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01-15-2013 -TO: Christopher J. Chung, City Manager and City Council FROM: Jeff Anderson Planning Director City of West Covina Memorandum AGENDA ITEM NO. 6 DATE: January 15, 2013 SUBJECT: GENERAL PLAN AMENDMENT NO. 12-01 ZONE CHANGE NO. 12-01 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Brandywine Homes LOCATION: 512 S. Valinda Avenue (Immanuel First Lutheran Church) RECOMMENDATION: The Planning Commission and staff recommends that the City Council adopt the following resolutions: 1) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, CERTIFYING THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR GENERAL PLAN AMENDMENT NO. 12-01, ZONE CHANGE NO. 12-01, TENTATIVE PARCEL MAP NO. 71942 AND TENTATIVE TRACT MAP NO. 91960 PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. 2) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO.12-01 The Planning Commission and staff further recommends that the City Council introduce the following ordinance: 3) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA APPROVING ZONE CHANGE NO. 12-01 DISCUSSION: On December 11, 2012, the Planning Commission approved a tentative parcel map to subdivide one parcel into three parcels and a tentative tract map to further subdivide one parcel into 24 Iots to be developed with 19 single-family units. The Planning Commission also recommended approval of a General Plan amendment, zone change and a Mitigated Negative Declaration of Environmental Impact Report. For more detailed information, please refer to the Planning Commission staff report (Attachment No. 4). The project requires a Mitigated Negative Declaration (MND) per the California Environmental Quality Act (CEQA). To assist in the preparation of the MND, two technical studies were prepared including an Air Quality Study and a Traffic Report. The project related impacts would be less than significant with mitigations incorporated. The required mitigation measures are provided in Attachment No. 1. General Plan Amendment The applicant is requesting the approval of a General Plan amendment to change the existing land use designation from "Low Medium Residential" to "Medium Residential." The proposed ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\Council Staff Report.doc GPA 12-01, ZC 12-01 • 512 S. Valinda Avenue January 15, 2013 - Page 2 designation allows for a higher residential density and would allow for the development to be built at 8.2 units per acre instead of a maximum of 8 units per acre. Surrounding General Plan land use designations include "Service and Neighborhood Commercial" and "Low Medium Residential". The proposed designation change would provide a transition from the single-family residential development to the east and south and the commercial development to the west and north. Based on the characteristics of the surrounding land uses and the intensity of the proposed development, the project is consistent with the goals contained in the General Plan. Zone Change The proposal also includes a zone change to change the designation from "Single -Family Residential (R-1) to "Specific Plan No. 25 (Waverly Specific Plan). A specific plan allows communities to focus on the unique characteristics of an area by customizing the planning process and land use regulations. A specific plan identifies policies and actions that support and facilitate desired development within the project area and must be consistent with the adopted General Plan of the jurisdiction. The proposed Specific Plan is included in Attachment No. 3. Proposed Development The project is located between the Walnut Creek Wash and Service Avenue on Valinda Avenue. The Immanuel First Lutheran Church currently occupies a 5.1-acre property. The Tentative Parcel Map (No. 71942) would divide the property into three parcels. Parcel No. 1 will consist of 2.38 acres, Parcel No. 2 of 2.31 acres, and Parcel No. 3 of 0.41 acres. Parcel No. 1 would remain occupied by the existing Immanuel First Lutheran Church. Parcel No. 2, currently developed with classrooms, concrete pads, playground equipment and open space, would be developed with the proposed residential project. Parcel No. 3 would continue to serve as a parking lot for the East Valley Community Health Center. The tentative tract map will further subdivide Parcel No. 2 into 24 lots. Nineteen lots would be developed with single-family dwelling units. The remaining lots would accommodate a private street and other common areas such as a recreational area. The proposed project consists of 19 two-story dwelling units with attached two -car garages. All units are designed to provide a total of four parking spaces. A total of 14 on -street parking spaces within the development will serve as guest parking. The project proposes two types of architectural design — Spanish and French. The proposal also includes two floor plans: Plan 1 that would provide a total of 2,148 square feet and Plan 2 will offer a total of 2,429 square feet (both include attached two -car garages). The lot sizes will range from 3,112 to 5,035 square feet. The applicant is proposing 3-foot 3-inch side yard setback with the side yard being granted through an easement to one of the adjacent properties. The location of the walls will give the impression that there is a zero lot line between properties. The project will be gated and access to the project will be from Valinda Avenue. A decorative six-foot tall perimeter wall will be constructed along Valinda Avenue. The existing landscaped parkway along Valinda Avenue will be preserved and additional trees will be planted where appropriate. The existing single-family houses to the east of the project on Gaybar Avenue are single -story houses. In order to reduce privacy impacts to the existing houses the applicant has included design elements adjacent to the Gaybar Avenue houses that include, high windows (clerestory) on the rear elevation of the closest units, prohibiting balconies on the closest units and providing a row of trees. Since the development is a condominium project, a Homeowner's Association (HOA) will be formed and CC&R's (Covenants, Codes, and Restrictions) will be created to regulate the HOA. The HOA would be responsible for maintaining all common areas, including private street, gated entrance, open space, and like items. ZACasefiles\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\Council Staff Report.doc GPA 12-�01, ZC 12-01 S • 512 S. Valinda Avenue January 15, 2013 - Page 3 PLANNING COMMISSION REVIEW AND ACTION: The Planning Commission held a public hearing regarding this matter on December 11, 2012. The Planning Commission discussed the project layout, circulation, guest parking, the protection of the privacy of the single-family properties to the east, and the construction phasing. At the conclusion of the hearing, the Commission voted 5-0 to approve the tentative parcel map and tentative tract map as well as to recommend approval of the General Plan amendment, zone change, and Mitigated Negative Declaration to the City Council. The primary reasons cited by the Planning Commission for approving the project included improvement to the area and that the project was well designed. FISCAL IMPACT: The project is estimated to generate $12,831 annually in property taxes for the City's general fund. Prepared by: Fabiola Wo Reviowv WApproved by: Jeff Anderson Senior Planner Planning Director Attachments: Attachment 1 — Draft Mitigated Negative Declaration of Environmental Impact Resolution Attachment 2 — Draft General Plan Amendment Resolution for Approval Attachment 3 — Draft Zone Change Ordinance for Approval Attachment 4 — Planning Commission Staff Report dated December 11, 2012 Attachment 5 — Planning Commission Minutes dated December 11, 2012 Attachment 6 — Planning Commission Resolution No. 12-5492, Mitigated Negative Declaration of Environmental Impact Attachment 7 — Planning Commission Resolution No. 12-5493, General Plan Amendment No. 12-01 Attachment 8 — Planning Commission Resolution No. 12-5494, Zone Change No. 12-01 Attachment 9 — Planning Commission Resolution No. 12-5495, Tentative Parcel Map No. 71942 Attachment 10—Planning Commission Resolution No. 12-5496, Tentative Tract Map No. 71960 Attachment 11 — Specific Plan Comparison Chart Z:\Case Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\Council Staff Report.doc ATTACHMENT 1 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CERTIFICATION OF THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR GENERAL PLAN AMENDMENT NO. 12-01, ZONE CHANGE NO. 12-01 TENTATIVE PARCEL MAP NO. 71942 AND TENTATIVE TRACT MAP NO. 71960 PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Kye Evans, Brandywine Homes LOCATION: 512 S. Valinda 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, a tentative parcel map to subdivide a property into three parcels, and a tentative tract to further subdivide one of the created parcels to construct a 19-unit residential development on that certain property generally described as: Assessor Parcel No. 8476-023-045 as shown on the latest rolls of the Los Angeles County Tax 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 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. WHEREAS, the Planning Commission, upon giving the required notice, did on the 11 th day of December, 2012 conduct a duly advertised public hearing to consider the subject application, at which time the Planning commission adopted Resolution No. 12- 5492 recommending approval to the City Council; and NOW, THEREFORE, the City Council of the City of West Covina does hereby resolve as follows: 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 certifies the Mitigated Negative Declaration of Environmental Impact, subject to compliance with the mitigation measures that are recommended in the Mitigated Negative Declaration of Environmental Impact as outlined below: ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1. 1 5.2013\Neg Dec Reso.doc Resilution No. January 15, 2013 — Page 2 Environmental Mitigation Measures Monitoring Monitoring Impacts Dept./Agency Methods Aesthetic Outdoor lighting shall be designed and Planning Pre - installed with downcast shielding to reduce Department/Engi construction light impacts on adjacent properties. neering Division plan check Prior to issuance of a certificate of On -site occupancy the applicant shall submit a construction lighting plan, including a photometric plan, inspection to the Building Department for review and approval to ensure that new lighting will not "spill over" onto adjacent properties. Biological Prior to issuance of a grading permit, a Planning Pre - certified arborist, as determined by the Department construction West Covina Municipal Code Section 26- plan check 289(1), shall inspect the project site to determine the type of trees located on the site. The arborist shall prepare and submit a report to the City that identifies the tree species on the site. Any significant and/or heritage trees shall be identified. In the event any significant or heritage trees are identified, the applicant shall obtain a permit from the City for the removal of such trees in accordance with West Covina Municipal Code Section 26-290(a)-(f). Cultural In the event that archaeological resources Planning On -site Resources are uncovered on the project site during Department, construction grading or other construction activities, the inspection developer must notify the West Covina Building Planning Department immediately and Division work must stop within a 100-foot radius until a qualified archeologist to be approved by the City, has evaluated the find. Construction activity may continue unimpeded on other portions of the project site. If the find is determined by the qualified archeologist to be a unique archeological resource, as defined by Section 2103.2 of the Public Resources Code, the site shall be treated in accordance with the provisions of Section 21083.2 of the Public Resources Code. If the find is determined not to be a unique archeological resource, no further action is necessary and construction may continue. The applicant shall bear the cost of implementing this mitigation. If paleontological resources are uncovered during excavation of the project site, the City of West Covina Planning Department shall be notified immediately and work must stop within 100 feet of the find to allow a qualified paleontologist to appropriately remove the find. The Z:\Case Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\Neg Dec Reso.doc Resolution No. January 15, 2013 — Page 3 applicant shall bear the cost of implementing this mitigation. If during excavation of the project site human remains are discovered, the steps described in State CEQA Guidelines Section 15064.5(e) shall be followed. (1) There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until: (A) The coroner of the County in which the remains are discovered must be contacted to determine that no investigation of the cause of death is required, and (B) If the coroner determines the remains to be Native American: 1. The coroner shall contact the Native American Heritage Commission within 24 hours. 2. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descended from the deceased Native American. 3. The most likely descendent may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resources Code Section 5097.98, or (2) Where the following conditions occur, the landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to further subsurface disturbance. The applicant shall bear the cost of implementing this mitigation. (A) The Native American Heritage Commission is unable to identify a most likely descendent or the most likely descendent failed to make a recommendation within 24 hours after being notified by the commission. Z:\Case Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\Neg Dec Reso.doc Resolution No. January 15, 2013 —Page 4 (B) The descendant identified fails to make a recommendation; or (C) The landowner or his authorized representative rejects the recommendation of the descendant, and the mediation by the Native American Heritage Commission fails to provide measures acceptable to the landowner. Geology and The project shall be designed and Building/ Pre - Soils constructed in accordance with the Engineering construction requirements of Chapter 16 (Structural plan check Design) of the 2010 California Building Code (CBC), the West Covina Municipal On -site Code, and accepted engineering practices. construction inspection Prior to start of soil -disturbing activities at the site, the project applicant shall obtain a General Permit for Discharges of Storm Water Associated with Construction Activity to comply with the National Pollution Discharge Elimination System (NPDES), to control erosion and pollution during construction of the project. The project applicant shall prepare and submit a Storm Water Pollution Prevention Plan (SWPPP) to be administered throughout project construction. The SWPPP must list Best Management Practice (BMP) features that the discharger (project applicant) will use to protect storm water runoff. Prior to issuance of any grading or building permits, the City of West Covina Department of Public Works shall approve the SWPPP. The project applicant shall prepare and implement a Standard Urban Storm Water Mitigation Plan (SUSMP) in accordance with the requirements of the West Covina Municipal Code to ensure that storm water runoff is managed for water quality concerns through implementation of appropriate and applicable best management practices (BMPs). Prior to issuance of any grading or building permits, the City of West Covina Department of Public Works shall approve the SUSMP. All unpaved demolition and construction areas shall be wetted during excavation, grading and construction, and temporary dust covers shall be used to reduce dust emissions and meet South coast Air Quality Management District Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. Z:\Case Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\Neg Dec Reso.doc Resolution No. S i January 15, 2013 — Page 5 The Project Applicant or General Contractor shall keep the construction area sufficiently damped to control dust caused by construction, hauling and at all times provide reasonable control of dust caused by wind. All materials transported off -site shall either be sufficiently watered or securely covered to prevent excessive amounts of dust and spillage. All clearing, earthmoving, or excavation activities shall be discontinued during period of high winds (i.e. greater than 15 mph), so as to prevent excessive amounts of fugitive dust. Hazards and Asbestos and lead -based paint surveys Building Pre - Hazardous shall be conducted on the building to be Division construction Materials demolished prior to the start of Fire plan check construction. In the event that asbestos Department and leadbased paint are detected, they shall be abated in accordance with all On -site applicable rules and regulations. construction Abatement activities shall be completed to inspection the satisfaction of the appropriate regulatory agency(ies) prior to issuance of demolition permits for the proposed Approval of project. Abatement of asbestos shall be Closure report conducted in accordance with SCAQMD by the Fire Rule 1403, Asbestos Emissions from Department Demolition/Renovation Activities. Hydrology and Appropriate erosion control and drainage Building/ On -site Water Quality devices shall be incorporated to the Engineering construction satisfaction of the Building Division, such inspection as interceptor terraces, berms, veechannels, and inlet and outlet structures. All waste shall be disposed properly. Use appropriately labeled recycling bins to recycle construction materials including: solvents, water -based paints, vehicle fluids, broken asphalt and concrete, wood, and vegetation. Nonrecyclable materials/wastes shall be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposal site Leaks, drips and spills shall be cleaned up immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drain. Where truck traffic is frequent, gravel approaches shall be used to reduce soil Z:\Case Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\Neg Dec Reso.doc Resolution No. . 0 January 15, 2013 — Page 6 compaction and limit the tracking of sediment into streets. All vehicle/equipment maintenance, repair, and washing shall be conducted away from storm drains. All major repairs shall be conducted off -site. Drip pans or drop cloths shall be used to catch drips and spills. The Project applicant shall implement stormwater BMPs to retain or treat the runoff from a storm event producing 3�4 inch of rainfall in a 24-hour period. The design of structural BMPs shall be in accordance with the Development Best Management Practices Handbook, Part B - Planning Activities. A signed certificate from a California licensed civil engineer or licensed architect that the proposed BMPs meet this numerical threshold standard is required. Post development peak stormwater runoff discharge rates shall not exceed the estimated pre -development rate for developments where the increase peak stormwater discharge rate will result in increased potential for downstream erosion. Any connection to the sanitary sewer shall have authorization from the Bureau of Sanitation. Materials with the potential to contaminate stormwater must be: (1) placed in an enclosure such as, but not limited to, a cabinet, shed, or similar structure that prevents contact with runoff spillage to the stormwater conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs. Storage areas shall be paved and sufficiently impervious to contain leaks and spills. All storm drain inlets and catch basins within, and immediately adjacent to the Project Site, as permitted and approved by the Department of Public Works, must be stenciled with prohibitive language (such as "NO DUMPING — DRAINS TO OCEAN") and/or graphical icons to discourage illegal dumping. Legibility of stencil and signs must be maintained at all times. An efficient irrigation system shall be designed to minimize runoff, including: ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\Neg Dec Reso.doc Resolution No. January 15, 2013 — Page 7 drip irrigation for shrubs to limit excessive spray; shutoff devices to prevent irrigation after significant precipitation; and flow reducers. Noise To the extent feasible, construction Building/ Pre - activities shall be scheduled so as to avoid Engineering construction operating several pieces of heavy plan check equipment simultaneously, which causes high noise levels. Field Observation The construction staging area shall be after located as far as feasible from sensitive Construction receptors. All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. Project construction shall comply with the requirements of the Building Department and the Uniform Building Code regarding interior noise levels. Noise -generating equipment operated at the project site shall be equipped with the most effective noise control devices, i.e., mufflers, lagging, and/or motor enclosures. All equipment shall be properly maintained to assure that no additional noise, due to worn or improperly maintained parts, would be generated. The project shall be in compliance with the West Covina Municipal Code Noise Ordinance Sections 15-83 through 15-86. Between the hours of 8:00 PM of one day and 7:00 AM of.the next day, it shall be unlawful for any person . within a residential zone, or within a radius of 500 feet therefrom, to operate equipment or perform any outside construction or repair work on buildings, structures, or projects or to operate any pile driver, steam shovel, pneumatic hammer, derrick, steam or electric hoist, or other construction type device in such manner as to create any noise which causes the noise level at the property line to exceed the ambient noise level by more than 5 decibels as required by the West Covina Municipal Code Section 15-95. Public Services The project applicant shall comply with Fire Department Pre - (Fire) all applicable City codes and regulations construction pertaining to fire protection as required by plan check the West Covina Fire Department. ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1. 1 5.2013\Neg Dec Reso.doc Resr5lution No. January 15, 2013 — Page 8 On -site construction inspection 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. 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. APPROVED AND ADOPTED on this 151" day of January, 2013. Mayor Shelley Sanderson ATTEST: City Clerk Laurie Carrico 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 15"' of January, 2013. AYES: NOES: ABSENT: ABSTAIN: ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\Neg Dec Reso.doc Resolution No. 0 , January 15, 2013 — Page 9 City Clerk APPROVED AS TO FORM: City Attorney Arnold Alvarez-Glasman ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\Neg Dec Reso.doc i `J ATTACHMENT 2 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 12-01 GENERAL PLAN AMENDMENT NO.12-01 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Kye Evans, Brandywine Homes LOCATION: 512 S. Valinda 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 a revision to the General Plan to change the land use designation on a portion of the subject property from: "Low Medium Residential" to "Medium Residential" on that certain property generally described as: Assessor's Parcel Number 8476-023-045, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant has also requested a zone change (ZC 12-01) from "Single -Family Residential (R-1)" to "Specific Plan No. 25 (Waverly Specific Plan)"; and WHEREAS, consistent with this request, the applicant has also requested Tentative Parcel Map (No. 71942) to subdivide the Immanuel First Lutheran Church site into three parcels; and WHEREAS, consistent with this request, the applicant has also requested a tentative tract map (TTM 71960), with an overall density of 8.2 dwelling units per the 2.31 acre site. The proposed density is consistent with the proposed General Plan designation and zoning classification of the site; and WHEREAS, it is a stated goal of the Housing Element of the General Plan to "Provide a variety of housing types to accommodate all economic segments of the City," and WHEREAS, it is a stated goal of the Housing Element of the General Plan to "Promote equal housing opportunity for all residents," and WHEREAS, it is a stated goal of the Housing Element of the General Plan to "identify adequate sites to achieve housing variety," and WHEREAS, it is a stated policy of the Housing Element of the General Plan to "provide high quality housing for current and future residents at all income levels to achieve a "balanced" community," and WHEREAS, it is a stated policy of the Housing Element of the General Plan to "encourage housing construction or alteration to meet the needs .of residents with special needs such as large families, the elderly and disabled," and WHEREAS, it is a stated policy of the Housing Element of the General Plan to "provide a range of residential development types in West Covina, including low density single-family homes, moderate density townhomes, higher density multi -family units, ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\GPA Reso_FW.doc Resolution No. General Plan Amendment No. 12-01 January 15, 2013 - Page 2 and residential/commercial mixed use in order to address the City's share of regional housing needs," and WHEREAS, it is a stated policy of the Housing Element of the General Plan to "explore opportunities for new residential development within those areas of the City occupied by vacant or underutilized, obsolete commercial and industrial uses." WHEREAS, it is a stated policy of the Land Use Element of the General Plan to "Preserve the essential residential character of West Covina — a City of beautiful homes"; and WHEREAS, it is a stated policy of the Land Use Element of the General Plan to "Arrange land uses with regard to the health, safety, convenience and welfare of the residents of the City." WHEREAS, the Planning Commission upon giving the required notice did on the 111h day of December, 2012, conduct a duly noticed public hearing to consider the subject application for a General Plan amendment, at which time the Planning Commission adopted Resolution No. 12-5493 recommending approval to the City Council; and WHEREAS, the City Council did, on the 15th day of January, 2013, conduct a duly advertised public hearing as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties. NOW, THEREFORE, the Planning Commission of the City of West Covina does hereby resolve as follows: SECTION 1: Based on the evidence presented, both oral and documentary, the Planning Commission recommends that the City Council approve General Plan Amendment No. 12-01, amending the land use designation for the subject property as set forth on the Land Use Map as depicted on Exhibit A; and SECTION 2: A Mitigated Negative Declaration of Environmental Impact has been prepared in accordance with the California Environmental Quality Act of 1970, as amended. SECTION 3: The Secretary shall be instructed to forward a copy of this Resolution to the City Council for its attention in the manner prescribed by law. APPROVED AND ADOPTED on this 151h day of January, 2013. Mayor Shelley Sanderson ATTEST: City Clerk Laurie Carrico STATE OF CALIFORNIA COUNTY OF LOS ANGELES CITY OF WEST COVINA ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\GPA Reso FW.doc Resolution No. General Plan Amendment No. 12-01 January 15, 2013 - Page 3 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 15"' of January, 2013. AYES: NOES: ABSENT: ABSTAIN: City Clerk APPROVED AS TO FORM: City Attorney Arnold Alvarez-Glasman ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\GPA Reso_FW.doc EXHIBIT A GENERAL PLAN AMENDMENT NO. 12-02 Indicates area proposed to be redesignated from "Low Medium Residential" to "Medium Residential" ATTACHMENT 3 ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA APPROVING ZONE CHANGE NO.12-01 ZONE CHANGE NO.12-01 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Kye Evans, Brandywine Homes LOCATION: 512 S. Valinda Avenue WHEREAS, there was filed with this City a verified application on the forms prescribed in Section 26-153 and 26-199 of the West Covina Municipal Code, for the reclassification from: "Single -Family Residential (R-1)" to "Specific Plan No. 25 (Waverly Specific Plan)" on a portion of that certain property generally described as follows: Assessor Parcel No. 8476-023-045, in the records of the Los Angeles County Assessor; and WHEREAS, the proposed zone change is requested to provide consistency between the General Plan and Zoning Map, and to establish zoning standards for the subject project; and WHEREAS, said zone change application is requested to allow for the development of 19 single-family dwelling units; and WHEREAS, consistent with the request, the applicant has also requested a General Plan amendment (General Plan Amendment No. 12-01) to amend the project site General Plan Land Use Designation from "Low Medium Residential" to "Medium Residential." WHEREAS, a tentative parcel map (No. 71942) has been submitted for the subdivision of a 5.1 acres parcel into three parcels; and WHEREAS, a tentative tract map (No. 71960) has been submitted for the subdivision of Parcel No. 2 of Tentative Parcel. Map No. 71942 into 24 lots to be developed with 19 single- family dwelling units; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 11th day of December, 2012, conduct a duly noticed public hearing to consider the subject application for a Zone Change, at which time the Planning Commission adopted Resolution No. 12-5494 recommending approval of the application; and WHEREAS, the City Council did, on the 15th day of January, 2013, conduct a duly advertised public hearing as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties; and WHEREAS, studies and investigations made by the City Council and in its behalf reveal the following facts: 1. The project consists of a development plan for the construction of 19 single- family dwelling units on a 2.31-acre parcel. ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\ZC Ord.doc Ordinance No. , • Zone Change No. 12-01 January 15, 2013 - Page 2 2. The project includes a General Plan amendment to amend the subject General Plan Land Use Designation from "Low Medium Residential" to "Medium Residential" on a portion of the subject property. 3. The project includes a zone change requesting to change the zone from "Single - Family Residential (MF-8)" to "Specific Plan No. 25 (Waverly Specific Plan)" that allows for 19 single-family residential units on a portion of the subject property. 4. The project includes a tentative parcel map to divide the existing 5.1-acre property into three separate parcels. 5. The applicant is requesting approval of a tentative tract map to subdivide the site into 24 parcels. Nineteen lots would be developed with dwelling units and the remaining five lots would provide for a private street and common open space. The project consists of a plan to approve the design and allow the construction of a four-story medical office building with 39 condominium units and a surface parking lot with 218 parking spaces on an approximately 2.69-acre development site. In addition, the project includes the expansion of the parking lot on the south side of the library to 129 parking spaces. 6. 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. 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 will facilitate the development of a small -lot single- family project that allows for a density of 8.2 units per acre within Specific Plan 25. Since the last General Plan update in 1985, the housing market has changed to provide different types of housing to accommodate the population growth as well as to provide diverse housing that meets the population needs. Since most cities within the San Gabriel Valley are built out, most new residential projects are infill development in underutilized sites or in a mixed -use setting. Allowing different type of housing and flexibility of development standards, Cities can continue to provide new housing to accommodate the growing population and meet their fair share of regional housing. Therefore, the City did not envision allowing parcels smaller than 6,000 square feet in area. As such, there are changed conditions since the existing zoning became effective to warrant changes in relaxing the more traditional development standards established in 1980s when the City was rapidly developing. ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\ZC Ord.doc 'Ordinance No. • Zone Change No. 12-01 January 15, 2013 - Page 3 b. An environmental study, in compliance with CEQA, has been prepared determining that mitigation measures are required. The mitigation measures serve to prevent adverse impact on the future project to be constructed on the site, surrounding land uses, and service systems. In addition, the proposed zone change will not adversely affect adjoining property value and will not be detrimental since the area is improving by redeveloping an underutilized site that contains vacant buildings. C. The City of West Covina's Regional Housing Needs allocation (RHNA) for the 2008-2014 planning period had been determined by SCAG to be 2,462 units including 631 units for very -low income households, 388 units for low income households, 417 units for moderate -low income households and 1,026 units for above moderate households. In recent years, the City has built higher density units primarily for senior citizens only. Although the proposed units are not considered affordable units as units being subsidized by any public funding mechanism, the 19 single family residential units would be potentially more affordable than the traditional units on larger parcels. In addition, the project provides an additional housing type that is a cluster design and provides the privacy and/or security of being a gated community. The Housing Element of the General Plan calls for "exploring opportunities for new residential development within those areas of the City occupied by vacant or underutilized, obsolete commercial and industrial uses." The Specific Plan would take advantage of redeveloping a site that is currently occupied by an underutilized site and vacant buildings and take advantage of the property's proximity to mass transit and adjacent commercial/retail uses within walking distance. As such, the change of zone will be in the interest of the public health, safety, and general welfare. d. The proposed zone change requires a General Plan amendment. The General Plan land use designation would be amended to change the land use designation for the subject site from "Low Medium Residential" to "Medium Residential." The General Plan establishes densities for the different residential land use designations. The General Plan Amendment would allow the subject site to be developed at a density of 8.2 units per acres, which is consistent with the density allowed in the General Plan Use Designation for "Medium Residential." As such, the proposed zone change will not adversely affect the comprehensive general plan of the City. e. The approval of such zone change is consistent with the proposed General Plan amendment land use designation of "Medium Residential". The proposed land use designation allows for a density range of 8 to 15 units per acres. The proposed project is consistent with the development standards set forth in the Specific Plan No. 25 (Waverly Specific Plan). NOW, THEREFORE, the City Council 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. 12-01 is hereby found to be consistent with the City's General Plan and the land uses permitted within said zone classification. SECTION NO. 2: The Planning Commission does hereby recommend to the City Council that it approve Zone Change No. 12-01, adopting the specific plan text as set forth in Exhibit A and changing the zoning designation for the subject property as set forth on Exhibit B and amending the Zoning Map of the City of West Covina. SECTION NO. 3: The Secretary is instructed to forward a copy of this Resolution to the City Council for its attention in the manner prescribed by law. ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting L I5.2013\ZC Ord.doc Ordinance No. ! 1 Zone Change No. 12-01 January 15, 2013 - Page 4 SECTION NO.4: The City Clerk shall certify to the passage of this Resolution. APPROVED AND ADOPTED on this 15t1' day January, 2013. Mayor Shelley Sanderson ATTEST: City Clerk Laurie Carrico 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 15t1i day of January 2013. AYES: NOES: ABSENT: ABSTAIN: City Clerk Laurie Carrico City Attorney Arnold Alvarez-Glasman ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\ZC Ord.doc EXHIBIT Waverly Specific Plan City of West Covilla November 2012 0 Waverly A Planned Community Prepared for: City of \jest Covina 1444 West Garvey Avenue West Covina, CA 91790 Applicant: Brandywine Homes 16580 Aston Street Irvine, CA 92606 Prepared by: D33 Design & Planning, Inc. 18 Gossamer Place Ladera Ranch, California 92694 Phone: (949) 230-4537 Fax: (949) 544-0427 Specific Plan Consultant Team: DMS Consultants, Inc. Malefyt Land Planning Waverly. Specific Plan November 2012) Table of Coltents Executive Sumffiary ES.1 Introduction ES-1 ES.2 Residential Area ES-1 ES., Specific Plan Components ES-2 Section 1.0 Plan Overview 1.1 lnti-oduction 1 1.1.1 Project Context 1 1.2 Specific Plan Objectives 1 1.3 Project Location 1 1.4 Authority for the Specific Plan 1.5 General Plan Consistency Section 2.0 Land Use 2.1 Land Use Plan 7 2.2 Land Use Summary 7 Section 3.0 Project Phasing 3.1 Phasing Policies 12 Section 4.0 Development Standards 4.1 General Provisions 14 4.2 Development Standards 14 4.11 Residential Development Standards 14 4.3 Residential Development Standards 14 4.3: I Floor Plans 14 4.4 Residential Parking Requlrelnel]ts 14 4.4.1 Location of Parking Spaces 14 4.4.2 Vehicle Access 14 4.4.3 Design and Improvements 15 4.5 Community Preservation/Maintenance 15 Section 5.0 Design Guidelines/Requirements 5.1 Purpose and Intent 18 5.2 Single Family Design Guidelines/Requirements 15 5.2.1 Architectural Style 18 52.2 Materials 18 5.2.3 Roofs 19 5.2.4 Windows 19 5.2.5 Balconies and Sundecks 19 5.2.6 Gutters and Downspouts 19 52.7 Exterior Lighting 19 5.3 Accussoi-y Elements 20 5.3.I Trash 20 Waverly Table of Contents specific P1a11 November 2012 Table of Contents 5.4 Non -Architectural Elements ?0 5.4.1 Mechanical Equipment 20 5.42 Meters 20 5.5 Perimeter Security 20 Section 6.0 Landscape Design Standards and Guidelines 6.1 Residential Landscape Design Standards and Guidelines 59 6.2 Valinda Avenue Landscape Character 59 6.3 Community Open Space Area 59 6.4 Landscaping 59 60 6.5 Entry Monument Lighting 60 6.6 Walls and Fences 60 6.7 Landscape Plans 60 6.8 Irrigation Design 60 6.9 Landscape Maintenance 60 6.10 Pedestrian Linkages (Street and Walkways) 60 6.11 Plant Palette 61 Section 7.0 Signage 7.1 Signs 69 7.1.1 Signage Design Guidelines 69 Section 8.0 Infrastructure, Utilities and Public Services 8.1 Purpose and Intent 71 8.2 Vehicle Circulation 71 S.3 Grading 71 8.4 Standard Urban Stormwater Mitigation Plan (SUSMP) 71 8.5 Storm Drain Plan 71 8.6 Sewer Plan .71 8.7 Water Plan 72 9.8 Utilities 72 8.9 Public Services 72 8.10 Subdivision 73 Section 9.0 implementation and Administration 9.1 Infrastructure and Public Services Financing 75 9.2 Application Processing 75 9.3 Specific Plan Amendments/Minor Adjustments 75 9.4 Interpretation 76 Waverly -- -m Table of Contents ----- -- - - - -- -- - -- - --- -- - - e Plan November _'012 ii F • • LIST OF EXHIBITS Page Exhibit 5 1 Vicinity Map 6 , Aerial Map b 3 Proposed Land Use Plan 9 4 Existing Zoning Map 10 5A Conceptual Site Plan 11 5B Minimum Typical Lot 13 6 Phasing Plan 16 7 Residential - Development Standards 8 Conceptual Floor Plans 17 9A Plan I - Spanish - Conceptual Front Elevation (Scheme 1) ,� 9B Plan 1 - Spanish - Conceptual Wrap Elevations (Scheme 1) 23 9C Plan 1 (Enhanced) - Spanish - Conceptual Wrap Elevations (Scheme 1) 24 9D Plan 1 - Spanish - Conceptual Wrap Elevations (Scheme 1) - Lot 6 25 10A Plan 1 - Spanish - Conceptual Front Elevation (Scheme ?) 26 lOB Plan I - Spanish - Conceptual Wrap Elevations (Scheme 2) 27 MC Plan 1 (Enhanced) - Spanish - Conceptual Wrap Elevations (Scheme 2) 78 1 OD Plan 1 - Spanish - Conceptual -Wrap Elevations (Scheme 2) - Lot 6 29 11A Plan 1 - French - Conceptual Front Elevation (Scheme 1) 30 11B Plan 1 - French - Conceptual Wrap Elevations (Scheme 1) 31 11 C Plan 1 (Enhanced) - French - Conceptual Wrap Elevations (Scheme 1) 37 11D Plan 1 - French - Conceptual Wrap Elevations (Scheme 1) - Lot 7 33 12A Plan 1 - French - Conceptual Front Elevation (Scheme 2) 34 12B Plan 1 - French - Conceptual Wrap Elevations (Scheme 2) 3 5 12C Plan 1 (Enhanced) - French - Conceptual Wrap Elevations (Scheme 2) 36 12D Plan 1 - French - Conceptual Wrap Elevations (Scheme 2) - Lot 7 37 13A Plan 1 - Spanish - Conceptual Front Elevation (Scheme 1) 38 13B Plan 1 - Spanish - Conceptual Wrap Elevations (Scheme 1) 39 13C Plan 1 (Enhanced) - Spanish - Conceptual Wrap Elevations (Scheme 1.) 40 13D Plan 1 - Spanish - Conceptual Wrap Elevations (Scheme 1) - Lot. 6 41 14A Plan 1 - Spanish - Conceptual Front Elevation (Scheme 2) 42 14B Plan I - Spanish - Conceptual Wrap Elevations (Scheme 2) 43 14C Plan 1 (Enhanced) - Spanish - Conceptual Wrap Elevations (Scheme 2) 44 14D Plan l - Spanish - Conceptual Wrap Elevations (Scheme 2) - Lot 6 45 15A Plan 1 - French - Conceptual Front Elevation (Scheme 1) 46 15B Plan 1 - French - Conceptual 'Wrap Elevations (Scheme 1) 47 15C Plan 1 (Enhanced) - French - Conceptual Wrap Elevations (Scheme 1) 48 15D Plan 1 - French - Conceptual Wrap Elevations (Scheme 1) - Lot 7 49 16A Plan I - French - Conceptual Front Elevation (Scheme 2) 50 16B Plan I - french - Conceptual Wrap Elevations (Scheme 2) 51 16C Plan I (Enhanced) - French - Conceptual Wrap Elevations (Scheme 2) 52 16D Plan 1 - French - Conceptual Wrap Elevations (Scheme 2) - Lot 7 53 Waverly - Table of Contents Specific Plan November20J2 iii LIST OF EXHIBITS Continued — Exhibit 17A Proposed Color Scheme - Spanish (Scheme 1) 17B Proposed Color Scheme - Spanish (Scheme 2) 17C Proposed Color Schenje - French (Scheme 1) 17D Proposed Color Scheme - French (Scheme 2) 17E Proposed Color Schemes - Matrix IS Conceptual Landscape Master Plan 19A Conceptual Wall Plan 19B Proposed Wall Details 19C Valinda Avenue Enhanced Wall Detail 19D Valinda Avenue Street Scene 20 Site Furniture and Materials Photos 21 Proposed Monument Elevation 22 Tentative Tract Map PaL7e 54 55 56 57 58 63 64 65 66 67 68 70 74 \Vaverly Table ul CoZ )tems SpL�ciiic Plan November 2012) iv Executive Summary ES.] INTRODUCTION The Waverly Specific Plan addresses approximately ?.3l acres of land located within the City of West Covina. The regional context and local setting of the Waverly Specific Plan are Illustrated in Exhibits 1 and 2, Vicinity and Aerial Maps, on pages 4 and 5 of the Specific Plan document. Waverly is a single family detached community designed to create a livable community com- patible with the traditional development characteristics of West Covina. The Specific Plan as illustrated in the Site Plan (Exhibit 5A) combines the 19 unit residential neighborhood with a passive open space area offering an opportunity for social gathering within an open space iwence of commerci setting, along with the convenal amenities to the north and est. The guiding design principles for the community include the following: • Traditional "Spanish" and "French" architectural design. • Sustainable development practices addressing energy efficiency. The proposed development shall be comprised of 4 Phases. Waverly shall be developed in 4 phases: the developer shall complete the offsite improve- ments as Phase 1, Phase 2 shall be the construction of the Models (lots 1 & 2) as well as the infrastructure of the site, Phase 3 shall be the the construction of lots 3 - 10 and 19, and Phase 4 shall be the construction of lots 11 - 18. Phase 2 shall start development after Phase I completion or thereafter; and so forth. See Exhibit 6 for Phasing Plan. The project shall require a General Plan Amendment, Zone Chan(le, adoption of the Specific Plan, and Tentative Tract Map approvals. ES.2 RESIDENTIAL AREA Single family residential neighborhood areas are designed in keeping with the above prin- ciples resulting in thefollowing: • Designed at a human scale and oriented to pedestrian activity. • Provide single family detached housing within the City of West Covina. • Provide an enjoyable outdoor experience throtigh the passive open space area. • Provide rich traditional "Spanish" and "French" design elements throughout the residential CC) III munI ty. ---- -- ---- -------------------------------------------------------- Executive Summary --- ------ — -Specific Plan November 2012 ES-1 ES-3 SPECIFIC PLAN COMPONENTS The Waverly Specific Plan is organized into the following sections: • Section 1 - Plan Overview The plan overview serves to acquaint the reader with the project setting, a general description of the project proposal, the goals and policies of the Specific Plan, the Specific Plan objectives, and General Plan consistency. • Section 2 - Land Use The Land Use section describes the existing zoning and land uses and what the specific plan is proposing to change them to. • Section 3 - Project Phasing This section describes the project phasing including location and order. • Section 4 - Development Standards This section provides the developmental standards. It covers the setbacks, parking requirements, maximum lot coverage, maximum building height and minimum landscaping and open space requirements, as well as the permitted and prohibited uses. • Section 5 - Design Guidelines/Requirements The design guidelines include graphic representations and text to guide the architecture of the Waverly community. • Section 6 - Landscape Design Standards and Guidelines This section provides graphic representation of the landscape design standards of the community, touching on every detail. • Section 7 - Signs The signs section covers the signage throughout the community such as home address and entrance monumentation. • Section b - Infrastructure, Utilities and Public Services This section discusses the technical information regarding necessary infrastructure such as vehicle circulation; grading of the site storm drainage, water and sewer plans, public services, etc. Waverly S �ecific Plan Executive Sumnrar3November 2012 ES-2 Section 9 - Implementation and Adiiiinistration This section covers Specific Plan implementation through plan check, timing of improvements, maintenance responsibilities, and any amendments of adJustmeMs that may be needed. Waverly Executive Summary Specific Plan November 2012 r'S-3 Plan Overview 1.1 INTRODUCTION The Waverly Specific Plan is a 2.31 acre single family development. The purpose of the Waverly Specific Plan is to ensure compatibility of the project with tilt existing neighborhood surrounding the site and propose a residential component to create a high duality environment. The current General Land Use Designation of the proposed site is classified as Low Medium Residential and with the Specific Plan would like to.change it's classification to Medium Residential. Future development shall be consistent with the Spe- cific Plan regulations for land use, design standards, infrastructure, utilities, and public ser- vices; and construction shall be consistent.with the current California Building Code (CBC). 1.1.1 PROJECT CONTEXT The project site consists of a 2.31 acre parcel currently zoned Residential 8 dwelling units per acre (MF-8) and is currently utilized by the First Immanuel Lutheran Church. The total 5 acre First Immanuel Lutheran Church property is currently comprised of the church, cliurch parking lot, offices, a school and playfield. The developer is currently under contract to purchase the northern 2.31 acres that is currently the school facility and adjacent playfield. Escrow is scheduled to close in the first quarter of 2013. I.2 SPECIFIC PLAN OBJECTIVES The Waverly Specific Plan is intended to fulfill the following objectives: , • To provide a quality community with cohesive design. • To provide single family housing opportunities within the City of West Covina for the general population. 1.3 PROJECT LOCATION The project is located in the northwestern portion of the City of West Covina. Specifically at 512 South Valincla Avenue. Currently, the parcel is zoned (MF-8) Residential 8 dwell- ing units per acre, consisting of a large grass field and a building owned by the First Im- manuel Lutheran Church which is bordered by a parking lot and the Walnut Creel: Wash (L.A.C.F.C.D.) to the north and existing single family residential to the east (zoned M.F-8), Service Commercial to the west directly across Valinda Avenue, and immediately to the south is the existing First lnlnianuel Lutheran Church and parking lot (zoned MF-8). See Exhibits 3 and 4 for the Proposed Land Use Plan and the Existing) Zoning Map. 1>l�averly 1. Plan Overview Specific .Plan November 2012 1.4 AUTHORITY FOR THE SPECIFIC PLAN The Waverl}" Specific Plan. is established through the authority granted to the City of West Covina by California Government Code, Title 7, Division I, Chapter 3, Article b, Sections 65450 through 65457 (Specific Plans). A specific plan is a legislative planning tool, regulatory in nature, and serves as zoning law for the property involved. Development plans, site plans, and tentative tract/parcel maps must be consistent with both the specific plan and the City's General Plan. According to the California Government Code (Section 65451), a specific plan shall contain the following elements: a. A specific plan shall include text and a diagram that specify all of the following detail. - The distribution, location, and extent of the uses of land, including open space within the area covered by the plan. 2. The proposed distribution, location and extent, and intensity of major components of public and private transportation, sewage, water, drain- age, solid waste disposal, energy and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. 3. Standards and criteria by which development will proceed and standards for the conservation, development, and utilization of natural resources, where applicable. 4. A program of implementation measures including regulations, programs, public 'works projects, and financing measures necessary paragraphs 1 and 2. A Specific Plan shall include a statement of its relationship to a general plan. Section 1.5 below discusses the relationship of the Waverly Specific Plan to the City of West Covina's General Plan. 1.5 GENERAL PLAN CONSISTENCY Per the California Government Code, Section 65454 "Consistency with the General Plan," the Waverly Specific Plan must be consistent with the City of West Covina's General PIan. The Governor's Office of Planning and Research defines consistency with a General Plan as "a program or project that will further the objective and policies of the General Plan." 1. Plan Overview specific Plan November 2012 As required by state law, this section provides an assessment of consistency with the City's goals and objective of the curl-ent General Plall. The framework fol tills assessmellt Is the list of the City's goals and objectives drawl, from the Housing Element and Land Use Ele- merit. The goals and objective are presented in upper case letter and italics. The discussion following the goals and objective outlines the Specific Plan's conformance to these goals and objectives. In conjunction with the proposed Specific Plan, the. proposed project requests a General Plan Amendment to designate the site as Medium Resicicntial Land Use Designation. The Waverly Specific Plan shall serve to 11"Plemenl the following General Plan Goals: • Housing Element - Goal l : ''To provide nil I-esiclent.s of lfiest Covina ),Oth opportunities to lave in decent, safe, sanil.al-i, and enel— -effacienl housim, al costs thel, Can recasonabl , afford. " Strategies: • The City will encourage the construction of' a wide variety of new housing to meet the needs of all residents. The City will also examine local standards, regulations and requirements to determine their impact on development costs and recommend appropriate adjustments to reduce these costs. The Waverly Specific Plan shall implement this goal by providing single family homes in a Hell designed community, compatible �,<ith the surrounding neighborhoods, and design to meet all energy and building codes to create a decent, safe and sanitary community. • Housing Element - Goal 2: "To erasure equal access to housing to all persons, regardless of sex, age, race, 177a7-ital status, ethnic background, handicap, source of income, or other characteristics. " Strategies: • Programs & activities will be undertaken to encourage equal housing opportunities for everyone and to ensure enforcement of fair housing laws. The Waverly Specific Plan shall implement tills goal by allowing anyone, regardless of sex, age, race, marital status, ethnic background, handicap, source of income, or any other characteristic to live within the community. • Housing Element - Goal "To asszo-e that Colinas housing stock is preserved, Ive//-mainloinea', a77d of sound quollty 1hi-o1lgh 1)7at171e17a17CG', conse7-V,-11ion; C117d rehobililatlol7 l7]"rl�]"a177,S. _ W-averly I. Plan OvervieW Specific Plan Nove bei-2012 Strategies: • The City will undertake the enforcement of the Property Maintenance Ordinance \ bleb is intended to preserve existing residential, as well as nonresidential structures in attractive; safe and sanitary conditions. The City will enforce local zoning, housing, fire and building codes to maintain safe and decent housing. ific Plan shall implement tills goal by ensuring that the community The \>,raverly Spec shall have a Homeowner's Association program to regulate the niaintainance of the comIntill )ty • Land L)se, Element - Goal 1 : ''Preserve the essential re,s-jderrti.al character of West Covina - cr ci.t>> of beautifzrl horn es. " Strat.egles: • ries of action programs to implement housing construc- The City has developed a setion, preservation, and conservation goals. The Waverly Specific Plan shall implement Residential Development Standards to ensure that the Waverly community is that of beauty. • Use Element - Goal 2: ".Arrarr�e land uses with regard to the health, safety, Con- Landverri.ence and i,velfare of the residents of the City. " Strategies: • The City of West Covina's zoning map shows the land uses arranged in regards to the health, safety, convenience and welfare of the residents of the City. The Waverly Specific Plan shall implement this goal by rezoning the site from MF-8 to Specific Plan which will allow single family homes to be built at a density slightly over the maximum 8 dwelling units to the acre under the MF-8 zoning. Tile transition between the MF-5 residential development to the east and the Service Commercial to the west, the new zoning (Specific Plan) will provide a cohesive transition. Waverly 1. Plall OVer\�1C;\�� Specif c Plan November 2012 4 Aerial Map EXHIBIT- ' 1. Plan Overview Specific Plan November 2012 Land Use 2.1 LAND USE PLAN The Specific Plan seeks a maximum density of 8.2 dwelling units per acres and developable lot sizes varying from 3,1121 square feet to 5,035 square .feet. The median lot size is 3,245 1011 square feet and the average lot size is 3,451 square feet in area. The minimum lot dlmens' allowed by the Specific Plan is 41'-6" lot width and 75'-0" in depth. The 1>iaverly Specific Plan is currently zoned Single -Family Residential, Area District 11 allowing 8 dwelling units per acre and designated Low Medium residential within the West Covina General Plan. The zoning shall be chanbed from Single -Family Residential, Area District 11 to Specific Plan. 2.2 LAND USE SUMMARY The ?. acre deg elopment shall consist of a "Specific Plan" land use component. The resi- 1 dential development shall consist of two-story single family residence totaling 19 units, with a passive open space areas. 11. Land Use Spcciiic Plan November ?Ol? 7 0 9 Proposed Land Use Plan EXHIBIT - 3 1. Land Use Specific flan November 2012 Existing Zoning Map / • I i 1 I _ Fb �. .. _ u i c 1 \ •, \`'PPP � /4c � r� I 11 .•i I Y \� _fY �O "I � r r I II.+ 1� r; 1 I I 1: > J X. is 21 .. '. Legend Residential Commercial and Industrial Public Use Overlays - i I, I'^' N-C - Nelgllbobood Commercial �I P-B - Public Building Oulduul use, Gvaday Gone R-A- Residentiat Agncultwe nq �5,�.;y5.�: S-C - Service Commerclal 1-;', 0-5 - Open Space I-, i Hillside Overlay Zone R-1 - Residenlial Single Family . F7Y76913i I_._...., Civic Cenle, Overlay Zone MF-b - Residenlial G dulac R-C - Regional Gonlmelaal Master Plans and Specific Plans - - - MF-15 - Residenlial 15 dulac I j; C-2-INedmmCommerclal PC'D-1 - Planned Community Uevelonlegl IVIF-•20 - Resloenlial 20 dulac C-3 - lieav Commercial Y SF - SyeciUc Ptan ----- Cir liounoaq• 1" - Ivl f--q5 - Reslrlen1ia14517wac o:P - oti ce Piolesslonal ...r...}; Nr1-Manulaclunng GYt¢789 I-P - Planned Inouslrial - EXHIBIT- 4 Waverly- specific Mali il. Land Use November 2012 9 Conceptual Site Plan _ ) \ a(I 11,1fu T II z.3 lot l! mT..TF Ltli I C !.!jlSj j._. Itll7 Ja t Itll 1 ,II ll 11)'I 11111 J( 54 IJ .11 CI 1 li'I 11S Sr Li T I I' I .. .. ..-. .... 93. Cf ! .._ LOT 11 ..... 1,,1 tS} 1.4)11 ��. ST \\Ft1GF If Cl/I 15I Cr l\11C1:.11\f I lT Sl7f. M� '�`.I \\I I(tl L111 CIJ. I - .......... L Minimum Typical Lot 4.1.5 1-Hour Rated Eve Detail 3-?5' Use Benefit Easement LAMM'- H- Land Use Specific PLm November M2 Project Phasi.ng 3.1 PHASING POLICIES The follo A,ing policies are intended to ensure that the Wavcrly Specific Plan shall provide the essential infrastructure and services to support each phase of development. See Exhibit 6, Phasing Plan, (following page) for Waverly Specific Plan project phasing. • All new development shall provide the appropriate level of public improvements, services and utilities to adequately serve the proposed uses for each phase of development. Confirmation by the Public Works department of adequate facilities shall be provided error to the Issuance of building permits. • Waverly shall be developed in 4 phases: the developer shall complete the offsite improvements as Phase 1, Phase 2 shall be the construction of the Models (lots 1 d': 2) as well as the infrastructure. of the site, Phase 3 shall be the the construction of lots 3 - 10 and 19, and Phase 4 shall be the construction of lots 11 - 18. • Phase 2 shall start development after Phase 1 completion or thereafter; and so forth. • To the maximum extent feasible; all backbone infrastructure for sewer; water, drainage facilities; and street improvements for Valinda Avenue shall be provided for the entire project within the first phase of development. The existing 5'-6" wide sidewalk along Valinda Avenue shall also be maintained. The improvements shall be paid for by the. developer. • if needed, temporary on -site private streets and drive aisles shall be provided subject to the approval of the Public Works and Fire Departments. • Each£undevelopcd phase shall be maintained m a weed free condition. Waverly Ill, Project Phasing Specific Plan NIo ember 2012 12 Phasing Plan c) or EA71IB17'- 0 111. Project Phasing specific I'lall November 2012 13 Development Standards 4.1 GENERAL PRO\/IS10NS A. Any situations not specifically addressed by the 1�iaverly Specific Plan, shall be subject to the West Coy ina Municipal Code (Chapter 26, Zoning), as long as such regulations are not in conflict with the intent. and the objectives of the \A�averly Specific flan as defined in Section 1.2. 4.2 DEVELOPMENT STANDARDS The development standards for Waverly is described in Exhibit 7 on page 16. 4.2.1 RESIDENTIAL DEVELOPMENT STANDARDS The development standards within Exhibit 7 shall be used in conjunction With the single family design guidelines/requirements contained in Section 4.3 and Exhibits 7 - 17E. 4.3 RESIDENTIAL DEVELOPMENT STANDARDS 4.3.1 FLOOR PLANS There shall be two minimum floor plan types, varying square footages; ranging from amini- . mum of approximately ±2,000 square feet to +2,700 square feet. Refer to Exhibit. 8 for the conceptual floor plans. 4.4 RESIDENTIAL PARKING REQUIREMENTS This section shall be considered the "Master Parking Requirements" for the Waverly Specific Plan. The project shall provide a minimum of 4.5 parking spaces per unit; 2 garage spaces per unit plus 2 driveway spaces, and 0.5 open/guest parking spaces per unit. 4.4.1 LOCATION OF PARKING SPACES Each unit shall have a minimum of two designated covered parking space provided within an attached garage, two spaces shall be provied within the driveway, and the additional guest parking shall be evenly distributed throtighout the site. Refer to Exhibit 7 for the Residential . Development Standards. 4.4.2 VEHICLE ACCESS Access to the project site shall be from a dedicated and improved street; Valinda Avenue. A gated entry is proposed off of Valinda Avenue accessing the site. The entry shall comply with the Security Gate Standards. Interior access shall be allowed via private. streets and driver--vays. \Wa v erl y IV. Development Standards specific 1112111 Novembtj 2012 14 4.4.3 DESIGN AND IMPROVEMENTS All parking areas shall be surfaced with or paved with porous asphalt concrete, concrete, or other- surface approved by the City Public Works Department, and shall thereafter be maintained in good condition. 4.5 COMIA UNITY PRESERVATION/MAINTENANCE Waverly shill have a private Homeowner's Association. The association shall provide main- tenance of all private common area improvements, landscape, entry (Tate, fence and wall repairs. - - - - - - --- - - - - - -- - -- --- ---- - Waverly - IV. Development Standards specific Plan Nlovembei 2012 15 Residential - Development Standards CRITERIA LOT SIZE Minimum Lot Area: Minimum Lot Width: Minimum Lot Depth: MINENJUM SETBACKS Front Setback: Rear Setback Rear Setback to Patio Cover: Rear Setback to Balcony/Sundeck: Side Setback: Distance Between Buildings: Height: Building Lot Coverage (max. percent): Minimum Drive Aisle Width: Required Covered Parking Spaces: Required Driveway Parking Spaces: Required Guest Parking Spaces: Garage Stall Dimension: Minulnum Driveway Length-. Standard Driveway Stall Dimension Standard Parking Stall Dimension: Parallel Parking Stall Dimension: SPECIFIC PLAN 3,112 Square Feet (0.07 Acres) 41'-6" 75'-0" 10' inin1mt1111 10' minimum 5' m 111 mum 5' minimum T-3" minimum 6'-6" minimum 30'-0" maximum (finished grade to top of ridge line) 60% (Gross Area) 20'-0" (2)T-0" including parallel spaces) 2.0 covered spaces per unit 2.0 spaces per unit 0.5 spaces per unit 20'-0" x 20'-0" clear (interior dimensions) 20'-0" (from garage door to property line) 8'-0" x 20'-0" (16' x 20' for 2 spaces) 9'-0" x 18'-0'' x Permitted Uses: Single family residential units. Prohibited Uses: All of which are not stated as Permitted Uses. * = Balconies and suridecks may be added, EXCEPT to lots 5-8 LWHIBIT - ? - -------- ---------- IV Dcvclopment Standards Spcc,iic Plan November 2012 16 ........... K-m FMO First Floor Plan - ±907 Sq- Ft- Second Floor Plan - ±1,24 1 Sq. Ft. Plan I - ±2,148 Sq. Ft. Conceptual Floor Plans First Floor Plan - ±1.,063 Sq- Ft. Second Floor Plan - ±1 1366 Sq. Ft. Plan 2 -:E2,429 Sq. Ft. 0 -'Square Footages are only estimates; refer to Final Construction Documents. 4 16 EXI I 1B / T - IV Development Standards Specific PW No,ember 10 12 17- Design Guidelines /Requirements 5.1 PURPOSE AND INTENT The purpose of this section is to ensure that all development within file LWdeli_ly Specific I P Plan shall conform to high standards. of design quality. The o b b They are intended to requirements seek to establish a design frame ork or uiretile looi�strict guide and inform to the same extent that tile.} 1 as The architectural style used for tile Waverly Specific Plan. is definedthe soli aounding]areas of "French" the. architecture is Znitldf:ul� � �hbelo�III Ushall prothis videstyle gt idelines and requirements for West Covina. Sections 5.2 thto a the residential development. 5.2 SINGLE FAMILY DESIGN GUIDELINES / REQUIREMENTS The residences within Waverly are envisioned as traditional "Spanish" T& fench I stno' desle ign homes. Access shall be through a gated envy off of Valinda Avenue. guidelines shall help create a cohesive community through architecture landscaping, and site pim lanning. The exhibits shall provide graphic exampl�De�colrpon Development Staieidaldse(ExhibitL7)ifor ments into the project. Also refer to the Residential P detailed information. 5.2.1 ARCHITECTURAL STYLE All elevations shall be similar to the elevations enclosed, incorporating building forms, masses, roof design and authentic details and accent features that are consistent with the architectural style of the elevation. Reefer to Exhibits 9A through 16D for conceptual eleva- tectural styles, and Exhibits 17A - 1 7E for proposed tions, both Spanish and French arch] color schemes per style. Enhanced architectural enhancements shall be applied to the specified locations per the Conceptual Site Plan (Exhibit 5A) and the Enhanced Elevations (Exhibits 9C, I OC, l I C, 12C, 13C 14C, 15C ck 16C). Lots 6 & 7 sliall have modified rear and side elevations (spe- cific per lot) for privacy to the adjacent existing property o�� Hers. Refer to Exhibts 9D, 1 is 1 1 D, 12D, 13D, 14I 1 >D and ] 6D for Lot specific elevations. All. other non -specified lots shall show the standard elevations per Exhibits 9B, 1013, 1 1 B, 12B, 13B, 14B, 15B & 1 6B. 5.2.2 MATERIALS All surface treatments or materials shall be designed to appear as an integral part of the design, and not merely applied. All materials and colors shall wrap architectura] elements and terminate at inside corners. Waverly ----- _--_ Specific Plan V. Design November 2Ot2 l5 5.2.3 ROOFS A variety in roof forms, ridge and eave heights, and direction of hips of gables shall be required to ilvoid a monotonous roofscape as viewed from neighborhood streets, open space, etc. Roof pitch shall range front 4:12 to 6:12. Secondary roof elements that accentuate special features of the building's arcliitecture shall be a similar roof pitch but consist of a raised eave line as compared to adjacent roofs and consistent with the architectural style. Roof overhangs shall be a maximum of twelve inches and shall comply v,�ith the California Building Code. tile, low profile "S" the and concrete Flat -tile. Roof materials shall consist of concrete S- Fascia elements should be consistent with the architectural style of the building. Skylights and or solar panels are permitted. Skylight and or solar panel framing material shall be colored to match the adjoining roof. White "bubble" skylights are not permitted. 5.2.4 WINDOWS Window details, including header, sill and trim elements shall be consistent with the architectural style of the building. Window shapes and mullion patterns shall be consistent with the architectural style of the building. The shape and size of shutters shall be compatible with the �� indow opening. 5.2.5 BALCONIES AND SUNDECKS Balconies and sundecks are permitted and shall be designed consistent with its architectural style. Open rails may extend to the floor of the balcony or sundeck and shall be decorative in 1121ture. 5.2.6 GUTTERS AND DOWNSPOUTS Exposed gutters and downspouts shall be colored, to either snatch or complement the surface to which they are attached. 5.2.7 EXTERIOR LIGHTING Bollard lights shall be permitted in open space areas. Carriage lights could be permitted and shall be conslsLallt 1vlth the al-chitectural style of the buildJllg, Wavcrl�� S V. Design Guidelines/RequiremNov ents pecilir. Plan embcr21iJl2 19 5.3 ACCESSORY ELEMENTS 5.3.1 TRASH Resident trash containers shall be stored on the side yard of each unit. The trash containers. . shall be wheeled out to the designated area on the drjycN� ay apron on trash collection day. For those containers not reachable by the trash collection vehicle, the bins shall be placed on the dearest curb for trash collection day only. Outdoor trash enclosures are prohibited. 5.4 NON -ARCHITECTURAL ELEMENTS 5.4.1 MECHANICAL EQUIPMENT No mechanical equipment (air-conditioning, heating units, etc.) shall be mounted on, or at- tached to any pitched roof, nor shall they be placed within the side yard setback. They shall be located in the rear yard setback. Mechanical devices such as exhaust fans, vents, and pipes shall be painted to match adjacent roof and wall surfaces. 5.4.2 METERS Natural gas meters shall be mounted onto the external wall of the building. Builder shall contact the utility provider for minimum clearances. Electrical meters shall be mounted onto the external wall of the building, Builder shall contact the utility provider for minimum clearances. 5.5 PERIMETER SECURITY On the southern portion of the site, there is currently no wall separating the site and the - property to the south. A new 6' high masonry wall is proposed for the property line in between the First Immanuel Lutheran Church site and Waverly. The eastern property line that is shared with the existing residential community currently has a 6' high masonry wall securing the property line. However, a small portion along the eastern border on the north end has an existing chainlink fence. A new 6' high masonry wall shall be proposed to replace all existing walls (masonry and chainlink) for the entire length of the eastern property line. If the existing homeowner's do not wish to have their wall/ fence replaced, an entirely new masonry wall shall be constructed adjacent to the existing wall to secure the Waverly site. The northern property line, adjacent to the Walnut Creck Wash, does not currently have a security fence. A new 6' high masonry wall is proposed for the property line in between the Wash and Waverly. Waverly V. Design Guidelines/Requ]iemcnts Specific flan November 2012 ?0 LI lot s currently secured with a tube In the northwest corner of the site, the existing parking i steel fence. The tube steel fence shall remain as the security wall for Mlaverl}. ave, all), tYPe Of The western property line adjacent to Valinda Avemley ��rolpe tys not lMe blacking lots 15 and fence or N a11. A 6' high masonry wall is proposed for the,.ate is pro posed for the remaininD area of 16. A 6' high tube steel fence .and electrical entry b l l the western property line to secure the site. Waverly, ----- - — -- Specific Plan V. Design Guidelines/ReduireillentsNovember 2012 21 Plan 1 - Spanish - Conceptual Front Elevation (Scheme 1) 0 Front Elevation n 1 6 E,1 HINT - 9A Waverly -- specific plan V. Design Guidclines'Requilcmeuts Nown,bcr2012 22 Plan l Spanish - Conceptual Wrap Elevations (Scheme 1) Left Side Elevation is Plan I (Enhanced) - Spanish - Conceptual Wrap Elevations (Scheme 1) NOTES: LEFT side architectual enhancements shall ONLY apply to Lots 5. 17 & 19. RIGI IT side architectual enhancements shall ONLY apply to Lots 1, 16 & 19. Color Schemc may vary. ,gg��aea�ea' an eg va`°'aeQ Q3F,ra�Ac�bp$r5q'O'AQs°saPx r`.>u'a 'QxaaDa..,aD 'i'YC.QIfa►Ra wAa Re 1?Ap aaQ::a,'agAq ..yyDDa Ab �. AA^.A qa ap r.Pv•q,. G;[ y...A2 Aa 2'iTQ'61TC[.:Dt.s .9A Ri�t:q 'R WX ryAD9 DRf?D4 6 RJu`I'Db.TLN F'TS1.`L3 �¢i AS�IIF.Aii�� :0��..��ViP q'Tp Ty.P iR�pp GAA b R�1D �pV.R;A• �� 1.P.A� RYLCQ3' Q8 7di`WDQDCD.bµL 898.s$89�CB1BA tb[iQ.{i' £C 4 gA7l•J'A41R':LPAQ:4RPI[A4.FA RRR gYy1 RAR''SSP AAL'� ? QPOlq BPG . 82 F.Qo A�YSYIII.La 49D q?A t6Qir'�91P....C:9Q PJIG R8.8,960 jP,PGQ[, A:R AD I'Ll'. A tCG,Dp4" T�bP A,P;Oral RQ:D ADM/ZII:LJW ^,D [/1 Ry�f.RT1,A�.pAQ[AI I � �AI D ..:" �•1 �s I it vgY�,a A' I,µiP�pq'gV/{ 3�U`P'Aq LP QhRl,�i:f 9. q9�i 4'�l�il . - ..R `a�.`naxn �A4'a44�AAR.AM�Jt SC��fGNN'a'�A.RA iiR' p.Pa a;o,nMAax-. ..: .. Dz _ ^µ J • ; `! T1T Cy�! • jfKf €�i: 'il Pill Real- Elevatioll Right Side; Elevatioll 4 7 A 0 0 E; 'l1111 i i - 9Waverk N' bes!a!; rindJines"ReyUi!enrdnlc Specific Plan Novcmbcr 2012 24 Plan I - Spanish - Conceptual Wrap Elevations (Scheme I) - Lot 6 N.OTFS: REAR & LEFT side elevations shall ON LY apple to Lot 6. Color scheme may vary. Left Side Elevation Rear Elevation o a z s \uavcrh' EAW1131T- 91D Specific Plan 25 llesien CiuicicIines'ReyuircmenIF, 'JOie be, 2012 — fit{ 11 i j! VIEt* rf;e: St�lIty �q{ iWL ..-r• .t F� r �fe=.'+.q tar ix. a �7• Ae3 -�.�F. lcnt:?�t g .�•- t_ n.. � 'ice � � • �` s�RLlf� - Yi% �SY' .J SJa. ..L� �9i '" IWh*, y t �" �.. �•r. r»�" 4 �T .aq �4 R71� L'd Y� S �r WWOW � �;/j.�� , 1tR► ;♦'fl �,�•��y : ��, a� ...... .. -�.., � �1Af859 t�J�-: ..� �� /..i+� / � r:•.-;..-�� - r;k.t !Wlci ra(:•.--.S1A.�srJ•_`+.t.�a� rasaca' 83 .�...: .._. t....,.,......_,_:.__��..�._......,...�........,ssl�s�� ''`.d.1,��7.:f ►7 Plan l - Spanish - Conceptual Wrap Elevations (Scheme 2) Leff Side Elevation • ReaT Elevalloll 1�15 11t �iuc r icva �vri 0 4 __.....ems .... p d 1Va� crh' EXHIBIT- W13 _ sprelfir rinr, V Design GuidelinesIRcquircments November 2012 31 Plan l (Enhanced) - Spanish - Conceptual Wrap Elevations (Scheme 2) y NOTES: LEFT side architectual enhancements shall ONLY apply to Lots 5, 17 & 19. • RIGHT side architectual enhancements shall ONLY applir to Lots 1, 16 R 19, Color Schcmc may vary. Left Side Elevation :. r�s ,•c{- .it, MAW-` =,� � r->..r . k : y_` .�;x•1^ v { C•' s•F-�v..s"�'. .ct.,,�{.;�c� ° _ �.ya;�'r�a �.•,��ji._��.�` � '�" �� - f e _ �=•� � �+� �Az,,�szs%F=•_�,��:�-�`vac'yt``'� 4e _�,",�_..,ro ?y:.�w.. 5?.,•:�u..;, �� s�'r' �� :<;e��36ir.�;;��.�.R44 ��a� t ,�`�'- rc: 'd { - iT_ iJsi'".it3' :.A.: "5" ::� �y.�s i • r , _-J•�• V �R i �' .M' �,: � �. Rear Elevation Right Side Elevation o A LA-MAIT- Inc - Waycrly V. De5,itm Guidclines�l�cquirem.:nls November 2012 28 Plan I - Spanish - Conceptual Wrap Elevations (Scheme 2) - Lot 6 NOTES: REAR & LEFT side elevations shall ONLY apply to Lot 6. Color Scheme may vary. • Left Side Elevation Rear Elevation 116 G 4 1 F G.YHIBIT - 10D Waverl sree;ce r1ar V. Desi-niCuidelinesRequirc.menLs vovcmber2012 29 Plan 1 - French - Conceptual Wrap .Elevations (Scheme 1) • - t-"c sv..`-c = '� `^ to �� - F'„"r:�,s�K'�`'� • k .e. ` la's.; `�� T�jl''. Mo.- �"'htiM r`S la Rear Elevation Right Side Elevation o a 2 S EXHIBIT- I18 WavcHN Specific Plan V De ien Guidehnes1Rcquiiemenl.<. November 2012 31 Plan 1 (Enhanced) - French - Conceptual Wrap .Elevations (Scheme 1) NOTES: LEFT side architectual enhancements shall ONLY apply to Lots 5, 17 & 19. RIGHT side architCCUlaI cnhancemcnis shall ONLY appty to Lots 1. 10 & 19. Color Scheme may vary. Left Side Elevation - �.. ' '} 9jJp'1e�} ..s�• r',��.� A � T , raa; �' � a �iie' �- ' J.a �� >, .c. < <' 9 �� r '".`�t4C.•' yi; F�iS�✓+ "'� '. �-`[�,x,�rvY+ �x' L..-.s5- � F� �c. �, Jai ,f�� S.>..�cl:�`%i' .S 7 i �i� v '� a "# ;n,ui 't t � � r I tt,�. ).€ E ►� . i �� !-� `,g .wr , it 1: '1' '•r=f T� i%;i i��A�� ,,k,, .. �� u�� s�� : �.�`� i •:i ..-.� � �• � � �' l'�I(F,.y."� # m# i(i—i-'�•� l�{izr t4 �gh ry�!'�-F-a n E , -� I t �t 7 #• f H{ t IE S T # i t l tz;'• l . ifj c #r is EY tfx#!!ji ;: eJ:.a b�3 - i � _.._ � _ ��f3a-� ..��,za;.; 4:96F,, , 1 iili � F•,t ix t 4-l� IG ..Ic..,;.; in {;t�,,-lk ia9222cw.a,�l Rear Elevation Ri�,ht Side Elevation 4 r_.#;711WT- ire waverk ._ ._ ... ._.. .. .. - Specific Plan V- Design Guidelines!R quiremu{ls .Jorcntbcr 2012 32 Plan 1 - French - Conceptual Wrap Elevatiom (Scheme 1) - Lot 6 NOTES: REAR cC .LEFT side clevations sliall ONLY apply to Lot 6. Color Scheme may vary. • »Ys��" ��ry^^^��...''',,��'''t��.�+�,. i.. � . i —� �� '4�+��d'�1. }:�x /.+"A �•3, F�.�yi4r`�4�7``Y�,�4, +y .; f,,;-f �� . ' _ _ �`�� C -�� -' 3 e`fZ��'"�, � o��•i ��f'`r, y i 3 }.- r'�'`�a,y d.,+...�5"-u�,.��af ��J _ 4e _ j 1yF i' ,�3 ihoc s+rye ,Wty�TM u c�1 � FE �R S' ��- [Ti•;jQ�e c1 "��'``�� ti.� L J � 3�.,,s .•,�. a �;n'>.�'.+� :_Fs: � `.a . lj: � .c i,?� ��,'.�`4'i�,.u. � v'-�c:�^.�1'i�``. ^s".,9.�^��'a'�.!S'a ��7 � i;� Rear Elevation Right Side Elevation o ] F r_x'I;IB/T- ;ln \�'averlc V. Design Cuidelines h. uirement_s specific flan iJ q ovcmbcr 2012 31 A Plan 1. - French. Conceptual Front Elevation (Scheme 2) • rtvin ctcvitivu 0 t � Wavuly G\7/IIJ/T- 1_A _ Specific Plan V. Ucsien Guidelines%Rcyuircmcnts Noeembcr2012 34 Plan l - French - Conceptual Wrap Elevations (Scheme 2) Left Side Elevation 1' , 1:...�.�`"� .. ✓ _..� rEu!#3'*',�;g�`r.Liz?z'_'Fe=. .i".F�_Iz7,.4;tu!:. 1:: `} ✓... �.''t .-3 tj.,.„c, U! x;«? ¢' .' t.i�s,'ro�'„��„—K' t -y •., b -s �fis r i. 7 i I L 1 <-E n �s. ,t`>r<�,k• s+ _. '^^^cr 'S5 C . r> � �a . t -� " 33` p' '-'"i!_,a'�;"` 1 y'+�car'-r `�Y�- . .a �' . a "• �,,, a �,*:. ^ `�; i r--, jl � � 1 � � !: r . • ., - _. � � i'�iy-��`ca44s'' 1.-t - ��7n�. x� .'�x.� � -�� ._J. ... mq L r-� xrti i" J '�+� Y � `rC,°. Su � �i ,. `'_;', :• j - ,"� t�"��`.'�=a�§'fix �`,�^t�-�"`�'S'-�-,�,+r°^�" �� r ti.,. _ �l. i, Rear Elevation Right Side Elevation p a ' 2 & 6,V111BIT - i1[J �Vaverl ' nesip Cnnciclinet{Requirements. Specific plc. Nmvembe, 2012 35 Plan 1 (Enhanced) - French - Conceptual Wrap Elevations (Scheme 2) NO-FES: LEFT side architcctual enhancements shall ONLY apply to Lots 5. 17 & 19. RIGHT side architcctual enhancements shall ONLY apply to Lots 1. 10 & 19. Color Scheme may v arv. Left Side Elevation • Rear Elevation 1`1�,�� u�; �,�.•u«�� o a EXHIBIT- 12C. Wa,erh .. _ .._ Cr-d,'ic Plan No,ember 201I2 36 V. Design Guidelines!R^_yuirements Plan I - French - Conceptual Wrap Elevations (Scheme 2) - Lot 6 MOTES: REAR R LEFT sicle cicx-ations shall ONLY apply to Lot 6. Color scheme may ""In. Lcft Side Elevation F ;� l z' . z� n. . ,. ' t ��-�.. � '1t =�� ' q` .• s .... it,'` � .'� � kt Wit' ;��yra � rl ° ae•��z sc��,� j � � i f '� e f '' ,s : -- � :ri: : � ?.. � +-bra. � .yn—. 7}.,n,,r' r _'i-•'�' r-i"-s � f�I; ,�l "�i`e..:.. u r E t i �. ; .J .. - t ,+•. i` v Y Y t. '•� -L i 4 rc �K� a _ .e_ A ��r,.�' �� 1,,,,..i ..k3' xE•,- ?t 'C• ,� �.: .r t ri 'h: xa�.o��.,a-"�;g Rear Elevation night Side Elevation o a LA NIPIT - 12D Waverh V. Design Guidclines'Rcquuemci% -November 10 12 37 Plan 2 - Spanish - Conceptual Front Elevation (Scheme 1) L� • Front Elevation o 7 1 a FXII/B]T - i 3A \Vag crh _ . .. ... Specific Plan V Dctiien Guidelilies ReeuiremenLs Novembu2012 39 Plan 2 - Spanish - Conceptual Wrap Elevations (Scheme .l) • Left Side Elevation U Rear Elevation Right Side Elevation o � a T WIBIT- i3B Wa crh - - Specifu Plan V. Dctiil-n Guidelines/Rcquiremcnls Novembc,2012 39 Plan 2 (Enhanced) - Spanish - Conceptual Wrap Elevations (Scheme l) NOTES: LE FT side architectual enhancements - - - ` >, shall ONLY apply to Lots S 1 RIGHT side architectual cnhanccmenls I shall ONLY apply to Lots 14 IS. i F Color Scheme nniy van. < . Left Side Elevation 0 Rear Elevation � � . V .Vv ✓.V --.--- o � y Wavcrlc EA'1 [llil'T - I iC - -_-' Specific Plan, V. Desivn November 2012 40 Plan ? - Spanish - Conceptual Wrap Elevations (Scheme l) Lot 7 NOTES: REAR & RIGHT side elevations shall ONLY apply to Lot T • Color scheme may vary. Left Side Elevation A Pi py !! Rpe�eLp�o^ RpA gA a,o,PP �Gyyis@@,1, F a e' o,., 0i0 C 9 pe,ppLA'RAiA 09 R pD OG 0�'p'R��AU4A Q;p'p'0.,'E id 0 q��C Ypy. .p.0:9�AA OEq'RgRBQ'p A9p Y09AA OP?A ,q�0'Rq AI�AR�MiR 9'S9 �9a.9iC Op f: 't 0,W4p�11A iP9:M C ''RR 9RL-9�1pA RAGi9R 6pJ,e., p�Qp4p pq.¢p!q'p'p pAgApp51 >�,9$p'R6Lya'y 3�fTpOX1 99 p'pi ',�'p�p AepO C9?4�p7b �7G:�. I.p 9Fpp?A•pS1:C p,C>'J,>�pi9CpAA�Aip�1gj69�1'LC�F9A.i�p,pl�1lAP�I p�A'�.ir SDpel0iq'p =nq pt ps pk CJ144r; e"..19,pn, 'ma 'Y�I Q'v9,p 6C pp;�1,pAA pqp OP�R:q 3➢ie.Ae9SD ip A, _nep+9 �eA,p'OD ap rAA�p; firpq'pX p072Aj0;0:pbPiA;9:p._ :i9 pn pp p'4py;gp9RA'r+0'AAipp9 AAAA p.'R,4ppaklDA'O,ap ApA�'pigpA f�p9A0�9q 0.fl �9A a�90. . �4'Jl�p,p'A p]L'Ai0, 9;q'C-fpt',AARpw. ia�p,gpRq:40ip;9RApPYLp;p�p p.1ARS 9Y1f'BH DA%r��Ajpp 8.p'¢ A��q�O�A'p,C,pAA9�gpA'9:I;R ?SLOpA'aA�9.XAAai4,Y1A.rJ+n_ iAM.gAti1A 9AA:R,A�AAA pF.9Ap RpCCAp.:FR A,9 F.q.9 RFp,RAA gJ.AA3 Ap:q 9'p1fA.0 pA'pi: _ 1A ,, P,pA 0�0L pAie Rear Elevation. Right Side Elevation p e F E,1111131 T - l ? I) N'av crh \- Dtsign Guid-- incs,'Rcquircmenfs November 2012 44 i Plan 2 - Spanish - Conceptual Front Elevation (Scheme 2) L� • Front Elevation o � 0 1^ d EXHIBIT- 14A wavui. V. Design Guideline.s.!Reyuirements Specific Plan November2012 42 0 t 4 i C i.NV«,SRi,. n,P.. M,F =':f. r. ,1... 5.:,.1:, ,..: 0'..1 ... .. . _.:Vfn 0....i..4C .:1.'a4 •.v.aC,R '�L "�'- _ `� �� + >,, 3s � is ` ,� .� . ��-ti, - �.� iz �"''�'+-'a • �: :`az. 5A•,1�J wrtie '-at�.�'i' :ja .� `^ �F \"3.�y �iq •��, �t`�_ /-��`�''�O" �� i�w.�r� .'fit y :� '.�i��F .i. �` � xr�i.iN . i^ •.. "w,^:��a'tY!.-J,.:Si�g' 0Bi n'sr" "'rx..•.WC-L�-+a��' �'� /w Rear Elevation Right Side Elevation 0 4 2 8 EXHIBIT- 1.4 _ `Yaverl S ccific Plan V. Design n Guidelin s f:eyuiiements November2012 4? Plan 2 (Enhanced) - Spanish - Conceptual Wrap Elevations (Scheme 2) ?MOTES: LEFT side architectual enhancements shall ONLY apply to Lots 4 & I >. RIGHT side architectusl enhancements • shall ONLY apply to Lots 14 & 18. color Schenk 111a)• vary. Left Side Elevation 9 • • _.gyp. y ;+. w�• Y � ssc wW�n=��4.�i�- ._.�'� - act , .'•fit' - `;4 •",, "�.^ - 4 �'..ii�14r,t° h�+ivc. � 1., (. .,,\J•• j. x ,� �y. _��ti :t(: �'..lY ...P..?-...7..N .5... t. ci.�-''tt'V�', Rear Elevation Right Side Elevation o n 2 P. GAMBIT- id WavcrIv S ecific Pin V. Desien (luidehnet Rcquirentcnts November2012 44 Plan 2 - Spanish - Conceptual Wrap Elevations (Scheme 2) - Lot 7 NOTES: RFnR & RIGHT side elevations shall ONLY apply to Lot 7. Color Schemc may vary. Left Side Elevation • Rear Elevation I�,Jgnt -)tae Llevauon 0 4 2 F EXHIBIT- 14U WavcH Plan V. UesiLr. CiuidclinesIRequireinents - - - No"C"'bcr2012 45 AMEX i � � � � ♦ a� �+� 'RS � ��f'Li � . r�.�'�a` �� iR �4 ^' a-• trS } y�f`r`i• ` ►., . INA a ' aYm-tIJ .�� RAJ r�'![tb tJ g�• '� �F i .t. 0 0 EXHIBIT B ZONE CHANGE NO. 12-01 Change the zoning from "Single Family Residential" to Specific Plan No. 25 (Waverly) Z:\Case Files\TRACT MAP\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\ZC Exhibit B.doc ATTACHMENT AGENDA ITEM NO. 6. DATE: December 11, 2012 PLANNING DEPARTMENT STAFF REPORT GENERAL PLAN AMENDMENT NO. 12-01 ZONE CHANGE NO. 12-01 TENTATIVE PARCEL MAP NO. 71942 TENTATIVE TRACT MAP NO.71960 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Brandywine Homes LOCATION: 512 S. Valinda Avenue (Immanuel First Lutheran Church) I. DESCRIPTION OF APPLICATION The project consists of the request for a General Plan amendment to change the land use designation, a zone change to change the zoning, a Tentative Parcel Map to subdivide one parcel into three parcels and a Tentative Tract Map to further subdivide one lot into 24 lots. The site is 5.1 acres and is currently occupied by the Immanuel First Lutheran Church. The project is proposed to be market rate housing. The proposed Specific Plan (Waverly Specific Plan) permits 19 single-family units (8.2 units per acre). The proposed units will either be 2,148 square feet or 2,429, including the attached two - car garages. The development is proposed as a gated community and it will provide an open space area for the use of the residents. The project requires the granting of the following entitlements: 1) General Plan Amendment — The General Plan amendment would amend the General Plan Land Use Designation from "Low Medium Residential" to "Medium Residential". 2) Zone Change — The zone change would change the zoning on a portion of the subject property from "Single -Family Residential" to Specific Plan No. 25 (Waverly Specific Plan) and would adopt Specific Plan No. 25. 3) Tentative Parcel Map —The subdivision of a 5.1-acre parcel into three parcels. ZACase Files\TRACT MAP\2012\71960 512 Valinda AVenUe\PC Meeting 12.11.2012\Staff Report.doc GPA 12-01. ZC 12-01, PM 71942 and TTM 71960 10 512 S. Valinda Avenue — Waverly Specific Plan December 11, 2012 - Page 2 4) Tentative Tract Map — The further subdivision of Parcel No. 2 into 24 lots that will be developed with a total of 19 single-family residential units. II. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions recommending approval to the City Council of General Plan Amendment No. 12-01, Zone Change No. 12-01 and certifying the Mitigated Negative Declaration of Environmental Impact, and also adopting resolutions approving Tentative Parcel Map No. 71942 and Tentative Tract Map No. 71960. III. ENVIRONMENTAL DETERMINATION An Initial Study was prepared and noticed for this project pursuant to the California Environmental Quality Act (CEQA) of 1970, as amended. A Mitigated Negative Declaration of Environmental Impact Report (MND) was prepared. To assist in the preparation of the MND, a number of technical studies were prepared including an Air Quality Analysis and a Traffic Report. These reports are included as Technical Appendices to the Mitigated Negative Declaration. The following subject areas analyzed were identified as having no impact or less than significant impacts: Agricultural Resources, Air Quality, Biological Resources, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Land Use Planning, Mineral Resources, Population and Housing, Recreation, Transportation, Utilities and Services. The following subject areas were found to have less -than significant impact with mitigation incorporated: Aesthetics, Cultural Resources, Geology and Soils, Hydrology and Water Quality, Noise, and Public Services. Aesthetics. The proposed project is within an urbanized area characterized by high levels of ambient nighttime illumination. The project would provide similar levels of on -site lighting compared to existing conditions. Implementation of required mitigation measures would mitigate impacts of illumination to less than significant. Cultural Resources. The City notified the Native American Tribes identified by the Native American National Heritage Commission on September 25, 2012 as required by Senate Bill 18. The City did receive a response from the Kizh/Gabrieleno group after the MND was completed, requesting ability to have an experienced and certified Native American monitor on site during all ground disturbances. A condition is included in the Tract Map Resolution requiring that a monitor be on -site during grading operations. Other mitigation measures are included to reduce potential impacts to less than significant level. Geology and Soils. The project site is not located within the boundaries of an Earthquake Fault Zone identified for fault rupture as defined by the Alquist-Priolo Earthquake Fault Zoning Act. Since the site is located within the seismically ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\PC Meeting 12.11.2012\Staff Report.doc s GPA 12-01, ZC 12-011 A 942 and TTM 71960 • 512 S. Valinda Avenue — Waverly Specific Plan December 11, 2012 - Page 3 active Southern California region, the project will be designed with all the required provisions of the California Building Code. Mitigations measures are also required to address any potential impacts related to soil erosion or the loss to topsoil. The implementation of required mitigation measures would reduce impacts associated with geology and soils to less than significant level. Hydrology and Water Quality. The proposed grading for the construction of the project will alter the drainage pattern on the site. The proposed project will be required to comply with the all State Water Resources Control Board regulations and would also be required to comply with the National Pollutant Discharge Elimination System permit procedures to ensure that there are no significant impacts. Noise. Construction activities would primarily affect the existing single-family residential units located to the immediate east on Gaybar Avenue and the church to the immediate south of the project site. The residential and church uses are considered to be sensitive to construction -related noise levels. The residents along Gaybar Avenue will be temporarily impacted with construction noise. Mitigation measures have been identified in the Mitigated Negative Declaration requiring that the applicant locates the construction staging area as far as feasible from sensitive receptors (church and homes along Gaybar Avenue). Also, the applicant's contractor must schedule construction activities to avoid operating several pieces of heavy equipment simultaneously, which cause high noise levels. In addition, construction should not take place between the hours of 8:00 pm of one day and 7:00 am of the next day. Given the distance of these sensitive receptors from the project site, these uses will experience noise from construction equipment that would be periodic and short-term that would typically range from 70 to 95 dB (A) at 50 feet from the source. Noise levels would fluctuate depending on the construction phase, equipment type and duration of use, distance between the noise source and receptor, and presence or absence of noise attenuation barriers. Incorporation of mitigation measures would address noise impacts related to construction to less than significant levels. Traffic A traffic study prepared by KOA Corporation (June, 2012) was submitted for the project to assess potential traffic impacts. In order to evaluate the potential impacts to the local street system, four intersections were analyzed. The intersections studied included: 1. South Vincent Avenue and West Covina Parkway 2. Glendora Avenue and West Covina Parkway 3. Valinda Avenue and Service Avenue ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\PC Meeting 12.11.2012\Staff Report.doc • l GPA 12-01, ZC 12-01, PM 71 2 and TTM 71960 512 S. Valinda Avenue — Waverly Specific Plan December 11, 2012 - Page 4 4. Valinda Avenue and Cameron Avenue The findings of the traffic study indicate that the proposed 19-unit single-family residential project would general approximately 14 a.m. peak hour trips and 19 p.m. peak hour trips. The project would add 182 daily trips onto the street system. The current volume of traffic on Valinda Avenue is 13,469 trips daily. The increase of 182 trips represents a 1.4 percent increase. The study indicates that the proposed project will not create a significant traffic impact at any of the four study intersections. IV. HISTORY The project site is currently owned and operated by the Immanuel First Lutheran Church. The existing church was constructed in 1954. Since that time, the church expanded by building a preschool and sanctuary. The portion of the site that would be developed with single-family homes was previously occupied by a pre -kindergarten through 8`h grade school that was owned and operated by the Immanuel First Lutheran Church. These buildings are vacant and will be demolished to accommodate the proposed development. A grass athletic field and a sand lot with playground equipment will also be removed. The site also contains trees that would be removed as part of the proposed project. A tree survey submitted by the applicant states that the trees at the site are mulberry, magnolia, shamel ash and queen palms. None of these trees are located within the front yard setback of the project and are not in the City's list of protected trees. Therefore, a tree permit is not required to remove these trees. V. SUMMARY OF DATA STANDARD .. 'EXISTING,::. PROPOSED. REQUIRED AREA DISTRICT II Site Area 5.1 Acres 2.31 Acres 1.0 Acre N/A (Minimum) Density -- 8.2 Units Per -- 4.6 Units Per Acre Acre (Zoning Code) Lot Size Minimum -- 3,112 SF 3,112 9,450 SF Maximum 5,035 SF -- -- Average 3,451 SF -- -- Z:\Case Files\TRACT MAP\2012\71960 512 Valinda Avenue\PC Meeting 12.11.2012\Staff Report.doc GPA 12-01, ZC 12-01, P1*942 and TTM 71960 512 S. Valinda Avenue — Waverly Specific Plan December 11, 2012 - Page 5 Setbacks: -- 10 Feet 10 Feet 25 Feet Front -- 3 Feet, 3 Inches 3 Feet, 3inches 5 Feet Side Distance Between -- 6 Feet, 6 Inches 6 Feet, 6 Inches 10 Feet Buildings -- 15 Feet 15 Feet 25 Feet Rear Rear Setback -- 5 Feet 5 Feet 5 Feet for Patio Cover Lot Coverage -- 60 Percent 60 Percent 35 Percent Building Height -- 28 Feet 28 Feet 25 Feet Parking -- 2 Covered and 2 Covered and 2 Covered and 2 Uncovered 2 Uncovered 2 Uncovered. Parking Spaces Parking Spaces Parking Spaces per Unit per Unit per Unit Guest Parking -- 0.5 Parking 14 Street N/A Space Per Unit Parking Spaces (Private Street) Unit Sizes -- 2,148 SF or N/A 1,100 SF 2,429 SF Subject Property's Zoning and Land Use: "Single -Family Residential" (Area District), Parking facilities and landscaping Surrounding Zoning and Land Use. North: "Los Angeles County Flood Control." South: "Single -Family Residential" (R-1, Area District II) and First Immanuel Lutheran Church. East: "Single -Family Residential" (R-1, Area District II). West: "Service -Commercial" (S-C) and Multiple -Family Residential (M-20). Z:\Case Files\TRACT MAP\2012\71960 512 Valinda Avenue\PC Meeting 12.11.2012\Staff Report.doc GPA 12-01, ZC 12-01, PM 71*2 and TTM 71960 • 512 S. Valinda Avenue — Waverly Specific Plan December 11, 2012 - Page 6 Notices of Public Hearing have been mailed to 51 owners and occupants of properties located within 300 feet of the subject site. VI. PROJECT DESCRIPTION AND ANALYSIS The applicant is requesting the approval of a residential development project comprised of 19 single-family units. The project proposes to demolish an existing classroom, snack bar, concrete pads and walkways and a few trees located on the portion of the site to be developed with homes. A Specific Plan is being proposed in conjunction with the project that would provide building design and development standards to govern the development. The applicant's request consists of the following entitlements: 1) General Plan amendment to change the land use designation from "Low Medium Residential" to "Medium Residential"; 2) Zone Change from "Single -Family Residential" (R-1) to "Specific Plan 25" (SP- 25); 3) A Tentative Parcel Map to subdivide one parcel into three parcels; 4) A Tentative Tract Map to further subdivide one parcel (Parcel No. 2) into 24 lots. The subject property is located in an urbanized area and is approximately 0.5 miles south of the Interstate 10 (San Bernardino) Freeway. The site is bounded by a parking lot and the Walnut Creek Wash to the north, single-family homes to the east, commercial/retail to the west directly across Valinda Avenue, and the existing First lrnmanuel Lutheran Church to the south. General Plan Amendment The applicant is requesting the approval of a General Plan amendment to change the existing land use designation from "Low Medium Residential" to "Medium Residential." The proposed designation allows for a higher residential density and would allow for the development to be built at an 8.2 units per acre instead of a maximum of 8 units per acre. Surrounding General Plan land use designations include "'Service and Neighborhood Commercial" to the north and west, and "Low Medium Residential to the east and south. The property to the north is separated from the subject property by the Walnut Creek Wash. The proposed designation change would provide a transition from the single-family residential development to the east and south and the commercial development to the west and north. Based on the characteristics of the surrounding land uses and the intensity of the proposed development, the project is consistent with the goals contained in the General Plan as follow: Z:\Case Files\TRACT MAP\2012\71960 512 Valinda Avenue\PC Meeting 12.11.2012\Staff—Report.doc GPA 12-01, ZC 12-01, P1*42 and TTM 71960 512 S. Valinda Avenue — Waverly Specific Plan December 11, 2012 - Page 7 • Housing Element - Goal. 2: "Provide a variety of housing types to accommodate all economic segments of the City." o Policy 2.4: Provide high quality housing for current and future residents at all income levels to achieve a "balanced" community. • Housing Element - Goal 4: "Promote equal housing opportunity for all residents." o Policy 4.4: Encourage housing construction or alteration to meet the needs of residents with special needs such as large families, the elderly and disabled. • Housing Element - Goal 5: "Identify adequate sites to achieve housing variety." o Policy 5.1: Provide a range of residential development types in West Covina, including low density single-family homes, moderate density townhomes, higher density multi -family units, and residential/commercial mixed use in order to address the City's share of regional housing needs. o Policy 5.6: Explore opportunities for new residential development within those areas of the City occupied by vacant or underutilized, obsolete commercial and industrial uses. • Land Use Element — Goal 1: "Preserve the essential residential character of West Covina — a City of beautiful homes." . • Land Use Element — Goal 2: "Arrange land uses with regard to the health, safety, convenience and welfare of the residents of the City." Zone Change The subject property is zoned "Single -Family (R-1)" Area District 11. This zoning classification allows for residential development with a minimum lot size of 9,450 square feet. Development with lots at the minimum lot size would allow for 4.6 units per acre. The table in Section VI of the staff report compares the applicant's development standards to the City's standards for Area District 11. The City of West Covina is a built -out City. Most projects in the future will consist of infill projects through lot consolidation or conversion of uses. In this case the applicant proposes to change the. former private school use to residential use. Therefore, the applicant is requesting to change the current zoning to Specific Plan 25 to adopt different standards to guide development of the site. A specific plan is a planning document allowed by state law as a means of implementing the City's General Plan that focuses on the physical development of a Z:\Case Files\TRACT "\2012\71960 512 Valinda AvenueTC Meeting 12.11.2012\Staff Report.doc .GPA 12-01, ZC 12-01, PM 72 and TTM 71960. • 512 S. Valinda Avenue — Waverly Specific Plan December 11, 2012 - Page 8 neighborhood, district, or other area. A specific plan identifies policies and actions that support and facilitate desired development within the project area. Tentative Parcel Map The 5.1-acre site is currently one parcel owned and maintained by the Immanuel First Lutheran Church. The proposal includes an application to subdivide the church parcel into three separate parcels. Parcel No. 1 will consist of 2.38 acres, Parcel No. 2 of 2.31 acres, and Parcel No. 3 of 0.41 acre. Parcel No. 1 would remain occupied by the existing Immanuel First Lutheran Church, which is located on the northeast corner of South Valinda Avenue and Service Avenue. Parcel No. 2 is currently developed with three buildings, classrooms, office, snack bar, concrete pads, playground equipment and open space. Parcel No. 3 would continue to serve as a parking lot for the East Valley Community Health Center. As part of the tentative parcel map, the applicant will reconstruct the existing driveway that is located on the north property line of proposed Parcel No. 1. As proposed, the driveway and parking lot would extend to the southerly boundary wall of the proposed development. No landscaping would be installed to separate the parking lot and wall. In addition, a sewer easement on Parcel No. 1 will be recorded to the City of West Covina with access rights to the first manhole from Parcel No. 2. Tentative Tract May The tentative tract map proposes to further subdivide Parcel No. 2 created by the tentative parcel map into 24 lots. Nineteen lots would be developed with single- family dwelling units. The remaining five lots would accommodate a private street and other common areas such as a small recreational area on the northern portion of the project site. Access to the lots within the subdivision would be provided through a private street with access from Valinda Avenue. The private street would be a loop with three lots in the interior of the loop. The remaining lots would be located around the loop. Traffic within the development would flow in a circle through the interior of the site with two small driveways to access the homes on the southwest and southeast corners of the site. The project site has approximately 166 feet of frontage on Valinda Avenue. The City's Master Plan of Streets designates Valinda Avenue as a "Minor Arterial" (four -lane, 80-foot wide right-of-way). The sidewalks along the Valinda Avenue frontage will remain in their current configuration. Conditions of approval have been included in the resolution requiring the applicant to underground all utilities, to preserve the existing parkway layout along Valinda Avenue, to install additional trees where needed as directed by the City, and to reconstruct all damaged concrete curbs, gutter, and sidewalk per City Standard. ZACase Files\TRACT MAP\2012\71960 512 Valinda Avenue\PC Meeting 12.11.2012\Staff_Report.doc GPA` 12-01, ZC 12-01, PN*42 and TTM 71960 512 S. Valinda Avenue — Waverly Specific Plan December 11, 2012 - Page 9 Proiect Lavout and Architecture The project will provide access from Valinda Avenue. The proposed project would be a gated development. The applicant has designed the project to comply the City's standards for security gates by providing a 25-foot driving aisle (to meet the Fire Department access requirements), a turn -around space and a pedestrian gate. The 28- foot wide private street within the development will accommodate up to 14 on -street parking spaces that will serve as guest parking. The mail boxes for the dwelling units will be located near the entrance of the project. An open space on the northwest portion of the site will provide barbeque grills and picnic tables for the enjoyment of the residents within the development. A decorative perimeter wall will be constructed along Valinda Avenue. The wall will be constructed of split -face block and will be 6 feet in height. The wall will incorporate decorative stone -faced pilasters with a precast pilaster cap. The pilasters at the entrance will be designed wider with decorative precast concrete wall caps to clearly identify the entrance to the development. In addition, the perimeter wall will provide a surface to accommodate a sign with the name of the project, "Waverly." .The perimeter wall along Valinda Avenue will also provide a three-foot wide landscape area to soften the wall. and enhance the overall design. The project includes a 6-foot tall block around the entire development, except the area abutting to the parking lot for East Valley Community Health Center where the project proposes to leave the existing wrought iron fence in place. All common areas will be maintained by the Homeowner's Association. The dwelling units would be two-story with an attached two -car garage. All units are designed to provide a total of four parking spaces. Two covered parking spaces will be provided in an enclosed attached garage and two uncovered parking spaces on the driveway. In addition, a concrete pad will be provided on the side of the garage to store the trash containers for each of the units. The proposed residential units include tankless water heaters in the garage. Tankless water heaters generally are attached to the wall and take very little room and therefore do not diminish the ability to park a vehicle in the garage. Air conditioner units will be located in the rear yard areas. Proposed Side Yard Concept The proposed Specific Plan would establish the development standards that are summarized in the Summary of Data above. 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 (Attachment 6). In discussions with the applicant, staff has recommended the following development standards be met. Z:\Case Files\TRACT "\?-012\71960 512 Valinda Avenue\PC Meeting 12.11.2012\Staff Report.doc 7 GPA 12-01, ZC 12-01, PM 71942 and TTM 71960 • 512 S. Valinda Avenue — Waverly Specific Plan December 11, 2012 - Page 10 • 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. As indicated by the attachment, the Planning Commission or City Council has sometimes approved standards less than recommended. The proposed homes comply with the above setback recommendations with the exception of the proposed 3-foot 3-inch side yard setback. All but one of the proposed lots includes at least one 3-foot 3- inch side yard. The proposed houses are therefore separated by 6 foot 6 inches. This 6-foot 6-inch separation would be utilized by one of the properties, with the opposing property granting easement rights. This concept allows for homes to be constructed so that eaves extend over perceived property lines. The location of the walls will give the impression that there is a zero lot line between properties. However, the actual property line will be center between the two units. There are properties in the Woodside Village area that have been developed with a zero lot line, and the Sunset Walk development at Sunset and Fairgrove was developed with a similar type easement called a Z-lot configuration. The applicant is proposing the 3-foot 3 inch setback as the standard in the Specific Plan and has designed the development with a 6-foot 6-inch building separation utilizing the perceived zero lot line concept. 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 canapprove the proposed side yard setback utilizing the perceived zero lot line concept. Phasing The submitted plans indicate that the project will be completed in four phases. Phase 1 would be the completion of offsite improvements. Phase 2 would be the construction of two model homes (on the northerly portion of the site) and infrastructure for the site. Phase 3 would be construction of the units on the eastern side of the development. Phase 4 would be the construction of the units on the southern portion of the property. The applicant estimates that the construction of the project would take approximately one year and nine months. Architecture The project proposes two architectural design. types — Spanish and French. Both designs incorporate a roof pitch that would range from 4:12 to 6:12. and are hipped or gabled. The roof will provide a maximum roof overhang of twelve inches. The roof materials will consist of concrete S-tile and flat concrete tile. The exterior elevations will consist of smooth finish stucco. All windows will be enhanced by a foam stucco trim. The front elevation will incorporate stone and window shutters to break up the mass and provide a more interesting design. In addition, the front elevation provides a small front porch or covered entry area. Although, the Z:\Case Files\TRACT MAP\2012\71960 512 Valinda Avenue\PC Meeting 12.11.2012\Staff Report.doc GPA 12-01, ZC 12-01, PMTI942 and TTM 71960 512 S. Valinda Avenue — Waverly Specific Plan December 11, 2012 - Page 11 proposed units have not been designed to provide a balcony, the proposed Specific Plan would allow for balconies to be built. The color scheme for the units are a variation of beige, brown and other earth tone colors. The project proposes two floor plans. Plan 1 would consist of a total square footage of 2,148 square feet, including an attached 400-square foot garage. The first floor would provide 907 square feet of habitable space. The interior layout of the first floor would provide an entry area, a one-half bathroom, living room, dining room and kitchen. The second floor would provide approximately 1,241 square feet that includes a master bedroom with a bathroom, two additional bedrooms and an additional bathroom and a laundry room. Plan 2 is larger and it would provide a total square footage of 2,429, including an attached 400-square foot garage. The first floor would provide 1,063 square feet of habitable space. The interior layout of the first floor would provide a bedroom, bathroom, living room, dining room and kitchen. The second floor would provide approximately 1,366 square feet that includes a master bedroom with a bathroom, two additional bedrooms with a bathroom, a loft that could become an additional bedroom and laundry room. As discussed previously, the proposal includes an easement arrangement in the side yard areas so that the development appears to be a zero lot line development. In order to further facilitate that design, the applicant has designed one side elevation on each unit with a wall that has no windows or openings. The purpose of this is to provide a greater amount of privacy for the units and for the rear yard areas. The plans include enhanced side elevations with faux windows or shutters for those units located on the end of streets where the elevation will be visible. Landscaping The applicant is proposing a small lot subdivision with two-story units. While the proposal is higher density than surrounding single-family development, the applicant has included landscaped areas and treatment in the design. Landscape areas include a 6,000-square foot common open space in the northwestern section of the property, a landscaped median at the driveway entry, a landscape area north of the drive entry and a 1,800-square foot landscape area on the westerly side of the interior loop. A row of trees (applicant refers to it as "Terminus Backdrop/Edge Screening") is proposed along the easterly property line along Lots 6, 7, and 8 in an attempt to provide privacy to the single-family houses on Gaybar Avenue. A condition of approval has been included in the Tract Map Resolution requiring that easement rights be granted to the Homeowner's Association (HOA) to ensure that the trees are preserved and maintained over time. An additional condition of approval requires that a minimum 36-inch box trees be planted and that they be planted a minimum of 10 feet on center. The same type of tree row is proposed near the entry next to Lot 17. Lastly, hedges are proposed along the existing wrought iron fence separating the Z:\Case Files\TRACT MAP2012\71960 512 Valinda Avenue\PC Meeting 12.11.2012\StaB_Report.doc GPA 12-01, ZC 12-01, PM 71942 and TTM 71960 512 S. Valinda Avenue — Waverly Specific Plan December 11, 2012 - Page 12 parking lot for East Valley Health Center from the project, along the entry area, and at other areas to provide a buffer to walls. Conclusion The applicant is proposing a 19-lot residential subdivision on the northerly portion of the property currently owned by Immanuel First Lutheran church. The City has reviewed the proposal for compatibility with surrounding uses. A General Plan amendment and zone change are proposed. The project is consistent with the Housing Element of the General Plan. With the approval and adoption of the proposed Specific Plan, the zoning standards will be in place to allow the proposed site layout. The Planning Department and Public Works Department have reviewed the proposed Tentative Parcel Map and Tentative Tract Map for compliance. The Public Works Department has included conditions of approval to ensure that both subdivisions comply with City standards and that all required improvements be completed by the developer/applicant. The Resolutions have been created to allow the Planning Commission to approve the project as proposed. Based on staffs evaluation of the proposal, there are several issues to consider. These include requiring specific issues to be addressed in the CC & R's, the treatment along the easterly property line to protect the privacy of the existing single-family residences, and the proposed 3 foot 3 inch side yard setback. The proposed development is a small lot single-family development and the layout is unique. Because the subdivision will have common areas (open space and private streets) Covenants, Codes and Restrictions (CC & R's) will be created to govern the Homeowner's Association (HOA). Due to the site layout, staff is recommending that the CC & R's state that no addition of habitable space is permitted, that the parking or storage of recreational vehicles (RV's, trailers, boats, ATV's, etc.) is prohibited, that the privileges granted by the Use Benefit Easements (sideyard concept) be clearly enumerated, and that the HOA is granted easement rights to maintain the tree row along the easterly property line. The second issue is the protection of the privacy of the single-family houses to the east. The houses on Gaybar Avenue are single -story houses, while the houses proposed for the project are two-story houses. The Planning Commission will generally require clerestory windows on the elevation that causes the greatest privacy impact. The applicant has included a design for Lots 6 and 7 that allow clerestory windows to be provided on the rear elevation facing the existing single - story houses. The larger windows in the second floor bedrooms would be on the side elevations. The applicant has also designed the project with the Terminus. Backdrop/Edge Screening to provide trees in a row that will provide privacy to the existing houses to the east. Z:\Case Files\TRACT MAP\2012\71960 512 Valinda Avenue\PC Meeting 12.11.2012\Staff Report.doc GPA 12-01, ZC 12-01, PM*42 and TTM 71960 512 S. Valinda Avenue — Waverly Specific Plan December 11, 2012 - Page 13 The final issue to consider is the proposal to utilize the 3 foot 3 inch setbacks. As previously discussed, this concept has not been used in the City before, although there are zero -lot line projects in Woodside Village and Sunset Walk was developed with a Z-lot configuration. The lots would have a minimum of 6 feet 6 inches between the units and the Use Benefit Easement would grant the rights to use that side yard to one of the adjoining units. If the Planning Commission determined that a 5-foot setback was appropriate, the applicant would have to redesign the project. VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions recommending approval to the City Council of General Plan Amendment No. 12-01, Zone Change No. 12-01 and certifying the Mitigated Negative Declaration of Environmental Impact, and also adopt resolutions approving Tentative Parcel Map No. 71942 and Tentative Parcel Map No. 71960. PREPARED BY: Fabiola Wong Senior Planner REVIEWED AND APPROVED: --------------- J f derson, AICP Tanning Director Attachments: Attachment 1 - Mitigated Negative Declaration Resolution Attachment 2 — General Plan Resolution Attachment 3 — Zone Change Resolution Attachment 4 — Tentative Parcel Map Resolution Attachment 5 — Tentative Tract Map Resolution Attachment 6 — Specific Plan Comparison Chart Z:\Case Files\TRACT MAP\2012\71960 512 Valinda Avenue\PC Meeting 12.11.2012\Staff Report.doc ATTACHMENT 5 Adopted 1//8/13 AGENDA DATE: January 8, 2013 ITEM NO.: 1 MINUTES REGULAR MEETING OF THE PLANNING COMMISSION CITY OF WEST COVINA Tuesday, December 11, 2012 The regular meeting of the Planning Commission was called to order at 7:00 p.m. in the West Covina Council Chambers. Commissioner Menefee led the Pledge of Allegiance and the Commission observed a moment of silence. ROLL CALL Present: Stewart, Holtz, Menefee, Woods and Blackburn Absent: None City Staff Present: Anderson, Hernandez, Garcia, Ocon and de Zara Chairman Stewart introduced new Planning Commissioner Paul Blackburn. APPROVAL OF MINUTES: 1. Regular meeting, November 13, 2012 — The minutes were approved as submitted. OTHER MATTERS OR ORAL COMMUNICATIONS Herb Redholtz wished the Commission a Happy Holiday season and spoke about his concern that restaurants are going out of business in West Covina. He urged everyone to support businesses in West Covina. Irene Fleck asked about the next step in certifying the Housing Element. CONSENT CALENDAR 2. FORTHCOMING PLANNING COMMISSION MEETINGS AND PUBLIC HEARING SCHEDULE Receive and file. 3. EXTENSION OF TIME VARIANCE NO. 11-11 APPLICANT: Warner Le Meneger for Superior Signs LOCATION: 3030 East Garvey Avenue South Request for a one-year extension. 4. EXTENSION OF TIME CONDITIONAL USE PERMIT NO. 11-14 VARIANCE NO. 11-15 APPLICANT: New Beginnings Christian Fellowship Church Request for a one-year extension. Planning Director Jeff Anderson presented the staff report. During his presentation, Mr. Anderson told the Commission that there would not be a second meeting in December, however, there are items scheduled for the January 8, 2013 meeting. He also said there were two requests for extensions of time. ZAPLANCOM\MINUTES\2012 MINUTES\]2.11.12 minutes.doc Planning Commission Minut• Page 2 — December 11, 2012 Motion by Stewart, seconded by Menefee, to approve the items listed. Motion carried 5-0. PUBLIC HEARINGS 5. VARIANCE NO. 12-02 CATEGORICAL EXEMPTION APPLICANT: Heriberto Elvira LOCATION: 319 La Serena Drive REQUEST: Request for approval of a variance to allow an existing wall to deviate from certain development standards including height. The existing wall is located along Mesa Drive and La Serena Drive. The property is located within the "Single - Family Residential" (R-1) Zone, Area District III. Planning Associate Ron Garcia presented the staff report. During his presentation, Mr. Garcia reviewed the request and explained why the variance was being requested. He spoke about the location of the wall and also explained the code requirements with regard to height, type of materials and set back requirements. In addition, he told the Commission the wall had been constructed in the public right of way and required an encroachment permit from the Public Works Department. Mr. Garcia said Engineering staff had been working with the applicant to modify the wall to allow for clear visibility for vehicles. In addition, Mr. Garcia added that the applicant was working to lower the wall at the corner of Mesa and La Serena Drive to provide visibility onto Mesa Drive. He reviewed the site plan for the Commission as well as the height of the wall and the types of materials used. Mr. Garcia also spoke about the type of decorative material proposed and reviewed the findings required to approve the variance. Chairman Stewart asked about the portion of the wall that would have to be reduced in height to comply with the Zoning Code, and how far it encroached into the easement. Commissioner Blackburn asked if an engineer and a contractor had been involved in the construction of the wall. Chairman Stewart opened the public hearing. PROPONENTS: Ralph Murrillo, representing the applicant, Heriberto Elvira and Elsa Mancillas spoke in favor of the project. Mr. Murrillo said he was present to translate for the applicant and answer any questions by the Commission. Heriberto Elvira, applicant, said he was present to answer any questions by the Commission. During his testimony, Mr. Murrillo said the contractor had misled the applicant regarding the location and height of the wall and meeting the Code Standards. He also answered Chairman Stewart's question about the materials to be used on the portion of the wall that had to be reduced in height. Ms. Mancillas said that she lives across the street from the subject property. During her testimony she said that the wall was an improvement over the ivy that was present before. She also said that other residents in the area liked the wall and felt it was quite attractive. In addition, she said the wall provided protection for the children that live in the home. OPPONENTS: No one spoke in opposition. Z:\PLANCOM\MINUTES\2012 MINUTES\12.11.12 minutes.doc Planning Commission Minutes • Page 3 — December 11, 2012 Chairman Stewart closed the public hearing. Commissioners Blackburn and Holtz said they would support the request, subject to the conditions of approval. Commissioner Woods also expressed his support of the project. Commissioner Menefee expressed his support since the residents in the area are supportive and believed that this wall would benefit the neighborhood and community. Chairman Stewart expressed his concern with visibility at the corner, but otherwise concurred with the remainder of the Commission. Motion by Menefee, seconded by Woods, to adopt Resolution No. 12-5491, approving Variance No. 12-02. Motion carried 5-0. Chairman Stewart said this action is final unless appealed to the City Council within ten days. 6. GENERAL PLAN AMENDMENT NO. 12-01 ZONE CHANGE NO. 12-01 TENTATIVE PARCEL MAP NO. 71942 TENTATIVE TRACT MAP NO. 71960 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Brandywine Homes LOCATION: 512 South Valinda Avenue (Immanuel First Lutheran Church) REQUEST: The applicant is proposing to develop a portion of Immanuel First Lutheran Church. A tentative parcel map is proposed to subdivide the church property. The northerly 2.31 acres is proposed to be developed with a 19-unit residential development. The proposal requires the approval of a General Plan Amendment to amend the General Plan Land Use Designation from "Low Medium Density" to "Medium Density", a zone change from "Single -Family Residential" to Specific Plan No. 25 (Waverly Specific Plan), a tentative parcel map to subdivide the church property into three lots, and a tentative tract map to further subdivide one of the parcels into 24 lots. Planning Director Jeff Anderson presented the staff report. During his presentation, Mr. Anderson said that the applicant was proposing a 19-unit small lot single-family subdivision on a portion of property owned by Immanuel First Lutheran Church. He also reviewed the variance entitlements required to implement the request, and the surrounding uses. He added that the church use would remain on the adjacent parcel. Mr. Anderson explained the parcel map would subdivide the church property and create the parcel to be sold and developed by the applicants. A tract map would subdivide that- parcel into lots for the development of the single-family residences. He also said the applicant was requesting a zone change to allow a higher density development. Mr. Anderson spoke regarding the proposed residential development, including driveways, private streets and common areas. He also said that gates were proposed which had been designed to comply with the Zoning Code. Mr. Anderson further spoke regarding decorative paving, six-foot block walls that would surround the development, a decorative block wall that was proposed along Valinda Avenue with landscaping, and the proposed specific plan. He also spoke regarding the policy regarding setbacks for specific plans and told the Commission that these were a matter of policy and not part of the Zoning Code. He also said the applicant was proposing two unit types and two types of architecture, and all units would be two-story. He described the types of units and the various features in each design. He also said each unit would have sufficient parking for four vehicles and there would be 14 guest parking spaces available. Mr. Anderson also spoke about the proposed landscaping, and measures taken to protect the privacy of the adjacent single-family residential neighborhood. Z:\PLANCOM\MINUTES\2012 MINUTESU2.11.12 minutes.doc Planning Commission Minut® Paize 4 — December 11, 2012 0 Mr. Anderson also spoke about the construction phases of this project, and spoke about the applicants' mitigation measures to ensure the privacy of the residents on Gaybar Avenue. Staff recommended approval subject to the conditions of approval. Commissioner Menefee asked staff regarding the roadway and the property that would be located to the north. Mr. Anderson confirmed that the property to the north would be developed as a recreational area for the residential development. Also, he confirmed that the roadway would be a two-way street. Commissioner Holtz asked if the property would be sold to the development company and screening of three of the lots. Chairman Stewart asked staff if they had received any response to the public hearing notice. Mr. Anderson said no one had contacted staff regarding the proposed project. Chairman Stewart opened the public hearing. PROPONENTS: Kye Evans, representing Brandywine Homes, spoke in favor of the project. He thanked the staff for their time and effort. He also answered questions regarding the guest parking to be provided and the estimated sale price of the homes. Commissioner Menefee asked if there were other projects in the area that could be viewed by the Commission. Mr. Evans said the closest would be in Buena Park. Chairman Stewart asked about available parking in each lot and asked for clarification regarding the guest parking spaces. Mr. Evans said that the property owners are not allowed to park in the guest parking spaces pursuant to the CC & R's. Chairman Stewart also asked questions about the phases of the project and when they anticipated it would be completed. OPPONENTS: No one spoke in opposition. Chairman Stewart closed the public hearing. Commissioner Holtz said that he had reservations regarding this project because of the proposed density. However, after reviewing the plan he was satisfied that this would be a good project and said he would support the request. Commissioner Blackburn concurred with Commissioner Holtz. Commissioners Menefee and Woods also expressed their support of the project. Chairman Stewart concurred with the remainder of the Commission, especially since no one appeared to be in opposition. Motion by Menefee, seconded by Holtz, to adopt Resolution No. 12-5492, recommending to the City Council certification of the Negative Declaration of Environmental Impact for General Plan Amendment No. 12-01, Zone Change No. 12- 01, and Tentative Parcel Map No. 71942. Motion carried 5-0. Motion by Menefee, seconded by Holtz, to adopt Resolution No. 12-5493, recommending to the City Council approval of General Plan Amendment No. 12-01. Motion carried 5-0. Motion by Menefee, seconded by Holtz, to adopt Resolution No. 12-5494, recommending to the City Council approval of Zone Change No. 12-01. Motion carried 5-0. Motion by Menefee, seconded by Holtz, to adopt Resolution No. 12-5495 approving Tentative Parcel Map No. 71942. Motion carried 5-0. Z:\PLANCOM\MINUTES\2012 MINUTES\]2.11.12 minutes.doc Planning Commission Minutes Paee 5 — December 11, 2012 Motion by Menefee, seconded by Holtz, to adopt Resolution No. 12-5496 approving Tentative Tract Map No. 71960. Motion carried 5-0. Chairman Stewart said final action on the Negative Declaration of Environmental Impact for General Plan Amendment 12-01, Zone Change No. 12-01, and Tentative Parcel Map No. 71942 will be taken at a public hearing before the City Council at a meeting tentatively scheduled for January 15, 2012. 7. CONDITIONAL USE PERMIT NO. 12-10 CATEGORICAL EXEMPTION APPLICANT: Tim Chen (Rosemead Beauty School) LOCATION: 955 South Glendora Avenue REQUEST: Request for a conditional use pen -nit to allow the operation of a 2,200 square foot beauty school within an existing commercial center (Hong Kong Plaza). The project is located in the "Neighborhood Commercial" (N-C) Zone. Associate Planner Ron Garcia presented the staff report. During his presentation he told the Commission that this school would be an extension of an existing beauty school in Rosemead. In addition, he spoke regarding the proposed enrollment. He also spoke about the proposed hours of operation and said the shopping center had an existing 15% parking reduction that had been approved in 2002. However, the proposed beauty school would require eight parking spaces and based on this, parking in the center appeared to be adequate, subject to conditions of approval. He also said that if a parking problem developed, a condition of approval had been added allowing for Planning Commission review of the school. In addition, Mr. Garcia told the Commission that staff had received a petition, signed by other tenants in the center, opposing the establishment of the beauty school. In the petition, the opponents cited their concern with parking and various other issues. Staff recommended approval of the project, subject to the recommended conditions of approval. Commissioner Menefee asked staff about the number of vacant spaces in the shopping center. Chairman Stewart also asked for clarification of the number of parking spaces required for the previous tenant. Chairman Stewart opened the public hearing. PROPONENTS: Peter Wang, representing the applicants, said he was present to answer questions. He also told the Commission that the applicants wanted to provide an opportunity for local residents to be trained in cosmetology. He also said the beauty school could provide financial aide to their students and would help them pass the State of California licensing test. In addition, Mr. Wang said he didn't think there would be a problem with parking because a lot of vacancies existed in the center. Chairman Stewart asked if the beauty school would provide services to customers. Mr. Wang said that it would to allow their students to practice on clients. David Lee, property owner, said that there was currently a 22% vacancy in the center. In addition, he said that Rosemead Beauty School was an existing school with a good reputation. He also said they would not only be a good addition for the center, they would provide a good service to the community. In addition, he said the students would generate business for the existing tenants. Regarding the letter in opposition, he said that he had spoken with the tenants regarding the beauty school and that they no longer feel threatened by the school. OPPONENTS: No one spoke in opposition. Chairman Stewart closed the public hearing. Z:\PLANCOM\MINUTES\2012 MINUTES\]2.11.12 minutes.doc Planning Commission Minute • Page 6 — December 11, 2012 Commissioner Menefee said that he was concerned with the number of tenants who were opposed. However, he supports the ability to educate local residents. In addition, he suggested that the Commission could review this use in six months if problems with parking arose. Commissioner Blackburn said that he had noticed there was a large vacancy rate, and none of the tenants who had signed the petition were present so he felt their concerns had been addressed. He said he would support the beauty school and didn't feel parking would become an issue in the future. Commissioner Holtz concurred with Commissioner Blackburn and he felt it would generate new business for the center. He also said that they were on Glendora Avenue where public transportation is available. He said he would support the request. Commissioner Woods said he would be in favor of the school since it would be an asset to the community. Chairman Stewart said that since none of the people who signed the petition in opposition were present, he would support the request. Motion by Holtz, seconded by Blackburn, to adopt Resolution No. 12-5497 approving Conditional Use Permit No. 12-10. Motion carried 5-0. Chairman Stewart said this action is final unless appealed to the City Council within ten days. NON HEARING ITEMS None CONTINUATION OF ORAL COMMUNICATIONS None COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS The Commissioners expressed their appreciation of staff and wished everyone a Merry Christmas and Happy New Year. 8. PLANNING DIRECTOR'S REPORT: a. Design Review Subcommittee Minutes — November 13, 2012 b. Monthly Status Report 9. CITY COUNCIL ACTION: Planning Director Jeff Anderson told the Commission that the City Council had adopted the Housing Element at their regular meeting, Tuesday, November 20, 2012. ADJOURNMENT Motion by Menefee, seconded by Blackburn, to adjourn the meeting at 8:28 p.m. Motion carried 5-0. Z:\PLANCOM\MINUTES\2012 MINUTES\]2.11.12 minutes.doc ATTACHMENT 6 PLANNING COMMISSION RESOLUTION NO. 12-5492 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CERTIFICATION OF THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR GENERAL PLAN AMENDMENT NO. 12-01, ZONE CHANGE NO. .12-01 TENTATIVE PARCEL MAP NO. 71942 AND TENTATIVE TRACT MAP NO. 71960 PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Kye Evans, Brandywine Homes LOCATION: 512 S. Valinda 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 a tentative parcel map to subdivide a property into three parcels, and the development of a 19-unit residential development on one of the created parcels on that certain property generally described as: Assessor Parcel No. 8476-023-045 as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, the Planning Commission upon giving the required notice did on the 11`h day of December, 2012, conduct a duly advertised public hearing as prescribed by law to consider said application. 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 ZAResos\2012 Resos\12-5492 MND 512 S. Valinda.doc Planning Commission Re0on No. 12-5492 Negative Declaration for GPA 12-01 ZC 12-0 ] TPM 71942 & TTM 71960 Mitigated Neba , December 11, 2012 —Page 2 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: 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 certifies the Mitigated Negative Declaration of Environmental Impact, subject to compliance with the mitigation measures that are recommended in the Mitigated Negative Declaration of Environmental Impact as outlined below: Environmental Impacts Mitigation Measures Monitoring Dept./Agency Monitoring Methods Aesthetic Outdoor lighting shall be designed and Planning Pre - installed with downcast shielding to reduce Department/Engi construction light impacts on adjacent properties. neering Division plan check Prior to issuance of a certificate of On -site occupancy the applicant shall submit a construction lighting plan, including a photometric plan; inspection to the Building Department for review and approval to ensure that new lighting will not "spill over" onto adjacent properties. Biological Prior to issuance of a grading pennit, a Planning Pre - certified arborist, as determined by the Department construction West Covina Municipal Code Section 26- plan check 289(1), shall inspect the project site to determine the type of trees located on the site. The arborist shall prepare and submit a report to the City that identifies the tree species on the site. Any significant and/or heritage trees shall be identified. In the event any significant or heritage trees are identified, the applicant shall obtain a permit from the City for the removal of Z:\Resos\2012 Resos\12-5492 MND 512 S. Valinda.doc Planning Commission Resolu*No. 12-5492 Mitigated Negative Declaration for GPA 12-01, ZC 12-01, TPM 71942 & TTM 71960 December 11, 2012 — Page 3 - such trees in accordance with West Covina Municipal Code Section 26-290(a)-(f). Cultural In the event that archaeological resources Planning On -site Resources are uncovered on the project site during Department, construction grading or other construction activities, the inspection developer must notify the West Covina Building Plarming Department immediately and Division work must stop within a 100-foot radius until a qualified archeologist to be approved by the City, has evaluated the find. Construction activity may continue unimpeded on other portions of the project site. If the find is detennined by the qualified archeologist to be a unique archeological resource, as defined by Section 2103.2 of the Public Resources Code, the site shall be treated in accordance with the provisions of Section 21083.2 of the Public Resources Code. If the find is determined not to be a unique archeological resource, no further action is necessary and construction may continue. The applicant shall bear the cost of implementing this mitigation. If paleontological resources are uncovered during excavation of the project site, the City of West Covina Planning Department shall be notified immediately and work must stop within 100 feet of the find to allow a qualified paleontologist to appropriately remove the find. The applicant shall bear the cost of implementing this mitigation. If during excavation of the project site human remains are discovered, the steps described in Slate CEQA Guidelines Section 15064.5(e) shall be followed. (1) There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie ZAResos\2012 Resos\12-5492 MND 512 S. Valinda.doc Planning Commission Re' jon No. 12-5492 Mitigated Negative Declaration for GPA 12-01, ZC 12-01, TPM 71942 & T 71960 December 11, 2012 — Page 4 adjacent human remains until: (A) The coroner of the County in which the remains are discovered must be contacted to determine that no investigation of the cause of death is required, and (B) If the coroner determines the remains to be Native American: 1. The coroner shall contact the Native American Heritage Commission within 24 hours. 2. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descended from the deceased Native American. 3. The most likely descendent may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resources Code Section 5097.98, or (2) Where the following conditions occur, the landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to further subsurface disturbance. The applicant shall bear the cost of implementing this mitigation. (A) The Native American Heritage Commission is unable to identify ZAResos\2012 Resos\12-5492 MND 512 S. Valinda.doc Planning Conunission Resol�lL , No. 12-5492 Mitigated Negative Declaration for GPA 12-01, ZC 12-01, TPM 71942 R TTM 71960 December 11, 2012 — Page 5 a most likely descendent or the most likely descendent failed to ..make a recommendation within 24 hours after being notified by the commission. (B) The descendant identified fails to make a recommendation; or (C) The landowner or his authorized representative rej ects the recommendation of the descendant, and the mediation by the Native American Heritage. Commission fails to provide measures acceptable to the landowner. Geology and The project shall be designed and Building/ Pre - Soils constructed in accordance with the Engineering construction requirements of Chapter 16 (Structural plan check Design) of the 2010 California Building Code (CBC), the West Covina Municipal On -site Code, and accepted engineering practices. construction inspection Prior to start of soil -disturbing activities at the site, the project applicant shall obtain a General Permit for Discharges of Storm Water Associated with Construction Activity to comply with the National Pollution Discharge Elimination System (NPDES), to control erosion and pollution during construction of the project. The project applicant shall prepare and submit a Storm Water Pollution Prevention Plan (SWPPP) to be administered throughout project construction. The SWPPP must list Best Management Practice (BMP) features that the discharger (project applicant) will use to protect storm water runoff. Prior to issuance of any grading or building permits, the City of West Covina Department of Public Works shall approve the SWPPP. Z:\Resos\2012 Resos\l2-5492 MND 512 S. Valinda.doc Planning Commission Res*ii No. 12-5492 Mitigated Negative Declaration for GPA 12-01, ZC 12-01, TPM 71942 & TTM 71960 December 11, 2012 — Page 6 The project applicant shall prepare and implement a Standard Urban Storm Water Mitigation Plan (SUSMP) in accordance with the requirements of the West Covina Municipal Code to ensure that storm water runoff is managed for water- quality concerns through implementation of appropriate and applicable best management practices (BMPs). Prior to issuance of any grading or building permits, the City of West Covina Department of Public Works shall approve the SUSMP. All unpaved demolition and construction areas shall be wetted during excavation, grading and construction, and temporary dust covers shall be used to reduce dust emissions and meet South coast Air Quality Management District Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. The Project Applicant or General Contractor shall keep the construction area sufficiently damped to control dust caused -by construction, hauling and at all times provide reasonable control of dust caused by wind. All materials transported off -site shall either be sufficiently watered or securely covered to prevent excessive amounts of dust and spillage. All clearing, earthmoving, or excavation activities shall be discontinued during period of high winds (i.e. greater than 15 mph); so as to prevent excessive amounts of fugitive dust. Hazards and Asbestos and lead -based paint surveys Building Pre - Hazardous shall be conducted on the building to be Division construction Z:\Resos\2012 Resos\12-5492 MND 5 12 S. Valinda.doc Planning Commission Resole No. 12-5492 Mitigated Negative Declaration for GPA 12-01, ZC 12-01, TPM 71942 &.TT171960 December 11, 2012 — Page 7 Materials demolished prior to the start of construction. In the event that asbestos and leadbased paint are detected, they shall be abated in accordance with all applicable rules and regulations. Abatement activities shall be completed to the satisfaction of the appropriate regulatory agency(ies) prior to issuance of demolition permits for the proposed project. Abatement of asbestos shall be conducted in accordance with .SCAQMD Rule 1403, Asbestos Emissions from Demo lition/Renovation Activities. Fire Department plan check On -site construction inspection Approval of Closure report by the Fire Department Hydrology and Appropriate erosion control and drainage Building/ On -site Water Quality devices shall be incorporated to the Engineering construction satisfaction of the Building Division, such inspection as interceptor terraces, berms, veechannels, and inlet and outlet structures. All waste shall be disposed properly. Use appropriately labeled recycling bins to recvcle construction materials. including: solvents, water -based paints, vehicle fluids, broken asphalt and concrete, wood, and vegetation. Nonrecyclable . materials/wastes shall be taken to an appropriate landfill. Toxic wastes -must be discarded at a licensed regulated disposal site Leaks, drips and spills shall be cleaned up immediately to prevent contarninated soil on paved surfaces that can be washed away into the storm drain. Where truck traffic is frequent, gravel approaches shall be used to reduce soil compaction and limit the tracking of sediment into streets. All vehicle/equipment maintenance, repair, and washing shall be conducted Z:\Resos\2012 Resos\12-5492 MND 512 S. Valinda.doc Planning Commission Resleon No. 12-5492 Mitigated Negative Declaration for GPA 12-01, ZC 12-01, TPM 71942 & A71960 December 11, 2012 — Page 8 away from storm drains. All major repairs shall be conducted off -site. Drip pans or drop cloths shall be used to catch drips and spills. The Project applicant shall implement stormwater BMPs to retain or treat the runoff from a storm event producing 1/4 inch of rainfall in a 24-hour period. The design of structural BMPs shall be in accordance with the Development Best Management Practices Handbook, Part B - Planning Activities. A signed certificate from a California licensed civil engineer or licensed architect that the proposed BMPs meet this numerical threshold standard is required. Post development peals stormwater runoff discharge rates shall not exceed the estimated pre -development rate for developments where the increase peak stormwater discharge rate will result in increased potential for downstream erosion. Any connection to the sanitary sewer shall have authorization from the Bureau of Sanitation. Materials with the potential to contaminate stormwater must be: (1) placed in an enclosure such as, but not limited to, a cabinet, shed, or similar structure that prevents contact with runoff spillage to the stormwater conveyance system; or (2) protected by secondary containment structures such as berms; dikes, or curbs. Storage areas shall be paved and sufficiently impervious to contain leaks and spills. All storm drain inlets and catch basins ZAResos\2012 Resos\l2-5492 MND 512 S. valinda.doc Planning Commission Resol* No. 12-5492 • Mitigated Negative Declaration for GPA 12-01, ZC 12-01, TPM 71942 & TTM 71960 December 1], 2012 —Page 9 within, and immediately adjacent to the Project Site, as permitted and approved by the Department of Public Works, must be stenciled with prohibitive language (such as "NO DUMPING — DRAINS TO OCEAN") and/or graphical icons to discourage illegal dumping. Legibility of stencil and signs must be maintained at all times. An efficient irrigation system shall be designed to minimize runoff, including: drip irrigation for shrubs to limit excessive spray; shutoff devices to prevent irrigation after significant precipitation; and flow reducers. Noise To the extent feasible, construction Building/ Pre - activities shall be scheduled so as to avoid Engineering construction operating several pieces of heavy plan check equipment simultaneously, which causes high noise levels. Field Observation The construction staging area shall be after located as far as feasible from sensitive Construction receptors. All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. Project construction shall comply with the requirements of the Building Department and the Uniform Building Code regarding interior noise levels. Noise -generating equipment operated at the project site shall be equipped with the most effective noise control devices, i.e., mufflers, lagging, and/or motor enclosures. All equipment shall be properly maintained to assure that no additional noise, due to worm or ZAResos\2012 Resos\12-5492 MND 512 S. Valinda.doc Planning Commission Reston No. 12-5492 Mitigated Negative Declaration for GPA 12-0_1, ZC 12-01, TPM 71942 & AT71960 December 11, 2012 — Page 10 improperly maintained parts, would be generated. The project shall be in compliance with the West Covina Municipal Code Noise Ordinance Sections 15-83 through 15-86. Between the hours of 8:00 PM of one day and 7:00 AM of the next day, it shall be unlawful for any person within a residential zone, or within a radius of 500 feet therefrom, to operate equipment or perform any outside construction or repair work on buildings, structures, or projects or to operate any pile driver, steam shovel, pneumatic hammer, derrick, steam or electric hoist, or other construction type device in such manner as to create any noise which causes the noise level at the property line to exceed the ambient noise level by more than 5 decibels as required by the West Covina Municipal Code Section 15-95. Public Services The project applicant shall comply with Fire Department Pre - (Fire) all applicable City codes and regulations construction pertaining to fire protection as required by plan check the West Covina Fire Department. On -site construction inspection 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 Z:\Resos\2012 Resos\12-5492 MND 512 S. Valinda.doc Planning Commission Reso0i No. 12-5492 • Mitigated Negative Declaration for GPA 12-01, ZC 12-01, TPM 71942 & TTM 71960 December 11, 2012 — Page I 1 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 I I"' day of December, 2012, by the following vote: AYES: Blackburn, Holtz, Woods, Menefee, Stewart NOES: None ABSENT: None ABSTAIN: None DATE: December 11, 2012 Dave Stewart, Chairman Planning Commission Jeff' A Berson, AICP, Secretary Planning Commission ZAResos\2012 Resos\12-5492 MND 512 S. Valinda.doc ATTACHMENT 7 10 PLANNING COMMISSION RESOLUTION NO. 12-5493 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT NO. 12-01 GENERAL PLAN AMENDMENT NO. 12-01 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Kye Evans, Brandywine Homes LOCATION: 512 S. Valinda 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 a revision to the General Plan Land Use Element and to change the land use designation on a portion of the subject property from: "Low Medium Residential" to "Medium Residential" on that certain property generally described as: Assessor's Parcel Number 8476-023-045, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant has also requested a zone change (ZC 12-01) from "Single -Family Residential (R-1)" to "Specific Plan No. 25 (Waverly Specific Plan)"; and WHEREAS, consistent with this request, the applicant has also requested Tentative Parcel Map (No. 71942) to subdivide the Immanuel First Lutheran Church site into three parcels; and WHEREAS, consistent with this request, the applicant has also requested a tentative tract map (TTM 71960), with an overall density of 8.2 dwelling units per the 2.31 acre site. The proposed density is consistent with the proposed General Plan designation and zoning classification of the site; and WHEREAS, it is a stated goal of the Housing Element of the General Plan to "Provide a variety of housing types to accommodate all economic segments of the City," and ZAResos\2012 Resos\12-5493 GPA 12-01 512 S. Valinda Avenue.doc Planning Commission Atioti No. 12-5.493 General Plan Amendment No. 12-01 December, 11 2012 - Page 2 WHEREAS, it is a stated goal of the Housing Element of the General Plan to "Promote equal housing opportunity for all residents." and WHEREAS, it is a stated goal of the Housing Element of the General Plan to "identify adequate sites to achieve housing variety," and WHEREAS, it is a stated policy of the Housing Element of the General Plan to "provide high quality housing for current and future residents at all income levels to achieve a "balanced" community," and WHEREAS, it is a stated policy of the Housing Element of the General Plan to "encourage housing construction or alteration to meet the needs of residents with special needs such as large families, the elderly and disabled," and WHEREAS, it is a stated policy of the Housing Element of the General Plan to "provide a range of residential development types in West Covina, including low density single-family homes, moderate density townhomes, higher density multi -family units, and residential/commercial mixed use in order to address the City's share of regional housing needs;" and WHEREAS, it is a stated policy of the Housing Element of the General Plan to "explore opportunities for new residential development within those areas of the City occupied by vacant or underutilized, obsolete commercial and industrial uses." WHEREAS, it is a stated policy of the Land Use Element of the General Plan to "Preserve the essential residential character of West Covina — a City of beautiful homes"; and WHEREAS, it is a stated policy of the Land Use Element of the General Plan to "Arrange land uses with regard to the health, safety, convenience and welfare of the residents of the City.". WHEREAS, the Planning Commission upon giving the required notice did on the 11`l' day of December, 2012, conduct a duly advertised public hearing as prescribed by law to consider said application. NOW, THEREFORE, the Planning Commission of the City of West Covina does hereby resolve as follows: SECTION 1: Based on the evidence presented, both oral and documentary, the Plamiing Commission recommends that the City Council approve General Plan Amendment No. 12-01, amending the land use designation for the subject property as set forth on the Land Use Map as depicted on Exhibit A; and. ZAResos\2012 Resos\l2-5493 GPA 12-01 512 S. Valinda Avenue.doc Planning Commissio*01LItion No. 12-5493 General Plan Amendment No. 12-01 December, 1 1 2012 - Page 3 SECTION 2: A Mitigated Negative Declaration of Environmental Impact has been prepared in accordance with the California Enviromnental Quality Act of 1970, as amended. SECTION 3: The Secretary shall be instructed to forward a copy of this Resolution to the City Council for its attention in the manrier 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 11 t1i day of December, 2012, by the following vote: AYES: Blackburn, Holtz, Woods, Menefee, Stewart NOES: None ABSENT: None ABSTAIN: None DATE: December 1.1, 2012 K)m &A� Dave Stewart, Chairman Planning Convnission Ieff erson, Secretary Planning Commission ZAResos\2012 Resos\12-5493 GPA 12-01 512 S. Valinda Avenue.doc EXHIBIT A GENERAL PLAN AMENDMENT NO, 12-02 Indicates area proposed to be redesignated from "Low Medium Residential" to "Medium Residential" 10 ATTACHMENT PLANNING COMMISSION RESOLUTION NO. 12-5494 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ZONE CHANGE NO. 12-01 ZONE CHANGE NO. 12-01 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Kye Evans, Brandywine Homes LOCATION: 512 S. Valinda 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: "Single -Family Residential (R-1)" to "Specific Plan No. 25 (Waverly Specific Plan)" on a portion of that certain property generally described as follows: Assessor Parcel No. 8476-023-045, in the records of the Los Angeles County Assessor; and WHEREAS, the proposed zone change is requested to provide consistency between the General Plan and Zoning Map, and to establish zoning standards for the subject project; and WHEREAS, said zone change application is requested to allow for the development of 19 single-family dwelling units; and WHEREAS, consistent with the request, the applicant has also requested a General Plan amendment (General Plan Amendment No. 12-01) to amend the project site General Plan Land Use Designation from "Low Medium Residential" to "Medium Residential." WHEREAS, a tentative parcel map (No. 71942) has been submitted for the subdivision of a 5.1 acres parcel into three parcels; and Z:\Resos\2012 Resos\12-5494 ZC 512 S. Val inda Avenue.doc Planni ng Commission Resolutiole. 12-5494 Zone Change No. 12-01 December 11, 2012- Page 2 WHEREAS, a tentative tract map (No. 71960) has been submitted for the subdivision of Parcel No. 2 of Tentative Parcel Map No. 71942 into 24 lots to be developed with 19 single- family dwelling units; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 11 `I' day of December, 2012, 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 project consists of a development plan for the construction of 19 single- family dwelling units on a 2.31-acre parcel. 2. The project includes a General Plan amendment to amend the subject General Plan Land Use Designation from "Low Medium Residential" to "Medium Residential" on a portion of the subject property. 3. The project includes a zone change requesting to change the zone from "Single - Family Residential (MF-8)" to "Specific Plan No. 25 (Waverly. Specific Plan)" that allows for 19 single-family residential units on a portion of the subject property. 4. The project includes a tentative parcel map to divide the existing 5.1-acre property into three separate parcels. 5. The applicant is requesting approval of a tentative tract map to subdivide the site into 24 parcels. Nineteen lots would be developed with dwelling units and the remaining five lots would provide for a private street and cotnmon open space. 6. Findings necessaiy 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. ZAResos\2012 Resos\12-5494 ZC 512 S. Vallnda AVenlle.doc Planni>>g Commission Resoluticso. 12-5494 Zone Change No. 12-01 December 11, 2012- Page 3 7. Pursuant to the requirements of the California Enviromnental 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 enviroiunent, there will not be a significant effect due to mitigating measures. WHEREAS, based on the evidence, both oral and documentary, the Plamling Commission finds as follows: a. The proposed zone change will facilitate the development of a small -lot single- family project that allows for a density of 8.2 units per acre within Specific Plan 25. Since the last General Plan update in 1985, the housing market has changed to provide different types of housing to accommodate the population growth as well as to provide diverse housing that meets the population needs. Since most cities within the San Gabriel Valley are built out, most new residential projects are infill development in underutilized sites or in a mixed -use setting. Allowing different type of housing and flexibility . of development standards, Cities can continue to provide new housing to accommodate the growing population and meet their fair share of regional housing. Therefore, the City did not envision allowing parcels smaller than 6,000 square feet in area. As such, there are changed conditions since the existing zoning became effective to warrant changes in relaxing the more traditional development standards established in 1980s when the City was rapidly developing. b. An environmental study, in compliance with CEQA, has been prepared determining that mitigation measures are required. The mitigation measures serve to prevent adverse impact on the future project to be constructed on the site, surrounding land uses, and service systems. In addition, the proposed zone change will not adversely affect adjoining property value and will not be detrimental since the area is improving by redeveloping an underutilized site that contains vacant buildings. C. The City of West Covina's Regional Housing Needs allocation (RHNA) for the 2008-2014 planning period had been determined by SCAG to be 2,462 units including 631 units for very -low income households, 388 units for low income households, 417 units for moderate -low income households and 1,026 units for above moderate households. In recent years, the City has built higher density units primarily for senior citizens only. Although the proposed units are not considered affordable units as units being subsidized by any public funding mechanism, the 19 single family residential units would be potentially more affordable than the traditional units on larger parcels. In addition, the project provides an additional housing type that is a cluster design and provides the privacy and/or security of being a gated community. Z:AResos\2012 Resos\12-5494 ZC 512 S. Val inda AVCnUe.doc vlanning Commission Resolution* 12-5494 , Zone Change No. 12-01 December 11, 2012- Page 4 The Housing Element of the General Plan calls for "exploring opportunities for new residential development within those areas of the City occupied by vacant or underutilized, obsolete commercial and industrial uses." The Specific Plan would take advantage of redeveloping a site that is currently occupied by an underutilized site and vacant buildings and take advantage of the property's proximity to mass transit and adjacent commercial/retail uses within walking distance. As such, the change of zone will be in the interest of the public health, safety, and general welfare. d. The proposed zone change requires a General Plan amendment. The General Plan land use designation would be amended to change the land use designation for the subject site from "Low Medium Residential" to 'Medium Residential." The General Plan establishes densities for the different residential land use designations. The General Plan Amendment would allow the subject site to be developed at a density of 8.2 units per acres, which is consistent with the density allowed in the General Plan Use Designation for "Medium Residential.'' As such, the proposed zone change will not adversely affect the comprehensive general plan of the City. e. The approval of such zone change is consistent with the proposed General Plan amendment land use designation of "Medium Residential". The proposed. land use designation allows for a density range of 8 to 15 units per acres. The proposed project is consistent with the development standards set forth in the Specific Plan No. 25 (Waverly Specific Plan). 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. 12-01 is hereby found to be consistent with the City's General Plan and the land uses permitted within said zone classification. SECTION NO. 2: The Planning Commission does hereby recommend to the City Council that it approve Zone Change No. 12-01, adopting the specific plan text as set forth in Exhibit A and changing the zoning designation for subject property as set forth on Exhibit B and amending the Zoning Map of the City of West Covina. SECTION NO. 3: The Secretary is instructed to forward a copy of this Resolution to the City Council for its attention in the manner prescribed by law. ZAResos\2012 Resos\12-549=4 ZC 512 S. valinda Avenue.doc Ianniilg Commission Resolutieo. 12-5494 • Zone Change No. 12-01 December 11, 2012- Page 5 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 11 `l' day of December, 2012, by the following vote: AYES: Blackburn, Holtz, Woods, Menefee, Stewart NOES: None ABSENT: None ABSTAIN: None DATE: December 11, 2012 F)w � Dave Stewart, Chairman Planning Commission Jeff/Afiderson, Secretary Planning Commission Z:\Resos\2012 Resos\12-5494ZC 512 S. Val inda Avenue.doc The following exhibit' is not included with the Executed Planning Commission Resolution as it is included in the . Draft Resolution for the City Council. Exhibit A — Specific Plan (Waverly) EXHIBIT B ZONE CHANGE NO. 12-01 Change the zoning from "Single Family Residential" to Specific Plan No. 25 (Waverly) Z:\Case Files\TRACT MAP\2012\71960 512 Valinda Avenue\PC Meeting 12.1 1.2012\ZC Exhibit B.doc • • ATTACHMENT 9 PLANNING COMMIS SION RESOLUTION NO. 12-5495 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP NO. 71942 TENTATIVE PARCEL MAP NO. 71942 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Kye Evans, Brandywine Homes LOCATION: 512 S. Valinda 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 parcel map to: Subdivide a 5.34-acre property into three parcels on that certain property described as: Assessor's Parcel Number 8476-023-045, . in the records of the Los Angeles County Assessor; and WHEREAS, consistent with the request, the applicant has also requested a General Plan amendment (GPA No. 12-01) to amend the Land Use Element on the subject property from "Low Medium Residential" to "Medium Residential": and WHEREAS, consistent with this request, the applicant has also requested a zone change (ZC No. 12-01); and . WHEREAS, a tentative tract map (No. 71960) has been submitted for the subdivision of Parcel No. 2 of Tentative Parcel Map No. 71942 into 24 lots to be developed with 19 single- family dwelling units; and WHEREAS, the Planning Commission, upon giving the required notice, did on the I Ith day of December, 2012 conduct a duly advertised public hearing as prescribed by law; and WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: ZAResos\2012 Resos\12-5495 TMP 512 S. Valinda Avenue.doc Planning Commission Resolution No. 12-5495 Tentative Parcel Map No. 71942 December 11, 2012 - Page 2 1. The applicant is requesting the approval of a tentative parcel. map to subdivide the 5.1- acre property into tluree lots of 0.41 acres, 2.31 acres, and 2.38 acres on property that is currently zoned as "Single -Family Residential (R-1). 2. The project includes a General Plan amendment to amend the subject site land use designation from "Low Medium Residential" to "Medium Residential." 3. The project includes a zone change requesting to change the zone from "Single -Family Residential (MF-8)" to "Specific Plan No. 25 Waverly Specific Plan)" that allows a density of 8.2 units per acres and smaller lots that range in size from 3,112 square feet to 5,035 square feet. 4. The applicant is requesting approval of a tentative tract map to subdivide the site into 24 parcels. Nineteen lots would be developed with dwelling units and the remaining five lots would provide for a private street and common open space. 5. Findings necessary for approval of a tentative parcel map: a. That the proposed map is consistent with applicable general and specific plans. b. That the design or improvements of the proposed subdivision is consistent with applicable general and specific plans. C. That the site is suitable for the type of development. d. That the site is physically suitable for the proposed density of development. e. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish, wildlife, or their habitat. f. That the design of the subdivision or the type of improvements are not likely to cause serious public health problems. g. That the design of the subdivision or the type of improvements will not conflict with easements acquired by the public for access through or use of property within the proposed subdivision. 6. 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:\Resos\2012 Resos\12-5495 TMP 512 S. Valinda Avenue.doc Planning Commission Resolution No. 12-5495 Tentative Parcel Map No. 71942 December 11, 2012 - Page 3 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, the Planning Commission makes the following findings: a. The proposed 3-lot subdivision will divide the property into a parking facility .utilized by East Valley Health Center, a church property, and a lot proposed for the development or residential units. The proposed General Plan Amendment of "Medium Residential" and Specific Plan No. 25 (Waverly Specific Plan) will allow for the development of the residential project. The parking facility and church use will continue to be under the current General Plan land use designation of "Low Medium Residential", and zoning of "Single Family Residential". With the approval of a General Plan Amendment; Zone Change and Specific Plan, the Tentative Parcel Map is consistent with the City's General Plan. b. The tentative parcel map provides for a land use that is compatible with the "Low Medium Residential" land use designation and the proposed "Medium Residential" land use designation of the General Plan. The provisions for design and improvements comply with the implementation policies and objectives of the Specific Plan. C. The site is physically suitable for the proposed residential development and Waverly Specific Plan on a 2.31-acre parcel, as well as allowing for the continuation of the parking facility for East Valley Health Center on a 0.41-acre parcel and the Immanuel First Lutheran Church on a 2.61-acre parcel. d. The subject site is physically suitable for the type and density of development proposed by the tentative parcel map as the site is surrounded by residential to the east, retail/commercial to the west, the Walnut Creek Wash to the north and church to the south. e. The proposed tentative parcel map would subdivide a fully developed lot into three parcels. The majority of the lot is improved with religious -related facilities and private school buildings. The subdivision design and type of improvements proposed are not likely to cause serious public health problems because the development and public improvements will be performed per the requirements of all applicable standards and codes. 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 as determined in the prepared Mitigated Negative Declaration for the project. 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 Z:\Resos\2012 Resos\12-5495 TMP 512 S. Valinda AVenLle.doc Planning Commission Resolution No. 12-5495 Tentative Parcel Map No. 71942 December I l , 2012 - Page 4 Public Works Department, the Municipal Code, the California Building Code and other applicable requirements. g. The subdivision design and type of improvements proposed in the tentative parcel map will not conflict with easements. The proposed three -parcel . subdivision is consistent with the proposed General Plan' designation of "Medium Residential" for a portion of the subject property and with the existing General Plan designation of "Low Medium Residential". 2. That pursuant to all of the evidence, presented, both oral and documentary, and further based on the findings above, this Tentative Parcel Map No. 71942. 3. That the tentative parcel map and tree removal permit shall not be effective for any purpose until the owner of the property involved (or his 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 conditional use 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 the approval of a tentative parcel map and tree removal permit are subject to the following conditions: a. Comply with plans reviewed by the Planning Commission on December 11, 2012. b. Comply with all applicable standards of the West Covina Municipal Code. C. These conditions of approval shall be printed on the working drawings submitted to the Building Division for review. d. Approval of this Tentative Tract Map shall not become effective unless and until approval of General Plan Amendment No. 12-01 and Zone Change No. 12-01, and certification of the Negative Declaration of Environmental Impact by the City Council. e. Recordation of Final Tract Map with the Los Angeles County Recorder shall be required prior to issuance of building permits. f Prior to requesting a final inspection, the Planning Department shall inspect the development. Z:\Resos\—')012 Resos\12-5495 TMP 512 S. Valinda Avenue.doc Planning Commission Resolution No. 12-5495 Tentative Parcel Map No. 71942 December 1 1, 2012 - Page 5 g. The proposed subdivision shall conform to West Covina Municipal Code Chapter 20 - Subdivisions. h. The approved use shall not create a public nuisance as defined under Section 15- 200 of the West Covina Municipal Code. i. The approved use shall be in compliance with the Noise Ordinance (Chapter 15). j. This approval shall become null and void if building permit is not obtained within two (2) years of the date of this approval k. The applicant shall sign an affidavit accepting all conditions of this approval. 1. 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. M. The developer shall comply with all requirements of the Los Angeles County Sanitation District. n. All new utilities shall be placed underground prior to issuance of Certificate of Occupancy. All relocated on -site utility service lines shall be underground when the cost or square footage of an addition or alteration exceeds 50% of the existing value or area. (WCMC 23-273). o. 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. p. The approval of this tentative parcel map shall be valid for 24 months. The applicant may apply for a 12-month extension based on the Subdivision Map Act. q. The applicant shall meet an), 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 detennined by the City, Z:\Resos\2012 Resos\12-5495 TMP 512 S. Valinda Avenue.doc • 0 Planning Commission Resolution No. 12-5495 Tentative Parcel Map No. 71942 December 1 ] , 2012 - Page 6 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. r. Comply with the mitigation measures as outlined in the Initial Study/Envirorunental Assessment dated November, 2012 as follows: Outdoor lighting shall be designed and installed with downcast shielding to reduce light impacts on adjacent properties. 2. Prior to issuance of a certificate of occupancy the applicant shall submit a lighting plan, including a photometric plan, to the Building Department for review and approval to ensure that new lighting will not "spill over" onto adjacent properties. 3. Prior to issuance of a grading permit, a certified arborist, as determined by the West Covina Municipal Code Section 26-289(1), shall inspect the project site to determine the type of trees located on the site. The arborist shall prepare and submit a report to the City that identifies the tree species on the site. Any significant and/or heritage trees shall be identified. In the event any significant or heritage trees are identified, the applicant shall obtain a permit from the City for the removal of such trees in accordance with West Covina Municipal Code Section 26-290(a)-(f). 4. In the event that archaeological resources are uncovered on the project site during grading or other construction activities, the developer must notify the West Covina Planning Department immediately and work must stop within a 100-foot radius until a qualified archeologist to be approved by the City, has evaluated the find. Construction activity may continue unimpeded on other portions of the project site. if the find is determined by the qualified archeologist to be a unique archeological resource, as defined by Section 2103.2 of the Public Resources Code, the site shall be treated in accordance with the provisions of Section 21083.2 of the Public Resources Code. If the find is determined not to be a unique archeological resource, no further action is necessary and construction may continue. The applicant shall bear - the cost of implementing this mitigation. 5. If paleontological resources are uncovered during excavation of the project site, the City of West Covina Planning Department shall be notified immediately and work must stop within 100 feet of the find to allow a qualified paleontologist to appropriately remove the find. The applicant shall bear the cost of implementing this mitigation. Z:\Resos\2012 Resos\12-5495 TMP 512 S. Valinda Avenue.doc Planning Commission Resolution No. 12-5495 Tentative Parcel Map No..71942 December 11, 2012 - Page 7 6. If during excavation of the project site human remains are discovered, the steps described in State CEQA Guidelines Section 15064.5(e) shall be followed. (1) There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until: (A) The coroner of the County in which the remains are discovered must be contacted to determine that no investigation of the cause of death is required, and (B) If the coroner determines the remains to be Native American: 1. The coroner shall contact the Native American Heritage Commission within 24 hours. 2. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descended from the deceased Native American. 3. The most likely descendent may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate. dignity, the human remains and any associated grave goods as provided in Public Resources Code Section 5097.98, or (2) Where the following conditions occur, the landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to further subsurface disturbance. The applicant shall bear the cost of implementing this mitigation. (A) The Native American Heritage Commission is unable to identify a most likely descendent or the most likely descendent failed to make a recommendation within 24 hours after being notified by the commission. (B) The descendant identified fails to make a recommendation; or (C) The landowner or his authorized representative rejects the recommendation of the descendant, and the mediation by Z:\Resos\2012 Resos\12-5495 TMP 512 S. Valinda Avenue.doc Planning Commission Resolution No. 12-5495 Tentative Parcel Map No. 71942 December 11, 2012 - Page 8 the Native American Heritage Commission fails to provide measures acceptable to the landowner. 7. The project shall be designed and constricted in accordance with the requirements of Chapter 16 (Structural Design) of the 2010 California Building Code (CBC), the West Covina Municipal Code, and accepted engineering practices. 8. Prior to start of soil -disturbing activities at the site, the project applicant shall obtain a General Permit for Discharges of Storm Water Associated with Construction Activity to comply with the National Pollution Discharge Elimination System (NPDES), to control erosion and pollution during construction of the project. The project applicant shall prepare and submit 'a Storm Water Pollution Prevention Plan (SWPPP) to be administered throughout project construction. The SWPPP must list Best Management Practice (BMP) features that the discharger (project applicant) will use to protect storm water runoff. Prior to issuance of any grading or building permits, the City of West Covina Department of Public Works shall approve the SWPPP. 9. The project applicant shall prepare and implement a Standard Urban Storm Water Mitigation Plan (SUSMP) in accordance with the requirements of the West Covina Municipal Code to ensure that stone water runoff is managed for water quality concerns through implementation of appropriate and applicable best management practices (BMPs). Prior to issuance of any grading or building permits, the City of West Covina Department of Public Works shall approve the SUSMP. 10. All unpaved' demolition and construction areas shall be wetted during excavation, grading and construction, and temporary dust covers shall be used to reduce dust emissions and meet South coast Air Quality Management District Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. 11. The Project Applicant or General Contractor shall keep the construction area sufficiently damped to control dust caused by construction, hauling and at all times provide reasonable control of dust caused by wind. 12. All materials transported off -site shall either be sufficiently watered or securely covered to prevent excessive amounts of dust and spillage. 13. All clearing, eartlunoving, or excavation activities shall be discontinued during period of high winds (i.e. greater than 15 mph), so as to prevent excessive amounts of fugitive dust. Z:\Resos\?-012 Resos\12-5495 TMP 512 S. VaIinda Avenue.doc Planning Commission Resolution No. 12-5495 Tentative Parcel Map No. 71942 December 11, 2012 - Page 9 14. Asbestos and lead -based paint surveys shall be conducted on the building to be demolished prior to the start of construction. In the event that asbestos and leadbased paint are detected, they shall be abated in accordance with all applicable rules and regulations. Abatement activities shall be completed to the satisfaction of the appropriate regulatory agency(ies) prior to issuance of demolition permits for the proposed project. Abatement of asbestos shall be conducted in accordance with SCAQMD Rule 1403, Asbestos Emissions from Demolition/Renovation Activities. 15. Appropriate erosion control and drainage devices shall, be incorporated to the satisfaction of the Building Division, such as interceptor terraces, berms, veechannels, and inlet and outlet structures. 16. All waste shall be disposed properly. Use appropriately labeled recycling bins to recycle construction materials including: solvents, water -based paints, vehicle fluids, broken asphalt and concrete, wood, and vegetation. Nonrecyclable materials/wastes shall be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposal site 17. Leaks, drips and spills shall be cleaned up immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drain. 18. Where truck traffic is frequent, gravel approaches shall be used to reduce soil compaction and limit the tracking of sediment into streets. 19. All vehicle/equipment maintenance, repair, and washing shall. be conducted away from storm drains. All major repairs shall be conducted off -site. Drip pans or drop cloths shall be used to catch drips and spills. 20. The Project applicant shall implement stormwater BMPs to retain or treat the runoff from a storm event producing 1/4 inch of rainfall in a 24-hour period. The design of structural BMPs shall be in accordance with the Development Best Management Practices Handbook, Part B - Planning Activities. A signed certificate from a California licensed civil engineer or licensed architect that the proposed BMPs meet this numerical threshold standard is required. 21. Post development peak stormwater runoff discharge rates shall not exceed the estimated pre -development rate for developments where the increase peak stornwater discharge rate will result in increased potential for downstream erosion. ZAResos\2012 Resos\12-5495 TMP 512 S. Valinda AV011lle.dOC Planning Commission Resolution No. 12-5495 . Tentative Parcel Map No. 71942 December 11, 2012 - Page 10 22. Any connection to the sanitary sewer shall have authorization from the Bureau of Sanitation. 23. Materials with the potential to contaminate storrnwater must be: (1) placed in an enclosure such as, but not limited to, a cabinet, shed, or similar structure that prevents contact with runoff spillage to the stormwater conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs. 24. Storage areas shall be paved and sufficiently impervious to contain leaks and spills. 25. All storm drain inlets and catch basins within, and immediately adjacent to the Project Site, as permitted and approved by the Department of Public Works, must be stenciled with prohibitive language (such as "NO DUMPING — DRAINS TO OCEAN") and/or graphical icons to discourage illegal * dumping. Legibility of stencil and signs must be maintained at all times. 26. An efficient irrigation system shall be designed to minimize runoff, including: drip irrigation for shrubs to limit excessive spray; shutoff devices to prevent irrigation after significant precipitation; and flow reducers. 27. To the extent feasible, construction activities shall be scheduled so as to avoid operating several pieces of heavy equipment simultaneously, which causes high noise levels. 28. The construction staging area shall be located as far as feasible from sensitive receptors. 29. All construction equipment shall be stored on the project site during the construction. phase to eliminate daily heavy-duty truck trips on vicinity roadways. 30. Project construction shall comply with the requirements of the Building Department and the Uniform Building Code regarding interior noise levels. 31. Noise -generating equipment operated at the project site shall be equipped with the most effective noise control devices, i.e., mufflers, lagging, and/or motor enclosures. All equipment shall be properly maintained to assure that no additional noise, due to worn or improperly maintained parts, would be generated. Z:\Resos\2012 Resos\l2-5495 TMP 512 S. Valinda Avenue.doc 0 Planning Commission Resolution No. 12-5495 Tentative Parcel Map No. 71942 December 1 1, 2012 - Page I 1 32. The project shall be in compliance with the West Covina Municipal Code Noise Ordinance Sections 15-83 through 15-86. 31 Between the hours of 8:00 PM of one day and 7:00 AM of the next day, it shall be unlawful for any person within a residential zone, or within a radius of 500 feet therefrom, to operate equipment or perform any outside construction or repair work on buildings, structures, or projects or to operate any pile driver, steam shovel, pneumatic hammer, derrick, steam or electric hoist, or other construction type device in such manner as to create any noise which causes the noise level at the property line to exceed the ambient noise level by more than 5 decibels as required by the West Covina Municipal Code Section 15-95. 34. The project applicant shall comply with all applicable City codes and regulations pertaining to fire protection as required by the West Covina Fire Department. S. Engineering Division Requirements: Comply with all conditions contained in Planning Commission Resolution No. 567. Which outlined the requirements of grading, street improvement, exterior lighting, water supply, all bonds, trees, landscaping, drainage, and building related improvements, etc. 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 those (that) portion(s) of Valinda Avenue and Service Avenue contiguous to subject property. 4. All existing concrete driveway approaches and wheelchair ramps that do not meet current ADA requirements shall be removed (if required) and reconstructed to meet current ADA requirements. 5. All damaged concrete curbs, gutters, sidewalk, etc., shall be removed and reconstructed per City standard. 6. The existing parkway layout along Valinda Avenue shall remain with the addition of trees and tree wells where needed and as directed by the City. The applicant is responsible for repairing damaged sidewalk, irrigation, and curb and gutter. 7. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. ZAResos\2012 Resos112-5495 TMP 512 S. Valinda Avenue.doc Planning Commission Resolution No. 12-5495 Tentative Parcel Map No. 71942 December 11, 2012 - Page 12 8. Parking lot and driveway improvements on private property for this .use shall comply with Planning Commission Resolution No. 2513 and be constructed to the City,of West Covina Standards. 9. Private street improvements shall comply with Municipal Code chapter 19, Article 8, and Planning Commission Resolution No. 2519. 10. Prior to approval of a final map, all of the following requirements 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 Department and Engineering Division. b) 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 cost estimates, required fees shall be paid and improvement securities for all on -site and off -site improvements (except buildings) and 100% labor/material securities for all off -site improvements and a 50% warranty bond shall be posted prior to final approval of the plans. 11. The proposed subdivision shall conform to the West Covina Municipal Code Chapter 20 Subdivisions. 12. Comply with all regulations of the Los Angeles Regional Water Quality Control Board and Article Il of Chapter 9 of the West Covina Municipal Code concerning Stormwater./Urban Run-off Pollution control. 13. A sewer easement on Parcel No. 1 to the City of West Covina with .access right to the first manhole from Parcel No. 2 to be recorded with the proposed Parcel Map. t. Public Works 1. Provide ADA accessible sidewalk and crossings. Z:\ResosL012 Resos\12-5495 TMP 512 S. Valinda Avenue.doc • Planning Commission Resolution No. 12-5495 Tentative Parcel Map No. 71942 December 11, 2012 - Page 13 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 11 "' day of December, 2012, by the following votes: AYES: Blackburn, Holtz, Woods, Menefee, Stewart NOES: None ABSTAIN: None ABSENT: None DATE: December 11, 2012 EXPIRATION DATE: December 11, 2014, if not used. 2�� Aftj-'\- Dave Stewart, Chairman Planning Commission J Anderson, Secretary Planning Commission Z:\Resos\2012 Resos\12-5495 TMP 512 S. Valinda Avenue.doc 1 ATTACHMENT 10 PLANNING COMMISSION RESOLUTION NO. 12-5496 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 71960 TENTATIVE TRACT MAP NO. 71960 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Kye Evans, Brandywine Homes LOCATION: 512 S. Valinda 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 property into 413 residential and commercial condominiums on that certain property described as: Assessor's Parcel Number 8476-023-045, in the records of the Los Angeles County Assessor; and WHEREAS, a tentative tract map (No. 71960) has been submitted for the subdivision of Parcel No. 2 of Tentative Parcel Map No. 71942 into 24 lots to be developed with 19 single- family dwelling units; and WHEREAS, consistent with the request, the applicant has also requested a General Plan amendment (GPA No. 12-01) to amend the Land Use Element on the subject property from "Low Medium Residential" to "Medium Residential": and WHEREAS, consistent with this request, the applicant has also requested a zone change (ZC No. 12-01); and WHEREAS, consistent with this request, the applicant has also requested Tentative Parcel Map (No. 71942) to subdivide the Immanuel First Lutheran Church site into three parcels; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 11 "' day of December, 2012, conduct a duly noticed public hearing to consider said application; and Planning Commission Resolution 02-5496 Tentative Tract Map No. 71960 December 11, 2012- Page 2 WHEREAS, studies and investigations made by this Commission and in its behalf reveal the following facts: 1. The project consists of a development plan for the construction 19 single-family dwelling units on Parcel No. 2 of Parcel Map 71942, which is 2.31 acres. 2. The project includes a General Plan amendment to amend the subject site land use designation from ``Low Medium Residential" to "Medium Residential." 3. The project includes a zone change requesting to change the zone from "Single - Family Residential (MF-8)" to "Specific Plan No. 25 Waverly Specific Plan)" that allows a density of 8.2 units per acres and smaller lots that range in size from 3,112 square feet to 5,035 square feet. 4. The project includes a tentative parcel map to divide the existing 5.1-acre property into three separate parcels. 5. The applicant is requesting approval of a tentative tract map to subdivide a parcel of a land into 24 lots that would be developed with 19 single-family dwelling units. 6. 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. e. That the design of the subdivision or the proposed improvements are not likely to cause substantial environinental damage or substantially and avoidably injure fish, wildlife or their habitat. f. That the design of the subdivision or the type of improvements are not likely to cause serious public health problems. g. That the design of the subdivision or the type of improvements will not conflict with easements acquired by the public for access through or use of property within the proposed subdivision. Z:\Resos\2012 Resos\12-5496 TIN 512 S. Valinda Avenue.doc Planning Commission Resoludeo. 12-5496 • Tentative Tract Map No. 71960 December 11, 2012- Page 3 7. Pursuant to the requirements of the California Enviroiunental 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 Cormnission 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. 71960, the Planning Commission makes the following findings: a. With the approval of a General Plan Amendment and Specific Plan No.. 25 (Waverly Specific Plan), the approval of the tentative tract map is consistent with the City of West Covina General Plan. The proposed 19-unit development will be constructed to meet the development standards of the zone and the Uniform Building Code standards. b. The tentative tract map provides for a land use that is compatible with the "Medium Residential" land use designation for the subject site in the General Plan, and the provisions for design and improvements comply with the implementation policies and objectives of the Specific Plan. C. The site is physically suitable for the proposed density of development since it is surrounded by single families to the east, retail to the west, the Walnut Creels Wash to the north and a church to the south. The proposed project is an infrll project within an urbanized area. The site is 2.31-acres located within the "Medium Residential" General Plan land use designation that allows up to 15 dwelling units per acre. The project has been designed to meet all the development standards set forth in Specific Plan No. 25 that is applicable to the subject site. d. The subject site is physically suitable for the type and density of development proposed by the tentative tract map because the site is surrounded by residential to the east, retail/commercial to the west, the Walnut Creek Wash to the north and church to the south. The project is an infill development within an urbanized area where the infrastructure to support the project already exists. 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 subdivision design and type of improvements proposed in the tentative tract map are not likely to cause serious public health problems because the development and public improvements will be performed per the requirements of all applicable standards and codes, and the mitigation measures identified in Initial Study/Mitigated Negative Declaration related to lead based paint and ZAResos\2012 Resos\12-5496 TTM 512 S. Valinda AVe11ue.doc Planning Commission Resolution 012-5496 Tentative Tract Map No. 71960 December 11, 2012- Page 4 asbestos. 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 Public Works Department, the Municipal Code, the California Building Code and other applicable requirements. g. The subdivision design and type of improvements proposed in the Tentative Tract Map will not conflict with easements. In addition, a sewer easement access will be preserved through the subdivision. 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 perforn�ed 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 conunenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said tentative map by the Planning Commission or City Council. 3. 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. 71960 is approved subject to the following conditions: a) Comply with plans reviewed by the Planning Commission on December 11, 2012. Z:\ResosL012 Resos\12-5496'rTM 512 S. Val inda AVenue.doc Planning Commission Ation No. 12-5496 • Tentative Tract Map No. 71960 December 11, 2012- Page 5 b) That the project complies with all requirements of Specific Plan No. 25 (Waverly Specific Plan) and all other applicable standards of the West Covina Municipal Code. c) These conditions of approval shall be printed on the working drawings submitted to the Building Division for review. d) Approval of this Tentative Tract Map shall not become effective unless and until approval of General Plan Amendment No. 12-01 and Zone Change No. 12-01, and certification of the Negative Declaration of Environmental Impact by the City Council. e) A certified Native American Monitor, approved by the Kizh/Gabrieleno Band; shall be on site during all grading operations to identify and protect any Native American sites or artifacts that are located. This note shall be included on the Grading Plan to the satisfaction of the Planning Director. f) Recordation of Final Tract Map with the Los Angeles County Recorder shall be required prior to issuance of building permits. g) Prior to requesting a final inspection, the Planning Department shall inspect. the development. h) The proposed subdivision shall conform to West Covina Municipal Code Chapter 20 - Subdivisions. i) The approved use shall not create a public nuisance as defined under Section 15- 200 of the West Covina Municipal Code. j) The approved use shall be incompliance with the Noise Ordinance (Chapter 15). k) This approval shall become null and void if building permit is not obtained within two (2) years of the date of this approval. 1) The applicant shall sign an affidavit accepting all conditions of this approval. m) 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. n) Comply with all requirements of the "Art in Public Places" ordinance (WCMC Chapter 17), prior to the issuance of building permits. Artwork shall be installed or required fee paid prior to issuance of Certificate of Occupancy. ZAResos\2012 Resos\l2-5496 TTM 512 S. Valinda Avemie.doc Planning Conunission Resolution 012-5496 Tentative Tract Map No. 71960 December 11, 2012- Page 6 o) Comply with color and material boards. Submit a plan to the Planning Director for review and approval of locations where color schemes shall be applied. p) The rear elevation of the houses on Lots 6 and 7 shall include higher, clerestory window, egress windows for the bedrooms shall be on the side elevation. q) Garages shall incorporate a minimum interior clear space of 20 feet by 20 feet. r) Comply with Planning Commission Resolution (Design Standards for Security Gates). s) This approval does not include approval of signs; a separate sign permit shall be obtained. All signs shall be required to comply with the City of West Covina Sign Code. t) The location of new electrical transformers, vaults, antennas, mechanical and all other equipment not indicated on the approved plans must be approved by the Planning Director prior to the issuance of building permit. Provide construction details prior to issuance of a building permit. u) A parking lot lighting plan showing electrolier types and locations, average illumination levels, points of minimum illumination and photometric data in conformance with Plarming Commission Resolution No. 2513 and as requested shall be submitted to and approved by the Planning Department and the City Engineer. v) All new gutters and downspouts shall not project from the vertical surface of the building pursuant to Section 26-568 (a) (3). w) Tankless Water Heaters are approved to be installed in the garage. If traditional water heaters are proposed, the Planning Department shall approve their location. x) All new pole mounted parking lot lighting shall be accurately indicated on the grading plan and shall be located within landscaped or hardscaped area. Pole locations shall be accurately staked prior to installation by the Engineer. y) 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 Planning Department and the City Engineer. Z) Prior to the issuance of building permits, the applicant shall submit a detailed wall and fencing plan to the Plartning Director for review and approval. Fences and/or ZAResos\2012 Resos\12-5496 `l FIA 512 S. VaIinda AvenLie. doc Planning Commission Resolutoo. 12-5496 • Tentative Tract Map No. 71960 December 11, 2012- Page 7 walls shall be constructed around all properties, as determined by the Planning Director. 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. Perimeter block walls (retaining walls) shall be constructed of a decorative material, such as slumpstone or split -face block. The wall and fencing plan shall include the location, design and materials. Wood fences shall include steel posts for maintenance purposes. aa) That prior to final building permit approval, a detailed landscape and irrigation plan in compliance with AB 1881 shall be submitted for all planted. areas to be affected by project. Plans shall include type, size and quantity of landscape materials and irrigation equipment. All vegetation areas shall be automatically irrigated and a detailed watering program and water budget shall be provided. All damaged vegetation shall be replaced and the site shall be kept free of diseased or dead plant materials and litter at all times. bb) All trees shall be shown on the grading plan. The plan shall clearly indicate what trees are to be preserved and what trees are to be removed. cc) Trees proposed to provide screening along the easterly property line, adjacent to the single-family houses, shall be a minimum of 36" box in size and the species shall be approved by the City. dd) Clinging vines shall be installed on all retaining or freestanding walls to assist in deterring graffiti. ee) An easement shall be dedicated along the easterly property line for the maintainance of the trees planted to screen the project from the neighboring residential neighborhood to the east. ff) All new utilities shall be placed underground prior to issuance of Certificate of Occupancy. All relocated on -site utility service lines shall be underground when the cost or square footage of an addition or alteration exceeds 50% of the existing value or area. WCMC 23-273. gg) 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, ZAResos\2012 Resos\12-5496 "rTM 512 S. Val inda AvenLIC.doc Planning Commission Resolution *2-5496 Tentative Tract Map No. 71960 December 11, 2012- Page 8 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. hh) 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. The CC&R's shall include the following: 1. No addition of habitable space is permitted. 2. The parking or storage of recreation vehicles, such as RV's, boats, trailers, fifth wheels, ATV's, etc, are prohibited. 3. Clarification of rights and privileges granted by the Use Benefit Easement in the side yard between the units. 4. Easement rights for the HOA to allow access to maintain the Edge Screening trees along the easterly property line for Lots 6, 7 and 8. The easement shall be a minimum of four feet in width. 5. Lots 5-8 are not allowed to have a second -story balcony, per the approved Specific Plan. All common areas shall be owned, operated and maintained by the Home Owners Association. kk) The Home Owners' Association (HOA) shall be responsible for the maintenance of the conunon open space and all improvements. Any graffiti applied to the sound wall or any common wall shall be promptly removed by the Home Owners' Association. 11) 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. Z:\Resos\2012 Resos\12-5496 TIN 512 S. Valinda Avenue.doc r Planning+Coni nission Resoluti*. 12-5496 • Tentative Tract Map No. 71960 December 1 I , 2012- Page 9 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. mm) 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 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. nn) 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. oo) Comply with the mitigation measures as outlined in the Initial Study/Environmental Assessment dated November, 2012 as follows: 1. Outdoor lighting shall be designed and installed with downcast shielding to reduce light impacts on adjacent properties. 2. Prior to issuance of a certificate of occupancy the applicant shall submit a lighting plan, including a photometric plan, to the Building Department for review and approval to ensure that new lighting will not "spill over" onto adjacent properties. 3. Prior to issuance of a grading permit, a certified arborist, as determined by the West Covina Municipal Code Section 26-289(1), shall inspect the project site to determine the type of trees located on the site. The arborist shall prepare and submit a report to the City that identifies the tree species on the site. Any significant and/or heritage trees shall be identified. In the Z:\Resos\2012 Resos\12-5496 `I"I'M 512 S. Valinda AVCnUe.doc Planning Commission Resoi• n No. 12-5496 , Tentative Tract Map No. 71960 December 11, 2012- Page 10 event any significant or heritage trees are identified, the applicant shall obtain a permit from the City for the removal of such trees in accordance with West Covina Municipal Code Section 26-290(a)-(f). 4. In the event that archaeological. resources are uncovered on the project site during grading or other construction activities, the developer must notify the West Covina Planning Department immediately and work must stop within a 100-foot radius until a qualified archeologist to be approved by the City, has evaluated the find. Construction activity may continue unimpeded on other portions of the project site. If the find is determined by the qualified archeologist to be a unique archeological resource, as defined by Section 2103.2 of the Public Resources Code, the site shall be treated in accordance with the provisions of Section 210832 of the Public Resources Code. If the find is determined not to be a unique archeological resource, no further action is necessary and construction may continue. The applicant shall bear the cost of implementing this mitigation. 5. If paleontological resources are uncovered during excavation of the project site, the City of West Covina Planning Department shall be notified immediately and work must stop within 100 feet of the find to allow a qualified paleontologist to appropriately remove the find. The applicant shall bear the cost of implementing this mitigation. 6. If during excavation of the project site human remains are discovered, the steps described in State CEOA Guidelines Section 15064.5(e) shall be followed. (1) There shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until: (A) The coroner of the County in which the remains are discovered must be contacted to determine that no investigation of the cause of death is required, and (B) If the coroner determines the remains to be Native American: The coroner shall contact the Native American Heritage Commission within 24 hours. 2. The Native American Heritage Cornrnission shall identify the person or persons it believes to be the most likely descended from the deceased Native American. ZAResos\2012 Resos\12-5496 YFM 512 S. Valinda AvenLie. doc PlanningICommission Resolutio0. 12-5496 • Tentative Tract Map No. 71960 December 11, 2012- Page 1 1 3. The most likely descendent may make recommendations to the landowner or the person responsible for the excavation work, for means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods as provided in Public Resources Code Section 5097.98, or (2) Where the following conditions occur, the landowner or his authorized representative shall rebury the Native American human remains and associated grave goods with appropriate dignity on the property in a location not subject to further subsurface disturbance. The applicant shall bear the cost of implementing this mitigation. (A) The Native American Heritage Commission is unable to identify a most likely descendent or the most likely descendent failed to make a recommendation .within 24 hours after being notified by the commission. (B) The descendant identified fails to make a recommendation; or (C) The landowner or his authorized representative rejects the recommendation of the descendant, and the mediation by the Native American Heritage Commission,fails to provide measures acceptable to the landowner. 7. The project shall be designed and constructed in accordance with the requirements of Chapter 16 (Structural Design) of the 2010 California Building Code (CBC), the West Covina Municipal Code, and accepted engineering practices. 8. Prior to start of soil -disturbing activities at the site, the project applicant shall obtain a General Permit for Discharges of Storm Water Associated with Construction Activity to comply with the National Pollution Discharge Elimination System (NPDES), to control erosion and pollution during construction of the project. The project applicant shall prepare and submit a Storm Water Pollutions Prevention Plan (SWPPP) to be. administered throughout project construction. The SWPPP must list Best Management Practice (BMP) features that the discharger (project applicant) will use to protect storm water runoff. Prior to issuance of any grading or building permits, the City of West Covina. Department of Public_. Works shall approve the SWPPP. Z:\Resos\2012 Resos\l2-5496 TIN 512 S. Valinda Avenue.doc Planning Commission Resolution 012-5496 Tentative Tract Map No. 71960 December 11, 2012- Page 12 9. The project applicant shall prepare and implement a Standard Urban Storm Water Mitigation Plan (SUSMP) in accordance with the requirements of the West Covina Municipal Code to ensure that storm water runoff is managed for water quality concerns through implementation.of appropriate and applicable best management practices (BMPs). Prior to issuance of any grading or building permits, the City of West Covina Department of Public Works shall approve the SUSMP. 10. All unpaved demolition and construction areas shall be wetted during excavation, grading and construction, and temporary dust covers shall be used to reduce dust emissions and meet South 1coast Air Quality Management District Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. 11. The Project Applicant or General Contractor shall keep the construction area sufficiently damped to control dust caused by construction, hauling and at all times provide reasonable control of dust caused by wind. 12. All materials transported off -site shall either be sufficiently watered or securely covered to prevent excessive amounts of dust and spillage. 13. All clearing, earthrnoving, or excavation activities shall be discontinued during period of high winds (i.e. greater than 15 mph), so as to prevent excessive amounts of fugitive dust. 14. Asbestos and lead -based paint surveys shall be conducted on the building to be demolished prior to the start of construction. In the event that asbestos and leadbased paint are detected, they shall be abated in accordance with all applicable rules and regulations. Abatement activities shall be completed to the satisfaction of the appropriate regulatory agency(ies) prior to issuance of demolition permits for the proposed project. Abatement of asbestos shall be conducted in accordance with SCAQMD Rule 1403, Asbestos Emissions from DemolitioiVRenovation Activities. 15. Appropriate erosion control and drainage devices shall be incorporated to the satisfaction of the Building Division, such as interceptor terraces, berms, veechannels, and inlet and outlet structures. 16. All waste shall be disposed properly. Use appropriately labeled recycling bins to recycle construction materials including: solvents, water -based paints, vehicle fluids, broken asphalt and concrete, wood, and vegetation. Nonrecyclable materials/wastes shall be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposal site Z:\Resos\2012 Resos\12-5496 TTM 512 S. Val inda Avenue.doc Planning Commission Resolutio0o. 12-5496 • Tentative Tract Map No. 71960 December 1 1, 2012- Page 13 17. Leaks, drips and spills shall be cleaned up immediately to prevent contaminated soil on paved surfaces that can be washed away into the storm drain. 18. Where truck traffic is frequent, gravel approaches shall be used to reduce soil compaction and limit the tracking of sediment into streets. 19. All vehicle/equipment maintenance, repair, and washing shall be conducted away from storm drains. All major repairs shall be conducted off -site. Drip pans or drop cloths shall be used to catch drips and spills. 20. The Project applicant shall implement stormwater BMPs to retain or treat the runoff from a storm event producing '/4 inch of rainfall in a 24-hour period. The design of structural BMPs shall be in accordance with the Development Best Management Practices Handbook, Part B - Plamung Activities. A signed certificate from a California licensed civil engineer or licensed architect that the proposed BMPs meet this numerical threshold standard is required. 21. Post development peak stormwater runoff discharge rates shall not exceed the estimated pre -development rate for developments where the increase peak stormwater discharge rate will result in increased potential for downstream erosion. 22. Any connection to the sanitary sewer shall have authorization from the Bureau of Sanitation. 23. Materials with the potential to contaminate stormwater must be: (1) placed in an enclosure such as, but not limited to, a cabinet, shed, or similar structure that prevents contact with runoff spillage to the stormwater conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs. 24. Storage areas shall be paved and sufficiently impervious to contain leaks and spills. 25. All storm drain inlets and catch basins within, and immediately adjacent to the Project Site, as permitted and approved by the Department of Public Works, must be stenciled with prohibitive language (such as "NO DUMPING — DRAINS TO OCEAN") and/or graphical icons to discourage illegal dumping. Legibility of stencil and signs must be maintained at all times. z:\Resos\2012 Resos\12-5496 TIN 512 S. VaIinda Avenue.doc Planning Commission Resolutionol2-5496 ' Tentative Tract Map No. 71960 December 1 1, 2012- Page 14 26. An efficient irrigation system shall be designed to minimize runoff, including: drip irrigation for shrubs to limit excessive spray; shutoff devices to prevent irrigation after significant precipitation; and flow reducers. 27. To the extent feasible, construction activities shall be scheduled so as to avoid operating several pieces of heavy equipment simultaneously, which causes high noise levels. 28. The construction staging area shall be located as far as feasible from sensitive receptors. 29. All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. 30. Project construction shall comply with the requirements of the Building Department and the Uniform Building Code regarding interior noise levels. 31. Noise -generating equipment operated at the project site shall be equipped with the most effective noise control devices, i.e., mufflers, lagging, and/or motor enclosures. All equipment shall be properly maintained to assure that no additional noise, due to worn or improperly maintained parts, would be generated. 32. The project shall be in compliance with the West Covina Municipal Code Noise Ordinance Sections 15-83 through 15-86. 33. Between the hours of 8:00 PM of one day and 7:00 AM of the next day, it shall be unlawful for any person within a residential zone, or within a radius of 500 feet therefrom, to operate equipment or perform any outside construction or repair work on buildings, structures, or projects or to operate any pile driver, steam shovel, pneumatic hammer, derrick, steam or electric hoist, or other construction type device in such manner as to create any noise which causes the noise level at the property line to exceed the ambient noise level by more than 5 decibels as required by the West Covina Municipal Code Section 15-95. 34. The project applicant shall comply with all applicable City codes and regulations pertaining to fire protection as required by the West Covina Fire Department. ZAResos\2012 Resos\l2-5496 TTM 512 S. Valinda AVClllle.doc r, Planning Commission Resoluti0o. 12-5496 Tentative Tract Map No. 71960 December 1 1, 2012- Page 15 pp) Engineering Division 1. Comply with all conditions contained in Planning Commission Resolution No. 567. Which outlined the requirements of grading, street improvement, exterior lighting, water supply, all bonds, trees, landscaping, drainage; and building related improvements, etc. 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 those (that) portion(s) of Valinda Avenue and contiguous to subject property. 4. All existing concrete driveway approaches and wheelchair ramps that do not meet current ADA requirements shall be removed (if required) and reconstructed to meet current ADA requirements. 5. All damaged concrete curbs, gutters, sidewalk, etc., . shall be removed and reconstructed per City standard. 6. The access rights to lots 15 and 15 from Valinda Avenue shall be dedicated to the City. 7. The existing parkway layout along Valinda Avenue shall remain with the addition of trees and tree wells where needed and as directed by the City. The applicant is responsible for repairing damaged sidewalk, irrigation, and curb and gutter. 8. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 9. Parking lot and driveway improvements on private property for this use shall comply with P1amling Commission Resolution No. 2513 and be constructed to the City of West Covina Standards. 10. Private street improvements shall comply with Municipal Code chapter 19, Article 8, and Plartning Commission Resolution No. 2519. . 11, Prior to approval of a final map, all of the following requirements shall be satisfied: ZAResos\2012 Resos\12-5496 TTM 512 S. Valinda AVCnUe.doe Planning Commission Resolution 02-5496 Tentative Tract Map No. 71960 December 11, 2012- Page 16 1 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 Department and Engineering Division. b) 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. c) Arrangement 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 back -fill. Submit two sets of the subdivision and/or development plans to the Engineering Division, Traffic and Lighting Section, to be used for designing the street lighting system. 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 cost estimates, required fees shall be paid and improvement securities for all on -site and off -site improvements (except buildings) and 100% labor/material securities for all off -site improvements and a 50% warranty bond shall be posted prior to final approval of the plans. 12. The proposed subdivision shall conform to the West Covina Municipal Code Chapter 20 — Subdivisions. 13. Comply with all regulations of the Los Angeles Regional Water Quality Control Board and Article Il of Chapter 9 of the West Covina Municipal Code concerning Stormwater/Urban Run-off Pollution control. 14. A park dedication in -lieu fee in the amount of S216,372.00 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. The amount is based on an estimated developed land value of $26 per square.feet. 15. The minimum street width is 28 feet. Z:\Resos\2012 Resos\12-5496 TTM 512 S. Val inda AVenne.doC Planning Commission Resoluti090. 12-5496 Tentative Tract Map No. 71960 December 11, 2012- Page 17 16. A certified Native American Monitor, approved by the Kizh/Gabrieleno Band, shall be on site during all grading operations to identify and protect any Native American sites or artifacts that are located. qq) Public Works 1. Provide ADA accessible sidewalk and crossings. 2. Color stamped concrete is required at entrance to private street. rr) Building Division 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. Building design shall comply with the 2010 California Residential Code for single-family occupancy. 3. Separate application(s), plan check(s), and permit(s) is/are required for: a. Grading (see Engineering Division for requirements) b. Demolition work c. Retaining walls (see Engineering Division.for requirements) d. Block walls exceeding 6 feet in height e. Fire sprinkler (see Fire Department Prevention Bureau for requirements) f. Each separate structure/building g. Plumbing h. Mechanical i. Electrical 4. Complete structural plans with calculations will be required. Submit design for review at formal plans review. 5. Compliance to California T-24 Energy regulations will be required. Submit design for review at formal plans review. 6. A soils and geology report is required to address the potential for and mitigation measures of any seismic induced landslide/liquefaction. Soils report shall address foundation design and site preparation requirements. 7. Sanitation District Industrial Waste approval or waiver is required. Please contact (562) 699-7411, Ext 2900 for additional information. Z:\Resos\2012 Resos\12-5496 TFM 512 S. Valinda AVCnUe.doc Planning Commission Resolution 02-5496 Tentative Tract Map No. 71960 December 11, 2012- Page 18 8. School District Fees will be applicable. Please contact the applicable school district for amount. 9. All new on -site utility service lines shall be placed underground. WCMC 23-273. 10. Fire Sprinklers will be required for the individual single-family homes. Design and installation shall comply with NFPA 13D Standards and CRC § R 313.3. Submit plans to Fire Department for separate permits." 11. The proposed project will be required to comply with West Covina Municipal Code Section 7-260 to recycle 50% of the . construction material and debris. See counter staff and complete the Construction and Demolition Waste Diversion Plan (WDP). Permit will not be issued -until the WPD is completed and. required fees/deposit submitted. 12. The final map shall be recorded prior to the issuance of any building permit. 13. Design Consideration: Current Building code limits the sizes of unprotected openings in terms of windows, doors; vents, etc. when the exterior walls are less than 5'-0" to the property lines. This may be an issue for this project due to the 3.5" side yard on the proposed parcels including but not limited to emergency egress, minimum natural light and ventilation requirements. Review CRC Table R302.1. Current Building code will require additional design features to provide proper fire resistance. Parapet walls may be required. Review CRC § R302. ZAResos\2012 Resos\12-5496 `II-M 512 S. Valinda Avenue.doc Planning Commission Resolutieo. 12-5496 Tentative Tract Map No. 71960 December 11, 2012- Page ] 9 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 11`l' day of December, 2012, by the following AYES: Blackburn, Holtz, Woods, Menefee, Stewart NOES: None ABSENT: None ABSTAIN: None DATE: December 11, 2012 EXPIRATION DATE: December 11, 2014 if not used. Dave Stewart, Chairman Planning Commission J iiderson, Secretary Platuning Commission ZAResos\2012 Resos\ 12-5496 17M 512 S. Val inda Avenue.doc ATTACHMENT 11 SPECIFIC PLAN COMPARISON CHART Issues Proposed Pacific Park Pacific Creekside Sienna Orange & Sunset Walk Project (Azusa Ave) Communities (Comstock) (Garvey & Badillo (Sunset & Aroma Dr Meeker) Francis uito Units 19 Units 57 Units 45 Units 58 Units 14 Units 35 Units 20 Units Side Setback 3' 3" 5' 5 5' 5' 5' 5' Rear 13' 10' (All are 10' (3 lots 10' (9 lots 15' to unit, 4' 12' for 12 lots Setback 15') less than 15') less than 15') 5' to Patio 22' for 8 lots cover Driveway 20' 20' 20' 20' 20' 18' 20' Length Front 10, 8' to 8' to 10' to 10, None stated 12' Setback residence residence residence in specific plan Smallest Lot 31112 sq. ft 3,015 sq. ft 3,350 sq. ft 4,510 sq. ft 3,767 sq. ft 2,014 sq. ft 3,384 sq. ft. Average Lot 3,451 sq. ft 3,473 sq. ft 5,806 sq. ft 51497 sq. ft 4,266 sq. ft 2,976 sq. ft 3,931 sq. ft. Largest Lot 5,035 sq. ft 5,285 sq. ft 10,866 sq. ft 9,669 sq. ft 5,248 sq. ft 6,264 sq. ft 4,813 sq. ft. Z:\Case Files\TRACT MAP\2012\71960 512 Valinda Avenue\SP Setback Chart.doc 0 E • X 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 GENERAL PLAN AMENDMENT NO. 12-01 ZONE CHANGE NO. 12-01 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: . Bandywine Homes LOCATION: 512 S. Valinda Avenue (Immanuel First Lutheran Church) REQUEST: Applicant proposes to develop a portion of Immanuel First Lutheran Church. The northerly 2.31 acres (excluding the East_ Valley Health Center parking lot) is proposed to be developed with a 19-unit residential development. The homes will be two stories and provide either 2,148 square feet or 2,429 square feet in floor area with attached two -car garages. The proposal requires the approval of a General Plan amendment to amend the General Plan Land Use Designation from "Low Medium Density" to "Medium Density", and a zone change to change the zoning from "Single -Family Residential" to Specific Plan No. 25 (Waverly Specific Plan). On December 11, 2012, the Planning Commission approved Tentative Parcel Map No. 71942 (to subdivide the property into 3 parcels) and Tentative Tract Map No. 71960 (to subdivide 1 of the parcels into 24 lots). Pursuant to the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating the project will not have a significant effect on the environment. A copy of the Mitigated Negative Declaration of Environmental Impact is on file in the Planning Department, City Clerk's Office, Police 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. If you wish to challenge the action(s) taken on the request(s), you may be limited to raising only those issues, which you (or someone else) raised orally at this public hearing or in written correspondence received by the City at or before the hearing. THE PUBLIC HEARING WILL BE HELD: PLACE: West Covina City Hall 1444 West Garvey Avenue South City Council Chambers - Level One DATE: January 15, 2013 TIME: 7:00 p.m. If you have any questions, we urge you to contact Fabiola Wong at (626) 939-8760 or fabiola.wongawestcovina.org or Room 208, at City Hall. - See Map on Back - Only through citizen participation can your government build a better City. Date Published: January 4, 2013 BY ORDER OF THE CITY COUNCIL OF THE CITY OF WEST COVINA Vicinity Map ZACase Files\TRACT "\2012\71960 512 Valinda Avenue\CC Meeting 1.15.2013\public notice.doc �'.".._.._.. � ..,� :r'^�..,'�+,�� x%fif'' r 40b t ` ✓y pdG i�104 l.; `t`-. "„` 11SF �' 40 1t1114'-- . s� ^..� ,J 42P � yf$eD �1(4t Ji [i49t .l j ',r 7•`� "f r%-''' , ,4U94 I l f 42D I It,t o ttas, ;toy j 1121 � 774a 419 ,1163, a J (J* 122 1135' Q3 f �4?9_ N .gyp /0�atl ab a'SO44' •" ' 4 n�.�:"w:'" J}1 -? W 4 - i 450 c: t v0Y " "•�..,, 1140,11f-11 12014 _ 7212 1 334 9L0 408 013` 030 Oa�F 1102 itt? 122 ;'1AI. 'i:,AB f264i � 121:. � x 031 104t �� 1051 ,1107 � 1123 '�F131' 8476-023-045 1 Immanuel First Lutheran Ch Of W Covina 512 S Valinda West Covina CA 91790 8476-023-009 4 Yaeko Morita 519 S Gaybar West Covina CA 91790 8476-023-012 7 Winnie Silva 503 S Gaybar West Covina CA 91790 8476-023-015 10 Ke Tang 506 S Gaybar West Covina CA 91790 8476-023-018 13 Juan C & Yolanda Fresquez 524 S Gaybar West Covina CA 91790 8476-022-024 16 Luis R & Nancy Z Gonzalez 1106 E Walnut Creek West Covina CA 91790 8476-022-026 19 Ronald J & Connie L Nemeth 1044 E Walnut Creek West Covina CA 91790 8476-022-017 22 Stanley J & Julia A Majcher 1235 Hillside Pasadena CA 91105 8476-015-009 25 George Rodriguez 1041 E Walnut Creek West Covina CA 91790 �► • 300' Radius - Public Notification Boundary APN 8476-023-045 April 2 Pagee I ooff 2 512 S. Valinda Ave. Jn' 12069 West Covina CA 91790 8476-023-035 2 8476-023-008 3 Yin Kao Nora Ramirez 1031 E Service 525 S Gaybar West Covina CA 91790 West Covina CA 91790 8476-023-010 5 8476-023-011 6 Johnnie J & Neva G Romo Kwan S & Hei S Kang 513 S Gaybar 507 S Gaybar West Covina CA 91790 West Covina CA 91790 8476-023-013 8 8476-023-014 9 Wilma L Vena Marci Cbivacharern 501 S Gaybar 500 S Gaybar West Covina CA 91790 West Covina CA 91790 8476-023-016 11 8476-023-017 12 Francisco J Sepulveda Antonio Zendejas 512 S Gaybar 518 S Gaybar West Covina CA 91790 West Covina CA 91790 8476-023-906 14 L A Co Flood Control Dist 8476-022-919 15 500 W Temple 4754 Same ey 414 Los Angeles CA 90012 8476-022-028 17 8476-022-025 18 Francisco D & Araceli S Quintana Daniel & Mari C Larios 1100 E Walnut Creek 1048 E Walnut Creek West Covina CA 91790 West Covina CA 91790 8476-022-023 20 8476-022-02 7 21 Juan & Katherine Guerrero . Guadalupe J & Maria C Mendoza 1038 E Walnut Creek 1034 E Walnut Creek West Covina CA 91790, West Covina CA 91790 8476-022-030 23 East Valley Community Health Center Inc 420 S Glendora West Covina CA 91790 8476-015-01.0 26 Irene S Kreger 1049E Walnut Creek West Covina CA 91790 8476-022-019 Pauline M Ferris 18937 Edleen Tarzana CA 91356 8476-015-011 Lois M Callaghan I101 Walnut Creek. West Covina CA 91790 24 27 I R LJ 8474-009-011 28 Jo L Richards 763 E Northridge Glendora CA 91741. 84715-007-9 31 Same ey 914 8476-023-023 34 William E & Jean G Wright 503 S Gretta West Covina CA 91790 8476-022-918 37 Same As ey #14 8476-023-021 40 Carl E & Berit Clausen 513 S Gretta West Covina CA 91790 8474-009-003 29 Glendora Investment Property Llc 421 S Glendora 9202 West Covina CA 91790 84 75-007-028 �2 Chanho & Hyunsoon Park 711 N Grace West Covina CA 91790 8476-024-0O 35 Same ev #33 8476-022-920 3E Same ey #14 8476-023-022 41 Arturo & Ana M Avalos 509 S Gretta West Covina CA 91790 8474-009-005 R Evelyn B Knight 30374 Point Marina Canyon Lake CA 92587 8476-024-013 33 Fends Properties Llc P.O. BOX 1227 Monterey Park CA 91754 8476-024-012 36 Clara Baldwin Stocker Home P O Box 1437 West Covina CA 91723 8476-024-90 39 Same ey 414 300' Radius —Current Occupant Listing APN 8476-023-045 April 12; ZOl T _ ,1N 1:.0G) cc 512 S. Valinda Ave. 1 of 1 West Covina CA 91790 8476-022-019 24 8474-009-011 28 8475-007-028 32 Current Occupant Current Occupant Current Occupant 400 S Glendora 415 S Glendora 437 S Glendora West Covina CA 91790 West Covina CA, 91790 West Covina CA 91790 8476-024-013 33 8476-024-013 33 8476-024-013 33 Current Occupant Current Occupant Current Occupant 450 S Glendora 9101 450 S Glendora #102 450 S Glendora #103 West Covina CA 91790 West Covina CA 91790 West Covina CA 91790 8476-024-013 33 8476-024-013 33 8476-024-013 33 Current Occupant Current Occupant Current Occupant 450 S Glendora 4104 450 S Glendora 9105 450 S Glendora 9106 West Covina CA 91790 West Covina CA 91790 West Covina CA 91790 8476-024-013 33 8476-024-013 33 8476-024-003 35 Current Occupant Current Occupant Current Occupant 450 S Glendora 4107 450 S Glendora 9108 510 S Glendora West Covina CA 91790 .West Covina'CA 91790 West Covina CA 91790 8476-024-003 35 8476-024-012 36 8476-022-017 22 Current Occupant Current Occupant Current Occupant 512 S Glendora 527 S Valinda 1028 E Walnut Creek West Covina CA 91790 West Covina CA 91790 West Covina CA 91790 8474-009-005 30 Current Occupant 811 E West Covina West Covina CA 91790