-Supplemental Environmental Impact Report -
CHAPTER S
EXECUTIVE SUMMARY

INTRODUCTION

This Supplemental Environmental Impact Report (SEIR) evaluates the potential environmental effects that might result from the proposed West Covina Sportsplex and Associated Developments (Sportsplex) project at the BKK Landfill site in the City of West Covina. The Sportsplex and other proposed uses described herein differ from the postclosure development assessed in the previously certified EIR.

This SEIR has been prepared in accordance with the California Environmental Quality Act (CEQA) statutes and guidelines. The lead agency for this SEIR is the City of West Covina Planning Department.

In accordance with CEQA guidelines, this SEIR is an informational document intended to inform public-decision-makers, responsible or interested agencies and the general public of the potential environmental effects of the proposed project. The environmental review process has been established to enable interested parties to evaluate a project in terms of its environmental consequences, to examine and implement methods to eliminate or reduce potential adverse impacts and to consider a reasonable range of alternatives to the project. While CEQA requires that major consideration be given to avoiding adverse environmental effects, the lead agency and other responsible public agencies must balance adverse environmental effects against other public objectives, including the economic and social benefits of a project, in determining whether a project should be approved.

This SEIR evaluates the impact of changes to the project evaluated in the previously certified EIR. Since the Final Closure Plan (FCP) and Final Post Closure Maintenance Plan (FPCMP) have not changed, they are not evaluated in the document. A minor change in the golf course design is evaluated herein. Note the impacts of past landfill operations (Class I or Class III) are also not evaluated in this SEIR.

PROJECT DESCRIPTION

The BKK property in West Covina encompasses approximately 656 acres. The landfill consists of approximately 583 acres which includes a closed Class I Landfill (195 acres), a closed Class III landfill (175 acres), ancillary buildings, and vacant land areas disturbed by landfill operations and natural hillsides (213 acres). The remaining property, approximately 73 acres, is a natural hillside parcel northeast of the closed landfills. In addition to this acreage, an approximate 13-acre area is being added at the north edge of the site in conjunction with this project. This area is designated for use as part of the planned golf course.

This Supplemental EIR is being prepared to evaluate aspects of the project that have changed since the EIR for the FCP, FPCMP, and post closure development was certified in October, 2000. The following aspects of the project have not changed and are therefore not evaluated in the Supplemental EIR:

• Implementation of the Final Closure Plan and Post Closure Maintenance Plan
  
  
• Development of a public golf course (except impacts related to increasing the golf course area to incorporate the 13-acre area north of the current property boundary).

The changes being evaluated in the Supplemental EIR involve changing land uses on the 100-acre parcel (Parcel 1) that fronts Azusa Avenue. These changes consist of the following sets of actions:

• Development of approximately 35 acres into the Big League Dreams Sports Park on the northern portion of Parcel 1 consisting of the following facilities:
  
  
  • Six baseball/softball fields (6 replica ball fields)
    
    
  • A nine-station batting cage
    
    
  • One covered multi-sport pavilion designed to accommodate indoor inline hockey, basketball, indoor soccer, volleyball, and corporate or special events
    
    
  • Four sand/beach volleyball courts
    
    
  • Two playgrounds and picnic areas
    
    
  • Two "Stadium Club" family-style restaurants
    
    
  • Lighting for all sports fields
    
    
  • Related parking and landscaping areas
  
  
  
• Development of 35 to 45 acres on the southern portion of Parcel 1 into a 450,000 square foot commercial retail center consisting of one to three major anchors with ancillary retail tenants. If 450,000 square feet of commercial retail space is approved, the BLD Sports Park will be the only recreational use on the project site.
• Development of a 15,000 square foot restaurant on Pad B.

SUMMARY OF IMPACTS

A summary of the impacts and mitigation measures for this project is provided in Table S-1. Note that the impact statements and mitigation measures in this table are summarized from the detailed discussion of impacts and mitigation measures in Section 3. The determination of whether or not an impact is considered significant is based on the use of significance criteria described in Section 3.

Implementation of the project would result in the following impacts that, even with mitigation, cannot be mitigated to a less-than-significant level:

• Estimated daily average emissions of criteria pollutants from the project and from cumulative projects that would exceed significance thresholds established by the SCAQMD.
  
  
• Project traffic impacts at the intersection of Azusa Avenue and Amar Road would be unavoidable unless funds are allocated to mitigate impacts.
  
  
• Cumulative traffic impacts would be significant and unavoidable at the Valley Boulevard/Lemon Avenue intersection and the intersection of the I-10 westbound ramp and Brand Avenue.

Because impacts cannot be mitigated to less-than-significant levels, Section 15093(c) of the CEQA Guidelines require the preparation of a Statement of Overriding Considerations in order for the EIR to be certified. This statement provides a means to describe the balance between economic, legal, social or other benefits of a project and its unavoidable environmental effects.

ANALYSIS OF ALTERNATIVES

CEQA requires the impacts of the project be compared to a series of alternatives. In preparing this analysis, alternatives are selected as a means to eliminate or reduce impacts of the project. A comparison of a proposed alternative, consistent with project objectives described in Section 2, is compared to the project in Section 5 of this document. The alternatives include the no-project alternative and an alternative that develops the entire project site for recreational use.

This analysis indicates that the no-project alternative, that does not mitigate or eliminate unavoidable impacts of the project, is not environmentally superior because it worsens air quality and traffic impacts at several intersections. The alternative of using the entire area adjacent to Azusa Avenue for recreational use is environmentally superior to the project. This alternative results in more beneficial air quality and traffic impacts that the project evaluated in the SEIR. It is also consistent with project objectives of providing employment opportunities and regionally significant recreational opportunities.

REQUIRED PERMITS AND DISCRETIONARY APPROVALS

If this SEIR is certified, it is anticipated that this document will support the following permit decisions and discretionary approvals:

• Amendments to the City of West Covina General Plan as follows:
  
  
  • Change the land use designation of the sports complex portion from "Planned Development" to "Parks."
    
    
  • Change the land use designation of the commercial retail center portion and Pad B from "Planned Development" to "Regional Commercial."
    
    
  • Change the land use designation of a 4-acre parcel to be included as part of the commercial retail center from "Service and Neighborhood Commercial" to "Regional Commercial."
    
    
  • Change the land use designation or the coastal sage preservation area and Pad A from "Planned Development" to "Open Space."
    
    
  • Change the land use designation of the 13-acre area to be added to the golf course from "Very Low Density Residential to "Planned Development."
    
    
  • Amendment of the Circulation Element to delete the "A" Street, "B" Street, and "C" Street collector street alignments (proposed as part of the previously approved BKK Technology Center project) from the Circulation Plan.
    
    
  • Amendment to the Woodside Village Master Plan to delete a 4-acre parcel to be included as part of the commercial retail center from the physical boundary of the Master Plan.
  
  
  
• Zone changes as follows:
  
  
  • Change the zoning of the sports complex portion, the coastal sage preservation area, and Pad A from "Specific Plan No. 15" to "Open Space."
    
    
  • Change the zoning of the commercial retail portion from "Specific Plan No. 15" to "Regional Commercial."
    
    
  • Change the zoning of a 4-acre area to be included as part of the commercial retail center from "Planned Commercial Development" (PCD-1) to "Regional Commercial."
    
    
  • Change the zoning of the 13-acre area to be added to the golf course from "Single-Family Residential" (R-1) to "Specific Plan No. 15."
    
    
  • Rescind "Specific Plan No. 14" in its entirety and amend "Specific Plan No. 15" to reflect the deletion of a portion of Pad B and the addition of the 13-acre parcel to be added to the golf course.
  
  
  
• Adoption of a "Park Master Plan" to establish and approve the physical development of the sports complex portion.
  
  
• It may be necessary to revise the Conditional Use Permit (CUP) for the golf course to incorporate the revised boundary of this facility.
  
  
• Modification of the deed restrictions on the project site which currently prohibit the development of parks and playgrounds.
  
  
• A precise plan to approve the physical design of the commercial retail center.
  
  
• A tentative tract map to subdivide the business park site for the purpose of accommodating the Sports Complex and commercial retail center.
• Other incidental discretionary and ministerial permits may be required to develop the site in accordance with the project description provided in this section of the SEIR.

- back to top -


Community Events | Visit City Hall | Meet Your City Council
Kids Stuff | West Covina Loves Your Business | Home
Phone Directory | Site Map | Contact Us