established by the City of West Covina General Plan (PlanWC) and the Downtown Plan and Code. The City certified an Environmental Impact Report (GPU EIR) for both PlanWC and the Downtown Plan and Code in December 2016.
The program EIR includes mitigation measures to address foreseeable environmental impacts. Therefore, if a project complies with mitigation measures listed in the General Plan Update EIR, it does not require further review.
An exemption checklist pursuant to Section 15183 was prepared by Terry A. Hayes Associates, Inc. (TAHA) for the project. The checklist is included as Attachment No. 2. No additional mitigation measures are required for the project.
Traffic
AGA Engineers, Inc. prepared a traffic analysis for the project dated March 6, 2023 to assess traffic impacts.
A trip generation analysis was conducted based on ITE Trip Generation Manual rates. The project is expected to generate a total of 344 daily trips, of which approximately 21 trips would occur during the morning peak and approximately 26 trips would occur during the PM peak hour. Since the project would operate 24 hours a day, seven days a week, it is anticipated that many project-generated trips would occur outside of peak traffic periods. The City of West Covina’s Traffic Study Guidelines require full traffic analysis conducted for projects that are expected to generate 50 AM or PM peak hour trips. Since the project is expected to generate less than 50 AM or PM peak hour trips, a full traffic analysis is not required.
Based on a Vehicle Miles Traveled (VMT) assessment of the project, this project can be screened out for VMT analysis since it is located within a Transit Priority Location (TPA) and that there are many existing transit routes easily accessible from the project site. The project also does not have a floor to area ratio less than 0.75, does not have significantly more parking than required by the City and is not replacing affordable housing.
Based on the driveway corner sight distance analysis per the American Association of State Highway and Transportation Officials (AASHTO) guidelines, the building could interfere with the sight distance for a vehicle exiting the driveway. Based on the Caltrans HDM methodology, where it states that corner sight distance is not to be utilized for an urban driveway, the minimum corner sight distance and stopping sight distance analysis show that there is adequate sight distance for this project driveway. To ensure construction impacts to the surrounding area are kept at minimum, a Construction Management Plan is recommended to be developed for this project. The Construction Management Plan should meet the City’s policies and guidelines and also the standards established in the current California Manual on Uniform Traffic Control Devices (MUTCD), Work Area Traffic Control Handbook (WATCH) and California Temporary Traffic Control Handbook. This recommendation has been included as a condition of approval in the draft precise plan resolution (Condition of Approval "mm").
Air Quality
According to the Air Quality Study prepared by TAHA, the construction and operation emissions are below significant regional thresholds. The cumulative short-term construction-related emissions and long-term operational emissions from the project will not contribute considerably to any potential cumulative air quality impact because short-term project and operational emissions will not exceed any South Coast Air Quality Management District (SCAQMD) daily threshold.
Noise
TAHA evaluated the noise and vibration impacts for the proposed site for both construction and operation. Construction would comply with the City's noise ordinance and would take place between the hours of 7:00 AM and 8:00 PM. Therefore, construction noise would not increase noise levels during the nighttime and impacts would be less than significant. Although construction noise levels resulting from the project may periodically exceed the City's allowable exterior noise levels, these impacts would be less than significant due to the temporary and daytime nature of construction-related noise and the project would not result in an adverse impact that was not previously identified in the General Plan Update EIR.
The program EIR includes mitigation measures to address foreseeable environmental impacts. Therefore, if a project complies with mitigation measures listed in the General Plan Update EIR, it does not require further review.
An exemption checklist pursuant to Section 15183 was prepared by Terry A. Hayes Associates, Inc. (TAHA) for the project. The checklist is included as Attachment No. 2. No additional mitigation measures are required for the project.
Traffic
AGA Engineers, Inc. prepared a traffic analysis for the project dated March 6, 2023 to assess traffic impacts.
A trip generation analysis was conducted based on ITE Trip Generation Manual rates. The project is expected to generate a total of 344 daily trips, of which approximately 21 trips would occur during the morning peak and approximately 26 trips would occur during the PM peak hour. Since the project would operate 24 hours a day, seven days a week, it is anticipated that many project-generated trips would occur outside of peak traffic periods. The City of West Covina’s Traffic Study Guidelines require full traffic analysis conducted for projects that are expected to generate 50 AM or PM peak hour trips. Since the project is expected to generate less than 50 AM or PM peak hour trips, a full traffic analysis is not required.
Based on a Vehicle Miles Traveled (VMT) assessment of the project, this project can be screened out for VMT analysis since it is located within a Transit Priority Location (TPA) and that there are many existing transit routes easily accessible from the project site. The project also does not have a floor to area ratio less than 0.75, does not have significantly more parking than required by the City and is not replacing affordable housing.
Based on the driveway corner sight distance analysis per the American Association of State Highway and Transportation Officials (AASHTO) guidelines, the building could interfere with the sight distance for a vehicle exiting the driveway. Based on the Caltrans HDM methodology, where it states that corner sight distance is not to be utilized for an urban driveway, the minimum corner sight distance and stopping sight distance analysis show that there is adequate sight distance for this project driveway. To ensure construction impacts to the surrounding area are kept at minimum, a Construction Management Plan is recommended to be developed for this project. The Construction Management Plan should meet the City’s policies and guidelines and also the standards established in the current California Manual on Uniform Traffic Control Devices (MUTCD), Work Area Traffic Control Handbook (WATCH) and California Temporary Traffic Control Handbook. This recommendation has been included as a condition of approval in the draft precise plan resolution (Condition of Approval "mm").
Air Quality
According to the Air Quality Study prepared by TAHA, the construction and operation emissions are below significant regional thresholds. The cumulative short-term construction-related emissions and long-term operational emissions from the project will not contribute considerably to any potential cumulative air quality impact because short-term project and operational emissions will not exceed any South Coast Air Quality Management District (SCAQMD) daily threshold.
Noise
TAHA evaluated the noise and vibration impacts for the proposed site for both construction and operation. Construction would comply with the City's noise ordinance and would take place between the hours of 7:00 AM and 8:00 PM. Therefore, construction noise would not increase noise levels during the nighttime and impacts would be less than significant. Although construction noise levels resulting from the project may periodically exceed the City's allowable exterior noise levels, these impacts would be less than significant due to the temporary and daytime nature of construction-related noise and the project would not result in an adverse impact that was not previously identified in the General Plan Update EIR.
LEGAL REVIEW:
Staff recommends that the Planning Commission adopt Resolution No. 23-6130, approving Precise Plan No. 20-02
OPTIONS:
Plans may be viewed at the West Covina City Hall Planning Division Counter at 1444 W. Garvey Avenue South, 2nd Floor - Room 208, West Covina CA 91790.
Submitted by:
Jo-Anne Burns, Planning Manager