01-04-1994 -• City of West Covina
Memorandum
TO City Council
City Manager AGENDA
FROM Planning Department. A
ITEM NO. .
SUWECh GENERAL PLAN AMENDMENT NO. 21 DATE January 4, 1994
EAST HILLS
SPECIFIC PLAN AMENDMENT NO. 8
ZONE CHANGE NO. 642
TENTATIVE TRACT MAP NO. 51794
PRECISE PLAN NO. 845
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Birtcher Senior Properties
. LOCATION: 130-138 S. Barranca Street
Summary: The applicant is requesting approval of a General Plan
Amendment, an East.Hills Specific Plan Amendment, a Zone
Change,.. a Precise Plan and .Tentative Tract Map to
facilitate construction of a 51-unit senior citizen
condominium development ("The Courtyard of West Covina")
The Planning Commission conducted a public hearing on
December 14, 1993 and recommended that the City Council
approve the General P1an.Amendment, East Hills Specific
Plan Amendment, Zone Change and certify the Negative
Declaration of Environmental Impact. The Planning
Commission also approved the Precise Plan and Tentative
Tract Map. On December 21, 1993, a member of the City
Council called up the subject proposal in its entirety
for City Council review as a -result of concerns expressed a
by Valencia Heights Water.Company.
Background
The Courtyard of West Covina is proposed to be developed on 1.29
acres.of Redevelopment Agency owned property located at 130 - 138
S'. Barranca Street. In addition to the proposed land use
entitlements, a Disposition and Development Agreement (DDA) by and
between, the Redevelopment Agency and the applicant will be
considered by the Agency Board at their January 4, 1994, meeting.
With the exception of a Valencia Heights water well, located in the
northeastern corner of the property, the site is vacant.
Surrounding uses include the Walnut Creek Wash to the north,
single-family residences to the east, the Valencia Heights Water
Company offices and facilities to.the south and apartments to the
west across Barranca Street.
On July 13, 1993, the applicant hosted a community meeting for
purposes of introducing the proposed development concept to
property owners within 300 feet of the site. Several concerns were
expressed by attendees such as the interface between the water well
operations and the proposed development,i and the potential loss of
privacy for the single-family residences to the east. On September
14, 1993 the applicant presented the development concept to the
Planning Commission during 'a study session.
Finally on December 14, 1993, the Planning Commission conducted a
public hearing to consider the proposal. The Commission received
testimony from.,four persons, including the.applicant, in favor of
the project. The Commission also heard.from six persons, including
representatives from Valencia Heights Water Company, in.opposition
of,the project: Signed petitions both in favor and. against the
project were submitted to the Planning. Commission and are included
with this report under Attachment A and B1, respectively.
Additional literature citing reasons in opposition of the project
were also submitted and included in Attachment B2 and 331.
2137-93/A:/BRCHRCCS.RPTJbjc
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CityCouncil Cit Manager
/ YI
Birtcher Senior Properties
130 - 138 South Barranca Street
January 4 1993 - Page 2
The issues raised in opposition by Valencia Heights Water Company
included:
i
• the site is a prime source for additional water wells
• the City has notl 'given adequate. consideration to
alternative project sites, i.e. the Valencia Heights
Water Company's Citrus Avenue property (Ridge Rider
Facility)
i
• the proposed density and height are too high and threaten
the "rural" character of the surrounding area
• the project will result in a decrease of surrounding
property values
• there is no market 'for senior condominiums
• the proposed site design does not provide a .sufficient
number of parking spaces nor safe ingress/egress due to
the traffic volumes along Barranca Street. „
After considering all of the evidence, the Planning Commission
adopted resolutions recommending that the City Council approve the
General Plan. Amendment, East' Hills Specific Plan Amendment, Zone
Change and certify the Negative Declaration of Environmental
Impact. The Planning Commission also adopted resolutions approving
the Precise Plan and Tentative Tract Map.
On December 21, 1993, and in response to further concerns expressed
by the Water.Company (refer to Attachment C), a member of the City
.Council called up the subject proposal in its entirety for .City
Council review.
Discussion
The applicant is requesting 'approval of a General Plan Amendment.
from "Suburban Residential; (2.1 -' 4.0 du/ac)" to "Planned
Development"; an East Hills'l Specific Plan Amendment from "Fire
Station and Library" to "Planned Development"; a Zone Change from
"Residential -Agricultural (R-A), Area District III" to "Specific
Plan No. 1011.; and a Precise Plan and Tentative Tract Map to
facilitate construction of a 51-unit senior citizen condominium
development (The Courtyard of East Hills). The applicant, Birtcher
Senior. Properties, was selected by the Redevelopment Agency to
develop the site with an affordable housing project throughi an
exhaustive request for proposal (RFP) process in late 1992.
Birtcher Senior Properties has been working with both Redevelopment
Agency staff and City staff for the past year toward completion of
the Disposition and Development Agreement and land use entitlement
process,. respectively.
The applicant was advised by;staff to prepare a Specific Plan since
the nature of the project, ;combined with unique features of the
site; are not adequately nor appropriately addressed by
conventional zoning standards... Senior projects have a specific
clientele whose needs differ from the majority ,of non -senior
populations. As an infill site, the property is presently under
utilized and faces constraints that are atypical of ordinary sites:
the water well in the northeast corner and the need to plan for
related access easements and' a diverse mix of surrounding land uses
including low density single' family, high density multiple -family,
water well, offices and the�Walnut Creek -Wash. If approved, the
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•
City Council/City Manager
Birtcher Senior Properties
130 - 138 South Barranca Street
January 4, 1993 - Page 3
Specific Plan - which contains a m
define the site's development star
building 'coverage, building setba<
landscaping treatment, etc.-.. In
between the Specific Plan, a corre
and East Hills Specific Plan Amendm
necessitated.
There are basically two issues
applications by the City Council.
Heights Water Company's desire the
for ground water supply purposes.
Commission approved Unclassified t
installation and operation of a
corner of the site. Although t
proposed project, the fact that it
consideration thereof. For the r
consistently worked with Valencia
related. specifically to complianc
future interface between the well
the balance of the site. Several c
outlined in Attachment D. Altho
unresponsive to these issues, it i
working with the Water Company town
from the Birtcher proposal.. .
aster site plan and text - will
dards, e.g. building setbacks,
ks, parking, architectural -and
order to maintain consistency
,ponding General Plan Amendment
!nt to. "Planned Development". are
prompting the review of the
The first relates to Valencia
t the site be utilized strictly
In October.1989, the Planning
Jse Permit No. 396 to allow the
Hater well on .the northeastern
he well is not a part of the
does.exist on the site requires
ast four years, City staff has
Heights on a number of issues
e with its UUP as well as the
and a senior oriented project on
f the. outstanding UUP issues are
igh the Water Company has been
s the City's intent to continue
rd resolution separate and apart
More germane to the proposal at hand is the Water Company's second
concern, i.e. their belief that the proposed project violates the
General Plan. To the contrary, sitaff believes that the proposed
actions are appropriate given Ithe history of the site and
surrounding development as well as General Plan and East Hills
Specific Plan policies and objectives.
The site has been effectively maintained under the Residential
Agriculture designation as -a holding zone since its 1934 annexation
into the City. Historically, the site has represented a dilemma in
terms of contemplated uses.. This most likely explains why the site
remains primarily vacant today after all of these.years. Due to
its proximity to the Eastland Mall and the. I-10 Freeway, its
disposition is. somewhat dependent upon the commercial activity
surrounding the mall and the freeway. On the other hand, because
the site is physically separated by the'Walnut Creek Wash from the
actual Eastland "Core Area," it is not considered prime commercial
property. I
In 1969, the. General Plan designated the property for a fire
station and library. It was later determined that a fire station
and library were no longer necessary at this location and the use
designation eventually reverted to "Suburban Residential" in the
mid-80's. Realistically, however, development of the site under
this General Plan designation and the current zoning presents major
site design limitations due to the site size, configuration and
access constraints. Recognizing this, the 1986 Gateway Corridor
Study, identified the site for a medium density condominium
development which would serve as a transitional use between the
commercial uses to the north and the single-family residential uses
to the south. As no formal action was taken on the Gateway
Corridor Study, the site remained static. By 1989,,the City
declared it as surplus property. Later that year, as previously
noted, the Planning Commission. approved a water well in the
northeastern corner of the site.
Based upon the manner in which surrounding sites .have developed and
its physical characteristics, staff believes that the site truly
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City Council/City.Manager
Birtcher Senior Properties
130 - 138 South Barranca Street
January 4, 1993 - Page 4
lends itself to a transitional land use similar to the one advanced
in the Gateway Corridor Study. This concept is further justified
via today,s market of increasing housing development costs,
scarcity of land and the need to balance housing needs. Infill
sites such as the subject property are now prime targets for much
needed .alternative housing, particularly 'in the senior citizen
market. While housing needs in the City are diverse, the provision
of affordable and varied senior oriented housing is especially
acute due to our aging population. Given these changing
conditions, staff believes that the proposed General Plan Amendment
to "Planned Development" is appropriate and would meet the intent
of the Planned Development designation to provide better land use
control while also allowing; flexibility in the 'development of
unique sites. It is also, consistent with the Implementation Action
of the Housing Element to utilize infill sites 'for new housing
alternatives.. Furthermore, approval of the East Hills Specific
Plan Amendment and the development concept it supports implements
the East Hills Specific..Plan's locational and physical site
criteria as it relates to multiple -family residences..
As proposed in the Precise Plan of design, staff believes, that the
51-unit condominium development will greatly enhance the site and
surrounding uses. The general site design consists of a 35-foot
high, three-story structure, 'detached carports, a private driveway
and landscaping throughout. 'Within the center of the building is
an approximate 4,500-square foot atrium. This area provides the
primary outdoor.recreation amenities including a jacuzzi, sitting
benches and bar-b-que facilities. Indoor recreational
opportunities exist in a 2,62i6 square foot multi -purpose facility.
-- Pricing of the units will start at $69,000 and not exceed $129,000.
All units will be restricted to the sale and occupancy by qualified
seniors of low to moderate income. As a condition of the zone
change, the primary resident of each unit will be restricted to 55
years of age or older. At least five of the units will be reserved
for low income seniors to meet the Redevelopment Agency housing
replacement requirements due to housing displacement associated
with other previous Redevelopment Agency related projects. The
future sale of these five will be controlled through an Agreement
with the Agency. This Agreement is written, in a manner which
encourages that the units remain occupied by low income. seniors
during the first ten years through incentives..
In addressing some of the concerns noted at the previous community
meeting and Planning Commission meeting, staff believes these have
been satisfied. For example, Ithe possibility of moving the project
to the Valencia Heights Citrus Avenue through an exchange of
properties was previously addressed in a September 16, 1993, letter
to Valencia Heights from the City (Attachment E). The Citrus
property simply doesn't meet the needs of the proposed project.
The recreational orientation of the Citrus, site also poses too many
potential land use conflicts with a senior citizen living
environment. Other key concerns included noise, traffic and loss
of privacy. An initial study of environmental impact has disclosed
that although the project may have a significant effect on the
environment, there will be none in this case due to mitigation
measures.which have been incorporated into the project design or
required as conditions .of approval. The environmental study is
supported by a noise study, which concludes that there are no
anticipated significant impacts associated with the site's
proximity to the I-10 freeway, Barranca Street or the water well
that cannot be mitigated. Mitigation measures include construction
2137-93/A:/BRCHRCCS.RPT/bjc
City Council/City Manager.
Birtcher Senior Properties
130 - 138 South Barranca Street
January 4, 1993 - Pacte 5
of sound barriers:such as the project perimeter wall,glass.panels
to enclose exterior balconies and.post construction noise testing
prior to the release of certificate of occupancies,.
According to the. traffic study, the site.will.generate a minimum
amount of traffic and is not expected to negatively impact traffic
flow along Barranca. The project has-been designed with a semi-
circular entry drive with security gate. The entry design will
control ingress and egress as well as secure the property. The
project will create a demand,for resident and guest parking, which
is addressed through on- and off -site parking spaces. Resident and
guest spaces are provided at a ratio of 1:1 and .15:1,
respectively, for a total of 59 parking spaces. The Iprivacy issue
is addressed by maximizing the distance between the 357foot high,
three-story structure and adjacent single-family residences. In
addition, the. project maintains, the existing. topographical
differences between the these two uses thereby effectively reducing'
the height of the building from 35 feet to 30 feet when viewed from
the abutting single-family residences. Finally, a dense perimeter
landscaping treatment is proposed to further ensure minimal loss of
privacy.
Staff believes that the requested General Plan Amendment, East
Hills Specific Plan Amendment, Zone Change, Precise Plan and
Tentative Tract Map'are consistent with and implement the General
Plan and East Hills Specific Plan Goals,and Objectives. Further,
the respective findings have been demonstrated. through the Planning
Commission actions to warrant approval of the 'subject requests.
Recommendation
Staff recommends that the City. Council affirm the recommendation of
the Planning Commission by adopting the following resolutions:
9039
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CERTIFYING THE NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT FOR GENERAL. PLAN AMENDMENT
NO. I-94-21, EAST HILLS SPECIFIC PLAN AMENDMENT NO. 8,
ZONE CHANGE NO. 642, TENTATIVE TRACT MAP NO. 51794 AND
PRECISE PLAN NO. 845, PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED.
5WO
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, ADOPTING GENERAL PLAN AMENDMENT
NO. I-94-21_(BIRTCHER SENIOR PROPERTIES).
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
.COVINA, CALIFORNIA, ADOPTING EAST HILLS SPECIFIC PLAN
AMENDMENT NO. 8 (BIRTCHER SENIOR PROPERTIES).
A RESOLUTION OF THE CITJOONyL54CIL OF THE CITY OF WEST
COVINA, CALIFORNIA, UPHOLDING THE DECISION OF THE
PLANNING COMMISSION AND APPROVING TENTATIVE TRACT MAP NO.
51794. QQ
A RESOLUTION OF THE CITY7C CIL OF THE CITY OF WEST
COVINA, CALIFORNIA, UPHOLDING THE DECISION OF THE
PLANNING COMMISSION. AND APPROVING PRECISE PLAN NO. 845
2137-93/A:/BRCHRCCS.RPT/bjc
City Council/City Manager
Birtcher Senior Properties
130 - 138 South Barranca Street
January 4, 1993 - Page-6
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Staff also recommends that the City Council affirm the
recommendation of the Planning Commission by adopting,an ordinance
entitled as follows:
i
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, AMENDING THE WEST COVINA MUNICIPAL
CODE BY AMENDING THE OFFICIAL ZONING MAP (Zone Change No.
642 - Birtcher Senior Properties)
Elizabeth K. Virata
Senior.Planner
REVIEWED AND APPROVED:
ng Director
2137-93/A:/BRCHRCCS.RPT/bjc
SENIOR CITIZENS' IN FAVOR OF SENIOR RESIDENTIAL DEVELOPMENT IN WEST COVINA
DEAR PLANNING COMMISSIONERS AND CITY COUNCIL MEMBERS:
WE, THE UNDERSIGNED SENIOR CITIZENS, HEREBY SUPPORT THE DEVELOPMENT OF NEW
SENIOR CITIZEN HOUSING IN THE CITY OF WEST COVINA AND WE .ASK THE PLANNING
COMMISSION AND CITY COUNCIL SPECIFICALLY TO VOTE IN FAVOR OF THE PROPOSED
DEVELOPMENT AT 103 BARRANCA, WEST COVINA, CALIFORNIA.
SINCERELY,
NAME ADDRESS PHONE
l�
All, Eli
6d c
.,'1 v 7ol
SENIOR CITIZENS' IN FAVOR OF SENIOR RESIDENTIAL DEVELOPMENT IN WEST COVINA
DEAR PLANNING COMMISSIONERS AND CITY COUNCIL MEMBERS:
WE, THE UNDERSIGNED SENIOR CITIZENS, HEREBY SUPPORT THE DEVELOPMENT OF NEW
SENIOR CITIZEN HOUSING IN THE CITY OF WEST ' COVINA AND WE ASK THE PLANNING
COMMISSION AND CITY COUNCIL SPECIFICALLY TO VOTE IN FAVOR OF THE PROPOSED
DEVELOPMENT AT 103 BARRANCA, WEST COVINA, CALIFORNIA.
SINCERELY,
NAME ADDRESS PHONE
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ATTACHMENT B1
This is a Petition Against:
General Plan Amendment No. tl
Bast Hills Specific Plan Amendment No. 8
gone Change No. 592 .
Precise Plan No. 845
Tentative Tract Nap No. 51794'
Negative Declaration of Environmental Impact Applicant: Birtcher Senior Properties
Location: 130-138 S. Barranca, West Covina
The use of this land to develop'a multi -story fifty-one (51) unit
senior citizens' complex.
We are also against any additional encroachment on our rights to
have the quality of .living which our.. Suburban -Residential
Agriculture (RA) zoning'provides for us.
Signature
Zc
Address
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This is a Petition Against:
General Plan Amendment No. 21
Bast Hills Specific Plan Amendment Nc
gone Change No. 692
Precise Plan No. 845
Tentative tract Hap No. 51794
Negative Declaration of Environmental
Location: 130-138 S. Barranca, West
.8
Impact Applicant: Birtcher Senior Properties
Covina
The use of this land to develop a multi -story fifty-one (51) unit
senior citizens' complex. `
We are also against any additional encroachment on our rights. to
have the quality of living which our Suburban -Residential
Agriculture (RA) zoning provides for us.
Sign tune t ! Address
21Cis1� 9/7.2�
Vl/ _CA .
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This Is a Petition Against:
General Plan Amendment No. 21
Bast Hills Specific Plan Amendment No. 8
Zone Change No. 642
Precise Plan No. 845
Tentative Tract map No. 51791
Negative Declaration of Environmental Impact Applicant: Birtcher Senior Properties
Location: 130-138 S. Barranca, West Covina
The use of this land to develop a Multi -story fifty-one,(51) unit
senior citizens' complex,
We are also against any additional.encroachment on our rights to
have the quality of. living which .our Subutban-Resideiitial
Agriculture (RA) zoning provides' for us. .
Signature
Address
41. 11R
1X7io Ave
44" 7;71
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This is a Petition Against:
General Plan Amendment No. ll
last Hills Specific Plan Amendment No. 8
Zone Change No. 692
Precise Plan No. 845
Tentative tract Hap No. 51794
Negative Declaration of Environmental Impact Applicant: Birtcher Senior Properties
Location: 130-138 S. Barranca, Vest1Covina
The use of this land to develop a multi -story fifty-one (51) unit
senior citizens' complex.
We are also against any additional encroachment on our rights to
have the quality of living which our Suburban -Residential
Agriculture (RA) zoning provides for us.
Signature -� Address
S J Un P-e�- s7 L�, V ev vw_ `) l �,
53
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This is a Petition Against:
General Plan hendient No: 11
last Hills Specific Plan Amendment No. 8
Zone Change No. 692
Precise Plan No. 845
Tentative Tract Nap No. 51794
Negative Declaration of 6nvlronmental Impact Applicant: Birtcher Senior Properties
Location: 130-138 S. Barranca, Nest Covina
The use of this land to develop a multi -story fifty-one (51) unit
senior citizens' complex.
We are also against any additional encroaclunent on our rights to
have the quality of living which our Suburban -Residential
Agriculture (RA) zoning provides for us.
Signature Address
7
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•
This is a Petition Against:
General Plan Amendment No. 21
East Hills Specific Plan Amendment No. 8
Zone Change No. 642
Precise Plan No. 845
Tentative Tract Map No. 51794
Negative Declaration of Environentaf Impact Applicant: Birtcher Senior Properties
Location: 130-138 S. Barranca, Nesticovina
The use of this land to develop a multi -story fifty-one (51) unit
senior citizens' complex.
We are also against any additional encroachment on our rights to
have the quality of 1ilving which our Suburban-Residenti-I
Agriculture (RA) zoning p
Signature
rovides
for
us.
Address
! / r
This is a Petition Against:
General Plan Amenhent No. 21
Bast Hills Specific Plan Agendient No. S
gone Change No. 642
Precise Plan No. 815
Tentative Tract Hap No. 51794
Negative Declaration of Environmental Impact Applicant: Birtcher Senior Properties
Location: 130-130 S. Barranca, Nest Covina
The use of this land to develop a multi -story fifty-one (51) wtit
senior citizens' complex.
We are also against any additional encroachment on our rights to
have the quality of living which our Suburban -Residential
Agriculture (RA) zoning provides for us.
Signature
Address
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This is a Petition Against:
General Plan Amendment No. 21
East Hills Specific Plan Amendment No. 8
Zone Change No. 642
Precise Plan No. 845
Tentative Tract Map No. 51794
Negative Declaration of EnvironmentallImpact Applicant: Birtcher Senior Properties
Location: 130-138 S. Barranca, West ,Covina
The use of this land to develop a multi -story fifty-one (51) unit
senior citizens' complex.
We are also against any additional encroachment on our rights to
have the quality of living which our Suburban -Residential
Agriculture (RA) zoning provides for us.
Signature
Lim
Adddress
o
A.
y
172-
This is a Petition Against:
. General Plan Amendment No. 21
Bast Hills Specific Plan Amendment No. 8
Zane Change No. 592
Precise Plan No. 845
Tentative Tract Hap No. 51799
Negative Declaration of Environmental Impact Applicant: Birtcher Senior Properties
- Location: 130-138 S. Barranca, Nest Covina
The use of this land to develop a multi -story fifty-one
senior citizens' -complex.
(51) unit
We are also against any additional encroachment on our rights to
have the quality of living which our Suburban -Residential
Agriculture (RA) zoning provides for us.
Signevture Address
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NEEDS YOUR HELP
Your Attendance
The Upcoming
Public Hearing
Is Needed At
Planning Commission's
on:
DECLMBER 14, 1993 AT 7 P.M.
WEST COVINA CITY KALL
TO OPPOSE GENERAL PLAN AMENDMENT NO. 21
AT .
STAKE
1)
LOSS OF
JYURE
R-1-A ZONING
T'O NUL TI - STORY DEVELOPNENT IN OUR
RURAL -SUBURBAN SETTING.
2)
LOSS OF
NEEDS.
BEST
LOCATION FOR
DRILLING WELLS FOR FUTURE IVATER
S)
4J
LOSS OF
LOSS OF
OPEN
ROOM
SPACE AT THE
ENTRANCE TO OUR AREA.
FOR E11WANSION SHOULD !✓E EVER NEED I7'.
t
MOST OF ALL ENCROACHMENT ON OUR IIOMES, PROPERTY,
FREEDOM,r SPACE AND WAY OF LIFE.
A) MUCH MORE TRAFFIC CONGESTION.
B) CROWDED CONDITIONS.
C) MORE INTENSE LIVING PROBLEMS.
D) POTENTIAL DANGEROUS TRAFFIC PROBLEMS.
E) REDUCTION IN LIVING VALUES, AS WELL AS, PROPERTY VALUES.
F) SAFETY OF OUR SCHOOL CHILDREN DUE TO OVERCROWDING AND INTENSE TRAFFIC.
G) POSSIBLE HIGHER TAXES OR FEES TO COVER NEEDS CREATED BY THIS TYPE OF VEVEGomur.
THERE ARE OTHER SITES AVAILABLE TO BETTER MEET THIS NEED.
VALENCIA HEIGHTS WATER COMPANY encourages you to please attend the public
hearing to Oppose General Plan Amendment No. 21, on December 14, 1993, at 7
P.M. AND sign the petition that will be circulated and available in the
Office.
llhbeear
Thank You.
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VALENCIA HEIGHTS WATER COMPANY
3009 E. VIRGINIA AVENUE
WEST COVINA, CA .91791
(818) 332-8935 or (818) 332-3577
December 14, 1993
To: Members of the Planning Commission
City of West Covina
Re: Bircher Senior Project
Notice of Public Hearing
Dear Members of the Planning Commission:
Valencia Heights Water Company (VHWC) has at several times over a
period of years attempted to encourage the City to meet with its
Board and discuss the City property located at 130 - 138 Barranca.
When the first developer gave up his interest in the development of
this property, VHWC asked the City'of West Covina to discuss the
use of this property before putting it on the market again. The
City has not yet recognized this request. We then followed with
several more requests to discuss this matter but.all to no avail.
Our interest in this property is to work with the City of West
Covina to help obtain a better environment for our community. To
this end, the City authored and discussed with VHWC several drafts
of the proposed agreements for the exchange of properties and
street acquisition (from October 1989 to May 1990). The
transaction contemplated in those agreements was not thoroughly
pursued by the City and was eventually dropped after a change in
City personnel. We have attempted to exchange land with the City
which we think is better suited for senior housing. It would also
enable us to improve our.ability to serve the citizens both for the
future senior residents of West Covina, and those living in the
community --without adversely affecting the surrounding community.
We feel we have a very workable plan and do have enthusiastic
support from the surrounding community in this endeavor. Most who
live in this area are against any zone change that would allow
additional multiple dwellings in this residential and already
congested area.
We believe the Barranca property would be better used as a source
Of supply of ground water for residents of West Covina as well as
those now served by VHWC which, in fact, is owned by those served,
the area residents. We feel, along with the rest of the residents,
that the use of this parcel for water development would be a more
appropriate use of the property than that proposed in this zone
change.
We have heard no factual reasons why the above plan is not in the
City's best interests. If we the people are the City and you are
our representatives, we do not understand the lack of interest in
what the people want done with their land: One reason that was
given for the use of our bland on Citrus Avenue was that it would
interfere with the Maverlick ball field. That field has been
inactive for the past ten years. It was being used as a pasture
for Ridge Riders. The use of it this last year was for one team
only. We believe that Iproperly planned and built, there is
adequate room on the almost nine acres that we own for all three
uses -Ridge Riders, ballpark, and senior housing. Let us work
together with you for a batter community.
We ask for your denial of this proposed change in zoning at 130 -
138 Barranca Street. Weiask that we meet with you in a work
session to develop a plan that will solve the needs of senior
housing. We want land to be of the most. beneficial use to the
people.
Thank you for your consideration.
Valencia heights Water
Board of Directors
westcov
,)any
VALENCIA HEIGHTS WATER COMPANY
3009 VIRGINIA AVENUE
WEST COVINA, CA 91791
(818) 332-8935 or (818) 332-3577
We offer the following comments
to the General Plan Amendment No. 21
applicant requests per PUBLIC HEARING ITEMS.
General Plan Amendment
A. There have been changed conditions; there will always be
changed conditions since the General Plan's adoption and
in the future. Changes have.been made in the General
Plan in this area over the years --some good, some not so
good. In this case, the residential rural atmosphere
desired by almost all of the residents in this area still
exists, and is in the General Plan. The land in this case
is much .more a part of the R-1-A zoning than any other
adjacent changed zonings and uses.
1. You are asking to increasp- the density to 39.53
units per acre from two or three units per acre.
This is an extreme increase over the existing
zoning and the desires of the people.
In this area of West Covina, the only comparable
density is in the Centre Court Apartments with 300
units. When that plan change was granted, it was
approved to be a 40-unit complex. However, once
the zoning was changed, the 40 became 300. These
apartments, which are across Barranca from this
site, do not justify the proposed change to build a
multiple story adjacent to private homes. The
existing apartments west of Barranca do riot look
into peoples' back yards or block most views of
residents having open space feeling now.
2. Another comparison is the 12-unit condo complex at
2822 Virginia which was reduced in size from five
stories to the two -stories for the same reasons.
Would you like .a three-story apartment or condo
next door to your home? Especially looking right
into your back yard? Home owners need to be given
more consideration.
3. VHWC and its owners are opposed to this complex.
We also oppose the tactics of individual contacts
and misrepresentations made at some individual
meetings with neighboring property owners. The
City allegedly made claims that the Water Company
and other residents were not opposed to the
project. The truth is, the Water Company has
always opposed and the residents have notified the
I. ,
Company they don't know what can be done to prevent
this and will their company (VHWC) please oppose
this project. This has not only been expressed by
the immediate neighborhood, but the whole area does
not want more congestion.
B. This project will have a definite adverse effect on the
adjoining property and the neighborhood.
1 Multi -stories looking into backyards and windows of
the residential rural housing.
2. Blocking of view of residential land.
3. Increased congestion.
4. Decreasing the residential values of the adjacent
properties.1
C. Create adverse traffic conditions endangering not only
the future seniorl drivers who would be the residents, but
all those passing through this .already congested area
with known poor road safety.
1. Over 400 units on the west side of Barranca must
enter Barranca at Virginia or the drive next to the
wash for access in and out.
2. The horse, Biking, and biking trail crosses next to
the wash and
property.
3.
South Hills
High School, located to the south at
Barranca and
Cameron, creates a large traffic flow
on Barranca
4.
Mesa Elementary
School at Barranca and Sunset Hill
also creates
a large amount of additional traffic.
5.
The two new
drive -through restaurants on each side
of Barranca
on Garvey create more additional
traffic.
6.
The normal
business activity on Garvey has
increased the
traffic also.
7. Barranca isIa major north/south route from Cameron
to the businesses and shopping areas, as well as
the freeway Iwith on and off -ramps at Barranca and
Garvey, increasing traffic flow.
8.. The planned land sure -to -come expansion/improvements
at Eastland will add an increase to. the already
unsafe traffic.
vm
9. The steep elevation changes on Barranca on both
sides coming down off the overpass (from the north
and the natural steep hill to the south) hamper
vision, increase speed and control of a vehicle.
Because of the hills, a signal may not help this
problem.
D. Health, safety and general welfare are all in jeopardy
with any increased numbers in this very small area --too
many people living and passing through in too little an
area.
1. Increased concentration of people increases smog,
air pollutants and affects the general environment.
We have already given up a large .share of the rural
atmosphere and environment that brought us here.
If we are concerned about health, safety, and
welfare, we shouldn't be increasing the density,
traffic, pollution or changes in the present
atmosphere and living conditions.
2. The hazards of the traffic increase, are reason
enough not to increase the density at this location
as explained above.
3. A major horse, hiking and biking trail exists
adjacent to the property and crosses the already
.over -loaded Barranca. I know the experts count of
cars will not show this. Their counters are not
living and working here in everyday life as we are.
4. The welfare of all is best served with this
facility in another location. We are not against
the senior housing, it is this_ location that .we
believe is wrong.
E. As far as the people who reside in this section of the
City, and encroachment to the south of the wash and
freeway is an infringement on the existing zoning. It is
not consistent with property zoning already in place even
with the changes already allowed, nor is it within the
requirements to make such a zone change.
1. The City asked for the apartments at
111 S. Barranca to be 40 units. How many did we
end up with? 300 units! Who is to say once the
zoning is changed, it could become another high-
rise office building as proposed in the tabled
freeway overlay.
2. East of Barranca and south of the wash, was agreed
on in the General Plan and still is primarily R-1-A
zoning with an average density of one to three
units per acre --not 39.53 per acre.
Zone Chance
This is hardly consistent with the approved General Plan or
the zoning agreed upon in the area. The high density
encroachment has to. stop some place to protect the peoples'
homes, safety, welfare, way of life, and values. It is our
City too. Please listen!
A. In terms of a zone change, there of course have been
changes in our lifestyle and the number of people living
here. We do not need more intensive use in our
residential area than has already been given. There will
be more, but we'hope not this and not here.
However, the people who live here do not believe the
conditions have changed sufficiently for this small
parcel to require this type of change. All the changed
conditions on the south side of the wash have been
hammered down the peoples' throat against their wishes in
the past. Since this property is owned by the people, we
should have some say in how it is used.
We do not know any reason why this change needs to occur.
The only.. reason possible is the investment the
redevelopment agency made to the City for the property,
which we believe would be classified as a questionable
way for management of our City to work --a poor reason for
a zone change.
This project has many other possible sites. Our
recommended use for good, healthy water that will benefit
the people of the City,more now and in the future, is a
much better use.
Although the zoning.has been changed on ownerships west
of Barranca to multiple dwellings, those are in less
direct contact with single family unit properties
adjacent to and above them.
There is no way to justify pushing this zone change into
the R-1-A area east of Barranca as has been done in the
past. Let's maintain our residential home city as it
started and was intended initially.
B. Although it is anyone's guess, it is our belief that it
will cause a lowering of adjacent and surrounding
property values --especially the residential value. When
the General Plan was competed, it gave all the property
north of the wash and freeway in this area to any
proposed commercial use that the planning would need and
they have done that. Why is there always an insistence
in changing the way of 'life by.creating this type of
problem in a very happy, desirable, and proud
neighborhood?
-�^.:►--•..+....�---•-.�-.. .... .... .-.., l..r..r K.:. �........,,�......-.:.ram. r�-:-.--•-...•���-�-....� ..- --
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The fact that.the residents gave in on the apartments and
condominiums west of Barranca, does not mean the same
conditions should exist on the east side of Barranca.
Any change that increases the occupancy per acre is, in
most residential areas, detrimental to the living
conditions whether you live up on the hillside or in the
area closer to the freeway or over by the dump.
.C. The more concentration of people, the more health and
safety problems exist. We all know this by knowing
sources of these problems. We will not again enumerate
all the health land safety problems here. We do not
believe more revenue or meeting the re -development
agreement for the City should be placed as a burden on
the residents lilving in this area.
Why, when the open space created by the closing of
schools became (available, was this need for senior
housing not included in those developments? There is
little proof of the revenue need of the City in this
project. The land was acquired for a fire station, but
other changes and possible congestion in this area caused
the Fire Department to want the station on the 130 Citrus
site.
D. The Comprehensive General Plan of the City is constantly'
being encroached upon. We believe this type of change
does not add to this neighborhood nor the City as a
whole, but degraIdes it.
The general plan was generated with many hours of many
citizens making sure the residential life style was safe
for them now and Ithe future. Is this why a comprehensive
factor is added to the.dec_ision? Comprehensive to what?
E. This plan change is in no way consistent with the General
Plan --at least not the adopted General Plan that was and
has been fought over in the past. It may be to satisfy
the needs of some specific purpose --not those of local
residents. Examples:
1. Extension of West Covina Parkway asa means to open
the area toldevelopment.
2. The attempt to make Mayer tract multiple dwellings.
3. The high school and service station issues.
4. Poss Land Development, where he for 20 years defied
the General Plan, finally succeeded; and now with
the plan changed, what will we get there?
F. We realize people come and go, leaving growth to the
whims of the developers instead of to the sensible,
practical quality -living we were promised with the
General Plan. Why have a plan if it is going to be
chipped away little by little. There is more than a plan
at stake; a way of life for those who live here.
Why.should the City,.which begged this. area to join them
so they could protect our way of life intact, want to
make these changes? The City is supposed to be for the
people --not constantly changing the living conditions.
•
0
Precise Plan of Design
Precise plans and designs for this project have been generated
in the past. Many of the items in the plan did not meet the
existing ordinances of this City. An example is the height
limitation in residential'areas. All the designs we have seen
for this site are based on very high density to utilize the
land value the City has put on property. Unless it is
actually .changed, all the costs incurred for the many plans
developed for this project since its inception and man hours
spent on trying to prove this facility belongs where it does
not belong, should ni t have been done until the site was
approved.
The project plan displayed in the mall does not, in our
thinking, gain the approval of the people living in the'area
affected. Why weren't meetings called before.the plans were
developed?
This City has passed ordinances to satisfy a few in the past.
Why does it go against many now?
A. The plan violates many ordinances: height,, density,
access, building set -back.
B. Adjoining property value will be less with a high rise..
C. The plan with the proposed density does interfere -with
use and enjoyment of the property in the vicinity.
D. It does endangerl; as stated before, the public peace in
a residential area, health in an already over -crowded
area, safety in a congested area and poor traffic
conditions and does nothing for general welfare.
The people we represent directly and indirectly ask you, our
representatives, to not approve this zone change and plan amendment
for a three-story, high density project on this residentially zoned
property at 130-138 S. Barranca. We have offered alternatives and
are sure these alternatives are locations for high density senior
housing.
Under separate cover, we have submitted to' you signed petitions
from
THE PEOPLE OF VALENCIA HEIGHTS WATER COMPANY
genplan.93
T: •':
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STATUS UPDATE - DECEMBER 23
UNCLASSIFIED USE PERMIT NO.
VALENCIA HEIGHTS WATER COMP
138 SOUTH BARRANCA STREET
1. City and State Approval
1993
396-
1NY - WATER WELL OPERATIONS
of Well Location— (Condition #9.)
The unclassified use permit requires the Water Company to comply
with all applicable local, state, and federal requirements for the
water well operation. The City has adopted an ordinance to
regulate water wells which essentially adopted the State's
requirements by reference. Therefore, the water well falls under
the purview of the City and State..
City records indicate that approval was granted and a permit issued
by the State Office of Drinking Water in May, 1991 for a water well
on the subject site at a distance of 50 feet from existing sewer
lines, which is the minimum allowable distance to a sewer line.
Subsequently, a survey conducted by the Engineering Department in
July, 1991 verified the actual location of the water well at 34
feet from the centerline of the sewer line. The City notified the
State of this discrepancy in the location of the well in a letter
dated July 3, 1991. Since then, we have not received any response
from the State orany indication of whether a new permit would be
issued to allow the water well in its present location.
Valencia Heights has been advised by the City on several occasions
regarding this issue. Most recently, a letter dated June 16, 1993,
was. sent to the Water Company indicating possible UUP 396
revocation_ proceedings should Valencia Heights remain
.non -responsive to this issue.
2.Approval of Temporary Encroachments on the Subject Site
(Condition Nos. 1, 2.and 11)
The Water. Company is required to obtain approval of any
encroachment, temporary or otherwise, on the subject site. City
records indicate that the Water Company has not received approval
of temporary encroachments to allow any of the existing
improvements at the subject site. A plan showing the alignment of
temporary water lines, the present location of the water well,
generator and temporary sound attenuation structures, and any other
encroachments proposed or presently on the subject site is required
to be submitted to the Planning Department for review and approval
by the City'.s Property Manager and the Planning Director.
Approval of encroachments
five ( 5 ) years from the dat
the five year limit on a y
2149-93/A:/UUP396VA.LNC/bjcl
f
ay be permitted by the City for up to
of approval and may be extended beyond
irly basis.
Status Update
UUP No. 396
Valencia Heights Water Company
December 23, 1993 Page.2
3.Public Liability Insurance (Condition No. 6)
The Water Company is required to maintain ongoing -public liability
insurance, which names the City of West Covina as additional
insured, throughout the term of the unclassified use permit. The
required amounts and terms of the policy are specifically stated in
the resolution.. We are in receipt of an insurance certificate
which was effective between May 23, 1991 to May 23, 1992, but we
have not received any documentation indicating that a current
policy is in effect.
4. Requirements for Installation of an Electric Pump
Prior to installation of an electric pump and underground
water lines, the following conditions shall be met:
a. Approval of plans and specifications and granting of an
easement for the permanent water welland underground
water lines (Condition No. 16).
Upon approval of a precise plan of design for the subject
site, the Water Company shall prepare plans and specifi-
cations for underground water lines. No construction
work on the water lines shall commence until easements
for the location of the permanent water well and electric
pump, screen wall, underground water lines and electrical
lines have been granted by the City Council, plans and
specifications are approved by the City Engineer, and a
notice to proceed with construction is issued by.the City
Engineer. The Water Company is also responsible for
securing an access easement from the Los Angeles.County
Flood Control District to. service the well via a service
road along the northerly, property' line. A faithful
performance bond, labor and materials bond, and insurance
certificate shall be provided by the Water Company Iprior
to approval of the plans and specifications by the City
Engineer.
b. Construct screening wall (Condition No. 12).
The Water Company shall submit plans to the Planning
Director for construction of a concrete block or masonry
wall to be constructed around the water well and electric
pump. Plans shall be reviewed and approved by the
Planning Director and City Engineer prior to installation
of the electric pump
2149-93/A:/UUP396VA.LNC/bjc
TTACHMENT E
SEP 1 `� 1993
September 16, 1993
Mr. Herman.Weskamp,,President
Valencia Heights Water Company
3009 Virginia,, Avenue
West Covina, CA 91791
Dear Mr. Weskamp:
I an writing to you today to clarify. the position of the City of
-West Covina and the West Covina Redevelopment Agency regarding the
Agency's intent to pursue the development of .'a residential
development for -senior citizens on the Agency's property on
Barranca Avenue. on several occasions you have suggested'that the
Redevelopment Agency consider a: trade of' .property, by' which
Valencia Heights Water Company would receive the Agency's Barranca
site, and the. Agency would receive some portion oft Valencia Heights
Water.Company's:property on citrus ' Avenue upon :which currently
exists two recreational uses, the Ridgeriders and the Maverick
Field.
The idea of a trade of -land is, of course, not new. It was nearing
reality, as you know, when in 1990 the City considered :the
development of a new Fire Station No. 2.'at. this location. You
worked with Leonard Eliot on,a program.which .would have.utilized
the front portion of the vacated Maverick Field'site for the fire
station'and an extension of, Virginia Avenue. Under this concept,
the City would have purchased the adjacent, 1.4 acre Butler property
and conveyed it to Valencia Heights Water Company in exchange for
the front portion of the Maverick Field site.
This "L'8ncept was abandoned by the City when the City Council
determined. to .build a new Fire Station No. 2 at its existing
location.
The problem with the proposal to move the proposed 51 unit senior
residential project to the Citrus site is the competing
recreational uses.' The City of :West Covina, � which leases the
entire site from Valencia Heights .Water Company, has granted the
use of the site to the two interests, the Ridge Riders, and the
Maverick Development Group. Together,,.these. two, groups utilize the
entire site,, except those facilities which Valencia Heights
reserves for water -related uses. :
•
I 1,
Until the Maverick Developmen
Maverick. Field, an exchangE
desirable. However, with the
of a ballfield there, and the
of the field, there is insui
front on Citrus for the senio
Prior to the proposal by the 1
Council had responded to th
community in .West Covina, a
rehabilitation of Maverick
population within the communit
the ability to play baseball
The same concerns are presen
facility. At the present time
balance of the site for ec
supported the Ridge Riders i
evicting the group from th
significant neighborhood of
equestrian, - recreational use
with a multiple residential u
The only.purely unencumbered
property located immediately
site. is triangular in shape,
Furthermore, the development c
to equestrian and baseball fa
to be the best use of that pr
the seniors who would live t
owned by Mr. Butler, and t.
additional funds to acquire 1
Group began the rehabilitation of
of land might still have been
renewed interest in the development
actual commencement of construction
ficient land available which would
development.
averick Development Group, the City
interests of the youth baseball
d had, allocated funds toward the
Field.. There is a significant
who have an interest in maintaining
here.
with regard to the Ridge Riders'
the Ridge Riders occupy and use the
uestrian purposes. The City has
i the past, and has no interest in
premises. We would anticipate
position . to the removal of an
it this location and its replacement
e
property in this area is the Butler
idjacent to the north. This 1.4 acre
and not easily developed by itself.
f, senior housing immediately adjacent.
::ilities does not appear to the City
Dperty, nor in the best interests of
sere. At any rate, the property is
ie Agency does not need to expend
and for . this purpose.
The City and the Agency fully
Valencia Heights Water Company
Barranca Avenue, but for the
willing to consider an excha
existing community interests.
We do look forward, however
senior development and the ul
water"' nines and electrical s
moving through the Planning
processes. In fact, the Con
project on Tuesday, SeptembE
support of the.site plan.
At this point, it would a
easement will not be located
rather through the driveway
will discuss the conveyance
I hope that this letter ad(
regarding the development o
appreciate the benefits derived by
by its use of the Agency property on
reasons stated above, we.are not,
nge of land which would dispossess
to. the hopeful completion of the
.imate, permanent installation of the
rvice to the well.. This project is
Commission and other public review
nission held a study session on the
14, and expressed its preliminary
)ear that the water and electrical
►long the easterly property line, but
'ea. As. soon as this is finalized, we
f an easement with you.
uately explains the City's position
the Barranca site. If you or your
a 1
Board members have any questions relating to this project, please
feel free to contact me.
;Sin rely,.
Steven W. Wylie
Assistant City Anager
r
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r i i
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0
R E S 0 L
A RESOLUTION OF TB
COVINA, CALIFORNIA,
OF ENVIRONMENTAL
NO. I-94-21, EAST 1
ZONE CHANGE NO. 64:
PRECISE PLAN NO.
ENVIRONMENTAL QUAL]
Senior Properties).
WHEREAS, there was fi
verified applications on the
of the West Covina Municipal
Plan Amendment No. i-94-21, 1
8, Zone Change No. 642, Tent
Plan No. 845. to allow the
condominium units on that ce
T I 0 N N 0.
CITY COUNCIL OF THE CITY OF WEST
CERTIFYING THE NEGATIVE DECLARATION
MPACT FOR GENERAL .PLAN AMENDMENT
ILLS SPECIFIC PLAN AMENDMENT NO. 8,
TENTATIVE TRACT MAP NO. 51794 AND
845 PURSUANT TO THE CALIFORNIA
PY ACT OF 1970, AS AMENDED (Birtcher
ed with the City of West Covina,
-orms prescribed in Chapter 20 and 26
Code, requesting approval of General
ist Hills Specific Plan Amendment No.
tive Tract Map No. 51794 and Precise
construction of 51 senior citizen
tain property described as follows:
Assessor Parcel Nos. 8480-017-900, as shown on the latest
rolls of the Los Angeles County Assessor's records; and
WHEREAS, the proposed project is considered a "project"
pursuant to the terms of the California Environmental Quality Act
(CEQA); and
WHEREAS, an initial study was prepared for said project; and
WHEREAS, based upon the findings of the initial study, it was
determined that although the proposed project could have a
significant impact on the environment, there will be none in this
case due to mitigation measures which have been incorporated into
the project's design or requI!red as conditions of approval; and
WHEREAS, the initial study has determined that the project
will not individually nor cumulatively have an adverse effect on
wildlife resources, as defined in Section 711.2 of the Fish and
Game Code; and
WHEREAS, a Negative Declaration of Environmental Impact was
prepared for the proposed project pursuant to the requirements of
the California Environmental Quality Act of 1970, as amended, and
mitigation measures are included in said Negative Declaration in
.support of the finding that all potential impacts can be reduced to
a level of insignificance.
WHEREAS, the Planning Commission, did. on the 14th day of
December, 1993, conduct al duly advertised public hearing as
prescribed by law to consider said applications and environmental
documents; and.
WHEREAS, the Planning
No. 12-93-4196 at said publ
Council certify the subject
Impact.
2155-93/A:/CEQABRCH.CC/bjc
ommission adopted Resolution
tic hearing recommending that the City
Negative Declaration of Environmental
A
Resolution No.
Birtcher Senior Propertie's''
CEQA/GPA21/EHSPA8/ZC642/TTM51794/PP845
January 4, 1994 Page
NOW, THEREFORE, the City Council of the City of West Covina
does hereby.resolve as follows:
1. After. receiving and considering all determinations, studies,
documents, and recommendations, as well as other appropriate
public comments, the City* Council hereby certifies the
Negative Declaration of Environmental Impact subject to
compliance with the mitigation measures outlined below:
Envi'ronrnental
Impacts
Mitigation
Measures
Monitoring
Department/
Agency
Monitoring
Methods
a.
Earth Movement
A grading and
Engineering
Precon-
drainage plan shall
struction plan
be submitted to the
check
City Engineer for
review and. approval.
All grading shall
Engineering
Daily on -
comply with Chapter
and Building
site in-
9 of the West
spection;
Covina Municipal
Precon-
Code and Chapter
struction
29 and 70 of the
plan check
Uniform Building
Code.
205 3- 9 3/A;/NEGDEC6R.CHR/bic'
Resolution No.
Birtcher Senior Properties
CEQA/GPA21/EHSPAB/ZC642/TTM51794/PP845
January 4, 1994 - Page 3
b. Air Quality Normal Wetting
procedures o i other
dust palliative
measures shall be
followed during
demolition and
excavation
activities.
Engineering
and Building
Daily onsite
inspection;
Preconstruc- .
tion plan
check;
Citizen input
2053-93/A:/NEGDECBR.CI iR/bic
Resolution No.
Birtcher Senior Properties'
CEQA/GPA21/EHSPA8/ZC642/TTM51794/PP845
January 4, 1994 - Page 4
C.
Noise
Grading and
Engineering
Daily on -
construction activity
site in -
shall comply with
spection;
the City's grading :
Citizen
and noise
input
ordinances.
Requirements
include but are not
limited to restricting
the hours of
excavation, grading
and other
construction
activities between.
7:00 AM and 8:00
PM.
All grading and
Engineering
Daily on -site
construction
inspection;
equipment,
Citizen input
stationary or mobile,
shall be required to
have properly
operating and
maintained mufflers.
Units along the
Planning
Preconstruc-
north elevation
tion plan
facing the San
check
Bernardino Freeway,
affected by exterior
noise impacts over
the 65 dBA level
shall be required to
install noise barriers
on the perimeters of
their respective
decks or patios.
These barriers may
be constructed
using opaque or
transparent
materials.
2053 93/A:/NEGDECaR.C{HR/bjc
I
Resolution No.
Birtcher Senior Properties
CEQA/GPA21/EHSPA8/ZC642/TTM5'1794/PP845
January 4, 1994 - Page 5
C. Noise Noise barriers shall
be required on the
patios and (decks of
all the units facing
Barranca Street.
The barriers may be
constructed using a
combination of
opaque and
transparent
materials.
Prior to release of
certificates for
occupancy, noise
tests shall be
conducted by an
acoustical engineer
to ensure
compliance with the
45 dBA interior
noise standard. The
test shall be
performed over a
24-hour period at
three locations to be
determined by the
Planning Director.
Any unit
experiencing interior
noise levels over the
45 dBA level, shall
be required to install
30 STC windows,
and any other
appropriate measure
as deter ined by
the Planning
Director ,I in order, to
lower thle interior
noise level to
acceptable limit.
Planning
Planning
Precon-
struction
plan
check
Review
noise
test
methodology
and
results.
Precon-
struction
plan check.
2053-93/A:/NEGDECBR.CHR/bic
Resolution No.
Birtcher Senior Properties
CEQA/GPA21/EHSPA8/ZC642/TTM51794/PP845
January 4, 1994 - Page 6
Light and Glare
A minimum 6 foot.
Planning'
Precon-
d.
wide landscaped
struction
buffer along the east
plan
property'line
check
adjacent to the
neighboring single
family homes will be
provided. The
landscaping for this
area will include
specimen plant
materials and trees
appropriate in size
and shape to create
a solid plant screen,
subject to the
approval of the
Planning Director.
Lighting on the site
Planning
Precon-
shall comply with
struction
Section 26-519 of
plan
the West Covina
check
Municipal Code and
Planning
Commission
Resolution No.
2513.
2053-93/A:/NEGDECBR. CHR/bic
Resolution No.
Birtcher Senior Properties
CEQA/GPA21/EHSPA8/ZC642/TTM51794/PP845
January 4, 1994 - Page 7
e. ITraffic and
Circulation.
Prior to the issuance
of building permits,
the applicant shall
submit a flormal
request to the City
Traffic Committee
for purposes of
determining and
implementing
appropriate time
limits for the off -site
guest parking
spaces along
Barranca] Street.
The private street
design shall conform
to Chapter 19 of the
City's Municipal
Code, Planning
Commission
Resolution No.
2513, aInd the
City's standards for
private drives.
Project Jaccess from
Barranca Street shall
be provided by a
gated driveway,
semi -circular in
shape, that shall
allow both residents
and visitors to enter
and exit the project
without backing
onto Barranca Street
and impacting traffic
flow. (Design
elements to be
incorporated
2053-93/A:/NEGDECBR.CHR/bjc
Engineering
and
Planning
Planning
Planning
Review
Traffic
Committee
determina-
tion.
Precon-
struction
plan check
Precon-
struction
plan check
API A
Resolution No.
Birtcher Senior Properties
CEQA/GPA21/EHSPA8/ZC642/TTM51794/PP845
January 4, 1994 - Page 8
e. Traffic and
in the driveway
Circulation cont.
configuration include
adequate driveway
width to ensure
visitors using the
guest call box do
not obstruct the
entry of residents.
Based on forecasted
Planning
Precon-
project traffic
struction
volumes, one
plan check
vehicle stacking
space shall, be
provided for visitors
using the guest call
box or waiting for
the entry gate to
open.
The operation of -the
Planning
Precon-
automatic entry gate
struction
for residents shall be
plan check
though a remote
access control
system similar to a
garage opener
device. Residents.
shall be able to,
activate the gate as
they approach the
entry from Barranca.
Street.
A Prospective
Planning
Review PHAP
Homebuyers
Awareness Package
(PHAP) shall be
made available to
prospective
homebuyers.
Among other data,
the PHAP will
identify the nearest
bus stop locations.
2053-93/A:MEGDECBR. CHR/bic
•
•
Resolution No.
Birtcher Senior Properties
CEQA/GPA21/EHSPA8/ZC642/TTM51794/PP845
January 4, 1994 - Page 9
f. Aesthetics A landscape and
automatic irrigation
plan shall be
submitted to the
Planning Department
for review and
approval before
issuance of building
permits. Drought
tolerant landscaping
will be utilized
where appropriate to
minimize water
consumption.
Architectural variety
shall be provided by
variations In color,
massing, surface
articulation and the
use of several unit
floor plans and
alternate exterior
elevations. Color
and materials shall
be coordinated
within each
elevation to provide
a harmonious
streets cape
consistent with the
architecitural theme.
All exterior walls
and fences along
Public streets shall
be constructed with
materials similar to
and co i iplementary
to the project's
overall architectural
theme.
2053 93/A:/N[(,D[CBIi.CIIIi/hjc
Planning
and
Maintenance
Planning
Planning
Review
landscaping
and irrigation
plans.
Precon-
struction .
plan check
Precon-
struction
plan check
Resolution No.
Birtcher Senior Properties
CEQA/GPA21/EHSPA8/ZC642/TTM51794/PP845
January 4, 1994 - Page 10
f. Aesthetics cont. Common areas shall
Planning
Review
be maintained by a
CCRs.
property owner's
association.
All ground mounted
utilities such as
Planning
Precon-
transformers and
and
struction
backflow preventors
Engineering
plan check
shall be screened
from public view
and all electrical and
telephone lines shall
be installed
underground.
2053-93/A:/NEGDECBR.CHR/bic
Resolution No.
Birtcher Senior Properties
CEQA/GPA21/EHSPA8/ZC642/TTM51794/PP845
January 4, 1994 - Page 11
g.
Safety
Barriers and warning
Engineering
Daily
signs shall be
and Planning
on -site
employed where
inspec-
appropriate to
tions
maintain traffic and
pedestrian safety
during grading and
construction!
i
-The City Fire
Fire
Precon-
Marshall shall
struction
review all detailed
plan check
design plans! prior to
the issuance of
building permits.
Items to be
reviewed include
accessibility for
emergency fire
equipment,
adequate interior
circulation and other
safety consideration.
Fire and
Precon-
A fire hydrant shall
Planning
struction
be provided, to
plan check
service the iproject
and the building
shall be eq e ipped
with a fire sprinkler
system.
Planning
Precon-
Security liglhting
struction
shall be installed
plan check
throughouti the
project.
Planning
Precon-
The project's
struction
perimeter shall be
plan check
secured by, a six-
foot high
combination of wall
and fence. Project
access for;
pedestrians shall be
through respective
security gates
activated by
residents using a
security code.
Outside visitors will
have to use a call
box in order to be
"buzzed" in by
i
2053 93/A:/NEGDEC13R.CHR/bic
i
{
Resolution No.
Birtcher Senior Properties
CEQA/GPA21/EHSPA8/ZC642/TTM51794/PP845
January 4, 1994 - Page 12
h.
Use of Natural.,
The project shall
Planning
Precon-
Resources
comply with Title 24
and
struction
of the California
Building
plan
Administrative
check
Code. Specifically,
the project shall
install plumbing
fixtures which
reduce water usage
and loss such as
low -volume toilet
tanks and flow
control devices for
faucets. Also,
energy efficient .
electrical and gas
appliances shall be
used throughout the
project. The
applicant is
encouraged to install
trash compactors in
each unit to
minimize solid waste
bulk.
i.
Recreation
The project shall
Planning
Precon-
provide recreational
struction
facilities including
plan check
but not limited to a
landscaped
courtyard featuring
a proposed spa and
gazebo. Also to be
provided is an
approximate 2,600
square foot multi-
purpose room
featuring a kitchen,
crafts room and
restrooms which
can be used by
residents and their
guests.
2155-93/A:/CEQABRCH.CC/bjc
Resolution No.
Birtcher Senior Properties
CEQA/GPA21/EHSPAS/ZC642/TTM51794/PP845
January 4, 1994 - Page 13 1
2. Non-compliance with any, of the aforementioned mitigation
measures as determined by�the monitoring department/agency and
any measures taken to correct said non-compliance shall be
immediately reported to the Planning Department on the
Mitigation Monitoring and Reporting Program Checklist for the
subject project (Attachment I); and
3. The applicant agrees to implement the aforementioned
mitigation measures and monitoring or reporting requirements;
and
4. Failure to comply with any of the aforementioned mitigation
measures and/or monitoring or reporting requirements will
result in a written notice of violation from the City to the
applicant at which time the City may order that all or a
portion of pre -construction, construction, post -construction
activity or project implementation must cease until compliance
is reached; and
5. The California Environmental Quality Act (CEQA) and State and
local guidelines, rules', regulations and procedures adopted
pursuant thereto permits; the City of West Covina to impose any
fees or charges associated with implementing the above
monitoring program upon�the applicant; and
2155-93/A:/CEQABRCH.CC/bjc
R E S O L U T I O N N 0.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA,•
CALIFORNIA, ADOPTING GENERAL PLAN AMENDMENT NO. I-94-21
(Birtcher Senior Properties):
WHEREAS, the applicant, Birtcher Senior Properties, has filed
with the City of West, Covina a request for a General Plan land use
redesignation from:
"Suburban Residential (2.1 -'4.0 du/ac)" to "Planned
Development"
on that certain property generally described as follows:
Assessor Parcel No. 84801017-900, as shown on the latest
rolls of'the Los AngeleslCounty Tax Assessor; and
WHEREAS, the subject property was part of Easterly Annexation
No. 2 which was incorporated into the City in 1934; and
WHEREAS, the site has been considered for a number of land use
designations in the past including a fire station, library, and
single-family residences; andl
WHEREAS, based on past land use trends experienced around the
site and social and economic factors, the site has evolved into an
underutilized infill property which lends itself to a transitional
use between high intensity commercial uses to the north of the site
and low density single-family uses to the east of the site; and
WHEREAS, due to the size and some of the unique features on
the site such as an existing water well and related easements over
which development cannot occur, staff believes the "Planned
Development" designation -is appropriate to ensure better. land use
control while also allowing flexibility in developing the, site; and
WHEREAS, consistent with this request, the applicant has
submitted a request for an East Hills Specific Plan Amendment from
"Fire Station and Library" to "Planned Development" and a zone
change from "Residential-Agrilcultural (R-A), Area District III" to
"Specific Plan No. 10" in order toIdevelop a 51-unit senior citizen
condominium development; ands
WHEREAS, the proposed General Plan Amendment does not conflict
with and is consistent with the adopted elements of the West Covina
General Plan; and
WHEREAS, approval of this General Plan Amendment would further
the goals and policies of the. Housing Element to develop
underutilized infill sites with new housing alternatives; and
WHEREAS, the Planning Commission. adopted Resolution No. 12-93-
4197-recommending to the City Council adoption of General Plan
Amendment No. I-94-21;. and
WHEREAS, on January 4,
West Covina conducted a dull
General Plan.Amendment I-94-
2136-93/A:/GPABRCHR.CC/bjc
_994, the City Council of the City of
noticed public hearing to consider
1 ; and
Resolution No.
Birtcher Senior Properties
General Plan Amendment No. I-94-21
January 4, 1994 - Page 2
WHEREAS, the City Council of the City of West Covina has
considered the evidence presented by the applicant, the Planning
Department, the Planning Commission and other interested parties at
said public hearing held on January 4, 1994.
NOW, THEREFORE, the City Council of the City of•West Covina,
California, does resolve as follows:
SECTION NO. 1: Based on the evidence, both oral and
documentary, General Plan Amendment No. I-94-21 (Land Use
Element) is approved by the City Council, changing the land
use designation for the subject property from "Suburban
Residential" to "Planned Development" (Exhibit 1)
SECTION NO. 2: A Negative Declaration of Environmental Impact
Report has been prepared in accordance with the California
Environmental Quality Act of 1970, as amended.
SECTION NO. 3: The City Clerk shall certify to the passage of
this resolution. -
PASSED AND APPROVED THIS 4th day of January, 1994.
Mayor
ATTEST:
City Clerk
I, hereby certify that the foregoing Resolution was duly adopted by
the City Council of the City of West Covina, California, at a
regular meeting thereof held on the day of January, 1994, by
the following vote, to wit:
AYES:
NOES:
ABSENT:
City. Clerk
APPROVED AS TO FORM:
City Attorney
2136-93/A:/GPABRCHR.CC/bjc
•
N 0.
A RESOLUTION OF THE CITYICOUNCIL OF THE CITY OF WEST COVINA,
CALIFORNIA, ADOPTING AMENDMENT NO. 8 TO THE EAST HILLS
SPECIFIC PLAN (Birtcher Senior Properties).
WHEREAS, the applicant, Birtcher Senior Properties, has filed
with the City of West Covina 'a request for redesignation of land
use
on
as set forth in the East Hills Specific Plan from:
I
"Fire Station and Library" to "Planned Development"
that certain property generally described as follows:
Assessor Parcel No. 84804017-900, as shown on
rolls of the Los Angeles;County Tax Assessor;
WHEREAS, the existing East Hills Specific Plan
the site is inconsistent withifindings made in the
that a fire station is no longer deemed necessary
a library is precluded due tol inadequate funding;
the latest
and
Designation for
late 1970's in
on the site and
and
WHEREAS, based on past land use trends experienced around the
site and social and economic factors, the site has evolved into an
underutilized inf ill property,' which lends itself to a transitional
use between higher intensityjcommercial uses to the north of the
site and low density single-family uses to the east of the site;
and j
WHEREAS, due to the size and some of the unique features on
the site such as an existing water well and related easements over
which development cannot occur, staff believes the "Planned
Development". designation is appropriate to ensure better land use
control while also allowing flexibility in developing the site; and
WHEREAS, consistent with this request, the applicant has
submitted.a request for a General Plan amendment from "Suburban
Residential (2.1-4.0 du/ac)", to "Planned Development" and a zone
change from "Residential -Agricultural (R-A), Area District III" to
"Specific Plan No. 10" in order to develop a 51-unit senior citizen
condominium development; andl
WHEREAS, the proposed East Hills Specific Plan Amendment does
not conflict with and is consistent with adopted elements of the
West Covina General Plan; and
WHEREAS, approval of this East Hills Specific Plan Amendment
would further the goals and policies of the Housing Element to
develop underutilized infilli sites with new housing alternatives;
and
WHEREAS, the Planning Commission adopted Resolution No. 12-93-
4198 recommending to the City Council adoption of East Hills
Specific Plan Amendment No.18; and
i
WHEREAS, on January 4,11994, the City Council of the City of
.West Covina conducted a duly noticed public hearing to consider
East Hills Specific Plan Amendment No. 8; and
I
WHEREAS, the City Council of the City of West Covina has
considered the evidence presented by the applicant, the Planning
Department, the Planning Commission and other interested parties at
said public hearing held of;January 4, 1994.
2133-93/A:EHSPA8CC.RES/bjc
Resolution No.
Birtcher Senior Properties
East.Hills Specific Plan.
Amendment No. 8
January 4, 1994 Page 2
NOW THEREFORE, the City Council of the City of West Covina,
California, does resolve as follows:
SECTION NO. 1: Based on the evidence, both oral and documen-
tary, East Hills Specific Plan Amendment No. 8 is approved by
the City Council of the City of West Covina, changing the land
use designation for the subject property from "Fire
Station/Library" to "Planned Development" (Exhibit 1)
SECTION NO. 2: A Negative Declaration of Environmental Impact
has been prepared in accordance with the California
Environmental Quality Act of 1970, as amended.
.SECTION NO. 3: The City Clerk shall certify to the adoption of
this resolution.
PASSED AND APPROVED THIS 4th day of January, 1994.
Mayor
ATTEST:
City Clerk
I, hereby certify that the foregoing Resolution was duly adopted by
the City Council of the City of West Covina, California, at.a
regular meeting thereof held on the day of January, 1994, by
the following vote, to wit:
AYES:
NOES:
ABSENT:
City Clerk
APPROVED AS TO FORM:
City Attorney
2133-93/A:EHSPA8CC.RES/bjc
e
•i •
ORDIN4ANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, AMENDING THE WEST COVINA MUNICIPAL
CODE BY AMENDING THE OFFICIAL ZONING MAP (Zone Change
No. 642 - Birtcher Senior Properties)
I
WHEREAS, there was filed with this Commission a verified
application on the forms prescribed in Section 26-153 and 26-199 of
the West Covina Municipal Code!, for the reclassification from:
"Residential Agricultural (R-A), Area District III" to
"Specific Plan No. 10" j
on that certain property generally described as follows:
Assessor Parcel No. 8480-017-900, as shown on the latest
rolls of the Los AngelesjCounty Tax Assessor; and
I
WHEREAS, said application involves a change in land use and
the adoption of Specific Planjtext and plans; and
WHEREAS, after considering the proposed request at a duly
advertised public hearing on December 14, 1993, the Planning
Commission of the City of West Covina recommended that the City
Council approve said zone change; and
WHEREAS, the City Councill upon giving the required notice, did
on the 4th day of January, 1994, conduct a duly advertised public
hearing as prescribed by law to consider said application; and
WHEREAS, the City Council of West Covina has considered
evidence presented by the applicant, the Planning Department, the
Planning Commission and other interested parties at said public
hearing held on.January 4, 1994; and
WHEREAS, the oral and jdocumentary evidence considered in
connection with the application reveal the following facts:
i
1. The applicant is requesting approval of a zone change
from "Residential Agricultural (R-A), Area District III"
to ."Specific Plan No. 10 . "
2. This zone change application is submitted in conjunction
with a request forla General Plan Amendment, East Hills
specific plan amendment, tentative tract map and precise
plan to construct a 51-unit senior condominium
development.
3. The proposed zone change is contingent upon the approval
of the proposed General Plan Amendment and East Hills
Specific Plan Amendment.
4. Findings necessaryjfor approval of a zone change are as
follows:
a. There are changed conditions since the existing
zoning became effective to warrant other or
additional zoning.
b. The proposed change of zone will not adversely
affect adjoining property as to value or precedent
and will not be detrimental to the area.
C. A change of zone will be in the interest or
furtherance of the public health, safety and
general welfare.
i
2134-93/A:/ZC642BRC.ORD/bjc
Ordinance No.
Birtcher Senior Properties
January 4 ,. 19.94 -.Page 2 _.
d. The approval of such a change of zone will not
adversely affect the comprehensive General Plan so
adopted by the City.
e. The approval of such a zone change is consistent
with the General Plan or applicable specific plans.
5. Based on the findings of an initial study, it has been
determined that although the proposed project may have a
significant effect on the environment, there will be none
in this case due to mitigation measures which have been
incorporated into the project design or required as
conditions of approval. A Negative. Declaration of
Environmental Impact has been prepared for the proposed
project pursuant to the requirements of the California
Environmental Quality Act (CEQA) of 1970, as. amended.
WHEREAS, based on the evidence presented to the City Council,
both oral and documentary, the City Council finds as follows:
a. The current zoning designation.has been in effect since
1934 when the property was annexed into the City from the
County. Since that time however, the widening of the I-
10 freeway and development of Eastland Mall have changed
the character of the area to warrant reconsideration of
the current zone designation. Land around the subject
site has also undergone change in a way which lends the
site toward a more transitional land use - specifically,
higher density housing. This is further justified by
increasing housing development costs and the need to
balance housing needs. Underutilized infill lots such as
the subject property' represent a prime source for
providing new alternative housing..
b. As designed, the proposed Specific Plan Zone No. 10 will
not adversely affect the adjoining properties nor create
additional impacts' for future residents of. the site.
Based upon the noise study prepared for the subject
project, there are no anticipated significant impacts
associated with the site's proximity to the I-10 freeway,
Barranca Street or the water well. that cannot be
mitigated. In addition, building setbacks and perimeter
landscaping treatment address privacy issues which were
raised by the property owners to the east. According to
the traffic. study, the site will generate a minimum
amount of traffic and is not expected to negatively
impact traffic flow along Barranca. The project will
create a demand for resident and guest parking, which is
addressed through on- and off -site parking spaces.
c. The proposed change of zone is designed in the interest
of public health, safety and general welfare. Due to the
increased intensity of the. San Bernardino- Freeway,
Barranca Avenue and land uses adjacent to the freeway,
the site is not suitable for single-family residential
development due to noise and traffic. As proposed, the
site will act as a transition from.the San Bernardino
(I-10) Freeway into the adjacent residential properties
to the south. The. project is designed with noise
abatement measures and a limited access point onto
existing roadways. The noise abatement measures will not
only screen noise from the proposed development but also.
act as a noise barrier for existing single-family
residences. In addition, the proposed project will
provide new housing alternatives.
213.4-93/A:/ZCG42BRC.ORD/bjc
Ordinance No.
Birtcher Senior Properties
January 4, 1994 - Page 3
d. The granting of this zone change will not adversely
affect.the General Plan, but will be consistent with the
proposed General 'Plan designation for the site.
Additionally, thei Zone Change will aid in the
implementation of the General Plan by changing the zoning
on underutilized land thus allowing for an attractive,
higher density development.
e. The proposed change of zone from "Residential -
Agricultural, (R-A)';, Area District III" to "Specific Plan
No. loll is consistent with and implements the proposed
General Plan and East Hills Specific Plan designations of
"Planned Development Furthermore, it furthers the
goals .and policies':of the Housing Element in developing
underutilized lots'for with housing alternatives.
I
NOW, THEREFORE, the City Council of the City of West Covina,
California, does resolve as follows:
SECTION NO. 1: Based Ikon the evidence presented, and the
findings set forth, the iabove Zone Change No. 642 is hereby
found to be consistent with the City's General Plan and the
East Hills Specific Plan,- appropriate for the proposed
development concept and ;the land uses permitted within said
zone classification.
SECTION NO. 2: A Negative Declaration of Environmental Impact
has been prepared in'E accordance with the California
Environmental. Quality Aclt of 1970, as amended.
SECTION NO. 3: The City Council does hereby approve Zone
Change No. 642, thereby ',permitting a change in land use and
adoption of a Specific Plan text and plans, (Exhibit 1 and 2
incorporated by reference) subject to the following
conditions:
i i
1. Zone Change No. 6421is being processed concurrently with
and is contingent ,upon the approval of General Plan
Amendment No. I-94-21 and East Hills Specific Plan
Amendment No. 8. li
2. The .primary resident of each unit shall be restricted to
55 years of age or older.
2134-93/A:/ZC642BRC.0RD/bjc
a
_ • „4tj�i�7 r
Ordinance No.
Birtcher Senior Properties
January 4, 1994 - Page 4
SECTION NO. 4: The City Clerk shall certify to the passage of
this Ordinance and shall cause -the same to be published as
required bylaw.
PASSED AND APPROVED this 4th day of January, 1994.
Mayor
ATTEST:
City Clerk
STATE OF CALIFORNIA ).
COUNTY OF LOS ANGELES ) SS
CITY OF WEST COVINA )
I, Janet Berry,,City Clerk of the City of West Covina, do hereby
certify that the foregoing Ordinance No. was regularly
introduced and placed upon its first reading at a regular meeting
of the City Council on the day of That,
thereafter, said Ordinance was duly adopted and passed at a regular
meeting of the City Council on the day of
by the following vote, to,wit:
r4VA i.F
NOES:
ABSENT:
City Clerk
APPROVED AS TO FORM:
City Attorney
2134-93/A:/ZC642BRC.0RD/bjC
RESOLUTION NO.
it
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA,
CALIFORNIA, UPHOLDING THE DECISION OF THE PLANNING -COMMISSION
AND APPROVING TENTATIVEI TRACT MAP NO. 51794.
WHEREAS, there was filed with this Commission a verified
application on the forms prescribed in Chapter 20 and Chapter 26 of
the West Covina Municipal Code, requesting approval of a tentative
tract map on that certain property generally described as follows:
Assessor Parcel Nos. 8480-017-900, as shown on the latest
rolls of the Los Angeles County Tax Assessor;.and
WHEREAS, the Planning !Commission upon giving the required
notice, did on the 14th day! of December, 1993, conduct a public
hearing to consider said application; and
WHEREAS, at said public hearing, the Planning Commission
adopted Resolution No. 12-93-�4201 approving Tentative Tract Map No.
51794; and
WHEREAS, on December 121, 1993, in response to concerns
advanced by the Valencia Heights Water Company, a member of the
City Council called up the Planning Commission's decision on
Tentative Tract No. 51794 for City Council consideration; and
WHEREAS, the City Council upon giving the required notice, did
on the 4th day of January,!, 1994, conduct a public hearing -to
consider said appeal; and
WHEREAS, studies and investigations made by the City Council
and in its behalf reveal thelfollowing facts:
1. The applicant is requesting approval of a tentative tract
map to allow a 51-unit senior condominium development.
2. This application its submitted in conjunction with
requests for a General Plan Amendment from "Suburban
Residential (2.1-4.10 du/ac) " to "Planned Development, " an
East Hills Specificl Plan Amendment from "Fire Station and
Library" to "Planned Development," a zone change from
"Residential Agricultural (R-A), Area District III" to
"Specific Plan No.i10," and a precise plan of design.
3. Approval of said tentative tract map is contingent upon
the approval of General Plan Amendment No. 21, East Hills
Specific Plan Amendment No. 8, and Zone Change No. 642.
i
4. Appropriate findings for approval of a tentative tract
map are as follows:'
a. That the proposed- map is consistent with the
General Plan and applicable Specific Plans.
b. That the design and improvements of the proposed
subdivision are consistent with applicable General
and Specific Plans.
C. That the site is physically suitable for the
proposed type of development.
d. That the site is physically suitable for the
proposed density of development.
e. That the design of the subdivision or the proposed
improvements are not likely to cause substantial
environmental damage or substantially and avoidably
injure fish, wildlife or their habitat.
2136-93/A:/TTMBRTCH.RES/bjc
Resolution No.
Birtcher Senior Properties'
Tentative Tract -Map No. 5179.4
January 4, 1994 - Page.2 .
f. That the design of the subdivision or the type of
.improvements are not likely to cause serious public
health problems.
g. That the design of the subdivision or the type of
improvements will not conflict with easements
acquired by the public for access through or use of
property within the proposed subdivision.
S. Based on an initial study prepared for the subject
project, it has been determined that although the project
could have a significant effect upon the environment,
there will be none in this case due to mitigation
measures which have been incorporated into the project
design or required as conditions of approval. A Negative.
Declaration of Environmental Impact Report has been
prepared pursuant to the requirements of the California
Environmental Quality Act (CEQA) of 1970, as amended.
NOW, THEREFORE, the City Council of the City of West Covina
does resolve as follows:
1. On the basis of the evidence presented, both oral and
documentary, the •City Council makes the following
findings: ..
a. The.proposed tentative tract map is consistent with
and aids in the implementation of the proposed
General Plan land use designation of "Planned
Development." The proposed tentative tract map is
also consistent with the proposed East Hills
Specific Plan designation of "Planned Development."
The subdivision and proposed development of the
site with 51 condominium units also aids in the
implementation of the goals and policies of the
Housing Element of the' -General Plan by allowing for
the development 'of an otherwise underutilized
residential site.
b. The design and. improvements of the proposed
subdivision of this map are consistent with the
development standards of the proposed zoning and
General Plan designation for the site. The site
can accommodate the proposed 51 senior citizen
condominium developments due to its size,
topography, and access to Barranca Street.
C. The .1.29 acre subject. site is physically suitable
in size and dimensions for a development of this
nature. The site is relatively flat, is of
adequate size and has direct access to Barranca
Street. The proposed development has been designed
in a manner which meets or exceeds the proposed
standards under Specific Plan No. 10 and all other
applicable standards of the West Covina Municipal
Code.
d. Approval of the map will create 51 senior citizen
units and permit a density of approximately 40
dwelling units per acre. This is consistent with
the density that would be 'permitted under the
City's highest density multiple -family zone of
MF-20 coupled with the 1000 density bonus
"provisions pursuant to the City's senior housing
provisions.. It has been designed in conformance
2136-93/A:/TTMBRTCH.RES/bjc
•
Resolution No.
Birtcher Senior Properties
Tentative Tract Map No. 5179
January 4, 1994 - Page 3
with the proposed Specific Plan No. 10 zoning of
the site and is consistent with the proposed
"Planned Development" designations for the General
Plan and EastjHills Specific Plan.
e. An initial study .prepared for the subject project
has determined that the proposed subdivision map
and housing development will not substantially and
avoidably injure fish, wildlife or their habitat as
the site is not environmentally sensitive and is
located within an existing urbanized area.
Further, the Negative Declaration of Environmental
Impact that was prepared for this project also
concludes that all potentially significant adverse
environmentalleffects can and will be reduced to a
level of linsignificance through changes
incorporated into the design of the project and
implementation of specific mitigation measures.
f. The proposed map and improvements are not likely to
cause serious health problems as provisions have
been made to callow each unit access to 'a public
sanitary sewer .system and all applicable public
health and building codes shall be adhered to. In
addition, the Negative Declaration of Environmental
Impact analyzed potential project impacts (e.g.
noise) associated with'the site's location near the
freeway. TheiNegative Declaration concluded that
all potentially significant impacts could be
mitigated to a level of insignificance. A Phase I
and limited Phase II environmental assessment of
the site was also conducted. Although indications
of diesel fue'1 spillage near the existing water
well was found, the concentrations were not
considered to be significant. The Valencia Heights
Water Co. has been instructed to use better
housekeeping practices for using and storing
potentially hazardous materials near its well.
g. The design of the proposed tentative tract map and
related improvements do not conflict with easements
acquired by the public for access through or use of
the subject site.
2. That pursuant to all of the evidence presented, both oral
and documentary, and further based on the findings above,
the City Council of the City of West. Covina hereby
upholds the decision of the Planning Commission to
approve Tentative Tract Map No. 51794, subject to the
provisions of the West Covina Municipal Code, provided
that the physical development of the herein described
.property shall conform to said map and the conditions set
forth herein which, except as otherwise expressly
indicated, shall be fully performed and completed or
shall be secured by bank or cash deposit satisfactory to
the Planning Director before the use or occupancy of the
property .is commenced and before the recordation of a
final map in the loffice of the Los Angeles County
Recorder, and the violation of any of which shall be
grounds for revocation of said Tentative Tract Map by the
Planning Commissionior City Council.
3. The Tentative Tracts Map shall not be effective for any
purpose until the owner of the property involved (or his
duly authorized representative) has filed at the office
i
2136-93/A:/TTMBRTCH.RES/bjC
°s+ a ,I
Resolution No.
Birtcher Senior Properties
Tentative Tract Map No. 51794
January 4, 1994 = Page 4
of the Planning Director his affidavit stating he is
aware of, and accepts, all conditions of.this Tentative
Tract Map as set forth below. Additionally, no permits
shall be issued until the owner of the property involved
(or a duly authorized representative) pays all costs
associated with the processing of this application
pursuant to City Council Resolution No. 8690.
4. The costs and expenses of any.enforcement activities,
including, but not limited to, attorneys' fees caused by
the applicant's violation of any condition imposed by
this approval or any provision of the. West Covina
Municipal Code shall be paid by the applicant.
5. That the approval of the Tentative Tract Map is subject
to the following conditions:
a. Comply with Tentative Tract Map No. 51794, dated
December 14, 1993.
b. Comply with all requirements of -the "Specific Plan
No. 10" zone and all applicable.regulations of the
West Covina Municipal Code.
C. Approval'of.Tentative Tract Map No. 51794 shall not
be effective until the effective date of Zone
Change No. 642.
d. Prior to the recordation of the final map, the
Covenants, Conditions, and Restrictions for the
project shall be submitted to the Planning Director
and City Attorney for review and approval.
e. Prior to the recordation of the map, the developer
shall draft a Prospective Homebuyer's Awareness
Package (PHAP), and submit it to the Planning
Director for review and approval. Such package
shall include:
i. A standardized cover sheet developed by
the Planning Department.
ii. Zoning, General Plari and land use
information.
iii. School information (e.g. community
colleges and universities).
iv. Special assessment district information.
V. A copy of the Covenants, Conditions, and
Restrictions .(CC & R'S) applicable to the
tract.
vi. Any, additional information deemed
necessary by the Planning Department,
Planning Commission or City Council for
the full disclosure of important
information..
f. Prior to the issuance of grading permits, the
applicant shall submit detailed screening wall and
retaining wall plans to the Building and
Engineering and Planning Departments for review and
approval.
2136-93/A:/TTMBRTCH.RES/bjc
Resolution No.
Birtcher Senior
Tentative Tract
January-4, 1994
9N
h.
i
Properties
Map No. 5179
- Page 5
I
Prior to the issuance of grading permits, the
applicant must secure City Traffic Committee
approval and Planning Director concurrence for time
restrictions -for the five off -site parking spaces
along Barranca Avenue.
1
Prior to the issuance of grading permits, the
applicant shall submit detailed plans for the
driveway entrance at Barranca to the Planning
Director and City .Engineer for review and approval.
Said plan shall include, but not be limited to:
location and! design of walls, gates, paving
treatments and materials, enhanced landscaping
improvements and lighting.
The applicant1shall meet any and all monitoring or
reporting requirements necessary to ensure compli-
ance with the''mitigation measures contained in the
CEQA resolution prepared for this project, includ-
ing but not limited to entering into an agreement
to perform and/or pay for monitoring and reporting
during project construction and implementation.
The applicanIt further. agrees it will cease
construction Hof the project immediately upon
written notice of 'a violation of such requirements
and that such la provision may be made a part of any
agreement of City and applicant.
Comply with the mitigation measures as outlined in.
the Initial Study/Environmental Assessment prepared
in November 1993 as follows:
i. A grading and drainage plan shall be
submitted to the City Engineer for review
and'l,approval.
ii. Ally,grading shall comply with Chapter 9
of the West Covina Municipal Code and
Chapter 29 and 70 of the Uniform Building
Code.
Normal wetting procedures or other dust
palliative measures shall be followed
during demolition and excavation
activities to reduce fugitive .dust
emissions in order to meet AQMD Rule 403
requirements._
I
iv. Grading and construction activity shall
comply with the City's grading and noise
ordinances. Requirements include but are
not limited to, restricting the hours for
excavation, . grading and other
construction activities between 7:00 AM
to i8:00 PM. Also, all construction
equipment, stationary or mobile, shall be
required to have properly operating and
maintained mufflers.
V. Barriers and warning signs shall be
emplloyed where appropriate to maintain
traffic and pedestrian safety during the
grading and construction period.
2136-93/A:/TTMBRTCH.RES/bjc
t
Resolution No. ;-
Birtcher Senior Properties
Tentative Tract Map No. 51794
January 4, 1994 - Page 6
vi. Units along the north elevation facing
the San Bernardino Freeway, affected by
exterior noise impacts over the 65 dBA
level shall' be required to install noise
barriers on the perimeters of their
respective decks or patios. These
barriers may be constructed using opaque
or transparent materials.
vii. Noise barriers shall be required on the
patios and decks of all the units facing
Barranca Street. The barriers may be
constructed using a combination of opaque
and transparent materials.
viii. Prior' to release of certificates for
occupancy, noise tests shall be conducted
by an acoustical engineer to ensure
compliance with the 45 dBA interior noise
standard. The test shall be performed
over a 24-hour period at three locations
to be determined by the Planning
Director. Any unit experiencing interior
..noise levels over the-45 dBA level, shall
be required to install 30 STC windows,
and any other appropriate measure as
determined by the Planning Director, in
order to lower the interior noise level
to the acceptable limit.
ix. To minimize light glare spillage and
protect privacy, a minimum of six feet of
the site's rear yard abutting single
family residences shall be landscaped
with.specimen plant materials and trees
appropriate in size and shape to create a
solid plant screen, subject to the
approval of the Planning Director.
X. Lighting on the site shall comply with
Section 26-519 of the West Covina
Municipal Code and Planning Resolution
No. 2513.
xi. Prior to_ the issuance. of building
permits, the applicant shall submit a
formal. request to the City Traffic
Committee for purposes of determining and
implementing appropriate time limits for
the off -site guest parking spaces along
Barranca Street.
xii.. The private street design shall conform
to Chapter 19 of the City's Municipal
Code, Planning Commission. Resolution
No. 2519 and. the. City's standards for
private -drives.
xiii. Project access from Barranca Street shall
be provided by a gated driveway, semi-
circular in shape, that shall allow both
residents and visitors to enter and exit
the project without backing onto Barranca
Street and impacting traffic flow.
2136-93/A:/TTMBRTCH.RES/bjC
i
Resolution No. j
Birtcher Senior Properties
Tentative Tract Map No. 51794
January 4, 1994 - Page 7
xiv.
xv.
xvi.
2136-93/A:/TTMBRTCH.RES/bjc
Design elements to be incorporated in the.
driveway configuration include adequate
driveway width to ensure visitors using
the, guest call box do not obstruct the
entiry of residents.
Bashed on forecasted project traffic
volumes, one vehicle stacking space shall
be 'provided for visitors using the guest
calil box or waiting for the entry gate to
open.
Thejoperation of the automatic entry gate
ford, residents shall be through a remote
access control system similar to a garage
opener device. Residents shall be able
to activate the gate as they approach the
entry from Barranca Street.
Thel City Fire Marshal shall review all
detailed design plans prior to the
issuance of building permits. Items to
be !reviewed include accessibility for
emergency fire equipment, adequate
interior circulation, and other safety
considerations.
A fire hydrant shall be provided to
service the project and the building
shall be equipped with a fire sprinkler
system.
II
Security lighting shall be installed
throughout the project.
Thelproject's perimeter shall be secured
by a six foot high combination of wall
and! fence. Project access for
pedestrians and motorists shall be
through respective security gates.
activated by residents using a security
code. Outside visitors will have to use
a call box in order to be "buzzed" in by
residents.
Thelproject shall comply with Title 24 of
the California Administrative Code.
Specifically, the project shall install
plumbing fixtures which reduce water
usage and loss such as low -volume toilet
tanks and flow control devices for
faucets. Also, energy efficient
electrical and gas appliances shall be
used throughout the project. Trash
compactors shall be installed in each
unite to minimize solid waste bulk.
A landscape and automatic irrigation plan
shalll be submitted to the. Planning
Department for review and approval before
issuance of building permits. Drought
tolerant landscaping will be utilized
where appropriate to minimize water
consumption.
{
I
I
Resolution No.
Birtcher Senior Properties
Tentative Tract Map No. 51794
January 4, 1994 - Page 8
xxii. Architectural variety shall be provided
by variations in color, massing, surface
articulation.and the use of several unit
floor plans and alternate exterior
elevations. Color and materials shall be
coordinated within each elevation to
provide a harmonious streetscape
consistent with the architectural theme.
xxiii. All exterior walls and fences along
public streets shall be.constructed with
materials similar to and complementary to
the projects overall architectural theme.
xxiv. Common areas' shall be maintained by a
property owners, association. .
xxv. All ground mounted utilities such as
transformers and backflow preventors
shall be'screenedfrom public view and
all electrical and telephone lines shall
be installed underground.
xxvi. The perimeter of the project shall
,,.incorporatelandscapingwhich includes a
variety of large and medium scale trees,
shrubs, turf, and groundcover in order to
provide scale to the project and protect
the privacy of the residents living
adjacent to the project. The landscaping
shall also be used to serve as visual
screening that is effective as visual
walls and relatively imperious to
graffiti.and vandalism.
xxvii. The project shall provide recreational
facilities including but not limited to,
a landscaped courtyard featuring a
proposed spa and gazebo. Also to be
provided shall be an approximately 2,600
square foot multi -purpose room featuring
a kitchen, crafts room, and restrooms
which can be used by residents and their
guests.
xviii. A Prospective Homebuyers Awareness
Package (PHAP) shall be made available to
prospective homebuyers. Among other
data, the PHAP will identify the nearest
bus stop locations.
k. Engineering Department Requirements:
i. Comply with all conditions contained in
Planning Commission Resolution No. 567.
ii. Sanitary sewers shall be provided to each
"-lot" in compliance with Municipal Code
Chapter 23, Article 2, and to the satis-
faction of the City Engineer.
iii. Five-foot wide, curvelinear sidewalks
with trees in tree wells shall be
constructed along Barranca Street.
2136-93/A:/TTMBRTCH.RES/bjc
�I
Resolution No.
Birtcher Senior Properties
Tentative Tract Map No.
51794
January 4, 1994 - Page
9
iv.
Adequate provision shall be made for
acceptance and disposal of surface drain-
age entering the property from adjacent
areas.
V.
Park ng.lot and driveway improvements on
private property shall comply with
Planning Commission Resolution No. 2513
and!, be constructed to the City of West
Covina Standards.
vi.
Water service facilities shall be con-
structed to at least meet the require-
ments for fire flow established by the
city's Fire Department and the require-
ments of the subsequent water
purveyor/owner of the facilities.
vii. Water service facilities constructed for
a subdivision and/or a development in the
Hillside Overlay Zone shall as a minimum
comply with Municipal Code Chapter 23,
Article 3, Division 3.
viii. Five-foot easements contiguous to the
street right-of-way shall be granted for
utility, street lighting, and traffic
signing.purposes.
ix. Thelproposed subdivision shall conform to
Municipal Code Chapter 20 - Subdivisions.
X. Submit a detailed Engineering street plan
and, profile for Barranca Street
improvements; indicate all drainage
details associated with catch basin on
Barranca Street.
i
Xi. Show placement of all utility easements
on site.
I
xiv. Private street improvements shall comply
with Municipal Code Chapter 19, Article
8, land Planning Commission .Resolution
No.12519.
xv. Prior to approval of a final map all of
thel following requirements shall be
satisfied:
aa.A final grading and drainage. plan
showing existing and proposed
elevations and drainage structures,
and showing existing and proposed
on -site and off -site improvements,
shall be submitted to and approved
by the Planning, Building and
�I
Engineering Departments.
bb. Arrangements for the installation of
street lights with underground
wiring shall be made with Southern
California Edison Company. At the
time of installation, the applicant
shall provide the necessary
2136-93/A:/TTMBRTCH.RES/bjc
A
Resolution No.
Birtcher Senior Properties
Tentative Tract Map No. 51794
January 4, 1994 - Page 10
•
trenching and backfill. Submit two
sets of the subdivision and/or
precise plan to the Engineering
Department, Traffic and Lighting,
Section, to be used for designing
the street lighting system.
CC. An itemized cost estimate for all
on -site and off -site improvements to
be constructed (except buildings)
shall be submitted to the
Engineering Department for approval.
Based upon the approved cost
estimates,, required fees shall be
paid and improvement securities for
all on -site and off -site (except
buildings) and 10096 labor/material
securities for all off -site
improvements, shall be posted prior
to final approval of plans.
dd. A parking lot lighting plan showing
electrolier types and locations,
average illumination levels, points
of minimum illumination and
photometric data in conformance with
Planning Commission Resolution No.
2513 and as requested shall be
submitted to and approved by the
City Engineer and Planning Director.
1. Fire,Department Requirements:
i. Provide a minimum of one (1) steamer fire
hydrant, (2 1/2" x 411.outlets) - James
Jones Model 3700, at location as
specified by the Fire Department.
ii. Provide a 300-foot spacing between
hydrants.
Fire hydrants on plan shall be flushed
and painted by contractor or developer
before Fire Department acceptance.
iv. Both hydrant outlet openings shall form a
45 degree angle with curb face.
V. Center of hydrant head outlet openings to
be"18" - 36" above finish grade.
vi. On -site water serviceable hydrants shall
be provided by developer before framing
is started. Hydrants, supplied with
water, shall be provided as development
progresses.
vii. Provide access drives with a minimum
25-foot width.
viii.
ix.
2136-93/A:/TTMBRTCH.RES/bjC
All interior access roads shall be
designated as fire lanes.
Provide a minimum 1500 gpm fire flow to
site. Each fire hydrant to flow a
Resolution No.
I
Birtcher Senior Properties
Tentative Tract Map No.
51794
January 4, 1994 - Page
11
minimum
10.00 gpm fire flow. Fire flow to
be verified
by letter from water company.
X.
All
security gates shall be operated by
way
of fire department master card
system.
xi.
Automatic
fire sprinkler and fire alarm
system
to be provided.
xii.
Fire detection and fire alarm system to
be provided.
xiii.
Provide automatic fire sprinkler system
100% throughout.complex. Fire sprinkler
shall be designed and installed per
N.F.P.A. 13.
xiv.
Provide a wet standpipe system. Design
and, installation shall conform to
N.F !P.A. #14.
1. Building Department Requirements:
i. Comply with all requirements of the following
Codes of:the City and State:
a). 1991 Uniform Building Code
b). 1991 Uniform Plumbing Code
c). 199i Uniform Mechanical Code
d). Title 24 State of California
Energy/Insulation Regulations
andlHandicapped Persons Standards
West Covina Security Ordinance
e). 1990 National Electric Code
f). West Covina Security Ordinance
M. Police Department Requirements:
No requirements.
2136-93/A:/TTMBRTCH.RES/bjc
Resolution No.
Birtcher Senior Properties
Tentative Tract Map No.,51794
January 4, 1994 - Page 12
5. That the City Clerk shall certify to the adoption of this
resolution.
ADOPTED'AND APPROVED this 4th day of January, 1994.
Mayor
ATTEST:
City Clerk
I, hereby certify that the foregoing Resolution was duly adopted by
the City Council of the City of West Covina, California, at a
regular meeting thereof held on the day of January, 1994, by
the following vote,, to wit:
AYES:
NOES:
ABSENT:
City Clerk
APPROVED AS TO FORM:
City Attorney
2136-93/A:/TTMBRTCH.RES/bjc
RESOLUTION NO.
A RESOLUTION OF THE CITYCOUNCIL OF THE CITY OF WEST COVINA,
CALIFORNIA, UPHOLDING THE DECISION OF THE PLANNING COMMISSION
AND DENYING THE APPEAL 0!F PRECISE PLAN NO. 845 -
WHEREAS, there was filed with this Commission a verified
application on the forms prescribed by the Commission, requesting
approval of a precise plan for; the development of 51 senior citizen
condominiums on that certain property generally described as
follows: ,I
Assessor Parcel No. 8480-017-900, as shown on the latest
rolls of the Los Angeles County Tax Assessor; and
i
WHEREAS, the Planning Commission upon giving the required
notice did on. the 14th day Iof December, 1993, conduct a duly
advertised public hearing aslprescribed by law to consider said
application; and
WHEREAS, at said public hearing, the Planning Commission
adopted Resolution No. 12-93-4200 approving Precise Plan No. 845;
and
WHEREAS, the action of the Planning Commission was appealed on
December 17, 1993; and
WHEREAS, the City Council upon giving the required notice did
on the 4th day of January, 1994, conduct a duly advertised public
hearing as prescribed by law to consider said appeal; and
WHEREAS, studies and investigations made by the City Council
and in its behalf reveal the following facts:
1. The applicant is requesting approval of a precise plan for the
construction of a 51unit senior citizen condominium
development.
v
2. The project also provides a private interior street, on and
off -site parking spaces,I common recreation and open space
areas and a_wrought iron wall adjacent to the Walnut Creek
Wash, a six foot high decorative block wall - as measured from
the highest grade - along the east property line, and a six
foot high wooden (or alternatively decorative block) wall
along the south propertylline.
I
3. The project complies with the development standards of the
proposed "Specific Plan No. 10 (SP-10)" Zone and meets all
relevant sections of the�West Covina Municipal Code.
4. Approval of the requested precise plan will in no way be
detrimental to adjacent properties.
5. The project is consistent with the proposed "Planned
Development" land use designation of the General Plan and East
Hills Specific Plan.
6. This precise plan application is submitted in conjunction
with, and is contingent upon approval of General Plan
Amendment No. 21, East Hills Specific Plan Amendment No. 8,
Zone Change No. 642 and Tentative Tract Map No. 51794.
7. Appropriate findings for ;approval of a precise plan of design
are as follows:
a. That consideration %has been given and restrictions
imposed to the extent necessary to permit the same degree
2135-93/PP845CCR.ESO/bjc
0
Resolution No.
Birtcher Senior Properties
Precise Plan No.-845. .
January 4, 1994 - Page 2
of enjoyment of the subject property, but subject to the
same .degree of protection of adjoining properties, as
would be accorded .in normal circumstances, -by the
standard restrictions imposed by the Municipal Code.
b. That strict adherence to the development standards of the
applicable zone and.the proposed precise plan will not
measurably depreciate property values in the vicinity or
interfere with the use or enjoyment of.,property in the
vicinity or endanger the public peace,health, safety or
general welfare.
C. That the project is reviewed in terms of its
architectural design, general exterior appearance,
landscaping, color, texture of surface materials and
exterior construction, shape and bulk. and other physical
characteristics including location and type of, public
utility facilities and is found to facilitate the orderly
development of the precise plan. area.
8. An initial. study prepared for the subject project has
disclosed that although the project could have a significant
effect on the environment, there will be none in this case due
to mitigation measures which have.been incorporated into the
project's design or required as conditions of approval. A
Negative Declaration of Environmental Impact has been prepared
pursuant to the requirements of the California Environmental
Quality Act of 1970, as amended.
NOW, THEREFORE, the City Council of the City of West Covina
does resolve as follows:
1. On the basis of the evidence presented, both oral, and
documentary, the City Council makes the following findings:
a. The proposed project is designed in a manner that
complies with the proposed Specific Plan No. 10 and all
applicable City codes and regulations. Further, the
project is designed to give consideration to adjacent
land uses in terms of intensity of use and character of
the area. The proposed 51 condominium units project has.
been designed with a limited access point onto the site,
on- and off -site parking, on -site recreational
facilities, decorative perimeter walls and landscaping as
well as generous landscaping throughout the, site, and
sensitive site and building design'..
b. The proposed project is designed in conformance with the
development standards of the proposed "Specific Plan No.
10" zone and will not measurably depreciate property
values or interfere with . the enjoyment of other
properties in the vicinity. The development has,been
designed with particular attention given to the adjacent
properties and land uses. The primary structure is
located away from adjacent single family.properties to
provide maximum separation from the higher density senior
condominiums and minimal impact upon their views. In
addition, the design incorporates generously landscaped
setbacks which soften the appearance of the development
as well as .protect privacy issues. The proposal will
generally enhance the surrounding area by adding
.improvements to an otherwise underutilized site.
C. The proposed architectural theme is a well -coordinated,
three story Mediterranean style which incorporates tile
2135-93/PP845CCR.ESO/bjc
1
Resolution No.
Birtcher Senior Properties
Precise Plan No. 845
January 4, 1994 - Page 3
•
.roofing and traditional detailing such as shutters,
columns and multi -plane windows. The mass of the three
story structure is softened through the use of a sloped,
mansard roof, articulation of the building facade, and
generous landscaping throughout the site. 'Building walls
shall be stucco with a variety of accent material
including wrought iron, .stucco,. wood or .transparent
materials such as glass panel. Roofing material will
consist of concreteior clay tile. A natural, earth tone
appearance in form, texture and colors will be stressed.
2. That pursuant to all of the evidence presented, both oral and
documentary, and furtheribased on the findings above, the City
Council of the City of West Covina hereby upholds the decision
of the Planning Commission to approve Precise Plan No. 845,
thereby denying the request for the appeal of Precise Plan No.
845, subject to the provisions of the West Covina Municipal
Code, provided that the physical development of the herein
described property shall conform to said plan and the
conditions set forth herein which, except as otherwise
expressly indicated, shall be fully performed and completed or
shall be secured by bank�or cash deposit satisfactory to the
Planning Director, before the use or occupancy of the property,
is commenced and before the Certificate of Occupancy is
issued, and the violation of any of which shall be grounds for
revocation of said precise plan by the Planning Commission or
City Council.
3. That the precise plan shall not.be effective for any purpose
until the owner of the property involved (or a duly authorized
representative) has filed at the office of the Planning
Director, his affidavit stating he is aware of, and accepts,
all conditions of this precise plan as set forth below.
Additionally, no permitsishall be issued until the owner of
the property involved (or a duly authorized representative)
pays all costs associated with the processing of this
application pursuant to City Council Resolution No. 8690.
4. The costs and expenses, of any enforcement activities,
including, but not limited to, attorneys' fees, caused by the
applicant's violation of any condition imposed by this
approval or any provision of the West Covina Municipal Code
shall be paid by the applicant.
5. That the approval of the precise plan is subject to the
following conditions:
a. Comply with Study Plan "A", dated December 14, 1993.
b. Comply with Exhibits 1 through 5, dated December 14,
1993.
C. Approval of this precise plan is contingent upon the
approval Tentative Tract Map No. 51794, General Plan
Amendment No. 21, East Hills Specific Plan Amendment No.
8 and Zone Change No. 642.
I
d. Comply with all requirements of the "Specific Plan No. 10
(SP-10)" zone.
e. Prior to the issuance of building permits, the applicant
shall submit three copies of a detailed landscaping plan
to the Planning Director for review and approval. Said
plan to include type, size, and quantity of landscaping
materials, as well as, a fully automatic' comprehensive
2135=93/PP845CCR.ESO/bjc
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Resolution No.
Birtcher Senior Properties
Precise Plan No. 845
January 4, 1994 - Page 4
watering system. Landscaping areas are to be kept free
of litter and diseased or dead plants. Diseased, dead,
damaged and/or disfigured plants shall be replaced as
deemed necessary by the Planning Director. All
installation of landscaping and irrigation shall be
completed prior to issuance of a Certificate of
Occupancy.
f. Prior to recordation of the map, the developer shall
draft a Prospective HomebuyerIs Awareness Package (PHAP),
and submit it to the Planning Director for review. Such
package shall include:
i. A standardized cover sheet developed by the
Planning Department.
ii. Zoning, General Plan and land use information.
iii. School information (e.g. community colleges and
universities)
iv. Special assessment district information.
V. A copy of the Covenants; Conditions, and
Restrictions (CC&R's)-applicable to the tract.
vi. Any additional information deemed necessary by the
Planning Department, Planning Commission or City
Council for the full disclosure of important
`information.
g. All .'ground -mounted, wall -mounted and/or roof -mounted
equipment not shown on the approved Study Plan, shall be
screened from all views, in a manner that is
architecturally compatible with the main building. Plans
and elevations indicating the type of, equipment and
method of concealment shall be submitted to the Planning
Director for review and approval prior to the issuance of
building permits.
h. All antennae. and antenna support structures shall be
placed and installed in a manner which screens at least
75 percent of the antenna when viewed from ground level
from'any adjacent public right-of-way, parks, schools, or
residentially zoned properties. Such screening may
include landscaping, fencing, or walls which has been
integrated with the design -of the building:
i. Gutters and' downspouts shall not' project from the
vertical surface of the building pursuant to
Section 26-568 (a) (3) .
j. All,utilities shall be installed underground.
k. Prior to the issuance of a grading permit, detailed plans
of the retaining walls, sound attenuation walls and
screening wails shall be submitted to the Planning
Department for review :and approval by the Planning
Director and City Engineer.
1. Final design plans of the common recreation area shall be
submitted to the Planning Department for review and
approval prior to the issuance of building permits. Said
2135-93/PP845CCR.ESO/bjc
Resolution No.
Birtcher Senior Properties
Precise Plan No. 845
January 4, 1994 - Page 5
plans shall include', but not be limited to: structures,
paving/walks, mechanical equipment, fencing, Jacuzzi and
proposed materials and colors.
M. The location of the electrical transformers and other
mechanical equipment, if not indicated on the approved
Study Plan, must be approved by the Planning Director.
n. Pole -mounted parking lot lighting shall be accurately
indicated on the grading plan and shall be located within
landscaped or hards;caped areas. Pole locations shall be
accurately staked 'prior to installation by the Civil
Engineer that prepared the grading plan.
o. Provide a five-andi -one-half foot minimum height trash
enclosure pursuant! to Section 26-568 of the Municipal
Code.
P. A six foot high decorative block.wall, as measured from
the highest adjacent grade, shall beconstructed along
the eastern property line. The height and design of the
wall.shall be reviewed and approved by the Planning and
Building and Engineering Departments. The wall shall be
constructed prior to the issuance of grading permits.
The applicant shall work with the owners of adjacent
properties to arrange for the construction of a new wall
in lieu of the existing walls along the eastern property
line.
q. A six foot high wooden fence shall be .provided along the
southern property aline. In the event that Valencia
Height Water Co. quitclaims their easement along the
southern property iine, the applicant shall replace the
wooden fence with a six foot high decorative block wall
to match the wall along the eastern property line. The
height and design of the decorative block wall shall be
reviewed and appro��ed by the Planning and Engineering
Departments.
r. Street trees shall be provided on Barranca Street in tree
wells.
S. Final design plans] for areas receiving special paving
treatments shall bed submitted to the Planning Department
for review and approval prior to the issuance of building
permits. A sample of the proposed material(s) shall also
be submitted with said plan.
t. The applicant shall submit a detailed plan for the main
entrance on Barranc,a Street to the Planning Director and
City Engineer for review and approval prior to final map
approval. Said plan shall include, but not be limited
to: location and design of walls, gates, signage, paving
treatments and materials, and enhanced landscaping, and
lighting.
U. The applicant shall meet any and all monitoring or
reporting requirements necessary to ensure compliance
with the mitigation measures contained in the CEQA
Resolution prepared for this project including, but not
limited to, entering into an agreement to perform and/or
for monitoring and reporting during project construction
and implementation. , The applicant further agrees it will
cease construction of the project immediately upon
written notice of a violation of such requirements and
2135-93/PP845CCR.ESO/bjc
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Resolution No. {;
Birtcher SeniorProperties..
Precise Plan Not 845
January 4, 1994 - Page 6
that such a provision may be made a part of any agreement
of City and applicant.
i
V., Comply with the mitigation measures as outlined in the
Initial Study/Environmental' Assessment prepared in
November 1993 as follows:
i.. A grading.and,drainage plan shall be submitted
to the City Engineer for review and approval.
ii. All grading shall' comply with Chapter 9 of the
West Covina Municipal Code and Chapter 29 and
70 of the Uniform Building Code.
iv.
V.
vi
vii.
Normal wetting procedures or other dust
palliative measures. shall be followed during
demolition and excavation. activities to reduce
.fugitive dust emissions.in order to meet AQMD
Rule 403 requirements.",
Grading and construction activity shall comply
with the City's grading and noise ordinances.
Requirements include but are not.limited to,
restricting the hours for excavation, grading
and other construction activities between 7:00
AM to. 8:00 PM." Also, all construction
equipment, stationary or mobile, shall be
required to >have properly operating and
maintained mufflers.
Barriers and. warning signs shall be employed
where appropriate. to maintain traffic and
pedestrian safety during- the grading and
construction period.,
Units along.the,north elevation facing the San
Bernardino Freeway, affected by exterior noise
impacts over the 65 dBA level shall be
required to install noise barriers on the
perimeters of their respective decks or
patios., These barriers. may be constructed
using opaque or transparent materials.
Noise barriers shall be required on the patios
and decks of all the units facing Barranca
Street. The barriers may' -be constructed using
a combination of, opaque and transparent
materials.
viii:{ Prior to release of certificates for
l occupancy, noise tests shall ',be conducted by
an acoustical engineer to ensure compliance
with`.the 45 dBA interior noise standard. The
,test.shall be performed over a 24-hour period
-at' three locations to be determined by the
I Planning Director. Any unit experiencing
interior noise levels over the 45 dBA level,
shall be required to 'install 30 STC windows,
and,.any other appropriate . measure as
determined by the Planning Director, in,order.
to.jower the •interior noise level to the
acceptable limit:
ix. {: To minimize light 'glare spillage and protect
privacy, a minimum of six feet of the site's
r
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Resolution No.
Birtcher Senior Properties
Precise Plan No. 845
January 4, 1994 - Page 7
.rear yard abutting single family residences
shall be landscaped with specimen plant
materials 1 and trees appropriate in size and
shape to create a solid plant screen, subject
to the approval of the Planning Director.
X. Lighting on the site shall comply with Section
26-519 of, the West Covina Municipal Code and
Planning '!Resolution No. 2513.
xi. Prior to Ithe issuance of building permits, the
applicant shall submit a formal request to the
City Traffic Committee for purposes of
determining and implementing appropriate time
limits for the off -site guest parking spaces
along.Barranca Street.
xii. The private 'street design shall conform to
Chapter 19 of the City's Municipal Code,
Planning Commission Resolution No. 2519 and
the City's standards for private drives.
xiii. Project access from Barranca Street shall be
provided lby a gated driveway, semi -circular in
shape, that shall allow both residents and
visitors to enter and exit the project without
backing onto Barranca Street and impacting
traffic flow. Design elements to be
incorporated in the driveway configuration
include adequate driveway width to ensure
visitors using the guest call box do not
_ obstruct the entry of residents. -
xiv. Based on forecasted project traffic volumes,
one vehicle stacking space shall be provided
for visitors using the guest call box or
Waiting for the entry gate to open.
xv. The operation of the automatic entry gate for
residents shall be through a remote access
control system similar to a garage opener
device. Residents shall be able to activate
the gate as they approach the entry from
Barranca Street.
xvi: The City Fire Marshal shall review all
detailed design plans prior to the issuance of
building permits. Items to be reviewed
include accessibility for emergency fire
equipment, adequate interior circulation, and
other safety considerations.
xvii. A fire hydrant shall be provided to service
the project and the building shall be equipped
with a fire sprinkler system.
xviii. Security lighting shall be installed
throughout the project.
xix. The.proj
six foot
Project
shall b
activate
2135-93/PP845CCR.ESO/bjc
ect's perimeter shall be secured by a
high. combination of wall and fence.
access for pedestrians and motorists
through respective security gates
d by, residents using a security code.
4
Resolution No.'
Birtcher Senior
Precise Plan No
January 4, 1994
Properties
.845
-,Page 8
Outside visitors will have.to use a call box
in order to be "buzzed" in by residents.
The project shall comply with Title 24 of the
California Administrative'Code. Specifically,
the project shall install plumbing fixtures
which reduce water usage and loss such as'low-
volume toilet tanks and flow control devices
for faucets. Also, energy efficient
electrical and gas appliances shall be used
throughout the project. Trash compactors
shall be installed in each unit to minimize
solid waste bulk
A landscape and automatic irrigation plan
shall be submitted to the Planning Department
for review. and approval before issuance of
building permits. Drought tolerant
landscaping will be utilized where appropriate
to minimize water consumption.
Architectural variety .shall be provided by
variations in color, massing, surface
articulation and the use of several unit floor
plans,,,;, and ..alternate .exterior elevations.
Color and -materials shall be coordinated
within each elevation to provide a. harmonious
streetscape consistent with the architectural
theme.
All exterior' walls and fences along public
streets shall be constructed with materials
similar to and.complementary to the projects
overall architectural theme.
Common areas shall be maintained by a property
owners' association.
All ground mounted utilities such as
transformers and backflow preventors shall be
screened from public view and all electrical
and , telephone lines shall be installed
underground
2135-93/PP845CCR.ISO/bjc
The perimeter of the project shall incorporate
landscaping which includes a variety of large
and. medium scale" 'trees, shrubs, turf, and
groundcover.in'order to provide scale to the
project and protect. the privacy of the
residents living adjacent to the project. The
.landscaping,_ shall also be used to serve as
visual screening :that is effective as visual
walls and relatively imperious to graffiti and
vandalism.
The project shall provide recreational
facilities .including but not limited to, a
landscaped courtyard featuring a proposed spa
and ,_gazebo Also to be provided shall be an
approximately 2,600 square foot multi -purpose
room featuring a kitchen, crafts room, and
restrooms which can be used by residents and
their guests
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Resolution No.
Birtcher Senior Properties
Precise Plan No. 845
January 4, 1994 - Page 9_
xviii. A Prospective Homebuyers Awareness Package
(PHAP) shall be made available to prospective
homebuyers. Among other data, the PHAP will
identify the nearest bus stop locations.
W. Engineering Department requirements:
i. Comply with all conditions contained in
Planning Commission Resolution No. 567.
ii. Sanitary sewers shall be provided to each
"lot" in compliance with Municipal Code Chap-
ter 23, Article 2, and to the satisfaction of
the City ;Engineer.
iii., Five-foot) wide, curvelinear sidewalks with
trees in tree wells shall be constructed along
Barranca 'Street.
iv. Adequate provision shall be made for accep-
tance and disposal of surface drainage enter-
ing the property from adjacent areas.
V., Parking lot and driveway improvements on
private property shall comply with Planning
Commission Resolution No. 2513 and be
constructed to the City of West Covina
Standards.
vi. Water service facilities shall be constructed
to at least meet the requirements for fire
flow established by the City, s Fire Department
and the requirements of the subsequent water
purveyor/owner of the facilities.
vii. Water service facilities constructed for a
subdivision and/or a development in the
Hillside Overlay Zone shall as a minimum
comply wth Municipal Code.Chapter 23, Article
3, Division 3.
viii. Five-foot' easements contiguous to the street
right-of-way shall be granted for utility,
street lighting, and traffic signing purposes.
ix. The proposed subdivision shall conform to
Municipal Code Chapter 20 - Subdivisions.
X. Submit a detailed Engineering street plan and
profile for Barranca Street improvements;
indicate all drainage details associated with
catch basin on Barranca Street.
xi. Show placement of all utility easements on
site.
xiv. Private
Municipal
Planning
2135-93/PP845CCR.ESO/bjc
treet improvements shall comply with
Code Chapter 19, Article 8, and
Commission Resolution No. 2519.
Resolution No.
Birtcher Senior Properties
Precise Plan No;. 845
January 4, 1994 - Page 10
xv. Prior to approval of a final map all of the
following -requirements shall be satisfied:
i as . A final grading and drainage plan showing
existing and proposed elevations and
drainage structures, and showing existing
and proposed 'on -site and off -site
improvements, shall be submitted to and
approved by the Planning, Building and
Engineering Departments.
bb. Arrangements for the installation of
street lights with underground wiring
shall be made with Southern California
Edison Company. At the time of installa-
tion, the applicant shall provide the
necessary trenching and backfill. Submit
two sets 'of the subdivision and/or
�. precise plan to the Engineering
Department, Traffic and Lighting Section,
to be used for designing the street
lighting system.
cc. -An •itemized cost estimate for all on -site
and off -site improvements to be con-
structed (except buildings) shall be
submitted to the Engineering Department
for approval. Based upon the approved
cost estimates, required fees shall be
paid and improvement securities for all
j on -site and off -site (except buildings)
and 100I labor/material securities for
all off -site improvements, shall be
posted prior to final approval of plans.
dd. A parking Tot lighting plan showing
electrolier types and locations, average
illumination levels, points of minimum
illumination and photometric data in
conformance with Planning Commission
Resolution No. 2513 and as requested
shall be submitted to and approved by the
City Engineer and Planning Director.
X. Fire Department Requirements: '
j
i. Provide a minimum of one (1) steamer fire
hydrant, (2 1/2" x 4" outlets) - James Jones
Model 3700, at location as specified by the
Fire Department.
Provide a 300-foot spacing between hydrants.
Fire hydrants on plan shall be flushed and
painted by contractor or developer before Fire
Department acceptance.
Both hydrant outlet openings. shall form a 45
degree angle with curb face.
Center of hydrant head outlet openings to be
18" - 36" above finish grade.
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2135-93/PP845CCRiESO/bjc
Resolution No.
Birtcher Senior Properties
Precise Plan No. 845
January 4, 1994 - Page 11
vi. On -site i
provided
ed . Hydi
provided
.ter serviceable hydrants. shall be
developer before framing is start-
.nts, supplied with water, shall be
s development progresses.
vii.
Provide access drives with a minimum 25-foot
width.
viii.
I
All interior access roads.shall be designated
as fire 1!anes .
ix.
Provide al minimum 1500 gpm fire flow to site.
Each fire hydrant to flow a minimum 1000 gpm
fire flow!. Fire flow to be verified by letter
from water company-
X..
All security gates shall be operated by way of
fire department master card system.
xi.
Automaticlfire sprinkler and fire alarm system
to be provided.
xii.
I
Fire detection and fire alarm system to be
provided.1
I
xiii.
Provide automatic fire sprinkler system 1000
throughout complex. Fire sprinkler shall be
designed and.installed per N.F.P.A. 13.
xiv.
Provide a wet standpipe system. Design and
installation shall conform to N.F.P.A. #14.
I
y: Building
Department Requirements:
i.
Comply with all requirements of the following
Codes of 'Ithe City and State:
a) . 1991! Uniform Building Code
b) . 19911 Uniform Plumbing Code
c) . 1991! Uniform Mechanical Code
d) . Title 24 State of California
Energy/Insulation Regulations and
Handicapped Persons Standards
WestlCovina Security Ordinance
e). 19901National Electric Code
f).. WestlCovina Security Ordinance
2135-93/PP845CCR.ES0/bjc
. I
Resolution No.
Birtcher SeniorlProperties
Precise Plan No. 845
January 4, 1994�- Page 12
6. The City Clerk shall certify to the adoption of this
resolution.
ADOPTED AND APPROVED THIS 4th day of January,. 1994.
1
Mayor
ATTEST: {'
City Clerk
I, hereby certify that the foregoing Resolution was duly
adopted by the iCity Council of the City of West Covina, California,
at a regular meeting thereof held on the day of January, 1994,
by the following vote, to wit:
AYES:
i
NOES:
ABSENT:
i
City Clerk
APPROVED AS TO FORM:
City Attorney
I.
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2135-93/PP845CCRIESO/bjc
I.
a
PROOF OF PUBLICATION
(2015.5 C.C.P.)
{
{
{
STATE OF CALIFORNIA, I'
County of Los Angeles; L
I am a citizen of the United States and 'a resident of
the County aforesaid: I am oliller the age of eighteen
years, and not a party to or,interested in the above-
e.ntirled matter. I am the principal clerk of the printer
of the .....:?an %agriel_..`Jy;
....
1
...._.....................•--•--•--............
...:paper or General circulation printed and published
daily._... {.
................................... -----•---•---------------•--•---••----•-•-•
in sae City of ............. �..Est... SQoxina...................................
County of Los Angeles, and which newspaper has been
acudged a newspaper of general circulation by the
Superior Court of the Countyl of Los Angeles, State of
California, under the date of J...SEpt..A.O...... 19_51,
Case Number.........: �a4��l...l...............: that the notice,
oT Which the annexed is a printed copy (set in type not
smaller than nonpareil), has i been published , in each
regular and —entire issue of said newspaper -and not in
any supplement thereof on the following. dates, to -wit:
December 24,
.....................................................-......................................
all in the year 19.13.. 'I
I certify (or declare) under penalty of perjury that the
foregoing is true and correct.
Datedat ......... ,Jest ovina ............................................................_._•••.._
th
Cai4ornia, this24... day of ... .......... De,c.ember 1993..
/ ............
Signati re
This space is for the County Clerk's Filing Stamp
RECEIVED
J A N 03 1994
CITY CLERK'S OFFICE
CITY OF WEST COVINA
Proof of Publication of
NOTICE OF PUBLIC HEARING
G
'e'* ne....ra.....-•--
l •--- Pla....--•n-------•---•-----nd---me------nt -••-----•- 21 -----•----
Amen
CITY OF WEST COVINA
•..... NOTICE OF PUBLIC HEARING
Pursuant state law -and in compliance with the
Municipal Code, you are hereby notified of a public
request made onepropest vina d
of the property in your regardingty Council a
ur neighborhood.
The subject matter of the public hearing is the appeal
of a recommendation of the approval of " .Y
General Plan Amendment No•r21-: -
Zone Chen9PeeN �642 0 endme^t No.& ,
9 0 7
Tnmahve'Trad NIaP No 51794 J'
k
<an�
wv,,,p .. -- _.-
the public are invited to the Pub jc sari M } i
verbal presentations at the public hearing. -a� ' ';¢ j I
THE PUBLIC HEARING WILL BE HELD AT ;yV AI 1
.WEST COVINA CITY HALL ij%` i
CITY COUNCIL CHAMBERS -FIRST LEVEL , ,I
Time: - 7:30 P.m
Date:. Tuesday, January 4, 1904 �
Place: • 1444 West Garvey Avenue
Copies of staff recommendations to the Cjty.Cou-- i t
rimay be obtained at the Planning DePartment'office on j
the Thursday, Prior to the City Council Public hearing.
Marhscal of the questions, we
Age cyan Jev
(B1.
814-8417 or Elizabeth Virata .of , the...P.lannlfig
Department at (818) 814-8422 or visit the office,'Roor»".
208 at City Hall. Only through citizen Participation can,.
your government build a be Janet Berrv, City,` Clerk
Publish: December 24, 1"3 E, No.4078 i
San Gabriel Valley Tribune
BEcke
f .-E
ID 02
ID 011
Barranca Villa Investors LTD.Becker, Charl s N. 6
1433 Claridge Or. ; Stanton Becker, Ann M
Beverly Hills.,.,CA 90210 ; 3043 Joy Street
West Covina, CA 91791
ID #3 ID #12,
Barranca Vista Apartments ' Arguinz C S & Juliet
Ramnel, Hacker & Co. 3047 Joy S .
17802 Skypark Circle #100 West na, 91719
Jivine CA 92713
ID #4 1' ID #12
fiore, John V & Marie B TRS Argu.inzoni, Cruz S & Juliet
Fiore Family Trust 3047.Joy St.,
3010 E. Virginia Ave. West Covina. CA 91791
West Covina, CA 91791 �.
Nicholas, Kathy I' Wang, Shih Pu & Eileen R
3020 E. Virginia Ave. 3051 Joy St.
West Covina, CA 91791 West Covina, CA 97791
ID #4 I0. #14
Valen KHehts Water Co.:Alvarez: Albert, Sr. &Lydia
09 Yi 3055 Joy St.
West Covina, CA 91791
ID #6 ID 0I5.
Valencia Heights Water
Debenedet, Franca
3009 Virginia Ave. 3040 Joy Sty
West Covina, CA 91791 West Covina,'CA--91791 r
ID #7 ID #16.
Su, Loi C & Elizabeth D I Lo, Shih C & Theresa T
3023 E. Virginia Ave. 3054 Joy St.
West Covina, CA 91791 West Covina, CA 91791
i
Chen,, Chau Chun Co. TR -._.. ,_-
Chen Family Trust � Mc0onalds Corp
1 McDonald Plaza
3031 Joy St. ;Oakbrook. IL 60521
West Covina, CA 91791
ID 09 IdR. AL MARSHALL
Lau. Moon K & Tao Y BIRTCHBR
3035 Joy St. 26711 LA PAZ ROAD
West Covina, CA 91791
P.O. BOX A-1
LACUNA NI(3UBL, 6A 92677- 1078
3 i
Resident Resident
Centre Court Centre Court
131 S. Barranca St. Apt. #397 131 S. Barranca St. Apt. #398
West Covina, CA 91791 West Covina, CA 91791
Resident
Centre Court
131 -S. Barranca St. Apt. #399-A
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #399
West Covina, CA 91791
ki
i
•
Resident
Centre Court
131 S. Barranca St. Apt. #367
West Covina, CA 91791
Resident
Centre Court
131 'S. Barranca St. Apt. #370
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #373
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #376
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #379
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #382
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt..#385-=..
West Covina, CA 91791 � - _.
Resident
Centre Court
131 S. Barranca St. Apt. #388.
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #391
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #394
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #368
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #371
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #374
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #377
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #380
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #383
West Covina, CA 91791
Resident
Centre Court
-431 S. Barranca St. Apt. #386
.West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #389
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #392
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #395
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #369
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #372
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #375
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #378
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #381
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #384
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #387
West Covina, CA 91791
Resident
Centre Court
131-'S. Barranca St. Apt. #390
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #393
West Covina, CA 91791
Resident
Centre Court
131 S. Barranca St. Apt. #396
West Covina; CA 91791
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Resident
Centre Court
131 S. Barranca St. Apt. #287
West Covina, CA 91791
Resident
Centre Court
131. S. Barranca St. Apt. #290
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #293
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #296
West Covina, CA. 91791
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Centre Court
131 S. Barranca St. Apt. #299
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #352
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #355
West Covina, CA 91791
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Centre Court
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West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #361
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #288
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #291
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #294
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #297
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #289
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #292
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #295
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #298
West Covina, CA 91791
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Centre Court Centre Court
131 S. Barranca St. Apt. #299-A 131 S. Barranca St. Apt. #351
West Covina, CA 91791 West Covina, CA " 91791
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Centre Court
131 S. Barranca St. Apt. #353
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #356
West. Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #359
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #362
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #354
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #357
West Covina,. CA 91191
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Centre Court
131 S. Barranca St. Apt. #360
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #363
West Covina, CA 91791
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Centre Court Centre Court Centre Court
131 S. Barranca St. Apt. #364 131 S. Barranca St. Apt. #365 131 S. Barranca St. Apt. #366
West Covina, CA 91791 West Covina, CA 91791 West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #257
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #260
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #263
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #266
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #269
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #272
West Covina, CA 91791
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Centre Court
131 S. Barranca= St. Apt. #275
West Covina, CA 91791
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Centre Court
131 S. BarraiicxN�St. Apt. #278
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #281
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #284
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #258
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #259
West Covina, CA 91791
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Centre Court Centre Court
131 S. Barranca St. Apt. #261 131 S. Barranca St. Apt. #262
West Covina, CA 91791 West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #264
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #267
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #270
West Covina, CA 91791 ,
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Centre Court
131 S. Barranca St. Apt. #273
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #276
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #279
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #282
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #265
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt.. #268
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #271
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #274
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #277
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #280
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #283
West Covina, CA 91791
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131 S. Barranca St. Apt. #285 131 S. Barranca St. Apt. #286
West Covina, CA 91791 West Covina, CA 91791
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131 S. Barranca St. Apt. #78
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #81
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #84
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #87
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #90
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #93
West Covina, CA 91791
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Centre Court
131 'S. Barranca St. Apt. #96
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #99
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #251 .
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #79
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #82
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #85
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #88
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #91
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #94
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #97
. West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #80
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #83
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #86
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #89
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #92
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #95
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #98
West Covina, CA 91791 .
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131 S. Barranca St. Apt. #99-A 131 S. -Barranca St. Apt. #100
West Covina, CA 91791 West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #252
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #253
West Covina, CA 91791
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Centre Court Centre Court Centre Court
131 S. Barranca St. Apt. #254 131 S. Barranca St. Apt. #255 131 S. Barranca St. Apt. #256
West Covina, CA 91791 West Covina, CA 91791 West Covina, CA 91791
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131 S. Barranca St. Apt. #57 j
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131 S. Barranca St. Apt. #60
West Covina, CA 91791
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131 S. Barranca St. Apt. #63
West Covina, CA 91791
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Centre Court `
131 S. Barranca St. Apt. #66
West Covina, CA 91791
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131 S. Barranca St. Apt. #69
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #72
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #52
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #55
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #58
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #61
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #64
West Covina, CA 91791
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Centre Court
131-S. Barranca St. Apt. #67
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #70
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #73
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #53
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #56
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #59
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #62
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #65
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #68
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #71
West Covina, CA 91791
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Centre Court
131 S. Barranca St. Apt. #74
West Covina, CA 91791
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131 S. Barranca St. Apt. #75 131 S. Barranca St. Apt. #76 131 S. Barranca St. Apt. #77
West Covina, CA 91791 West Covina, CA 91791 West Covina, CA 91791
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111 S. Barranca St. Apt. #321
West Covina, CA 91791
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111-S. Barranca St. Apt. #324
West Covina, CA 91791
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111 S. Barranca St. Apt. #327
West Covina, CA 91791 11
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111 S. Barranca St. Apt. #330
West Covina, CA 91791 E
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111 S. Barranca St. Apt. #331
West Covina, CA 91791
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111. S. Barranca St. Apt. #336'1
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West Covina, CA 91791
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111 S. Barranca St. Apt. #339
West Covina, CA 91791
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111 S. Barranca St. Apt. #345
West Covina, CA 91791
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111 S. Barranca St. Apt. #348
West Covina, CA 91791
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Centre Court
111, S. Barranca St. Apt. #322
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #325
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #328
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #331
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #334
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #337
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #340
West Covina, CA 91791
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Centre Court
111 S. Barranca"St. Apt. #343
West Covina, CA 91791 .
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Centre Court
111 S. Barranca St. Apt. #346
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #349
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #323
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #326
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #329
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #332
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #335
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #338
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #341
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #344
West Covina, CA 91791
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Centre Court
114 S. Barranca St. Apt. #347
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #350
West Covina, CA 91791
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111 S. Barranca St. Apt. #241
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #244
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #247
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #250
West Covina, CA 91191
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Centre Court
111 S. Barranca St. Apt. #303'
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #30&
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #309'
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #312
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #315
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #318
West Covina, CA 91791
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111 S. Barranca St. Apt. #242
West Covina, CA 91791
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111 S. Barranca St. Apt. #245
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #248
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #301
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #304
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #307
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #310
West Covina, CA 91791
ResidentCentre Court
111 S. Barranca St. Apt. #313
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #316
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #243
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #246
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #249
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #302
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #305
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #308
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #311
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #314
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #317
West Covina, CA 91791
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111 S. Barranca St. Apt. #319 111 S. Barranca St. Apt. #320
West Covina, CA 91791 West Covina, CA 91791
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111 S. Barranca St. Apt. #211 111 S. Barranca St. Apt. #212 111 S. Barranca St. Apt. #213
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111 -S. Barranca St. Apt. #214 111 S. Barranca St. Apt. #215 111 S. Barranca St. Apt. #216
West Covina, CA 91791 1 West Covina, CA 91791 West Covina, .CA 91791
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111 S. Barranca St. Apt. #217 111 S. Barranca St. Apt. #218 111 S. Barranca St. Apt. #219
West Covina, CA 91791 1, West Covina, CA 91791 West Covina, CA 91791
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11S. Barranca St. Apt. #220 111 S. Barranca St. Apt. #221 111 S. Barranca St. Apt. #222
West Covina, CA 91791 West Covina, CA 91791 West Covina, CA 91791
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111 S. Barranca St. Apt. #223, 111 S. Barranca St. Apt. #224 111 S. Barranca St. Apt. #225
West Covina, CA 91791 West Covina, CA 91791 West Covina, CA 91791
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111 S. Barranca St. Apt. #226, 111 S. Barranca St. Apt. #227 111 S. Barranca St. Apt. #228
West Covina, CA 91791 West Covina, CA 91791 West Covina, CA 91791
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111 S. Barranca St. Apt. #229' 111 S. Barranca St. Apt. #230 111 S. Barranca St. Apt. #231
West Covina, CA 91791 West Covina, CA 91791 West Covina, CA 91791
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111 S. Barranca St. Apt. #232 ! 111 S. Barranca St. Apt. #233 111 S. Barranca St. Apt. #234
West Covina, CA 91791 1 West Covina, CA 91791 West Covina, CA 91791
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111 S. Barranca St. Apt. #235 111 S. Barranca St. Apt. #236 111 S. Barranca St. Apt. #237
West Covina, CA 91791 West Covina, CA 91791 West Covina, CA 91791
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111 S. Barranca St. Apt. #238 111 S: Barranca St. Apt. #239 111 S. Barranca St. Apt. #240
West Covina, CA 91791 West Covina, CA 91791 West Covina, CA 91791
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111 S. Barranca St. Apt. #311
West Covina, CA 91791
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Centre Court
111 -S. Barranca St. Apt. #34'
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #37'
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #40
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #43
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #46
West Covina, CA 91791.
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Centre Court
111 S. Barranca St. Apt. #49
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #202
West Covina, CA 91791
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Centre Court
ills Barranca St. Apt. #205
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #208
West Covina, CA 91791
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Centre Court
11.1 S. Barranca St. Apt. #32
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #33
West Covina, CA 91791
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111 S. Barranca St. Apt. #35 111 S. Barranca St. Apt. #36
West Covina, CA 91791 West Covina, CA 91791
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Centre Court
111. S.. Barranca St. Apt. #38
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #41
West Covina, CA 91791
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111 S. Barranca St. Apt. #44
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #47
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #39
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #42
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #45
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #48
West Covina, CA 91791
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111 S. Barranca St. Apt. #50 111 S. Barranca St. Apt. #201
West Covina, CA 91791 West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #203
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #206
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #209
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #204
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #207
West Covina, CA 91791
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Centre Court
111 S. Barranca St. Apt. #210
West Covina, CA 91791
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Resident
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Centre Court
Centre Court
111 S. Barranca St. Apt. #1
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111 S. Barranca St. Apt. #3
West Covina, CA 91791
West Covina, CA 91791
West Covina, CA 91791
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Centre Court
Centre Court
111-S. Barranca St. Apt. #4
111 S. Barranca St. Apt. #5
111 S. Barranca St. Apt. #6
West Covina, CA 91791
West Covina, CA 91791
West Covina, CA 91791
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Centre Court
Centre Court
Centre Court
111 S. Barranca St. Apt. #7
111 S. Barranca St. Apt. #8
111 S. Barranca St. Apt. #9
West Covina, CA 91791
West Covina, CA 91791
West Covina, CA 91791
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Centre Court
Centre Court
Centre Court
111 S. Barranca St. Apt. #10
111 S. Barranca St. Apt. #11
111 S. Barranca St. Apt. #12
West Covina,, CA 91791
West Covina, CA 9179.1
West Covina, CA 91791
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Centre Court
Centre Court
Centre Court
111 S. Barranca St. Apt. #13
111 S. Barranca St. Apt. #14
111 S. Barranca St. Apt. #15
West Covina, CA 91791
West Covina, CA. 91791
West Covina, CA 91791
Resident
Resident
Resident
Centre Court
Centre Court
Centre Court
111 S. Barranca St. Apt. #16
111 S. Barranca St. Apt. #17
111 S. Barranca St. Apt. #18
West Covina, CA 91791
West Covina, CA 91791
West Covina, CA 91791
Resident
Resident
Resident
Centre Court
Centre Court
Centre Court
111 S. Barranca St. Apt. #19
111 S. Barranca St. Apt. #20
111 S. Barranca St. Apt. #21
West Covina, CA 91791
West Covina, CA 91791
West Covina, CA 91791
Resident
Resident
Resident
Centre Court
Centre Court
Centre Court
111 S. Barranca St. Apt. #22
111 S. Barranca St. Apt. #23
111 S. Barranca St. Apt. #24
West Covina, CA 91791
West Covina, CA 91791
West Covina, CA 91791
Resident
Resident
Resident
Centre Court
Centre Court
Centre Court
111 S. Barranca St. Apt. #25
111 S. Barranca St. Apt. #26
111 S. Barranca St. Apt. #27
West Covina, CA 91791
West Covina, CA 91791
West Covina, CA 91791
Resident
Resident
Resident
Centre Court
Centre Court
Centre Court
111 S. Barranca St. Apt. #28
111 S. Barranca St. Apt. #29
111 S. Barranca St. Apt. #30
West Covina, CA 91791
West Covina, CA 91791
West Covina, CA 91791
•
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Resident
Barranca Vista Apartments
2918 E. Virginia Ave. Apt. #67
West Covina, CA 91791
Resident
Barranca Vista Apartments
2918 E. Virginia Ave. Apt. #70
West Covina, CA 91791
Resident
Barranca Vista Apartments
2920 E. Virginia Ave. Apt. #59
West Covina, CA 91791 .
Resident
Barranca Vista Apartments
2922 E. Virginia Ave. Apt. #74
West Covina, CA 91791
Resident
Barranca Vista Apartments
2922 E. Virginia Ave. Apt. #77
West Covina, CA 91791
Resident
Barranca Vista Apartments
2022 E. Virginia Ave. Apt. #80
West Covina, CA 91791
Resident
Barranca Vista Apartments
2922 E. Virginia Ave. Apt. #83
West Covina, CA 91791
Resident
Barranca Vista Apartments
2924 E. Virginia Ave. Apt. #6
West Covina, CA 91791
Resident
Barranca Vista Apartments
2924 E. Virginia Ave. Apt. #9
West Covina, CA 91791
Resident
Barranca Vista Apartments
2926 E. Virginia Ave. Apt. #15
West Covina, CA 91791
Resident
Barranca Vista Apartments
2918 E. Virginia Ave. Apt. #68
West Covina, CA 91791
Resident
Barranca Vista Apartments
2918 E. Virginia Ave. Apt. #71
West Covina, CA 91791
Resident
Barranca Vista Apartments
2920 E. Virginia Ave. Apt. #60
West Covina, CA 91791
Resident
Barranca Vista Apartments
2922 E. Virginia Ave. Apt. #75
West Covina, CA 91791
Resident
Barranca Vista Apartments
2922 E. Virginia Ave. Apt. #78
West Covina, CA 91791
Resident
Barranca Vista Apartments
2922 E. Virginia Ave. Apt. #81
West Covina, CA 91791
Resident
Barranca Vista Apartments
2922 E. Virginia Ave. Apt. #84
West Covina, CA 91791
Resident
Barranca Vista Apartments
2924 E. Virginia Ave. Apt. #7
West Covina, CA 91791
Resident
Barranca Vista Apartments
2926 E. Virginia Ave. Apt. #13
West Covina, CA 91791
Resident
Barranca Vista Apartments
2918 E. Virginia Ave. Apt. #69
West Covina, CA 91791
Resident
Barranca Vista Apartments
2920 E. Virginia Ave. Apt. #58
West Covina, CA 91791
Resident
Barranca Vista Apartments
2920 E. Virginia Ave. Apt. #61
West Covina, CA 91791
Resident
Barranca Vista Apartments
2922 E. Virginia Ave. Apt. #76
West Covina, CA 91791
Resident
Barranca Vista Apartments
2922 E. Virginia Ave. Apt. #79
West Covina, CA 91791
Resident
Barranca Vista Apartments
2922 E. Virginia Ave. Apt. #82
West Covina, CA 91791
Resident
Barranca Vista Apartments
2922 E. Virginia Ave. Apt. #85
West Covina, CA 91791
Resident
Barranca Vista Apartments
2924 E. Virginia Ave. Apt. #8
West Covina, CA 91791
Resident
Barranca Vista Apartments
2926 E. Virginia Ave. Apt. #14
West Covina, CA 91791
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Resident Resident
Barranca Vista Apartments Barranca Vista Apartments
2928 E. Virginia Ave. Apt. #19 2928 E. Virginia Ave. Apt. #20
West Covina, CA 91791 West Covina, CA 91791
Resident
Barranca Vista Apartments
2900 E. Virginia Ave. Apt. #1
West Covina, CA 91791
Resident
Barranca Vista Apartments
2900 E. Virginia Ave. Apt. #4
West Covina, CA 91791
Resident
Barranca Vista Apartments
2902 E. Virginia Ave. Apt. #11
West Covina, CA 91791
J
Resident
Barranca Vista Apartments
2904 E. Virginia Ave. Apt. #24
West Covina, CA 91791
Resident
Barranca Vista Apartments
2908 E. Virginia Ave. Apt. #35
West Covina, CA 91791
Resident
Barranca Vista Apartments
2908 E. Virginia Ave. Apt. #38
West Covina, CA 91791
Resident
Barranca Vista Apartments
2900 E. Virginia Ave. Apt. #2
West Covina, CA 91791
Resident
Barranca Vista Apartments
2900 E. Virginia Ave. Apt. #5
West Covina, CA 91791
Resident
Barranca Vista Apartments
2902 E. Virginia Ave. Apt. #12
West Covina, CA 91791
Resident
Barranca Vista Apartments
2904 E. Virginia Ave. Apt. #23
West Covina, CA 91791
Resident
Barranca Vista Apartments
2900 E. Virginia Ave. Apt. #3
West Covina, CA 91791
Resident
Barranca Vista Apartments
2902 E. Virginia Ave. Apt. #10
West Covina, CA 91791
Resident
Barranca Vista Apartments
2904 E. Virginia Ave. Apt. #22
West Covina, CA 91791
Resident
Barranca Vista Apartments
2908 E. Virginia Ave. Apt. #34
West Covina, CA 91791
Resident Resident
Barranca Vista Apartments Barranca Vista Apartments
2908 E. Virginia Ave. Apt. #36 2908 E. Virginia Ave.. Apt. #37
West Covina, CA 91791 West Covina, CA 91791
Resident
Barranca Vista Apartments
2908 E. Virginia Ave. Apt. #39
West Covina, CA 91791
Resident Resident
Barranca Vista Apartments Barranca Vista Apartments
2910 E. Virginia Ave. Apt. #17 2910 E. Virginia Ave. Apt. #18
West Covina, CA 91791 West Covina, CA 91791
Resident
Barranca Vista Apartments
2912 E. Virginia Ave. Apt. #26
West Covina, CA 91791
Resident
Barranca Vista Apartments
2914 E. Virginia Ave. Apt. #41
West Covina, CA 91791
Resident
Barranca Vista Apartments
2912 E. Virginia Ave. Apt. #27
West Covina, CA 91791
Resident
Barranca Vista Apartments
2914 E. Virginia Ave. Apt. #42
West Covina, CA _ 91791
Resident
Barranca Vista Apartments
2910 E. Virginia Ave. Apt..#16
West Covina, CA 91791
Resident
Barranca Vista Apartments
2912 E. Virginia Ave. Apt. #25
West Covina, CA 91791
Resident
Barranca Vista Apartments
2914 E. Virginia Ave. Apt. #40
West Covina, CA 91791
Resident
Barranca Vista Apartments
2914 E. Virginia Ave. Apt. #43
West Covina, CA 91791
Resident Resident Resident
Barranca Vista Apartments Barranca Vista Apartments Barranca Vista Apartments v
2914 E. Virginia Ave. Apt. #44 2914 E. Virginia Ave. Apt. #45 . 2918 E. Virginia Ave. Apt. #66
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2032 E. Y ihia Ayo.,�:Apt. #49
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2032 E. Y#gima Ave. Apt. Pi
West Covina, CA., 91791
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Barranca Vista Apartments
2934 E. Virginia Ave. Apt.. #30
West Coymiia';'CA 91791.
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2936 E. Virginia, Ave ;,Apt ., *5.4,�*--
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r West Covina, -CA 91791 West Covina, CA 91791
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2934 E. Virginia Ave.", Apt. #28 111 2934 E. 'Virginia' Ave. 'Apt. #29
West Covina, CA 91791
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2936, - E. Virginia Ave: --Apt. #521 1 Virgima Ave. Apt. #53
.2936 E.
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2936 E.Nirginia Me,
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2940 E. Virginia Ave.Apt. #64
2940.E., Virginia Ave, Apt. #65
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CITY OF WEST CO�VINA _
MISCELLANEOUSCASH! RECEID
NO.06379-C DATE
Issued By:
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Received From �� w
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The Sum of
110 310 GENERAL FUND AMOUNT
Franchise
Business License
B. I. T.
Dog Licenses.
Other Permits
Other Court Fines
Interest
Rents
Filing Fees
Plan Check
Search Fees
Returned Check Fee
Miscellaneous
Sale of Codes, Maps
4120
414
415
4210
4290
4320
4410
4430
4612
4614
4616
4638
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110 320 POLICE SERVICES
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120 310 BKK LICENSE FUND AMOUNT
0000 4140
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TRAFFIC SAFETY FUND
0000 4310
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137 310
EMERGENCY SERVICES
0000 4555
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340 310
WATER FUND
0000 4641
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57 310
E. S. G. V. C.
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GLNO. '.
ACCT. DESCRIPTION]
DEPOSIT IN NAME OF
PURPOSE
AMOUNT
240 _
Miscellaneous
241
E.I.R.
249
Donations
DISTRIBUTION OF COPIES: WHITE PAYOR�S'RECEIPT PINK — NUMERICAL FILE COPY.
YELLOW' FINANCE GOLDENROD —OFFICE COPY
H.
W. WESKAMP
1360
3034
kATHRYN S. WESKAMP.
LARKWOOD (818) 332-4978
_ �7 19 16 66/1980
W COVINA, CA 91791
PAY TO THE
ry J-J
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ORDER OF
-
L L A R S
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[� Bank o r America
Eastland Branch #0980 (818) 453.8400 %^
Drive
2901 Eastland Center
West Covina, CA 91791
'MEMO
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CITY CLERK°S FFI"CE
CITY OF WEST COVINA
.7T'
• all
0
c
suspend and set
commission, adi
view board, or I
be. In the ever.
,� "V
�a/iy
ZONING
the decision of the planning
rative review board, sign re-
ng director, as the case may
the less restrictive of
(1) -General plan amendment: Five (5) calendar
days after adoption of the resolution recom-
mending approval or denial by the plan-
ning commission.
(2) Zone changl denials: Five (5)ycalendar days
after the adoption of the resolution for de=
vial by the 'planning commission.
(3) Unclassifaed use permit, variance (except
slight modifccations) or precise plan: Twenty
(20) calendar days after adoption of the de-
cision resolution by the planning commis-
sion.
(4) Tentative tract and parcel maps: Ten (10)
calendar days after adoption of the decision
resolution iy the planning commission.
(5) Decisions of the administrative review board
for slight modif cations, maximum permitted
unit size, large expansion, or maximum unit
size exception: Fifteen (15) calendar days
after adoption of the decision by the review
board. �.
(6) Decisions of the planning director for minor
amendmentsto an unclassified use permit
or precise plan, or any other decision as per-
mitted within the purview of this article: Fif-
teen (15) calendar days after adoption of
`the decisioi°by the planning director.
(7) Decisions of the sign review board for a sign
adjustment to the sign regulation code: Fif-
teen (15) calendar days after adoption of
the decision by the sign review board.
(8) Treepermit.IFifteen (15) calendar days after
a determination is rendered on a permit,
and said appeal shall comply with the pro-
'cedures outlined in section 26-293(d).
(b) city council member within the same
time periods. specified in subsection aa) of Ti s
section may also; in either a re ular or special
meeting,initiate IsL ch appeal. Upon Pe—injn"Mt-
liea of such appeal by the clerk of the city council,
3upp. No. 41
§ 26.215
the planning commission secretary shall imme-
diately transmit to said clerk the complete file in
the case.
(c) The city council shall conduct a public hear-
ing on the appeal within thirty (30) days from the
date of notification of the appeal, or as otherwise
specified by the city council.
(d) When considering an appeal, the city coun-
cil may approve or deny the recommendation of
the planning commission, or modify the project.
(Code 1960, § 10501.13; Ord. No. 1333, § 1, 4-25-77;
Ord. No. 1809, § 1, 2-27-89; Ord. No. 1878, § 2,
5-13-91; Ord. No.1881, § 1, 6-10-91; Ord. No.1910,
§ 2, 10-13-92)
Sec: 26-213. City council public hearing.
Consideration of an appeal of a planning com-
mission decision shall be a public hearing notice
of which shall be given as provided in section
26-206. The public hearing shall commence within
thirty (30) days of the filing or initiation of such
appeal, and may be continued from time to time.
(Code 1960, § 10501.14; Ord. No. 1333, § 1, 4-25-77;
Ord. No. 1809, § 1, 2-27-89)
Sec. 26-214. Referral back to planning com-
mission. . .
The city council may, because of making sub-
stantial changes, or because of a desire for addi-
tional information, or due to the submission of
significant new material or evidence, refer the
matter back to the planning commission for fur-.
ther study and report. At the time of referral, the
city council shall -specify a time period within
which the planning commission is required to re-
port back to the city council. If so referred, the
planning commission secretary shall state to the
city council the date upon which said matter will
appear on the planning commission agenda, where-
upon said date shall immediately be publicly an-
nounced by the city council. (Code 1960, § 10501.15; ,
Ord. No. 1333, § 1, 4-25-77; Ord. No. 1809, § 1,
2-27-89)
Sec. 26-215. Planning commission failure to
report.
Failure of the planning commission to report
back to the city council within the time period
1775
3 26.207 WEST COVINA CODE
Sec. 26.207. Establishment of rules for con- be filed with the city council on the same day
duct of hearings. as said mailing.
The planning commission may establish rules. (c) Keep all reports as permanent record in the
governing the conduct of public hearings. (Code files of the planning department (Code 1960,
1960, § 10501.08; Ord. No. 1333, § 1, 4-25-77) § 10501.11; Ord. No. 1333, § 1, 4-25-77)
.I
Sec. 26-208. Hearings may be continued with-
out recourse to public'notice.
If, for any reason, testimony on any case set for
public hearing cannot be completed on the day
set for such hearing, the person presiding at such
public hearing may, before adjournment or recess
thereof, publicly announce the time and place to,
and at which, said hearing will be continued, and
no further notice shall be required. (Code 1960, §
10501.09; Ord. No. 1333, § 1, �4-25-77)
Sec. 26-209. Permanent files shall include
summary of testimony.
A summary of all pertinent testimony at the
public hearing held in connection with an appli-
cation filed pursuant to this chapter, and the names
of persons testifying shall be recorded and made a
part of the permanent files Iof the case, but a
failure to observe requirements of this section
shall not affect the validity of any action. (Code
1960, § 10501.10; Ord. No. 1333, § 1, 4-25-77)
Sec. 26.210. Planning commission decision and
findings.
The planning'commission, following the termi-
nation -of the public hearing, shall:
(a) Announce its decision to approve or deny the
application by resolution which shall clearly
state the. facts and reasons for the decision
rendered and any conditions or limitations
imposed.
(b) Within fifteen (15) days after adoption of said
resolution, whether the application is approved
or denied, notify the applicant by forwarding
through the mails a copy of the resolution to
the address on the application and to any
other person who has filed a written request
for such notification. Said resolution shall also
Supp. No. 41
Sec. 26-211. Effective date of planning commis-
sion decision.
(a) All decisions of the planning commission
except recommendations for general plan amend-
ments and recommendations of approval for zon-
ing amendments shall become final and effective
within twenty (20) days after adoption of the reso-
lution stating the decision unless appealed to the
city council.
(b) Recommendations approving zoning amend-
ments shall be transmitted to the city council
who shall conduct a duly advertised public hear-
ing on the matter within forty-five (45) days fol-
lowing receipt of the resolution. Recommendations
denying a zone change shall be filed with the city
council and. shall become final unless appealed to
the city council.
(c) Recommendations approving or denying gen-
eral plan amendments shall be transmitted to the
city council who shall conduct a duly advertised
public hearing on the matter. (Code 1960, §
10501.12; Ord. No. 1333, § 1, 4-25-77; Ord. No.
1809, § 1, 2-27-89)
Sec. 26.212. Appeal procedure.
(a) Anyone so desiring may appeal a decision of
the planning ' director, administrative review
board, or the sign review board to the planning
commission in writing. A decision of the planning
commission maybe appealed to the city council in
writing. Specific issues to be considered for an
appeal shall be identified in the written request.
The request shall be accompanied by an appeal
fee as established by a resolution of the city
council, mailing labels for notification purposes.
The request shall be submitted to the planning
department for appeals of the planning director's,
administrative review board, or sign review board
decisions, or the city clerk's office for an appeal of
the planning commission's decision, within the
time periods specified below. Such an appeal shall
1774