AGENDA
ITEM NO. 3
DATE: February 11, 2025
ITEM NO. 3
DATE: February 11, 2025
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
PRECISE PLAN NO. 23-05
CONDITIONAL USE PERMIT NO. 23-04
VARIANCE NO. 24-02
MITIGATED NEGATIVE DECLARATION
APPLICANT: Nick Hermann for West Covina Medical Center
LOCATION: 725/741 S. Orange Avenue
REQUEST: The proposed construction consists of a four-story, 42,000 square-foot, 71-bed behavioral health facility addition to the existing West Covina Medical Center building. The existing 38 trees to the east side of the property (25 of which are significant trees) will be removed as a part of the project. A Variance is required because the site, with the proposed construction, does not comply with the required number of off-street parking spaces with a 79-parking space deficiency (229 spaces are required, 150 parking spaces are provided). The site is located in Urban Center Zone of the Downtown Plan and Code Area and has a Commercial General Plan land use designation.
CONDITIONAL USE PERMIT NO. 23-04
VARIANCE NO. 24-02
MITIGATED NEGATIVE DECLARATION
APPLICANT: Nick Hermann for West Covina Medical Center
LOCATION: 725/741 S. Orange Avenue
REQUEST: The proposed construction consists of a four-story, 42,000 square-foot, 71-bed behavioral health facility addition to the existing West Covina Medical Center building. The existing 38 trees to the east side of the property (25 of which are significant trees) will be removed as a part of the project. A Variance is required because the site, with the proposed construction, does not comply with the required number of off-street parking spaces with a 79-parking space deficiency (229 spaces are required, 150 parking spaces are provided). The site is located in Urban Center Zone of the Downtown Plan and Code Area and has a Commercial General Plan land use designation.
BACKGROUND
The project site is located northeast of the South Orange Avenue and the West Cameron Avenue intersection, south of the Interstate 10 Freeway. The overall project site is composed of three (3) separate parcels totaling 154,286 square feet in area. The site is currently occupied by the West Covina Medical Center hospital and medical office building. The site is designated for commercial land use by the General Plan and is in the Urban Center Zone of the Downtown Plan and Code area.
| ITEM | DESCRIPTION |
| ZONING AND GENERAL PLAN LAND USE DESIGNATION | Urban Center Zone of the Downtown Plan and Code; Commercial |
| SURROUNDING ZONING AND LAND USES | North: Interstate 10 Freeway East: Interstate 10 Freeway on/off-ramp South: Urban Center Zone of the Downtown Plan and Code; Commercial (Floor and Decor) West: General Urban Zone of the Downtown Plan and Code; Commercial (Parking Lot and Office Building) |
| CURRENT DEVELOPMENT | Hospital and Medical Office Building |
| LEGAL NOTICE | Notice of the Public Hearing was mailed to all owners of properties within five hundred (500) feet of the subject site, as well as published in the San Gabriel Valley Tribune. Additionally, a notice of the Public Hearing was posted on the site. |
DISCUSSION
Precise Plan
Approval of a Precise Plan is required for the site plan and architectural review of the project. The project would add a behavioral health facility to the eastern portion of the existing West Covina Medical Center building. The proposed addition would be approximately 42,000 square feet in size and four stories high. It would adjoin and connect to an existing one-story medical hospital building on the project site.
The proposed building addition would have a total of 71 licensed beds and would be up to 70 feet in height. The patient drop-off area would be located to the southeast of the proposed building. The first floor of the proposed facility would consist of an ambulance drop-off area, a loading and receiving area, a kitchen services area, a lobby/reception area, staff areas, and utility rooms (e.g., electrical and information technology rooms). The kitchen services area would be developed to serve the 46 patient beds in the existing medical facility and the 71 patient beds in the proposed building. The second (2nd) through fourth (4th) floors would each have 12 patient rooms, exam/consultation rooms, a nursing station and offices, a dining area, and utility rooms. Indoor activity space is proposed on the western end of the second and third floors, and outdoor activity space is proposed at the eastern end of the second floor and at the western end of the fourth floor. Mechanical service units would be provided on the rooftop of the proposed building and would be screened by a parapet wall.
Vehicular and pedestrian access to the project site would be located on Orange Avenue, with an existing driveway on the east side of the existing three-story medical office building. Sidewalks are located adjacent to the project site along Orange Avenue and Cameron Avenue.
Architectural Design
The proposed addition is designed to complement and be compatible with the existing medical office and hospital buildings. The exterior finish is proposed to be a smooth white/cream-colored stucco with gray and light yellow stucco/plaster finishes, and metal trim details.
Landscaping and Tree Removal
Existing vegetation on the eastern portion of the project site, including 38 existing trees, would be removed to accommodate the proposed project. Of the 38 existing trees that would be removed, 25 trees are classified as significant trees per Section 26-258 of the WCMC. Landscaping is proposed along the southeastern perimeter of the project site; on the southeast side of the patient drop-off area; and to the north, east, and south sides of the proposed building. The new landscaping would be drought-tolerant shrubs and cobblestones. A condition of approval has been added to the draft precise plan resolution requiring at least one 24-inch box sized (minimum) tree to be installed on the planter island in front of the proposed hospital addition and pay an in lieu amount equivalent to five (5) 24-inch box sized trees and five (5) 36-inch box size trees to the City's tree fund to be used to plant replacement trees on the City public right-of-way or publicly owned properties (i.e., Civic Center, parks), if additional replacement trees can not be accommodated on the site.
The table below summarizes how the project compares with the WCMC standards:
Conditional Use Permit
The Downtown Plan and Code requires a Conditional Use Permit for mental institutions and hospitals. The proposed use is for a 71-bed behavioral health facility. According to the business operation plan (Attachment No. 5), the facility provides patients with behavior health assessment/evaluations and intensive psychiatric treatment and rehabilitation (i.e., medication changes and attending group therapies). All patients are expected to be transported to the proposed behavioral health facility via ambulance or non-medical emergency transport van from another facility (such as a skilled nursing or residential care facility). A comprehensive and safe discharge plan is developed, so the patient can return to the originating facility or be referred to a lower level of care or a continuum of care facility, as needed. To ensure that patients are not discharged onto the street or without proper housing, a condition of approval has been included requiring a discharge plan to have all patients transferred to another facility or to a family member's care.
Community Benefit
The applicant offered to allow the City to drop-off unhoused individuals in need of mental health care to either receive care onsite or at another nearby facility operated by the West Covina Medical Center ownership group at a rate not to exceed 10 patients per day. This community benefit has been included as a condition of approval to the draft CUP resolution.
Parking Variance
A Variance is required because the site, with the proposed construction, does not comply with the required number of off-street parking spaces.
The West Covina Medical Center owns and utilizes the existing parking lot located on the west side of Orange Avenue, across the street from the project site. This parking lot has 132 off-street parking spaces, and would remain unchanged. The parking lot at the eastern portion of the project site currently has 55 parking spaces. With implementation of the proposed project, this parking lot would have six (6) parking spaces remaining. The existing ten (10) parking spaces located on the north side of the existing building will be retained, while the carport and the majority of parking spaces located on the west of the existing building will be removed/demolished with only two (2) parking spaces remaining. A total of 150 off-site surface parking spaces will be provided. Based on a parking ratio of one parking space per 250 square feet for the existing medical office building, and 1.5 parking spaces per 0.75 beds for the hospital (existing and proposed addition - 117 total beds), the site requires 351 off-street parking spaces based on the West Covina Development Code alone. Since the site is located in the Urban Center Zone of the Downtown Plan and Code area, the required parking ratio is 0.65 of the Development Code requirement. The site with the proposed use and construction would require a total of 229 parking spaces, which results in a 79 parking space deficit.
A parking analysis was prepared for the project. According to the parking analysis, the project would require 31 parking spaces based on a peak demand of 25 employees per shift, 5 ambulances, and 1 visitor. The parking analysis also calculated the existing demand for the medical office building and existing hospital. The parking accumulation counts were conducted in 60 minute increments from 9 AM to 7 PM during two consecutive weekdays and one Saturday. The highest peak demand occurred at 10 AM on a Wednesday with 123 parking spaces being occupied. All other time-frames ranged from 13 to 119 parking spaces being occupied, with the weekend having the lowest demand.
Based on the parking analysis, the total peak parking demand would be 154 parking spaces, 4 parking spaces more than the number of off-street parking spaces provided by the project. However, based on the unique characteristics of the proposed use, in combination with the vacation of the existing medical office tenants and anticipated expansion of an adult day care program, the parking demand for the site is expected to be lower than the current parking demand. The expansion of the adult day care program would require a separate conditional use permit application and review by the Planning Commission at a future meeting. To address parking concerns, a condition of approval has been added to the draft CUP and Variance approval resolutions, requiring Planning Commission review and potential modification of the CUP and Variance if parking becomes an issue. In addition, to ensure that the parking lot on Orange Avenue, across from the project site, continues to provide parking for the West Covina Medical Center, a condition of approval was also added requiring this parking lot to remain a parking lot serving the West Covina Medical Center.
Development Impact Fees
The City adopted Development Impact Fees in December 2015. For this project, the applicant will be required to pay Development Impact Fees of $1.73 per square foot (or current fee). Based off the proposed square footage, the estimated cost for the development impact fee is $72,660.
Art in Public Places
The proposed 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 at a rate of 1% of the total project costs, excluding land.
Approval of a Precise Plan is required for the site plan and architectural review of the project. The project would add a behavioral health facility to the eastern portion of the existing West Covina Medical Center building. The proposed addition would be approximately 42,000 square feet in size and four stories high. It would adjoin and connect to an existing one-story medical hospital building on the project site.
The proposed building addition would have a total of 71 licensed beds and would be up to 70 feet in height. The patient drop-off area would be located to the southeast of the proposed building. The first floor of the proposed facility would consist of an ambulance drop-off area, a loading and receiving area, a kitchen services area, a lobby/reception area, staff areas, and utility rooms (e.g., electrical and information technology rooms). The kitchen services area would be developed to serve the 46 patient beds in the existing medical facility and the 71 patient beds in the proposed building. The second (2nd) through fourth (4th) floors would each have 12 patient rooms, exam/consultation rooms, a nursing station and offices, a dining area, and utility rooms. Indoor activity space is proposed on the western end of the second and third floors, and outdoor activity space is proposed at the eastern end of the second floor and at the western end of the fourth floor. Mechanical service units would be provided on the rooftop of the proposed building and would be screened by a parapet wall.
Vehicular and pedestrian access to the project site would be located on Orange Avenue, with an existing driveway on the east side of the existing three-story medical office building. Sidewalks are located adjacent to the project site along Orange Avenue and Cameron Avenue.
Architectural Design
The proposed addition is designed to complement and be compatible with the existing medical office and hospital buildings. The exterior finish is proposed to be a smooth white/cream-colored stucco with gray and light yellow stucco/plaster finishes, and metal trim details.
Landscaping and Tree Removal
Existing vegetation on the eastern portion of the project site, including 38 existing trees, would be removed to accommodate the proposed project. Of the 38 existing trees that would be removed, 25 trees are classified as significant trees per Section 26-258 of the WCMC. Landscaping is proposed along the southeastern perimeter of the project site; on the southeast side of the patient drop-off area; and to the north, east, and south sides of the proposed building. The new landscaping would be drought-tolerant shrubs and cobblestones. A condition of approval has been added to the draft precise plan resolution requiring at least one 24-inch box sized (minimum) tree to be installed on the planter island in front of the proposed hospital addition and pay an in lieu amount equivalent to five (5) 24-inch box sized trees and five (5) 36-inch box size trees to the City's tree fund to be used to plant replacement trees on the City public right-of-way or publicly owned properties (i.e., Civic Center, parks), if additional replacement trees can not be accommodated on the site.
The table below summarizes how the project compares with the WCMC standards:
| PROPOSED | STANDARDS | |
| LOT AREA | Existing 2.83 acres (123,823 square feet) | -------------------- |
| BUILDING AREA 1st Floor 2nd-4th Floors |
Total: 103,000 square feet
Existing - 61,000 square feet
New - 42,000 square feet 1st - 8,600 square feet
2nd - 11,300 square feet 3rd - 11,050 square feet 4th - 11,050 square feet |
-------------------- |
| HEIGHT | 70 feet / 4 stories | 70 feet / 5 stories |
| BUILDING COVERAGE | 0.55 (68,350 Square Feet) | -------------------- |
| SETBACKS Front (East) Side (South) Side (North) Rear (West) |
Front (South) - N/A (Existing)
Side (West) - N/A (Existing) Side (East) - 32'-10" Rear (North) - 32-8" |
Front (South) - N/A (building is existing)
Side (West) - 0 Side (East) - 0 Rear (North) - 5 Feet (Minimum) |
Conditional Use Permit
The Downtown Plan and Code requires a Conditional Use Permit for mental institutions and hospitals. The proposed use is for a 71-bed behavioral health facility. According to the business operation plan (Attachment No. 5), the facility provides patients with behavior health assessment/evaluations and intensive psychiatric treatment and rehabilitation (i.e., medication changes and attending group therapies). All patients are expected to be transported to the proposed behavioral health facility via ambulance or non-medical emergency transport van from another facility (such as a skilled nursing or residential care facility). A comprehensive and safe discharge plan is developed, so the patient can return to the originating facility or be referred to a lower level of care or a continuum of care facility, as needed. To ensure that patients are not discharged onto the street or without proper housing, a condition of approval has been included requiring a discharge plan to have all patients transferred to another facility or to a family member's care.
Community Benefit
The applicant offered to allow the City to drop-off unhoused individuals in need of mental health care to either receive care onsite or at another nearby facility operated by the West Covina Medical Center ownership group at a rate not to exceed 10 patients per day. This community benefit has been included as a condition of approval to the draft CUP resolution.
Parking Variance
A Variance is required because the site, with the proposed construction, does not comply with the required number of off-street parking spaces.
The West Covina Medical Center owns and utilizes the existing parking lot located on the west side of Orange Avenue, across the street from the project site. This parking lot has 132 off-street parking spaces, and would remain unchanged. The parking lot at the eastern portion of the project site currently has 55 parking spaces. With implementation of the proposed project, this parking lot would have six (6) parking spaces remaining. The existing ten (10) parking spaces located on the north side of the existing building will be retained, while the carport and the majority of parking spaces located on the west of the existing building will be removed/demolished with only two (2) parking spaces remaining. A total of 150 off-site surface parking spaces will be provided. Based on a parking ratio of one parking space per 250 square feet for the existing medical office building, and 1.5 parking spaces per 0.75 beds for the hospital (existing and proposed addition - 117 total beds), the site requires 351 off-street parking spaces based on the West Covina Development Code alone. Since the site is located in the Urban Center Zone of the Downtown Plan and Code area, the required parking ratio is 0.65 of the Development Code requirement. The site with the proposed use and construction would require a total of 229 parking spaces, which results in a 79 parking space deficit.
| REQUIRED | PROVIDED | |
| Medical Office Building | 116.8 x 0.65 = 76 | -- |
| Hospital | 234 x 0.65 = 153 | -- |
| TOTAL | 229 Parking Spaces | 150 Parking Spaces |
A parking analysis was prepared for the project. According to the parking analysis, the project would require 31 parking spaces based on a peak demand of 25 employees per shift, 5 ambulances, and 1 visitor. The parking analysis also calculated the existing demand for the medical office building and existing hospital. The parking accumulation counts were conducted in 60 minute increments from 9 AM to 7 PM during two consecutive weekdays and one Saturday. The highest peak demand occurred at 10 AM on a Wednesday with 123 parking spaces being occupied. All other time-frames ranged from 13 to 119 parking spaces being occupied, with the weekend having the lowest demand.
Based on the parking analysis, the total peak parking demand would be 154 parking spaces, 4 parking spaces more than the number of off-street parking spaces provided by the project. However, based on the unique characteristics of the proposed use, in combination with the vacation of the existing medical office tenants and anticipated expansion of an adult day care program, the parking demand for the site is expected to be lower than the current parking demand. The expansion of the adult day care program would require a separate conditional use permit application and review by the Planning Commission at a future meeting. To address parking concerns, a condition of approval has been added to the draft CUP and Variance approval resolutions, requiring Planning Commission review and potential modification of the CUP and Variance if parking becomes an issue. In addition, to ensure that the parking lot on Orange Avenue, across from the project site, continues to provide parking for the West Covina Medical Center, a condition of approval was also added requiring this parking lot to remain a parking lot serving the West Covina Medical Center.
Development Impact Fees
The City adopted Development Impact Fees in December 2015. For this project, the applicant will be required to pay Development Impact Fees of $1.73 per square foot (or current fee). Based off the proposed square footage, the estimated cost for the development impact fee is $72,660.
Art in Public Places
The proposed 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 at a rate of 1% of the total project costs, excluding land.
REQUIRED FINDINGS
Precise Plan
Findings necessary for the approval of a Precise Plan are as follows:
Conditional Use Permit
Findings necessary for the approval of a Conditional Use Permit are as follows:
Findings necessary for the approval of a variance are as follows:
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.
The project site is designated as "Commercial" in the City's General Plan and the development of a behavioral health facility hospital addition is consistent with the General Plan's goals. The subject property is located south of the Interstate 10 Freeway. The project site is adjacent to commercial properties to the South, East, and West. The proposed project is consistent with the following General Plan policies:
The project site is designated as "Commercial" in the City's General Plan and the development of a behavioral health facility hospital addition is consistent with the General Plan's goals. The subject property is located south of the Interstate 10 Freeway. The project site is adjacent to commercial properties to the South, East, and West. The proposed project is consistent with the following General Plan policies:
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Our Prosperous Community P2.4 Build on and grow West Covina's regional appeal
-
Our Prosperous Community P2.7a Explore health/medical campus opportunities
-
Our Prosperous Community P2.9 Support local businesses.
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 includes the construction of a 42,000 square feet hospital addition to the West Covina Medical Center. The proposed hospital addition complies with the Urban Center Zone of the Downtown Plan and Code standards. The project includes a variance application for a 79 off-street parking deficit that is justified based on the analysis of the future parking demands for the site.
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 proposed project is surrounded by commercial uses, including an office building and a retail center. Therefore, as conditioned, granting the permit would not be detrimental to the public interest, health, safety, and welfare 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.
The site will be physically suitable for the type, density and intensity of the development being proposed. The project site will be visible from the surrounding areas, which includes the Interstate 10 Freeway and commercial buildings. Vehicles would be able to access the project site via Orange Avenue.
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 proposed addition is designed to complement and be compatible with the existing medical office and hospital buildings. The use does not interfere with the orderly development in the vicinity.
The project includes the construction of a 42,000 square feet hospital addition to the West Covina Medical Center. The proposed hospital addition complies with the Urban Center Zone of the Downtown Plan and Code standards. The project includes a variance application for a 79 off-street parking deficit that is justified based on the analysis of the future parking demands for the site.
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 proposed project is surrounded by commercial uses, including an office building and a retail center. Therefore, as conditioned, granting the permit would not be detrimental to the public interest, health, safety, and welfare 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.
The site will be physically suitable for the type, density and intensity of the development being proposed. The project site will be visible from the surrounding areas, which includes the Interstate 10 Freeway and commercial buildings. Vehicles would be able to access the project site via Orange Avenue.
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 proposed addition is designed to complement and be compatible with the existing medical office and hospital buildings. The use does not interfere with the orderly development in the vicinity.
Conditional Use Permit
Findings necessary for the approval of a Conditional Use Permit are as follows:
a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood.
The proposed use is consistent with the Urban Center Zone. The Urban Center Zone is composed primarily of retail and service commercial, recreational, and business office land uses which, by their nature, are of a relatively high intensity. The proposed use is a 42,000 square foot behavioral health hospital facility. As conditioned, the facility will offer a unique service and community benefit by allowing the City to drop-off unhoused individuals in need for mental health care.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvement in the vicinity.
The proposed use is a behavioral health hospital facility. Patients arrive at the facility via non-emergency medical vans or ambulances coming from other care facilities, and are never discharged to the street with nowhere to go. Off-street parking will be provided. Based on anticipated parking demands, adequate off-street parking will be available most times. Therefore, there is no evidence that the use will be detrimental to the health, safety, peace or general welfare of surrounding residents or business owners.
c. That the site for proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith.
The existing building and site are adequate and are properly designed to accommodate all existing and proposed uses. The medical offices and existing hospital are long-standing facilities and uses that have provided adequate off-street parking for a number of years. Based on anticipated parking demands, adequate off-street parking will be available most times. The proposed use will not negatively impact the adjacent commercial retail center and medical office building since a minimal number of patient visitors will be present each day, the patients are dropped-off by vehicles without the use of sirens, the patients are never discharged onto the street, and the building addition is designed to be architecturally compatible with the existing hospital.
d. That the site abuts streets and highways adequate in width and improvement to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets.
The subject property abuts Orange and Cameron Avenues and is accessible via driveway on Orange Avenue. The site is accessible through streets located along commercial areas. Since patients are typically dropped off and picked up by a van or ambulance service, these vehicles come directly from the 10 Freeway off-ramp to the site, or from Cameron Avenue to Orange Avenue, and will not be channeled through residential areas. The parking lot across Orange Avenue is a longstanding use and will not be modified as part of this project.
e. That the granting of such Conditional Use Permit will not adversely affect the general plan of the city, or any other adopted plan of the City.
Granting the CUP for the proposed use will not compromise the character of the surrounding neighborhood or be detrimental to the surrounding land uses. Allowing the proposed use is consistent with the policies and actions of the General Plan. The project is consistent with the following General Plan policies:
The proposed use is consistent with the Urban Center Zone. The Urban Center Zone is composed primarily of retail and service commercial, recreational, and business office land uses which, by their nature, are of a relatively high intensity. The proposed use is a 42,000 square foot behavioral health hospital facility. As conditioned, the facility will offer a unique service and community benefit by allowing the City to drop-off unhoused individuals in need for mental health care.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvement in the vicinity.
The proposed use is a behavioral health hospital facility. Patients arrive at the facility via non-emergency medical vans or ambulances coming from other care facilities, and are never discharged to the street with nowhere to go. Off-street parking will be provided. Based on anticipated parking demands, adequate off-street parking will be available most times. Therefore, there is no evidence that the use will be detrimental to the health, safety, peace or general welfare of surrounding residents or business owners.
c. That the site for proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith.
The existing building and site are adequate and are properly designed to accommodate all existing and proposed uses. The medical offices and existing hospital are long-standing facilities and uses that have provided adequate off-street parking for a number of years. Based on anticipated parking demands, adequate off-street parking will be available most times. The proposed use will not negatively impact the adjacent commercial retail center and medical office building since a minimal number of patient visitors will be present each day, the patients are dropped-off by vehicles without the use of sirens, the patients are never discharged onto the street, and the building addition is designed to be architecturally compatible with the existing hospital.
d. That the site abuts streets and highways adequate in width and improvement to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generation will not be channeled through residential areas on local residential streets.
The subject property abuts Orange and Cameron Avenues and is accessible via driveway on Orange Avenue. The site is accessible through streets located along commercial areas. Since patients are typically dropped off and picked up by a van or ambulance service, these vehicles come directly from the 10 Freeway off-ramp to the site, or from Cameron Avenue to Orange Avenue, and will not be channeled through residential areas. The parking lot across Orange Avenue is a longstanding use and will not be modified as part of this project.
e. That the granting of such Conditional Use Permit will not adversely affect the general plan of the city, or any other adopted plan of the City.
Granting the CUP for the proposed use will not compromise the character of the surrounding neighborhood or be detrimental to the surrounding land uses. Allowing the proposed use is consistent with the policies and actions of the General Plan. The project is consistent with the following General Plan policies:
-
Our Prosperous Community P2.4 Build on and grow West Covina's regional appeal
-
Our Prosperous Community P2.7a Explore health/medical campus opportunities
-
Our Prosperous Community P2.9 Support local businesses.
Findings necessary for the approval of a variance are as follows:
a. There are special circumstances (which may include, but are not limited to, size, shape, topography, location, or surroundings) applicable to the property which are not applicable to other property in the property’s vicinity under identical zoning classification.
The project site's location is unlike other properties in the vicinity in that it exhibits "island-like" characteristics in that it is directly adjacent to the I-10 Freeway to the north, I-10 Freeway off-ramp to the east, Orange Avenue to the south, and Cameron Avenue to the west; the site is not directly adjacent to any privately owned properties which eliminates the possibility of expanding the size of the lot to accommodate more parking onsite.
b. As a result of the special circumstances, the strict application of the Development Code deprives the property of meaningful privileges enjoyed by other property in the vicinity and under identical zoning classification.
Due to its "island-like" features, the site is not directly adjacent to any privately owned properties, which eliminates the possibility of expanding the size of the lot to accommodate more parking onsite. Furthermore, the lot's size and the current development constrain the location of the hospital expansion, necessitating the removal of existing onsite parking spaces. Other properties in the area are either underutilized, with abundant parking and large lots, or have the potential for expansion due to their proximity to other privately owned properties. Thus, the strict application of the code deprives the property of meaningful privileges enjoyed by other properties in the vicinity and under identical zoning classifications.
c. Such variance is necessary to allow the property in question to have the same substantial property right possessed by other property in the same vicinity and zone.
The parking variance is necessary to allow the subject property to have the same substantial property right possessed by other properties in the same vicinity. Due to its "island-like" features, the site is not directly adjacent to any privately owned properties, which eliminates the possibility of expanding the size of the lot to accommodate more parking onsite. Furthermore, the lot's size and the current development constrain the location of the hospital expansion, necessitating the removal of existing onsite parking spaces. Other properties in the area are either underutilized, with abundant parking and large lots, or have the potential for expansion due to their proximity to other privately owned properties.
d. The granting of such variance will not be materially detrimental to the public welfare or materially injurious to residents or owners of nearby properties.
Based on the parking analysis, the total peak parking demand would be 154 parking spaces, 4 parking spaces more than the number of off-street parking spaces provided by the project. However, based on the unique characteristics of the proposed use, in combination with the vacation of the existing medical office tenants and anticipated expansion of an adult day care program, the parking demand for the site is expected to be lower than the current parking demand. As conditioned, granting of the variance will not be materially detrimental to the public welfare or materially injurious to the residents or owners of nearby properties.
e. That the granting of such variance shall be consistent with the adopted General Plan and any applicable specific plans.
The site has a "Commercial" General Plan land-use designation. Approval of the variance does not change the commercial use or land-use designation of the site. The project is consistent with the following General Plan policies:
The project site's location is unlike other properties in the vicinity in that it exhibits "island-like" characteristics in that it is directly adjacent to the I-10 Freeway to the north, I-10 Freeway off-ramp to the east, Orange Avenue to the south, and Cameron Avenue to the west; the site is not directly adjacent to any privately owned properties which eliminates the possibility of expanding the size of the lot to accommodate more parking onsite.
b. As a result of the special circumstances, the strict application of the Development Code deprives the property of meaningful privileges enjoyed by other property in the vicinity and under identical zoning classification.
Due to its "island-like" features, the site is not directly adjacent to any privately owned properties, which eliminates the possibility of expanding the size of the lot to accommodate more parking onsite. Furthermore, the lot's size and the current development constrain the location of the hospital expansion, necessitating the removal of existing onsite parking spaces. Other properties in the area are either underutilized, with abundant parking and large lots, or have the potential for expansion due to their proximity to other privately owned properties. Thus, the strict application of the code deprives the property of meaningful privileges enjoyed by other properties in the vicinity and under identical zoning classifications.
c. Such variance is necessary to allow the property in question to have the same substantial property right possessed by other property in the same vicinity and zone.
The parking variance is necessary to allow the subject property to have the same substantial property right possessed by other properties in the same vicinity. Due to its "island-like" features, the site is not directly adjacent to any privately owned properties, which eliminates the possibility of expanding the size of the lot to accommodate more parking onsite. Furthermore, the lot's size and the current development constrain the location of the hospital expansion, necessitating the removal of existing onsite parking spaces. Other properties in the area are either underutilized, with abundant parking and large lots, or have the potential for expansion due to their proximity to other privately owned properties.
d. The granting of such variance will not be materially detrimental to the public welfare or materially injurious to residents or owners of nearby properties.
Based on the parking analysis, the total peak parking demand would be 154 parking spaces, 4 parking spaces more than the number of off-street parking spaces provided by the project. However, based on the unique characteristics of the proposed use, in combination with the vacation of the existing medical office tenants and anticipated expansion of an adult day care program, the parking demand for the site is expected to be lower than the current parking demand. As conditioned, granting of the variance will not be materially detrimental to the public welfare or materially injurious to the residents or owners of nearby properties.
e. That the granting of such variance shall be consistent with the adopted General Plan and any applicable specific plans.
The site has a "Commercial" General Plan land-use designation. Approval of the variance does not change the commercial use or land-use designation of the site. The project is consistent with the following General Plan policies:
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Our Prosperous Community P2.4 Build on and grow West Covina's regional appeal
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Our Prosperous Community P2.7a Explore health/medical campus opportunities
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Our Prosperous Community P2.9 Support local businesses.
f. The variance does not authorize a use or activity which is not otherwise expressly authorized by the zoning regulations governing the parcel of property.
The variance is to allow a 79 parking space deficit. The proposed behavioral health facility hospital use is allowed within the Downtown Plan and Code area with approval of a Conditional Use Permit.
The variance is to allow a 79 parking space deficit. The proposed behavioral health facility hospital use is allowed within the Downtown Plan and Code area with approval of a Conditional Use Permit.
GENERAL PLAN CONSISTENCY
The City's General Plan Land Use Element designates the subject property for Commercial Uses. The project is consistent with the following General Plan policies:
- Our Prosperous Community P2.4 Build on and grow West Covina's regional appeal
- Our Prosperous Community P2.7a Explore health/medical campus opportunities
- Our Prosperous Community P2.9 Support local businesses.
ENVIRONMENTAL DETERMINATION
Based on the findings of the Initial Study, this project would not result in significant environmental impacts. Mitigation measures for biological resources, geology and soils, cultural resources, geology and soils, hazards and hazardous materials, noise, transportation and tribal cultural resources will be required to reduce impacts to a less than significant level. Accordingly, a Mitigated Negative Declaration (MND) will be adopted, pursuant to Section 21080(c) of the Public Resources Code.
In compliance with CEQA, the State CEQA Guidelines, an MND was prepared and will be considered prior to approval of the Project. The MND serves as a finding that the Project would not have a significant effect on the environment, with the incorporation of mitigation measures, as appropriate.
Based on the environmental analyses, with compliance with applicable regulatory requirements and/or the implementation of mitigation measures, the Project would have less than significant impacts on humans, as it relates to the following environmental issue areas: aesthetics, hydrology and water quality, noise, recreation, utilities and service systems, agriculture and forestry resources, greenhouse gas emissions, land use and planning, population and housing, transportation, wildfire, air quality, energy, mineral resources and public services.
The proposed Project’s impacts on the following issue areas would require the implementation of mitigation measures: biological resources, geology/soils, noise, transportation, cultural resources, and tribal cultural resources. All impacts would be avoided or reduced to less than significant levels after mitigation. Therefore, the proposed Project would not result in environmental effects that would cause substantial adverse effects on human beings, either directly or indirectly, with the implementation of mitigation measures. All impacts would be less than significant after mitigation.
A copy of the MND can be found on the City’s Planning Division web page at the following link: Environmental Documents
The MND includes a detailed discussion on all environmental issues related to the project including traffic and noise impacts and how any potential impacts were determined to be less than significant after mitigation.
The MND was circulated for public comment from January 15th through February 3rd. Comments were received from the Los Angeles County Sanitation Districts and the Department of Toxic Substance Control. A Response to Comments was prepared and is provided as Attachment No. 6.
In compliance with CEQA, the State CEQA Guidelines, an MND was prepared and will be considered prior to approval of the Project. The MND serves as a finding that the Project would not have a significant effect on the environment, with the incorporation of mitigation measures, as appropriate.
Based on the environmental analyses, with compliance with applicable regulatory requirements and/or the implementation of mitigation measures, the Project would have less than significant impacts on humans, as it relates to the following environmental issue areas: aesthetics, hydrology and water quality, noise, recreation, utilities and service systems, agriculture and forestry resources, greenhouse gas emissions, land use and planning, population and housing, transportation, wildfire, air quality, energy, mineral resources and public services.
The proposed Project’s impacts on the following issue areas would require the implementation of mitigation measures: biological resources, geology/soils, noise, transportation, cultural resources, and tribal cultural resources. All impacts would be avoided or reduced to less than significant levels after mitigation. Therefore, the proposed Project would not result in environmental effects that would cause substantial adverse effects on human beings, either directly or indirectly, with the implementation of mitigation measures. All impacts would be less than significant after mitigation.
A copy of the MND can be found on the City’s Planning Division web page at the following link: Environmental Documents
The MND includes a detailed discussion on all environmental issues related to the project including traffic and noise impacts and how any potential impacts were determined to be less than significant after mitigation.
The MND was circulated for public comment from January 15th through February 3rd. Comments were received from the Los Angeles County Sanitation Districts and the Department of Toxic Substance Control. A Response to Comments was prepared and is provided as Attachment No. 6.
LEGAL REVIEW:
Planning staff recommends that the Planning Commission adopt Resolution No. 25-6162 certifying the MND, Resolution No. 25-6163 approving Precise Plan No. 23-05, Resolution No. 25-6164 approving Conditional Use Permit No. 23-04, and Resolution No. 25-6165 approving Variance No. 24-02.
OPTIONS:
Plans may be viewed at the West Covina City Hall Planning Division Counter, located at 1444 W. Garvey Avenue South, 2nd Floor - Room 208, West Covina, CA 91790.
Submitted by:
Jo-Anne Burns, Deputy Community Development Director
Attachments
- Attachment No. 1 - Resolution Certifying the Mitigated Negative Declaration of Environmental Impact
- Attachment No. 2 - Precise Plan Approval Resolution
- Attachment No. 3 - Conditional Use Permit Approval Resolution
- Attachment No. 4 - Variance Approval Resolution
- Attachment No. 5 - Business Operation Plan
- Attachment No. 6 - Responses to Comments