01-17-2006 -=« TO: Andrew G. Pasmant, City Manager
and. City Council
City of West Covina
Memorandum
AGENDA
ITEM NO. E-2
FROM: Douglas N. McIsaac, Planning Director DATE January 17, 2006
SUBJECT: ZONE CHANGE NO.05-09 (20-unit Single -Family Residential project)
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Olson Company for Annie Mondino
LOCATION: 1951 South Sunset Avenue
RECOMMENDATION:
The Planning Commission and staff recommend that the City Council adopt the
following resolution:
Z
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, CERTIFYING THE NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT FOR ZONE
CHANGE NO. 05-09, TENTATIVE TRACT MAP NO. 63356,
PRECISE PLAN NO. 05-14, AND TREE REMOVAL PERMIT NO.
05-06 PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT OF 1970, AS AMENDED.
The Planning Commission and staff further recommend that the City Council introduce
the following ordinance:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE
NO. 05-09.
DISCUSSION:
The project consists of a proposal to construct 20 new detached single*family homes on a
2:53=acre site located at the northwest corner of Sunset and Fairgrove Avenues. As with
other recent single-family housing developments, the development is designed with lots that
are smaller than normally required in the "R-l" Zone (average 3,931 square feet). Because
of this, a specific plan is required to be adopted as the zoning for the site to accommodate
the proposed lot sizes.
The project is proposed to have private streets, with one street providing ingress and egress
from Fairgrove Avenue and two other streets providing egress only onto Sunset Avenue.
On -street parking will be allowed on one side of the 28-foot wide streets, with four -foot
wide sidewalks on both sides of the street. A 3,900-square foot common recreation area is
also proposed.
The 20 two-story homes are designed with two floor plans with 2,200 and 2,600 square feet
of floor area, respectively, with an attached two -car garage. Each floor plan also features a
"Ranch" and a "Spanish" style architectural treatment.
Zone Change
As stated, the applicant is requesting approval of a zone change from "Residential
Agricultural" (R-A) Area District II, to "Specific Plan No. 23" (SP-23) to facilitate the
development of the site with smaller -sized single-family residential lots. If approved, the
specific plan (Specific Plan No. 22) will become the zoning of the site, and will establish
development standards reflective of the project's design. With an overall density of 7.9
units per acre, the project is consistent with the current General Plan designation for the
property of "Low Medium Residential," which allows a density range of 4.1 to 8.0 units
per acre.
4 a ,J 114
Zone Change No. 05-09
January 17, 2005 — Page 2
PLANNING COMMISSION DISCUSSION AND RECOMMENDATION:
On December 19, 2005, the Planning Commission voted 4-0 to approve Tentative Tract No.
63356, Precise Plan No. 05-14, and Tree Removal Permit No. 05-06, and also to
recommend certification of the Negative Declaration and approval of Zone Change No. 05-
09. The Commission indicated that they felt that the project was a good fit for the area, was
well -designed, and would be an asset to the City.
FISCAL IMPACT:
No new public infrastructure will be required as a result of the project and the developer
will pay park in -lieu fees estimated at approximately $438,000 (the actual fees may
fluctuate based on actual costs). The subject- property is located in the Merged Project
Area (redevelopment area). It is estimated that development of 20 residential units will
result in a property tax increment of approximately $90,000 per year to the Community
Development Commission (this number is net of pass-thrus to other agencies). Because
the subject property is located in a redevelopment area, no additional funds will be added
to the General Fund.
The 20 new homes are estimated to generate approximately 66 new City residents, which
will serve to incrementally increase the cost of providing City services. The additional
residents would generate $3,520 of restricted special funds the City receives based on a
per capita population formula. The current City operating budget of approximately $52
million equates to per capita spending of approximately $485 per person. Based on this
figure, the cost of providing services to 66 residents would be approximately $32,010 per
year.
JI/ �'41� AV -
Prep Michael Hitz
Planning Associate
Planning Director
Attachment 1 - Draft Zone Change City Council Ordinance
Attachment 2 — Draft Negative Declaration of Environmental Impact Resolution
Attachment 3 — Planning Commission Staff Report
Attachment 4 — Planning Commission Resolution, Negative Declaration
Attachment 5 — Planning Commission Resolution, Precise Plati/Tree Removal Permit
Attachment 6 — Planning Commission Resolution, Zone Change
Attachment 7 — Planning Commission Resolution, Tentative Tract Map
Attachment 8 — Initial Study
ZACase Files\TRACT MAP\2005\63356 1951 Sunset 20 homes\cc\Staff Report CC.doc
.x
ATTACHMENT 1
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO.05-09
WHEREAS, there was filed with the ' City a verified application on the forms prescribed
in Section 26-153 and 26-199 of the West Covina Municipal Code to
reclassify the property at 1951 South Sunset Avenue from "R-A" (Residential Agricultural),
Area District II to "Specific Plan No. 23" (SP-23) (Exhibit A)
on that certain property generally described as follows:
Assessor Parcel Nos. 8466-038-045 and 8466-038-046, as shown on the latest rolls of the
Los Angeles County Tax Assessor, and
WHEREAS, the proposed zone change is requested to allow for the development of 20
detached single-family residential units, and to establish zoning standards for the subject project;
and
WHEREAS, the proposed zone change is consistent with the proposed General Plan
Designation of "Low -Medium Residential"; and
WHEREAS, a tentative tract map has been submitted for the subdivision of the site into
20 single-family lots; and
WHEREAS, a precise plan for the site plan and architecture has been submitted for the
development of the project; and
WHEREAS, a tree removal permit for the removal of significant trees; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan "to provide all
residents of West Covina with opportunities to live in decent, safe, sanitary and energy efficient
housing at costs they can reasonably afford"; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan to "encourage
the construction of a wide variety of new housing to meet the needs of all residents"; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan to "identify all
sites, vacant or developed, with a potential for residential development, and encourage their
efficient and attractive use"; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 13th
day of December, 2005, conduct a duly noticed public hearing to consider the subject application
for a Zone Change, at which time the Planning Commission adopted Resolution No. 05-5088
recommending approval to the City Council; and
WHEREAS, the City Council did, on the 17th day of January, 2005, conduct a duly
advertised public hearing as prescribed by law, and considered evidence presented by the
Planning Commission, Planning Department, and other interested parties.
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 design to allow for the construction of a 20-
unit single-family detached housing development.
2. The project consists of a zone change requesting to change the zone from
"Residential Agricultural" (R-A), Area District II to "Specific Plan No. 23" (SP-23)
(Exhibit A).
3. Findings necessary for approval of a zone change are as follows:
Z:\Case Files\TRACT MAP\2005\63356 1951 Sunset 20 homes\cc\ORDINANCE.doc
Zone Change No. 05-09
1951 South Sunset Avenue
January 17, 2006- Page 2
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.
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.
4. Pursuant to the requirements of the California. Environmental Quality Act (CEQA)
of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT has been prepared indicating that although the project could have a
significant effect on the environment, there will not be a significant effect due to
mitigating measures.
WHEREAS, based on the evidence, both oral and documentary, the City Council finds as
follows:
a. The proposed zone change facilitates the development of a single-family
residential project through the approval of the specific plan. The existing
zoning allows for single-family houses on lots with a minimum lot size of
3,384 square feet. The change of zone will allow for needed housing units
and expand residential opportunities in the City of West Covina.
b. The proposed zone change will not adversely affect adjoining property
value and will not be detrimental to the area because the size and density
of the development is not inconsistent with other surrounding properties.
C. The proposed zone change will provide for the development of an
underutilized property that with proper development will further the
protection of the public health, safety, and general welfare.
d. The proposed zone change will not adversely affect the General Plan as
consistency between the General Plan and the Zoning Map will be
maintained through the proposed General Plan amendment. The General
Plan designation allows for developments with densities between 4.1 and
8.0 dwelling units per acre.
The approval of such zone change is consistent with the General Plan land
use designation of "Low Medium Residential." That land use designation
allows for densities between 4.1 and 8.0 units per acre. The property will
be rezoned to "Specific Plan No. 23" (SP-23).
NOW, THEREFORE, the City Council of the City of West Covina, California, does
hereby ordain as follows:
SECTION NO. 1: Based on the evidence presented, and the findings set forth, Zone
Change No. 05-09 is hereby found to be consistent with the City's General Plan and the
land uses permitted within said zone classification.
SECTION NO. 2: Pursuant to the requirements of the California Environmental Quality
Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT has been prepared indicating that although the project
could have a significant effect on the environment, there will not be a significant effect
due to mitigating measures.
Z:\Case Files\TRACT MAP\2005\63356 1951 Sunset 20 homes\cc\ORDINANCE.doc
Zone Change No. 05-09
1951 South Sunset Avenue
January 17, 2006- Page 3
SECTION NO. 3: The City Council does hereby does hereby recommend to the City
Council that it approve Zone Change No. 05-09, changing the zoning designation for subject
property of said property to "Specific Plan No. 23" (SP-23) as set forth on Exhibit A, and
adopting the specific plan text as set forth in Exhibit B.
SECTION NO. 4: The City Clerk shall certify as to the passage of this Ordinance and
shall cause the same to be published as required by law.
PASSED AND APPROVED on this 17th day of January 2006.
Mayor
ATTEST:
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF WEST COVINA )
I, Laurie Carrico, City Clerk of the City of West Covina, do hereby certify that the
foregoing Ordinance was regularly introduced and placed upon its first reading at a regular
meeting of the City Council on the 17t" day of January 2006. That, thereafter, said Ordinance
was duly adopted and passed at a regular meeting of the City Council on the 7th day of February
7, 2006.
AYES:
NOES:
ABSENT:
ABSTAIN:
DATE: January 17, 2006
APPROVED AS TO FORM:
City Attorney
City Clerk
Z:\Case Files\TRACT MAP\2005\63356 1951 Sunset 20 homes\cc\ORDINANCE.doc
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TABLE OF CONTENTS
Chapter 1.0 Introduction
Page
A.
Purpose of the Specific Plan
1-1
B.
Authority
1-2
C.
Relationship to the West Covina General Plan
1-2
D.
Applicability of the Specific Plan Land Use Standards
1-3
E.
Interpretation
1-3
F.
Validity
1-3
Chapter 2.0 Project Setting
A.
Project Description
2-1
B.
Location and Context
2-2
C.
Project Access
2-2
D.
Existing General Plan and Zoning
2-2
E.
Existing Site Uses
2-3
F.
Existing Infrastructure / Services
2-3
G.
Existing Community Facilities
2-3
Chapter 3.0 Specific Plan Components
A.
Land Use '
3-1
B.
Circulation and Parking
3-2
C.
Landscaping
3-3
D.
Architectural Concept
3-4
E.
Phasing
3-5
Chapter 4.0 Development Standards
A.
Purpose and Intent
4-1
B.
General Development Standards
4-1
C.
Permitted Uses
4-1
D.
Site Development Standards
4-2
1. Lighting and Utilities
4-2
2. Street Design
4-3
3. Minimum Parking Requirements
4-3
4. Walls and Fences
4-3
5. Landscape Guidelines
4-4
6. Minimum and Maximum Dimensions and Areas
4-4
7. Accessory Structures and Uses
4-5
8. Architectural Design Guidelines
4-5
9. Building Finish Materials
4-6
10. Signage
4-6
Sunset Walk Specific Plan
November 2005
r
Chapter
5.0 General Plan Consistency and Evaluation
A.
Land Use
B.
Circulation
C.
Economic Development
D.
Housing
E.
Safety
F.
Human Resources
G.
Environmental Quality
H.
Noise
I.
Conformation with State Law
Chapter 6.0 Implementation
A. Amendments
1. Major Changes
2. Administrative Revisions
5-1
5-1
5-2
5-2
5-3
5-3
5-4
5-4
5-4
6-1
FIGURES
Figure
Page
Figure 1
Vicinity Map
1-4
Figure 2
Project Location
1-5
Figure 3
Site Plan
1-6
Figure 4
Water Plan
2-4
Figure 5
Sewer Plan
2-5
Figure 6
Tentative Tract Map No.063356
2-6
Figure 7
Circulation and Parking Plan
2-7
Figure 8
Preliminary Landscaping
2-8
Figure 9
Illustrative Phasing Plan
3-6
LIST OF TABLES
Table Page
1 On -site Parking 2-1
2 Land Use Summary 3-1
3 Illustrative Development Phasing 3-5
Sunset Walk Specific Plan
November 2005
A. PURPOSE OF THE SPECIFIC PLAN
This Specific Plan is a comprehensive plan and policy to guide the development of
Sunset Walk, a proposed planned single family condominium project on Tentative
Tract 063356, in the City of West Covina, California. (See Figures 1 & 2)
Preparation of this plan is mandated by the City's General Plan, adopted September 9,
1985 which requires that a Specific Plan be prepared for sites designated as "Planned
Development." The following excerpt, from page l/ 1-13 of the West Covina
General Plan Land Use Element, refers to the unique set of circumstances and
opportunities which this site represents:
There are large parcels of land throughout the City which may become available
for development when their present uses are terminated, such as surplus school
sites and the BKK Landfill. Their size, location and proximity to various other
land uses create opportunities and constraints which require a unique development
solution. The intent of this designation is to allow a mix of land uses on
individual properties and to provide better land use controls, which also allows
flexibility in the development of large, unique sites such as surplus school sites
and the BKK Landfill. To implement this land use designation, a Specific Plan
will be adopted for each "Planned Development" site, as provided for under
California's State Planning Law.
The Sunset Walk site is a relatively small parcel in the Sunset Area of West Covina,
suitable for planned residential use. The property was identified as a planned
residential use per the City's General Plan. Accordingly, the project has been
designed as a planned development site, a self-contained quality planned residential
project with related recreational amenities that promotes a sense of community. The
Sunset Walk Specific Plan has been prepared as an implementing mechanism and to
meet State and local requirements.
The purpose of this Specific Plan is three fold:
• To insure a well -planned, high quality environment for the development of
residential and recreational uses.
• To provide guidelines for the development's design. A prime objective is to
effectively relate to and reinforce the character of the surrounding community
in terms of physical design, circulation, access, and such impacts as traffic and
noise.
Sunset.Walk Specific Plan
November 2005 I -I
Chapter 1
INTRODUCTION
• To reinforce the objectives of the City's General Plan and other regulatory
documents.
Timely and efficient development of the property can be ensured through the Specific
Plan, which when adopted by City legislative action serves as both a planning and
regulatory function. This document fulfills the Specific Plan requirements of the
State of California and the City of West Covina.
The Sunset Walk Specific Plan utilizes the same general structure and content as a
general plan, only in more "specific" detail. Further, this Plan anticipates potentially
significant environmental impacts including noise and circulation and incorporates
mitigations within the design of the project, in anticipation of a formal environmental
review.
The Plan achieves these objectives through a number of measures including:
• Home, site and circulation design which assures the project's compatibility
with adjacent properties
• Provision of homes with efficient and liveable areas
• A development program phased to assure efficient and cost-effective
improvements including new housing, circulation, open space and utilities
• Clear articulation of appropriate development standards and criteria to assure
that the project design will meet the overall objectives
• Definition of comprehensive review and approval procedures to avoid
unnecessary delay and expense
• Full consistency with the goals of the West Covina General Plan
The Specific Plan will require a continued partnership between the City of West
Covina and the project, if full benefits to future residents and other West Covina
citizens are to be realized.
B. AUTHORITY
This document has been prepared in accordance with the California Government
Code Section 65450 et, al. and applicable ordinances of the City of West Covina.
The document will constitute the zoning for the project site. Land use standards and
regulations contained within this document shall govern all areas within the project
site.
C. RELATIONSHIP TO THE WEST COVINA GENERAL PLAN
The Sunset Walk Specific Plan is in compliance with section 65451 of the California
Government Code, which requires that Specific Plans include a detailed listing and
discussion of the conditions, regulations, programs and proposed legislation
necessary or convenient for the systematic implementation of each element of the
Sunset Walk Specific Plan
November 2005 1-2
r:
Chapter 1
•
INTRODUCTION
local general plan. The Specific Plan Zone is consistent with the General Plan land
use designation of "Planned Development."
The City of West Covina's General Plan was developed in compliance with State
Law and policies determined by the City Council and Planning Commission. As a
land use policy document, the General Plan assists in the orderly development of
future growth and change within the City to and adopted goals. The General Plan
elements are designed as a basis upon which the City can build, and improve the
guidance of land use planning. In addition to a statement of goals and objectives, the
Plan contains policies and guidelines concerning various aspects of planned and
coordinated growth.
D. APPLICABILITY OF SPECIFIC PLAN LAND USE STANDARDS
To the extent that the land use standards contained in this Specific Plan are
specifically intended to replace. other regulations, guidelines, policies and ordinances
of the City, the provisions contained in this Specific Plan shall apply; otherwise, all
other regulations, guidelines, policies and ordinances shall remain in effect.
E. INTERPRETATION
The Planning Director,of the City of West Covina, or his or her designee (herein
referred to as "Director") shall have the responsibility to interpret the provisions of
the Sunset Walk Specific Plan. All such interpretations shall be in writing, and shall
be permanently maintained by the City of West Covina.
F. VADILITY
In any section, subsection, sentence, clause, phrase or portion of the Sunset Walk
Specific Plan is for any reason held to be invalid by the decision of any court or
competent jurisdiction, such decision shall not affect the validity of the remaining
portion of this Plan.
Sunset Walk Specific Plan
November 2005 1-3
Chapter 1
INTRODUCTION
VICINITY MAP
NOT TO SCALE
Sunset Walk Specific Plan Figure I
Vicinity Map
November 2005 1-4
•
•
Chapter 1 INTRODUCTION
To Bishop Tn Pann
igs
To Safi Diego iv .PalI ugayu
PROJECT LOCATION MAP
NOT TO SCALE'
Sunset Walk Specific Plan Figure 2
Project Location Map
November 2005 1-5
• Chapter 1 INTRODUCTION
FAIRGROVE AVE
Sunset Walk Specific Plan Figure 3
Site Plan
November 2005 1-6
A. PROJECT DESCRIPTION
GENERAL DECSRIPTION: The proposed development consists of 20 detached
dwelling units. The three and four bedroom homes, range from approximately 2,200
to 2,600 square feet. The project also incorporates common recreational facilities for
the use of project residents and guests. These include a children's play area, picnic
area, and park furniture within a landscaped open area located near the north end of
the project.
PROJECT SITE: The Sunset Walk Specific Plan area encompasses approximately
2.53 gross acres of land. The project is bounded by single family residences to the
north, Sunset Avenue to the east, Fairgrove Avenue to the south, and single family
residences to the west.
The project site is a parcel of rectangular shape, measuring approximately 267.5 feet
long by 412.5 feet wide (see figure 6, Tentative Map).
PARKING: There are 93 total parking spaces on -site, as indicated by the following
table.
TABLE ONE
ON -SITE PARKING
Parking Type
Number of Spices
Resident parking in enclosed garages (2 cars per garage)
40
Uncovered driveway aces 2 per house
40 II
On -street parking spaces
13 I)
Total Spaces
93 II
The total Guest Parking is 53 spaces. The Guest Parking Ratio is 2.65 guest spaces
for each dwelling unit. j
PRIVACY: The site plan incorporates many features to assure, residential privacy.
The entire perimeter of the project will have either a new or existing six feet high
screen wall. All residences will have private fenced -in yards.
DRAINAGE: Drainage will be carried in the street gutters within the site to onsite
catch basins. The existing storm drain at the intersection of Sunset Avenue and
Fairgrove Avenue will connect to the on -site system. No runoff will outlet to the
surrounding area.
Sunset Walk Specific Plan
November 2005 2-1
er
Chapter 2 PROJECT SETTING
B. LOCATION AND CONTEXT
The site is located south of the San Bernardino Freeway (Interstate 10) in the Sunset
Planning Area, a single family residential neighborhood in the western portion of
West Covina (see Figure 1, Vicinity Map and Figure 2, Project Location Map).
The site itself occupies the south portion of a block defined by Sunset Avenue to the
east, Delvale Street to the north, and Fairgrove Avenue to the south.
C. PROJECT ACCESS
Regional access to the project site is provided by the San Bernardino Freeway
(Interstate.10) which links the City of West Covina with the Los Angeles
metropolitan area to the west and Inland Empire to the East. From the San
Bernardino Freeway, the primary routes to the project site are the Vincent or Pacific
Avenue freeway exits to Sunset Avenue (see Figures 1 and 2).
Major access streets to the project are as follows:
-Francisquito Avenue, a 65-foot wide minor arterial running east -west to the north
of the site, with an interchange at the I-10 (San Bernardino) Freeway
-Sunset Avenue, a 65-foot wide principal arterial forming the project's eastern
boundary.
-Tonopah Avenue, a two lane 36-foot wide local residential street at the west side
of the block on which the site is located.
-Fairgrove Avenue, a collector street forming the project's southern boundary,
providing direct access to the site.
D. EXISTING GENERAL PLAN AND ZONING
The West Covina General Plan designates the project area as Planned Development, a
designation suitable for single-family residential development.
The areas to the north, south, east and west of the site are zoned Rl, which limits
development to single family dwellings. Surrounding uses are primarily single family
residential. Side and rear yards of the surrounding properties face the site along the
north and east property lines.
Sunset Walk Specific Plan
November 2005 2-2
Chapter 2
PROJECT SETTING
E. EXISTING SITE USES
The Specific Plan area is currently occupied by a one-story house, a barn, and a
garage-
F. EXISTING INFRASTRUCTURE AND SERVICES
1. Water: Existing eight inch (8") main in Fairgrove Avenue and existing
12 inch (12") main in Sunset Avenue. Local water supplier is
Suburban Water Systems. (see Figure 4)
2. Sewer: Eight inch (8") vitreous clay pipes (VCP) are located under
Joycedale St. and Fairgrove Avenue. Ten inch (10") VCP
located under Sunset Avenue. Sewers are installed and
maintained by the City. (see Figure 5)
3. Storm Drainage: The majority of the current surface runoff is picked up by catch
basins in public rights -of -ways to the south of the site. Storm
drains are maintained by the County
4. Electricity: Southern California Edison
5. Natural Gas: Southern California Gas
4. Solid Waste: West Covina Disposal Company
5. Telephone: General Telephone and Electronics of California (GTE)
6. Cable: Cencom Cable Television
G. EXISTING COMMUNITY FACILITIES
Since the Sunset Walk site is within a developed area, all community facilities are in
place.
Three schools are located within the local area: Orange Elementary School on
Orange Avenue, California Elementary School on California Avenue, and Edgewood
Middle School on Orange Avenue. The closest neighborhood park is Orangewood
Park on Merced Avenue. The nearest shopping center is located approximately one
and one half mile from the site.
The City's General Plan indicates that current inventory of schools is sufficient to
serve the needs of the community and no additional facilities have been designated by
the Land Use Element. The Plan also indicates that Fire, Library and Police facilities
are adequate to meet future City needs.
Sunset Walk Specific Plan
November 2005 2-3
Chapter 2 PROJECT SETTING
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FAIRGROVE AVE
Sunset Walk Specific Plan Figure 4
Water Plan
November 2005 24
Chapter 2 PROJECT SETTING
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Sunset Walk Specific Plan Figure 5
Sewer Plan
November 2005 2-5
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Tentative Tract Map No. 063356
November 2005 2-6
Chapter 2 PROJECT SETTING
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Sunset Walk Specific Plan Figure 7
Circulation and Parking Plan
November 2005 2-7
Chapter 2 PROJECT SETTING
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Preliminary Landscaping Plan
November 2005 2-8
This section contains several component plans which together define the overall
development framework for the Project Area. The Specific Plan components include
Land Use, Circulation and Parking, Landscaping, Architectural Concept, and Phasing.
The intent of the component plans is to describe the various planning concepts for
establishing orderly and attractive residential development within the Sunset Walk
Specific Plan area (Tentative Tract 063356).
A. LAND USE
1. ZONING
The proposed zoning for the project site is Specific Plan. The Sunset Walk Specific
Plan area allows single family detached dwelling units on varying lots sizes at a
maximum density of ten (10) units per gross acre.
2. LAND USES
The following table summarizes the projected land uses:
TABLE TWO
LAND USE SUMMARY
Land
Approximate
Maximum Dwelling
Maximum Estimated
Use
Gross Acres
Units
Population
Urban
2.45
20
60
Residential
Open
.08
N/A
N/A
Space
Total
2.53
N/A
60
The proposed land uses for the Project Site include residential and recreational uses
(see Figure 3, Site Plan). The residential use, in the Urban Residential category, will
consist of a maximum of 20 single-family detached dwelling units on individual pads.
The homes provide from three to four bedrooms each.
3. SITE PLAN
The site plan is designed to minimize vehicular intrusion onto the surrounding
neighborhood and to reinforce the existing residential character of the neighborhood.
Sunset Walk Specific Plan
November 2005 3-1
Chapter 3 SPECIFIC PLAN COMPONENTS
Accordingly, the primary means of access is at the entrance on Fairgrove Avenue. All
of the houses are accessed from the internal circulation system.
The minimum lot size is 3,384 square feet. Each house is provided with a twenty foot
(20') front setback to the garage door which provides for a gracious landscaping,
wide street vistas and off-street driveway parking.
Improvements in the Recreation Area include full site landscaping, and a landscaped
community open space of approximately .08 of an acre at the north end of the Project.
This open space incorporates a picnic area, park furniture and a children's play
structure.
B. CIRCULATION AND PARKING
Sunset Walk has been designed to provide a safe and efficient pedestrian and
vehicular circulation system, including internal roads, site entry, and sidewalks. The
proposed improvements are indicated by Figure 7, Circulation and Parking Plan.
1. DESIGN OBJECTIVES
The design objectives are:
- To meet the goals of the General Plan, including the prohibition of through traffic
into adjacent residential areas
- To meet the on -site circulation and parking demands of the Project
- To provide for maximum vehicular and pedestrian safety through means including
limiting on -site vehicular traffic speeds
- To make a positive contribution to the aesthetics of the Project and its surrounding
neighborhood
- To assure that the street layout and design responds to the natural land contours,
soil type and drainage patterns
- To ensure that the circulation system consisting of private streets, relates
effectively with the existing public street grid surrounding the site
- To provide a street system that.incorporates factors including safety, construction
economy, and convenience
2. PROJECT ACCESS
Sunset Avenue and Fairgrove Avenue serve as the pedestrian access for the project.
Vehicle access to the homes is restricted to the entrance off Fairgrove, the major
Sunset Walk Specific Plan
November 2005 3-2
Chapter 3 SPECIFIC PLAN COMPONENTS
thoroughfare serving the site. A landscaped pedestrian way will also link the
project's interior with the vehicle entrance.
3. ON -SITE CIRCULATION
Circulation within the project area features an internal driveway using twenty-eight
foot (28') wide roadways. The restriction of primary entrance to Fairgrove Avenue is
intended to minimize the traffic impact on the surrounding residential areas. Exiting
onto Sunset is restricted to right turn only to reduce back up inside the project and to
eliminate traffic crossing Sunset Avenue.
C. LANDSCAPING
GENERAL: The overall Project design incorporates the landscaping as an integral
part of a successful project development. (See Figure 8)
The design objectives are:
- Provisions of an aesthetic, park -like living environment for the residents which
enhances the development's visual quality
- Establishment of a landscape style which complements the architecture and
organizes the project elements into a cohesive design
- Use of landscape to relate the project improvements to the surrounding
neighborhood
- Creation of an easily maintainable and cost-effective landscape system resulting
in long-term attractiveness and a high-level of landscape maintenance
The objectives will be implemented through the extensive use of large and medium
scale trees, shrubs, turf, ground cover and appropriate hardscape throughout the site,
as shown in Figure 8, Preliminary Landscaping Plan.
PERIMETER PLANTING: The perimeter of the Sunset Walk site will be lined with
evenly spaced street trees. Tree species are in accordance with the City's standards
which provide Ginko biloba and/or Tristania conferta on Sunset Avenue.
The scale of the planting design on Sunset Avenue will be consistent with that street's
status as the widest and most heavily traveled of the Project's bounding streets.
Planting along Fairgrove Avenue will consist of smaller scale plant material
reflecting the residential atmosphere of the narrower streets and the slower, less
frequent traffic flow.
Sunset Walk Specific Plan
November 2005 3-3
Chapter 3 SPECIFIC PLAN COMPONENTS
ENTRY PLANTING: The project entry point will receive a specific landscape
treatment. The main entry drive at Fairgrove Avenue will be identified by distinctive
planting, paving, signage and wall designs complementing the architectural styles.
INTERIOR LANDSCAPING: The interior of the Sunset Walk site will appear park-
like. This effect will be achieved through staggered tree placement, an abundance of
turf and shrubbery, and provision of a recreation area including open turf as a picnic
area. All of these landscape design elements will enhance the existing neighborhood
and provide the residents of Sunset Walk with an aesthetic environment in which to
live.
MAINTENANCE: All landscaping within the site will be maintained with the
assistance of an automatic irrigation system, supplied with timer and/ or moisture
sensors designed to conserve water. Where appropriate, a low water -consuming
drought tolerant plant species will be used.
PERIMETER WALLS: Decorative perimeter walls designed to create a visual
barrier between the project site and the surrounding streets and neighborhoods. This
wall will be located along the entire length of the boundary along Susnset Avenue and
Fairgrove Avenue.
The height of the six foot (6') screen wall along Sunset Avenue and Fairgrove
Avenue will be aesthetically reduced with shrub and ground cover. A privacy wall six
feet (6') in height will be located along the east property line and an existing wall six
(6') in height is located along the north property line.
D. ARCHITECTURAL CONCEPT
The primary component of creating a visually cohesive and attractive development is
the relating of all homes and other improvements through the use of two distinctive
architectural styles.
These architectural styles establish a general design vocabulary of scale, massing,
materials, color, texture and style. The imaginative use of these vocabularies will
establish a consistent identity for all the project improvements, but will be sufficiently
flexible to allow for variation among the homes.
The design themes are a well -coordinated two-story style of both Spanish and Ranch.
The Spanish style will incorporate Spanish style concrete roof tiles and traditional
detailing as expressed in such elements as pot shelves, wrought iron accents and
multi -paned windows. The Ranch style will incorporate flat concrete roof tiles and
appropriate detailing such as extended eave overhangs and brick accents. These
themes were chosen for their inherent attractiveness as well as its consistency with
Southern California architecture and the surrounding neighborhoods.
Sunset Walk Specific Plan
November 2005 3-4
Chapter 3 SPECIFIC PLAN COMPONENTS
Architectural variety is provided by variations in color, massing, surface articulation
and the use of two plan types, ranging from 2,200 square feet to 2,600 square feet, as
well as the use of two distinctive architectural styles. Color and materials are
coordinated within each elevation and among the homes to provide a harmonious
streetscape consistent with the architectural themes. All residential elevations
demonstrate an attention to detail, including variations in form, materials and texture.
All homes are entered along the driveway side. These entries combine a lower roof
profile and lower building massing. Entry doors open to the street allowing visual
connection with visitors and helps provide neighborhood security.
The rear yard is enclosed by a wood fence to provide security. Such open planning
concepts provide for a spacious living. environment, meeting the needs of today's
home buyer.
E. PHASING
The project may be built in phases to respond to the market demand. Whether the
project is built out at once or in phases, the total built -out capacity of Sunset Walk is
limited to the maximum of twenty (20) homes. Figure 9 indicates the Illustrative
Phasing Plan. An illustrative phasing schedule, subject to change based on market
requirements is shown by Table Three below and subject to city approval.
TABLE THREE
ILLUSTRATIVE DEVELOPMENT PHASING
Phase
Lots
Number of Units
One
1-12
1 & 2 models
12
Two
13-20
8
Sunset Walk Specific Plan
November 2005 3-5
Chapter 3
•
SPECIFIC PLAN COMPONENTS
FAIRGROVE AVE
77
Sunset Walk Specific Plan Figure 9
Illustrative Phasing Plan
November 2005 3-6
•
•
A. PURPOSE AND INTENT
The following standards implement the Sunset Walk Specific Plan. As such, they
will be used by the City of West Covina to ensure that future development proceeds
consistent with the Specific Plan.
The standards are applicable to all improvements constructed within the Sunset Walk
Specific Plan area. It is the intent of these standards to provide for a neighborhood
living environment which is attractive, unified, and well related to the surrounding
circulation and development.
B. GENERAL DEVELOPMENT STANDARDS
1. Each detached residential structure, together with all the accessory structures,
shall be located on an individual parcel. There shall be no more than ten (10)
dwelling units per gross acre.
2. Each parcel shall abut and have vehicular access from a private or public street.
3. Exterior walls and fences along public streets shall be constructed by the
developer with materials similar to and complimentary to the architectural styles
of the residential structures, and shall be approved by the Planning Commission.
4. Common areas and private streets shall be owned and maintained by a property
owners' association and C.C. & R.'s shall be in a form approved by the City of
West Covina.
5. All utilities shall be placed underground. Each dwelling unit shall be individually
metered.
6. Any development standards not provided by this Specific Plan shall be in
accordance with the development standards contained within the City of West
Covina Zoning Ordinance.
C. PERMITTED USES
This Specific Plan controls development by zoning all properties consistent with the
permitted land use categories indicated by the Specific Plan. The Plan further defines
specific limitations and regulations as amendments to such base zones.
The following are permitted uses for each land use category, as defined by the West
Covina Zoning Ordinance.
Sunset Walk Specific Plan
November 2005 4-1
Chapter 4
DEVELOPMENT STANDARDS
1. RESIDENTIAL USES: These regulations apply to all portions of the site which
contain dwelling units.
a. Single family detached dwelling units, subject to the provision of General
Development Standard W.B.1.
b. Detached accessory structures such as gazebos, cabanas and storage, where
incidental to a primary residential use.
c. Swimming pools, spas, water fountains, and related equipment.
d. Other similar uses as approved by the Director of Planning after a finding of
compatibility.
2. RECREATION: The following requirements apply to the portion of the site
containing the recreational area.
Park permitted uses include:
a. Detached accessory structures such as gazebos, cabanas, rest rooms,
equipment and storage sheds, where incidental to a primary use.
b. Swimming pools, spas, water fountains, and related equipment.
3. OTHER USES
a. Other uses permitted by the West Covina Zoning Ordinance in Single Family
Residential Zones, such as the keeping of domestic pets and home
occupations.
D. SITE DEVELOPMENT STANDARDS
The purpose of the site development standards is to assure the provision of adequate
development sites whose design incorporates the requirements of land use
compatibility, building coverage and parking.
1. Lighting and Utilities
a. Lighting shall conform to the City's Design Standards for private streets.
b. All lighting shall be shielded to keep light and glare confined to individual
properties.
Sunset Walk Specific Plan
November 2005 4-2
Chapter 4 DEVELOPMENT STANDARDS
c. All ground -mounted utilities, such as transformers and backflow preventors,
shall be adequately screened from public view.
d. All electrical and telephone lines within the Plan Area shall be installed
underground.
2. Street Design
Private streets shall conform to Chapter 19 of the West Covina Municipal Code,
and to the West Covina Planning Resolution No. 2519 and the City's Design
Standards for private streets.
3. Minimum Parking Requirements
Parking standards are necessary to assure public safety and convenience, prevent
congestion and increase site efficiency. The following requirements for parking
apply to all development within the project:
a. The basic requirements for all off-street parking shall conform to the West
Covina Zoning Ordinance; and Planning Commission Resolution No. 2513-
Design Standards for Off -Street Parking Facilities unless specifically amended
by this plan.
b. Two (2) parking spaces are required for each dwelling unit and shall be
located in an attached garage.
c. Each garage shall provide a minimum of 20' x 20' clear interior dimensions in
a two (2) car garage.
d. One (1) guest parking space shall be provided for every 1.78 dwelling units.
(See Figure 7)
e. Driveways shall be a minimum width of twelve feet (12'), with a maximum
width no wider than the garage. Maximum driveway opening at the curb is
twenty-four feet (24') wide.
f. The C. C. & R.'s will prohibit recreational vehicle storage on the site, and the
residents will be discouraged from parking such vehicles on adjacent public
streets.
4. Walls and Fences
a. Walls and fences are required as a means of providing privacy and security.
All treatment of subdivision boundaries and accompanying walls shall be
subject to review and approval of the Planning Commission. The perimeter
Sunset Walk Specific Plan
November 2005 4-3
Chapter 4 DEVELOPMENT STANDARDS
wall along Sunset Avenue has been designed to be aesthetically pleasing and
complimentary to the project's architecture.
b. Perimeter walls shall be constructed of masonry or concrete and wrought iron,
consistent with and complementary to the building architectural design.
c. All walls and fences shall not exceed six feet (6') in height on interior lots.
5. Landscape Guidelines
a. Create visual buffers / screens at all parcel boundaries.
b. Appropriate plant materials shall be used to define space and separate land
uses.
c. Combinations of deciduous and evergreen shrubbery, and a ground irrigation
system plan shall be prepared by a licensed landscape architect and submitted
for review by the Director of Planning.
6. Unit Lines with Z-lot Configuration
a. The unit line is the assumed "property" line to define limits of each individual
condominium lot. This property line assumption is used for building
department permit only.
b. Exclusive use easements are defined as the space between the assumed
property line and the adjacent building. There will be reciprocal easements
granted between neighbors with the Z-lot configuration.
c. Z-lots and Exclusive Use easements allow adjacent residents to have
traditional rear yards to the abutting building without the need of special
construction.
d. No building will be permitted in the exclusive use easement.
e. Setbacks will be established from both unit lines and exclusive use easements.
7. Minimum and Maximum Dimensions and Areas
a. Minimum Lot Area: Three thousand three hundred eighty four square feet
(3384 sq. ft.)
b. Minimum Lot Width: Forty feet (40')
c. Minimum Lot Depth: Eighty four feet (84')
Sunset Walk Specific Plan
November 2005 4-4
Chapter 4 DEVELOPMENT STANDARDS
d. Maximum Building Height: Twenty-five feet (25'), two stories. Fireplace
flues and roof antennas may extend beyond the maximum building height
limit.
e. Building Setbacks: Front yard: Twenty feet (20') to the garage door for all
sites; Side yards: five feet (5'), no construction will be allowed in easements;
Side yards on public street (Sunset Avenue): ten feet (10'); Rear yard: twelve
feet (12') minimum. Lots with twenty-two feet (22') rear yard dimension
shall have a minimum fifteen feet (15') setback from the property line to any
habitable living space
f. Minimum Open Space: Each lot shall contain a minimum of one hundred
fifty square feet (150 sq. ft.) of permanent open outdoor living space including
required setbacks. The minimum dimension for this open space shall be
.twelve feet (12').
g. Maximum Building Coverage: Maximum coverage shall not exceed sixty
percent (60%) of the total lot area. .
h. Projections:
1. Eaves, cornices, and other architectural features such as pot shelves, bay
windows, greenhouse windows, canopies, cantilevered roofs may project
into required front, side, and rear yard setback areas a maximum distance
of two feet (2').
2. Fireplace chimneys may project into rear yard or side yard setback areas a
maximum distance of two feet (2').
i. All additions, including enclosed patios, shall meet the minimum side and rear
yard setback requirement for primary structures. No patio covers shall be
permitted on lots with twelve foot (12') rear yards.
8. Accessory Structures and Uses
a. No accessory detached structures, air conditioners, mechanical equipment,
gazebos, pool or spa shall occupy any portion of the front yard setback or
street side yard. A three foot (Y) minimum clearance is required in side yards
where there is an air conditioning condenser unit.
b. All accessory detached structures shall be twelve feet (12') in height or less.
c. Detached accessory structures (including open patios) shall be set back a
minimum of three feet (Y) from side and rear property lines, and from the top
Sunset Walk Specific Plan
November 2005 4-5
Chapter 4 DEVELOPMENT STANDARDS
or toe of any adjacent slope. These structures shall be limited in size to one
hundred twenty (120) square feet and shall not be built in any easement.
d. No second story balcony additions shall be allowed.
9. Architectural Design Guidelines
The following architectural guidelines insure that the architectural design of the
Sunset Walk Specific Plan improvements is attractive and unified within the
project site, and that the design successfully integrates with and reinforces the
physical character and architectural style of the adjacent neighborhoods.
a. General
The design of all improvements should complement the site, present a
pleasant image to the residential neighborhood, and reinforce the design
qualities of the surrounding neighborhood.
b. Architectural Style or Theme
Two architectural styles should be adopted which convey a feeling of a
neighborhood. The architectural enclave should have its own blend of
building forms, textures and site relationships. The buildings should be
sensitively linked to the natural amenities and should be well integrated with
the site.
c. Building Design
1. The massing and scale of the homes and improvements should be
appropriate to the site. The quality of the design of the individual homes
as well as their relationship to other structures, access and topographic
orientation shall be important factors to be considered in determining the
design of each house.
2. The layout of homes on the site should contribute to a sense of community
within the site, and to relating the development to the surrounding
residential neighborhoods.
3. Floor plans shall provide for efficient internal circulation, privacy, and an
effective relationship to exterior spaces.
10. Building Finish Materials
Sunset Walk Specific Plan
November 2005 4-6
Chapter 4 DEVELOPMENT STANDARDS
a. All buildings and other structures shall be compatible with each other in terms
of texture, color and material so as to provide order and coherence throughout
the project.
b. A natural appearance in form, texture and colors should be stressed.
11. Signage
a. Sunset Walk shall utilize signage that is architecturally integrated with the
overall design concept of the development.
b. House address numbers shall be of a style, size, and design character
consistent with the architectural themes.
c. All signs within Sunset Walk, including temporary signs, shall conform to the
City of West Covina Sign Ordinance and shall require site plan approval by
the Planning Department.
Sunset Walk Specific Plan
November 2005 4-7
The Sunset Walk project has been designed to reinforce and be fully consistent with
the City's General Plan, whose fundamental goals include enhancing and maintaining
a fine residential community, and continuously refining and improving the physical,
economic and social environment of the City. The Plan further states that West
Covina should continue to be a beautiful and well -ordered community, with the
highest quality in its facilities, amenities and physical appearance.
The predominant land use in West Covina is residential, and the City is known as a
City of beautiful homes, a quality which the General Plan intends to maintain and
preserve through planned growth and change.
A. LAND USE
Reinforcing the essential residential character of the City and providing a street
pattern which minimizes vehicular impact on residential neighborhoods while
providing safe and efficient circulation are primary goals of the City of West Covina
General Plan Land Use Element.
The Project supports these goals by designating the Project Site as Specific Plan as
required by the General Plan, and providing a maximum of twenty (20) dwelling
units, consistent with the City's intentions for the site. The Project further supports
the Land Use Element's goals through its restriction of a major site entry to Fairgrove
Avenue and providing an internal circulation pattern which does not permit through
traffic. Thus the majority of trips generated from the construction of the Project will
not significantly impact the adjacent residential neighborhoods.
The land use section of the General Plan also states that the City of West Covina
should remain a predominantly single-family residential community, with new
development reflecting a planned variety of architectural design within each
neighborhood. The provision for a maximum of twenty (20) new single family
dwelling units of two unified architectural designs related to the neighborhood
responds to this goal. As indicated earlier, the Project's land use designation
"Planned Development" responds to the General Plan's goal of utilizing large unique
parcels.
B. CIRCULATION
The General Plan's circulation goals applicable to this Project are to provide
protection for neighborhoods from harmful and unnecessary vehicular traffic, and to
encourage alternate means of transportation.
Sunset Walk Specific Plan
November 2005 5-1
0 1 0
CHAPTER 5 GENERAL PLAN CONSISTENCY EVALUATION
The Sunset Walk circulation plan is designed to address the first of these goals by
protecting residents of the development and the surrounding neighborhoods from
unnecessary vehicular traffic. A carefully -worked -out street and entry system will
assure maximum security and minimizes the impact of new traffic on surrounding
neighborhoods. This is achieved through the restriction of site entry to Fairgrove
Avenue, and the limitation of traffic generation by providing a maximum of twenty
(20) homes on the site. It is not anticipated that the new traffic generation due to the
development will significantly contribute to the through traffic which is identified in
the General Plan as the West Covina's primary circulation problem.
The increase in the housing stock near the growing employment opportunities in West
" Covina may serve to encourage the use of Public transportation for residents of
Sunset Walk to reach local jobs. The direct adjacency of the -Project site to Sunset
Avenue, a major thoroughfare, also supports the goal of increasing reliance on public
transportation.
C. ECONOMIC DEVELOPMENT
An expanded local economy, increased employment opportunities, preserving and
strengthening existing development, creating opportunities for persons to live in close
proximity to employment centers, and a strong tax base are major goals of the West
Covina General Plan Economic Development Element. The construction of twenty
(20) proposed units will contribute to the City's economic development in several
ways:
Meeting the housing needs of the City's increasing labor force
Increasing affordable housing base necessary for attracting and maintaining
local businesses, thereby reinforcing the local economy
Providing additional housing stock near major employment centers
Increasing the City's tax base
D. HOUSING
Provisions for adequate and diverse housing facilities are in line with the primary
goals of the. City of West Covina General Plan Housing Element. In recognition of
this goal, the Project site has been designated for residential development. The
proposed twenty (20) units within a private planned residential community will be
consistent with the City's housing goals, increase the City's. housing stock,
complement the City's existing residential development, and - reinforce the
surrounding residential neighborhoods.
Sunset Walk Specific Plan
November 2005 5-2
•
•
CHAPTER 5 GENERAL PLAN CONSISTENCY EVALUATION
E. SAFETY
Applicable safety factors addressed by the General Plan include structural hazards for
new buildings; seismic safety, and fire safety.
All buildings and site improvements will be built in full conformance with the
applicable building and seismic codes. To further assure structural and seismic
safety, a soils and geologic study has been prepared, for, the project site.
Implementation of the recommendations of this report, together with full compliance
with all subdivision, grading, and building code provisions as well as the
requirements of this document, will provide for the safety of future residents.
On -site pedestrian and vehicular safety will be addressed by the design of the street
-and garage access of the proposed site. Streets will be designed to eliminate through
traffic, control speed, and maximize the safety at the Fairgrove Avenue entrance the
site.
Site safety and security is increased by the provision of adequate lighting, site
boundary walls and fencing.
Safety and security within each dwelling unit will be increased by the use of fire-
resistent materials, provision of door and window locks and smoke detectors, and
good visibility from the home to exterior areas. .
F. HUMAN RESOURCES
The General Plan's Human Resources Element emphasizes the social needs of the
community and proposes services and strategies geared towards improving the quality
of life for everyone. Some of these services such as police, fire protection and
education are provided by the City. Other services such as mental health, food,
shelter, and personal guidance and counseling, may be provided by community
organizations.
In some cases, the type of development proposed or the project design can enhance
the quality of life. The proposed project responds to the issues and objectives
described by the Human Resources Element in the following respects:
1. Potentially reducing the number and length of work trips due to the project's
proximity to jobs, and the potential reduction of stress due to longer work
trips.
2. Promoting a sense of community pride
3. Contributing to countering the effect of rapid population turnover due to
dynamic economy by increasing the City's residential base and reinforcing an
existing residential neighborhood.
Sunset Walk Specific Plan
November 2005 5-3
CHAPTER 5 GENERAL PLAN CONSISTENCY EVALUATION
4. Providing special access features for handicapped homeowners, including
handicapped ramps at all crosswalks throughout the site.
5. Contributing to the City's housing equity needs through the provision of
moderately priced housing
G. ENVIRONMENTAL QUALITY
Meeting the recreational needs of its residence is an important goal of the West
Covina General Plan Environmental Quality Element. Applicable goals include
provision of adequate recreational facilities and programs, and the requirement that
new residential developments shall meet their internal recreational needs. In
response, the Project will include recreational facilities consisting of a landscaped
recreation area for the use of residents and their guests.
H. NOISE
All noise standards for residential land use as defined by the Noise Element of the
City's General Plan. The applicable goals of this Element are to reduce, to the
maximum extent possible, the impact of noise within the city and to ensure that land
uses are compatible with the related noise characteristics of those uses. Future'noise
levels generated by traffic on Sunset Avenue will exceed the City noise standards.
Therefore, masonry noise walls as well as noise reduction measures within the
individual residential structures will be provided.
I. CONFORMANCE WITH STATE LAW
This Specific Plan has been prepared in accordance with the California Government
Code Section 65450 et. al. and applicable ordinances of the City of West Covina, and
will constitute the zoning for the Project site. Land use standards and regulations
contained in this document shall govern all areas within the Project.
Sunset Walk Specific Plan
November 2005 5-4
•
The following documents shall be prepared for approval by the City of West Covina
to ensure that the development of the site proceeds in an orderly manner:
A. AMENDMENTS
The following procedures to amend this Specific Plan if necessary are incorporated as
part of this Plan:
1. Major Changes
The developer may initiate an agreement to the provision if substantial changes
are required in the project during the development process. An amendment to the
West Covina Sunset Walk Specific Plan shall be made in accordance with the
California Government Code (section 65450 through 65457). Revisions to the
map shall be in accordance with the California Subdivision Map Act and the City
of West Covina procedures for the implementation of the Map Act.
2. Administrative Revisions
Administrative revisions to approved component plans may be approved by the
Planning Director. Administrative revisions shall be defined as and shall include
the following:
a. Changes in the building placement which do not change the general location
and layout of the site.
b. Grading alternatives which do not change the basic concept, increase slopes,
or change course of drainage which could adversely affect adjacent or
surrounding properties.
c. Architectural or landscape architectural modifications which do not alter the
overall design concept or significantly reduce the affect originally intended
(eg., an increase in the number of bedrooms or specific units)
Sunset Walk Specific Plan
November 2005 6-1
• •
ATTACHMENT 2
N
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA,
CALIFORNIA, CERTIFYING THE NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT FOR ZONE CHANGE NO. 05-09, TENATIVE
TRACT MAP NO. 63356, PRECISE PLAN NO. 05-14 AND TREE REMOVAL
PERMIT NO. 05-06 PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT OF 1970, AS AMENDED.
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Olson Company for Annie Mondino
LOCATION: 1951 South Sunset Avenue
WHEREAS, there was filed with this City verified applications on forms
prescribed in Chapter 26, Article VI of the West Covina Municipal Code requesting the
approval of a General Plan amendment, zone change, and precise plan to facilitate the
development of a 20 detached single-family residential units project on that certain
property generally described as:
Assessor's Parcel Numbers 8466-038-045 and 8466-038-046, in the records of the
Los Angeles County Assessor; 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 the
proposed project will not have a significant impact on the environment and will not
individually or cumulatively have an adverse effect on wildlife resources, 'as defined in
Section 711.2 of the California 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 there will not be a significant effect on the environment as a
result of this project; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the
13th day of December, 2005 conduct a duly advertised public hearing as prescribed by law;
and
WHEREAS, the Planning Commission did adopt Resolution No. 05-5087
recommending certification of the Negative Declaration; and
WHEREAS, the City Council did, on the 17'h day of January, 2006, conduct a duly
advertised public hearing as prescribed by law to consider said environmental documents,
and considered evidence presented by the Planning Commission, Planning Department and
other interested parties.
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
of the City of West Covina hereby certifies Negative Declaration of Environmental
ZACase Files\TRACT MAP\2005\63356 1951 Sunset 20 homes\cc\Neg Dec Reso.doc
•
•
Resolution No. � ,
Mitigated Negative Declaration ZC 05-09, TTM 63356, PP 05-14, and TRP 05-06
January 17, 2006 — Page 2
Impact, subject to compliance with the mitigation measures that are recommended
in the Negative Declaration of Environmental Impact as outlined below:
Environmental
Impacts
Mitigation Measures
Monitoring
Dept./Agency
Monitoring
Methods
Aesthetics
Landscaping plans shall be submitted to
Plying
Site inspections,
the Planning Department. The
Department
Site Plan
landscaping plan shall conform with the
Check,
approved site plan. Additionally, all
Landscaping
areas not requiring paving shall be
plan review
landscaped.
All project landscaping shall be installed
prior to occupancy.
A lighting/photometric plan check shall be
conducted to ensure that light does not
"spill over" onto adjoining property. All
exterior lighting shall be hooded and
directed so as to reflect away from
adjoining properties.
Air Quality
Vigorous wetting procedures or other dust
Building
Site inspections,
palliative measures shall be maintained
Department,
Landscaping
during earth moving operations to
Planning
plan review
minimize fugitive dust emissions in
Department
compliance with applicable codes and
ordinances pertaining to dust suppression
requirements (including SCAQMD RULE
403).
During construction, water trucks or
sprinkler systems shall be used to keep all
areas of vehicle movement damp enough
to prevent dust from leaving the site.. At a
minimum this would include wetting
down such areas in the later morning and
after work is completed for the day and
whenever wind exceeds 15 miles per hour.
Roadways shall be swept periodically as
determined by the City Engineer and/or
Maintenance Services Superintendent or
otherwise cleared of any spilled materials
to assist in minimizing fugitive dust. .
Trucks importing or exporting earthen
materials shall be covered or sprinkled
with water prior to entering public streets.
Heavy-duty construction equipment shall
be kept on -site when not in operations to
minimize exhaust emissions associated
with vehicles repetitiously traveling to and
from the project site.
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Resolution No.
Mitigated Negative Declaration —ZC 05-09, TTM 63356, PP 05-14, and TRP 05-06
January 17, 2006 — Page 3
The number of pieces of equipment
operating simultaneously should be
minimized through efficient management
practices.
Construction equipment shall be
maintained in proper tune to reduce
exhaust emissions.
Diesel -powered equipment such as
booster pumps or generators should be
replaced by electric equipment, if feasible.
During Santa Ana wind conditions with
wind speeds exceeding 15 mph, soil
disturbance areas shall be watered hourly
or active operations on unpaved surfaces
shall, be terminated until the wind speeds
no longer exceed 15 mph.
Graded surfaces shall be vegetated as
soon as feasibly possible after the
completion of grading within the
construction area.
Landscaping shall be installed on all
graded surfaces proposed for landscaping
as soon as feasibly possible after the
completion of grading operations.
Biological
If the project involves the removal of any
Building
Site inspections,
Resources
trees from the site, they should be
Department,
Site Plan
removed during the non -nesting season
Planning
Check,
for migratory birds (approximately
Department
Landscaping
October 1't through March 15th)
plan review
Cultural
A photo survey of the house shall be
Planning
Resources
submitted to the Planning Department
Department
prior to the issuance of a permit to
demolish the house.
Geology and
Before the grading and construction of
Engineering
Grading plan
Soils
the proposed project, all soils must be
Department,
check, Site
removed to a depth of approximately
Building
inspections,
seven feet and replaced with compacted
Department,
Landscaping
engineered soils and after which a
Planning
plan review
Certified Geologist will confirm the
Department
stability of the new infill.
Hazards
All demolition procedures shall comply
Engineering
Site plan check,
with State and West Covina Public Works
Department,
Grading plan
Department requirements regarding the
Building
check,
removal of any hazardous substances,
Department,
Construction
including but not limited to asbestos and
Fire Department
permit,
asbestos -containing building materials.
1
1 Approval of
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Resolution No.
Mitigated Negative Declaration —ZC 05-09, TTM 63356, PP 05-14, and TRP 05-06
January 17, 2006 — Page 4
Closure report
Use construction best management
by the Fire
practices (BMPs) typically implemented
Department
as part of construction to minimize the
potential negative effects to groundwater
and soils from construction activities. The
following shall be implemented as
necessary to avoid any significant effects:
• Follow manufacturer's
recommendations on use, storage
and disposal of chemical products
used in construction;
• Avoid overtopping construction
equipment fuel gas tanks;
• During routine maintenance of
construction equipment, properly
contain and remove grease and
oils; and
• Properly dispose of discarded
containers of fuels and other
chemicals.
Hydrology or
The grading and drainage is required to be
Engineering
Site plan check,
Water
designed by a registered Civil Engineer
Department,
Grading plan
and the project will be required to comply
Building
check,
with Standard Urban Stormwater
Department,
Construction
Mitigation Plans (SUSWMPS). In
State Regional
permit
addition the grading shall be completed in
Water Quality
accordance with the West Covina
Control Board
Municipal Code and the Uniform Building
Code.
Prior to . issuance of a grading permit
approval from the Engineering Division of
a grading plan shall be obtained.
Noise
A temporary 6-foot sound barrier (i.e.
Fire Department,
Site plan check,
plywood) shall be erected along the
Public Works
Grading plan
northern and eastern portion of the project
Department
check,
site such that the line -of -site between
Construction
construction activity and the adjacent
permit
residential uses along the project property
line is blocked.
All construction equipment, stationary or
mobile, shall be equipped with properly
operating and maintained mufflers.
During grading and construction, delivery
of materials and equipment, outdoor
operations of equipment, and construction
activity shall be limited to the hours
between 7:00 a.m. and 8:00 p.m.
All construction equipment shall be stored
on the project site during the construction
phase to eliminate daily heavy-duty truck
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Resolution No.
Mitigated Negative Declaration —ZC 05-09, TTM 63356, PP 05-14, and TRP 05-06
January 17, 2006 — Page 5
trips on vicinity roadways.
The operation of the facility shall comply
with the West Covina Noise Ordinance.
Mechanical equipment to be installed on
the site shall be required to operate below
65 dB levels as measured from the nearest
property line.
Stockpiling and/or vehicle staging areas
shall be located as far as practicable from
residential properties.
To the extent feasible, construction
activities shall be scheduled so as to avoid
operating several pieces of equipment
simultaneously, which causes high noise
levels.
The applicant shall inform residents
adjacent to. the proposed project of
grading and/or construction activities at
least five (5) calendar days prior to the
commencement of said activities.
Engine idling from construction
equipment such as bulldozers and haul
equipment shall be limited, to the extent
feasible.
The construction staging area shall be
located as far as feasible from sensitive
receptors.
Roof ceiling construction will be roofing
on plywood. Batt insulation will be
installed in joist spaces. The ceilings will
be one layer of 1 /2" gypbo and nailed
direct.
All exterior walls will be 2 x 4 studs 16"
O.C. with batt insulation in the stud
spaces. Exteriors will be exterior plaster
or stucco. The interiors will be 1/2"
gypboard.
All southeast facing perimeter windows
and glass doors will be glazed with STC
29 glazing
All other windows and glass doors can be
standard glazing.
All entry doors should have weather
stripping seals on the sides and top
There should be no mail slots in the entry
doors.
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•
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Resolution No.
Mitigated Negative Declaration —ZC 05-09, TTM 63356, PP 05-14, and TRP 05-06
January 17, 2006 — Page 6
2. Non-compliance with the aforementioned mitigation measures as by the monitoring
department/agency and any measures taken to correct said non-compliance shall be
immediately reported to the Planning Department on the City of West Covina
Monitoring Checklist Form
3. The applicant agrees to implement the aforementioned mitigation measures and
monitoring or reporting requirements.
4. Failure to comply with any 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.
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.
6. The applicant shall indemnify, hold harmless and defend the City Of West Covina
(City), its agents, officers, and employees from any claim, action, proceeding or
damages against the City, its agents, officers, or employees to attack, set aside,
void, or annul the approval by the City of this Tract Map. Further, the applicant
shall indemnify, hold harmless and defend the City Of West Covina (City), its
agents, officers, and employees from any claim, action, proceeding or damages
against the City, its agents, officers, or employees arising out of the action, inaction
or negligence of the applicant, its employees, officers, agents, contractors,
subcontractors, successors or assigns in planning, engineering, constructing or in
any manner carrying out the Tract Map or any improvements required for the Tract
Map. The indemnity shall be contained in a written document approved by the City
Attorney.
7. The City Clerk shall certify as to the passage of this Resolution.
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Resolution No.
Mitigated Negative Declaration —ZC 05-09, TTM 63356, PP 05-14, and TRP 05-06
January 17, 2006 — Page 7
PASSED AND APPROVED on this 17`h day of January 2006.
ATTEST:
Mayor
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF WEST COVINA )
I, Laurie Carrico, City Clerk of the City of West Covina, do 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 17"' day of January 2006.
AYES:
NOES:
ABSENT:
ABSTAIN:
DATE: January 17, 2006
APPROVED AS TO FORM:
City Clerk
City Attorney
ZACase Files\TRACT MAP\2005\63356 1951 Sunset 20 homes\cc\Neg Dec Reso.doc
ATTACHMENT 3
AGENDA
ITEM NO. C4
DATE: December 13, 2005
PLANNING DEPARTMENT STAFF REPORT
ZONE CHANGE NO. 05-09
TENTATIVE TRACT MAP NO. 63356
PRECISE PLAN NO.05-14
TREE REMOVAL PERMIT NO.05-06
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Olson Company for Annie Mondino
LOCATION: 1951 South Sunset Avenue
I. DESCRIPTION OF APPLICATION
The project consists of the development of a 2.53-acre site with a 20-unit, detached
single-family residential housing project. A single-family house, a pump house, a barn,
and various farming equipment currently occupy the site. Existing trees include several
fruit -barring trees and one large Elm of an undetermined age. In order to facilitate the
development of the site, the following entitlements are required:
(1) Zone Change No. 05-09 proposes to change the site's zoning classification
from "Residential Agricultural" (R-A), Area District II to "Specific Plan
No. 23" (SP-23).
(2) Tentative Tract Map No. 63356 proposes to subdivide the 2.53-acre site
into 20 single-family residential lots and one common lot for private streets
and common areas.
(3) Precise Plan No. 05-14 for the site design and architecture of the proposed
dwellings.
(4) Tree Removal Permit No. 05-06 for the removal of specific trees on site.
H. STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt resolutions approving Tentative
Tract Map No. 63356, Precise Plan No. 05-14 and Tree Removal Permit No. 05-06,
and adopt resolutions recommending to the City Council approval of Zone Change No.
05-09, and certification of the Negative Declaration of Environmental Impact.
III. ENVIRONMENTAL DETERMINATION
The initial study prepared for the project disclosed that the project would not have a
significant impact on the environment. Mitigation measures have been incorporated
into the project's design as conditions of approval to reduce impacts on the
environment to a less than significant level. A Negative Declaration of Environmental
Impact has been prepared pursuant to the requirements of the California Environmental
Quality Act (CEQA) of 1970, as amended.
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Olson Co. 1951 South Sunset Avenue
December 13, 2005 - Page 2 of 2
Studies submitted to complete the environmental review include an acoustical study, a
traffic study, a tree survey, a geotechnical due -diligence Report, and an air quality
impact assessment. These studies determined that within each of the categories of
analysis, the project does not have a significant impact on the environment with the
incorporation of mitigation measures. The following is an overview of the referenced
studies.
Traffic
LSA Associates, Inc. submitted a traffic study, dated October 2005. Access to the
project site will be via Fairgrove Avenue with two exit -only gates along Sunset
Avenue. Sunset Avenue is designated as a four -lane (100-foot right-of-way) "Principle
Arterial' and Fairgrove Avenue is designated as a two-lane (60-foot right-of-way)
"Collector" road. The project proposes the construction of three private streets ("A,"
"B," and "C" Streets). "A" Street will connect to Fairgrove Avenue. `B and "C"
Streets will take access off of "A" Street and have exit -only gates that exit onto Sunset
Avenue. These streets will provide circulation through the site and access to the
proposed lots. All the homes will take direct access off the private streets.
The Initial Study indicates that there would be an estimated total of 157 trips per day to
the site. The number of trips to the site is based on the information provided by the
URBEMIS 2002 software program, which is used as an emissions
estimation/evaluation model developed by the California Air Resources Board based on
guidelines and methodologies established by the California Environmental Quality Act
(CEQA). For single-family residential the URBEMIS program calculates trip
generations based upon acreage and the number of units. The URBEMIS 2002
program uses studies for its calculation purposes that reduce the number of vehicle
trips to a site for projects with a higher density. Based on the density of this project for
20 single-family residences, the trip generation is estimated at 7.87 trips per dwelling
unit. This results in a total of 157 vehicles trips per day.
The Initial Study has indicated that the increase of traffic to the site will not have an
impact on the neighboring intersections. On -site circulation issues can be mitigated by
the installation of stop signs and the requirement of parking restrictions. Conditions of
approval have been included to require that parking be permitted on one side of the
36-foot private streets with four -foot sidewalks on both sides of the street. In cases
where parking is restricted, curbs shall be painted red with signage indicating no
parking is allowed.
Tree Survey
Michael T. Mahoney, Arborist, conducted a tree survey. The survey evaluated the trees
on the site. The tree report notes that a total of eight trees with a minimum trunk
diameter of six inches are located on the property. There are various types of trees on
site including apple, elm, avocado, ash and other fruit and non-native trees.
Based on the proposed development, four trees potentially defined as "significant" trees
by the Municipal Code may be impacted. These trees are significant based on their
location on the lot (in the front yard and or street side yard) and not based on their
species. The six trees include apple, privet, fig and avocado.. Staff is recommending
mitigation for the removal of protected trees at a one-to-one ratio with at least 24-inch
box size trees. Locations of the replacement trees will be evaluated by the project
landscape architect and incorporated into the project design.
Geology and Soils
Albus-Keefe & Associates, Inc. conducted a Geotechnical Due -Diligence Report, dated
May 2005. The study indicated that the site is located on highly compressible topsoil.
Furthermore, the underlying surficial alluvium soil is visibly porous to a depth of
approximately seven feet. If construction were to commence without the removal and
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Olson Co. 1951 South Sunset Avenue
December 13, 2005 - Page 3 of 3
replacement of this soil with compacted engineered soils, there would be a possibility of
significant settlement. Therefore, before the grading and construction of the proposed
project, all soils must be removed to a depth of approximately seven feet and replaced
with compacted engineered soils and after which a Certified Geologist should confirm
the stability of the new infill.
Biological Resources
The initial study indicates that the project site is comprised of mostly open fields.
There are a number of large trees on the site. The site does not contain any habitat
native to California.
The large trees at the site are potential nesting habitat for migratory birds or raptors.
Southern California holds a diversity of raptors, and many of these species are in
decline. For most of the declining species, foraging requirements include extensive
open, undisturbed or only lightly disturbed areas, especially grasslands. This type of
habitat has declined severely in the region, affecting many species but especially
raptors. A few species, such as red-tailed hawk and American kestrel, are somewhat
adaptable to low level human disturbance and can be readily observed adjacent to
neighborhoods and other types of development. These species still require appropriate
foraging habitat and low levels of disturbance in the vicinity of nesting sites.
However, although habituation of some types of noise and disturbances does occur,
the introduction of "new" forms of disturbance during nesting sometimes causes nest
abandonment and failure.
Given the existing urban landscape features and limited size of the project area, it is
unlikely that any appreciable raptor foraging occurs. It is conceivable that a red-tailed
hawk or an American kestrel may nest within any of the large trees on -site or in
adjacent properties. Both species could suffer direct to indirect effects from the
proposed project if nesting were occurring at the time construction commenced, and
noise and disturbance levels (within 500 feet of the nest) were great enough to cause
nest abandonment. Any disturbance that would cause nest abandonment is a
potentially significant impact.
The Migratory Bird Treaty Act (MBTA) of 1918 states that all migratory birds and
their parts (including eggs, nests, and feathers) are fully protected. Section 3503.5 of
the California Department of Fish and Game (CDFG) Code specifies that it is
unlawful to take, possess, or destroy any birds in the orders Falconiformes or
Strigiformes (birds of prey) or to take, possess, or destroy the nest or eggs of any such
bird except as otherwise provided by this code or any regulation adopted pursuant
thereto. A condition of approval has been added that since the project involves the
removal of trees from the site, they should be removed during the non -nesting season
for migratory birds (approximately October 1' through March 15`h).
Historical Significance
The property located at 1951 S. Sunset Avenue may be considered a significant historic
resource to the City of West Covina. The property consists of a 1911 Craftsman style
single-family residence, a pump house, and a barn, likely constructed in the 1940's.
The 1911 Craftsman house may be considered significant in that it represents the
distinctive characteristics of Craftsman style architecture from the early 201h century
(Criteria C of the National Register of Historic Places). Some of the character -defining
features of this house include: the large porch with battered piers, overhanging eaves,
roof beams, knee braces, cutwork at the gable peaks, and wood casement windows.
The property may also be considered significant as a working farm. The usage of the
property is tied to broad patterns and trends that made a significant contribution to the
development of West Covina (Criteria A of the National Register of Historic Places).
However, the original barn is no longer on the property. The current barn is a
replacement that was built in the 1940's. The Craftsman style residence built in 1911 is
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Olson Co. 1951 South Sunset Avenue
December 13, 2005 - Page 4 of 4
the primary structure of historic significance on this property. The City is currently has
not established a list or criteria to establish what properties are historically significant.
V. HISTORY
A single-family house, a pump house, a barn, various farming equipment currently
occupy the site. As indicated in the "Historical Significance" section above, the house
was constructed in 1911 and the site had functioned as a working farm. The subject
site was originally 25 acres and over the years subdivided into the neighboring single-
family homes.
VI. SUMMARY OF DATA
STANDARD
PROPOSED PER
STANDARD
PRECISE PLAN
PER PROPOSED
SPECIFIC PLAN
Site Area
2.53 acres
2.53 acres
No. of Units
20
20 permitted
Density (overall)
7.9 units per acre
7.9 units per acre permitted
Lot size
Minimum
3,384 sq. ft.
3,384 sq. ft. permitted
Maximum
4,813 sq. ft.
As built
Average
3,931 sq. ft.
(No Additions allowed)
Parking
Garage:
2 spaces/unit
2 spaces/unit
Driveway:
2 spaces/unit
2 spaces/unit
Setbacks
Minimum provided
Front:
12 feet
Side:
0 feet
As developed
Rear (Habitable):
12 feet
Building height (maximum)
25 ft.
25 ft.
Building coverage
(maximum)
47%
60%
Surrounding Zoning and Land Use:
North: "Specific Plan No. 7" (SP-7), Small lot single-family homes.
South: Unincorporated Los Angeles County, Single-family homes.
East: "Single Family Residential" (R-1); Across Sunset Avenue single-
family homes.
West: "Single Family Residential" (R-1); Single-family homes.
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Olson Co. 1951 South Sunset Avenue
December 13, 2005 - Page 5 of 5
•
Current General Plan Designation:
Current Zoning Designation:
"Low Medium Residential" (4.1 to 8.0 units
per acre)
"Residential Agricultural" (R-A), Area
District II
Notices of Public Hearing have been mailed to 119 owners and occupants of property
within 300 feet of the project site.
VII. PROJECT DESCRIPTION AND ANALYSIS
The applicant is proposing to construct a 20-unit, small -lot, single-family residential
development on a 2.53-acre site. The applicant is requesting the approval of a zone
change, tentative tract map, precise plan and a tree removal permit to facilitate the
development. The property is currently zoned "Residential Agricultural" (R-A), Area
District II.
Zone Chanize
The applicant is requesting approval of a zone change from "Residential Agricultural"
(R-A) Area District II, to "Specific Plan No. *23" (SP-23) to facilitate the residential
development of the site. Surrounding zones include single-family residential homes to
the south (County of Los Angeles), "Single -Family Residential" (R-1) to the east and
west, and small lot single-family homes to the north "Specific Plan No. 7" (SP-7). The
General Plan designation for the property, "Low Medium Residential" allows for the
development of the proposed project.
The applicant proposes a small -lot residential subdivision (3,93 1 -square foot average
lot size) with two-story houses. The subject property fronts on Sunset Avenue and
Fairgrove Avenue; however, the applicant proposes three private streets connecting the
20-unit development. The Specific Plan zoning classification has been utilized to
facilitate the development of single-family residential developments on small lots in
various areas of the City.
Tentative Tract Map
The proposed tentative tract map is intended to subdivide the 2.53-acre site into 20 single-
family residential lots and one lot for the internal private streets and common areas. The
residential lots range in size from 3,384 square feet to 4,813 square feet, with an
average size of 3,931 square feet. The subdivision design requires the approval of a
"Condominium" map due to the shared ownership of the common lot. The project is
designed, however, as a detached single-family residential development. A Homeowner's
Association (HOA) will be formed and CC&R's (Covenants, Codes, and Restrictions) will
be created to regulate the HOA.
The applicant is proposing to use `Z-Lot" line configurations. This configuration varies
from the standard subdivision where lots are typically rectangular in shape. The Z-Lot
configuration allows for homes to be constructed so that eaves and cornices are constructed
over the assumed property lines. Walls will be constructed between the proposed homes
creating, what appear to be, standard rectangular lots. Since some areas of the actual parcel
will be within the side and rear yards of the neighboring homes, easements will be created to
allow for access to these areas.
The location of the walls will give the impression that there is a zero lot Tine between
properties, but the lots are designed so that there is no less than 10 feet between opposing
structures.
The project site has approximately 400 feet of frontage on Sunset Avenue and 260 feet of
frontage along Fairgrove Avenue. The City's Master Plan of Streets designates Sunset
Avenue as a "Principal Arterial" (four -lane, 100-foot wide right-of-way) and Fairgrove
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December 13, 2005 - Page 6 of 6
Avenue as a "Collector" road (two-lane 60-foot wide right-of-way). Full -width sidewalks
with trees in tree wells are required to be installed as a part of this project.
The proposed map is consistent with the "Low Medium Residential" land use
designation of the West Covina General Plan in that the proposed residential project
results in the development of the proposed residences at a density of 7.9 dwelling units
per acre (overall). The "Low Medium Residential" designation allows densities of
4.1-8.0 dwelling units per acre. The tentative tract map is also consistent with the
proposed standards set forth for the site in the proposed Specific Plan.
As previously indicated, the Craftsman style home was constructed in 1911. The site
also consists of a pump house, a barn, various farm implements and fruit trees. The site
is currently 2.53 acres but was once a part of a large 25-acre farm site. Based on this
information in relation to the design, age of the home and the site's history as one of
the last working farms in the City, the property may be considered to have some
historic value.
Currently the only mitigation required in the Initial Study is to do a photo survey of the
site for documentation purposes. The Planning Commission has the discretion to allow
the home to be demolished for the development as proposed, require that the applicant
to preserve the home on site and incorporate it into the development, or require that
the home be offered for sale to be relocated.
Precise Plan
The project consists of the development of 20 single-family residential units. As
stated, the average residential lot size is 3,931 square feet, and the lots range in size
from 3,384 square feet to 4,813 square feet. Each of the homes is proposed to be two-
story with an attached two -car garage. All the homes are proposed to have three to
four bedrooms and 2.5 baths.
Historically, when Specific Plan developments are proposed, the Planning Department
has recommended consistent minimum development standards. A chart summarizing
development standards of other approved projects is attached. Staff therefore
recommended the following development standards be met.
• Front Yard Setback of 10 feet
• Side Yard Setbacks of 5 feet
• Rear Yard Setback of 15 feet to habitable structures
• Driveways length of 20 feet.
The proposed homes comply with the above setback recommendations with the
exception of 12 lots that have a 12-foot rear yard. Concerning the rear setback, it
should be noted that the majority of the lots on other recently -approved small lot
developments have complied with this 15-foot dimension. However, in some cases,
lots with setbacks of less than 15 feet (and greater than 10 feet) have been developed.
In these situations, the properties with setbacks that are less than 15 feet have been in
the minority. These are usually lots that have an unusual shape or are elongated with a
narrow depth
In this project, the lots that have a 12-foot rear yard also incorporate a much longer
driveway since the garages are located towards the rear of the property. These
elongated driveways create a courtyard effect, adding to the amount of available open
space. Additionally, the average setback for rear yards within the development is 17
feet since the remaining eight homes have a 22-foot rear yard setback with no
courtyard. It is at the discretion of the Planning Commission to approve all setbacks as
a part of the Specific Plan approval. Therefore, the Planning Commission can approve
the 12-foot rear yard setback as proposed by the applicant.
The applicant is also proposing an approximately 3,900-square. foot common
recreational area. This recreational area is located on the northwesterly comer of the
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December 13, 2005 - Page 7 of 7
lot and includes a tot lot, a walking path and gazebo. In addition to the common
recreational area, the specific plan require that all lots have a minimum of 150 square
feet of open space in the rear yard with a minimum dimension of twelve feet. Staff is in
support of the 12-foot rear yard minimum on the twelve lots as developed due to the
configuration of the properties, the existence of the court yard area on those lots,
providing a minimum 150-square foot open space in the rear yard and the development
of a community recreational area.
Parking & Circulation
Access to the project site will be via Fairgrove Avenue with exiting permitted on
Sunset Avenue. The project proposes the construction of three private streets. These
private streets will provide circulation through the site, and access to the proposed lots.
All streets are designed as 36-foot wide streets that include four -foot sidewalks on both
sides of the streets and parking on one side of the street. With this proposed street
design, there are a total of 13 on -street parking spaces. On -street parking spaces will
be striped to maximize parking.
Each of the residences includes a two -car garage in compliance with the City's standard
for a 20-foot by 20-foot interior dimension. In addition to the garage parking, the
residences provide a minimum 20-foot driveway to accommodate an additional two
parking spaces in front of the garage. As currently designed, all dwelling units include
a minimum 20-foot driveway. Twelve of the units have garages that are located
towards the rear of the property creating a much longer driveway, allowing for as many
as four cars to be parked in the driveway.
Aesthetics, Architecture & Landscaping
The total unit size of the proposed residences (including the garage) range from 2,200
square feet to 2,600 square feet. Two different floor plans with four different models
of homes are proposed. Various architectural styles are proposed. The various styles
incorporate design elements such as "Craftsman," "Spanish" and "Traditional." The
proposed materials include, but. are not limited to, stucco, stone and decorative
elements like decorative corbels, shuttering, and brick veneer. The proposed homes are
to be painted with various earth tone shades. The front yards of the homes are
proposed to'be landscaped by the developer.
The subject project proposes a relatively small lot subdivision with two-story houses.
The proposed two-story residences will be visible from the neighboring residential uses.
Six-foot high decorative walls with stone pillars and wrought iron are proposed the two
exit gates located on Sunset Avenue. Additionally, stamped concrete is proposed at
the entrance and exits to the community. Landscaping is proposed throughout the
community with a three-foot landscape buffer along Sunset and Fairgrove Avenues.
VIII. CONCLUSION
The project is proposed in an area of the City that is comprised primarily of single-
family residential homes. The site is an undeveloped parcel that was once used as
farmland. The farm is no longer in operation and the applicant is proposing to develop
the site with 20 single-family lots similar to those on other sites within the City. Staff
feels that the proposed project meets or exceeds the development standards with the
exception of the rear yard setback. However, as the proposal involves a minimum 12-
foot rear setback and a common recreational area, significant open space areas will be
provided.
ZACase Files\TRACT MAP\2005\63356 1951 Sunset 20 homes\Staff report.doc
0 •
ZC 05-09, TTM 63356, PP 05-14, TRP 05-06
Olson Co. 1951 South Sunset Avenue
December 13, 2005 - Page 8 of 8
IX. STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt resolutions approving Tentative
Tract Map No. 633356, Precise Plan No. 05-14 and Tree Removal Permit No. 05-06,
and adopt resolutions recommending to the City Council approval of Zone Change No.
05-09, and certification of the Negative Declaration of Environmental Impact.
PREPARED BY:,
ZZi�cthael Hitz
Associate Planner
REVIEWED AND APPROVED:
Attachments:
Attachment 1 - Zone Change Resolution
Attachment 2 - Tentative Tract Map Resolution
Attachment 3 - Precise Plan and Tree Removal Permit Resolution
Attachment 4 - Negative Declaration Resolution
Attachment 5 - Initial Study
Attachment 6- Setback Chart for Recent Developments
Attachment 7- Typical.Z-Lot Design
ZACase Files\TRACT MAP\2005\63356 1951 Sunset 20 homes\Staff report.doc
ATTACHMENT 4
PLANNING COMMISSION
RESOLUTION NO. 05-5087
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST
COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
CERTIFICATION OF THE NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT FOR ZONE CHANGE NO. 05-09, TENATIVE TRACT MAP NO. 63356,
PRECISE PLAN NO.05-14 AND TREE REMOVAL PERMIT NO.05-06 PURSUANT TO
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1070, AS AMENDED.
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Olson Company for Annie Mondino
LOCATION: 1951 South Sunset Avenue
WHEREAS, there was filed with this City verified applications on forms prescribed in
Chapter 26, Article VI of the West Covina Municipal Code requesting the approval of a Precise
Plan on that certain property generally described as:
Assessor's Parcel Numbers 8466-038-045 and 8466-038-046, in the records of the Los
Angeles County Assessor; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 19`h
day of December, 2005 conduct a duly advertised public hearing as prescribed by law to consider
said application; 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 the
proposed project will not have a significant impact on the environment and will not individually or
cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the
California Fish and Game Code; and
WHEREAS, a Mitigated 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 there will not be a significant effect on the environment as a result of this
project.
NOW, THEREFORE, the Planning Commission 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 Planning
Commission of the City of West Covina hereby recommend certification of the Negative
Declaration of Environmental Impact to the City Council subject to compliance with the
mitigation measures that are recommended in the Negative Declaration of Environmental
Impact as outlined below:
Planning Commission Resolution No. 05-5087
Mitigated Negative Declaration —ZC 05-09, TTM 63356, PP 05-14, and TRP 05-06
December 19, 2005 — Page 2
Environmental
Impacts
Mitigation Measures
Monitoring
Dept. ency
Monitoring
Methods
Aesthetics
Landscaping plans shall be submitted to
Planning
Site inspections,
the Planning Department. The landscaping
Department
Site Plan Check,
plan shall conform with the approved site
Landscaping
plan. Additionally, all areas not requiring
plan review
paving shall be landscaped.
All project landscaping shall be installed
prior to occupancy.
A lighting/photometric plan check shall be
conducted to ensure that light does not
"spill over" onto adjoining property. All
exterior lighting shall be hooded and
directed so as to reflect away from
adjoining properties.
Air Quality
Vigorous wetting procedures or other dust
Building
Site inspections,
palliative measures shall be maintained
Department,
Landscaping
during earth moving operations to
Planning
plan review
minimize fugitive dust emissions in
Department
compliance with applicable codes and
ordinances pertaining to dust suppression
requirements (including SCAQMD RULE
403).
During construction, water trucks or
sprinkler systems shall be used to keep all
areas of vehicle movement damp enough
to prevent dust from leaving the site. At a
minimum this would include wetting down
such areas in the later morning and after
work is completed for the day and
whenever wind exceeds 15 miles per hour.
Roadways shall be swept periodically as
determined by the City Engineer and/or
Maintenance Services Superintendent or
otherwise cleared of any spilled materials
to assist in minimi�ng fugitive dust.
Trucks importing or exporting earthen
materials shall be covered or sprinkled
with water prior to entering public streets.
Heavy-duty construction equipment shall
be kept on -site when not in operations to
minimise exhaust emissions associated
with vehicles repetitiously traveling to and
from the project site.
The number of pieces of equipment
Z:\Resos\2005 resos\05-5087 NegDec Olson Sunset and Fairgrove.doc
0
Planning Commission Resolution No. 05-5087
Mitigated Negative Declaration -ZC 05-09, TTM 63356, PP 05-14, and TRP 05-06
December 19, 2005 — Page 3
operating simultaneously should be
minimized through efficient management
practices.
Construction equipment shall be
maintained in proper tune to reduce
exhaust emissions.
Diesel -powered equipment such as booster
pumps or generators should be replaced by
electric equipment, if feasible.
During Santa Ana wind conditions with
wind speeds exceeding 15 mph, soil
disturbance areas shall be watered hourly
or active operations on unpaved surfaces
shall, be terminated until the wind speeds
no longer exceed 15 mph
Graded surfaces shall be vegetated as soon
as feasibly possible after the completion of
grading within the construction area
Landscaping shall be installed on all
graded surfaces proposed for landscaping
as soon as feasibly possible after the
completion of grading operations.
Biological
If the project involves the removal of any
Building
Site inspections,
Resources
trees from the site, they should be
Department,
Site Plan Check,
removed during the non -nesting season for
Planning
Landscaping
migratory birds (approximately October 1 '
Department
plan review
through March 15tn)
Cultural
A photo survey of the house shall be
Planning
Resources
submitted to the Planning Department
Department
prior to the issuance of a permit to
demolish the house.
Geology and
Before the grading and construction of the
Engineering
Grading plan
Soils
proposed project, all soils must be
Department,
check, Site
removed to a depth of approximately
Building
inspections,
seven feet and replaced with compacted
Department,
Landscaping
engineered soils and after which a
Planning
plan review
Certified Geologist will confirm the
Department
stability of the new infill.
Hazards
All demolition procedures shall comply
Engineering
Site plan check,
with State and West Covina Public Works
Department,
Grading plan
Department requirements regarding the
Building
check,
removal of any hazardous substances,
Department,
Construction
including but not limited to asbestos and
Fire Department
permit,
asbestos -containing building materials.
Approval of
Closure report
Use construction best management
by the Fire
practices (BMPs) typically implemented as I
Department
Z:\Resos\2005 resos\05-5087 NegDec Olson Sunset and Fairgrove.doc
Planning Commission Resolution No. 05-5087
Mitigated Negative Declaration —ZC 05-09, TTM 63356, PP 05-14, and TRP 05-06
December 19, 2005 — Page 4
part of construction to minimize the
potential negative effects to groundwater
and soils from construction activities. The
following shall be implemented as
necessary to avoid any significant effects:
• Follow manufacturer's
recommendations on use, storage
and disposal of chemical products
used in construction;
• Avoid overtopping construction
equipment fuel gas tanks;
• During routine maintenance of
construction equipment, properly
contain and remove grease and oils;
and
• Properly dispose of discarded
containers of fuels and other
chemicals.
Hydrology or
The grading and drainage is required to be
Engineering
Site plan check,
Water
designed by a registered Civil Engineer
Department,
Grading plan
and the project will be required to comply
Building
check,
with Standard Urban Stormwater
Department,
Construction
Mitigation Plans (SUSWMPS). In
State Regional
permit
addition the grading shall be completed in
Water Quality
accordance with the West Covina
Control Board
Municipal Code and the Uniform Building
Code.
Prior to issuance of a grading permit
approval from the Engineering Division of
a grading plan shall be obtained.
Noise
A temporary 6-foot sound barrier (i.e.
Fire Department,
Site plan check,
plywood) shall be erected along the
Public Works
Grading plan
northern and eastern portion of the project
Department
check,
site such that . the line -of -site between
Construction
construction activity and the adjacent
permit
residential uses along the project property
line is blocked.
All construction equipment, stationary or
mobile, shall be equipped with properly
operating and maintained mufflers.
During grading and construction, delivery
of materials and equipment, outdoor
operations of equipment, and construction
activity shall be limited to the hours
between 7:00 a.m. and 8:00 p.m.
All construction equipment shall be stored
on the project site during the construction
phase to eliminate daily heavy-duty truck
trips on vicinity roadways.
The operation of the facility shall comply
Z:\Resos\2005 resos\05-5087 NegDec Olson Sunset and Fairgrove.doc
Planning Commission Resolution No. 05-5087
Mitigated Negative Declaration —ZC 05-09, TTM 63356, PP 05-14, and TRP 05-06
December 19, 2005 — Page 5
with the West Covina Noise Ordinance.
Mechanical equipment to be installed on
the site shall be required to operate below
65 dB levels as measured from the nearest
property line.
Stockpiling and/or vehicle staging areas
shall be located as far as practicable from
residential properties.
To the extent feasible, construction
activities shall be scheduled so as to avoid
operating several pieces of equipment
simultaneously, which causes high noise
levels.
The applicant shall inform residents
adjacent to the proposed project of
grading and/or construction activities at
least five (5) calendar days prior to the
commencement of said activities.
Engine idling from construction equipment
such as bulldozers and haul equipment
shall be limited, to the extent feasible.
The construction staging area shall be
located as far as feasible from sensitive
receptors.
Roof ceiling construction will be roofing
on plywood. Batt insulation will be
installed in joist spaces. The ceilings will
be one layer of 1/2" gypboard nailed
direct.
All exterior walls will be 2 x 4 studs 16"
O.C. with Batt insulation in the stud
spaces. Exteriors will be exterior plaster
or stucco. The interiors will be 1 /2"
gypboard.
All southeast facing perimeter windows
and glass doors will be glazed with STC
29 glazing
All other windows and glass doors can be
standard glazing.
All entry doors should have weather
stripping seals on the sides and top
There should be no mail slots in the entry
doors.
2. Non-compliance with the aforementioned mitigation measures by the monitoring
department/agency and any measures taken to correct said non-compliance shall be
immediately reported to the Planning Department.
ZAResos\2005 resos\05-5087 NegDec Olson Sunset and Fairgrove.doc
Planning Commission Resolution No. 05-5087
Mitigated Negative Declaration —ZC 05-09, TTM 63356, PP 05-14, and TRP 05-06
December 19, 2005 — Page 6
3. The applicant agrees to implement the aforementioned mitigation measures and
monitoring or reporting requirements.
4. Failure to comply with any 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.
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.
I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning
Commission of the City of West Covina, at a regular meeting held on the 19`h day of December,
2005, by the following vote:
AYES: Roe, Rozatti, Sotelo, Redholtz
NOES: None
ABSENT: Thrasher
ABSTAIN: None
DATE: December 19, 2005
Bill Roe, Chairman /
Planning Commissio�f
Z:\Resos\2005 resos\05-5087 NegDec Olson Sunset and Fairgrove.doc
ATTACHMENT 5
PLANNING COMMISSION
RESOLUTION NO. 05-5090
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO. 05-14 AND TREE
REMOVAL PERMIT NO.05-06
PRECISE PLAN NO.05-14
TREE REMOVAL PERMIT NO.05-06
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Olson Company for Annie Mondino
LOCATION: 1951 South Sunset Avenue
WHEREAS, there was filed with this Commission a verified application on forms
prescn`bed by the Commission, a request for a precise -plan of design to approve the design and
allow the construction of a single-family detached housing project on that certain property
generally described as:
Assessor's Parcel Numbers 8466-038-045 and 8466-038-046, in the records of the Los
Angeles County Assessor, and
WHEREAS, consistent with this request, the applicant has also requested a zone change
from "Residential Agricultural" (R-A) Area District II to "Specific Plan No. 23" (SP-23); and
WHEREAS, a tentative tract map has been submitted for the subdivision of the site into
single-family lots; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 19th
day of December, 2005, conduct a duly noticed public hearing to consider said application; and
WHEREAS, studies and investigations made by this Commission and in its behalf reveal
the following facts:
1. The applicant is requesting approval of a precise plan to approve the design and allow the
construction of a 20-unit single-family detached housing development.
3. The project consists of a zone change requesting to change the zone from "Residential
Agricultural" (R-A) Area District II to "Specific Plan No. 23" (SP-23).
4. Appropriate findings for approval of a precise plan of design are as follows:
a. That consideration has been given and restrictions imposed to the extent necessary to
permit the same degree of enjoyment of the subject property, but subject to the same
degree of protection of adjoining properties, as would be accorded in normal
circumstances, by the standard restrictions imposed by the Municipal Code.
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
Z:\Resos\2005 resos\05-5090 PP 05-14 Olson Sunset and Fairgrove.doc
Planning Commission Resolution No. 05-5090
Precise Plan No. 05-14 and Tree Removal Permit No. 05-06
December 19, 2005 -Page 2
and type of public utility facilities and is found to facilitate the orderly
development of the precise plan area
5. Pursuant to the requirements of the California Environmental Quality, Act (CEQA) of 1970,
a MITIGATED NEGATIVE DECLARATION OF ENVIRONNUNTAL IMPACT has
been prepared indicating that although the project could have a significant effect on the
environment, there will not be a significant effect due to mitigating measures.
NOW, THEREFORE, the Planning Commission of the City of West Co ina does resolve as
follows:
1. On the basis of the evidence presented, both oral and documentary, the Planning
Commission makes the following findings: f
a. The project is designed in a manner which minimizes potentild impacts on adjacent
properties in that the properties are designed as residential units compatible with
surrounding properties. The project is a relatively small -lot single-family
subdivision, with an average lot size of 3,931 square feet. I The proposed units
range from 2,200 square feet to 2,600 square feet. The proposed maximum height
of the buildings is 25 feet. The development is compatible in terms of
architectural detailing, density, and setbacks with the other residential
developments in the project vicinity. . The subject property is surrounded by
single-family homes. While there are six trees on the site deemed to be significant
by the Municipal Code by virtue of their location, none of these trees is a
significant or heritage tree by species.
b. The proposed project has been designed so as not to create any adverse visual or
physical impacts on surrounding properties. Vehicular and pedestrian access is
gained from Fairgrove Avenue, immediately to the south of the site with exit only
gates that exit onto Sunset Avenue. Parking is provided in two -car garages,
driveways and 13 on -street "guest" parking spaces are provided. The subject
property is bordered on all sides by single-family residential. Landscaping will be
provided in a common area along the Fairgrove and Sunset Avenue street
frontage. Additionally, a common area community park is proposed. A Specific
Plan has been submitted to provide development standards for the project. The
proposed development is in compliance with the proposed Specific Plan.
An application for a tree removal permit has also been applied for. There are six
trees on site that are determined to be significant trees. These trees are located in
the front yard and street side yard, and shall be replaced at a ratio of one tree to
one tree. These trees shall be 24-inch box trees and be planted in the common
landscape areas adjacent to Fairgrove and Sunset Avenues and/or in the
community park.
C. The design and architecture of the proposed buildings reflect standards and
materials that will make them architecturally interesting and aesthetically
appealing. The houses are designed in a variety of styles including traditional,
Craftsman, Spanish architectural designs. Each of the homes consists of two
stories with attached two -car garages. Landscaping will be completed in the front
yard of the units prior to occupancy. Public utility facilities such as water, sewer
lines, and electrical connections, are located underground, and will be installed in
accordance with the requirements of the City Engineer. Landscaped common
areas are located throughout the community including a community park. This
landscaping will include those trees required as replacement trees per the tree
removal permit.
2. That pursuant to all of the evidence presented, both oral and documentary, and funther based
on the findings above, Precise Plan No. 05-14 and Tree Removal Permit No. 05-06 is \
approved subject to the provisions of the West Covina Municipal Code, provided that the
physical development of the herein described property shall conform to said plan and the
conditions set forth herein which, except as otherwise expressly indicated, shall be fully
ZAResos\2005 resos\05-5090 PP 05-14 Olson Sunset and Fairgrove.doc
Planning Commission Resolution No. 05-5090 ;,:
Precise Plan No. 05-14 and Tree Removal Permit No. 05-05
December 19, 2005 - Page 3
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 Plairiing Commission or City Council
3. That the precise plan shall not be effective for any purpose until the owner of the property
involved (or a duly authorized representative) has filed at the office of the Planning Director,
his affidavit stating he is aware of and accepts, all conditions of this precise plan as set forth
below. Additionally, no permits shall be issued until the owner of the property involved (or
a duly authorized representative) pays all costs associated with the processing of this
application pursuant to City Council Resolution No. 8690.
4. 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. Approval of this precise plan is contingent upon, and shall not become effective unless
and until approval of Zone Change No. 05-09 by the City Council and certification of
the Negative Declaration of Environmental Impact.
b. Comply with plans reviewed by the Planning Commission on December 13, 2005,
and as modified pursuant to conditions listed herein.
C. Comply with color and material boards reviewed by the Planning Commission.
d. Comply with all applicable sections of the West Covina Municipal Code
e. All windows on first and second -story shall include architectural treatment, per
Planning Director approval.
£ Alternative materials, preferably stone veneer to match the front, shall be provided on
the side elevations around the unit entryways, per Planning Director approval
g. A common recreational space shall be provided in the development, per Planning
Director approval
h. The on -street parking spaces shall be indicated on the plans and shall be striped in
accordance with the "Parking Lot Design and Lighting Standards" prior to the final
approval of units.
i. The front yards of all lots shall be improved with the landscaping and irrigation, prior
to the final approval ofthe unit.
j. Prior to the issuance of building permits, the applicant shall submit detailed
landscaping and irrigation plans to the Planning Director for review and approval.
Said plans shall include the type, size, and quantity of landscaping materials, as well as
a fully automatic comprehensive irrigation system The plans shall comply with the
City's standards for water efficiency. 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 building permit
final Trees shall be planted around the perimeter if the site in sufficient quantity so as
to provide a visual buffer between the site and surrounding properties.
k. Prior to the issuance of building permits, the applicant shall submit a detailed wall and
fencing plan to the Planning Department for review and approval. Said plan shall
indicate the locations for all fences and walls, and shall further indicate the height,
materials, and colors for all fences and walls. All walls shall be constructed of a
Z:\Resos\2005 resos\05-5090 PP 05-14 Olson Sunset and Fairgrove.doc
Planning Commission Resolution No. 05-5090
Precise Plan No. 05-14 and Tree Removal Permit No. 05-06
December 19, 2005 - Page 4
decorative material and/or colored varying textured bands or pilasters per Planning
Directors approval
1. The six trees defined as significant trees due to their location on the property, may
be removed. The trees shall be replaced, on a one-to-one basis, with 36-inch box
trees, per Planning Director approval The trees shall be indicated on the Landscape
Plan.
m. Comply with all requirements of the "Art in Public Places" ordinance, prior to the
issuance of building permits.
n. All mechanical equipment including air conditioner units shall be located outside all
the required setbacks. No mechanical equipment is permitted on the rooftop..
o. All new utilities shall be installed underground.
p. All ground -mounted and wall -mounted equipment not shown on the approved Study
Plan, shall be screened from all views in a manner that is architecturally compatible
with the buildings on which they are mounted. 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 ofbudding permits.
q. That any proposed change to the approved tentative tract map shall be reviewed by
the Planning, Public Works, Fire and Police Departments, and the written
authorization of the Planning Director shall be obtained prior to implementation.
r. Recordation of Final Tract Map with the Los Angeles County Recorder shall be
required prior to issuance of building permits.
S. A declaration of Covenants, Conditions, and Restrictions (CC&R's) shall be prepared
by the developer/property owner and submitted to the Planning Director and the City
Attorney. The CC&R's shall be signed and acknowledged by all parties having any
record title interest in the property to be developed, and shall make the City a party
thereto, and shall be enforceable by the City. The CC&R's shall be reviewed and
approved by the City and recorded prior to the recordation of the final tract map.
t. The applicant shall indemnify, hold harmless and defend the City Of West Covina
(City), its agents, officers, and employees from any claim, action, proceeding or
damages against the City, its agents, officers, or employees to attack, set aside,
void, or annul the approval by the City of this Tract Map. Further, the applicant
shall indemnify, hold harmless and defend the City Of West Covina (City), its
agents, officers, and employees from any claim, action, proceeding or damages
against the City, its agents, officers, or employees arising out of the action, inaction
or negligence of the applicant, its employees, officers, agents, contractors,
subcontractors, successors or assigns in planning, engineering, constructing or in
any manner carrying out the Tract Map or any improvements required for the Tract
Map. The indemnity shall be contained in a written document approved by the City
Attorney.
u. The applicant shall meet any and all monitoring or reporting requirements necessary to
ensure compliance with the mitigation measures contained in the Negative
Declaration of Environmental Impact as those may be determined by the City,
including, but not limited to, entering into an agreement to perform and/or for
monitoring and reporting during project construction and implementation. The
applicant further agrees it will cease construction of the project immediately upon
written notice of a violation of such requirement and that such a provision may be part
of any agreement of City and applicant.
Z.\Resos\2005 resos\05-5090 PP 05-14 Olson Sunset and Fairgrove.doc
Planning Commission Resolution No. 05-5090
Precise Plan No. 05-14 and Tree Removal Permit No. 05-06
December 19, 2005 - Page 5
V. Comply with the mitigation measures as outlined in the Initial Study/Environmental
Assessment dated November 23, 2005 as follows:
1. Landscaping plans shall be submitted to the Planning Department. The landscaping
plan shall conform with the approved site plan. Additionally, all areas not requiring
paving shall be landscaped.
2. All project landscaping shall be installed prior to occupancy.
3. A h&ing/photometric plan check shall be conducted to ensure that light does not
"spill over" onto adjoining property. All exterior lighting shall be hooded and
directed so as to reflect away from adjoining properties.
4. Vigorous wetting procedures or other dust palliative measures shall be maintained
during earth moving operations to minimize fugitive dust emissions in compliance
with applicable codes and ordinances pertaining to dust suppression requirements
(including SCAQMD RULE 403).
5. During construction, water trucks or sprinkler systems shall be used to keep all
areas of vehicle movement damp enough to prevent dust from leaving the site. At
a minimum, this would include wetting down such areas in the later morning and
after work is completed for the day and whenever wind exceeds 15 miles per
hour.
6. Roadways shall be swept periodically as determined by the City Engineer and/or
Maintenance Services Superintendent or otherwise cleared of any spilled
materials to assist in minimizing fugitive dust.
7. Trucks importing or exporting earthen materials shall be covered or sprinkled
with water prior to entering public streets.
8. Heavy-duty construction equipment shall be kept on -site when not in operations
to minimize exhaust emissions associated with vehicles repetitiously traveling to
and from the project site.
9. The number of pieces of equipment operating simultaneously should be
minimized through efficient management practices.
10. Construction equipment shall be maintained in proper tune to reduce exhaust
emissions.
11. Diesel -powered equipment such as booster pumps or generators should be
replaced by electric equipment, if feasible.
12. During Santa Ana wind conditions with wind speeds exceeding 15 mph, soil
disturbance areas shall be watered hourly or active operations on unpaved
surfaces shall, be terminated until the wind speeds no longer exceed 15 mph.
13. Graded surfaces shall be vegetated as soon as feasibly possible after the
completion of grading within the construction area.
14. Landscaping shall be installed on all graded surfaces proposed for landscaping as
soon as feasibly possible after the completion of grading operations.
15. If the project involves the removal of any trees from the site, they should be
removed during the non -nesting season for migratory birds (approximately October
1" through March 15")
16. A photo survey of the house shall be submitted to the Planning Department prior
to the issuance of a permit to demolish the house.
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Planning Commission Resolution No. 05-5090
Precise Plan No. 05-14 and Tree Removal Permit No. 05-06
December 19, 2005 - Page 6
17. Before the grading and construction of the proposed project, all soils must be
removed to a depth of approximately seven feet and replaced with compacted
engineered soils and after which a Certified Geologist will confirm the stability of
the new infill.
18. All demolition procedures shall comply with State and West Covina Public
Works Department requirements regarding the removal of any hazardous
substances, including but not limited to asbestos and asbestos -containing building
materials.
19. Use construction best management practices (BMPs) typically implemented as part
of construction to minimize the potential negative effects to groundwater and soils
from construction activities. The following shall be implemented as necessary to
avoid any significant effects:
• Follow manufacturer's recommendations on use, storage and disposal of
chemical products used in construction;
• Avoid overtopping construction equipment fuel gas tanks;
• During routine maintenance of construction equipment, properly contain and
remove grease and oils; and
• Properly dispose of discarded containers of fuels and other chemicals.
20. The grading and drainage is required to be designed by a registered Civil
Engineer and the project will be required to comply with Standard Urban
Stormwater Mitigation Plans (SUSWMPS). In addition the grading shall be
completed in accordance with the West Covina Municipal Code and the Uniform
Building Code.
21. Prior to issuance of a grading permit approval from the Engineering Division of a
grading plan shall be obtained.
22. A temporary 6-foot sound barrier (i.e. plywood) shall be erected along the
northern and eastern portion of the project site such that the line -of -site between
construction activity and the adjacent residential uses along the project property
line is blocked.
23. All construction equipment, stationary or mobile, shall be equipped with properly
operating and maintained mufflers.
24. During grading and construction, delivery of materials and equipment, outdoor
operations of equipment, and construction activity shall be limited to the hours
between 7:00 am. and 8:00 p.m
25. All construction equipment shall be stored on the project site during the
construction phase to eliminate daily heavy-duty truck trips on vicinity roadways.
26. The operation of the facility shall comply with the West Covina Noise Ordinance.
27. Mechanical Equipment to be installed on the site shall be required to operate below
65 dB levels as measured from the nearest property line.
28. Stockpiling and/or vehicle staging areas shall be located as far as practicable from
residential properties.
29. To the extent feasible, construction activities shall be scheduled so as to avoid
operating several pieces of equipment simultaneously, which causes high noise
levels.
ZAResos\2005 resos\05-5090 PP 05-14 Olson Sunset and Fairgrove.doc
Planning Commission Resolution No. 05-5090
Precise Plan No. 05-14 and Tree Removal Permit No. 05-06
December 19, 2005 - Page 7
30. The applicant shall inform residents adjacent to the proposed project of grading
and/or construction activities at least five (5) calendar days prior to the
commencement of said activities.
31. Engine idling from construction equipment such as bulldozers and haul equipment
shall be limited, to the extent feasible.
32. The construction staging area shall be located as far as feasible from sensitive
receptors.
33. Roof ceiling construction will be roofing on plywood. Batt insulation will be
installed in joist spaces. The ceilings will be one layer of 1/2" gypboard nailed
direct.
34. All exterior walls will be 2 x 4 studs 16" O.C. with batt insulation in the stud
spaces. Exteriors will be exterior plaster or stucco. The interiors will be 1/2"
gypboard.
35. All southeast facing perimeter windows and glass doors will be glazed with STC
29 glazing.
36. All other windows and glass doors can be standard glazing.
37. All entry doors should have weather stripping seals on the sides and top.
38. There should be no mail slots in the entry doors.
W. Engineering Division Requirements:
1. Comply with all conditions contained in Planning Commission
Resolution No. 567.
2. Sanitary 'sewers shall be provided to each "lot" in compliance with
Municipal Code . Chapter 23, Article 2, and to the satisfaction of the City
Engineer.
3. The required street improvements shall include that portion of Sunset
Avenue and Fairgrove Avenue contiguous to subject property.
4. Full width sidewalks with trees in tree wells shall be constructed along
Sunset Avenue adjacent to the property line.
5. Adequate provision shall be made for acceptance and disposal of surface
drainage entering the property.
6. Private street improvements shall comply with Municipal Code Chapter 19,
Article 8, and Planning Commission Resolution No. 2519.
7. 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.
8. Prior to the issuance of Building Permits, all of the following shall be
satisfied:
a. 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 and Engineering Departments.
ZAResos\2005 resos\05-5090 PP 05-14 Olson Sunset and Fairgrove.doc
Planning Commission Resolution No. 05-5090
Precise Plan No. 05-14 and Tree Removal Permit No. 05-06
December 19, 2005 - Page 8
b. Arrangements for the installation of streetlights with underground
wiring shall be made with Southern California Edison Company. At
the time of installation, the applicant shall provide the necessary
trenching and backK Submit two sets of the subdivision and/or
development plan to the Engineering Department, Traffic and
Lighting Section, to be used for designing the street light system.
C. A parking lot lighting plan showing electrolier types and locations,
average illumination levels, points of mini num 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.
d. An itemized cost estimate for all on -site and off -site improvements to
be constructed (except buildings) shall be submitted to the
Engineering Division for approval. Based upon the approved
estimates, required fees shall be paid and improvement securities for
all on -site and off -site improvements (except buildings) and 100
percent labor/materials securities for all off site improvements shall
be posted prior to final approval of the plans.
9. The proposed subdivision shall.conform to West Covina Municipal Code
Chapter 20 — Subdivisions.
10. Comply with all regulations of the Los Angeles Water Quality Control
Board and Article II of Chapter 9 of the West Covina Municipal Code
concerning stormwater/urban run-off pollution control
11. A park dedication in -lieu fee shall be paid to the City Of West Covina prior
to issuance of a Budding Permit pursuant to Section 20-40 of the Municipal
Code.
12. Deposit for installation of left -turn phasing, on Fairgrove Avenue in the
amount of $40,000.
13. Deposit with the city $27,000 for street rehabilitation of Fairgrove and
Sunset Avenues, half -street adjacent to the development.
14. The access rights to lots 1 through 5 from Fairgrove Avenue and lots 5,10,
15 and 20 from Sunset Avenue shall be dedicated to the City.
X. Budding Division Requirements:
1. All Conditions of Approval as approved by the Planning Commission shall
appear as notes on the plans submitted for building plan check and permits.
2. Compliance with the State of California Accessibility regulations is required,
including:
a) Common areas, sidewalks and playgrounds shall be accessible.
3. The area may be in an area mapped by the California Division of Mines and
Geology as having potential for liquefaction. In accordance with the spoils
report, the site requires remedial grading, a uniform compacted soil layer
blanket, and heavily reinforced foundations or post -tensions foundations.
4. Sanitation District Industrial waste approval or waiver is required. (310) 945-
8200
5. Comply with City Parking standards
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Planning Commission Resolution No. 05-5090
Precise Plan No. 05-14 and Tree Removal Permit No. 05-06
December 19, 2005 - Page 9
6. The final map shall be recorded prior to the issuance of any foundation or
building permit.
7. Any development over 1 acre of disturbed land shall file a Notice of Intent (NOI)
obtain a permit from the State Regional Water Quality Board.
8. Provide a detailed Standard Urban Stormwater Mitigation Plan (SUSMP) to
incorporate any best management practices to prevent pollution, trash. Litter etc.
from entering any storm drain, channel or waterway. This plan will become one
of the Conditions of Approval. Covered discretionary projects include:
• 10+ home subdivision
• SUSMP provisions applicable to all covered projects
• May not increase post -construction runoff where downstream
erosion may occur
• Conserve Natural areas
• Minimize pollutants of concern
• Protect slopes and channels
• Provide storm drain stenciling and signage
• Properly design storage and trash areas
• Provide ongoing maintenance of all BMP's
• Infiltrate or treat the volume of a 0.75-inch storm event prior to
any discharge to the storm drain system
9. All new on -site utility service lines shall be placed underground.
10. Garage shall provide 20 x 20 clear with no obstructions.
11. Comply with city back up standards from garage.
12. An HOA is required.
13. Gates onto Sunset shall be sliding gates.
14. Driveway easements are required as shown.
15. A 40 ft. wide street is required for parking on each side — otherwise parking is
.restricted to one side only.
16. Provide a sidewalk on each side of private streets. Provide pedestrian exit gates
in two places.
17. Private street entrances shall have stamped color concrete aprons.
18. All public improvements to the centerline of the streets are required.
19. Separate the homes on arterials from concrete block walls. Walls shall have
vines planted on the side facing the street and be mea intend by the HOA.
20. The developer shall deposit with the City %2 of the funds (est. $40,000) to install
left turn phasing on Fairgrove.
Y. Fire Department Requirements:
1. The "Conditions of Approval" as required by the Fire Department shall appear
on the cover page of the plan submittal for initial review.
2. The Fire Department must be contacted a minimum of 3-5 days in advance
to schedule inspections or testing.
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0
Planning Commission Resolution No. 05-5090
Precise Plan No. 05-14 and Tree Removal Permit No. 05-06
December 19, 2005 - Page 10
3. his development shall conform to Title 19 and Title 24 of the California
Code of Regulations, 2001 CFC, CBC, CMC, CPC, CEC and WCMC.
4. There shall be clarification on the drawing as to the width from curb to curb
on both streets as indicated in red on the returned plans.
5. An approved number or address must be provided in a position that will be
plainly visible from the street, or road fronting the property. Numbers are
required to be a minimum of 3 inches in height (residential property). UFC,
Section 901.4.4
6. Fire lanes shall be determined by the Fire Department and painted, or
posted, before construction final.
7. Plans for fire department access roads shall be submitted for review and
approval prior to construction. Access roads shall have an unobstructed
width of not less than 20 feet and an unobstructed vertical clearance of not
less than 13 feet 6 inches. All parts of the buildings exterior wall shall be
within 150 feet of an approved fire department access road. UFC, Section
901.
8. Gated access to the property is required to have a card reader installed which
will open the gate automatically, for emergency personnel, with a master
card.
9. A Knox locks must be installed at gate location determined by the Fire
Inspector. Applications are available from Fire Administration. Installation
shall be completed before construction final. CFC, Section 902.4
10. Plans and specifications for fire hydrant systems shall be submitted to the
Fire Department for review and approval prior to construction. Fire hydrant
location and spacing shall comply with UFC, Appendix III -A. Fire flow
shall comply with UFC, Appendix III-B.
11. New public and/or on -site fire hydrants may be required. Maximum spacing
is 300', or 150' from the end of a cul-de-sac or dead-end. Show all fire
hydrant locations on a site map within 300' of the project. Fire flow shall
comply with Fire Code requirements, but shall not be less than 1000 gpm
(residential) or 1500 gpm (commercial), for duration of 2 hours. A letter
from the Water Company shall verify required fire flow. UFC, Section
903.2 and 901.4
12. A water supply system shall be designed and installed, capable of providing
the minimum fire flow as required by the Fire Code, and verified by a letter
1 from the Water Department. On -site fire hydrants shall be installed as
required prior to the construction phase of the development. Plans for the
on -site water system shall be submitted and approved by the Fire
Department before work begins.
13. Construction barriers shall be provided with a minimum of two (2)
exits/entrances for Fire Department response.
14. Spark arresters are required for each fireplace.
15. Smoke detectors must be hard -wired and interconnected for operation. CCR,
Title 19, Chapter 4, Article 2, Section 745(g)
16. Both gates on Sunset shall have gate card readers on the outside and a loop
system on the inside for Fire Department emergency access.
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Planning Commission Resolution No. 05-5090
Precise Plan No. 05-14 and Tree Removal Permit No. 05-06
December 19, 2005 - Page 11
17. Parking on all streets shall be on one (1) side only. All curbs shall be rolled
painted and signs installed to identify the Fire lanes.
18. With the installation of two (2) on site hydrants, the gate shown that leads to
Joycedale may be eliminated and closed off by a continuous wall.
19. The wall that separates the dwelling to the garage is required to be of 1 (one)
hour construction, with a 1 (one) hour self -closing, gasket door. CBC, Table
3-B and CBC, Section 302.3 #4.
• All Fire Department fees shall be reviewed, approved and paid at Fire
Administration (if there is a balance) before construction final or
issuance of temporary occupancy.
• Plan Review
• Expedite plan review or inspections
• Fire protection inspections in excess of 2 inspections.
• All construction inspections
• Non -Compliance fees
• Additional accumulated fees related to the above item
I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning
Commission of the City of West Covina, at a regular meeting held on the 19th day of December,
2005, by the following vote:
AYES: Roe, Rozatti, Sotelo, Redholtz
NOES: None
ABSENT: Thrasher
ABSTAIN: None
DATE: December 19, 2005
EXPIRATION DATE:
December 19, 2007
if not used.
Bill Roe, Chairman -/
Planning Commission,
ZAResos\2005 resos\05-5090 PP 05-14 Olson Sunset and Fairgrove.doc
ATTACHMENT 60
PLANNING COMMISSION
RESOLUTION NO. 05-5088
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST
COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
ZONE CHANGE NO.05-09
ZONE CHANGE NO.05-09
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Olson Company. for Annie Mondino
LOCATION: 1951 South Sunset Avenue
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:
"R-A" (Residential Agricultural), Area District II to "Specific Plan No. 23"
(SP-23) (Exhibit A)
on that certain property generally described as follows:
Assessor's Parcel Numbers 8466-038-045 and 8466-038-046, in the records of the Los
Angeles County Assessor, and
WHEREAS, the proposed zone change is requested to allow for the development of 20
detached single-family residential units, and to establish zoning standards for the subject project;
and
WHEREAS, a tentative tract map has been submitted for the subdivision of the site into
20 single-family lots; and
WHEREAS, a precise plan for the site plan and architecture has been submitted for the
development of the project; and
WHEREAS, a tree removal permit for the removal of significant trees; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan "to provide all
residents of West Covina with opportunities to live in decent, safe, sanitary and energy efficient
housing at costs they can reasonably afford"; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan to "encourage
the construction of a wide variety of new housing to meet the needs of all residents"; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan to "identify all
sites, vacant or developed, with a potential for residential development, and encourage their
efficient and attractive use"; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 19'l'
day of December, 2005, conduct a duly noticed public hearing to consider said application; and
WHEREAS, studies and investigations made by the Planning Commission and in its
behalf reveal the following facts:
1. The applicant is requesting approval of a design to allow for the construction of a
20-unit single-family detached housing development.
ZAResos\2005 resos\05-5088 ZC 05-09 Olson Sunset and Fairgrove.doc
_ Planning Commission Resolution No. 05-5088
Zone Change No. 05-09
December 19, 2005 - Page 2
•
3. The project consists of a
"Residential Agricultural"
(SP-23) (Exhibit A).
zone change requesting to change the zone from
(R-A), Area District II to "Specific Plan No. 23"
4. Findings necessary for 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.
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. Pursuant to the requirements of the California Environmental Quality Act (CEQA)
of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT has been prepared indicating that although the project could have a
significant effect on the environment, there will not be a significant effect due to
mitigating measures.
WHEREAS, based on the evidence, both oral and documentary, the Planning
Commission finds as follows:
a. The proposed zone change facilitates the development of a single-family
residential project through the approval of the specific plan. The existing zoning
allows for single-family houses on lots with a minimum lot size of 3,384 square
feet. The change of zone will allow for needed housing units and expand
residential opportunities in the City of West Covina.
b. The proposed zone change will not adversely affect adjoining property value and
will not be detrimental to the area because the size and density of the development
is not inconsistent with other surrounding properties.
C. The proposed zone change will provide for the development of an underutilized
property that with proper development will further the protection of the public
health, safety, and general welfare.
d. The proposed zone change will not adversely affect the General Plan as
consistency between the General Plan and the Zoning Map will be maintained
through the proposed General Plan amendment. The General Plan designation
allows for developments with densities between 4.1 and 8.0 dwelling units per
acre.
e. The approval of such zone change is consistent with the General Plan land use
designation of "Low Medium Residential." That land use designation allows for
densities between 4.1 and 8.0 units per acre. The property will be rezoned to
"Specific Plan No. 23" (SP-23).
ZAResos\2005 resos\05-5088 ZC 05-09 Olson Sunset and Fairgrove.doc
• !
Planning Commission Resolution No. 05-5088
Zone Change No. 05-09
December 19, 2005 - Page 3
NOW, THEREFORE, the Planning Commission of the City of West Covina, California,
does resolve as follows:
SECTION NO. 1: Based on the evidence presented, and the findings set forth, the above
Zone Change No. 05-09 is hereby found to be consistent with the City's General Plan and
the land uses permitted within said zone classification.
SECTION NO. 2: Pursuant to the requirements of the California Environmental Quality
Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT has been prepared indicating that although the project could
have a significant effect on the environment, there will not be a significant effect due to
mitigating measures.
SECTION NO. 3: The Planning Commission does hereby recommend to the City
Council that it approve Zone Change No. 05-09, changing the zoning designation for
subject property of said property to "Specific Plan No. 23" (SP-23) as set forth on Exhibit
A, and adopting the specific plan text as set forth in Exhibit B.
SECTION NO. 4: The Secretary is instructed to forward a copy of this Resolution to the
City Council for its attention in the manner prescribed by law.
I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning
Commission of the City of West Covina, at a regular meeting held on the 19`h day of December,
2005, by the following vote:
AYES: Roe, Rozatti, Sotelo, Redholtz
NOES: None
ABSENT: Thrasher
ABSTAIN: None
DATE: December 19, 2005
Bill Roe, Chairman
Planning Commission
Z:\Resos\2005 resos\05-5088 ZC 05-09 Olson Sunset and Fairgrove.doc
ATTACHMENT 7
PLANNING COMMISSION
RESOLUTION NO. 05-5089
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA,
CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO.63356
TENTATIVE TRACT MAP NO.63356
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Olson Company for Annie Mondino
LOCATION: 1951 South Sunset Avenue
WHEREAS, there was filed with this Commission a verified application on the forms
prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a
tentative tract map to subdivide the 2.53-acre site into a proposed 20 lots for single-family homes
on that certain property described as:
Assessor's Parcel Numbers 8466-038-045 and 8466-038-046, in the records of the
Los Angeles County Assessor, and
WHEREAS, the proposed tentative tract, with an overall density of 7.9 dwelling units per acre,
is consistent with the General Plan designation and zoning classification ofthe site; and
WHEREAS, the applicant has requested a zone change from "Residential Agricultural"
(R-A) Area District II to "Specific Plan No. 23" (SP-23); and
WHEREAS, a precise plan for the site plan and architecture has been submitted for the
development of the project; and
WHEREAS, a tree removal permit for the removal of significant trees; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 19"
day of December, 2005, conduct a duly noticed public hearing to consider said application; and
WHEREAS, studies and investigations made by this Commission and in its behalf reveal the
following facts:
1. The applicant is requesting approval of a tentative tract map to allow the subdivision of
2.53 acres into 20 single-f anily residential lots for housing purposes.
2. The project consists of a zone change requesting to change the zone from "Residential
Agricultural" (R-A) Area District II to "Specific Plan No. 23" (SP-23).
3. Appropriate findings for approval of a tentative tract map are as follows:
a. That the proposed map is consistent with applicable general and specific plans.
b. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans-
C
. That the site is physically suitable for the type of development.
d. That the site is physically suitable for the proposed density of development.
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Planning Commission Resolution No. 05-5089
Tentative Tract Map No. 63356
December 13, 2005 - Page 2
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.
£ 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.
4. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been
prepared indicating that although the project could have a significant effect on the environment,
there will not be a significant effect due to mitigating measures.
NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as
follows:
1. On the basis of the evidence presented, both oral and documentary, for Tentative Tract Map
No. 63356, the Planning Commission makes the following findings:
a. The proposed map is consistent with the "Low Medium Residential" land use
designation of the West Covina General Plan in that the proposed residential
project results in the development of the proposed residences at a density of 7.9
dwelling units per acre (overall). The "Low Medium Residential" designation
allows densities of between 4.1 and 8.0 dwelling units per acre.
b. The design and improvements of the proposed subdivision and precise plan is
consistent with the General Plan. The density proposed by the tentative tract map
is consistent with the "Low Medium Residential" land use designation of the
General Plan. The density proposed through implementation of the project
represents a logical infill for an underutilized property in a residential
neighborhood of the City.
C. The site consists of a 2.53-acre lot surrounded by residential homes on all sides.
Adequate provisions have been incorporated into the design to accommodate the
required development standards for Specific Plans that are currently developed in
the City. The site has access from Fairgrove Avenue.
d. The gross area of the site is approximately 2.53 acres and allows for the
subdivision of the land into single-family lots. In addition to the proposed 20 units,
the project includes resident parking within driveways, garages, and on -street, 13
guest parking spaces located on the street. The common areas consist of three
private streets, landscaping areas adjacent to Fairgrove and Sunset Avenue and a
community park. The tentative tract map is consistent with the development
standards of the proposed "Specific Plan." The site will be developed in
accordance with the grading and construction requirements of the West Covina
Municipal Code and the City Engineer.
e. The site consists of a 2.53-acre parcel that is currently developed with a
single-family house, a pump house, a barn, various farming equipment currently
occupy the site, several fruit barring trees and one large Elm of an undetermined
age. There are no known endangered, threatened or rare species or habitats, or
designated natural communities, wetlands habitat, or wildlife dispersal or migration
corridors present on site.
f. The proposed map and improvements will have access to a public sanitary sewer
system, for the removal and disposal of wastewater, and to other necessary utility
services. The site will be developed in accordance with the standards of the
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Planning Commission Resolution No. 05-5089
Tentative Tract Map No. 63356
December 13, 2005 - Page 3
Public Works Department, the Municipal Code, the Uniform Building Code and
other applicable requirements.
g. There are no known easements on the property that would be affected by
implementation of the proposed project. Access to the site will be provided via
Fairgrove Avenue.
2. That pursuant to all of the evidence presented, both oral and documentary, and further based
on the findings above, the tentative tract is approved subject to the provisions of the West
Covina Municipal Code, provided that the physical development of the herein described
property shall conform to said plan and the conditions set forth herein which, except as
otherwise expressly indicated, shall be fully performed and completed or shall be secured by
bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the
property is commenced and before the Certificate of Occupancy is issued, and the violation of
any of which shall be grounds for revocation of said precise plan by the Planning Commission
or City Council.
That the tentative tract 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 and tree
removal permit 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 pursuant to all of the evidence presented, both oral and documentary, and further based
on the findings above, Tentative Tract Map No. 63356 is approved subject to the following
conditions:
a. Comply with tentative tract map reviewed by the Planning Commission on December 13,
2005.
b. Comply with the development standards of"Specific Plan No. 23" Zone and all applicable
provisions of the West Covina Municipal Code and as redesigned pursuant to conditions of
the precise plan of design
c. Approval of this tentative map is contingent -upon, and shall not become effective unless
and until approval of Zone Change No. 05-09 by the City Council and certification of the
Negative Declaration of Environmental Impact.
d. The on -street parking spaces shall be indicated on the plans and shall be striped in
accordance with the "Parking Lot Design and Lighting Standards" prior to the final
approval of units.
e. Comply with all requirements of the "Art in Public Places" ordinance, prior to the
issuance of building permits.
£ That any proposed change to the approved tentative tract map shall be reviewed by the
Planning, Public Works, Fire and Police Departments, and the written authorization of
the Planning Director shall be obtained prior to implementation.
g. Recordation of Final Tract Map with the Los Angeles County Recorder shall be
required prior to issuance of building permits.
h. The six trees defined as significant trees due to their location on the property, may be
removed. The trees shall be replaced, on a one-to-one basis, with 36-inch box trees,
per Planning Director approval. The trees shall be indicated on the Landscape Plan.
ZAResos\2005 resos\05-5089 TTM 63356 Olson Sunset and Fairgrove.doc
Planning Commission Resolution No. 05-5089
Tentative Tract Map No. 63356
December 13, 2005 - Page 4
i. The applicant shall sign an affidavit accepting all conditions of this approval.
j. The proposed subdivision shall conform to West Covina Municipal Code Chapter 20 -
Subdivisions.
k. I A declaration of Covenants, Conditions, and Restrictions (CC&R's) shall be prepared by
the developer/property owner and submitted to the Planning Director and the City
Attorney. The CC&R's shall be signed and acknowledged by all parties having any record
title interest in the property to be developed, and shall make the City a party thereto, and
shall be enforceable by the City. The CC&R's shall be reviewed and approved by the City
and recorded prior to the recordation of the final tract map. Written proof of recordation
with the Los Angeles County Recorder/Registrars Office shall be provided to the Planning
Department.
1. The applicant shall indemnify, hold harmless and defend the City Of West Covina
(City), its agents, officers, and employees from any claim, action, proceeding or
damages against the City, its agents, officers, or employees to attack, set aside, void,
or annul the approval by the City of this Tract Map. Further, the applicant shall
indemnify, hold harmless and defend the City Of West Covina (City), its agents,
officers, and employees from any claim, action, proceeding or damages against the
City, its agents, officers, or employees arising out of the action, inaction or negligence
of the applicant, its employees, officers, agents, contractors, subcontractors,
successors or assigns in planning, engineering, constructing or in any manner carrying
out the Tract Map or any improvements required for the Tract Map. The indemnity
shall be contained in a written document approved by the City Attorney.
in All common areas shall be owned, operated and maintained by the Homeowners'
Association.
n. Prior to the issuance of building permits, the applicant shall draft a Prospective
Homebuyer's Awareness Package (PHAP), and submit it to the Planning Director for
review and approval. Copies of signed copies of PHAP for all lots shall be submitted
to the Planning Department. Such package shall'include:
1. A standardized cover sheet as approved by the Planning Department.
2. Zoning and General Plan information.
3. School information.
4. Special assessment district information.
5. A copy of the Covenants, Conditions and Restrictions (CC & R's) applicable
to the tract.
6.. Any additional information deemed necessary by the Planning Department,
Planning Commission, or City Council for the full disclosure of pertinent
information.
7. No addition of habitable space is permitted.
8. Information in relation to the location of the train, the number of trips the train
makes, and the potential of loud noise from train whistles.
9. Information on the types of industrial uses that are within 500 feet of the
subject site.
o. The applicant shall meet any and all monitoring or reporting requirements necessary to
ensure compliance with the mitigation measures contained in the Mitigated Negative
Declaration of Environmental Impact as those may be determined by the City, including,
but not limited to, entering into an agreement to perform and/or for monitoring and
Z.\Resos\2005 resos\05-5089 TTM 63356 Olson Sunset and Fairgrove.doc
0 •
Planning Commission Resolution No. 05-5089 _
Tentative Tract Map No. 63356
December 13, 2005 - Page 5
reporting during project construction and implementation. The applicant further agrees it
will cease construction of the project immediately upon written notice of a violation of such
requirement and that such a provision may be part of any agreement of City and applicant.
p. Comply with the mitigation measures as outlined in the Initial Study/Environmental
Assessment dated November 23, 2005 as follows-
1. Landscaping plans shall be submitted to the Planning Department. The
landscaping plan shall conform with the approved site plan. Additionally, all
areas not requiring paving shall be landscaped.
2. All project landscaping shall be installed prior to occupancy.
3. A lighting/photometric plan check shall be conducted to ensure that light does
not "spill over" onto adjoining property. All exterior lighting shall be hooded
and directed so as to reflect away from adjoining properties.
4. Vigorous wetting procedures or other dust palliative measures shall be
maintained during earth moving operations to minimize fugitive dust emissions
in compliance with applicable codes and ordinances pertaining to dust
suppression requirements (including SCAQMD RULE 403).
5. During construction, water trucks or sprinkler systems shall be used to keep all
areas of vehicle movement damp enough to prevent dust from leaving the site.
At a minimum, this would include wetting down such areas in the later morning
and after work is completed for the day and whenever wind exceeds 15 miles
per hour.
6. Roadways shall be swept periodically as determined by the City Engineer
and/or Maintenance Services Superintendent or otherwise cleared of any
spilled materials to assist in minimizing fugitive dust.
7. Trucks importing or exporting earthen materials shall be covered or sprinkled
with water prior to entering public streets.
8. " Heavy-duty construction equipment shall be kept on -site when not in
operations to mir imize exhaust emissions associated with vehicles repetitiously
traveling to and from the project site.
9. The number of pieces of equipment operating simultaneously should be
minimized through efficient management practices.
10. Construction equipment shall be maintained in proper tune to reduce
exhaust emissions.
11. Diesel -powered equipment such as booster pumps or generators should be
replaced by electric equipment, if feasible.
12. During Santa Ana wind conditions with wind speeds exceeding 15 mph,
soil disturbance areas shall be watered hourly or active operations on
unpaved surfaces shall, be terminated until the wind speeds no longer
exceed 15 mph.
13. Graded surfaces shall be vegetated as soon as feasibly possible after the
completion of grading within the construction area.
14. Landscaping shall be installed on all graded surfaces proposed for
landscaping as soon as feasibly possible after the completion of grading
operations.
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_ Planning Commission Resolution No. 05-5089
Tentative Tract Map No. 63356
December 13, 2005 - Page 6
15. If the project involves the removal of any trees from the site, they should be
removed during -the non -nesting season for migratory birds (approximately
October I s'through March 15d)
16. A photo survey of the house shall be submitted to the Planning Department
prior to the issuance of a permit to demolish the house.
17. Before the grading and construction of the proposed project, all soils must be
removed to a depth of approximately seven feet and replaced with compacted
engineered soils and after which a Certified Geologist will confirm the stability
of the new infill.
18. All demolition procedures shall comply with State and West Covina Public
Works Department requirements regarding the removal of any hazardous
substances, including but not limited to asbestos and asbestos -containing
building materials.
19. Use construction best management practices (BMPs) typically implemented as
part of construction to minimize the potential negative effects to groundwater
and soils from construction activities. The following shall be implemented as
necessary to avoid any significant effects:
• Follow manufacturer's recommendations on use, storage and disposal
of chemical products used in construction;
• Avoid overtopping construction equipment fuel gas tanks;
• During routine maintenance of construction equipment, properly
contain and remove grease and oils; and
• Properly dispose of discarded containers of fuels and other chemicals.
20. The grading and drainage is required to be designed by a registered Civil
Engineer and the project will be required to comply with Standard Urban
Stormwater Mitigation Plans (SUSWMPS). In addition the grading shall
be completed in accordance with the West Covina Municipal Code and the
Uniform Building Code.
.21. Prior to issuance of a grading permit approval from the Engineering
Division of a grading plan shall be obtained.
22. A temporary 6-foot sound barrier (Le. plywood) shall be erected along the
northern and eastern portion of the project site such that the line -of -site
between construction activity and the adjacent residential uses along the
project property line is blocked.
23. All construction equipment, stationary or mobile, shall be equipped with
properly operating and maintained mufflers.
24. During grading and construction, delivery of materials and equipment,
outdoor operations of equipment, and construction activity shall be limited
to the hours between 7:00 a.m. and 8:00 p.m
25. All construction equipment shall be stored on the project site during the
construction phase to eliminate daily heavy-duty truck trips on vicinity
roadways.
26. The operation of the facility shall comply with the West Covina Noise
Ordinance.
27. Mechanical Equipment to be installed on the site shall be required to
operate below 65 dB levels as measured from the nearest property line.
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Planning Commission Resolution No. 05-5089
Tentative Tract Map No. 63356
December 13, 2005 - Page 7
28. Stockpiling and/or vehicle staging areas shall be located as far as
practicable from residential properties.
29. To the extent feasible, construction activities shall be scheduled so as to
avoid operating several pieces of equipment simultaneously, which causes
high noise levels.
30. The applicant shall inform residents adjacent to the proposed project of
grading and/or construction activities at least five (5) calendar days prior to
the commencement of said activities.
31. Engine idling from construction equipment such as bulldozers and haul
equipment shall be limited, to the extent feasible.
32. The construction staging area shall be located as far as feasible from
sensitive receptors.
33. Roof ceiling construction will be roofing on plywood. Batt insulation will
be installed in joist spaces. The ceilings will be one layer of 1/2" gypboard
nailed direct.
34. All exterior walls will be 2 x 4 studs 16" O.C. with batt insulation in the
stud spaces. Exteriors will be exterior plaster or stucco. The interiors will
be 1/2" gypboard.
35. All southeast facing perimeter windows and glass doors will be glazed with
STC 29 glazing.
36. All other windows and glass doors can be standard glazing.
37. All entry doors should have weather stripping seals on the sides and top.
38. There should be no mail slots in the entry doors.
q. Engineering Division Requirements:
1. Comply with all conditions contained in Planning Commission
Resolution No. 567.
2. Sanitary sewers shall be provided to each "lot" in compliance with
Municipal Code Chapter 23, Article 2, and to the satisfaction of the City
Engineer.
3. The required street improvements shall include that portion of Sunset Avenue
and Fairgrove Avenue contiguous to subject property.
4. Full width sidewalks with trees in tree wells shall be constructed along Sunset
Avenue adjacent to the property line.
5. Adequate provision shall be made for acceptance and disposal of surface
drainage entering the property.
6. Private street improvements shall comply with Municipal Code Chapter 19,
Article 8, and Planning Commission Resolution No. 2519.
7. 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.
8. Prior to the issuance of Building Permits, all of the following shall be satisfied:
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Planning Commission Resolution No. 05-5089
Tentative Tract Map No. 63356
December 13, 2005 - Page 8
a. 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 and Engineering Departments.
b. Arrangements for the installation of streetlights with underground
wiring shall be made with Southern California Edison Company. At
the time of installation, the applicant shall provide the necessary
trenching and backfill. Submit two sets of the subdivision and/or
development plan to the Engineering Department, Traffic and Lighting
Section, to be used for designing the street light system
C. 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.
d.. An itemized cost estimate for all on -site and off -site improvements to
be constructed (except buildings) shall be submitted to the Engineering
Division for approval.. Based upon the approved estimates, required
fees shall be paid and improvement securities for all on -site and off -site
improvements (except buildings) and 100 percent labor/materials
securities for all off site improvements shall be posted prior to final
approval of the plans.
9. The proposed subdivision shall conform to West Covina Municipal Code
Chapter 20 — Subdivisions.
10. Comply with all regulations of the Los Angeles Water Quality Control Board
and Article II of Chapter 9 of the West Covina Municipal Code concerning
stormwater/urban run-off pollution control.
11. A park dedication in -lieu fee shall be paid to the City Of West Covina prior to
issuance of a Building Permit pursuant to Section 20-40 of the Municipal
Code.
12. Deposit for installation of left -turn phasing, on Fairgrove Avenue in the amount
of $40,000.
13. Deposit with the city $27,000 for street rehabilitation of Fairgrove and Sunset
Avenues, half -street adjacent to the development.
14. The access rights to lots 1 through 5 from Fairgrove Avenue and lots 5,10, 15
and 20 from Sunset Avenue shall be dedicated to the City.
r. Building Division Requirements:
1. All Conditions of Approval as approved by the Planning Commission shall appear
as notes on the plans submitted for building plan check and permits.
2. Compliance with the State of California Accessibility regulations is required,
including:
a) Common areas, sidewalks and playgrounds shall be accessible.
3. The area may be in an area mapped by the California Division of Mines and
Geology as having potential for liquefaction. In accordance with the spoils
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Planning Commission Resolution No. 05-5089
Tentative Tract Map No. 63356
December 13, 2005 - Page 9
report, the site requires remedial grading, a uniform compacted soil layer blanket,
and heavily reinforced foundations or post -tensions foundations.
4. Sanitation District Industrial waste approval or waiver is required. (310)945-8200
5. Comply with City Parking standards
6. The final map shall be recorded prior to the issuance of any foundation or building
Pit.
7. . Any development over 1 acre of disturbed land shall file a Notice of Intent (NOI)
obtain a permit from the State Regional Water Quality Board.
8. Provide a detailed Standard Urban Stormwater Mitigation Plan (SUSMP) to
incorporate any best management practices to prevent pollution, trash. Litter etc.
from entering any storm drain, channel or waterway. This plan will become one
of the Conditions of Approval. Covered discretionary projects include:
• 10+ home subdivision
• SUSMP provisions applicable to all covered projects
• May not increase post -construction runoff where downstream
erosion may occur
• Conserve Natural areas
• Minimize pollutants of concern
• Protect slopes and channels
• Provide storm drain stenciling and signage
• Properly design storage and trash areas
• Provide ongoing maintenance of all BMP's
• Infiltrate or treat the volume of a 0.75-inch storm event prior to
any discharge to the storm drain system .
9. All new on -site utility service lines shall be placed underground.
10. Garage shall provide 20 x 20 clear with no obstructions.
11. Comply with city back up standards from garage.
12. An HOA is required.
13. Gates onto Sunset shall be sliding gates.
14. Driveway easements are required as shown.
15. A 40 ft. wide street is required for parking on . each side — otherwise parking is
restricted to one side only.
16. Provide a sidewalk on each side of private streets. Provide pedestrian exit gates
in two places.
17. Private street entrances shall have stamped color concrete aprons.
18. All public improvements to the centerline of the streets are required.
19. Separate the homes on arterials from concrete block walls. Walls shall have vines
planted on the side facing the street and be mea intend by the HOA.
20. The developer shall deposit with the City 'h of the funds (est. $4.0,000) to install
left turn phasing on Fairgrove.
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Planning Commission Resolution No. 05-5089
Tentative Tract Map No. 63356
December 13, 2005 - Page 10
s. Fire Department Requirements:
1. The "Conditions of Approval" as required by the Fire Department shall
appear
on the cover page of the plan submittal for initial review.
2. The Fire Department must be contacted a minimum of 3-5 days in advance to
schedule inspections or testing.
3. This development shall conform to Title 19 and Title 24 of the California
Code of Regulations, 2001 CFC, CBC, CMC, CPC, CEC and WCMC.
4. There shall be clarification on the drawing as to the width from curb to curb
on both streets as indicated in red on the returned plans.
5. An approved number or address must be provided in a position that will be
plainly visible from the street, .or road fronting the property. Numbers are
required to be a minimum of 3 inches in height (residential property). UFC,
Section 901.4.4
6. Fire lanes shall be determined by the Fire Department and painted, or posted,
before construction final.
7. Plans for fire department access roads shall be submitted for review and
approval prior to construction. Access roads shall have an unobstructed
width of not less than 20 feet and an unobstructed vertical clearance of not
less than 13 feet 6 inches. All parts of the buildings exterior wall shall be
within 150 feet of an approved fire department access road. UFC, Section
901.
8. Gated access to the property is required to have a card reader installed which
will open the gate automatically, for emergency personnel, with a master
card.
9. A Knox locks must be installed at gate location determined by the Fire
Inspector. Applications are available from Fire Administration. Installation
shall be completed before construction final. CFC, Section 902.4
10. Plans and specifications for fire hydrant systems shall be submitted to the Fire
Department for review and approval prior to construction. Fire hydrant
location and spacing shall comply with UFC, Appendix III -A. Fire flow shall
comply with UFC, Appendix III-B.
11. New public and/or on -site fire hydrants may be required. Maximum spacing
is 300', or 150' from the end of a cul-de-sac or dead-end. Show all fire
hydrant locations on a site map within 300' of the project. Fire flow shall
comply with Fire Code requirements, but shall not be less than 1000 gpm
(residential) or 1500 gpm (commercial), for duration of 2 hours. A letter
from the Water Company shall verify required fire flow. UFC, Section 903.2
and 901.4
12. A water supply system shall be designed and installed, capable of providing
the minimum fire flow as required by the Fire Code, and verified by a letter
from the Water Department. On -site fire hydrants shall be installed as
required prior to the construction phase of the development. Plans for the
on -site water system shall be submitted and approved by the Fire Department
before work begins.
13. Construction barriers shall be provided with a minimum of two (2)
exits/entrances for Fire Department response.
ZAResos\2005 resos\05-5089 TIM 63356 Olson Sunset and Fairgrove.doc
Planning Commission Resolution No. 05-5089
Tentative Tract Map No. 63356
December 13, 2005 -Page 11
14. Spark arresters are required for each fireplace.
15. Smoke detectors must be hard -wired and interconnected for operation. CCR,
Title 19, Chapter 4, Article 2, Section 745(g)
16. Both gates on Sunset shall have gate card readers on the outside and a loop
system on the inside for Fire Department emergency access.
17. . Parking on all streets shall be on one (1) side only. All curbs shall be rolled
painted and signs installed to identify the Fire lanes.
18. With the installation of two (2) on site hydrants, the gate shown that leads to
Joycedale may be eliminated and closed off by a continuous wall.
19. The wall that separates the dwelling to the garage is required to be of 1 (one)
hour construction, with a 1 (one) hour self -closing, gasket door. CBC, Table
3-B and CBC, Section 302.3 #4.
• All Fire Department fees shall be reviewed, approved and paid at Fire
Administration (if there is a balance) before construction final or issuance
of temporary occupancy.
• Plan Review
• Expedite plan review or inspections
• Fire protection inspections in excess of 2 inspections.
• All construction inspections
• Non -Compliance fees
• Additional accumulated fees related to the above item
I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning
Commission of the City of West Covina, at a regular meeting held on the 19th day of December,
2005, by the following
AYES: Roe, Rozatti, Sotelo, Redholtz
NOES: INone
ABSENT: Thrasher
ABSTAIN: None
DATE: December 19, 2005
EXPIRATION DATE:
December 19, 2007
if not used.
Bill Roe, Chairman /
Planning Commissiorf
Z.\Resos\2005 resos\05-5089 TTM 63356 Olson Sunset and Fairgrove.doc
ATTACHMENT 8
ENVIRONMENTAL CHECKLIST FORM
1. Project Title:
2. Lead Agency Name and Address:
3. Contact Person and Phone Number:
Zone Change No. 05-09
Tentative Tract Map No. 63356
Precise Plan No. 05-14
Tree Removal Permit No. 05-06
City of West Covina
Dept. of Planning & Community Development
P.O. Box 1440
1444 W. Garvey Avenue South
West Covina, CA 91790
Michael Hitz
(626) 939-8760
4. Project Location: 1951 South Sunset Avenue
The northwest corner of Sunset Avenue and
Fairgrove Avenue in the City of West Covina,
Los Angeles County. (Assessor's Parcel No.
8466-038-046)
5. Project Sponsor's Name and Address:
6. General Plan Designation:
Current:
Proposed:
The Olson Company
3020 Old Ranch Parkway, Suite 400
Seal Beach, CA. 90740-2751
Low Medium Residential (4.1-8.0 Units per Acre)
Low Medium Residential (4.1-8.0 Units per Acre)
7. Zoning:
Current: Residential Agriculture (R-A)
Proposed: "Specific Plan No. 23" (SP-23)
8. Specific Plan/Redevelopment Plan Designation: The subject site is not currently in a
specific plan area, but by virtue of the approval of a zone change a specific plan for this site
will be created. The site is located within a Redevelopment Area.
9. Description of Project:
The project applicant, The Olson Company, proposes to develop a 20-unit residential
subdivision, located at 1951 South Sunset Avenue in the City of West Covina. The project
site is bounded by Sunset Avenue to the east, Fairgrove Avenue to the west, and single-family
residential properties on all sides of the site. The site is currently occupied by a single-family
house, a pump house, a barn, various farming equipment, several fruit barring trees and one
large Ulmus Elm of an undetermined age. The project would include the development of 20
residential units located on approximately 2.6 acres.
10. Surrounding Land Uses and Setting.
The project site involves one lot that is currently occupied by a single-family house, a barn,
various farming equipment and several fruit barring trees and one large elm. The property is
relatively flat, and surrounded completely by single-family housing. The nearest. commercial
property is located approximately four blocks eastward on Sunset Avenue. Figure 1 shows the
general location of the site. Figure 2 shows the proposed site plan.
11. Other public agencies whose approval is required (e.g. permits, financing approval, or
participation agreement.)
City of West Covina Public Works Department
City of West Covina Fire Department
1951 South Sunset Avenue
Initial Study
Environmental Cheeldist
12. Sources consulted in preparing Initial Study.
City of West Covina General Plan.
City of West Covina Municipal Code.
City of West Covina Redevelopment Plan.
Air Quality Impact Assessment, ESA November 2005
Traffic Impact Analysis, LSA October 2005
Geotechnical Due -Diligence Report, Albus-Keefe & Associates, Inc. May 2005.
Tree Assessment, Michael T Mahoney Arborist, September 2005.
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SOURCE: B & E Engineers
1951 South Sunset Avenue : 205406
Figure 2
Project Site
•0
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact' as indicated by the checklist on the
following pages.
❑ Aesthetics ❑ Agriculture Resources ❑ Air Quality
❑ 'Biological Resources ❑ Cultural Resources ❑ Geology / Soils
❑ Hazards & Hazardous Materials ❑ Hydrology / Water Quality ❑ Land Use / Planning
❑ Mineral Resources ❑ Noise ❑ Population / Housing
❑ Public Services ❑ Recreation ❑ Transportation / Traffic
❑ Utilities / Service Systems ❑ Mandatory Findings of Significance
DETERNIINATION: (To be completed by Lead Agency)
On the basis of this initial evaluation:
❑ I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
® I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared:
❑ I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
❑ I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, but at least one effect
1) has been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on the earlier analysis
as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required,
but it must analyze only the effects that remain to be addressed.
❑ I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed adequately
in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and
(b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE
DECLARATION, including revisions or mitigation measures that are imposed upon the
proposed project, nothing further is required.
01
4-.4,04<
November 23, 2005
ignature Date
Michael Hitz
Printed Name
City of West Covina
For
1951 South Sunset Avenue 5 ESA / 205405
Initial Study September 205
Preliminary — SubJett to Revision
E
Environmental Checklist
Evaluation of Environmental Impacts
1) A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each
question. A "No Impact" answer is adequately supported if the referenced information sources
show that the impact simply does not apply to projects like the one involved (e.g., the project
falls outside a fault rupture zone). A "No Impact" answer should be explained where it is
based on project -specific factors as well as general standards (e.g., the project will not expose
sensitive receptors to pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off -site as well as on -
site, cumulative as well as project -level, indirect as well as direct, and construction as well as
operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than
significant with mitigation, or less than' significant. "Potentially Significant Impact" is
appropriate if there is substantial evidence that an effect may be significant. If there are one or
more "Potentially Significant Impact" entries when the determination is made, an EIR is
required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where
the incorporation of mitigation measures has reduced an effect from "Potentially Significant
Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation
measures, and briefly explain how they reduce. the effect to a less -than -significant level
(mitigation measures from Section XVH, "Earlier Analyses," may be cross-referenced).
5) Earlier .analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to applicable
legal standards, and state whether such effects were addressed by mitigation measures
based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation
Measures Incorporated," describe the mitigation measures which were incorporated
or refined from the earlier document and the extent to which they address site -specific
conditions for the project.
6) Lead agencies are encouraged to incorporate into the checklist references to information
sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a
previously prepared or outside document should, where appropriate, include a reference to the
page or pages where the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however,
lead agencies should normally address the questions from this checklist that are relevant to a
project's environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significant.
Environmental Impacts
Less Than
Significant
Potentially with Less Than
Significant Vidgatdon Significant
Issues (and Supporting Information Sources): Impact Incorporation Impact No Impact
1. AESTHETICS —Would the project:
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including,
0
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character
❑
or quality of the site and its surroundings?
d) Create a new source of substantial light or glare
❑
which would adversely affect day or nighttime
views in the area?
Response:
a-b. No Impact. There are no public scenic vistas or resources of any significance within the
project area that would be affected by the proposed project.. The proposed project site is
not located on a state scenic highway.
C. Less Than Significant Impact. The project- will change the visual setting of the project
by removing existing views of existing open space, structures and vegetation on the site to
views of the new residential development. This change will not involve the creation of
objectionable views and is therefore not considered significant.
Mitigation Measure 1
Landscaping plans shall be submitted to the Planning Department. The landscaping plan
shall conform with the approved site plan. Additionally, all areas not requiring paving
shall be landscaped.
Mitigation Measure 2
All project landscaping shall be installed prior to occupancy.
d. No Impact. The proposed project would be developing 20 new single-family residential
houses that would not significantly change the amount of day or night time glare that
would adversely affect the views in the surrounding area.
Mitigation Measure 3
A lighting/photometric plan check shall be conducted to ensure that light does not "spill
over" onto adjoining property. All exterior lighting shall be hooded and directed so as to
reflect away from adjoining properties.
Less Than
Significant
Potentially with Less Than
Significant hrtdgadon Significant
Issues (and Supporting Information Sources): Impact Incorporation - Impact No Impact
2. AGRICULTURE RESOURCES
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may
refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California
Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland.
Would the project:
a) Convert Prime Farmland, Unique Farmland, or ❑ El
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural
use?
b) Conflict with existing zoning for agricultural use, or
a Williamson Act contract?
1951 South Sunset Avenue
Initial Study
7
Preliminary — Subject to Revision
ESA /205405
September 205
•
Environmental Checklist
Less Than
Significant
Potentially
with
Less Than
Significant
Mitigation
Significant
Issues (and Supporting Information Sources):
Impact
Incorporation
Impact No Impact
c) Involve other changes in the existing environment
[�
which, due to their location or nature, could result
in conversion of Farmland, to non-agricultural use?
Response:
a. -b. No Impact. The project site is located in a residential area of the City of West Covina.
The site has been previously zoned for agricultural uses, but, with the exception of a few
fruit barring trees on the property, there is no active agricultural field work present. The
project site is not labeled as Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland), as shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the California Resources Agency or in
conflict with the Williamson Act. Therefore, no impacts to protected agricultural
resources are anticipated to result from the proposed project.
C. Less Than Significant Impact. The project site was formerly used for agriculture. Aerial
photographs of the project site dating back to 1952 show agricultural use and it is assumed
that agricultural uses were prevalent prior to 1952. Though there has not been any
agricultural use of the property, withthe exception of a few fruit barring trees next to the
existing housing, for many years. Therefore the conversion of former agricultural land to
single family housing is not a significant impact because the land has not been used
agriculturally for many years.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant
Issues (and Supporting Information Sources): Impact Incorporation Impact No Impact
3. AIR QUALITY
Where available, the significance criteria established by the applicable air quality management or air pollution
control district may be relied upon to make the following determinations. Would the project:
a)
Conflict with or obstruct implementation of the
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applicable air quality plan?
b)
Violate any air quality standard or contribute
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substantially to an existing or projected air quality
violation?
c)
Result in a cumulatively considerable net increase
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of any criteria pollutant for which the project region
is non -attainment under an applicable federal or
state ambient air quality standard (including
releasing emissions which exceed quantitative
thresholds for ozone precursors)?
d)
Expose, sensitive receptors to substantial pollutant
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concentrations?
e)
Create objectionable odors affecting a substantial
number of people?
Response:
a.-e. Less Than Significant Impact. The South Coast Air Quality District (SCAQMD) is a
"non -attainment" area, however the proposed project is not .expected to significantly
violate any air quality standard or significantly contribute to an existing or projected air
quality violation.
According to the Air Quality study by Environmental Science Associates (dated
November, 2005) the following construction emissions are assumed: Carbon Monoxide
(CO) 550 lbs. per day, Reactive Organic Compounds (ROC) 75 lbs. per day, Nitrogen
Oxides (Nox) 100 lbs. per day, Sulfur Oxides (SOx 150 lbs. per day, and Particulate
Matter (PM10) 150 lbs. per day.
The following operational emissions are assumed: Carbon Monoxide (CO) 550 lbs. per
day, Reactive Organic Compounds (ROC) 55 lbs. per day, Nitrogen Oxides (Nox) 55 lbs.
per day, Sulfur Oxides (SOx 150 lbs. per day, and Particulate Matter (PM10) 150 lbs. per
day.
•
Impact 1: Construction activities associated with the project could potentially result
in temporary adverse impacts to regional ambient air quality. (Less than significant.)
Emissions for the regional construction air quality analysis were compiled using the
URBEMIS 2002 emissions inventory model developed by the CARB. The URBEMIS
2002 model separates the construction process into three stages. The first stage is building
demolition with emissions resulting from demolition dust, debris haul truck trips,
equipment exhaust, and worker travel. The second stage of construction is site grading
with emissions resulting from fugitive dust, soil haul truck trips, equipment exhaust, and
worker travel. The third stage is subdivided into building equipment, architectural coating,
asphalt, and worker travel.
Unmitigated daily construction -related regional emissions are presented in following table.
As shown, maximum regional emissions would not exceed the SCAQMD daily
significance thresholds for ROC, NOX, CO, or PM,Q. The regional construction impact
would be less than significant.
It is mandatory for all construction projects in the Basin to comply with SCAQMD
Rule 403 for fugitive dust.l Specific Rule 403 control requirements include, but are not
limited to, applying water in sufficient quantities to prevent the generation of visible dust
plumes, applying soil binders to uncovered areas, reestablishing ground cover as quickly
as possible, utilizing a wheel washing system to remove bulk material from tires and
vehicle undercarriages before vehicles exit the project site, and maintaining effective
cover over exposed areas.. Compliance with Rule 403 would reduce regional PM,o
emissions associated with construction activities.
Mitigation Measure 4:
Vigorous wetting procedures or other dust palliative measures shall be maintained during
earth moving operations to minimize fugitive dust emissions in compliance with
applicable codes and ordinances pertaining to dust suppression requirements (including
SCAQMD RULE 403).
Mitigation Measures 5:
During construction, water trucks or sprinkler systems shall be used to keep all areas
of vehicle movement damp enough to prevent dust from leaving the site. At a minimum,
this would include wetting down such areas in the ' later morning and after work is
completed for the day and whenever wind exceeds 15 miles per hour.
Mitigation Measures 6:
Roadways shall be swept periodically as determined by the City, Engineer and/or
Maintenance Services Superintendent or otherwise cleared of any spilled materials to
assist in minimizing fugitive dust. ,
Mitigation Measures 7:
Trucks importing or exporting earthen materials shall be covered or sprinkled with water
prior to entering public streets.
Mitigation Measures 8:
Heavy-duty construction equipment shall be kept on -site when not in operations to
minimize exhaust emissions associated with vehicles repetitiously traveling to and from
the project site.
Mitigation. Measures 9:
The number of pieces of equipment operating simultaneously should be minimized
through efficient management practices.
Mitigation Measures 10:
Construction equipment shall be maintained in proper tune to reduce exhaust
emissions.
1 SCAQMD. Rule 403 —Fugitive Dust. April 2, 2004.
1951 South Sunset Avenue 9 ESA / 205405
Initial Study September 205
Preliminary — Subject to Revision
Environmental Checklist
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•
Mitigation Measures 11:
Diesel -powered equipment such as booster pumps or generators should be replaced by
electric equipment, if feasible.
Mitigation Measures 12:
During Santa Ana wind conditions with wind speeds exceeding 15 mph, soil disturbance
areas shall be watered hourly or active operations on unpaved surfaces shall, be terminated
until the wind speeds no longer exceed 15 mph.
Mitigation Measures 13:
Graded surfaces shall be vegetated as soon as feasibly possible after the completion of
grading within the construction area.
Mitigation Measures 14:
Landscaping shall be installed on all graded 'surfaces proposed for landscaping as soon as
feasibly possible after the completion of grading operations.
Construction Impacts
Demolition
Site
Building
Significance
Impact
Grading
Const.
Criteria
& Pre
Carbon
28
63.5
50
550
No
Monoxide CO)
Reactive.
6
9
7
75
No
Organic
Compounds
(ROC)
Nitrogen
93.5
69
63.5
100
No
Oxides (NOx)
Particulates
31
91
2
150
No
(PM 10)
Impact 2: Construction activities associated with the project could potentially expose
sensitive receptors to increased levels of toxic air contaminants. (Less than
significant)
The greatest potential for TAC emissions during construction would be diesel particulate
emissions associated with heavy equipment operations during grading and excavation
activities. According to SCAQMD methodology, -health effects from carcinogenic air
toxics are usually described in terms of individual cancer risk. "Individual Cancer Risk" is
the likelihood that a person exposed to concentrations of TACs over a 70-year lifetime
will contract cancer, based on the use of standard risk -assessment methodology. Given the
relatively short-term construction schedule of 12 months, the proposed project would not
result in a long-term (i.e., 70 years) substantial source of TAC emissions with no residual
emissions after construction and corresponding individual cancer risk. As such, project -
related TAC emission impacts during construction would be less than significant.
Mitigation: See above.
Impact 3: Operational activities associated with the project could potentially result
in adverse impacts to regional ambient air quality. (Less than significant)
Regional emissions associated with project operations would be generated by on -road
vehicles and energy consumption. The project would generate a maximum of
approximately 157 trips per day. Emissions associated with energy - use would be
generated by the consumption of electricity and natural gas. Regional operational
emissions were estimated using the URBEMIS 2002. emissions inventory model. As
shown in the following chart, operational emissions would not exceed the SCAQMD
thresholds for ROC, NOX, CO, or PM10. The regional operational impact would be less
than significant.
Mitigation: See above.
•
•
Operation Emissions
Single -Family
. Housing/
Transportation
Significance
Criteria
Impact
Carbon Monoxide CO
21
550
No
Reactive Organic Compounds
(ROC)
2
55
No
Nitrogen Oxides Ox
2
55
No
Particulates M 10
2
150
No
Impact 4: Operational activities associated with the project could result in adverse
impacts to localized ambient air quality. (Less than significant.)
Project traffic would have the potential to create local area CO hotspots. The SCAQMD
recommends a hot -spot evaluation of potential localized CO impacts when v/c ratios are
increased by two percent at intersections with a LOS of D or worse. The SCAQMD also
recommends a CO hot -spot evaluation when an intersection decreases in LOS by one level
beginning when LOS changes from an LOS of C to D.
A typical traffic assumption is peak hour traffic is ten percent of the average daily traffic.
As the project would result in 157 daily trips, the project would result in approximately
sixteen peak hour trips; traffic would not have a significant effect on the LOS at existing
nearby intersections. Therefore, the project would not contribute to the formation of a CO
hotspot and project operations would not expose sensitive receptors to substantial
pollutant concentrations. The impact would be less than significant and no mitigation
measures are required.
Mitigation: See above.
Impact 5: Operational activities associated with the project would not expose
sensitive receptors to increased levels of toxic air contaminants. (Less than
significant)
The primary source of potential TACs associated with proposed project operations is
diesel particulates from delivery trucks (e.g., truck traffic on local streets and on -site truck
idling). The SCAQMD recommends that health risk assessments be conducted for
substantial sources of diesel particulates (e.g., truck stops and warehouse distribution
facilities) and has provided guidance for analyzing mobile source diesel emissions.2
Potential localized TAC impacts from on -site sources of diesel particulate emissions
would be minimal since only a limited number of heavy-duty trucks (e.g., transportation
refrigeration units) would access the project site and the trucks that do visit the site would
not idle on the project site for extended periods of time. Based on the limited activity of
the TAC sources, the proposed project would not warrant the need for a health risk
assessment associated with on -site activities, and, in this regard, potential air toxic impacts
would be less than significant.
Typical sources of acutely and chronically hazardous TACs include industrial
manufacturing processes, automotive repair facilities, and dry cleaning facilities. The
proposed project would not include any of these potential sources, although minimal
emissions may result from the use of consumer products. As such, the proposed project
would not release substantial amounts of TACs; and in this regard, no significant impact
on human health would occur.
The CARB has developed guidelines designed to prevent of reduce potential air pollution
impacts associated with new land use development, siting, and permitting.3 The guidance
document provides siting recommendations for various polluting sources including
freeway and high -traffic roads (100,000 vehicles per day), distribution centers, rail yards,
ports, refineries, chrome platers, perchloroethylene dry cleaners, and large gasoline
dispensing facilities (throughput of 3.6 million gallons per year or greater). A site
SCAQMD, URBIN11S 2002, May 4, 2005.
3 CARB, Air Quality and Land Use Handbook: A Community Health Perspective, March 2005.
1951 South Sunset Avenue
Initial Study
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Preliminary — Subject to Revision
ESA / 205405
September 205
Environmental Checklist
reconnaissance survey indicated that the project site is not located near a distribution
center, rail yard, port, refinery, chrome plater, or high traffic roadway. The CARB
guidelines recommend not siting sensitive receptors with 300 feet of a gasoline station or a
perchloroethylene dry cleaning facility. There are no gas stations or dry cleaner services
within the vicinity of the project site. The area is completely surrounded by single family
residential. The project would not site sensitive residential receptors near incompatible
land uses.
Mitigation: See above.
Impact 6: The project would be compatible with SCAQMD, SCAG, and the City of
West Covina air quality policies. (Less than significant)
The second consistency criterion requires that the project does not exceed the assumptions
in the AQMP. A project is consistent with the AQMP if it is consistent with the
population, housing and employment assumptions which were used in the development of
the AQMP. The 2003 AQMP, the most recent AQMP adopted by the SCAQMD,
incorporates, in part, SCAG's 2001 Regional Transportation Plan (RTP) socioeconomic
forecast projections of regional population and employment growth. The 2001 RTP is
based on growth assumptions through 2020 developed by each of the cities and counties in
the SCAG region. All projects in the region contribute to regional pollution and the
emissions associated with these projects are modeled by the SCAQMD to determine future
air quality conditions. If pollutant concentrations are shown by the model to exceed state
or federal ambient air quality standards, SCAQMD, SCAG, and CARB develop additional
control strategies to offset emissions and reduce concentrations to a level below the
standards. The project site is located in the San Gabriel Valley Council of Governments
subregion of the SCAG. San Gabriel Valley Council of Governments growth forecasts
have been incorporated into the 2020 SCAG projections. The proposed project is
consistent with growth assumptions included in the AQMP and the impact would be less
than significant.
Cumulative Impacts
Impact 8: Pollutant emissions associated with the proposed project could result in an
adverse impact to cumulative air quality. (Less Than Significant)
Construction
The regional emissions calculated for the project and presented in the Construction
Impacts table are less than the applicable SCAQMD daily significance thresholds, which
are designed to assist the region in attaining the applicable state ambient air quality
standards. Although the project site is located in a region that is in non -attainment for 03
and PM,o, emissions associated with the project would not be cumulatively considerable as
the emissions would fall below SCAQMD daily significance thresholds.4 In addition, the
project would not conflict with the AQMP, which is intended to bring the Basin into
attainment for all criteria pollutants. As such, the cumulative regional construction impact
would be less than significant.
Operation
The'SCAQMD's approach for assessing cumulative operational impacts is based on the
SCAQMD's AQMP forecasts of attainment of ambient air quality standards in accordance
with the requirements of the federal and state CAAs. This forecast also takes into account
SCAG's forecasted future regional growth. As such, the analysis of cumulative impacts
focuses on determining whether the project is consistent with forecasted future regional
growth. If a project is consistent with the regional population, housing and employment
growth assumptions upon which the SCAQMD's AQMP is based, then future
development would not impede the attainment of ambient air quality standards and a
significant cumulative air quality impact would not occur. As presented in Impact 6, the
proposed project would be consistent with ' AQMP forecasts. As such, the cumulative
regional operations impact would be less than significant.
In addition, athough no traffic study was conducted for this project, a typical traffic
assumption is peak hour traffic is ten percent of the average daily traffic. As the project
would result in 157 daily trips, the project would result in approximately sixteen peak hour
4 Koizumi, James, Air Quality Specialist, SCAQMD, Personal communication on July 20, 2005.
trips; traffic would not have a significant effect on localized CO concentrations. No local
CO violations would occur at any of the surrounding intersections as a cumulative impact
of this project. In fact, the CO concentrations would actually decrease in the because of a
lower emitting fleet mix. As vehicles age and no longer function properly, they are
replaced in the overall fleet by newer, less polluting vehicles. Therefore, the project would
not have a significant cumulative impact on localized operations air quality.
Mitigation: See above.
Impact Significance After Mitigation: The project would not result in any long or short-
term significant cumulative impacts.
Less Than
Significant
Potentially
with
Less Than
Significant
Midgation
Significant
Issues (and Supporting Information Sources):
Impact
Incorporation
Impact No Impact
4.
BIOLOGICAL RESOURCES —
Would the project:
a)
Have a substantial adverse effect, either directly or
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through habitat modifications, on any species
identified as a candidate, sensitive, or special -status
species in local or regional plans, policies, or
regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
b)
Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies,
regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
c)
Have a substantial adverse effect on federally
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protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to,
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
d)
Interfere substantially with the movement of any
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native resident or migratory fish or wildlife species
or with established native resident or migratory
wildlife corridors, or impede the use of native
wildlife nursery sites?
e)
Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f)
Conflict with the provisions of an adopted Habitat
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Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
Response:
a. -c. No Impact. The project vicinity is a fully developed urban area, where there are no
sizable, subdividable tracts of land. No significant habitats or migratory wildlife corridors
would be directly affected by the project, and the project does not propose any policy
changes that present significant impacts to endangered, threatened, or rare species or their
habitats.
d. Less Than Significant Impact With Mitigation. The proposed project site is comprised
of mostly ruderal (i.e., disturbed) open fields that contain a mixture of native and non-
native forbs, bromes, and other grasses. There are a number of large trees, including a
large elm tree (Ulmus species) that may be well over 100 years old and a few avocado
trees (Persea species) throughout the site. The site does not contain any native series (i.e.,
assemblages of native plants) that are described in Sawyer and Keeler -Wolfs (1995) A
Manual of California Vegetation. Therefore, the site does not contain any habitat native to
California.
A search of the California Natural Diversity Database (CNDDB) for the Baldwin Park
U.S. Geological Survey (USGS) 7.5-minute quadrangle was performed to develop a list of
special -status species that could potential occurs within the vicinity of the proposed
project site. The results of this search are detailed in Table 1.
1951 South Sunset Avenue
Initial Study
13
Preliminary —Subject to Revision
ESA 1205405
September 205
Environmental Cheddist
Based on the individual habitat, foraging, and breeding requirements for each species
described in Table 1, there is no potential for any of these special -status species to occur at
the proposed project site.
However, the large trees at the site are potential nesting habitat for migratory birds or
raptors. Southern California holds a diversity of raptors, and many of these species are in
decline. For most of the declining species, foraging requirements include extensive open,
undisturbed or only lightly disturbed areas, especially grasslands. This type of habitat has
declined severely in the region, affecting many species but especially raptors. A few
species, such as red-tailed hawk (Buteo jamaicensis) and American kestrel (Falco
sparverius), are somewhat adaptable to low level human disturbance and can be readily
observed adjacent to neighborhoods and other types of development. These species still
require appropriate foraging habitat and low levels of disturbance in the vicinity of nesting
sites. However, although habituation of some types of noise and disturbances does occur,
the introduction of "new" forms of disturbance during nesting sometimes causes nest
abandonment and failure.
Given the existing urban landscape features and limited size of the project area, it is
unlikely that any appreciable raptor foraging occurs. It is conceivable that a red-tailed
hawk or an American kestrel may nest within any of the large trees on -site or in adjacent
properties. Both species could suffer direct to indirect effects from the proposed project if
nesting were occurring at the time construction commenced, and noise and disturbance
levels (within 500 feet of the nest) were great enough to cause nest abandonment. Any
disturbance that would cause nest abandonment is a potentially significant impact.
Impact 1. The proposed construction noise or direct felling of large trees may cause
the abandonment or destruction of active migratory bird or raptor nests on -site or
within adjacent residences. (Less than significant with mitigation incorporated).
The Migratory Bird Treaty Act (MBTA) of 1918 states that all migratory birds and their
parts (including eggs, nests, and feathers) are fully protected.
Section 3503.5 of the California Department of Fish and Game (CDFG) Code specifies
that it is unlawful to take, possess, or destroy any birds in the orders Falconiformes or
Strigiformes (birds of prey) or to take, possess, or destroy the nest or eggs of any such bird
except as otherwise provided by this code or any regulation adopted pursuant thereto.
Mitigation Measure 15:
If the project involves the removal of any trees from the site, they should be removed
during the non -nesting season for migratory birds (approximately October V through
March 15`h)
e. Less Than Significant Impact. According to the City of West Covina Municipal Code
(Ord. No. 1864, § 2, 11-12-90; Ord. No. 1889, § 2, 10-7-91) the tree, Ulmus species (see
figure B), is not considered a significant due to its location on the property and species
since it is located outside the required setbacks. The project applicant will be required to
obtain a tree removal or tree transplantation permit from the Planning Commission (Ord.
No. 1864, § 2, 11-12-90; Ord No. 2030, § 4, 4-20-99). If the permit is not approved, the
protection of the tree will follow the tree protection ordinance to prevent any damage due
to construction (Ord. No. 1864, § 2, 11-12-90; Ord. No. 2030, § 4, 4-20-99).
f.. No Impact. The project would not conflict with any habitat conservation or natural
community conservation plans.
TABLE 1
SPECIAL -STATUS SPECIES WITH THE POTENTIAL TO OCCUR WITHIN THE BALDWIN HILLS QUADRANGLE
Listing Status
Likelihood
(USFWS/CDFG/
of
Species/Natural Communities
CNPS)
Occurrence
Comments
Wildlife
Accipiter cooper/i
—/SSC/—
None
Associated with deciduous and mixed forests and open woodland habitats such as
woodlots, riparian woodlands, semiarid woodlands of the southwest.
Cooper's hawk
_
_
J Coccyzus americanus occidentalis
FC/SE/—
None
Prefer open woodlands with clearings and a dense shrub layer. They are often found in
Western yellow -billed cuckoo
woodlands near streams, rivers, or lakes.
Icteria vixens
—/SSC/—
None
Associated with riparian habitat.
Yellow -breasted chat
Lepus califomicus bennettii
—/SSC/—
None
Primarily found in and regions supporting shortgrass habitats.
San Diego black -tailed jackrabbit
Nyctinomops macrons
—/SSC/—
None
Roosting sites are crevices and cracks in high canyon walls.
Big free -tailed bat
_
Phrynosoma ca-onatum (blainvillli)
—/SSC/—
None
This taxon ranges from the Transverse Ranges to the Mexican border west of the deserts, ._
although it occurs at scattered sites along the extreme western desert slope of the
dst San Diego) hor,,. '°rd
1
Peninsular Ranges.
Poi' t7 I'f ca califomica�
_T/SSC/—
None
Associated with coastal sage scrub and other chaparral communities.
rop r a ca r omr
Coastal California gnatcatcher
Taxidea taxus /SSC" None Common in the prairie and desert sections of the West and occupy the entire range
inhabited by ground squirrels and prairie dogs on which they rely in large measure for food.
American badger—_---
_ — Vireo bellii pusillus FE/SE/— None Inhabits riparian woodlands, scrub, and thickets.
Least Bell's vireo
Plante
Dudleya multicaulis
Many -stemmed dudleya
Horkelia cuneata ssp. puberu/a
Mesa horkelia
Phacelia stellaris ^�
Brand's phacelia
—/—/1 B
—/—/1 B
—/—/1 B
None Found in openings in Diegan sage scrub and native valley grasslands.
None Associated with cismontane woodland and coastal scrub.
None Grows in sandy openings in Diegan sage scrub near the coast.
Is
•
15
Environmental Checklist
TABLE 1
SPECIAL -STATUS SPECIES WITH THE POTENTIAL TO OCCUR WITHIN THE BALDWIN HILLS QUADRANGLE (CONT.)
Listing Status Likelihood
(USFWS/CDFGI of
Species/Natural Communities
CNPS) Occurrence
Comments
Natural Communities
Mversidian Alluvial Fan Sage Scrub
CNDDB _ None
Confirmed absent through field visit.
California Walnut Woodland
Walnut Forest
CNDDB None
CNDDB None
Confirmed absent through field visit.
Confirmed absent through field visit.
Status Codes:
State (CDFG)
CNPS
Federal (USFWS)
SE = state endangered
1B - plants rare, threatened, or endangered In the state and elsewhere
FE = federally endangered
SSC - state species of special concern
FT = federally threatened
CNDDB = tracked by the CNDDB
FC - candidate for federal listing
Source: CNDDB, 2005.
19
1951 South Sunset Avenue 16 ESA / 205405
Initial Study September 205
Preliminary — Subject to Revision
a 1 i
Less Than
Significant
Potendally
with
Less Than
Significant
Mdgadon
Significant
Issues (and Supporting Information Sources):
Impact
Incorporadon
Impact
No Impact
5.
CULTURAL RESOURCES —
Would the project:
a)
Cause a substantial adverse change in the
El
Z
significance of a historical resource as defined in
§ 15064.5?
b)
Cause a substantial adverse change in the
❑
❑
El
Z
significance of a unique archaeological resource
pursuant to § 15064.5?
c)
Directly or indirectly destroy a unique
El
El
11
Z
paleontological resource or site or unique geologic
feature?
d)
Disturb any human remains, including those interred
❑
outside of formal cemeteries?
Response:
a. Less Than Significant Impact with mitigation incorporated. The property located at
1951 S. Sunset Avenue may be considered a significant historic resource to the City of
West Covina. The property consists of a 1911 Craftsman style single-family residence, a
pump house, and a barn, likely constructed in the 1940's.
The 1911 Craftsman house may be considered significant ,in that it represents the
distinctive characteristics of Craftsman style architecture from the early 20`h century
(Criteria C of the National Register of Historic Places). Some .of the character -defining
features of this house include: the large porch with battered piers, overhanging eaves,
roof beams, knee braces, cutwork at the gable peaks, and wood casement windows.
The property may also be considered significant as a working farm. The usage of the
property is tied to broad patterns and trends that made a significant contribution to the
development of West Covina (Criteria A of the National Register of Historic Places).
However, the original barn is no longer on the property. The current barn is a
replacement that was built in the 1940s.
The Craftsman style residence built in 1911 is the primary structure of historic
significance on this property. The City is currently has not established a list or criteria to
establish what properties are historically significant.
Mitigation Measure 16:
A photo survey of the house shall be submitted to the Planning Department prior to the
issuance of a permit to demolish the house.
b. -d. No Impact. The project site is located in a highly urbanized residential area of West
Covina. The proposed project currently has a single-family house, built in 1911, a vacant
field and a barn, which may potentially have cultural and historical significance. The
project site has been previously disturbed, and preliminary visual surface observations,
besides that of the barn in question, do not reveal any cultural resources at the project
site. There is no evidence of any human remains on the project site or in the vicinity of
the project. No impacts to cultural resources are anticipated.
it1
Environmental Checklist • •
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant
Issues (and Supporting Information Sources): Impact Incorporation Impact No Impact
6. GEOLOGY AND SOILS —Would the project:
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death involving:
i) Rupture of a known earthquake fault, as
❑
El
®
❑
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic -related ground failure, including
liquefaction?
iv) Landslides?
EJ
b) Result in substantial soil erosion or the loss of
®
❑
El
topsoil?
c) Be located on geologic unit or soil that is unstable, or
El
that would become unstable as a result of the project,
and potentially result in on- or off -site landslide,
lateral spreading, subsidence, liquefaction, or
collapse?
d) Be located on expansive soil, as defined in
❑
®
❑
El
Table 18-1-B of the Uniform Building Code (1994),
creating substantial risks to life or property?
e) Have soils incapable of adequately supporting the
❑
El
❑
use of septic tanks or alternative wastewater disposal
systems where sewers are not available for the
disposal of wastewater?
Response:
a. Seismic hazards:
i. Less Than Significant. Based on geologic data complied for the project, the site
is located approximately 14.2 miles from an active A fault, Cucamunga Fault.
The closest active fault is a type B fault, the San Jose Fault, is located
approximately 3.8 miles from the site. The potential adverse effects to people and
property associated with ground rupture of an earthquake at a magnitude of 7.5 is
estimated at 10% probability over the course of 50 years.5 The proposed project
will built in accordance with the Uniform Building Code, and therefore result in a
less than significant impact.
ii. Less Than Significant. The principal seismic hazard for the project site would
result from strong ground shaking of earthquakes produced by local faults, such
as the San Jose Fault, Cucamunga Fault. The site is located approximately 14.2
miles from the Cucamunga Fault and is located within the seismically active
region of Southern California. The potential adverse effects to people and
property associated with ground rupture of a earthquake at a magnitude of 7.5 is
estimated at 10% probability over the course of 50 years.6 The proposed project
will built in accordance with the Uniform Building Code, and therefore result in a
less than significant impact.
iii. Less Than Significant. Based on previous geologic studies prepared for the site,
the project site is considered to have a low potential for liquefaction, flow slides,
and lateral spreading based upon on -site soil types and topographic and
subsurface conditions.7 The proposed project will abide by the Uniform Building
Code, and therefore result in a less than significant impact.
5 Albus-Keefe & Associates, DRAFT Geotechnical Due -Diligence Report, Proposed Residential Development, 1951
S. Sunset Avenue, City of West Covina, California. May 12, 2005.
6 Ibid.
7 Ibid.
1951 South Sunset Avenue 18 ESA 1205405
Initial Study September 205
Preliminary — Subject to Revision
• 0
Environmental Checklist
iv. No Impact. The site is located on level terrain, and there is no evidence of
potential landslides on the site. Additionally, the site is not located in any mapped
landslide area.$ Therefore, the project is not expected to have any potentially
significant, adverse impact caused by landslides.
b. Less Than Significant With Mitigation. The site is located on highly compressible
topsoil. Furthermore, the underlying surficial alluvium soil is visibly porous to a depth of
approximately seven feet.9 If construction were to commence without the removal and
replacement of this soil with compacted engineered soils, there would be a possibility of
significant settlement. Therefore before the grading and construction of the proposed
project, all soils must be removed to a depth of approximately seven feet and replaced
with compacted engineered soils and after which a Certified Geologist should confirm the
stability of the new infill.
Impact 1. The site is located on highly compressible topsoil. Furthermore, the
underlying surficial alluvium soil is visibly porous to a depth of approximately seven
feet. (Less than significant with mitigation incorporated)
Mitigation Measure 17:
Before the grading and construction of the proposed project, all soils must be removed to
a depth of approximately seven feet and replaced with compacted engineered soils and
after which a Certified Geologist will confirm the stability of the new infill.
c., d. Less Than Significant With Mitigation. Based on the results of the geotechnical
investigation for the project site, and with the incorporated mitigation above, the site
would not have the potential for soil or slope instability. Further, as the geotechnical
report shows, the risk of subsidence, liquefaction or seismic settlement at the site is
low.10
Impact 3. Based on the results of the geotechnical investigation for the project site,
the site would not have the potential for soil or slope instability. (Less than
significant with mitigation incorporated)
Mitigation Measure
See Mitigation Measure 17.
e. No Impact. The proposed project is will connect to wastewater connections within the
project area. Septic tanks or alternative wastewater disposal are neither a part of nor are
they anticipated to be required for the proposed project.
Less Than
Significant
Potentially with Less Than
Significant mitigation Significant
Issues (and Supporting Information Sources): Impact Incorporation Impact No Impact
7. HAZARDS AND HAZARDOUS MATERIALS
Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one -quarter mile of an existing or proposed
school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or
the environment?
s Ibid.
9 Ibid.
10 Ibid.
❑ ❑
❑ ❑
❑ ❑
❑ ❑
1951 South Sunset Avenue 19
Preliminary - Subject to Revision
Environmental Checldist
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant
Issues (and Supporting Information Sources): Impact Incorporation Impact No Impact
e) For a project located within an airport land use plan
❑
❑
❑
or, where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project result in a safety hazard for people
residing or working in the project area?
f) For a project within the vicinity of a private airstrip,
❑
❑
❑
would the project result in a safety hazard for people
residing or working in the project area?
g) Impair implementation of or physically interfere with
❑
❑
®
❑
an adopted emergency response plan or emergency
evacuation plan?
h) Expose people or structures to a significant risk of
❑
❑
❑
loss, injury or death involving wildland fires,
including where wildlands are adjacent to urbanized
areas or where residences are intermixed with
wildlands?
Response:
a., b. No Impact. The proposed project is not expected to store, transport, generate, or dispose
of large quantities of hazardous materials and/or hazardous waste. Therefore, no impact
is anticipated.
C. No Impact. There are no schools located within a quarter mile of the subject property.
Twenty schools are located one mile or less from the project site these include: Tonopah
School, Orangewood Elementary School, Willowood School, Sunkist Elementary School,
Bueva Vista Continuation High School, Thomas E Erwin Elementary School, California
Elementary School, Edgewood School, Edgewood Academy, Sparks Schools, Tri-City
Academy, Edgewood Middle School, Wescove Elementary School, Orangewood
Elementary School, Baldwin School, Amar High School, Lassalette Elementary School,
Amar School, Temple Elementary, and Puente Hills High School. However, as
previously mentioned the proposed project would not emit hazardous waste.
d. Less Than Significant. Historically, the site supported agricultural uses. These uses
may have resulted in environmental contamination on -site due to the use of pesticides,
herbicides, gasoline, oil, lubricants, and other automotive products associated with the
agricultural uses. The proposed project site is not listed as a site containing hazardous
waste on any lists compiled pursuant to Section 65962.5 of the Government Code.11.12
A Phase I Environmental Site Assessment database search was preformed for the project
site and did not identify any sites or facilities that present a significant environmental
impact to the site.13 Further, a Phase H Hazardous and Toxic Waste assessment was
preformed on the property. No significant amounts of toxic or hazardous materials were
identified in the report according to State and Federal Standards.14
Mitigation Measure 18:
All demolition procedures shall comply with State and West Covina Public Works
Department requirements regarding the removal of any hazardous substances, including
but not limited to asbestos and asbestos -containing building materials.
Mitigation Measure 19:
Use construction best management practices (BMPs) typically implemented as part of
construction to minimize the potential negative effects to groundwater and soils from
construction activities. The following shall be implemented as necessary to avoid any
significant effects:
11 California Department of Toxic Substance Control, Hazardous Waste and Substances Site List (Cortese List),
website http://www.dtsc.ca.gov/database/Calsites/Cortese List.cfm, accessed April 11, 2005.
12 State Water Resources Control Board LUST/UST sites list http://www.geotracker.swrcb.ca.%tov/, accessed online
April 11, 2005.
13 Sector, Phase 1 Environmental Site Assessment Report: 1951 South Sunset Avenue, West Covina, CA. May 5, 2005.
14 Sector, Phase II Environmental Site Assessment Report: 1951 South Sunset Avenue, West Covina, CA. May 23,
2005.
1951 South Sunset Avenue
Initial Study
20
Preliminary — Subject to Revision
ESA / 205405
September 205
Environmental Checklist
• Follow manufacturer's recommendations on use, storage and disposal of
chemical products used in construction;
• Avoid overtopping construction equipment fuel gas tanks;
• During routine maintenance of construction equipment, properly contain and
remove grease and oils; and
• Properly dispose of discarded containers of fuels and other chemicals.
e., f. No Impact. The project site is not located within two miles of any airport or private
airstrip.
g. - Less Than Significant Impact. Access in the vicinity of the proposed project will be
maintained at all times including during construction period. Implementation of the
proposed project will not create any interference with any adopted emergency response
plan or emergency evacuation plan.
h. No Impact. There are no significant areas of flammable brush, grass, or trees in the
vicinity of the project site that could result in a wildland fire or expose people or
structures to such a fire.
Less Than
Significant
Potentially
with
Less Than
Significant
Afitigadon
Significant
Issues (and Supporting Information Sources):
Impact
Incorporation
Impact
No Impact
8.
HYDROLOGY AND WATER QUALITY —
Would the project:
a)
Violate any water quality standards or waste
discharge requirements?
b)
Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater table
level (e.g., the production rate of pre-existing nearby
wells would drop to a level which would not support
existing land uses or planned uses for which permits
'have been granted)?
c)
Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of a stream or river, in a manner which
would result in substantial erosion of siltation on- or
off -site?
d)
Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of a stream or river, or substantially increase
the rate or amount of surface runoff in a manner which
would result in flooding on- or off -site?
e)
Create or contribute runoff water which would
❑
Z
El
exceed the capacity of existing or planned
stormwater drainage systems or provide substantial
additional sources of polluted runoff?
f)
Otherwise substantially degrade water quality?
®
❑
g)
Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood hazard
_
delineation map?
h)
Place within a 100-year flood hazard area structures
El
which would impede or redirect flood flows?
i)
Expose people or structures to a significant risk of
El
El
loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or dam?
j)
Inundation of seiche, tsunami, or mudflow?
Response:
a. Less Than Significant. The project involves no significant discharges beyond
wastewater associated with ordinary human occupation of the facility and stormwater
resulting from surface water runoff at the project site and will comply with all waste
discharge requirements and water quality objectives of state and federal agencies.
1951 South Sunset Avenue 21
Preftinary - Subject to Revisbn
Environmental Checklist
b. Less Than Significant. The proposed project would include only include the excavation
of seven feet of top soil and the project would not include any use of well water. All
wells on the property have been capped and do pose not threat to pollution. Therefore, it
is not anticipated that groundwater would be encountered during excavation.
c., d. Less Than Significant. The proposed project would convert historically agricultural
land with permeable surfaces to residential uses with impermeable surfaces. This will
increase runoff from the project site. However, runoff from the project site would not be
altered so as to substantially increase the rate or amount of surface runoff or result in on -
site or off -site flooding and there is no stream or river within the project site or
downstream of the project site that would be significantly affected by the implementation
of the proposed project.
Mitigation Measure 20:
The grading and drainage is required to be designed by a registered Civil Engineer and
the project will be required to comply with Standard Urban Stormwater Mitigation Plans
(SUSWMPS). In addition the grading shall be completed in accordance with the West
Covina Municipal Code and the Uniform Building Code.
Mitigation Measure 21:
Prior to issuance of a grading permit approval from the Engineering Division of a
grading plan shall be obtained.
e. Less Than Significant. The project's contribution to increased runoff will be slight.
There are no known capacity shortfalls of stormwater facilities that will accept flows
from this project.
f. Less Than Significant. The project will is not anticipated to result any significant
degradation of water quality other than as described above.
g. No Impact. The project site is located in an area of minimal flooding (Zone C) as
designated by the Federal Emergency Management Agency, indicating the potential for
flooding on -site is considered low. The proposed project site is not located within a 100-
year flood zone. Therefore, the project would not place structures in a 100-year flood
hazard zone or redirect flood flows.
h., i. No Impact. The proposed project site is not located within an area that is exposed to
potential inundation hazards. As such, proposed project structures would not impede or
redirect flood flows, and would not expose people to a significant risk of loss, injury or
death involving flooding.
j. No Impact. The project site is located approximately 30 miles from the Pacific Ocean
and approximately 9 miles from the nearest body of open water (Puddingstone
Reservoir); as such, there is a negligible potential for impacts caused by tsunamis or
seiches. Furthermore, because the site and surrounding area are topographically flat,
there is no potential for impacts caused by mudflows.
Less Than
Significant
Potentially
with
Less Than
Significant
Muigation
Significant
Issues (and Supporting Information Sources):
Impact
Incorporation
Impact
No Impact
9. LAND USE AND PLANNING —
Would the project:
a) Physically divide an established community?
El
1:1
b) Conflict with any applicable land use plan, policy, or
El
E
El
regulation of an agency with jurisdiction over the
project (including, but not limited to the general
plan, specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat conservation
❑
plan or natural community conservation plan?
1951 South Sunset Avenue 22
ESA / 205405
Initial Study
September 205
Preliminary —Subject to Revision
Environmental Checklist
Response:
a. Less Than Significant. The project site is currently occupied by a single-family home, a
pump house, a barn and several trees. The project would not introduce any new roads or
above ground infrastructure that would divide an existing site. Although residential uses
are adjacent to the proposed project site, implementation of the proposed project would
not prevent access to surrounding residential uses.
b. Less Than Significant. The proposed project is consistent with the City of West
Covina's General Plan which designates the site for residential use. In developing 20
residential units on this site, the project involves a Zone Change from Residential
Agriculture to a Specific Plan which will establish conditions governing the use of the
site.
c. No Impact. The project is located in a highly urbanized area. There are no natural
habitats or natural biological communities in the vicinity of the project. Since the project
will not have a significant, wide-ranging effect on the natural environment, it appears to
be consistent with all habitat conservation plans and natural community conservation
plans that may be applicable to the area.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant
Issues (and Supporting Information Sources): Impact Incorporation Impact No Impact
10. MINERAL RESOURCES —Would the project:
a). Result in the loss of availability of a known mineral ❑ ❑ ® ❑
resource that would be of value to the region and the
residents of the state?
b) Result in the loss of availability of a locally- ❑ ❑ ® ❑
important mineral resource recovery site delineated
on a local general plan, specific plan or other land
use plan?
Response:
a., b. Less Than Significant Impact. Development of the proposed project would involve the
use of construction materials, which include non-renewable resources. However, the
construction of the proposed project would follow industry standards and would not use
non-renewable resources in a wasteful and inefficient manner. No mineral resource of
value to the region and/or the residents of the state are known to be within the project
area other than petroleum, and the project proposes no activities or policies that would
have any effect on the petroleum resources located in the vicinity. Furthermore, the
project site is not designated for resource recovery and would not result in the loss of
availability of any mineral resource that would be of future value.
Less Than
Significant
Potentially
with
Less Than
Significant
Mitigation
Significant
Issues (and Supporting Information Sources):
Impact
Incorporation
Impact
No Impact
11.
NOISE —Would the project result in:
a)
Exposure of persons to or generation of noise levels
❑
®
❑
❑
in excess of standards established in the local general
plan or noise ordinance, or applicable standards of
other agencies?
b)
Exposure of persons to or generation of excessive
[�
❑
®
❑
groundborne vibration or groundborne noise levels?
c)
A substantial permanent increase in ambient noise .
❑
❑
®
❑
levels in the project vicinity above levels existing
without the project?
d)
A substantial temporary or periodic increase in
❑
®
❑
❑
ambient noise levels in the project vicinity above
levels existing without the project?
e)
For a project located within an airport land use plan
❑
❑
❑
or, where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project expose people residing or working
in the project area to excessive noise levels?
1951 South Sunset Avenue
23
Preliminary — Subject to Revision
Environmental Checidist
Less Than
Significant
PotendaUy with Less Than
Significant Afidgadon Significant
Issues (and Supporting Information Sources): Impact Incorporadon Impact No Impact
f) For a project within the vicinity of a private airstrip, El
would the project expose people residing or working
in the project area to excessive noise levels?
Response:
a. Less Than Significant. The City of West Covina regulates noise in the Noise Ordinance
of the Municipal Code. The Noise Ordinance limits construction activity located within
500 feet of a residential zone to between 7:00am and 8:00 pm and states that
construction -related noise should not exceed 5 dBA over ambient unless a permit is
obtained from the City. In addition, unloading and loading activity related to construction
is limited to between 6:00am and 8:00pm. Regarding operational activity, the Noise
Ordinance states that no person shall generate noise levels that exceed 5 dBA at the
property line of nearby sensitive receptors.
Construction Noise
Residential structures abut the project site to the north and east. The average hourly noise
level generated by construction activity could reach 89 dBA at a distance of 50 feet.
Noise levels diminish at a rate of approximately 6 dBA per doubling of distance. Thus, a
noise level of 89 dBA at a reference distance of 50 feet would be about 83 dBA at 100
feet, and 77 dBA at 200 feet. Noise generated by construction activity would increase
ambient noise levels by more than 5 dBA. However, construction activity would
conform to the time limitations set forth in the Municipal Code. In addition, construction
activity would occur during less sensitive daytime hours when most people are away
from their homes. Nonetheless, construction activity would result in a significant impact
without implementation of mitigation measures. As such, the flowing mitigation
measures are recommended to reduce construction -related noise levels. The mitigation
measures, combined with the construction activity occurring during less sensitive
daytime hours, would result in a less than significant construction impact.
Impact 4. Construction activity would result in a significant impact. (less than
significant with mitigation incorporated)
Mitigation Measure 22:
A temporary 6-foot sound barrier (i.e. plywood) shall be erected along the northern
and eastern portion of the project site such that the line -of -site between
construction activity and the adjacent residential uses along the project property
line is blocked.
Mitigation Measure 23:
All construction equipment, stationary or mobile, shall be equipped with properly
operating and maintained mufflers.
Mitigation Measure 24:
During grading and construction, delivery of materials and equipment, outdoor
operations of equipment, and construction activity shall be limited to the hours
between 7:00 a.m. and 8:00 p.m.
Mitigation Measure 25:
All construction equipment shall be stored on the project site during the
construction phase to eliminate daily heavy-duty truck trips on vicinity roadways
Mitigation Measure 26:
The operation of the facility shall comply with I the West Covina Noise
Ordinance.
Mitigation Measure 27:
Mechanical Equipment to be installed on the site shall be required to operate
below 65 dB levels as measured from the nearest property line.
Mitigation Measure 28:
Stockpiling and/or vehicle staging areas shall be located as far as practicable
from residential properties.
1951 South Sunset Avenue 24 ESA / 205405
Initial Study September 205
Preliminary — Subject to Revision
Environmental Cheddist
Mitigation Measure 29:
To the extent feasible, construction activities shall be scheduled so as to avoid
operating several pieces of equipment simultaneously, which causes high noise
levels.
Mitigation Measure 30:
The applicant shall inform residents adjacent to the proposed project of grading
and/or construction activities at least five (5) calendar days prior to the
commencement of said activities.
Mitigation Measure 31:
Engine idling from construction equipment such as bulldozers and haul equipment
shall be limited, to the extent feasible.
Mitigation Measure 32:
The construction staging area shall be located as far as feasible from sensitive
receptors.
Operational Noise
The proposed project would locate 20 single-family residences in an existing residential
area. Operational noise sources associated with the proposed project would be typical of
residential communities (e.g., landscaping activity). These noise sources currently exist
in the area surrounding the project site. The proposed project would not generate noise
levels that expose nearby sensitive receptors to unusual or excessive noise levels. In
addition, the proposed land use would be compatible with the surrounding residential
noise environment.
The proposed project would generate approximately 40 peak hour trips. A doubling of
traffic is needed to result in an audible change in noise levels. Project traffic would not
double existing traffic on the roadway network surrounding the project site and would
therefore not have a significant impact to the adjacent residences.
A Noise Acoustic Study was preformed for the operational impacts to the project's
residents.15 The study evaluated the noise generated at the corner of Sunset and Fairoaks.
The technical study concluded the project would result in an audible increase in mobile
noise levels would create a significant noise disturbance to the proposed project residents
without proper mitigation measures. As a result, the project will be designed to minimize
noise as follows:
Mitigation Measure 33i
Roof ceiling construction will be roofing on plywood. Batt insulation will be
installed in joist spaces. The ceilings will be one layer of 1/2" gypboard nailed
direct.
Mitigation Measure 34:
All exterior walls will be 2 x 4 studs 16" O.C. with batt insulation in the stud
spaces. Exteriors will be exterior plaster or stucco. The interiors will be 1/2"
gypboard.
Mitigation Measure 35:
All southeast facing perimeter windows and glass do ,)rs will be glazed with STC
29 glazing.
Mitigation Measure 36:
All other windows and glass doors can be standard glazing.
Mitigation Measure 37: -
All entry doors should have weather stripping seals • n the sides and top.
Mitigation Measure 38:
There should be no mail slots in the entry doors.
15 The Olson Company, Acoustical Analysis: Fairgrove & Sunset, West Covina, Cal brnia. May 2, 2005.
1951 South Sunset Avenue 25
Preliminary — Subject to Revision
i •
Environmental Checklist
b. Less Than Significant. The project would be constructed using typical construction
techniques and driven piles would not be required. As such, it is not anticipated that
construction equipment used during project construction would generate excessive
groundborne vibration or noise. Post -construction on -site activities would be limited to
urban land uses that do not generate excessive groundborne vibration or noise. As such,
the project would operate below a level of significance.
C. Less Than Significant. As indicated in Response to Checklist Question ll.a, the
proposed project would not result in a substantial permanent increase in ambient noise
levels in the project vicinity above levels existing without the project. Please see
Checklist Question 1 La for a detailed analysis.
d. Less Than Significant. As indicated in Response to Checklist Question I La, the
proposed project would not result in a substantial temporary or periodic increase in
ambient noise levels in the project vicinity above levels existing without the project.
Please see Checklist Question 1 l.a for a detailed analysis.
e., f. No Impact. The project is not located within two miles of any airport.
Less Than
Significant
PotendaRy
with
Less Than
Significant
mitigation
Significant
Issues (and Supporting Information Sources):
Impact
Incorporation
Impact
No Impact
12. POPULATION AND HOUSING —
Would the project:
a) Induce substantial population growth in an area,
❑
❑
®
❑
either directly (for example, by proposing new
homes and businesses) or indirectly (for example,
through extension of roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
❑
❑
❑
necessitating the construction of replacement
housing elsewhere?
c) Displace substantial numbers of people necessitating El ❑ ❑ El
the construction of replacement housing elsewhere?
Response:
a. Less Than Significant Impact. The project is located in a developed area and requires
no significant changes to the local infrastructure to accommodate it. The proposed
project includes the addition of 20 single-family houses that is growth forecasted in the
City of West Covina's General Plan. Therefore, the proposed project would not result in
an unplanned growth within the City. Therefore, no significant impacts would occur.
b., c. No Impact. The project site currently contains an existing residential structure, occupied
by a family that is selling the property to the project applicant. Therefore, the proposed
project would not displace a substantial number of people or existing housing; the project
would be creating 20 single-family houses.
Issues (and Supporting Information Sources):
13. PUBLIC SERVICES— Would the project:
a) Result in substantial adverse physical impacts
associated with the provision of new or physically
altered governmental facilities, need for new or
physically altered governmental facilities, the
construction of which could cause significant
environmental impacts, in order to maintain
acceptable service ratios, response times, or other
performance objectives for any of the public
services:
Less Th an
Significant
Potentially with Less Than
Significant Mitigation Significant
Impact Incorpoi adon Impact No Impact
i)
Fire protection?
❑
❑
®
❑
ii)
Police protection?
[ ;
❑
®
❑
iii)
Schools?
[I
❑
®
❑
iv)
Parks?
El
❑
®
❑
1951 South Sunset Avenue
Initial Study
26
Preliminary — Subject to Revision
ESA / 205405
September 205
Environmental Checidist
i'
r♦
Less Than
Significant
Potentially
with
Less Than
Significant
Mitigation
Significant
Issues (and Supporting Information Sources):
Impact
Incorporation
Impact No Impact
v) Other public facilities?
❑
❑
® ❑
Response:
a. Less Than Significant. The development of the proposed project could result in an
incrementally greater demand for public services such as fire and police protection,
schools and parks. Pursuant to City Ordinance (Ord. No. 1496, § 2, 9-22-80; Ord. No.
1580, § 1, 2-23-83), the project may be asked to contribute approximately 1/8 acre of
parkland, or in lieu of not providing the required land, the applicant will be required to
pay a fee equal to the fair market land value of that required as per the above mentioned
City ordinance. The project applicant will also be required to pay all school district fees
and any police or fire protection fees according to the West Covina Municipal Code.
Compliance with these City requirements would offset any incremental increase in
demand for these services.
Less Than
Significant
Potentially with Less Than
Significant Mitigation Significant
Issues (and Supporting Information Sources): Impact Incorporation Impact No Impact
14. RECREATION:
a) Would the project increase the use of existing ❑ ❑ ® ❑
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of
the facility would occur or be accelerated?
b) Does the project include recreational facilities or ❑ ❑ ® ❑
require the construction or expansion of recreational
facilities which might have an adverse physical
effect on the environment?
Response:
a., b. Less Than Significant Impact. Please refer to the response to Impact 13, Public
Services.
Less Than
Significant
Potentially
with
Less Than
Significant
Mitigation
Significant
Issues (and Supporting Information Sources):
Impact
Incorporation
Impact
No Impact
15.
TRANSPORTATION / TRAFFIC —
Would the project:
a)
Cause an increase in traffic which is substantial in
❑
❑
®
❑
relation to the existing traffic load and capacity of the
street system (i.e., result in a substantial increase in
either the number of vehicle trips, the volume -to -
capacity ratio on roads, or congestion at
intersections)?
b)
Exceed, either individually or cumulatively, a level
❑
❑
®
❑
of service standard established by the county
congestion management agency for designated roads
or highways?
c)
Result in a change in air traffic patterns, including
❑
❑
❑
either an increase in traffic levels or a change in
location that results in substantial safety risks?
d)
Substantially increase hazards due to a design feature
❑
❑
®
❑
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
e)
Result in inadequate emergency access?
❑
❑
®
❑
f)
Result in inadequate parking capacity?
❑
❑
®
❑
g)
Conflict with adopted policies, plans, or programs
❑
❑
❑
supporting alternative transportation (e.g., bus
turnouts, bicycle racks)?
1951 South Sunset Avenue 27
Preliminary - Subject to Revision
0 0
Environmental Cheeldist
Response:
a., b. Less Than Significant Impact. In general, the proposed project could be expected to
have and increase of traffic, of 157 more trips per day. The project is located next to
Sunset Avenue, a four lane divided road and the intersection at which traffic from the
project will be entering Sunset already has an installed traffic light and timing system. It
is possible that construction traffic may slightly increase the LOS of Sunset and Fairoaks,
but because the vehicles will mainly be entering and exiting onto Sunset Avenue, the
impact to existing traffic would be negligible.
C. No Impact. The proposed project is not located in the immediate vicinity of an airfield
and would not be of a sufficient height to result in a change in air traffic patterns.
d. Less Than Significant Impact. Construction and operation of the project would result
in new vehicle and pedestrian circulation patterns on and adjacent to the project site, but
as discussed earlier because of the limited size of the proposed project, the increase and
or change in traffic patterns would not be significant enough to drop the LOS to
significant level.
e. Less Than Significant Impact. The proposed project would not result in inadequate
emergency access. The project would comply with applicable City of West Covina Fire
Department regulations, Department of Building and Safety regulations, and UBC
standard design requirements. The project applicant would provide the City with a site
plan for review, including all buildings, fences, drive gates, retaining wall or other
features that might affect Fire Department access. This review process, along with
compliance with the applicable regulations and standards stated above, would ensure that
adequate emergency access would be provided. As a result, impacts with regard to
emergency access would be less than significant.
f. Less Than Significant Impact. The proposed project would comply with the West
Covina Municipal Code parking requirements and therefore this impact is considered less
than significant.
g. No Impact. Several MTA bus lines run through the West Covina area, and along the
streets surrounding the project site. Design of the proposed project will comply with all
state and federal requirements relating to public transportation. All policies supporting
alternative transportation would be followed by the project.
1)
Less Than
Significant
Potentially
with
Less Than
Significant
Mitigation
Significant
Issues (turd Supporting Information Sources):
Impact
Incorporation
Impact
No Impact
16.
UTILITIES AND SERVICE SYSTEMS —Would
the project:
a)
Exceed wastewater treatment requirements of the
❑
❑
®
❑
applicable Regional Water Quality Control Board?
b)
Require or result in the construction of new water or
❑
❑
®
❑
wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
c)
Require or result in the construction of new storm
❑
❑
®
❑
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
d)
Have sufficient water supplies available to serve the
❑
❑
®
❑
project from existing entitlements and resources, or
are new or expanded entitlements needed?
e)
Result in a determination by the wastewater
❑
❑
®
❑
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project's projected demand in addition to the
provider's existing commitments?
f)
Be served by a landfill with sufficient permitted
❑
❑
®
❑
capacity to accommodate the project's solid waste
disposal needs?
1951 South Sunset Avenue 28,
ESA 1205405
Initial Study
September 205
Preliminary —Subject to Revision
�
•
•
Environmental Checklist
i
Less Than
Significant
Potentially
with
Less Than
Significant
Mitigation
Significant
Issues (and Supporting Information Sources):
Impact
Incorporation
Impact No Impact
g) Comply with federal, state, and local statutes and
❑
❑
® ❑
regulations related to solid waste?
Response:
a. -e. Less Than Significant Impact. The West Covina General Plan anticipates greater
development in the project area than exists currently, and the infrastructure is generally
considered to be adequate to support General Plan policies. Project -related discharges
would be limited to wastewater associated with ordinary human occupation of the
proposed facilities and stormwater resulting from surface water runoff at the project site.
The project would not generate demand in excess of the capacity of existing wastewater
and stormwater systems. Impacts would be less than significant.
f., g. Less Than Significant Impact. The proposed project includes residential uses that
would result in the increased generation of solid waste. Due to the limited increase in
solid waste created by the proposed project, 20 single family houses, it is not anticipated
to substantially effect the projected life of existing landfills in the San Gabriel Valley.
Further, residents will be provided with recycling services (i.e. commingled recyclables
and green waste) to further divert materials from existing landfills.
Less Than
Significant
Potentially with Less Than
Significant Mitigadon Significant
Issues (and Supporting Information Sources): Impact Incorporation Impact No Impact
17. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the
❑ ® ❑ ❑
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
b) Does the project have the potential to achieve short-
❑ ❑ ® ❑
term, to the disadvantage of long-term,
environmental goals?
c) Does the project have impacts that are individually
❑ ❑ ® ❑
limited, but cumulative considerable? ("Cumulative
considerable" means that the incremental effects of a
project are considerable when viewed in connection
with the effects of past projects, the effects of other
current projects, and the effects of probable future
projects)?
d) Does the project have environmental effects which
❑ ❑ ® ❑
will cause substantial adverse effects on human
beings, either directly or indirectly?
Response:
a. Less Than Significant With Mitigation
It is possible that the proposed project could affect active migratory bird or raptor nests
on -site or on adjacent properties. The incorporated mitigation measures will insure that no
disruption of the bird habitat occurs with any significant impact. Therefore the will be no
significant impact to the wildlife community or reduce or restrict the range of rare of
endangered species important to California history or prehistory. (Less than significant
with mitigation.)
b. -d. Less Than Significant Impact.
The project would be consistent with the West Covina General Plan and conforms to the
standards of the Zoning Code and all other applicable codes and regulations. The project
is similar in character, design, and density to other surrounding development. As such, the
1951 South Sunset Avenue 29
Preiuninary - Subject to Revision
Environmental Checklist •
i
(a
project is not expected to be significantly detrimental to any long term -environmental
goals. The project will not have any cumulatively considerable impacts to the
immediately surrounding area or regionally. The project consists of 20 single-family
residences, their impact to the area would be within the West Covina General Planned
Growth and would not create any cumulatively considerable impacts. (less than
significant)
The proposed project would not create or contribute to an adverse impact on humans
either directly or indirectly. The project is designed to provide needed housing for
Californians in a developed residential area.
MITIGATION MEASURES
AESTHETICS
1. Landscaping plans shall be submitted to the Planning Department. The landscaping
plan shall conform with the approved site plan. Additionally, all areas not requiring
paving shall belandscaped.
2. All project landscaping shall be installed prior to occupancy.
3. A lighting/photometnc plan check shall be conducted to ensure that light does not
"spill over" onto adjoining property. All exterior lighting shall be hooded and
directed so as to reflect away from adjoining -properties.
AIR QUALITY
4. Vigorous wetting procedures or other dust palliative measures shall be
maintained during earth moving operations to minimize fugitive dust emissions
in compliance with applicable codes and ordinances pertaining to dust
suppression requirements (including SCAQMD RULE 403).
5. During construction, water trucks or sprinkler systems shall be used to keep all
areas of vehicle movement damp enough to prevent dust from leaving the site.
At'a minimum, this would include wetting down such areas in the later morning
and after work is completed for the day and whenever wind exceeds 15 miles per
hour.
6. Roadways shall be swept periodically as determined by the City Engineer and/or
Maintenance Services Superintendent or otherwise cleared of any spilled
materials to assist in minimizing fugitive dust.
7. Trucks importing or exporting earthen materials shall be covered or sprinkled
with water prior to entering public streets.
8. Heavy-duty construction equipment shall be kept on -site when not in operations
to minimize exhaust emissions associated with vehicles repetitiously traveling to
and from the project site.
9. The number of pieces of equipment operating simultaneously should be
minimized through efficient management practices.
10. Construction equipment shall be maintained in proper tune to reduce exhaust
emissions.
11. Diesel -powered equipment such as booster pumps or generators should be
replaced by electric equipment, if feasible.
12. During Santa Ana wind conditions with wind speeds exceeding 15 mph, soil
disturbance areas shall be watered hourly or active operations on unpaved
surfaces shall, be terminated until the wind speeds no longer exceed 15 mph.
13. Graded surfaces shall be vegetated as soon as feasibly possible after the
completion of grading within the construction area.
14. Landscaping shall be installed on all graded surfaces proposed for landscaping as
soon as feasibly possible after the completion of grading operations.
1951 South Sunset Avenue 30 ESA / 205405
Initial Study September 205
Preliminary — Subject to Revision
Environmental Cheddist
y
y,
BIOLOGICAL RESOURCES
15. If the project involves the removal of any trees from the site, they should be
removed during the non -nesting season for migratory birds (approximately October
I through March 15t)
CULTURAL RESOURCES
16. A photo survey of the house shall be submitted to the Planning Department prior
to the issuance of a permit to demolish the house.
GEOLOGY AND SOILS
17. Before the grading and construction of the proposed project, all soils must be
removed to a depth of approximately seven feet and replaced with compacted
engineered soils and after which a Certified Geologist will confirm the stability of
the new infill.
I�fi� 17.E
18. All demolition procedures shall comply with State and West Covina Public
Works Department requirements regarding the removal of any hazardous
substances, including but not limited to asbestos and asbestos -containing building
materials.
19. Use construction best management practices (BMPs) typically implemented
as part of construction to minimize the potential negative effects to
groundwater and soils from construction activities. The following shall be
implemented as necessary to avoid any significant effects:
• Follow manufacturer's recommendations on use, storage and disposal of
chemical products used in construction;
• Avoid overtopping construction equipment fuel gas tanks;
• During routine maintenance of construction equipment, properly contain and
remove grease and oils; and
• Properly dispose of discarded containers of fuels and other chemicals.
HYDROLOGY AND WATER
20. The grading and drainage is required to be designed by a registered Civil
Engineer and the project will be required to comply with Standard Urban
Stormwater Mitigation Plans (SUSWMPS). In addition the grading shall be
completed in accordance with the West Covina Municipal Code and the Uniform
Building Code.
21. Prior to issuance of a grading permit approval from the Engineering Division of a
grading plan shall be obtained.
NOISE
22. A temporary 6-foot sound barrier (i.e. 1 lywood) shall be erected along the
northern and eastern portion of the project iite such that the line -of -site between
construction activity and the adjacent resia ntial uses along the project property
line is blocked.
23. All construction equipment, stationary or mobilshall be equipped with properly
operating and maintained mufflers.
24. During grading and construction, delivery of materials and equipment, outdoor
operations of equipment, and construction activity shall be limited to the hours
between 7:00 a.m. and 8:00 p.m.
25. All construction equipment shall be stored on the project site during the
construction phase to eliminate daily heavy-duty truck trips on vicinity roadways.
1951 South Sunset Avenue 31
Preliminary - Subject to Revision
Environmental Cheddist
26. The operation of the facility shall comply with the West Covina Noise Ordinance.
27. Mechanical Equipment to be installed on the site shall be required to operate
below 65 dB levels as measured from the nearest property line.
28. Stockpiling and/or vehicle staging areas shall be located as far as practicable from
residential properties.
29. To the extent feasible, construction activities shall be scheduled so as to avoid
operating several pieces of equipment simultaneously, which causes high noise
levels.
30. The applicant shall inform residents adjacent to the proposed project of grading
and/or construction activities at least five (5) calendar days prior to the
commencement of said activities.
31. Engine idling from construction equipment such as bulldozers and haul equipment
shall be limited, to the extent feasible.
32. The construction staging area shall be located as far as feasible from sensitive
receptors.
33. Roof ceiling construction will be roofing on plywood. Batt insulation will be
installed in joist spaces. The ceilings will be one layer of 1/2" gypboard nailed
direct.
34. All exterior walls will be 2 x 4 studs 16" O.C. with batt insulation in the stud
spaces. Exteriors will be exterior plaster or stucco. The interiors will be 1/2"
gypboard.
35. All southeast facing perimeter windows and glass doors will be glazed with STC
29 glazing.
36. All other windows and glass doors can be standard glazing.
37. All entry doors should have weather stripping seals on the sides and top.
38. There should be no mail slots in the entry doors.
References
Albus-Keefe & Associates, DRAFT Geotechnical Due -Diligence Report, Proposed Residential
Development, 1951 S. Sunset Avenue, City of West Covina, California. May 12, 2005.
California Department of Toxic Substance Control, Hazardous waste and Substances Site List
(Cortese List), website http://www.dtsc.ca.gov/database/Calsites/Cortese List.cfm, September
28, 2005.
Sector, Phase I Environmental Site Assessment Report. 1951 : "outh Sunset Avenue, West Covina,
CA. May 5, 2005.
Sector, Phase II Environmental Site Assessment Repol t: 1951 South Sunset Avenue, West Covina,
CA. May 23, 2005.
State Water Resources Control Board LUST/UST sit --s list http•//www.geotracker.swrcb.ca-gov/,
accessed online September 28, 2005.
The Olson Company, Acoustical Analysis: Fairgrove & Sunset, West Covina, California. May 2,
2005
West Covina General Plan EIR
West Covina, CA Code of Ordinances - 1980(11504), website
http•//www municode com/services/mcs ag teway.asp?sid=5&pid=11504, accessed September 20-
30, 2005
1951 South Sunset Avenue 32 ESA 1205405
tnitial Study September 205
Preliminary — Subject to Revision
IaNdce uewW lur use ui %.uuniy t.iern umy►
SAN GABRIEL VALLEY TRIBUNE
affiliated with
SGV Newspaper Group
1210 N. Azusa Canyon Road
West Covina, CA 91790
STATE OF CALIFORNIA,
County of Los Angeles.,
'06 JAN 17 All :27
VIES i C;OVI d
PROOF OF PUBLICATION
(2015.5 C.C.P.
I am a citizen of the United States, and a resident
of the county aforesaid; I am over the age of
eighteen years, and not a party to or interested in
the above -entitled matter. I am the principal clerk of
the printer of SAN GABRIEL VALLEY TRIBUNE, a
newspaper of general circulation which has been
adjudicated as a newspaper of general circulation
by the Superior Court of the County of Los
Angeles, State of California, on the date of
September 10, 1957, Case Number 684891. The
notice, of which the annexed is a true printed copy,
has been published in each regular and entire issue
of said newspaper and not in any supplement
thereof on the following dates, to wit:
1/6/06
I declare under penalty of perjury that .the
foregoing is true and correct.
Executed at West Covina, LA Co. California
this 6 day of JANUAR 20 06
signature
17
{ NOTICE OF PUBLIC HEARING
CITY OF WEST - COVINA rCITY
COUNCIL
PURSUANT TO THE LAW AND IN
CONFORMANCE WITH THE
MUNICIPAL CODE YOU ARE HEREBY,
NOTIFIED OF A PUBLIC HEARING OF
THE WEST COVINA CITY COUNCIL.
ZONE CHANGE NO. 05-09
NEGATIVE• DECLARATION OF
ENVIRONMENTAL IMPACT
APPLICANT: Olson Company for Annie
Mondino
LOCATION: 1951'South Sunset Avenue
REQUEST: The project consists of the
development of the
2.6-acre site currently
occupied by a single
family house, a pump
house, a barn, and various
farming equipment. The
.applicant - proposes to
construct •a 20-unit,
single-family residential,
detached housing project.
The applicant is also
Proposing a' zone change
from "Residential
Agricultural,, to , "Specific
Plan No. 23.1,
Pursuant to the California Environmental
Quality Act (CEQA) of 1970, - a
NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT has been
Prepared indicating that the project will
not have a significant effect on the
environment. A copy of the Negative
Declaration of Environmental Impact is
on file in the ,Planning Department and
Regional Librar, , for " examination.
Members of the public are invited to
make written statements regarding said
report prior to the public hearing and to
make verbal presentations at the public ;
hearing. I
THE PUBLIC, HEARING WILL BE
HELD:
PLACE: West Covina City Hall
1444 West Garvey Avenue
South
City Council Chambers -
Level One
• DATE: January 17, 2006
TIME:- 7:00 p.m.
If you have any questions, we urge you to
contact Michael Hitz at (626) 939-8760 or ;
Room 208, at City Hall.
Only through citizen participation can
Your government build a better City..
BY ORDER OF THE
CITY COUNCIL OF THE
CITY OF WEST COVINA
Publish: January 6;.2006
San Gabriel Valley Tribune Ad N6:1'52048
J�I�
WEST com
NOTICE OF PUBLIC HEARING
CITY OF WEST COVINA CITY COUNCIL
PURSUANT TO THE LAW AND IN CONFORMANCE WITH THE MUNICIPAL CODE YOU ARE
HEREBY NOTIFIED OF A PUBLIC HEARING OF THE WEST COVINA CITY COUNCIL.
ZONE CHANGE NO.05-09
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Olson Company for Annie Mondino
LOCATION: 1951 South Sunset Avenue
REQUEST: The project consists of the development of the 2.6-acre site currently occupied by a
single-family house, a pump house, a barn, and various farming equipment. The applicant
proposes to construct a 20-unit, single-family residential, detached housing project. The
applicant is also proposing a zone change from "Residential Agricultural' to "Specific Plan
No. 23."
Pursuant to the California Environmental Quality Act (CEQA) of 1970, a NEGATIVE DECLARATION
OF ENVIRONMENTAL IMPACT has been prepared indicating that the project will not have a significant
effect on the environment. A copy of the Negative Declaration of Environmental Impact is on file in the
Planning Department and Regional Library for examination. Members of the public are invited to make
written statements regarding said report prior to the public hearing and to make verbal presentations at the
public hearing.
THE PUBLIC HEARING WILL BE HELD:
PLACE: West Covina City Hall
1444 West Garvey Avenue South
City Council Chambers - Level One
DATE: January 17, 2006
TIME: 7:00 p.m.
If you have any questions, we urge you to contact Michael Hitz at (626) 939-8760 or Room 208, at City Hall.
Only through citizen participation can your government build a better City.
Date Published: January 5, 2006 BY ORDER OF THE
CITY COUNCIL OF THE
CITY OF WEST COVINA
Z:\Case Files\TRACT MAPQ005\63356 1951 Sunset 20 honxsbcpublic_notice.doc
Mailed January 4, 2006
Re: Public Hearing of January 17, 2006
1951 S. Sunset Ave.
Zone Change No. 05-09
Suburban Water Systems
1211 Center Court Dr
Covina, CA 91724
Arthur M & Janet Gutierrez
14650 Fairgrove Ave, La Puente 91744
Felipe & Nexan Herrera
14553 Rath St, La Puente 91744
Joseph & Annie Mondino
1951 S Cabana Ave, WC 91790
Mike & Dahlia Baray
13536 Devonshire Ln, Chino 91710
Jose Sanchez
14656 Fairgrove Ave, La Puente 91744
Leng Lim
14547 Rath St, La Puente 91744
Esther Rodriguez
14620 Fairgrove, La Puente 91744
Elsa Vargas
14565 Rath, La Puente 91744
Aiuiie Mccloyn
1427 Fairgrove, WC 91790
Jorge L & Jacqueline Navarro
14632 Fairgrove, La Puente 91744
Alexander & Predy Cruz
14571 Rath St, La Puente 91744
Ernesto W & Maria Padilla
14537 Rath St, La Puente 91744
Javier & Esperanza Lopez
14588 Rath, La Puente 91744
Linda A Valdez
14638 Fairgrove Ave, La Puente 91744
Robert McQueary
1511 Joycedale, WC 91790
Jose & Fressia Delgado
14560 Fairgrove, La Puente 91744
Abel & Rosa Guerrero
14583 Rath, La Puente 91744
Beatrice Medrano
14608 Fairgrove, La Puente 91744
Alexander Evdokinloff
1507 Fairgrove, WC 91790
Jam and Smudge Free Printing
Use Avery® TEMPLATE 5160®
www.averycom
1-800-GO-AVERY
U AVERY® sm@
8466-038-031
Richard & Eloise Paz
1507 Joycedale Ave
West Covina, CA 91790
8466-038-034
Frank H & Lucilla Long
1431 Joycedale Ave
West Covina, CA 91790
8466-038-040
Gilberto & Vilma Ceballos
1938 S'Cabana Ave .
West Covina, CA 91790
8466-038-043
Robert W & Virginia Ashdown
1512 Joycedale Ave
West Covina, CA 91790
8466-039-001
David & Melody Paraiso
PO Box 3465.
Santa Fe Springs, CA 90670
8466-039-004
Robert & Nelia Bilodeau
1512 Starburst Dr
West Covina, CA 91790
8466-039-019
David & Rebecca Paraiso
1473 Starburst Dr
West Covina, CA 91790
8466-039-022
Yong X Lin
1511 Starburst Dr
West Covina, CA 91790
8466-039-029
David & Cecilia Pang
1508 Stardust Dr
West Covina, CA 91790
8466-039-032
Eric Wong
1468 Stardust Dr
West Covina, CA 91790
8466-038-032
Jose & Linda Martinez
1503 Joycedale Ave
West Covina, CA 91790
8466-038-036
Mirella Bernal
1427 Joycedale.Ave
West Covina, CA 91790
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George H Huddleston
1937 S Cabana Ave
West Covina,.CA 91790
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1435 Joycedale Ave
West Covina, CA 91790
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Margie A Alaniz
1428 Joycedale Ave
!I'. West Covina, CA 91790
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1508 Joycedale Ave
West Covina, CA 91790
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Rngela M ngo
1951 Sunset Ave
W Covina, CA 91790
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1506 Starburst Dr
West Covina, CA 91790
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Edwin Y & Sharon Shum
1528 Starburst Dr
West Covina, CA 91790
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I! Parky Mak
I' 1505 Starburst Dr
West Covina, CA 91790
8466-039-028
Loi Kwai
1516 Stardust Dr
West Covina, CA 91790
8466-039-031
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1478 Stardust Dr
West Covina, CA 91790
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1951 S Sunset Ave
West Covina, CA 91790
8466-039-002
Herbert Yong
1478 Starburst Dr
West Covina, CA 91790
8466-039-005
Stephen M & Teresa Kreiss
1520 Starburst Dr
West Covina, CA 91790
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Joven & Jocelyn Delrosario
1479 Starburst Dr
West Covina, CA 91790
8466-039-023
Josephine L Villanueva
1519 Starburst Dr
West Covina, CA 91790
8466-039-030
David & Melody Paraiso
1502 Stardust Dr
West Covina, CA 91790
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3034 Cardillo Ave 655 a Canyon Rd,
Hacienda Heights, CA 91745 nut, CA 91789
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Jose & Yolanda Cordova
1945 S Shadydale Ave
West Covina, CA 91790
8471-023-005
Joseph Nguyen
1929 S Shadydale Ave
West Covina, .CA 91790
8471-023-008
Patricia J & Louis Moody
1913 S Shadydale Ave
West Covina, CA 91790
8471-023-011
Jean H Williams
905 S Fircroft St
West Covina, CA 91791
8471-024-009
Jesus B & Carolina Pasag
1920 S Shadydale Ave
West Covina, CA 91790
8471-024-014
Elaine R Kennedy
1942 S Shadydale Ave
West Covina, CA 91790
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Cora M Rubillos
1451 Stardust Dr
West Covina, CA 91790
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1951 S Shadydale Ave
West Covina, CA 91790
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John.S & Gloria Lopez William 0 & Carmen Tejada
728 Via Clemente St 1935 S Shadydale Ave
Los Angeles; CA 90022 West Covina, CA 91790
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Julio G Villeno Rudolph & Graciela Araujo
1923 S Shadydale Ave 1917 S Shadydale Ave
West Covina, CA 91790 West Covina, CA 91790
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Norma Marcia
Kathy S Jones
1907 S Shadydale
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1903 S Shadydale Ave
West Covina, CA
91790
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Hilario L & Amalia Jimenez
1322 W Wembly St
1914 S Shadydale Ave
West Covina, CA
91790
West Covina, CA 91790
8471-024-010
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William Rowser
Jose B & Noemy Portillo
1926 S Shadydale
Ave
1930 S Shadydale Ave
West Covina, CA
91790
West Covina, CA 91790
8471-024-015 8471-024-048
Rose G Harris Humberto G & Celeste Salcedo
1321 W Fairgrove Ave
West Covina,. CA 91790
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Mario J Mora Robert A & Rosalinda Penuela
14602 Rath St 14704 Fairgrove Ave
La Puente, CA 91744 La Puente, CA 91744
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Joseph F & Rosario Benavidez Charles & Aurora Recendez
14615 Rath St 14718 Fairgrove Ave
La Puente, CA 91744 La Puente, CA 91744
1936 S Shadydale Ave
West Covina, CA 91790
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Michael A & Donna Lopez
14609 Rath St
La Puente, CA 91744
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1402 Starburst Dr
1408 Starburst Dr
1416 Starburst Dr
West Covina, CA 91790
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West Covina, CA 91790
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Andy T Chan
Felix & Aurora Cruz
Calix W Chen
1422 Starburst Dr
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West Covina, CA 91790
West Covina, CA 91790
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Jooby K & Betsy Babu
Wa Sok
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1442 Starburst Dr
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West Covina, CA 91790
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Constancio & Jean Ventura
Somsak & Sadudee Tisuthiwong:l
Custodio & Susan Barranco
1415 Starburst Dr
1425 Starburst Dr !
1435 Starburst Dr
West Covina, CA 91790
West Covina, CA 91790
West Covina, CA 91790
8466-011-016
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8466-011-017
8466-011-018
Michael L & Edel.Danganan
Phillip M Strayhorn
Chiu H Yen
1445 Starburst Dr
1457 Starburst Dr
1465 Starburst Dr
West Covina, CA 91790
West Covina, CA 91790 I
West Covina, CA 91790
8466-011-019
8466-011-020
8466-011-021
Takashi & Monica Yamaguchi
Rudy & Winnie Wang
Felix Wu
1462 Stardust Dr
1452 Stardust Dr
1438 Stardust Dr
West Covina, CA 91790
West Covina, CA 91790
West Covina, CA 91790 .
8466-011-022
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.Margaret A Avila
Xing Wang
Jesse R & Violette Ruidera
1432 Stardust Dr
1418 Stardust Dr
1416 Stardust Dr
West Covina, CA 91790
West Covina, CA 91790
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West Covina, CA 91790
8466-011-027
8466-011-028
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Ji H & Jung Hong
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Federico M & Rosalinda Brievz
1816 Stargaze Dr
1810 Stargaze Dr
1838 Stargaze Dr
West Covina, CA 91790
West Covina, CA 91790
West Covina, CA 91790..
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1846 Stargaze Dr
West Covina,. CA 91790
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Sunset Benef' Corp
655 Brea nyon Rd
Walnu , CA 91789.
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655 Br Canyon Rd
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655 Bre anyon Rd
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655 Bre anyon Rd
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655 Brea nyon Rd
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