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01-20-2015 - Item 17 - General Plan Amendment No. 14-02 - WC Homes LLC (Craig Cook)City of West Covina Memorandum TO: Mayor and City Council FROM: Tom Mauk Interim City Manager AGENDA ITEM NO. 17 DATE: January 20, 2014 BY: Jeff Anderson Planning Director SUBJECT: GENERAL PLAN AMENDMENT NO. 14-02 ZONE CHANGE NO. 14-02 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT PRECISE PLAN NO. 14-02 TENTATIVE TRACT MAP NO. 72152 APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623 and 1773 W. San Bernardino Road RECOMMENDATION: The Planning Commission and staff recommend 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. 14-02, ZONE CHANGE NO. 14-02, PRECISE PLAN NO. 14-02, TENTATIVE TRACT MAP NO. 72152 PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. 2) A RESOLUTION OF THE CITY OF COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA APPROVING GENERAL PLAN AMENDMENT NO. 14-02 3) A RESOLUTION OF THE CITY OF COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA APPROVING PRECISE PLAN NO. 14-02 4) A RESOLUTION OF THE CITY OF COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA APPROVING TENTATIVE TRACT MAP NO. 72152 The Planning Commission and Planning staff further recommend that the City Council introduce the following ordinance: 5) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA APPROVING ZONE CHANGE NO. 14-02 DESCRIPTION OF APPLICATION The project consists of a request for a General Plan amendment to change the land use designation, a zone change to change the zoning classification, a Precise Plan to develop the project site with 132 town -home units and a Tentative Parcel Map to subdivide the project site into 138 lots. The original proposal that was presented to the Planning Commission and was prepared for the City Council meeting of December 2, 2014 was for 135 units. The staff report for that meeting is included as Attachment No. 1. For information on the 135-unit proposal, Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Council Staff Report. 132Units.doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. (132 Units) January 20, 2015 - Page 2 history of the subject property, Initial Study/Mitigated Negative Declaration discussions, and Planning Commission review, please refer to Attachment No. 1. The project is proposed to be market rate housing. The proposed Specific Plan (Bella Vista Specific Plan) permits 132 town -home units (20 units per acre). The project proposes three different floor plans for the units. Of the 132 units proposed, 94 are three -bedroom units that will either be 1,700 square feet or 1,746 square feet (plus a 433-square foot attached two -car garage) and 38 units will be four -bedroom units with a total square footage 2,110 square feet plus (plus a 527-square foot attached two -car garage). The development is proposed as a gated community. 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 "Industrial and Manufacturing" to "Residential Medium High' on the parcels located at 1611, 1623 and rear portion of the parcel located at 1773 San Bernardino Road (approximately 83,392 square feet), excluding Lot 134 (the parking lot improvement for the adjacent business park). 2) Zone Change — The zone change would change the zoning classification of the subject property from "Manufacturing" to Specific Plan No. 26 (Bella Vista Specific Plan) and would adopt Specific Plan No. 26 on the parcels located at 1611, 1623 and rear portion of the parcel located at 1773 San Bernardino Road (approximately 83,392 square feet), excluding Lot 134 (the parking lot improvement for the adjacent business park). 3) Precise Plan — To allow the proposed building layout, architectural design and improvements as well as the parking lot expansion for the adjacent Business Park. The applicant is also requesting deviations from the Residential Security Gate Standards. 4) Tentative Tract Map — To divide the Project Site into 138 lots that will be developed with a total of 132 town -home units. This project was originally reviewed and approved by the Planning Commission on June 25, 2013 and by City Council on July 16, 2013. Due to litigation by a neighboring property owner, and judgment that a 20-day review period should have occurred prior to the Planning Commission hearing, the approvals were rescinded by the City Council on August 19, 2014. The application must be treated as a new project. A 20-day review period was held prior to the Planning Commission hearing on October 28, 2014. A 20-day notice was provided prior to the City Council meeting. Legal notice was published in the San Gabriel Valley Tribune, posted at City Hall, the library, and Police Department, and was mailed to 292 owners and occupants of properties located within 300 feet of the subject site. A hearing was scheduled before the City Council on December 2, 2014. At that meeting, a continuance was requested to allow the applicant to work with neighbors on concerns expressed and consider modifications to the proposed project (Attachment No. 22). The hearing was continued to January 20, 2015. At the December 2, 2014 meeting, Gloria Landaverde of Heavenly Pet Resort submitted a petition (Attachment No. 21). A Community Meeting was held by the applicant at the site on December 11, 2014 at which time the applicant discussed the concept of reducing the number of units to 132 units. Subsequent to the City Council hearing two letters in support of the project were received (Attachment No. 14) and a petition was received from the applicant of those in support (Attachment No. 25). As referenced previously, the Initial Study/Mitigated Negative Declaration (IS/MND) is covered in the City Council report for December 2, 2014. The proposed change reducing the density from 135 units to 132 units does not significantly affect the analysis in the IS/MND. The proposed changes represent a reduction in density, and therefore a reduction in the number of residents, the number of trips generated, the water consumption, as well as utility consumption. The reduction in density also increases the amount of open space and the number of parking spaces provided. The proposed revisions to the development therefore do not create any new Z:\Case Files\7.0NE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Council Staff Report.132Units.doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. (132 Units) January 20, 2015 - Page 3 impacts or requirement for new mitigation measures. Therefore, no changes are required to the proposed IS/MND as a result of the proposed change to 132 units. SUMMARY OF DATA The following chart provides data on the project. The Multiple -Family Residential Standards are provided for comparison only. The applicant is proposing a Specific Plan allowing the development standards to be tailored to the site and design of the proposed project. STANDARD ..EXISTING PROPOSED MULTIPLE '.,SPECIFIC PLAN, "FAMILY STANDARDS' ' RESIDENTIAL = h , ,.STANDARDS -20) Site Area 7.01 Acres 6.6 Acres 2.0 Acres Density 20 Units Per Acre 20 Units Per Acre Setbacks: Front 22 Feet, Minimum 15 Feet Minimum 20 Feet Average Side 10 Feet Minimum 10 Feet Rear 10 Feet Minimum 20 Feet Building Height 40 Feet 35 Feet (when within 100 feet of single-family zones) Parking 2 Covered Parking 2 Covered Parking Spaces Spaces per Unit Per Unit (Minimum 20 ft by 20 ft interior dimension) 0.49 Parking Space 0.25 Parking Space Per Unit (A Total Per Unit Guest Parking of 79 Parking Spaces) Z:\Case Files\ZONB CHANGB\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Council Staff Report.]32Units.doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. (132 Units) January 20, 2015 - Page 4 Unit Sizes DISCUSSION: XiCTTNG pliopm.F.n Minimum 1,600 3 Bedrooms- 1,700- 1,746 SF 4 Bedrooms- 2,110 SF MULTIPLE °FAMILY RESIDENTIAL STANDARDS (NIT-20) 1,100 SF 1,250 SF The applicant is requesting the approval of a multi -family residential development project comprised of 132 town -home units. The proposal is to demolish all existing structures located on 1611 and 1623 West San Bernardino Road, with the exception of the existing monopine (wireless telecommunications facility) located at 1611 W. San Bernardino Road. A Specific Plan is being proposed in conjunction with the project that would provide building design and development standards to govern the development at the Project Site. The proposed development requires the approval of a General Plan amendment, zone change, precise plan (for architecture and site plan) and tentative tract map (subdivision). The subject property is located within an industrial area located on the northwest boundary of the City. There are no businesses currently operating on the subject properties. The site is bounded by a Metrolink and Southern Pacific Railroad and industrial uses (including Ready Pac) located in the City of Irwindale to the north, a two-story multi -family development to the east, an industrial business park to the west and San Bernardino Road and Manzanita Elementary School to the south (in County unincorporated area). General Plan Amendment The applicant is requesting the approval of a General Plan amendment to change the existing land use designation from "Industrial and Manufacturing" to "Medium High Density Residential' on the parcels that comprise the Project Site that include 1611, 1623 and the rear portion of 1773 West San Bernardino Road. The portion of the City with a land use designation of "Industrial and Manufacturing" encompasses approximately 55 acres of land, generally to the west of the subject property along San Bernardino Road. There are no other parcels in the City with that land use designation. The proposed designation would allow for a density of 20 units per acre. Residential uses are not allowed in the current General Plan Land Use Designation. The approval of a General Plan amendment to "Medium High Density Residential' will allow the proposed density of 20 units per acre. Surrounding General Plan land use designations include "Residential Medium High" (15.1-20.0 Dwelling Units per Acre) to the east, "Industrial and Manufacturing" to the west. Industrial and manufacturing uses in the City of Irwindale are adjacent on the north and Manzanita Elementary School is located in Los Angeles County jurisdiction on the south (Covina -Valley Unified School District). The proposed designation change could provide a transition from industrial and manufacturing to residential. 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: ZACase Files\ZONE CHANGE\2014\I4-02 1773 W. San Bernardino Road\CC 1.20.15\Council Staff Report.] 32Units.doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611,1623 and 1773 W. San Bernardino Rd.(132 Units) January 20, 2015 - Page 5 • Housing Element — Goal 2: "Provide a variety of housing types to accommodate all economic segments ofthe City. " Policy 2.4: "Provide high quality of 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. " 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. " 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. " 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 4: "Arrange land uses with regard to the health, safety, convenience and welfare of the residents of the City." While the proposed development is consistent with goals of the Housing Element, the proposed development does not qualify as an affordable housing project and was not included as an opportunity site in the Housing Element (those sites are all located in the downtown area of the City). It is therefore similar to other residential projects that have been proposed in the City over the last year. Zone Change The subject property is zoned "Manufacturing" (M-1). This zoning classification does not allow for residential development. Therefore, the applicant is requesting a Zone Change as well as a General Plan amendment that would allow for a higher density residential use. The Summary of Data table in this staff report compares the applicant's development standards to the City's standards for Multiple -Family Residential (MF-20). The City of West Covina is a built -out City. Most new development will consist of redevelopment or land recycling projects through lot consolidation or conversion of uses. In this case the applicant proposes to change the previous manufacturing uses that have vacated from the Project Site to a residential use. Therefore, the applicant is requesting to change the current zoning classification to Specific Plan 26 to adopt different standards to guide development of the Project Site. A specific plan is a planning tool allowed by state law as a means of implementing the City's General Plan that focuses on the physical development of a neighborhood, district, or other area. A specific plan identifies policies and actions that support and facilitate desired development within the project area. Precise Plan The proposed project requires the approval of a precise plan to allow the proposed building architecture and site layout. The dwelling units would be three-story with an attached two -car garage. The site plan has been designed with drive aisles on one side of the units (allowing access to the garages) and landscaped areas on the opposite side of the units adjacent to the front doors. The applicant has revised the development plan from 135 units to 132 units. In the revised plan, the residential structures have been relocated to provide a greater separation from the industrial uses to the north and west. The closest unit to the northerly property line has been relocated from 22.5 feet Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Council Staff Report,132Units.doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. (132 Units) January 20, 2015 - Page 6 to 38.4 feet. The remainder of the units would be relocated from 60 feet to 79.9 feet. Along the westerly property line, the closets units would be relocated from 10 feet to 86 feet (due to the relocation of the Business Park parking lot expansion). The proposed project would be a gated development. Proposed residential security gates are reviewed based on the Planning Commission adopted Residential Security Gate Standards, originally adopted in 1995 and last reviewed in 2014. The proposed gate is approximately 75 feet from the curb of San Bernardino Road. Three parking spaces and a turnaround (not less than 11 feet in width) are provided for guests who are unable to open the gate and who wish to turn around and leave the site or park. The applicant is requesting two deviations from the Residential Security Gate Standards, one for the width of the driveway and one for the width of the median in the entry driveway. The Standards require that one driveway be 25 feet in width to comply with Fire Department requirements and the applicant is proposing a 20-foot entrance. The Fire Department is recommending that the at least one of the driveways be 25-foot in width, therefore the resolutions require the 25-foot width. The Standards also require that gated entrances for new developments have a five-foot wide median and the applicant is proposing a four -foot wide median. By modifying the location of the security gates, the proposal also requires a deviation from the Planning Commission adopted Parking Lot Design Standards. The Parking Lot Standards require a throat (measured from the curb to a parking space) of 30 feet for parking lots with more than 300 parking spaces. The applicant is proposing a 15-foot throat. The resolutions have been prepared to allow a 4-foot wide median and a 15-foot throat if the City Council would like to approve the 132-unit project. The project, as designed, will provide a total of 79 guest parking spaces. Each unit will be provided a two -car garage with 20-foot by 20-foot clear, interior dimensions. A total of 343 parking spaces are provided for the 132 units. Since the units include three and four bedrooms, a condition of approval is included for both the precise plan and tentative tract map requiring that the CC & R's state that the parking or storage of recreational vehicles (RV's, trailers boats, all terrain vehicles (ATV's), etc.) is prohibited and that garages must be used for parking of passenger vehicles. Also, a condition of approval is included requiring that the CC & R's state that additions of habitable space or enclosure of the balcony is prohibited. The mailboxes for the units will be located near the entrance of the project. The final location will be coordinated with the United States Postal Service. The buildings are comprised of 4 unit, 6 unit, 7 unit, 8 unit or 10 unit buildings. All front doors to the units will be facing a "paseo" (landscape area). The Specific Plan states that the project will include amenities such as water fountains, picnic tables, barbecue stands, decorative trellises and a tot lot. The project provides a total of five trash areas throughout the Project Site. The Specific Plan requires that all mechanical equipment and water heaters be screened. The applicant has indicated that a decorative 42-inch high wrought iron fence to be constructed in front of the units facing San Bernardino Road. Since the Metrolink railway parallels the north property line, an eleven (11) foot sound wall will be constructed along the north property line. The applicant is also proposing an eleven (11) foot sound wall along the westerly property adjacent to the San Gabriel Valley Tribune site and an eight (8) foot wall between the proposed parking lot expansion for the business park (Lot 134) and the residential development. These walls will be constructed of earth tone colored block, including pilasters. A condition of approval has been included for the precise plan and tentative tract map requiring decorative pilasters every 30 feet. The proposed Specific Plan would establish the development standards that are summarized in the Summary of Data. Although the units are fee simple, the development setbacks are applicable to the lot and not each individual unit. The following are the required setbacks per the Specific Plan and provided setbacks for the project: Required Setbacks Proposed Setbacks Front Yard 22 feet 22 feet Side Yard 10 feet 10 to 15 feet Rear Yard 10 feet 11 to 79 feet ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Council Staff Repon. I 32Units.doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. (132 Units) January 20, 2015 - Page 7 Phasing The submitted plans indicate that the project will be completed in seven phases. • Phase 1 would be the completion of offsite and onsite improvements as well as the first four buildings along the San Bernardino Road frontage (units 1 through 21) with a completion date of June 2015. All offsite and onsite improvements will need to be completed as part of Phase I. A condition of approval requiring the applicant to complete all improvements has been included in the tentative tract map resolution. • Phase 2 would be the construction of three buildings (units 22 through 33 and 38 through 44) with a completion date of January 2016. • Phase 3 includes three buildings (units 45 through 64) with a completion date of June 2016. • Phase 4 would include three buildings (units 34 though 37, 65 through 70, and 79 through 84) with a completion date of January 2017. • Phase 5 includes the two buildings (units 71 through 78 and 85 through 92) with a completion date June 2017. • Phase 6 includes two buildings (units 93 through 112) with a completion date of January 2018. • Phase 7 is comprised of two buildings (units 113 through 132) with a completion date of June 2018. Based on the phases of the project, it will take approximately three (3) years to complete the construction of all the units. The applicant would need to fulfill the requirements of the tentative tract map within two (2) years as required by the Government Code Section 66452.6. The precise plan includes a phasing plan allowing the precise plan to stay in effect through June 2018. A condition of approval has been included establishing that the precise plan expire if the tentative tract map expires. Architecture Although the number of units and building layout have changed, the architecture has not been changed for the 132 unit proposal. The maximum height of the buildings will be 38 feet (Specific Plan allows up to 40 feet). Each plane will be capped with a cornice. Some of the buildings would incorporate an arch at the top to break up the form of the planes on the primary elevation. Each unit will provide a balcony that is offset from the building on the second floor. The balcony will be roofed (covered) by the projection of the third floor. A decorative wrought iron railing will also be provided for each balcony. The elevations incorporate the use of stucco, brick, wood shutters, recess windows, window treatment, square insets and metal roof above the front door of the units. The combination of materials and architectural movement helps reduce the scale and massing of the proposed structures. The color schemes for the units are a variation of beige, brown and terra cotta colors. The Homeowner's Association (HOA) will be responsible for maintaining exterior of the buildings, including the garage doors but excluding the roof. The owner of each unit will be required to maintain their roof. Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Council Staff Report.132Units.doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. (132 Units) January 20, 2015 - Page 8 The project proposes three and four bedroom units and three different floors plan as indicated in the table below: an -No. of Units' � d Descry "tion of Floor Plan "';.Floor. Area"er Unit 3A 38 units 3 bedroom, 2 full bath and 2 1,700 sf plus 433 sf attached half bath two -car garage 3B 56 units 3 bedroom, 2 full bath and 2 1,746 sf plus 432 sf attached half bath two -car garage 4A 38 units 4 bedroom, 2 full bath and 2 2,110 sf plus 527 sf attached half bath two -car garage In addition, the project, as designed, would comply with California Government Code section 12955.19 (accessible units for people with disabilities). The law requires at least ten (10) percent of units be accessible, with at least one bathroom on the primary entrance level. Since this requirement applies to building units with four (4) or more condominium units, the applicant is required to provide at least one accessible unit in each building. Business Park Parking Expansion The applicant is also requesting (through the precise plan application) to expand the parking at Prosperity Business Park, located at 1773 West San Bernardino Road. The business park has experienced parking shortages. Therefore, the applicant is proposing to create a lot (Lot 134) as part of the tentative tract map. The lot would be on the northwesterly portion of the property adjacent to the Tribune property. Lot 134 would be 15,300 square feet and would be improved with a total of 47 parking spaces to serve the business park. Landscaping The applicant is proposing landscape and hardscape in all setback areas, except where guest parking is proposed. The project incorporates "paseos" that would front each unit entrance. The project proposes 81,169 square feet (or approximately 28% of the residential development) in open space and setbacks to be used by the residents of the project. Along the northerly portion of the subject property (adjacent to the railway) the applicant has agreed to convert the walkway to landscaping to allow for the planting of trees to buffer visual impacts. A condition of approval has been included in the precise plan and tract map requiring the applicant to submit landscape plans for review and approval of the Planning Department. Applicant Requested Condition on Monetary Contribution On December 2, 2014, the applicant provided a letter stating their willingness to add a monetary condition for the 135 unit proposal. The applicant requested that a condition be added requiring that a payment of $4,000 per unit be contributed to the City's General Fund. This payment would be made for each of the 135 units proposed, for a total payment of $540,000. The City Attorney has indicated that to include such a condition, the City should enter into a Development Agreement with the applicant, prior to the issuance of permits. A condition of approval has been included in the resolutions for the 132-unit proposal, requiring the applicant to enter into a Development Agreement prior to the issuance of permits, for the payment of $4,000 per unit. Tentative Tract Map The 7.01-acre site is comprised of three parcels. The applicant is in the process of acquiring the properties and has obtained permission from the owners to proceed with the entitlement process. The proposed tentative tract includes the following: • The subdivision of subject property into 138 lots. A total of 132 lots would be developed with residential units on a 6.6 acre portion of the subject property. Lots A through D would accommodate access, internal circulation and common space. ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Council Staff Report.] 32Units.doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. (132 Units) January 20, 2015 - Page 9 • The granting of a 7-foot dedication to allow for the widening of San Bernardino Road as provided in the City's Master Plan of Streets. • The creation of a 532-square foot lot (Lot 133) that would remain occupied by an existing wireless telecommunication facility and under separate ownership. The Homeowner's Association would not be responsible for maintaining this lot. The lot would be given access through the residential development. A condition of approval for the tentative tract map is included requiring the applicant to prepare an access agreement to the satisfaction of the City Engineer and City Attorney. • The creation of 15,300-square foot lot (Lot 134) that would serve the existing business park located at 1773 San Bernardino Road. The applicant proposes to construct 47 parking spaces to be used by the business park. Also, a gated secondary emergency vehicle access would be provided from the subject property to Lot 134. A condition of approval for the tentative tract map is included requiring the applicant to prepare an access agreement to the satisfaction of the City Engineer and City Attorney. Such agreement would be recorded with the Los Angeles County Recorder's Office. It should be noted that West Covina Municipal Code Section 26-685.984 prohibits wireless telecommunication facilities in residential zones. Approval of the project would render the existing wireless telecommunication facility at the site to a nonconforming use (per section 26- 187 of the West Covina Municipal Code). Therefore, the nonconforming use and structure could not be expanded. Access to the interior lots within the subdivision would be provided through a driveway from San Bernardino Road. The development would provide a network of interior driveways to provide access to the units. All driveways within a multi -family development are required by the Fire Department to meet the minimum of 26 feet in width to accommodate emergency vehicle access. The Project Site has approximately 301 feet of frontage on San Bernardino Road. The City's Master Plan of Streets designates San Bernardino Road a "Minor Arterial" (four -lane, 80-foot wide right-of-way). The Traffic Study prepared for the project indicates that no traffic impacts are anticipated by the proposed development. Conditions of approval have been included for the tentative tract map requiring the applicant to underground all utilities, to construct a 10-foot wide sidewalk with trees in tree wells with proper irrigation along San Bernardino Road contiguous to the Project Site, a seven -foot dedication along San Bernardino Road and to reconstruct all damaged concrete curbs, gutter, and sidewalk per City standards. Conclusion The applicant is proposing a 132-lot residential subdivision in the northwestern part of the City, near the City limits with the City of Baldwin Park, City of Irwindale and Los Angeles County unincorporated area. 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 applicant is requesting two deviations from the Residential Security Gate Standards, one for the width of the driveway and one for the width of the median in the entry driveway. The Fire Department is recommending that the at least one of the driveways be 25-foot in width to allow for access and turning movements for fire apparatus. The Standards also require that gated entrances for new developments have a five-foot wide median and the applicant is proposing a four -foot wide median. Furthermore, the applicant is requesting a deviation from the Parking Lot Design Standards for a 30-foot "throat" when a parking lot has more than 300 parking spaces. The applicant is proposing a 15-foot throat. The Planning Department and Public Works Department have reviewed the proposed tentative tract map for compliance. The Public Works Department has included conditions of approval to ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Council Staff Report. I 32Units.doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. (132 Units) January 20, 2015 - Page 10 ensure that the subdivision complies with City standards and that all required improvements be completed by the developer/applicant. As the Planning Commission recommended approval, an ordinance and resolutions have been created to allow the City Council to approve the project as proposed. The proposed development allows "for sale," market -rate, multi -family development. Because the project will have common areas (open space and private streets) Covenants, Conditions and Restrictions (CC & R's) will be created to govern the Homeowner's Association (HOA). The HOA will be responsible for maintaining the exterior of the buildings; including garage doors all common areas, landscape areas and the parkway (excluding the roof of the structures). Since the units include three and four bedrooms, staff is recommending that the CC & R's state that the parking or storage of recreational vehicles (recreational vehicles (RV's), trailers, boats, all terrain vehicles (ATV's), etc.) is prohibited, that the garages must be available for parking passenger vehicles and that no addition of habitable space is permitted. ALTERNATIVES As provided in the staff report for the December 2, 2014 City Council meeting (Attachment No. 1), the applicant originally proposed a 135-unit project. The 135-unit project was reviewed by the Planning Commission and the Commission recommended approval on October 28, 2014. (For more information on the Planning Commission review, see Attachment No. 1.) The applicant has submitted plans that reduce the number of units from 135 to 132. However, the applicant has indicated that the 135-unit concept is still on the table. The following alternatives are available to the City Council. Approve the 135-Unit Proposal Should City Council wish to approve the 135-unit proposal, the hearing would need to be continued to allow staff to prepare resolutions and an ordinance. In addition, a Development Agreement would need to be completed to include the $4,000 per unit payment. Direct a Redesien of the Pronosal Should City Council determine that revisions to the proposal are appropriate, the City Council can request the applicant to revise the proposal. If the revisions are not substantial, the applicant can resubmit the revised plans to staff for review and preparation of documents for a rescheduled public hearing. Refer the Proposal Back to Planning Commission City Council can refer the proposal back to the Planning Commission if it finds that the project can be supported if certain changes are made. Proposals can be referred back to Planning Commission because of substantial changes, because of a desire for additional information, or due to the submission of significant new material or evidence. In such cases, the Planning Commission would hold a new public hearing and the item would subsequently be scheduled for a new City Council hearing. Substantial changes may require recirculation of the Initial Study/Mitigated Negative Declaration. Do Not Approve the Project Should City Council wish to deny the proposal, the City Council should continue the item to a future meeting and direct staff to prepare the appropriate resolutions. LEGAL REVIEW: The City Attorney has reviewed and approved this report. ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1Z0.15\Council Staff Report.132Units.doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. (132 Units) January 20, 2015 - Page I I FISCAL IMPACT: It is estimated that the development of 132 residential units will generate $70,500 annually in property taxes for the City's general fund. The developer will pay a park in -lieu fee estimated at $1,445,400 and will be required to pay an in -lieu fee or install artwork. The project will also create new sales tax revenues from the creation of construction jobs and residents. Pre a d y: Jeff Anderson, AICP Planning Director Al, 'V Mike Lee Assistant City Manager/Community Development Commission Director Attachments: Attachment No. 1 — City Council Staff Report, December 2, 2014 Attachment No. 2 — Mitigated Negative Declaration Resolution Attachment No. 3 — General Plan Resolution Attachment No. 4 — Zone Change Resolution Attachment No. 5 — Precise Plan Resolution Attachment No. 6 — Tentative Tract Map Resolution Attachment No. 7 — Planning Commission Staff Report dated October 28, 2014 Attachment No. 8 — Planning Commission Minutes dated October 28, 2014 Attachment No. 9 — Planning Commission Resolution No. 14-5644, Mitigated Negative Declaration of Environmental Impact Attachment No. 10 — Planning Commission Resolution No. 14-5645, General Plan No. 14-02 Attachment No. 11 — Planning Commission Resolution No. 14-5646, Zone Change No. 14-02 Attachment No. 12 — Planning Commission Resolution No. 14-5647, Precise Plan No. 14-02 Attachment No. 13 — Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 Attachment No. 14 — Letters Received Attachment No. 15 — Documents Received at Planning Commission, October 28, 2014 Attachment No. 16 — Response to Comments on MND, October 23, 2014 Attachment No. 17 — Updated Response to Comments on MND, November 25, 2014 Attachment No. 18 — Supplemental Response to Comments on MND, November 20, 2014 Attachment No. 19 — Acoustical Study, May 15, 2013 Attachment No. 20 — Errata for the Negative Declaration and Initial Study Attachment No. 21 — Petition Received at City Council, December 2, 2014 Attachment No. 22 — Continuance Letter for Don Cook Attachment No. 23 — Queuing Memo for Security Gate from KOA Attachment No. 24 — WC Homes Letter with Monetary Offer of Condition of Approval (135 Units) Attachment No. 25 — Petition Received in Support of Bella Vista Project Attachment No. 26 — Compact Disc of the Initial Study/Mitigated Negative Declaration (Available for review by the public at the Library, Police Department, Planning Department, City's Website — Planning Department) Attachment No. 27 — Development Plans for 132 Units (Available for review by the public at the Library, Police Department and Planning Department) Attachment No. 28 — Specific Plan 26 for 132 Units (Available for review by the public at the Library, Police Department and Planning Department) Attachment No. 29 — Development Plan for 135 Units (Available for review by the public at the Library, Police Department and Planning Department) Z:\Case Files\ZONE CI-IANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Council Staff Report.132Units.doc City of West Covina Attachment 1 Memorandum AGENDA TO: Mayor and City Council ITEM NO. 7 FROM: Christopher J. Chung DATE: December 2, 2014 City Manager BY: Jeff Anderson Planning Director SUBJECT: GENERAL PLAN AMENDMENT NO. 14-02 ZONE CHANGE NO. 14-02 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT PRECISE PLAN NO. 14-02 TENTATIVE TRACT MAP NO. 72152 APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623 and 1773 W. San Bernardino Road RECOMMENDATION: The Planning Commission and Planning staff recommend that the City Council adopt the following resolution: 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. 14-02, ZONE CHANGE NO. 14-02, PRECISE PLAN NO. 14-02, TENTATIVE TRACT MAP NO. 72152 PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. 2) A RESOLUTION OF THE CITY OF COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA APPROVING GENERAL PLAN AMENDMENT NO. 14-02 3) A RESOLUTION OF THE CITY OF COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA APPROVING PRECISE PLAN NO. 14-02 4) A RESOLUTION OF THE CITY OF COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA APPROVING TENTATIVE TRACT MAP NO. 72152 The Planning Commission and Planning staff further recommend that the City Council introduce the following ordinance: 5) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA APPROVING ZONE CHANGE NO. 14-02 DESCRIPTION OF APPLICATION The project consists of a request for a General Plan amendment to change the land use designation, a zone change to change the zoning classification, a Precise Plan to develop the project site with 135 town -home units and a Tentative Parcel Map to subdivide the project site into 141 lots. The project is proposed to be market rate housing. The proposed Specific Plan (Bella Vista Specific Plan) permits 135 town -home units (20.9 units per acre). The project proposes three different floor plans for the units. Of the 135 units proposed, 91 are three -bedroom units that Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bemardino Road\CC 1.20.15\Attachments\Attach l.doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. December 2, 2014 - Page 2 will either be 1,700 square feet or 1,746 square feet (plus a 433-square foot attached two -car garage) and 44 units will be four -bedroom units with a total square footage 2,110 square feet plus (plus a 527-square foot attached two -car garage). The development is proposed as a gated community, except for the units located on the front of the site (units 1 through 22 as shown on the tract map). The project also proposes open space areas 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 "Industrial and Manufacturing" to "Residential High" on the parcels located at 1611, 1623 and rear portion of the parcel located at 1773 San Bernardino Road (approximately 83,392 square feet), excluding Lot 137 (the parking lot improvement for the adjacent business park). 2) Zone Change — The zone change would change the zoning classification of the subject property from "Manufacturing" to Specific Plan No. 26 (Bella Vista Specific Plan) and would adopt Specific Plan No. 26 on the parcels located at 1611, 1623 and rear portion of the parcel located at 1773 San Bernardino Road (approximately 83,392 square feet), excluding Lot 137 (the parking lot improvement for the adjacent business park). 3) Precise Plan — To allow the proposed building layout, architectural design and improvements. 4) Tentative Tract Map — To divide the Project Site into 141 lots that will be developed with a total of 135 town -home units. This project was originally reviewed and approved by the Planning Commission on June 25, 2013 and by City Council on July 16, 2013. Due to litigation by a neighboring property owner, and judgment that a 20-day review period should have occurred prior to the Planning Commission hearing, the approvals were rescinded by the City Council on August 19, 2014. The application must be treated as a new project. A 20-day review period was held prior to the Planning Commission hearing on October 28, 2014. Due to litigation judgment, a 20-day notice was provided prior to the City Council meeting. Legal notice was published in the San Gabriel Valley Tribune, posted at City Hall, the library, and Police Department, and was mailed to 292 owners and occupants of properties located within 300 feet of the subject site. SUMMARY OF DATA The following chart provides data on the project. The Multiple -Family Residential Standards are provided for comparison only. The applicant is proposing a Specific Plan allowing the development standards to be tailored to the site and design of the proposed project. STANDARD EXISTING PROPOSED MULTIPLE FAMILY. SPECIFIC RESIDENTIAL PLAN STANDARDS STANDARDS (MF.20) ` Site Area 6.46 Acres 6.46 Acres 2.0 Acres Density 20.9 Units Per 20 Units Per Acre Acre CA\Documents and Settings\JANDERSOMLocal Settings\Temporary Internet Files\Content.Outlook\IF4LUWEU\Council Staff Report (3).doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. December 2, 2014 - Page 3 •STANDARD EXISTING PROPOSED MULTIPLE FAMILY --. - SP,ECIFIC RESIDENTIAL_ PLAN STANDARDS' STANDARDS (MF-20). Setbacks: Front 15 Feet, 15 Feet Minimum Minimum 20 Feet Average Side 10 Feet 10 Feet Minimum Rear 10 Feet 20 Feet Minimum Building Height 35 Feet 35 Feet (when within 100 feet of single-family zones) Parking 2 Covered 2 Covered Parking Spaces Parking Spaces per Unit Per Unit Guest Parking 0.49 Parking 0.25 Parking Space Per Space Per Unit Unit (A Total of 67 Parking Spaces) Unit Sizes Minimum 1,600 3 Bedrooms- 1,100 SF 1,700-1,746 SF 4 Bedrooms- 1,250 SF 2,110 SF DISCUSSION: The applicant is requesting the approval of a multi -family residential development project comprised of 135 town -home units. The proposal is to demolish all existing structures located on 1611 and 1623 West San Bernardino Road, with the exception of the existing monopine (wireless telecommunications facility) located at 1611 W. San Bernardino Road. A Specific Plan is being proposed in conjunction with the project that would provide building design and development standards to govern the development at the Project Site. The proposed development requires the approval of a General Plan amendment, zone change, precise plan (for architecture and site plan) and tentative tract map (subdivision). The subject property is located within an industrial area located on the northwest boundary of the City. There are no businesses currently operating on the subject properties. The site is bounded by a Metrolink and Southern Pacific Railroad and industrial uses (including Ready Pac) located in the City of Irwindale to the north, a two-story multi -family development to the east, an C:\Documents and SettingsUANDERSON\Local Settings\Temporary Internet Files\Content.Outlook\IF4LUWEU\CounciI Staff Report (3).doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. December 2, 2014 - Page 4 industrial business park to the west and San Bernardino Road and Manzanita Elementary School to the south (in County unincorporated area). General Plan Amendment The applicant is requesting the approval of a General Plan amendment to change the existing land use designation from "Industrial and Manufacturing" to "High Density Residential" on the parcels that comprise the Project Site that include 1611, 1623 and the rear portion of 1773 West San Bernardino Road. The portion of the City with a land use designation of "Industrial and Manufacturing" encompasses approximately 55 acres of land, generally to the west of the subject property along San Bernardino Road. There are no other parcels in the City with that land use designation. The proposed designation would allow for a density of over 20 units per acre. Residential uses are not allowed in the current General Plan Land Use Designation. The approval of a General Plan amendment to "High Density Residential" will allow the proposed density of 20.9 units per acre. Surrounding General Plan land use designations include "Residential Medium High (15.1-26.0 Dwelling Units per Acre) to the east, "Industrial and Manufacturing" to the west. Industrial and manufacturing uses in the City of Irwindale are adjacent on the north and Manzanita Elementary school is located in Los Angeles County jurisdiction on the south (Covina -Valley Unified School District). The proposed designation change could provide a transition from industrial and manufacturing to residential. 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: • Housing Element — Goal 2: "Provide a variety of housing types to accommodate all economic segments of the City. " Policy 2.4: "Provide high quality of housing for current and future residents at all income levels to achieve a "balanced" community. " • Housing Element — Goal 4: "Promote equal housing opportunityfor all residents. " 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. " 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. 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 4: "Arrange land uses with regard to the health, safety, convenience and welfare of the residents of the City." While the proposed development is consistent with goals of the Housing Element, the proposed development does not qualify as an affordable housing project and was not included as an opportunity site in the Housing Element (those sites are all located in the downtown area of the City). It is therefore similar to other residential projects that have been proposed in the City over the last year. Zone Change The subject property is zoned "Manufacturing" (M-1). This zoning classification does not allow for residential development. Therefore, the applicant is requesting a Zone Change as well as a General Plan amendment that would allow for a higher density residential use. The Summary of C:\Documents and Settings\JANDERSON\Local Settings\Temporary Internet Files\Content.Outlook\IF4LUWEU\Council Staff Report (3).doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. December 2, 2014 - Page 5 Data table in this staff report compares the applicant's development standards to the City's standards for Multiple -Family Residential (MF-20). The City of West Covina is a built -out City. Most new development will consist of redevelopment or land recycling projects through lot consolidation or conversion of uses. In this case the applicant proposes to change the previous manufacturing uses that have vacated from the Project Site to a residential use. Therefore, the applicant is requesting to change the current zoning classification to Specific Plan 26 to adopt different standards to guide development of the Project Site. A specific plan is a planning tool allowed by state law as a means of implementing the City's General Plan that focuses on the physical development of a neighborhood, district, or other area. A specific plan identifies policies and actions that support and facilitate desired development within the project area. Precise Plan The proposed project requires the approval of a precise plan to allow the proposed building architecture and site layout. The dwelling units would be three-story with an attached two -car garage. The site plan has been designed with drive aisles on one side of the units (allowing access to the garages) and landscaped areas on the opposite side of the units adjacent to the front doors. The proposed project would be a gated development. However, the gates would be setback approximately 170 feet from the front property line. The Public Works Department is requiring decorative concrete for the driveway approach and driveway leading to the gate. The front four buildings will not be gated (units 1 through 22). The applicant has designed the project to comply with the City's standards for security gates by providing a 26-foot driving aisle (to meet the Fire Department access requirement), guest parking spaces outside the gates, and pedestrian gates. The project, as designed, will provide a total of 67 guest parking spaces. Each unit will be provided a two -car garage. A total of 337 parking spaces are provided for the 135 units. Since the units include three and four bedrooms, a condition of approval is included for both the precise plan and tentative tract map requiring that the CC & R's state that the parking or storage of recreational vehicles (RV's, trailers boats, all terrain vehicles (ATV's), etc.) is prohibited and that garages must be used for parking of passenger vehicles. Also, a condition of approval is included requiring that the CC & R's state that additions of habitable space or enclosure of the balcony is prohibited. The mailboxes for the units will be located near the entrance of the project. The final location will be coordinated with the United States Postal Service. The buildings are comprised of 4 units, 6 units, 7 units or 8 units. All front doors to the units will be facing a "paseo" (landscape area). The project will provide open space throughout the development that includes amenities such as barbecue grills, picnic tables and benches, and a playground for the enjoyment of the residents within the development. The project provides a total of six trash areas throughout the Project Site. The Specific Plan requires that all mechanical equipment and water heaters be screened. The proposal includes a decorative 42-inch high wrought iron fence to be constructed in front of the units facing San Bernardino Road. Since the Metrolink railway parallels the north property line, an eight -foot (8) wall will be constructed on the west property line (adjacent to the Tribune parking lot) and an eleven (11) foot sound wall will be constructed along the north property line. These walls will be constructed of earth tone colored block, including pilasters. A condition of approval has been included for the precise plan and tentative tract map requiring decorative pilasters every 30 feet. The proposed Specific Plan would establish the development standards that are summarized in the Summary of Data. Although the units are fee simple, the development setbacks are applicable to the lot and not each individual unit. The following are the required and provided setbacks for the project: CA\Documents and SettingsUANDERSON\Local Settings\Temporary Internet Files\Content.Outlook\IF4LUWEU\Council Staff Report (3).doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. December 2, 2014 - Page 6 Required Setbacks Proposed Setbacks Front Yard 15 feet 15 feet, 4 inches to 25 feet Side Yard 10 feet 10 to 15 feet Rear Yard 10 feet 10 to 23 feet Phasing The submitted plans indicate that the project will be completed in seven phases. • Phase 1 would be the completion of offsite and onsite improvements as well as the first four buildings along the San Bernardino Road frontage (units 1 through 22) with a completion date of January 2015. All offsite and onsite improvements will need to be completed as part of Phase I. A condition of approval requiring the applicant to complete all improvements has been included in the tentative tract map resolution. • Phase 2 would be the construction of four buildings (units 23 through 47) with a completion date of June 2015. • Phase 3 includes three buildings (units 48 through 67) with a completion date of January 2016. • Phase 4 would include five buildings and be located behind Phases 2 and 3 (units 68 through 95) with a completion date of June 2016. • Phase 5 includes the two buildings located towards the rear of the business park (units 96 through 104) with a completion date January 2017. • Phase 6 includes two buildings west of Phase 5 (units 112 through 120) with a completion date of June 2017. • Phase 7 is comprised of one building west of Phase 6 (units 128 through 135) with a completion date of January 2018. Based on the phases of the project, it will take approximately three (3) years to complete the construction of all the units. The applicant needs to fulfill the requirements of the tentative tract map within two (2) years as required by the Government Code Section 66452.6. The precise plan includes a phasing plan allowing the precise plan to stay in effect through January 2018. A condition of approval has been included establishing that the precise plan expires if the tentative tract map expires. Architecture The project proposes a modern design that provides architectural movement by providing different planes with projections and various heights. The maximum height of the buildings will be 38 feet. Each plane will be capped with a cornice. Some of the buildings would incorporate an arch at the top to break up the form of the planes on the primary elevation. Each unit will provide a balcony that is offset from the building on the second floor. The balcony will be roofed (covered) by the projection of the third floor. A decorative wrought iron railing will also be provided in each balcony. The elevations incorporate the use of stucco, brick, wood shutters, recessed windows, window treatment, square insets and metal roof above the front door of the units. The combination of materials and architectural movement helps reduce the scale and massing of the proposed structures. The color schemes for the units are a variation of beige, brown and terra cotta colors. The Homeowner's Association (HOA) will be responsible for maintaining exterior of the buildings, including the garage doors but excluding the roof. CADocuments and SettingsUANDERSOMLocal Settings\Temporary Internet Files\ConlenLDutlook\IF4LUWEU\Council Staff Report (3).doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. December 2, 2014 - Page 7 The project proposes three and four bedroom units and three different floors plan as indicated in the table below: es­-n foPln'M.unNo ri 4io, o, ,, ,,. 16or!Area'� e[vUiirtP, 3A 47 units 3 bedroom, 2 full bath and 2 1,700 sf plus 433 sf attached half bath two -car garage 3B 44 units 3 bedroom, 2 full bath and 2 1,746 sf plus 432 sf attached half bath two -car garage 4A 44 units 4 bedroom, 2 full bath and 2 2,110 sf plus 527 sf attached half bath two -car garage In addition, the project, as designed, would comply with California Government Code section 12955.19 (accessible units for people with disabilities). The law requires at least ten (10) percent of units be accessible, with at least one bathroom on the primary entrance level. Since this requirement applies to building units with four (4) or more condominium units, the applicant is required to provide at least one accessible unit in each building. Business Park Parking Expansion The applicant is also requesting (through the precise plan application) to expand the parking at Prosperity Business Park, located at 1773 West San Bernardino Road. The business park has experienced parking shortages. Therefore, the applicant is proposing to create a lot (Lot 137) as part of the tentative tract map to be improved with a total of 56 parking spaces to serve the business park. Landscaping The applicant is proposing landscape and hardscape in all setback areas, except where guest parking is proposed. The project incorporates "paseos" that would front each unit entrance. Based on the MND Errata submitted, the project proposes 79,960 square feet (or approximately 26% of the residential development) in open space and setbacks to be used by the residents of the project. Along the northerly portion of the subject property (adjacent to the railway) the applicant has agreed to convert the walkway to landscaping to allow for the planting of trees to buffer visual impacts. A condition of approval has been included in the precise plan and tract map requiring the applicant to submit landscape plans for review and approval of the Planning Department. A condition of approval is included that the walkway along the northerly property line be replacing with landscaping. Tentative Tract Map The 6.46-acre site is comprised of three parcels. The applicant is in the process of acquiring the properties and has obtained permission from the owners to proceed with the entitlement process. The proposed tentative tract includes the following: • The subdivision of subject property into 141 lots. A total of 135 lots would be developed with residential units. Lots A through D would accommodate access, internal circulation and common space. • To create a lot (Lot 136), which would remain occupied by an existing wireless telecommunication facility and be under separate ownership. The Homeowner's Association would not be responsible for maintaining this lot. The lot would be given access through the residential development. A condition of approval for the tentative tract map is included requiring the applicant to prepare an access agreement or easement to the satisfaction of the City Engineer and City Attorney. C:\Documents and Scuings\JANDERSON\Local Settings\Temporary Intemet Files\C0ntent.0utlook\IF4LUWEU\CounciI Staff Report (3).doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. December 2, 2014 - Page 8 • To create a lot (Lot 137) that would serve the existing business park located at 1773 San Bernardino Road. This lot is 22,052 square feet in area. The applicant proposes to construct 56 parking spaces to be used by the business park. Also, a gated secondary emergency vehicle access would be provided from the subject property to Lot 137. A condition of approval for the tentative tract map is included requiring the applicant to prepare an access agreement to the satisfaction of the City Engineer and City Attorney. Such agreement would be recorded with the Los Angeles County Recorder's Office. It should be noted that West Covina Municipal Code Section 26-685.984 prohibits wireless telecommunication facilities in residential zones. Approval of the project would render the existing wireless telecommunication facility at the site to a nonconforming use (per section 26- 187 of the West Covina Municipal Code). Therefore, the nonconforming use and structure could not be expanded. The proposed Tentative Tract Map No. 72152 indicates a "Project Area (Net)" of 7.03 acres. The City's Engineering Division requires a seven -foot dedication along San Bernardino Road, which is approximately 2,108 square feet. Lot 137 is 22,052 square feet in area (parking lot for Prosperity Park). After subtracting Lot 137 and the required dedication, the Residential Project Site Area is 6.46 acres. Access to the interior lots within the subdivision would be provided through a driveway from San Bernardino Road. The development would provide a network of interior driveways to provide access to the units. All driveways within a multi -family development are required by the Fire Department to meet the minimum of 26 feet in width to accommodate emergency vehicle access. The tentative tract map also would provide an additional emergency access point of entry through a gate from the rear of the existing business park located at 1773 W. San Bernardino Road. The Project Site has approximately 301 feet of frontage on San Bernardino Road. The City's Master Plan of Streets designates San Bernardino Road a "Minor Arterial" (four -lane, 80-foot wide right-of-way). The Traffic Study prepared for the project indicates that no traffic impacts are anticipated by the proposed development. Conditions of approval have been included for the tentative tract map requiring the applicant to underground all utilities, to construct a 10-foot wide sidewalk with trees in tree wells with proper irrigation along San Bernardino Road contiguous to the Project Site, a seven -foot dedication along San Bernardino Road and to reconstruct all damaged concrete curbs, gutter, and sidewalk per City standards. ENVIRONMENTAL DETERMINATION History The parcels comprising the site have had various uses through the years. In 1938, the parcel located at 1611 West San Bernardino Road had an agricultural use (an orchard planting). This use ceased in 1952. Building permit records indicate that the site was developed with a service/station and market in 1953 that included the installation of three steel gasoline underground storage tanks (USTs). A Phase I (Environmental Site Investigation) for the project was conducted by Athanor Environmental Services Inc., in November 2012. The underground tanks were removed in November 2005 and all work was performed under the jurisdiction of the Los Angeles County Department of Public Works. As part of the removal of the underground tanks, a total of 13 soil samples were collected and analyzed by a state -certified analytical laboratory, Enviro-Chem, Inc. of Pomona, CA. The soil samples collected and analyzed revealed that no significant concentration of any regulated contaminant was detected (petroleum hydrocarbons, benzene, toluene, ethylbenzene, and total xylenes). On October 26, 2012, Athanor conducted a subsurface soil investigation and asbestos sampling, which included a laboratory analysis for 1611 and 1623 West San Bernardino Road. This investigation was done in order to determine whether or not petroleum hydrocarbons, aromatic and chlorinated hydrocarbons and volatile organic compounds (VOCs) are present in the CA\Documents and SettingsUANDERSOMLocal Settings\Temporary Internet Files\Content.Outlook\IF4LUWEU\CounciI Staff Report (3).doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. December 2, 2014 - Page 9 subsurface soil from former releases and whether asbestos -containing materials are present. The conducted investigation concluded that the level of these contaminants were all beneath the cleanup levels. Consequently, no site remediation is required. Asbestos found at the site will be removed as required by the mitigation measures in the Mitigated Negative Declaration. The parcel located at 1623 West San Bernardino Road used to be occupied by Pick's Building Materials. This business began its operation in the early 1950's. In 2008, the business was acquired by Barr Lumber, which ceased operation in August of 2008. The parcel located at 1773 West San Bernardino Road is currently developed with a business park. The rear portion of the parcel, (approximately 82,392 square feet of land), will comprise part of the Project Site to be developed with residential units. The existing business park will remain in place. Initial Study/Mitigated Negative Declaration 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, Traffic Study, Sewer Capacity Study, Acoustical Analysis and a Site Assessment Report. The Air Quality Analysis, Traffic Study and Assessment Report are included as Technical Appendices to the Mitigated Negative Declaration. All other studies were available for review during the review period for the prepared Mitigated Negative Declaration that commenced on October 9, 2014 and ended October 28, 2014. The following subject areas analyzed were identified as having no impact or less than significant impacts: Agriculture and Forestry Resources, Biological Resources, Greenhouse Gas Emissions, 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, Air Quality, Cultural Resources, Geology and Soils, Hazardous Materials, 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. Air Quality. The proposed project will result in impacts related to NOx and PMIo during construction. Implementation of South Coast Air Quality Management District Rule 403 and Mitigation Measures 2 through 8 will reduce impacts to a less -than -significant level. Cultural Resources. The City notified the Native American Tribes identified by the Native American National Heritage Commission on October I and October 13, 2014, as required by Senate Bill 18. Geology and Soils. The applicant will be required to prepare and implement a Standard Urban 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. Implementation of Mitigation Measure 12 will reduce impacts to less -than -significant level. Hazardous Materials. An Environmental Assessment of the site indicated that the floor tile and floor tile mastic in the former lumberyard office contains asbestos -containing materials (ACMs). Also, lead based paints (LBPs) may be present in the existing buildings since the buildings were constructed prior to 1978 when the use of lead in paint was banned from residential uses. Structures (residential, commercial, industrial) are affected by lead -based paint regulations when remodeling, renovating, or when demolition activities would disturb lead -based paint surfaces. Implementation of Mitigation Measures 13 through 15 will reduce impacts to less -than - significant level. C:\Documents and SettingsUANDERSONTocal Settings\Temporary Intemet Files\Content.Outlook\IF4LUWEU\Council Staff Report (3).doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. December 2, 2014 -Page 10 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 will also be required to comply with the National Pollutant Discharge Elimination System permit procedures to ensure that there are no significant impacts. Implementation of Mitigation Measures 16 through 34 will reduce impacts to a less -than -significant level. Noise. Construction activities would primarily affect the existing residential units located to the immediate east on San Bernardino Avenue and the school across the street, Manzanita Elementary School. The residential and school uses are considered to be sensitive receptors to construction -related noise levels. These uses 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 and the contractors must notify the Manzanita Elementary School administration when construction will be taking place and duration of construction activities. 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. Since a line of the Metrolink and Southern Pacific railroad parallels the north property line of the project at a distance of approximately 15 feet, an Acoustical Analysis was prepared for the proposed project. The recommendations to mitigate noise on the project site include design features to be included in the units such as insulation and windows. In addition, the applicant will be required to build a continuous sound wall at least eight feet in height along the entire west property line opposite to the adjacent parking lot. A continuous sound wall of at least eleven feet high must be constructed along the north property line opposite to the railroad tracks. Mitigation Measures 35 through 47 will reduce construction related noise and long-term noise impacts to a less -than -significant level. Public Services. The Police Department and Fire Department reviewed the proposed project. The additional 135 residential units have the potential to house approximately 584 residents. This increase is not considered substantial and would not require the construction of new or expanded police and fire facilities. The proposed project will be designed and constructed to meet all of the applicable City codes and regulations pertaining to fire protection and Fire Department access as required by the West Covina Fire Department. Implementation of Mitigation Measure 48 will reduce impacts to a less -than -significant level. Traffic. A traffic study prepared by KOA Corporation (September, 2014) was submitted for the project to assess potential traffic impacts. In order to evaluate the potential impacts to the local street system, five intersections were analyzed. The intersections studied included: o Puente Avenue at San Bernardino Road/Ramona o Azusa Canyon Road at San Bernardino Road o Orange Avenue at San Bernardino Road o Irwindale Avenue/Sunset Avenue at San Bernardino Road o Orange Avenue at Badillo Street The findings of the traffic study indicate that a 135-unit town -home development would generate approximately 433 net daily trips, including 58 a.m. peak hour and 72 p.m. peak hour. Level of service analyses determined that there would be no significant traffic impacts to any of the study intersections as a result of the project. The study determined that no traffic mitigations would be required. r On November 20, 2014, staff received Supplemental Responses to Comment Letters Submitted to Planning Commission (Attachment 16) and Errata for the Mitigated Negative Declaration (Attachment 18). A letter was also received from Decorative Specialties (located in the City of CADocuments and SettingsUANDERSOMLocal Settings\Temporary Internet Files\Content.Outlook\IF4LUWEMCouncil Staff Report (3).doc GPA No. 14-02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. December 2, 2014 - Page 1 l Irwindale to the northwest of the subject property) concerning their interest in the San Gabriel Valley Tribune site (Attachment 13). PLANNING COMMISSION REVIEW AND ACTION: The Planning Commission held a public hearing to consider the project on October 28, 2014. During the hearing, members of the community presented five documents to the Planning Commission that included a petition in opposition to the project (provided by Lloyd Johnson), power point presentation (provided by John McClendon), comments on the MND and Health Risk Screening (provided by Andrew Sutherland), letter of concern from Heavenly Pet Resort business owner (provided by Gloria Landaverde), and FPPC Forms 460 of former Councilmember (provided by Phil Moreno). All of these documents are provided in Attachment 14. Four speakers (including the applicants) spoke in favor of the project while sixteen speakers spoke in opposition. Speakers in favor presented the design of the project, discussed the vacant/blighted nature of the subject properties, and the interest in smaller, more affordable homes. Speakers in opposition included area and City residents, representatives from Irwindale, representatives for Ready Pac, attorneys for Ready Pac, and surrounding business owners. These speakers expressed their concerns regarding the density of the project, spot -zoning issues, the close proximity to industrial uses, the proximity to railroad tracks, the lack of open space and recreational space for children residing in the development, and the negative impact on water and other resources a residential project of this size could create. In addition, speakers stated their feeling that it would be wise not to make these type of land use decisions until the General Plan update is adopted by the Council. The Planning Commission was supportive of the project. They discussed that the proposed project would eliminate abandoned buildings that are blighted and that there is a need for housing affordable to those with moderate incomes. There was also discussion that the future residents of the area would know that the surrounding uses included industrial uses and that a Metrolink track was adjacent. Based on the City. Attorney's advice, the Planning Commission determined to provide a recommendation to the City Council on the Mitigated Negative Declaration and all four discretionary applications. Historically, the Planning Commission has acted on the precise plan and tentative tract map and provided a recommendation to the City Council on General Plan amendments, zone changes and CEQA environmental reports. By providing a recommendation instead of approval, it eliminates the confusion around the appeal process and timing, and allows the City Council to fully review all aspects of the project and modify conditions of approval. At the conclusion of the hearing, the Commission voted 4-1 to recommend approval of the Mitigated Negative Declaration, General Plan amendment, zone change ordinance, precise plan, and tentative tract map. Commissioner Holtz voted against the project based on concerns regarding the 3-story design, impact of the adjacent industrial uses and railway on the upper floors of the proposed units, and density of the project. Conclusion The applicant is proposing a 135-lot residential subdivision in the northwestern part of the City, near the City limits with the City of Baldwin Park, City of Irwindale and Los Angeles County unincorporated area. 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 tract map for compliance. The Public Works Department has included conditions of approval to ensure that the subdivision complies with City standards and that all required improvements be completed by the developer/applicant. As the Planning Commission recommended approval, an ordinance and resolutions have been created to allow the City Council to approve the project as proposed. The proposed development allows "for sale," market -rate, multi -family development. Because the project will have common areas (open space and private streets) Covenants, Conditions and CADocuments and SettingsVANDERSON\Local Settings\Temporary Internet Files\Content0utlook\IF4LUWEU\Council Staff Report (3).doc GPA No. 14,02, ZC No. 14-02, PP 14-02, TM 72152 1611, 1623 and 1773 W. San Bemardino Rd. December 2, 2014 - Page 12 Restrictions (CC & R's) will be created to govern the Homeowner's Association (HOA). The HOA will be responsible for maintaining the exterior of the buildings; including garage doors all common areas, landscape areas and the parkway (excluding the roof of the structures). Since the units include three and four bedrooms, staff is recommending that the CC & R's state that the parking or storage of recreational vehicles (recreational vehicles (RV's), trailers, boats, all terrain vehicles (ATV's), etc.) is prohibited, that the garages must be available for parking passenger vehicles and that no addition of habitable space is permitted. LEGAL REVIEW: The City Attorney has reviewed and approved this report. FISCAL IMPACT: It is estimated that the development of 135 residential units will generate $72,000 annually in property taxes for the City's general fund. The developer will pay a park in -lieu fee estimated at $1,478,250 and will be required to pay an in -lieu fee or install artwork. The project will also create new sales tax revenues from the creation of construction jobs and residents. Pr#6d by: Jeff Anderson, AICP Planning Director Mike Lee Assistant City Manager/Community Development Commission Director Attachments: Attachment 1 - Mitigated Negative Declaration Resolution Attachment 2 — General Plan Resolution Attachment 3 — Zone Change Resolution Attachment 4 — Precise Plan Attachment 5 — Tentative Tract Map Resolution Attachment 6 — Planning Commission Staff Report dated October 28, 2014 Attachment 7 — Planning Commission Minutes dated October 28, 2014 Attachment 8 — Planning Commission Resolution No. 14-5644, Mitigated Negative Declaration of Environmental Impact Attachment 9 — Planning Commission Resolution No. 14-5645, General Plan No. 14-02 Attachment 10 — Planning Commission Resolution No. 14-5646, Zone Change No. 14-02 Attachment 11 — Planning Commission Resolution No. 14-5647, Precise Plan No. 14-02 Attachment 12 — Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 Attachment 13 — Letters Received Attachment 14 — Documents Received at Planning Commission, October 28, 2014 Attachment 15 — Response to Comments on MND, October 23, 2014 Attachment 16 — Updated Response to Comments on MND, November 25, 2014 Attachment 17 — Supplemental Response to Comments on MND, November 20, 2014 Attachment 18 — Acoustical Study, May 15, 2013 Attachment 19 — Errata for the Negative Declaration and Initial Study Attachment 20 — Compact Disc of the Initial Study/Mitigated Negative Declaration (Available for review by the public at the Library, Police Department, Planning Department, City's Website — Planning Department) Attachment 21 Development Plans (Available for review by the public at the Library, Police Department and Planning Department) Attachment 22 — Specific Plan 26 (Available for review by the public at the Library, Police Department and Planning Department) C:\Documents and SettingsUANDERSON\Local Settings\Temporary Intemet Files\Content.Outlook\IF4LUWEU\Council Staff Report (3).doe ATTACHMENT 2 1:7OkY1] 411lI 113maill A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, ADOPTING THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR GENERAL PLAN AMENDMENT NO. 14-021 ZONE CHANGE NO. 14-02, PRECISE PLAN NO. 14-02, TENTATIVE TRACT MAP NO. 72152 PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623 and 1773 West San Bernardino Road 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 to change the General Plan land use designation, and change of zone to construct a 135-unit multiple -family residential project, on those ceftain properties generally described as: Assessor's Parcel Number 8435-011-005, 8435-015-037, 038, 193- 198, 203-207, 210-220, including Lot No. 89 and northern 247.86 feet of Lot A from Tract Map No. 62342, in the records of the Los Angeles County Assessor; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act (CEQA); and WHEREAS, an initial study was prepared for said project; and WHEREAS, based upon the findings of the initial study, it was determined that the proposed project will not have a significant impact on the environment and will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the California Fish and Wildlife 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 Mitigated 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, a 20-day public review period for the proposed Mitigated Negative Declaration commenced on October 9, 2014 and ended on October 28, 2014, and all interested individuals and public agencies were encouraged to submit written comments regarding the information and determinations in these documents; and WHEREAS, the Planning Commission upon giving the required notice did on the 28`h day of October, 2014, conduct a duly advertised public hearing as prescribed by law to consider said application, at which time the Planning Commission adopted Resolution No. 14-5644 recommending approval to the City Council; and WHEREAS, the City Council, upon giving the required notice, did on the 2nd day of December, 2014, conduct a duly advertised public hearing as prescribed by law, at which time the Applicant requested a continuance of the matter to January 20, 2015 so that Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bemardino Road\CC 1.20.15\MND Resolution.doc Resolution No. Mitigated Negative Declaration January 20, 2015 - Page 2 the staff could evaluate and the City Council could consider a project consisting of 132 units rather than the original 135 unit proposal; and WHEREAS, the City Council, upon giving the required notice, did on the 201h day of January, 2015, 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 City Council of the City of West Covina does hereby resolve as follows: SECTION 1. The above recitals are true and correct, which are incorporated herein. SECTION 2. In accordance with the CEQA Guidelines, an Initial Study was prepared to determine whether the project may have a significant effect on the environment. On the basis of the Initial Study prepared for the Project, it has been determined that the Project may have a potential significant effect on the environment which, however, will be mitigated to a level that is less than significant and therefore, a Mitigated Negative Declaration has been prepared as part of this application. The proposed reduction in size of the Project to 132 units, along with certain layout changes, do not require further environmental review as the revised/reduced Project has no greater possibility of having a significant effect on the environment than has already been studied. The Mitigated Negative Declaration was circulated for a period of not less than 20 days pursuant to CEQA Guideline § 15105(b). The City Council hereby adopts the Mitigated Negative Declaration (referred as Attachment 2 of the staff report) as adequate to assess the environmental impacts of the project, based on the findings contained herein and finds, on the basis of the whole record, that there is no substantial evidence that the project will have a significant effect on the environment as mitigated and that the approval of the Mitigated Negative Declaration reflects the City of West Covina City Council's independent judgment and analysis. The City Council here adopts the Mitigation Monitoring and Reporting Program (attached hereto as Exhibit A). The full record is available for review in the Planning Department. SECTION 3. 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. SECTION 4. The applicant agrees to implement the aforementioned mitigation measures and monitoring or reporting requirements. SECTION 5. 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. SECTION 6. 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. SECTION 7. The City Clerk shall certify as to the passage of this Resolution, which shall go into effect immediately upon its adoption. Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\MND Resolutiou.doc Resolution No. Mitigated Negative Declaration January 20, 2015 - Page 3 APPROVED AND ADOPTED on this 20t' day of January 2015. Mayor Fred Sykes ATTEST: City Clerk Nick Lewis I, NICK LEWIS, CITY CLERK of the City of West Covina, California, do hereby certify that the forgoing resolution was duly adopted by the City Council of the City of West Covina, California, at a regular meeting held thereof on the 20th day of January, 2015 by the following vote of the City Council: AYES: NOES: ABSENT: ABSTAIN: City Clerk Nick Lewis APPROVED AS TO FORM: City Attorney Kimberly Hall Barlow ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\MND Resolution.doc EXHIBIT A. TENTATIVE TRACT MAP 72152 PLANNED RESIDENTIAL DEVELOPMENT 16u1 1623, AND 1733 SAN BERNARDINO ROAD WEST COVINA, CALIFORNIA LEAn AGENCY: CITY OF WEST COVINA PLANNING DEPARTMENT 1444 WEST GARVEYAVENUE WEST COVINA, CALIFORNIA 91793 OCTOBER 21, 2014 WCOV 001 City of West Covina . Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 16n,1623, and 1733 San Bernardino Road TABLE OF CONTENTS Section Page i. Overview of the Project............................................................................................. 3 2. Findings of the Environmental Assessment.............................................................. 3 3. Findings Related to Mitigation Monitoring............................................................... 3 4. Mitigation Measures.................................................................................................. 3 g. Mitigation Monitoring..............................................................................................10 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development . 1611, 1623, and 1733 San Bernardino Road 1. OVERVIEW OF THE PROJECT The project's title is Tentative Tract No.721,52. The proposed project is a Planned Residential Development that involves the construction of 135 town -home units within the site's 6.45 acres. The project site's current legal addresses include 1611, 1623, and 1733 San Bernardino Road. 2. FINDINGS OF THE ENVIRONMENTAL ASSESSMENT The Initial Study prepared for the proposed project indicated that the proposed project is not expected to result in significant adverse environmental impacts, upon implementation of the required mitigation measures. The following Mandatory Findings of Significance can be made asset forth in Section 15o65 of the CEQA Guidelines, as amended, based on the results of this environmental assessment: The proposed project will not have the potential to degrade the quality of the environment; The proposed project will not have the potential to achieve short-term goals to the disadvantage of long-term environmental goals; e The proposed project will not have impacts, that are individually limited, but cumulatively considerable; The proposed project will not have environmental effects that will adversely affect humans, either directly or indirectly. 3. FINDINGS RELATED TO MITIGATION MONITORING Section 21o8i(a) of the Public Resources Code states that findings must be adopted by the decision -makers coincidental to the approval of a Mitigated Negative Declaration. These findings shallbe incorporated as part of the decision -maker's findings of fact, in response to AB-3180. In accordance with the requirements of Section 21o8i(a) and 21o81.6 of the Public Resources Code, the following additional findings maybe made: • A mitigation reporting or monitoring program willbe required; e Site plans and/or building plans, submitted for approval by the responsible monitoring agency, shall include the required standard conditions; and, An accountable enforcement agency or monitoring agency shall be identified for the mitigations adopted as part of the decision -maker's final determination. 4. MITIGATION MEASURES The following mitigation is required to eliminate potential light trespass: Mitigation Measure No. 1 (Light and Glare). Outdoor Lighting shall be designed and installed with downcast shielding, so that the light sources from the project site are shielded from adjacent properties. PAGE 3 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development . 1611, 1623, and 1733 San Bernardino Road The analysis determined that the following mitigation is required to further reduce potential air quality impacts: Mitigation Measure No.2 (Air Quality). 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 All undeveloped portions of the site must be landscaped if the area is undeveloped for more than 30 days. Mitigation Measure No. 3 ( Air Quality). The 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. Mitigation Measure No. 4 (Air Quality). All materials transported off -site shall either be sufficiently watered or securely covered to prevent excessive amounts of dust and spillage. Mitigation Measure No. g (Air Quality). 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. Mitigation Measure No. 6 (Air Quality). The Applicant shall ensure that trucks carrying demolition debris are hosed off before leaving the construction site pursuant to the approval of the Community Development Department. Mitigation Measure No. 7 (Air Quality). The Applicant shall ensure that the contractors adhere to all pertinent SCAQMD protocols regarding grading, site preparation, and construction activities. Mitigation Measure No. 8 (Air Quality). The Applicant shall ensure that the grading and building contractors must adhere to all pertinent provisions of Rule 403 pertaining to the generation of fugitive dust during grading and/or the use of equipment on unpaved surfaces. The contractors will be responsible for being familiar with, and implementing any pertinent best available control measures. The following mitigation measures are required as a means to address potential project impacts on cultural resources: Mitigation No. 9 (Cultural Resources). 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 too -foot radius until a qualified archeologist to be approved by the City, has evaluated the find. Constriction activity may continue unimpeded on other portions of the proj ect site. If the find is determined by the qualified archeologist to be a unique archeological resource, as defined by Section 21083.2 of the Public Resources Code, the site shall be treated in accordance with the provisions of Section 21o83.2 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. Mitigation No.10 (Cultural Resources). In the event paleontological materials are encountered during grading or excavation, the contractor will be required to halt work within loo foot radius of the find andto contact the City of West Covina Planning Department. Apaleontologist will then examine the materials to ascertain their significance. If this review determines the materials are significant, salvage will be undertaken by the paleontologist. Other construction work may continue outside of the area of the find PAOE4 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development . 1611, 1623, and 1733 San Bernardino Road though no further work shall occur in the immediate location of the find until all recovery has been completed to the City's satisfaction. The Applicant shall bear the cost of implementing this mitigation. Mitigation No. 11 (Cultural Resources). (1.) If during excavation of the project site human remains are discovered, the steps described in the State CEQA Guidelines Section 15o64.5(e) shall be followed. The applicant shall bear the cost of implementing this mitigation. a. There shall be no further excavation or disturbance of the site or any nearly area reasonably suspected to overlie adjacent human remains until: i. 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 ii. 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 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 The following mitigation measure has been identified as a means to control storm water runoff and potential erosion related impacts: Mitigation No.12 (Geology and Soils). 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. PACES City of West Covina • Mitigation Monitoring and Reporting Program TL'M 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road • All unpaved demolition and construction areas shall be wetted during excavation, grading, and construction, and temporary dust covers shall be used to reduce dust emission 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. The following mitigation measures are required to mitigate potential hazardous materials impacts: Mitigation Measure No.13 (Hazardous Materials Impacts). The Applicant, and the contractors, must adhere to all requirements governing the handling, removal, and disposal of asbestos -containing materials, any lead paint that may be encountered, and other hazardous substances and materials that may be discovered during demolition and land clearance activities. Documentation as to the amount, type, and evidence of disposal of materials at an appropriate hazardous material landfill site shall be provided to the Chief Building Official prior to the issuance of the Building Permits. Any contamination encountered during the demolition, grading, and/or site preparation activities must also be removed and disposed of in accordance with state and federal law prior to the issuance of the building permit. Mitigation Measure N0.14 (Hazardous Materials Impacts). As ACMs have been found to be present in the existing buildings on the project site, prior to the issuance of the demolition permit for the buildings, the Applicant shall provide a letter/report to the City of West Covina Building Department from a qualified asbestos abatement contractor identifying the locations of ACM present in the buildings. The ACMs shall be abated in compliancewith the South CoastAir Quality Management District's Rule 1403 as well as all other state and federal rules and regulations (including, but not limited to, California Health and Safety Code, Division 20, Chapter 6.5) prior to other demolition activities taking place at the project site. Mitigation Measure No.15 (Hazardous Materials Impacts). As lead based paints (LBPs) maybe present in the existing buildings located on the project site, prior to the issuance of the demolition permit for the buildings, the Applicant shall provide a letter to the City of West Covina Building Department from a qualified lead paint abatement contractor demonstrating that any LBP encountered was properly abated in compliance with applicable state and federal rules and regulations. The qualified lead paint abatement contractor shall comply with Cal -OSHA Construction Safety Orders, California Code of Regulations, Title 8, Section 1532.1 and with the California Health and Safety Code, Division 20, Chapter 6.5 for the evaluation, handling and transport of material containing LBPs. The following measures are required to ensure that potential water quality impacts are mitigated: Construction Mitigations: Mitigation MeasureNo.16 (Hydrology and Water Qualitylmpacts). Prior to the issuance of any grading permit for the project that will result in soil disturbance of one or more acres of land, the Applicant shall PAGE City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road demonstrate that coverage has been obtained under California's General Permit for Stormwater Discharges Associated with Construction Activity by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number or other proof of filing shallbe provided to the Building Official and the City Engineer. Mitigation Measure No.17 (Hydrology and Water Quality Impacts). The Applicant shall prepare and implement a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall be submitted to the Building Official and City Engineer prior to the issuance of a grading permit. The Applicant shall register their SWPPP with the state o£California. A copy of the current SWPPP shall be kept at the project site and be available for review upon request. Mitigation Measure No. 18 (Hydrology and Water Quality Impacts). All waste shall be disposed of properly. Use of appropriately labeled recycling bins to recycle construction materials includes: solvents, water -based paints, vehicle fluids, broken asphalt and concrete, wood, and vegetation. Non -recyclable materials/wastes shall be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposal site. Mitigation Measure No. 1g (Hydrology and Water Quality Impacts). Leaks, drips and spill shall be cleaned up immediately to prevent contaminated soil on paved surfaces that can be washed away into storm drains. Mitigation Measure No.2o(Hydrology and Water Quality Impacts). Pavement shall be hosed down at material spills. Dry cleanup methods shall be used whenever possible. Mitigation Measure No.21. (Hydrology and Water Quality Impacts). Dumpstersshall becovered and maintained. Uncovered dumpsters shall be placed under a roof or covered with tarps or plastic sheeting. Mitigation Measure No. 22 (Hydrology and Water Quality Impacts). Where truck traffic is frequent, gravel approaches shall be used to reduce soil compaction and limit the tracking of sediment into streets. Mitigation Measure No. 23 (Hydrology and Water Quality Impacts). 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 sued to catch drips and spills. Operational Mitigations (to be implemented upon completion and during the operation of the project) Mitigation Measure No. 24 (Hydrology and Water Quality Impacts), The Project Applicant shall implement storm water 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 th s numerical threshold standard is required. MitigationMeasure NO. 25(Hydrology and Water Quality Impacts). Post development peak stormwater runoff discharge rates shall not exceed the estimated pre -development rate for developments where the increase peak storm water discharge rate will result in increased potential for downstream erosion. Mitigation Measure No. 26 (Hydrology and Water Quality Impacts). Any connection to the sanitary sewer shall be authorized by the Los Angeles County Sanitation District. City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road Mitigation Measure No. 27 (Hydrology and Water Quality Impacts). Roof runoff systems shall be installed. Runoff from rooftops that are relatively clean can provide groundwater recharge and reduce excessive runoff into storm drains. Mitigation Measure No. 28 (Hydrology and Water Quality Impacts). All storm drain inlets and catch basins within, and immediately adj acent to the project site, as permitted and approvedby 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 stencils and signs must be maintained at all times. Mitigation Measure No. 29 (Hydrology and Water Quality Impacts). Materials with the potential to contaminate stormwater mustbe: (1) placed in an enclosure such as, but notlimited to, a cabinet, shed or similar structure that prevents contact with runoff spillage to the storm water conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs. Mitigation Measure No. 30 (Hydrology and Water Quality Impacts). Storage areas shall be paved and sufficiently impervious to contain leaks and spills. Mitigation Measure No. 31(Hydrology and Water Quality Impacts). Storage areas shall have a roof or awning to minimize collection of stormwater within the secondary containment area. Mitigation Measure No. 32 (Hydrology and Water Quality Impacts). 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. Stormwater and Floodine Mitigation Measure No. 33 (Hydrology and Water Quality Impacts). All catch basins and public access points that cross or abut an open channel shall be marked by the Applicant with a water quality label in accordance with City standards. This measure must be completed and approved by the City Engineer prior to the issuance of a Certificate of Occupancy. Mitigation Measure No. 34 (Hydrology and Water Quality Impacts). The Applicant shall be responsible for the construction of all on -site drainage facilities as required by the City Engineer. The following mitigation will address both operational (long-term) noise impacts and construction (short- term) noise impacts: Mitigation Measure No.35 (Noise impacts). A continuous sound wall at least eight feet (8') in height must be erected along the entire west property line opposite the adjacent trucking distribution center. A continuous sound wall at least eleven feet (ii') high mustbe erected along the north property line opposite the railroad tracks. Mitigation Measure No.36 (Noise Impacts). The required noise control barriers maybe constructed using any of the following materials: masonry block, stucco on wood frame, 3/4' plywood, 1/4" tempered glass on 1/2" Lexan, an earthen berm; or any combination of the above materials or any material with a surface weight of at least 3 pounds per square -foot. Each completed noise control barrier must present a solid face from tap -to -bottom and end -to -end. Cutouts are not permitted except for drain holes. PAGE 8 City of West Covina . Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • Ali,1623, and 1733 San Bernardino Road Mitigation Measure No.37 (Noise Impacts). The buildings shall be constructed, as a minimum, in accordance with the outline of Table 6 found in the body of the report. This will be adequate for all units with the following exceptions: -Add STC 28 glazing to all rooms with any view of San Bernardino Road from Units r to 11. -Add STC 30 glazing to all rooms with any view of the truck distribution facility to the west and/or the railroad from Units 129 through 135. -Add STC 30 glazing to all rooms with any view of the railroad from Units 79, 80, 90 through 93, 97, 98, 109,110,113,114,125 and 126. -Add STC 36 glazing and upgraded exterior walls to all rooms with anyview of the railroad from Units 81, 94 through 96, 111,112,127 and 128 Mitigation Measure No.38(Noise Impacts). The noise analysis assumed that all windows and doors are kept closed. If the allowable interior noise levels are met by requiring that windows and doors be kept closed, then the design of the structure must also specify a ventilation or air conditioning system to provide a habitable interior environment. The ventilation system must not compromise the dwelling or guest room noise reduction. Mitigation Measure No.39(Noise Impacts). The projecCs construction must conform to the unit -to -unit noise control requirements detailed in the noise study. These requirements outline the insulation and other construction materials that will be effective in attenuating interior noise between the residential units. Mitigation Measure No. 40 (Noise Impacts). Fast-growing tree plantings shall be installed along the north side of the proposed project site as a means to obstruct noise from off -site locations. The landscaping will be designed to conserve water and facilitate easy maintenance, while at the same time, to ensure that security is not compromised. Construction Noise Impacts Mitigation Measure No. 41 (Noise Impacts). The contractors shall notify the nearby Manzanita Elementary School administration as to the times and duration of construction activities. Mitigation Measure No. 42 (Noise Impacts). 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. Mitigation Measure No. 43 (Noise Impacts). The construction staging area shall be located as far as feasible from sensitive receptors. Mitigation Measure No. 44 (Noise Impacts). All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. Mitigation Measure No. 45 (Noise Impacts). Project construction shall comply with the requirements of the Building Department and the Uniform Building code regarding interior noise levels. PAGE 9 City of West Covina e Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road Mitigation Measure No. 46 (Noise Impacts). 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 wom or improperly maintained parts, would be generated. Mitigation Measure No. 47 (Noise Impacts). The project shall be in compliance with the West Covina Municipal Code Noise Ordinance Sections 15-83 through 15-86. The analysis determined that the following mitigation would reduce the impacts of the proposed project on public services to levels that are less than significant: Mitigation Measure No. 48(PublicService lmpacts). The Applicant shall comply with all applicable City codes and regulations pertaining to fire protections as required by the West Covina Fire Department. 5. Mrl'IGATION MONPI'ORING The monitoring and reporting on the implementation of these measures, including the period for implementation, monitoring agency, and the monitoring action, are identified in Table 1 provided below and on the following pages. TABLE 1 MI'1TGATION-MONUORING PROGRAM Measure Enforcement Agency Monitoring Phase Verification City of West Over the project's Date: Covina Planning operational Mitigation Measure No. 1(light and Glare). Outdoor Department and lifetime. Name & Tide: lighting shall be designed and installed with downcast shielding, Public Works so that the light sources from the project site are shielded from Department Mitigation is adjacent properties. (applicant is applicable once the responsiblefor project is implementation) operational. Mitigation Measure No. z (Air Quality). All unpaved city of West Date: demolition and construction areas shall he wetted during Covina Public During the projects excavation, grading and construction, and temporary dust covers Worksconstruction phase. Name & TiUe: shall be used to reduce dust emissions and meet South Coast Air Department 0 Quality Management District Rule 403. Wetting could reduce (applicant is Mitigation ends fugitive dust by as much as So percent. All undeveloped portions responsible for when construction of the site shall be landscaped if the area is undeveloped for more implementation) is completed. than 3o days. City of West During theproject's Date: Mitigation Measure No. 3 (Air Quality). The Applicant or Covina Public Works construction phase. Name &Title: General Contractor shall keep the construction area sufficiently Department . damped to control dust caused by construction, hauling and at all is (applicantant is Mitigation ends times provide reasonable control of dust caused by wind. responsible for when construction implementation) is completed. City of West During the project's Duringthe pTChase. Date: Mitigation Measure No. 4 (Air Quality). All materials Covina Public Works constName & Title: transported off -site shall either be sufficiently watered or securely Department Mitigation ends covered to prevent excessive amounts of dust and spillage. (applicant is when construction responsible for is completed. implementation) PAGE10 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road TABLE 1 MTTIGATTON-MONITORING PROGRAM (CONTINUED) Measure Enforceme y nt Agenhase Monitoring Verification City of West During the project's Date: Mitigation Measure No. 5 (Air Quality). All cleating, Covina Public Works construction phase. Name & TiUe: eamoving, or excavation activities shall be discontinued rtL DepartmentMitigation during period of high winds (i.e. greater than 16 mph), so as to (applicant is ends prevent excessive amounts of fugitive dust responsiblefor when construction implementation) is completed. City of West During the project's Date: ). The Applicant Mitigation Measure No. 6 (Air Quality). Public Works construction phase. Name &Title: shall ensure that trucks carrying demolition debris are based off Department • before leaving the construction site pursuant to the approval of (applicant is Mitigation ends the Community Development Department. or respons when construction im cemenn tation) ti is completed. CityofWest During the project's Date: Mitigation Measure No. 7 (Air Quality). The Applicant Covina Public Works corishvction phase. Name & Title: shall ensure that the contractors adhere to all pertinent SCAQMD Department • protocols regarding grading, site preparation, and construction (alicant is pp Mitigation ends activities. responsible for when construction implementation) is completed, Mitigation Measure No. 8(Air Quality). The Applicant City of West During the project's Date: shall ensure that the grading and building contractors must Covina Public construction phase. Name & TTUe: adhere to all pertinent provisions of Rule 403 pertaining to the Works generation of fugitive dust during grading and/or the use of Department Mitigation ends equipment on un unpaved surfaces. The contractors will be p (applicantis when construction responsible for being familiar with, and implementing any responsible for is completed. pertinent best available control measures. implementation) Date: Mitigation No. g (Cultural Resources). In the event that archaeological resources are uncovered on the project site during Name & Title: grading or other construction activities, the developer most notify the West Covina Planning Department immediately and work must stop within a loo-foot radius until a qualified archeologist City of West to be approved by the City, has evaluated the find. Constriction Coring Planning During the project's activity may continue unimpeded on other portions of the project Department and construction phase. site. If the find is determined by the qualified archeologist to be a Public Works unique archeological resource, as defined by Section 21083.2 of Department Mitigation ends the Public Resources Code, the site shall be treated in accordance (applicant is when construction with the provisions of Section 21083.2 of the Public Resources responsible for is completed. Code. If the find is determined not to be a unique archeological implementation) resource, no further action is necessary and construction may continue. The applicant shall bear the cost of implementing this mitigation. Mitigation No.to (Cultural Resources), In the event Date: paleontological materials are encountered during grading or Name & Title: excavation, the contractor will be required to halt work within City of West too foot radius of the find and to contact the City of West Covina Covina Planning During the project's Planning Department. A paleontologist will then examine the Department and construction phase. materials to ascertain their significance. If this review Public Works determines the materials are significant, salvage will be Department Mitigation ends undertakenby the paleontologist. Other construction work may (applicant is when construction continue outside of the area of the find though no further work responsible for is completed. shall occur in the immediate location of the find until all recovery implementation) has been completed to the City's satisfaction. The Applicaut shall bear the cost of implementing this mitigation. PACE 11 City of West Covina . Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road TABLE 1 MITIGATION -MONITORING PROGRAM (CONTINUED Measure Enforcement Agency Monitoring Phase Verification Date: Mitigation No. it (Cultural Resources). (1.)If during excavation of the project site human remains are Name &Title: discovered, the steps described in the State CEQA Guidelines Section 15064-5(e) shall be followed. The applicant shall bear the cost of implementing this mitigation. a) There shall be no further excavation or disturbance of the site or any nearly area reasonably suspected to overlie adjacent human remains until: i. 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 I 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 City of West person or persons it believes to be the most likely descended Covina Planning During the projects from the deceased Native American. Department and construction phase. 3. The most likely descendent may make recommendations to Public Works thelandowaer or the person responsible for the excavation work, Department Mitigation ends for means of treating or disposing of, with appropriate dignity, (applicant is when construction the human remains and any associated grave goods as provided responsible for is completed. in Public Resources Code Section 5097.98, or implementation) (2) Where the following conditions occur, the landowner or his authorized representative shall rebury the Native Americanhuman remains and associated grave goods with appropriate dignity on the propertyin 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. PAGE 12 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road Mitigation No. iz (Geology and Soils). The Project Applicant Date: shall prepare and implement a Standard Urban Storm Water Mitigation Plan (SUSMP) in accordance with the requirements of Name & Title: 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 City of West Prior to issuance of wetted during excavation, grading, and construction, and Covina Public grading permit. temporary dust covers shall be used to reduce dust emission Works and meet South Coast Air Quality Management District Rule Department Mitigation ends 403. Wetting could reduce fugitive dust by as much as 50 (applicant is when construction percent. responsiblefor is completed. • The project applicant or general contractor shall keep the implementation) 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 shallbe discontinued during period ofhigh winds (i.e., greater than 15 mph), so as to prevent excessive amounts of fuiritive dust. TABLE 1 MITIGATION -MONITORING PROGRAM (CONTINUED) Measure Enforcement Monitoring Verification Agency Phase Mitigation Measure No. 13 (Hazardous Materials Date: Impacts). The Applicant, and the contractors, must adhere to all requirements governing the handling, removal, and disposal Name & Title: of asbestos -containing materials, any lead paint that may be encountered, and other hazardous substances and materials that City of West During the project's may be discovered during demolition and land clearance Covina Public demolitionphose. activities. Documentation as to the amount, type, and evidence Works of disposal of materials at an appropriate hazardous material Department Mitigaflon ends landfill site shall be provided to the Chief Building Official prior (applicant iswhen responsiblefor construction to the issuance of the Building Permits. Any contamination implementation) is completed. encountered during the demolition, grading, and/or site preparation activities must also be removed and disposed of in accordance with state and federal law prior to the issuance of the building permit. Mitigation Measure No.14 (Hazardous Materials Date: Impacts). As ACMs have been found to be present in the existing buildings on the project site, prior to the issuance of the Name & Title: demolition permit for the buildings, the Applicant shall provide a City of West Covina Public Prior to issuance of letter/report to the City of West Covina Building Department demolition permit. from a qualified asbestos abatement contractor identifying the Works locations of ACM present in the buildings. The ACMs shall be Department Mitigation ends abated in compliance with the South Coast Air Quality (applicantiswhen construction Management District's Rule 1403 as well as all other state and responsible for iscompleted. federal Hiles and regulations (including, but not limited to, implementation) California Health and Safety Code, Division 20, Chapter 6.5) prior to other demolition activities taking place at the project site. PAGE 13 City of West Covina • Mitigation Monitoring and Reporting Program 17M 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Mitigation Measure No. 15 (Hazardous Materials Date: Impacts). As lead based paints (LBPs) may be present in the existing buildings located on the project site, prior to the issuance Name & T Ale: of the demolition permit for the buildings, the Applicant shall City of West prior to issuance of provide a letter to the City of West Covina Building Department Covina Public demolition permit. from a qualified lead paint abatement contractor demonstrating Works that any LBP encountered was properly abated in compliance Department Mitigation ends with applicable state and federal rules and regulations. The (applicant is when construction qualified lead paint abatement contractor shall comply with Cal- responsible for is completed. OSHA Construction Safety Orders, California Code of implementation) Regulations, Title 8, Section 1532.1 and with the California Health and Safety Code, Division 20, Chapter 6.5 for the evaluation, handling and transport of material containing LBPs. Mitigation Measure No. 16 (Hydrology and Water Date: Quality Impacts). Prior to the issuance of any grading permit for the project that will result in soil disturbance of one or more City of West Prior to issuance of Name & Title: acres of land, the Applicant shall demonstrate that coverage has Covina Public grading permit. been obtained under California s General Permit for Stormwater Works Discharges Associated with Construction Activity by providing a Department Mitigation ends copy of the Notice of Intent (NOI) submitted to the State Water (applicant is when construction Resources Control Board and a copy of the subsequent responsible for is completed notification of the issuance of a Waste Discharge Identification implementation) (WDID) Number or other proof of filing shall be provided to the Building Official and the City Engineer. Mitigation Measure No. 17 (Hydrology and Water City of West Date: Quality Impacts). The Applicant shall prepare and implement Covina Public prior to issuance of a Stonn Water Pollution Prevention Plan (SWPPP). The SWPPP Works grading permit. Name & Title: shall be submitted to the Building Official and City Engineer prior 0 to the issuance of a grading permit. The Applicant shall register Department (applicant is Mitigation ends their SWPPP with the state of California. A copy of the current responsible for when construction SWPPP shall be kept at the project site and be available for review implementation) is completed. upon request. TABLE 1 MITIGATION-MONrfORING PROGRAM (CONTINUED Measure Enforcement Monitoring Verification Agency Phase Mitigation Measure No. 17 (Hydrology and Water City of West Date: Quality Impacts). The Applicant shall prepare and implement Covina Public Prior to issuance of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP Works grading permit. Name &11Ue: shall be submitted to the Building Official and City Engineer prior to the issuance of a grading permit. The Applicant shall register Department (applicant is Mitigation ends their SWPPP with the state of California. A copy of the current responsible for when construction SWPPP shall be kept at the project site and be available for review implementation) is completed. upon request, Mitigation Measure No. 18 (Hydrology and Water City of West Date: Quality Impacts). All waste shall be disposed of properly. Use Covina Public During the project's of appropriately labeled recycling bins to recycle construction Works construction phase. Name & Title: materials includes: solvents, water -based paints, vehicle fluids, Department 4 broken asphalt and concrete, wood, and vegetation. Non- (applicantis Mitigation ends recyclable materials/wastes shall be taken to an appropriate responsible for when construction landfill. Toxic wastes must be discarded at a licensed regulated implementation) is completed. disposal site. City of West During the project's Date: Mitigation Measure No. 19 (Hydrology and Water Covina Public construcrionphase. Quality Impacts). Leaks, drips and spill shall be cleaned up Works Name & Title: immediately prevent contaminated soil on paved surfaces that Department is Mitigation ends can be washed away into storm drains. d eso(applicant ble responsible for when construction implementation) is completed. PAGE 14 City of West Covina • Mitigation Monitoring and Reporting. Program TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road City of West During the project's Date: Covina Public conshvctionphase. Mitigation Measure No. an (Hydrology and Water Works Name & Title: QualityImpacts). Pavement shall be hosed down at material Department Mitigation ends spills. Dry cleanup methods shall be used whenever possible. (applicant is when construction responsiblefor is completed. implementation) City of West During the project's Date: Mitigation Measure No. 21. (Hydrology and Water Covina Public Works construction phase. Name & Title: Quality Impacts). Dumpmpster[ers shall be covered and Deparnnen � maintained Uncovered dumpsters shall be placed under a roof is (applicant t Mitigation ends or covered with tarps or plastic sheeting. responsible for when construction implementation) is completed. City of West During the project's Date: Mitigation Measure No. 22(Hydrology and Water Quality Covina Public Works constructlonphase. Name & Title:Impachs). Where truck traffic is frequent, gravel approachesshall Department 0 be used to reduce soil compaction and limit the tracking of sediment (applicantis Mitigation ends into streets. responsible for when construction implementation) is completed. Mitigation Measure No. 23 (Hydrology and Water City of West Covina Public During the project's Date: Quality Impacts). All vehicle/equipment maintenance, repair Works construction phase. Name & Title: and washing shall be conducted away from storm drains. All Department or repairs shall be conducted off -site. Drip major p p pans or drop (applicant is Mitigation ends cloths shall be sued to catch drips and spills. responsible for when construction implementation) is completed TABLET MITIGATION -MONITORING PROGRAM (CONTINUED) Measure Enforcement Monitoring Verification fication Agency Phase Mitigation Measure NO. 24 (Hydrology and Water Quality Impacts). The Project Applicant shall implement City of West Date: storm water BMPs to retain or treat the runoff from a storm event Covina Public During the project's producing 3/4-inch of rainfall in a 24-hour period The design of Works construction phase. Name &Title: structural BMPs shall be in accordance with the Development Department Best Management Practices Handbook, Part B —Planning (applicant is Mitigation ends Activities. A signed certificate from a California licensed civil responsible for µ,hen construction engineer or licensed architect that the proposed BMPs meet this implementation) is completed. numerical threshold standard is required Mitigation Measure No. 2 g 5 (Hydrology and Water City of West During the project's Date: Quality Impacts). Post development peak stormwater runoff Covina Public design phase. discharge rates shall not exceed the estimated pre -development Works Name &Title: rate for developments where the increase peak storm water Department Mitigation ends discharge rate will result in increased potential for downstream (applicant is when construction erosion. responsible far implementation) is completed. City of West During the project's Date: Mitigation Measure No. 26(Hydrology and Water Quality Covina Public Works design phase. Name &Title: Impacts). Any connection to the sanitary sewer shall be Department authorized by the Los Angeles County Sanitation District. (applicant is Mitigation ends ends responsible for when construction implementation) is completed. PAGE 13 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road City of West During [he project s Date: Mitigation Measure No. 27 (Hydrology and Water Covina Public designphase. Quality Impacts). Roof runoff systems shall be installed. Works Name & Title: Runoff from rooftops that are relatively clean can provide Department Mitigation ends groundwater recharge and reduce excessive runoff into storm (applicant is when construction drains. responsiblefor is completed. implementation) Mitigation Measure No. 28 (Hydrology and Water City of WestDuring Date: Quality Impacts). All stone drain inlets and catch basins Covina Public the project's Name &Title: within, and immediately adjacent to the project site, as permitted Works design phase. and approved by the Department of Public Works, must be Department • stenciled with prohibitive language (such as "NO DUMPING— (applicant is Mitigation ends DRAINS TO OCEAN' and/or graphical icons to discourage responsible for . when construction illegal dumping. Legibility of stencils and signs most be implementation) is completed. maintained at all times. Mitigation Measure No. 29 (Hydrology and Water City of West During the project's. Date: Quality Impacts). Materialswith the potential to contaminate Covina Public designnphosphase. stormwater must be: (i) placed in an enclosure such as, but not Works Name & Title: limited to, a cabinet, shed or similar structure that prevents Department Mitigation ends contact with runoff spillage to the storm water conveyance (applicant is when construction system; or(2) protected by secondary containment structures responsiblefor is completed. such as bents, dikes, or curbs. implementation) City of West During the project's Date: Mitigation Measure No. 30 (Hydrology and Water Covina Public Works construction phase. Name & Title: Quality Impacts). Storage areas shall be paved and sufficiently Department • Mitigation ends impervious to contain leaks and spills. (applicant is when construction responsible for is completed. implementation) TABLET MTPIGATION-MONITORING PROGRAM (CONTINUED) Measure Enforcement Monitoring Verification Agency Date: City of West During the project's Mitigation Measure No. 31 (Hydrology and Water Covina Public Works constructionphase. Name &Title: Quality Impacts). Storage areas shall have a roof or awning to Department minimize collection of stormwater within the secondary (applicant iswhen Mitigation ends containment area. responsible for construction implementation) is completed. Date: Mitigation Measure No. 32(Hydrology and Water Quality City of West During the project's Impacts). An efficient irrigation system shall be designed to Covina Planning designphase. Name&Title: minimize nmoff, including: drip irrigation for shrubs to limit Department excessive spray; shutoff devices to prevent irrigation after (applicant is Mitigation ends significant precipitation; and flow reducers. responsible for when construction implementation) is completed. Date: Mitigation Measure No. S 33 (Hydrology and Water City of West Covina Public During the project's Quality Impacts). All catch basins and public access points Works design phase. Name & Title: that cross or abut an open channel shall be marked by the Departmentts Applicant with a water quality label in accordance with City (aPPltca utt Mitigation ends standards. This measure must be completed and approved by the responsible for when construction City Engineer prior to the issuance of a Certificate of Occupancy. implementation) is completed. PAGE 16 City of West Covina e Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road City of West During the projeci's Date: Mitigation Measure No. 34 (Hydrology and Water Covina Public Work design phase. Name &Title: Quality Impacts). The Applicant shall be responsible for the Department construction of all on -site drainage facilities as required by the (applicant is Mitigation ends City Engineer. responsiblefor when construction .. , implementation) is completed, Date: Mitigation Measure No.35 (Noise Impacts). A continuous City of West During the project''s Name &Title: sound wall at least eight feet (8') in height must be erected along Covina Planning design phase. the entire west property line opposite the adjacent trucking Department distribution center. A continuous sound wall at least eleven feet (applicant is Mitigation ends (if) high must be erected along the north property line opposite responsible far when construction the railroad tracks. implementation) is completed. Date: Mitigation Measure No.36 (Noise Impacts). The required Name & Title: noise control barriers may be constructed using any of the City of West following materials: masonry block, stucco on wood frame, a/a" Covina Planning Dunn the ro ects plywood, 1/4" tempered glass on 1/2" Lexan, an earthen berm; or Department and deli n hose. g MY combination of the above materials or any material with a Public Works surface weight of at least 3 pounds per square -foot. Each Department Mitigation ends completed noise control barrier must present a solid face from (applicant is when construction top -to -bottom and end -to -end. Cutouts are not permitted except responsible for is completed. for drain holes. implementation)) TABLE 1 MITIGATION -MONITORING PROGRAM (CONTINUED) Measure Enforcement Monitoring Verification Agency Phase Mitigation Measure No.37 (Noise Impacts). The buildings Date: shallbe constructed, as a minimum, in accordance with the outline of Table 6 found in the body of the report. This will be adequate for Name & Title: all units with the following exceptions: -Add STC 28 glazing to all rooms with any view of San City of West Bernardino Road from Units m to n. Covina Planning During the projecPs ringdesithe proje -Add STC 30 glazing to all rooms with any view of the truck Department and distribution facility to the west and/or the from Public Works railroad Units 129 through 135 Department Mitigation ends -Add STC 30 glazing to all rooms with any view of the railroad (applicant is when construction from Units 80, othrou 79, 9 through 93, 97, 98, Log, 110, 113,114,125 responsiblefor is completed. and 126. implementation) -Add STC 36 glazing and upgraded exterior walls to all rooms with any view of the railroad from Units 81, 94 through 96, nm, 112,127 and 123 Mitigation Measure No.38 (Noise Impacts). The noise Cityof West Date: analysis assumed that all windows and doors are kept closed. If Covina Planning During the project's the allowable interior noise levels are met by requiring that Department and design phase. Name Title: windows and doors be kept closed, then the design of the Public Works structure must also specify a ventilation or air conditioning Department Mitigation ends System to provide a habitable interior environment. The (applicant is when construction ventilation system must not compromise the dwelling or guest responsible for is completed. room noise reduction. implementation) PAGE 17 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road City of West Date: Mitigation Measure No.39 (Noise Impacts). The project's Covina Planning During the project's construction must conform to the unit -to -unit noise control Department and design phase. Name & Title: requirements detailed in the noise study. These requirements Public Works outline the insulation and other construction materials that will Department Mitigation ends be effective in attenuating interior noise between the residential (applicant is when construction units. responsiblefor is completed. implementation) Date: Mitigation Measure No. 40 (Noise Impacts). Fast-growing City of West During the project's tree plantings shall be installed along the north side of the Covina Planning design phase. Name & Title: proposed project site as a means to obstruct noise from off -site Department locations. The landscaping will be designed to conserve water (applicantis Mitigation ends and facilitate easy maintenance, while at the same time, to ensure responsible for when construction that security is not compromised. implementation) is completed. City of West Date: Mitigation Measure No. 41(Noise Impacts). The contractors Covina Planning Department entknd During the npprohase. construction phase. Name & Title: shall notify the nearby Manzanita Elementary School Public Works administration as to the times and duration of construction Department Mitigation ends activities. (applicant is when construction responsiblefor is completed. implementation) City of West Date: Cortina Planning During the project's Mitigation Measure No. 42 (Noise Impacts). To the Department and construction phase. Name & Title: extent feasible, construction activities shall be scheduled so as to Public Works avoid operating several pieces of heavy equipment Department Mitigation ends simultaneously, which causes high noise levels. (applicant is when construction responsible for is completed. implementation) TABLE 1 MFITGATION-MONITORING PROGRAM (CONTINUED) Measure Enforcement Monitoring Verification Agency Phase City of West During the project's Date: Mitigation Measure No. 43 (Noise Impacts). The Covina Public Works construction phase. Name &Tide: construction staging area shall be located as far as feasible from Department Mitigation ends sensitive receptors. (applicant is when construction responsibiefor is completed. implementation) City of Wes[ During the project's Date: Mitigation Measure No. 44 (Noise Impacts). All Covina Public Works construction phase. Name &Title: construction equipment shall be stored on the project site during Department the construction phase to eliminate daily heavy-duty truck trips (applicant is Mitigation ends on vicinity roadways. responsible for µ'hen construction implementation) is completed. City of West During the project's Date: Mitigation Measure No. 45 (Noise Impacts). Project Covina Public Wor Works construction phase. Name &Title: construction shall comply with the requirements of the Building ment Department t Department and the Uniform Building code regarding interior (apPhc Mitigation ends noiselevels. resporuiblefor when construction implementation) is completed. PAGE 18 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Date: Mitigation Measure No. 46 (Noise Impacts). Noise- City of West Covina Public During the project's Name &Title: generating equipment operated at the project site shall be Works constructionphase. equipped with the most effective noise control devices, i.e. Department mufflers, lagging and/or motor enclosures. All equipment shall (applicant is Mitigation ends be properly maintained to assure that no additional noise, due to respons fortion) when construction worn or improperly maintained parts, would be generated. to implementation) is completed. City of West Over the projeces Date: Covina Planning operational Name &Title: Mitigation Measure No. 49 (Noise Impacts). The project Department and Public Works lifetime. shall be in compliance with the West Covina Municipal Code Department Mitigation is Noise Ordinance Sections 15-83 through 15-86. (applicant is applicable once the responsiblefor project is implementation) operational. Over the project's Date: Mitigation Measure No. 48 (Public Service Impacts). The City of West Covina Fire operational lifetime. Name &Title: Applicant shall comply with all applicable City codes and Department regulations pertaining to fire protections as required by the West (applicant is Mitigation is Covina Fire Department. responsiblefor applicable once the implementation) project is operational. PAGE 19 ATTACHMENT 3 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 14-02 GENERAL PLAN AMENDMENT NO. 14-02 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623 and 1773 West San Bernardino Road WHEREAS, there was filed with this City 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: "Industrial and Manufacturing" to "Residential Medium High" on that certain property generally described as: Assessor's Parcel Number 8435-011-005, 8435-015-037, 038, 133-190, 193-198, 203-207, 210-220, and all common lots created by Tract Map No. 62342 that serve those parcels, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant has also requested a zone change (ZC 14-02) from "Manufacturing (M-1)" to "Specific Plan No. 26 (Bella Vista Specific Plan)'; and WHEREAS, a precise plan (PP 14-02) for the site plan and architecture has been submitted for the development of the project; and WHEREAS, consistent with this request, the applicant has also requested a tentative tract map (TTM 72152) for the subdivision of the "Project Site" into 138 lots that includes lots I through 132 for the development of 132 town -home units and lots A through D to accommodate access, interior network of drive isles and open space. Lot 133 will remained developed with an existing wireless telecommunication facility and Lot 134 to be developed with a parking lot and will remain with a General Plan Land Use Designation of "Industrial and Manufacturing"; 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 Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\GPA Reso 132.doc Resolution No. General Plan Amendment 14-02 January 20, 2015 - Page 2 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." WHEREAS, it is a stated policy of the Land Use 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, the Planning Commission upon giving the required notice did on the 28`1i day of October, 2014, 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. 13-5645 recommending approval to the City Council; and WHEREAS, the City Council did, on the 2"d day of December, 2014, and the 20d' day of January, 2015, conduct duly advertised public hearings as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties. NOW, THEREFORE, the City Council of the City of West Covina does hereby resolve as follows: SECTION 1. Based on the evidence presented, both oral and documentary, the City Council approve General Plan Amendment No. 14-02, 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 City Clerk shall certify to the passage and adoption of this resolution and enter it into the book of original resolutions and it shall become effective immediately upon its approval. Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\GPA Reso 132.doc Resolution No. General Plan Amendment 14-02 January 20, 2015 - Page 3 APPROVED AND ADOPTED on this 20rh day of January, 2015. Mayor Fred Sykes ATTEST: City Clerk Nick Lewis I, NICK LEWIS, CITY CLERK of the City of West Covina, California, do hereby certify that the forgoing resolution was duly adopted by the City Council of the City of West Covina, California, at a regular meeting held thereof on the 201h day of January, 2015 by the following vote of the City Council: AYES: NOES: ABSENT: ABSTAIN: City Clerk Nick Lewis APPROVED AS TO FORM: City Attorney Kimberly Hall Barlow ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\GPA Reso 132.doc GENERAL PLAN AMENDMENT NO. 14-02 EXHIBIT A Indicates area proposed to be redesignated from "Industrial and Manufacturing" to "Residential Medium High" ATTACHMENT 4 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO.14-02 ZONE CHANGE NO. 14-02 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623, and 1773 West San Bernardino Road 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: "Manufacturing" (M-1) to "Specific Plan No. 26 (Bella Vista Specific Plan)" on that certain property generally described as follows: Assessor's Parcel Number 8435-011-005, 8435-015-037, 038, 133-190, 193-198, 203- 207, 210-220, and all common lots created by Tract Map No. 62342 that serve those parcels, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with the request, the applicant has also requested a General Plan Amendment (No. 14-02) to change the designation of the Land Use Element on the subject properties from designation on the subject property from "Industrial and Manufacturing" to "Residential Medium High;" 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 132 residential town -home units; and WHEREAS, a precise plan (No. 14-02) for the site plan and architecture has been submitted for the development of the project; and WHEREAS, a tentative tract map (TTM 72152) has been submitted for the subdivision of the "Project Site" into 138 lots that includes lots 1 through 132 for the development of 132 town - home units and lots A through D to accommodate access, interior network of drive isles and open space. Lot 133 will remained developed with an existing wireless telecommunication facility and Lot 134 to be developed with a parking lot and will remain zoned "Manufacturing" (M-1); and WHEREAS, the Planning Commission, upon giving the required notice, did on the 28`h day of October, 2014, conduct a duly noticed public hearing to consider said application and adopted Planning Commission Resolution No. 13-5646 recommending the approval of Zone Change No. 14-02; and WHEREAS, the City Council did, on the tad day of December, 2014, and the 20d' day of January, 2015, conduct duly advertised public hearings as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties. Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20. MZC Ordinance 132.doc Ordinance No. Zone Change 14-02 January 20, 2015 - Page 2 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 three-story residential town -home units that include 94 three -bedroom units and 38 four - bedroom units on a 6.6-acre property. 2. The project includes a General Plan amendment to change the Land Use designation from "Industrial and Manufacturing" to "Residential Medium High" to allow a multi -family development. 3. The project includes a zone change requesting to change the zone from "Manufacturing" (M-1) to "Specific Plan No. 26 (Bella Vista Specific Plan)" that allows for 132 residential units. 4. The project includes a precise plan for the architecture and site plan layout for the proposed project. 5. The applicant is requesting approval of a tentative tract map to subdivide the site into 138 lots. 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. 7. 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 pursuant to the Mitigated Negative Declaration approved. NOW, THEREFORE, the City Council of the City of West Covina, California, does ordain as follows: SECTION 1. The above recitals are found to be true and correct and incorporated herein by this reference. SECTION 2. Based on the evidence presented, and the findings set forth, the above Zone Change No. 14-02 is hereby found to be consistent with the City's General Plan and the land uses permitted within said zone classification as follows: a. The proposed zone change will facilitate the development of 132 residential town - home units. As the economy has shifted in recent years, many communities within the San Gabriel Valley, including the City of West Covina, have lost commercial, manufacturing and industrial activity. These economic impacts have left vacant and excess parcels of land that are commercial, manufacturing and industrial sites, while the supply of land zoned for residential development has ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\ZC Ordinance 132.doc Ordinance No. Zone Change 14-02 January 20, 2015 - Page 3 become inadequate to meet the growing demand for housing. While the City's Housing Element is current, the City of West Covina is in theprocess of preparing a comprehensive evaluation of land uses and growth projections to amend the General Plan, which is out of date. As such, there are changed conditions since the existing zoning became effective to warrant a zone change to accommodate the growing housing demand. b. An environmental study, in compliance with CEQA, has been prepared determining that mitigation measures are required. The mitigation measures serve to prevent adverse impacts on 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 vacant subject properties are in need of major renovation. The proposed project will replace the existing outdated buildings and redevelop the site. In addition, an existing multi -family residential development is immediately adjacent to the east of the site and a public school site is located to the south. Therefore, the subject property is ideally situated to transform from an industrial/manufacturing use to a residential use. As such, 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. The City of West Covina adopted the 2014 — 2021 Housing Element on October 1, 2013 and the Housing Element was certified by the California Department of Housing and Community Development on November 5, 2013. The proposed project is consistent with the goals and policies of the Housing Element. In recent years, the City has built higher density units primarily for senior citizens only. Although the units are not considered affordable units as units being subsidized by any public funding mechanism, the proposed 132 residential town -home units would be potentially more affordable than single-family residential dwelling units or detached condominium units that have a feel of a single-family unit but are built on smaller lots ranging from 3,500-5,500 square feet of land area. In addition, the project provides an additional housing type that can accommodate a segment of the population that does not desire to live in a single-family detached dwelling unit. The Housing Element of the General Plan calls for: • "Providing a variety of housing types to accommodate all economic segments of the City'; • 'Promote equal housing opportunity for all residents"; and • "Identify adequate sites to achieve housing variety." The project would provide housing that could accommodate larger families and those with disabilities. 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. Since the market housing conditions have changed and the City's development standards do not reflect new housing trends, the applicant is proposing a specific plan to establish the development standards of the project. The proposed project would be developed in buildings comprised of 4 units, 6 units, 7 units, 8 units, or 10 units. The proposed units will not be stacked flats and therefore will provide a better living arrangement and design. The project would be adjacent to an industrial business park to the west, a railroad and industrial use to the north, San Bernardino Road and a public school to the south and a multiple -family residential project to the east. Therefore, the proposed project would not be the only residential project on the north side of the street on San Bernardino Road. As such, the approval of zone change will not adversely affect the comprehensive General Plan so adopted by the City. e. With the approval of the General Plan Amendment, the proposed zone change would be consistent with the General Plan. The proposed project is consistent Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\ZC Ordinance 132.doc Ordinance No. Zone Change 14-02 January 20, 2015 - Page 4 with the development standards set forth in the Specific Plan No. 26 (Bella Vista Specific Plan). SECTION 3. The City Council of the City of West Covina hereby approves Zone Change No. 14-02, 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 4. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Chapter, or its application to any person or circumstance, is for any reason held to be invalid or unenforceable, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this Chapter, or its application to any other person or circumstance. The City Council declares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable. SECTION 5: This ordinance shall take effect thirty (30) days after its final passage and within fifteen (15) days after its passage, the City Clerk of the City of West Covina shall certify to the passage and adoption of this ordinance and to its approval by the Mayor and City Council and shall cause the same to be published in a newspaper in the manner required by law. APPROVED AND ADOPTED on this 20'h day of January, 2015. Mayor Fred Sykes ATTEST: City Clerk Nick Lewis I, NICK LEWIS, CITY CLERK of the City of West Covina, California, do hereby certify that the .forgoing Ordinance was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the _ day of , 2015. That thereafter said Ordinance was duly adopted and passed at a regular meeting of the City Council on the day of 2015, by the following vote: AYES: NOES: ABSENT: ABSTAIN: City Clerk Nick Lewis APPROVED AS TO FORM: City Attorney Kimberly Hall Barlow Z:\Case Files\ZONE CHANGE\2014\I4-02 1773 W. San Bernardino Road\CC 1.20.15\ZC Ordinance 132.doc EXHIBIT A BELLA VISTA PREPARD FOR: CITY OF WEST COVINA 1444 WEST GARVEY AVENUE WEST COVINA, CA 91790 APPLICANT: WC HOMES LLC 1773 WEST SAN BERNARDINO ROAD SUITE B-42 WEST COVINA, CA 91790 PREPARED BY: CRAIG COOK 626-338-5660 PROJECT OVERVIEW PROJECT OVERVIEW 1.1 INTRODUCTION. The purpose of this Plan is to provide for the development of up to 132 multi -unit residential development on a 6.6-acre site. The project site is currently zoned Manufacturing and was previously occupied by a commercial lumberyard business (Pick's Building Material) and a towing/impound business (Blackards Towing). An existing wireless telecommunication facility will remain at the site. The specific plan will provide a quality design that is compatible within the context of the area and provide a cohesive transition between manufacturing uses to residential uses. In addition, the specific plan will provide housing opportunities within the City of West Covina for the general population. Section 1.2 AUTHORITIES OF THE SPECIFIC PLAN "The Bella Vista" Specific Plan is established through the authority granted to the City of West Covina by California Government Code, Title 7, Division 1, Chapter 3, Article 8, 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 involve. Development plans, site plans, and tentative tract/parcel maps must be consistent with both the specific plan and the City's general plan. According the California Government Code (section 65451), a specific plan shall contain the following elements: A specific plan shall include text and a diagram that specify all of the following detail: 1 • 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, drainage, 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. E 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 1.3 below discusses the relationship of the Specific Plan to the City of West Covina General Plan. Section 1.3 GENERAL PLAN CONSISTENCIES Per the California Government Code, Section 65454 "Consistency with the General Plan," the Bella Vista Specific Plan must be consistent with the City of West Covina's General Plan. 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 and not obstruct their attainment. As required by state law, this section provides an assessment of consistency with the City's goals and objective of the current General Plan. The framework for this assessment is the list of the City's goals and objective drawn from the Housing Element and Land Use Element. 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 High. The specific plan shall serve to implement the following General Plan Goals: • Provide a comprehensive land use plan that designates the distribution, location, and extent of land uses; -Establish the design and specifications for necessary public infrastructure and roadway improvements and a funding mechanism for long range maintenance of these facilities within the specific plan area; • Establish a compatible interface with surrounding residential units and provide pedestrian linkage through project up to San Bernardino Road; 3 • Establish a design concept that is compatible with existing commercial developments, making sure to keep residential and commercial traffic separate; • Establish development regulations and procedures to control project improvements and provide appropriate site planning guidelines for the private open space. Section 2.1 LAND USE PLAN The specific plan seeks a maximum density of 20 dwelling units per acre. The specific plan would allow a maximum of 132 units within the 6.6-acre site. The specific plan is currently zoned Manufacturing (M-1), which does allow residential uses. The zoning shall be changed from Manufacturing to Specific Plan. Section 2.2 LAND USE SUMMARY The 6.6-acre development shall consist of a "Specific Plan" land use component. The residential development shall consist of up to 132 townhome units, with on -site recreational/open space areas. LAND USE PUN.... nr. d tir m,w ! UND USE PUN 4 WEST COMNA ZONING MAP Legend Residential R-A - Residential Agriculture "Gfu3 � R-1 - Residential Single Family MF-8 - Residential 8 dulac MF-15 - Residential 15 dulac MF-20 - Residential 20 dulac MF45 - Residential 45 dulac D illlllllllllll uoiiiuueo . eep�peunae eaaoeiaea 'm off 1lull 11ea ooneel r �: inn►!� 1111a1ei s ' -a -a .0� 11111//a e o �n aw .se �� .w a: 1 0 .m s• A ®. :i Commercial and Industrial ® N-C - Neighbohood Commercial - S-C - Service Commercial - R-C - Regional Commercial C-2 - Medium Commercua - C-3 - Heavy Commercial - O-P - Once Professional M-1 - Manufacturing ® 1-P - Planned Industrial Public Use - P-B - Public Building OS - Open Space Master Plans and Specific Plans PCO-1 - Planned Community Development V. ,fa SP - Specific Plan 61 SITE PLAN M IMAIM IMCIC FAO M iq T/.OIwIVp9�Ytl _ � M�Il PYPIIP�WAI mM1YP1[I A'ORIIAIIP 6YMM ��0 ©®©K1C7F3p° �CiiS+ ory�X Si I�OA�uAUA'i ©� ,PA Il® © [3raoAc3�q g]�'v MIX I� �C9{7f wm rMal"Pullw$094 4 BEDROOM UNIT 3 BEDROOM UNIT Section 2.3 RELATIONSHIPS TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) A Mitigated Negative Declaration (MND) has been prepared for the specific plan in accordance with CEQA to evaluate the potential environmental impacts associated with development of the project. The MND has been prepared in conformance with California Public Resources Doe 0 Section 21000 et seq; California CEQA Guidelines (California Code of Regulations Title 14, Section 15000 et seq); and the rules, regulations and procedures for CEQA as adopted by the City of West Covina. Al mitigation measures required in the MND will be certified and amended by the City Council prior to being incorporated by reference and are applicable to the specific plan. Section 2.4 LOCATION AND SETTING The subject property is located mid block on San Bernardino Road between Orange Ave and Sunset Ave in the city of West Covina. The property has 300 feet of frontage along San Bernardino Road but has a depth of over 700 feet and contains approximately 280,700(6.45 acres)(exclude business park land area) of lot area ("Specific Plan Area" or 'Plan Area"). Properties located to the west of the site are zoned Industrial (M 1) and developed with a new Business Park, mix of industrial condos and offices. The San Gabriel Valley Tribune parking lot also borders along a western portion of the project. The property located to the east is currently developed with two story apartment buildings and is zoned multi -family residential (M-F 20). Property to the south across San Bernardino Road is Manzanita Elementary School, in unincorporated county of Los Angeles. The Specific Plan area is bordered by a railroad right-of- way to the north in the city of Irwindale. The Specific Plan Area currently has three different uses (1773 San Bernardino Road, 1623 San Bernardino Road, and 1611 San Bernardino). 1773 San Bernardino Road property is 2.41 acres and is the rear undeveloped portion of Prosperity Business Park. It is a vacant property currently used as a truck storage parking lot. 1623 San Bernardino Road is 2.9 acres. It is currently a vacant 11,000 sq ft commercial building and lumber yard. 1611 San Bernardino Road is 1.67 acres. It is currently a vacant automobile storage lot and there is also an AT&T wireless tower located on the northwestern portion. All necessary shopping, medical, commercial, recreational and transportation facilities are conveniently located within 2 miles or are easily accessible by frequently operating public transportation provided by the Metropolitan Transit Authority (MTA), Foothill Transit and the City's fixed -route shuttle. The nearby 1-10 San Bernardino Freeway and 1-210 Foothill Freeway provide additional access to downtown Los Angeles, San Bernardino County and the San Fernando Valley. All utilities are available adjacent to the site on San Bernardino road and are adequate to serve the proposed development with minimal off -site improvements. 7 An existing fire station is located within 1 mile to the south of the site on the corner of Puente Ave and Yaleton Ave. There are existing fire hydrants located directly in front of 1773 and 1623 San Bernardino Road and fire hydrants will be located throughout the site within 150 feet of all portions of the development and all dwelling units will be fully sprinklered for fire protection. West Covina City Hall, with all of its administrative public facilities and Police Departments is located approximately 1.85 miles from the proposed development. The post office is also located within 2.5 miles of the site. The Los Angeles County Public Library is located 2.5 miles of the site. Recreational and leisure opportunities are provided by parks and facilities conveniently located throughout the city. There are seventeen (17) parks located in the City, providing approximately 199 acres of open space. These parks include one community park, four neighborhood parks and one baseball park. The following table illustrates the location, acreage, amenities and type of recreational resources available to the community. In addition, the County of Los Angeles operates regional parks in surrounding cities. Section 3.1 PHASING POLICIES The following policies are intended to ensure that the specific plan shall provide the essential infrastructure and services to support each phase development. See Exhibit 3.1, Phasing Plan. • 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 prior to the issuance of building permits. • The specific plan shall be developed in 7 phase: Phases will be from 18 to 21 units in quantity and developed in a manner to allow completed improvements in the proximity. • Phase 2 shall start development after Phase 1 completion or thereafter; and so forth. • To the maximum extent possible, all backbone infrastructure for sewer, water, drainage facilities and street improvements for San Bernardino Road shall be provided for the entire project within the first phase of the development. The developer shall pay for the improvements. • 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 undeveloped phase shall be maintained in a weed free condition and secured. 0 SITE PLAN xar rwnnr rwcr w rnr �n +xr rm nw m«u[w nwo x rw an rt xcn mnx wxrr a rm umcy rurt n uiwa. 4.0 DEVELOPMENT STANDARDS PURPOSES AND INTENT The provisions of this Plan have been established to provide for the orderly development of the Plan Area. Application of the Plan is intended to protect the health, safety, and welfare of the community. In order to provide relief and allow deviations from the development standards and Zoning Code requirements the following control mechanisms shall be applied. As to all issues wherein this Plan is silent, the City's codes and ordinances and codes shall apply 4.1 DEVELOPMENT STANDARDS- DEVELOPMENT PLAN (SITE PLAN) The following development standards shall apply to the overall residential development within the specific plan. E7 BOOM ��C�!OFA�tJGi19wm � ' A"iitelA96&�dlWMlq�� ®6[9EiOF301313M pgeiq®F30091 lip '`4.®$,, cwra�w�ai� �ea'"r1�19giM �I�i4�n91'�ti �Ir.?4;r.��i -F-5r, ddm ateiea �wea�em�aw� ®a&ii 13 13 01��®p61BFi®lijp'p p®f3®r.� 13 r,�©�gp46?�©i3pR3pppli;pKu Imd!®f!D�15'i �s+tam,dl'eab�w Section 4.1 GENERAL PROVISIONS. o— Any situation not specifically addressed by the specific plan, shall be subject to the West Covina Municipal Code (Chapter 26, Zoning). Section 4.2 MAXIMUM DENSITY The site plan attached hereto and incorporated herein by this reference identifies the boundaries for a multi -family residential development. The density shall not exceed 20 units per acre. Section 4.3 MINIMUM LOT SIZE Minimum lot size is 20 feet in width and 40 feet in depth. 10 4.4 YARD AREAS FOR DEVELOPMENT (Setbacks) The following required yard areas shall be observed (these are residential setback because building edge is lot edge): Set Back from Street: San Bernardino Road - 20 feet minimum San Bernardino Road right of way (back of sidewalk) - 22 feet minimum Side Yards: 10 feet minimum from property line and existing buildings Rear Yards: 10 feet minimum Al setback areas are required to be landscaped in accordance with the required Landscaping and Irrigation Plan. 4.5 MINIMUM FLOOR AREAS Each dwelling unit shall have and maintain minimum gross floor areas, excluding private patios, balconies and garages as follows: Mnim urn sq footage -1600 It Mnimum Number of Bedrooms — 3 Bedrooms Plan 3A— 1700 sq ft Plan 313-1746 sq ft Plan 31-1- 1746 sq ft Plan 4Ar 2010 sq ft 4.6 BUILDING LENGTH AND HEIGHT No building or structure shall be constructed in excess of 215 feet in length. No building or structure shall be constructed of a height exceeding 3 stories or 40 feet. 4.70PEN SPACES Private Open Space- Each dwelling unit shall include a private open space area in the form of a balcony or a porch having access from the main dwelling unit. All balconies and porches shall be substantially enclosed by a solid wall or rail at least 42 inches in height and shall have a minimum of 65 square feet in area with a minimum dimensions of 5 feet X 10 and a vertical clearance of not less than 8 feet. Items that may be stored on the balcony shall be limited to patio furniture, potted plants, and outdoor bar-be-que, which shall be required in the CC&R's. 11 Provided private open space shall not be enclosed or modified within the development. Porches and Balconies have no required setback. They are on the second floor and begin on plane from building lot line. Habitable Additions and Enclosed Patios: All units are designed to fit their respective lots and no habitable space additions or enclosed patio additions are permitted on lots within this specific plan. The community open space area shall have paved picnic areas. Barbeque grill and picnic tables will be provided throughout the common area. These locations can be found between Lots 34-35, adjacent to Lot 92 and adjacent to Lots 93 and 78, adjacent to Lots 112 and 113 for the use of the residents within the development. Open turf area will be located adjacent to Lot 92 and between Lots 33 and 34. All connecting walkway shall be a minimum of 4'-0" wide and designed to meet ADA Accessibility Design Standards. Common Open Space -All residents shall be provided with common open space areas conveniently located throughout the development. A total of 85,431 sq ft open space will be provided throughout the development. Three areas of open space will be provided a various locations. Each of these areas shall a minimum dimension of 35 feet. Amenities shall include water fountains, picnic tables and benches, bar-be-que stands, decorative trellises, and a tot lot. A total of three (3) decorative water fountains shall be provided throughout the Plan Area. Water fountains with shaded seating enclaves shall be provided between buildings and within pedestrian walkways. Picnic tables and shaded seating areas shall be provided near grass open space areas. Except for the perimeter fencing along shared property lines, the common open space areas shall not be enclosed and shall be free of any perimeter fencing. All connecting walkways shall be minimum of 4'-0" wide and designed to meet ADA Accessibility Design Standards. 4.8 PARKING Parking for the Plan shall be provided on site and located within the Plan Area and have limited visibility from the public right-of-way. Each unit shall provide a 2-car garage that is independently and privately accessed. A minimum of sixty-six (76) guest parking spaces, plus 3 12 spaces outside the gate, shall be provided and shall be grouped within the designated areas throughout the site and shall be easily accessible. Proposed Private: 2-car garage per unit Guest: 0.59 per unit The minimum dimensions for a guest parking stall shall be 8'8" X 18'. Guest parking signs shall be provided for each guest parking area and shall not exceed 22" X17" in size. 4.9 ARCHITECTURE The architecture for the entire development shall be that of an urban contemporary design. Design shall be distinctly California Urban with contemporary geometric shapes accented with gentle curves and decorative facade trims. Raised front porches, balconies and decks, oversized windows, patio doors and wrought iron railings shall be provided. Classic stucco finishes combined with cabernet brick, natural stacked ledger stone trim with standing seam metal front door overhangs and clean building lines shall depict a modern, technology -based influence. ' 4.10 WINDOWS Windows details, including header, sill and trim elements shall be consistent with the architectural style of the building. 13 Window shapes and mullion patters shall be consistent with the architectural style of the building. The shape and size of shutters shall be compatible with the window opening. 4.11 GUTTERS AND DOWNSPOUTS Exposed gutters and downspouts, when used, should be colored to either match or complement the surface to which they are attached. 4.12 MECHANICAL EQUIPMENT No mechanical equipment (air-conditioning, heating units, etc.) shall be mounted on, or attached to any pitched roof. Mechanical equipment, when mounted on flat roofs, must be completely screened by parapet walls at least as tall as the equipment being screened. Mechanical devices such as exhaust fans, vents, and pipes shall be pained to match adjacent roof surfaces. Ground mounted air conditioning units must be screened by walls and or landscaping at least 6" higher than the unit(s) and located away from pedestrian paths and project amenities. 4.13 METERS Natural gas meters will be grouped and shall be screened by walls and or landscaping. Electrical meters shall be ganged in meter enclosures or screened by wall and or landscaping. Builders should contact the utility provided for minimum clearances. Screen wall and electrical enclosures shall be designed integral to the project's architecture. 4.14 MAIL BOXES Mailboxes shall not be located within the parkways (public right-of-way) along San Bernardino Road and shall be provided and grouped together (gang boxes) on -site. Mailboxes shall be placed within the required setback areas. Mailboxes should be located convenient to short term parking and meet federal accessibility standards. Coordinate with Postal Service on locations and practices required if mailboxes are inside gated area. 14 4.15 PEDESTRIAN ORIENTATION Buildings along San Bernardino Road shall be located so as to provide pedestrian access from the city sidewalk to the individual units. Two gated walkways shall connect interior sidewalks to city side walk along San Bernardino Road..A four -foot wide pedestrian walkway with dense landscaping shall be provided along the perimeter of the project area to provide access to the individual units and linkage to the common open space areas throughout the development. Pedestrian walkways shall be clearly marked where they cross -vehicular drives and roadways. 4.16 CIRCULATION Primary vehicular ingress and egress to the site shall be provided from entrance along San Bernardino Road. Pedestrian access entries shall be provided at east and west property lines along San Bernardino Road. The common driveway width and parking areas shall be designed to meet West Covina Fire Department requirements and to avoid any potential circulation issues. 4.17 LIGHTING/SECURITY The outdoor lighting system shall be compatible with the architectural theme of the structures and shall enhance the building design and adjacent landscape. Lighting standards and building fixtures shall be of a design and size compatible with the building and adjacent areas. Al lighting shall be designed and installed to limit overspill of light onto adjacent properties. Parking lot lighting and exterior building lighting shall be shielded and directed downward to prevent spillover lighting. Excessive brightness shall be prohibited. Security lighting, including but not limited to, motion sensor lights shall be installed at every building entrance and photo cell controlled lighting shall be provided throughout the Plan Area to provide adequate lighting. Lighting shall be installed at all entryways, parking areas, common open space areas, residential front doors and garages. All proposed lighting shall be reviewed and approved by the Planning Division prior to installation. The Police Department shall likewise review and approve all proposed lighting to ensure that any and all potential safety issues are addressed. 4.18 SIGNAGE The residential addresses shall be displayed on metal sign near front door and at garage entrance of each unit. is One -entry monument sign that is integrated with the design and material of the development will be provided along San Bernardino Road. The entry monument sign shall be placed within a landscape area. 8'-3" LEDGESTDI 6x6 Cot FINIS Al signage shall be designed as an integral architectural element of the site. The colors and material of every sight be compatible and harmonious with the colors of the buildings within the site. The following table includes the types of signs allowed. 16 Type of Sign Size Monument sign (entry -sign) One per site at the entrance Area 40 Square Feet Height Residential Unit Address Panel Two square feet in area. Height Width Guest Parking Sign Painted on parking space 3 square feet in area Real Estate Signs 32 Square Feet in Area. Height Not allowed within setbacks Directional Signs 4.19 WALLS AND FENCES The development shall involve the construction of block walls around the perimeter of the Plan Area. Along North property line or Rail -right-of-way line wall shall be a minimum of eleven (11) feet, measured from finished grade of Specific Plan side. Along the West property line or wall that borders apn # 8435-015-040 shall not be less than eleven ft (11) feet, measured from finished grade of Specific Plan side. All other walls. Wall height must be in compliance with the City's Municipal Code. Articulation in the wall must be provided, at a minimum, every thirty (30) feet and maximum of every twenty (20) feet. Articulation must be in the form of pilasters and must be differentiated with a contrasting texture and color from the main wall areas. Walls must be constructed of earth tone colored block. Pilaster shall be 8 inches in depth and 16 inches in width and covered by veneer that coordinates with the architecture, stacked stone is preferable. 17 I 4.20 REFUSE FACILITIES A minimum of five (5) trash enclosures shall be provided. Each of the enclosures shall be constructed to accommodate between 1 and 3 bins. Construction shall be in accordance with the standards set by the City's waste hauler (Athens Disposal). Enclosures shall be designed to include a decorative wood trellis atop and shall be secured with a latch. 4.21 LANDSCAPING The landscaping required pursuant to this Plan shall comply with the City's Water Efficient Landscaping Ordinance (Section 26-750.1100). A landscape architect licensed in California shall be retained to prepare planting and irrigation plans for the development's public and common open space areas. Planting design shall be compatible between both the neighboring residential use and industrial park. Trees selection shall help to set the landscape tone and shall be organized by primary function (i.e., street tree, streetscape, entry specimen trees, accent trees, screen trees, etc.). All trees planted shall be a minimum size of 24" box and shall be planted with deep root barriers where necessary. Shrub and groundcover planting shall also be organized using similar concepts (i.e., background shrub, upright accent shrub, flowering perennial border, screening hedge, etc.). Low water use plans shall be utilized in the plant palette. All trees, shrubs and groundcovers shall be grouped based off of water requirements and irrigated appropriately. Irrigation for landscape areas shall be designed to be as water efficient as possible. All irrigation systems shall be controlled using automatic controllers designed to properly apply water to plant materials given the sites soil conditions, evaporation rates, and shall have automatic. rain shut off devices. Spray systems shall have low -volume, matched -precipitation nozzles fitted on pop-up bodies that are outfitted with pressure compensating devices and internal check valves. Hydrazones will be developed to control the water to specific plan material and adhere to environmental conditions. Pop-up bodies will be specified in areas that may experience pedestrian traffic such as walkways and separation between turf and shrub beds. The on -site irrigation system will be entirely private and maintained by the planned HOA 19 Section 4.22 MAINTENANCE OF THE PROJECT The project within the specific plan, including but not limited to, buildings and landscaped areas shall be continuously maintained. The use of stucco, stone trim, wrought iron and other finishes must be conducive to easy maintenance and upkeep. Materials and finishes shall be selected for their durability and wear as well as their aesthetics. Configurations that tend to catch and accumulate debris, leaves, trash, dirt and rubbish shall be prohibited. Ongoing maintenance for the entire project site shall be responsibility of the planned Homeowner's Association and included in the CC&R's. The residential homeowners association shall enforce their own CC&R's. A maintenance schedule shall be included in the CC&R's. INFRASTRUCTURE, UTILITIES AND PUBLIC SERVICES Section 5.1 Purpose and Intent The purpose of this chapter is to identify the infrastructure, utilities and public services required to serve the specific plan. The following sections shall discuss the infrastructure improvements for vehicle circulation, grading storm drain, sewer, water, utilities, public services, perimeter security, site access and subdivision of the property. Section 5.2 Vehicle Circulation Exhibit 5.2 shows access and required improvements along San Bernardino Road as the on -site private drive aisles needed for internal circulation throughout the project area. A 30-foot wide gated access drive off San Bernardino Road is provided. All internal private roads are 26-foot wide. 20 CIRCULATION PLAN ra ran.rne rlwcr n nu [Il N O» MN OMWIJ IOIO V rl[ O!r P M.r WYfM caxrr o.n .wse� .art o avow Section 5.3 Grading _dFP wKst coves CIRCULATION PLAN The Plan Area will be completed cleared of existing structures and excavated approximately 4-6 ft below existing level and soil reset 1 foot at a time at a density 90% or higher. The new use of the property will require slight variation to existing contour. Slight changes (plus or minus 2 ft) will be made on the southern and eastern property areas. On the north and western portions of the property grade elevations are increased 2-4 ft from existing elevations. Section 5.4 Standard Urban Stormwater Mitigation Plan (SUSMP) The Standard Urban Stormwater Mtigation Plan was developed as part of the municipal stormwater pollution from new development projects. The proposed site improvements are 21 intended to comply with the City of West Covina and County of Los Angeles' water quality Standard Urban Stormwater Mitigation Plan requirements. Section 5.5 Storm Water Drain Plan A private storm drain system be locate throughout the project and shall connect to an onsite detention chambers below landscaped areas. All onsite flows shall be filtered prior to entering the offsite public street. The closest storm drain culvert is located .5 miles from the project at the Big Dalton Wash. Section 5.6 Sewer Plan Sewer service for the project shall be provided through the City of West Covina. The project shall convey sewage through onsite 8" PVC sewer lines (size of pipe) and 6" PVC laterals which shall run inside a proposed sewer easement located throughout lot A (Private Drive Way/Fire Lane) and will connect to an existing 8" public sewer main located along San Bernardino that will run west to connect to an existing 33" county sewer line located at San Bernardino Road and Azusa Canyon Road. Exhibit 5.7 shows sewer line. Section 5.7 Water Plan Azusa Light & Water shall provide water to serve the project The onsite water loop shall be a minimum of 8" (diameter of the line) water line that shall provide both domestic and fire service to the site. Exhibit 5.7 shows the water line locations and fire hydrant locations proposed for the project. 22 EZ YMAOJ 1S3M atl AlD ' NIVW 83M3S - NIVW N3IVM- --- - .n� D au. vmin o� n uNw , 11MW IOY D4V)311N - pp ppY116� M GE M 4N .O4 pl'JNl iWtWl w NV7d 31IS I Section 5.8 Utilities A. Electricity: Southern California Edison (SCE) shall provide electric service to the project area and shall extend service to the project in accordance with rules and policies for extension of service on file with the California Public Utilities Commission. B. Natural Gas: The Southern California Gas company shall provide natural gas service to the project at the time contractual arrangements are made in accordance with Gas Company policies and extension rules and policies for extension of service on file with the California Public Utilities Commission. C. Telephone Service: Verizon provides telephone service to the project area and shall extend service to the project in accordance with extension of service on file with the California Public Utilities Commission. D. Cable TV: Charter Communications provides cable service within the City of West Covina and shall provide service at the time contractual arrangements are made in accordance with extension of service on file with the California Public Utilities Commission. E. Internet Access: Both Verizon or Charter Communication offer Internet service within the project area and shall provide service at the time contractual arrangements are made. F. Solid Waste: The city of West Covina will provide solid waste collection service for the project through a franchise agreement with Athens Services, a private refuse hauler. Section 5.9 Public Services. A. Fire: the City of West Covina Fire Department shall provide Fire protection services. First response for fire and paramedic service to the project will be provided by the West Covina Fire Station No. 3, located at 1433 W. Puente Avenue. This station is located approximately 2 miles southeast of the project The Mtigated Negative Declaration for the project has required mitigation measures to ensure adequate fire protection service for the project pursuant to Section 2.3 of this document. 24 B. Police: the City of West Covina Police Department will provide Police services. The Mitigated Negative Declaration for the project has required mitigation measures to ensure adequate fire protection service for the project pursuant to Section 2.3 of this document. C. Schools: School service will be provided by the West Covina Unified or Covina Valley Unified School District. The following schools will serve the project: Manzanita Elementary School; Traweek Middle School; and Covina High School. Pursuant to Government Code Section 65995, the project will be required to offset impacts to the school system by paying a mandatory fee per square foot of residential space. D. Public Library: The West Covina Library is part of the County of Los Angeles Public Library and is located with the Civic Center at 1601 West Covina Parkway. B. Community & Recreation: The City of West Covina Community Services Department manages park facilities and provides recreation programs to City residents. Currently, there are 12 developed neighborhood parks and five developed community parks that have a total of 122 and 77 acres of park space, respectively. F. Recreational and leisure opportunities are provided by parks and facilities conveniently located throughout the city. There are seventeen (17) parks located in the City, providing approximately 199 acres of open space. These parks include one community park, four neighborhood parks and one baseball park. The following table illustrates the location, acreage, amenities and type of recreational resources available to the community. In addition, the County of Los Angeles operates regional parks in surrounding cities. G. City Park/Facility Acres Amenities PA I _ /I /Il:1MI111ili,/11/'111l11lIlrl PYm.i.� tinter, 12x0 E: Putnbb BYIICIBYYWI�:�IYtrP�if:OdlQ/1MfY1[ .+1 �'�inNv� PME.v OCItWMw, PIPIE91Wae0MOdkv W[al0orhr . I230Wttiad Awka2*'R"S', i ati -ifP 9�,A v*['j P%+•. P.fn C'+1P.. R fY (,'r0 i 4,1A• '.*":F`.A r,'�i "«4k i�b: Ft+..;5:5 { mml t{�"b a 1'_x,, [�P �, Men x PIPt'iPP.nR...h.6pa11PhA�TiW attl.[ANIYYS iID.l CSn 4t3'. 05 Mine :I4 'tY Y:SR F,x`Sf rv'-' i%rtF frvtk TV,b 9Y$ Qjl•IMj Pj,t��jf,6,B{i'](:jjp�pll//jj,y�lj ' +A� T: 42m ezi 4[2 to fIXT. 'di: 5tj(a`9. AikeY. ✓.rt.^' 144F am. "MW1✓•{0 Mt$ G P.INW ECORrs56et1 12.% o1 M.iti'M:M6Ww Co YM1ArIlkw? 4:�Az'RCr"v t?M 614 :sti .:xW Atr �[T 'p A aWp 'W all foo oi4, M uSW at" Prl[MVJp P[r[. t16P 5.8Md�StM 6 Z a a i a x [ p WNMiAIRT18fi2N OM' "F `l"d '.41P'1.1".7."+7 422 ?S, K[6 Ti¶ 3v,-t Stt * g 4, 90F �$°tf 5M W Nil 8 Pi,ge{oh Pk 12%Waodpw DrM B90 k t t % k R a N'YM.ji P[M1'ffi1Q E: C:Bt.lalhiwu 1fi',pPA'i.Li ilU 9E:F m� p :�"C•6 nR rk'n 'stt,N iY47 sue' XC k.„W} "-!a. tags n Mr1.6.WRk1P Rb Prk. M6 Ghy Simi 12.7 x x R % binyiGeadPN;fPI6WdN1nAb�n�fl 1*'hP CtA2 Eta 6t0 f°t., $to P[Y A to V= 5i4 WM M[l W[P 290 f+� iftll PRM11bN Pn.. 11W E. Rwk �lNxlll tbl t a x A x i i a Phid.i2OYPr.ILi191E6LtlaN WtUAi2 ,, g1Rin P6163!'r' AYi NCS. t•.l WYd PC@ wm DTP °,L`P• 4V+`p'1 kk4 6'P�.` tx, 9w_IFYId,M1MIOw�m1M1Y�It16N.14"E 281 % % w.Pr1� POPE'M.iMA.iini�4i> ",afis 71 RRn :Sz : 1723 !rY. ,SYY+ try gfiR C4A tPSf i:'F1 kiRr 34 iii. W IM 2PP1 P�xawaoC Otiw 9AWo.e: P.W % Section 6A Subdivision Pursuant to state law, the City of West Covina is vested in the regulation and control of design and improvements of common interest subdivisions. This development will require application and approval of a Tentative Tract Map for the conversion of thirty-three (35) lots into one hundred and forty-one (138) lots, 1 lot for Wireless tower facilities (#133), 1 lot for parking (#134), 132 for a residential planned development and 4 common area lettered lots. No residential lot shall be created with a width less than 20 feet and a depth less than 40 feet. HOMEOWNERS ASSOCIATION (RESIDENTIAL) Section 7.1 Covenants, Conditions and Restrictions (CC&R's) CC&R's creating a Homeowners Association (HOA) shall be required to be submitted to the City's Planning Department for review and approval by the Planning Division, Engineering Division, and City Attorneys Office prior to the certificate of occupancy. The CC&Rs shall require that the HOA enforce the CC&Rs and shall include all requirements as provided herein. Before the first unit is sold, the developer shall record the CC&Rs on all of the properties. The CC&Rs shall state that the CC&Rs "run with the land", meaning that all successive buyers are bound by the same covenants as the original purchaser. DESIGN GUIDELINES Section 8.1 Design Guidelines Building site and landscape design shall be in accordance with the attached Design Guidelines (Exhibit "C"). Design Guidelines are regarded as an appropriate means of advancing Plan Area Development goals. In particular, design guidelines can direct the Plan Area toward a more 26 favorable environment by disallowing poor design solutions and encouraging superior design practices. Nonetheless, the applicable criteria are intended to express "intent" rather than absolutes, thereby allowing a certain degree of flexibility as well as promoting creativity and innovation. Deviation from the guidelines shall be considered by City's appropriate review authority; however, any deviations must exhibit a superior approach to fulfilling the intent, goals, and objectives of the Design Guidelines. IMPLEMENTATION PROGRAM Section 9.1 Application Processing At the time of adoption of the specific plan, concurrent application shall be approved for overall site development through General Plan Amendment, Zone Change and Tentative Tract Map. At the time of implementation of this Specific Plan will be accomplished through the City's development review process, considering development plans from concept to construction drawings. Upon adoption of the Plan, developers and/or property owners may prepare and submit plans for development within the Specific Plan Area. Development plans shall be prepared and submitted for review in conformance with the provisions of this Specific Plan and the requirements of the Citys Municipal Code. FINANCING Section 10.1 Financing The financing of any impact mitigation or exterior infrastructures shall be defined during the review of the project. The developer will be responsible for all infrastructure improvements within the specific plan area. On -site development costs will be privately funded. AMENDMENTS Section 11.1 Modifications The provisions of this Specific Plan, including but not limited to, the documents attached hereto as Exhibits "A-C" inclusive, may be amended in the manner provided in Section 65450 of the Government Code as it now exists or as it may hereafter be amended. Section 11.2Interpretation The Planning Director of the City of West Covina, or their designee, shall have the responsibility to interpret the provisions of the specific plan. 27 Exhibit "A" -Area Map Exhibit "B" - Land Use Diagram Exhibit "C" - Design Guidelines. 28 6Z a i PACIFIC AVENUE GOWNING AVENUE AVE WEST CITY ORANGE AVE o N cc: s z = m m0 m o 0 D a SUNSET AVE m o IRWINDALE AVE .M. 1I81HX3 EXHIBIT "B" 9AN l6RNMDUIo AUM T F F 30 EXHIBIT "C" DESIGN GUIDELINES 1. Building design shall avoid large monotonous facades, long straight line building fronts, plain box shapes and barren exterior treatment consistent with the design of residential function. 2. The rooflines of individual buildings shall be varied to reduce building mass. 3. Occasional building modulation (changes in depth and direction) shall be used to provide shade, shadow and visual relief by varying setbacks and roof configurations to eliminate continuous uninterrupted walls and rooflines. 4. Building setbacks shall increase with the height of the buildings; i.e. when possible, the second story of a building should be set back further than the first floor. Alternatively, the entire building shall be setback further from the adjacent property lines. 5. The combination of one and two story elements is encouraged for three-story dwellings, with the top story setback along the front elevation, emphasizing a pleasing view from the street. 6. Driveway areas shall contain design features including landscaping and textured paving. 7. Windows, doors, stairways, balconies, chimneys and other architectural features shall be treated in a decorative manner, consistent with the overall architectural theme, to break up monotony and add variety. For example, plain aluminum frame windows shall be avoided and multi -paned, octagonal, bay, greenhouse, circular or other decorative styles should be used in their place. 8. All mechanical equipment including wall mounted utility meters and air conditioning units shall be screened as an integral part of the building design and shall be screened from public view. No screening method is to give the appearance of being "tacked on." Roof mounted equipment is prohibited. 9. Building materials shall be selected for their architectural harmony and aesthetic quality. A variety of harmonious materials shall be used to avoid monotony. For example, stucco walls should include trim of other materials such as brick, rock, tile, or wood. 10. Roofing materials shall consist of ceramic or concrete tile. Asphalt or composition shingles shall not be used. 11. Perimeter walls shall be constructed of decorative concrete block (i.e. stucco coated with brick cap or tile trim or other treatment) so as to be consistent with and complement the architectural style and colors of the building. 31 12. Natural earth tones or other colors with a subdued quality shall be used as the dominant exterior finish. Bright, garish, non -harmonious, or out of character colors shall not be used (reference Ordinance), 13. Long straight pedestrian walkways shall be mitigated through offsets, curvilinear approaches and changes in textures and/or colors. 14. Landscaping shall be an integral part of the site design. Significant mature trees shall be preserved. Berming is encouraged within the required yard areas adjacent to the street. A licensed landscape architect should prepare landscape plans with extensive experience in the field of landscape design. 15. A variety of landscaping materials, textures, colors and forms shall be used, including trees, shrubs, ground cover, flowering plants, boulders, rocks, walls, textured surfaces, trellises and other elements. Drought resistant plants are required. 16. The design of all exterior light fixtures should be compatible with the architecture of the building. 17. Driveways shall contain automatically controlled lighting. 18. Street lighting along San Bernardino Road shall be compatible with the street light standards of the City of West Covina. 19. A certified copy of this Specific Plan and Development Plan shall be provided to all future homeowners within the "Project" area. 32 ZONE CHANGE NO.14-02 EXHIBIT B lam. � r 4 I I i I lernar�ino;ga� _ F.'Sawffernardinb-Rd r -- I�, e i I I o - a' I =I - Indicates the area proposed to be rezoned from "Manufacturing" (M-1) to "Bella Vista Specific Plan" (SP-26) ATTACHMENT 5 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO.14-02 PRECISE PLAN NO. 14-02 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623, and 1773 West San Bernardino Road WHEREAS, there was filed with this City, a verified application on the forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a precise plan to; Allow for the site plan and architecture for the construction of 132 town -home units and develop a parking lot to serve an existing business park located at 1773 West San Bernardino Road; and on that certain property described as: Assessor's Parcel Number 8435-011-005, 8435-015-037, 038, 133-220, and all common lots created by Tract Map No. 62342, in the records of the Los Angeles County Assessor; and WHEREAS, Applicant has modified its request to reduce the town -home units from 135 to 132, with associated plan changes; and WHEREAS, consistent with the request, the applicant has also requested a General Plan amendment (GPA No. 14-02) to change a portion of the site land use from "Industrial and Manufacturing" to "Residential Medium High"; and WHEREAS, the Specific Plan contains all the necessary elements required by section 65451 of the Government Code; and WHEREAS, the proposed zone change (ZC No. 14-02) on a portion of the site is requested to provide consistency between the General Plan and Zoning Map, and to establish zoning standards for the subject project; and WHEREAS, a tentative tract map (TTM No. 72152) has been submitted, for the subdivision of the site to allow 135 town -home units and to develop a parking lot to serve an existing business park, which has now been modified to seek approval of a tentative tract map for the subdivision of the site to allow 132 town -home units and to develop a parking lot to serve an existing business park; and WHEREAS, the Planning Commission upon giving the required notice did on the 28°i day of October, 2014 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. 14- 5647 recommending approval to the City Council of the 135 unit project; and WHEREAS, the City Council did, on the 2"6 day of December, 2014, and the 20"' day of January, 2015, conduct duly advertised public hearings as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties. Z:\Case Files\ZONE CHANG E\2014\1 4-02 1773 W. San Bernardino Road\CC 1.20.15\Precise Plan Reso 132.doc Resolution No. Precise Plan 14-02 January 20, 2015 - Page 2 WHEREAS, studies and investigations made by this City Council on and in its behalf reveal the following facts: The project consists of a development plan for the construction of 132 three story town - home units within 6.6 acres. 2. The project includes a General Plan amendment to change the General Plan land use designation from "Industrial and Manufacturing" to "Residential Medium High" to allow residential uses. 3. The project includes a zone change requesting to change the zone from "Manufacturing" (M-1) to "Specific Plan No. 26 (Bella Vista Specific Plan)" that allows for 132 town - home units. 4. The project includes a precise plan for the architecture and site plan layout for the proposed project. 5. The project includes a conceptual layout of the proposed parking lot to serve the adjacent business park. 6. The applicant is requesting approval of a tentative tract map to subdivide the project site into 138 lots to accommodate the residential development and parking lot. 7. The applicant is requesting two deviations from the Residential Security Gate Standards (Planning Commission Resolution 14-5608), one for the width of the driveway and one for the width of the median in the entry driveway. The Standards require that one driveway be 25 feet in width to comply with Fire Department requirements and the applicant is proposing a 20-foot entrance. The Standards also require that gated entrances for new developments have a five-foot wide median and the applicant is proposing a four -foot wide median. 8. The Parking Lot Design Standards (Planning Commission Resolution 2513, Revision 9) require a throat (measured from the curb to a parking space) of 30 feet for parking lots with more than 300 parking spaces. The applicant is proposing a 15-foot throat. 9. hi accordance with Section 26-229 of the West Covina Municipal Code, appropriate findings for approval of a precise plan of design are as follows: a. The proposed development plans and the uses proposed are consistent with the proposed amended General Plan and any applicable specific plan. b. The proposed development is consistent with adopted development standards for the zone proposed to be adopted and complies with all other applicable provision of the Municipal Code. C. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity. 10. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures. Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Precise Plan Reso 132.doc Resolution No. Precise Plan 14-02 January 20, 2015 - Page 3 NOW, THEREFORE, the City Council of the City of West Covina does resolve as follows: I. On the basis of the evidence presented, both oral and documentary, the City Council makes the following findings: a. The proposed development plans and the uses proposed are consistent with the proposed Amended General Plan and any applicable specific plan. The proposed project includes a General Plan amendment as well as a Specific Plan. Specific Plan No. 26 (Bella Vista) is site specific and includes development standards for the proposed residential project. This section of the General Plan is being amended to change the land use designation from "Industrial and Manufacturing" to "Residential Medium High." The General Plan Housing Element included goals and policies that encourage the development of housing in underutilized commercial/industrial sites. The Housing Element includes the following goals and policies: • Housing Element — Goal 2: "Provide a variety of housing types to accommodate all economic segments of the City. " Policy 2.4: "Provide high quality of 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. " 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. " 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. " 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 4: "Arrange land uses with regard to the health, safety, convenience and welfare of the residents of the City. " The residential project has been designed to be consistent with the General Plan amendment and proposed specific plan. The proposed parking lot is consistent with the General Plan "Manufacturing and Industrial" land use designation and consistent with the "Manufacturing" (M-1) zone. b. The proposed project is comprised of 132 residential units that will provide a total of 264 off-street parking spaces (two covered spaces within a garage) and a total of 79 guest parking spaces. The proposed project also includes a specific plan that is site specific. The specific plan establishes development standards for the proposed residential project. The proposed project has been designed to meet all development standards set forth in the Specific Plan 26 (Bella Vista). The proposed parking lot is consistent with the General Plan and zoning regulations. The parking lot will be developed with all applicable standards of the City of West Covina Municipal Code and any other applicable regulations. Z:\Case Files\ZONE CHANGE\2014\I4-02 1773 W. San Bernardino Road\CC 1.20.15\Precise Plan Reso 132.doc Resolution No. Precise Plan 14-02 January 20, 2015 - Page 4 c. The project proposes a tentative tract map to create 138 lots. All the lots, except for lots 133 and 134 will be for the development of 132 town -home units. The proposed project would replace underutilized industrial buildings. In addition, the developer will disclose to the future residents at the time of sale of each unit regarding the surrounding uses and potential sources of noise and odor associated with adjacent and nearby industrial uses. Granting this permit would allow the site to be redeveloped and bring new residents into the area supporting new and existing nearby commercial/retail businesses. An existing multi -family residential development is immediately adjacent to the east of the site and a public school site is located to the south. Therefore, the subject property is ideally situated to transform from an industrial/manufacturing use to a residential use. Granting the permit for a residential project would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. The proposed parking lot is consistent with the existing use at 1773 West San Bernardino Road. The additional parking lot will provide needed parking to the businesses currently operating at the business park. Therefore, granting approval to develop a parking lot would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. d. The site is 6.6-acres and is physically suitable for the type of density being proposed. A Traffic Study was prepared as part of the Initial Study/Environmental Assessment that concluded that the project would have no adverse impact on surrounding intersections or streets. The proposed project will provide access via San Bernardino Road. The project has been designed to comply with the City's standards for security gates. A total of 343 parking spaces are provided for the 132 units. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. The proposed parking lot for the adjacent business park will be adequately developed to meet all the City's regulations. The parking lot will be accessed from 1773 West San Bernardino Road through an interior driving aisle within the existing business park. Such lot will be exclusively for the use of the owners/occupants of the business park (Prosperity Business Park). The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. e. The proposed development will be visible from the surrounding area. The proposed three-story units will be adjacent to industrial uses on the west and north. The buildings would feature a stucco exterior with a variation of earth tone colors, and will incorporate brick, ledge stone, wood shutters, and window surrounds on the front elevation. A metal roof covering the front door of each unit will be provided. The building provides articulation and variation in both the vertical and horizontal plane by providing recessed areas, balconies and windows. The proposed parking lot will be striped and designed to meet all City's standards. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, the City Council approves Precise Plan No. 14-02 subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said precise plan by the Planning Commission or City Council. Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Precise Plan Reso 132.doc Resolution No. Precise Plan 14-02 January 20, 2015 - Page 5 3. That the precise plan shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has filed at the office of the Planning Director, his affidavit stating he is aware of, and accepts, all conditions of this precise plan as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of the precise plan should be subject to the following conditions: a) Comply with plans reviewed by the City Council on January 20, 2015. b) That the project comply with all requirements of Specific Plan No. 26 (Bella Vista 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) At the applicant's request, the applicant shall pay $4,000 per unit. The developer shall enter into a Development Agreement, prior to the issuance of building permits to pay the $4,000 per unit to offset General Fund expenses related to the project. For the 132 unit project the total payment shall be $528,000. Payment shall be received prior to the issuance of building permits for the project. e) A street frontage elevation shall be included in the plan check plans indicating the height of the finished floor and the finished grade for review and approval by the Planning Department. f) The project shall provide a minimum of 343 off-street parking spaces for the residential units. g) A detailed parking lot plan shall be submitted to the Planning Department for review and approval of the expansion of the business park parking facilities. The parking shall clearly indicate parking spaces dimensions, driving aisles dimensions, and landscape planter areas. h) The proposed parking on Lot 134 of Tentative Tract Map No. 72152 shall be designed to comply with all the City's "Parking Lot Design Standards." i) A common open space plan that indicates all the proposed improvements in the common open space areas shall be submitted to the Planning Department for review and approval prior to the issuance of any building permits. If any bioswales are proposed in the common open space, such bioswales shall be indicated on the plans. The plans shall also indicate all the amenities to be provided to the residents. j) All outdoor trash areas shall be screened on all sides from public view by a minimum 5'6" high decorative block wall with a gate constructed of durable materials per the standard Engineering Division plans. If the trash enclosure is visible from a public right-of-way, an architectural cover shall be required. If an architectural cover or an alternate design is required or preferred, then approval of construction details by the Building Division is required prior to construction. k) The approved use shall not create a public nuisance as defined under Section 15- 200 of the West Covina Municipal Code. 1) The approved use shall be in compliance with the Noise Ordinance (Chapter 15). Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Precise Plan Reso 132.doc Resolution No. Precise Plan 14-02 January 20, 2015 - Page 6 m) Approval of this precise plan is contingent upon, and shall not become effective unless and until approval of General Plan Amendment No. 14-02 and Zone Change No. 14-02, and certification of the Mitigated Negative Declaration of Environmental Impact by the City Council. n) The Phasing Plan for the development of 132 town -home units and parking lot improvement will expire at the end June 2018 (Phase 7). If the tract map expires, the approval of the Precise Plan will also expire. • Phase 1 would be the completion of offsite and onsite improvements as well as the first four buildings along the San Bernardino Road frontage (units 1 through 21) with a completion date of June 2015. • Phase 2 would be the construction of three buildings (units 22 through 33 and 38 to 44) with a completion date of January 2016. • Phase 3 includes three buildings (units 45 through 64) with a completion date of June 2016. • Phase 4 would include three buildings (units 34 through 37, 65 through 70 and 79 through 84) with a completion date of January 2017. • Phase 5 includes two buildings (units 71 through 78 and 85 through 92) with a completion date June 2017. • Phase 6 includes two buildings (units 93 through 112) with a completion date of January 2018. • Phase 7 is comprised of two buildings (units 113 through 132) with a completion date of June 2018. o) The applicant shall sign an affidavit accepting all conditions of this approval. p) The buildings have been approved at a maximum height of 40 feet. q) That any proposed change to the approved site plan, floor plan or elevations be reviewed by the Planning, Building, Fire and Police Departments and that the written authorization of the Planning Director shall be obtained prior to implementation. r) 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. 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) All new ground -mounted, wall -mounted and/or roof -mounted equipment not shown on the approved plans, shall be screened from all views, in a manner that is architecturally compatible with the main building. Plans and elevations indicating the type of equipment and method of concealment shall be submitted to the Planning Director for review and approval prior to the issuance of building permits. u) Prior to the issuance of building permits the applicant shall demonstrate, to the satisfaction of the Planning Director, that all roof mounted mechanical equipment is placed behind a permanent parapet wall and is completely restricted from all ground level views. Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Precise Plan Reso 132.doc Resolution No. Precise Plan 14-02 January 20, 2015 - Page 7 v) 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. w) 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. x) 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. y) Building and parking lot lighting is required to be architecturally integrated with the building design. Standard security wall packs are not acceptable unless they are provided with hooding that is architecturally compatible with the building. z) A minimum 12-foot turn -around shall be provided on all dead-end parking aisles. The turn -around area shall include pavement marking and signage. 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) The landscape plans shall relocate or eliminate the walkway along the northerly property line and replace it with landscaping area that includes trees. cc) Clinging vines shall be installed on all retaining or freestanding walls to assist in deterring graffiti. dd) All approved materials and colors shall be clearly indicated on the plans. ee) Graffiti -resistant coatings shall be used on all walls, fences, sign structures, or similar structures to assist in deterring graffiti. ff) Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. gg) Any sidewalk, hardscape or parking facility, with potholes, broken, raised or depressed sections, large cracks, mud and/or dust, accumulation of loose material, faded or illegible pavement striping or other deterioration shall be repaired. hh) Parking lots or other paved areas with a cracked, broken or otherwise deteriorating surface, in excess of ten (10) percent of the surface area shall be considered a nuisance and shall be repaired. ii) Prior to issuance of building permits, a wall and fence plan shall be provided indicating construction details and color and material samples for any masonry walls or fences to be constructed at perimeter of project. The wall and fence plan shall indicate the location of all walls and fences, the design and the height. All walls shall incorporate decorative pilasters every 30 feet. The wall along the northerly property line shall be a minimum of 1 1 feet in height and the wall along the westerly property line shall be a minimum of 8 feet in height. Z:\Case Piles\Z_ONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Precise Plan Reso 132.doc Resolution No. Precise Plan 14-02 January 20, 2015 - Page 8 jj) The construction shall be approved by the Planning Department before any permits are finalized. kk) The paved areas at the site shall be maintained clean and free of oil stains. All paved areas shall be pressure washed as needed to maintain the site in a clean and orderly manner. 11) 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. mm) The parking lot to serve the business park at 1773 W. San Bernardino Road shall be developed with a total of 47 parking spaces and comply with the City's Parking Lot Design and Lighting Standards. The applicant to prepare an access agreement to the satisfaction of the City Engineer and City Attorney. Such agreement would be recorded with the Los Angeles County Recorder's Office. nn) Recordation of Final Tract Map with the Los Angeles County Recorder shall be required prior to issuance of building permits. oo) The existing telecommunication facility to remain in Lot 133 of Tentative Tract Map 72152 will become a nonconforming use per section 26-187 of the West Covina Municipal Code. The applicant/property owner shall be responsible to notify the lessee of the wireless tower that the facility will become a nonconforming use. pp) Provide a minimum of 25 feet on one side of the planter and 15 feet on the other to comply with Fire Department access as required by the Residential Security Gate Standards. qq) The median for the security gate shall be a minimum of 4 feet in width. rr) The throat of the entry drive shall be a minimum of 15 feet as measured from the curb to the first parking space on the egress portion of the entry drive. ss) 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 proposal. 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 City, or of the applicant, its employees, officers, agents, contractors, subcontractors, successors or assigns in planning, engineering, constructing or in any manner carrying out the proposal or any improvements required for the proposal. The indemnity shall be contained in a written document approved by the City Attorney. tt) 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. ut1) The CC&R's shall include the following: 1. No addition of habitable space or enclosure of balconies are permitted. ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Precise Plan Reso 132.doc Resolution No. Precise Plan 14-02 January 20, 2015 - Page 9 2. No ground floor patio covers are permitted. 3. The parking or storage of recreation vehicles, such as RV's, boats, trailers, fifth wheels, ATV's, etc, is prohibited. 4. The garages of the units shall be available at all times for the parking of passenger vehicles. 5. Include access agreement for emergency vehicles from Lot 134 to the residential development. 6. All exterior maintenance to be the responsibility of the HOA, including garage doors, windows, and exterior architectural materials. 7. The Home Owners' Association (HOA) shall be responsible for the maintenance of the common open space and all improvements. Any graffiti applied to the sound wall or any conunon wall shall be promptly removed by the Home Owners' Association. vv) Prior to the issuance of building permits, the applicant shall draft a Prospective Homebuyer's Awareness Package (PHAP), and submit it to the Planning Director for review and approval. Copies of signed copies of PHAP for all lots shall be submitted to the Planning Department. Such package shall include: 1. A standardized cover sheet as approved by the Planning Department. 2. Zoning and General Plan information. 3. School information. 4. Special assessment district information. 5. Utility providers 6. The existence of a wireless telecommunication at the residential project site. 7. A copy of the Covenants, Conditions and Restrictions (CC & R's) applicable to the tract. 8. Disclosure regarding uses within the vicinity of the project, including the Metrolink and Union Pacific railroad tracks, kennel, and industrial uses associated with delivery trucks at different time of the day. 9. Any additional information deemed necessary by the Planning Department, Planning Commission, or City Council for the full disclosure of pertinent information. ww) 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. xx) 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. ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Precise Plan Reso 132.doc Resolution No. Precise Plan 14-02 January 20, 2015 - Page 10 yy) Comply with the mitigation measures as outlined in the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program dated October 2, 2014. zz) Engineering Division Comply with all conditions contained in Planning Commission Resolution No. 567, which outlines 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 that portion of San Bernardino Road and contiguous to subject property. 4. All onsite drainage improvements and offsite improvements must be completed prior to occupancy of Phase I. 5. 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. 6. A seven -foot wide street dedication is required along San Bernardino Road contiguous to the subject property to be recorded in the Office of the Los Angeles County recorder prior to the issuance of any Engineering Permits. 7. Full width (10-foot wide) sidewalks (with trees in tree wells) shall be constructed along San Bernardino Road contiguous to subject property. 8. All damaged concrete curbs, gutters, sidewalk, etc., shall be removed and reconstructed per City standard. 9. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 10. 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. 11. Private street improvements shall comply with Municipal Code chapter 19, Article 8, and Planning Commission Resolution No. 2519. 12. 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) 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. ZACase Flles\ZONF CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Precise Plan Reso 132.doc Resolution No. Precise Plan 14-02 January 20, 2015 - Page 1 1 c) 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. 13. The proposed subdivision shall conform to the West Covina Municipal Code Chapter 20 — Subdivisions. 14. Comply with all regulations of the Los Angeles Regional Water Quality Control Board and Article I1 of Chapter 9 of the West Covina Municipal Code concerning Stormwater/Urban Run-off Pollution control. 15. A park dedication in -lieu fee in the amount of $1,445,400 (438 (square feet of required land) X 132 units (Number of units/lots) X $25 (unit price of a square -foot of the developed lot). 16. Comply with all City private street standards. 17. A Geotechnical Investigation Report will be required as a condition of approval. 18. A covenant shall be recorded to hold Lot 134 together with the existing Prosperity Business Park. 19. All offsite and onsite improvements shall be completed as part of Phase 1 of the construction. aaa) Public Works All Conditions of Approval as approved by the City Council shall appear as notes on the plans submitted for building plan check and permits. 2. A soils report will be required. 3. A homeowners association is required to maintain private streets and common areas. 4. Full width sidewalk with trees and tree wells is required on SB road. 5. Color stamped concrete is required at entrance of the project from the street to the proposed gate. 6. Provide a turn -around at the end of each dead end unless waived by the Fire Department. 7. Connect and drain drive aisles directly to catch basins and storm drains (if storm drain exists in SB road). Drainage and hydrology study is required. 8. Sanitation District Industrial waste approval or waiver is required. (310) 945-8200 9. Any development over I acres of disturbed land shall file a Notice of Intent (NOI) obtain a permit from the State Regional Water Quality Board. 10. Provide a detailed Standard Urban Stormwater Mitigation Plan (SUSMP) to incorporate any best management practices to prevent pollution, trash. ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Precise Plan Reso 132.doc Resolution No. Precise Plan 14-02 January 20, 2015 - Page 12 Litter etc. from entering any storm drain, channel or waterway. Covered discretionary projects include: • 10+ home subdivision 11. SUSMP provisions applicable to all covered projects • May not increase post -construction runoff where downstream erosion may occur • Conserve Natural areas • Minimize pollutants of concern • Protect slopes and channels • Provide storm drain stenciling and signage • Properly design storage and trash areas • Provide ongoing maintenance of all BMP's • Infiltrate the volume of a 0.75-inch storm event prior to any discharge to the storm drain system. Show the location of this feature on the plan. 12. All new on -site utility service lines shall be placed underground. 13. The applicant shall prepare access agreements for Lot 133 (Wireless Telecommunication Facility) and Lot 134 (parking lot for business park) to prepare access agreements for both of the lots to the satisfaction of the City Engineer and City Attorney. Such agreement shall be recorded with the Los Angeles County Recorder's Office. bbb) Building Division All Conditions of Approval as approved by the City Council 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. A complete code analysis is required. Address type of construction, occupancy, exiting allowable areas, allowable heights, etc. Provide a summary of the drawing. 4. Separate application(s), plan check(s), and permit(s) is/are required for: a) Grading (see Engineering Division for requirements) b) Demolition work c) Block walls exceeding 6 feet in height d) Fire sprinkler (see Fire Department Prevention Bureau for requirements) e) Each separate structure/building 0 Plumbing g) Mechanical h) Electrical 5. Complete structural plans with calculations will be required. Submit design for review at formal plans review. 6. Compliance to California T-24 Energy regulations will be required. Submit design for review at formal plans review. 7. 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. ZACase Files\ZONE CHANGE\2014\I4-02 1773 W. San Bernardino Road\CC 1.20.15\Precise Plan Reso 132.doc Resolution No. Precise Plan 14-02 January 20, 2015 - Page 13 8. All new on -site utility service lines shall be placed underground. All relocated on -site utility service 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. 9. Compliance with the State of California Accessibility regulations is required, including: a. Building entrances shall be provided with an accessible path of travel connecting the building entrances from the public sidewalk, accessible parking, and other buildings or essential facilities located on the site. b. Accessible parking: i) Provide design for accessible parking for guest parking areas. Accessible spaces shall be equally dispersed among the three lots. ii) Shall be located at each main entrance. Where multiple major entrances occur, accessible parking shall be equally distributed among the entrances. iii) Shall be 9 feet wide by 18 feet deep and be provided with a loading and unloading passenger access aisle of 8 feet wide for Van space and 5 feet wide for regular accessible spaces. C. Residential units shall be design in compliance with CBC Chapter 11 A. 10. School District Fees will be applicable. Please contact the applicable school district for amount. 11. Provide fire sprinkler complying with CBC Section 903.1. Note, if height increases are proposed, NFPA 13 system will be required pursuant to CBC Section 504.6. 12. Lot line consolidation will be required. The final map shall be recorded prior to the issuance of any foundation or building permit. ccc) Fire Department: Fire apparatus access roads (Fire Lanes), shall have an unobstructed width of not less than 25' (WCMC Sec. 22-188). 2. Traffic calming devices shall -be prohibited unless approved by the fire code official (2013 CFC Sec. 503.4.1). 3. Where security gates are installed, they shall have an approved means of emergency operation (2013 CFC Sec. 503.6). Emergency access shall be operated by the fire department by way of a card reader, which will accept fire department master card (WCMC, Amendment 10-27). 4. The installation of security gates across a fire apparatus road shall be approved by the Fire Chief (2013 CFC Sec. 503.6). ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Precise Plan Reso 132.doc Resolution No. Precise Plan 14-02 January 20, 2015 - Page 14 APPROVED AND ADOPTED on this 20`I' day of January, 2015. Mayor Fred Sykes ATTEST: City Clerk Nick Lewis I, NICK LEWIS, CITY CLERK of the City of West Covina, California, do hereby certify that the forgoing resolution was duly adopted by the City Council of the City of West Covina, California, at a regular meeting held thereof on the 20'h day of January, 2015 by the following vote of the City Council: AYES: NOES: ABSENT: ABSTAIN: City Clerk Nick Lewis APPROVED AS TO FORM: City Attorney Kimberly Hall Barlow ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CC 1.20.15\Precise Plan Reso 132.doc ATTACHMENT 6 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO.72152 TENTATIVE TRACT MAP NO. 72152 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623 and 1773 West San Bernardino Road WHEREAS, there was filed with this City Council, 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 141 lots, subsequently reduced to 138 lots. A total of 132 lots will be developed with residential units, Lots A through D will accommodate access, driving aisles and open space areas to serve the residential development, Lot 133 will remain with an existing wireless telecommunication facility, and Lot 134 will be a parking lot to serve an existing business park located at 1773 West San Bernardino Road on those certain properties described as: Assessor's Parcel Number 8435-011-005, 8435-015-037, 038, 133-220, and all common lots created by Tract Map No. 62342, 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. 14-02) to amend the Land Use Element on the subject property from "Industrial and Manufacturing " to "Residential Medium High;" and WHEREAS, the Specific Plan contains all the necessary elements required by section 65451 of the Government Code; and WHEREAS, the proposed zone change (ZC No. 14-02) on a portion of the site is requested to provide consistency between the General Plan and Zoning Map, and to establish zoning standards for the subject project; and WHEREAS, consistent with this request, the applicant has also requested a precise plan (No. 14-02) for the site plan and architecture has been submitted for the development of the project; and WHEREAS, the Planning Commission upon giving the required notice did on the 281h day of October, 2014 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. 14- 5648 recommending approval of the 135-unit project to the City Council; and WHEREAS, the City Council did, on the 2"d day of December, 2014, and the 20'h day of January, 2015, conduct duly advertised public hearings as prescribed by law, and considered evidence presented by the Planning Commission, Planning Department, and other interested parties. WHEREAS, studies and investigations made by this City Council and in its behalf reveal the following facts: The project consists of a development plan for the construction 132 town -home units on the Project Site, which is 6.6 acres. Resolution No. Tentative Tract Map No. 72152 January 20, 2015 - Page 2 2. Lot 133 is not part of the residential development, but located within the project site and developed with an existing wireless telecommunication facility. 3. Lot 134 will be developed with parking lot to serve the existing business park (Prosperity Business Park) at 1773 West San Bernardino Road. 4. The project includes a General Plan amendment to amend the Residential Project Site component of the tract map land use designation from "Manufacturing and Industrial' "to "Residential Medium High." 5. The project includes a zone change requesting to change the zone from "Industrial" to "Specific Plan No. 26 (Bella Vista Specific Plan)" that allows a density of 20 units per acres. 6. The applicant is requesting two deviations from the Residential Security Gate Standards (Planning Commission Resolution 14-5608), one for the width of the driveway and one for the width of the median in the entry driveway. The Standards require that one driveway be 25 feet in width to comply with Fire Department requirements and the applicant is proposing a 20-foot entrance. The Standards also require that gated entrances for new developments have a five-foot wide median and the applicant is proposing a four -foot wide median. 7. The Parking Lot Design Standards (Planning Commission Resolution 2513, Revision 9) require a throat (measured from the curb to a parking space) of 30 feet for parking lots with more than 300 parking spaces. The applicant is proposing a 15-foot throat. 8. 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 as proposed. b. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans as proposed. 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 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. 9. 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 mitigation measures. NOW, THEREFORE, the City Council of the City of West Covina does resolve as follows: On the basis of the evidence presented, both oral and documentary, for Tentative Tract Map No. 72152, the City Council makes the following findings: C:\Documents and SettingsUANDERSOMLocal Settings\Temporary Internet Files\Content.Oatlook\IF4LUWEU\TTM 72152 132.doc Resolution No. Tentative Tract Map No. 72152 January 20, 2015 - Page 3 a. With the approval of a General Plan amendment and Specific Plan No. 26 (Bella Vista Specific Plan), the approval of the tentative tract map is consistent with the City of West Covina General Plan. The proposed 132-unit development will be constructed to meet the development standards of the zone and the Uniform Building Code standards. b. With the approval of General Plan and Specific Plan No. 26 (Bella Vista Specific Plan), the tentative tract map would provide for land uses that are compatible with the "Residential Medium High" land use designation for the subject property. Lot No. 134 to be developed with a parking lot is consistent with the current General Plan land use designation and zoning and will remain with the "Industrial and Manufacturing" land use. The requested General Plan amendment and zone change does not include the proposed Lot 134 in Tract Map No. 72152. The residential project would adhere to all the development standards applicable to the Specific Plan. C. The site is physically suitable for the proposed density related to the development of 132 town -home units. The property abuts to the Metrolink and Union Pacific railroad tracks to the north, a business park to the west, San Bernardino Road to the south and a multi -family residential development to the east. The property would consolidate underutilized parcels that were previously occupied by industrial uses and have been vacant for sometime. The project has been designed to meet all the development standards set forth in Specific Plan No. 26 that are 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. A multi -Family development is adjacent directly to the east. 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, California Building Code and Public Works standards. 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 relate to lead based paint and 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 subdivision 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 City Council approve the tentative tract map 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 perfonmed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said tentative map by the Planning Commission or City Council. CADocuments and Settings\1ANDHRSOMLocal Settings\Temporary Internet Piles\Content.Outlook\ll'4LUWEU\TTM 72152 132.doc Resolution No. Tentative Tract Map No. 72152 January 20, 2015 - Page 4 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 tentative map as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Tentative Tract Map No. 72152 should be approved subject to the following conditions: a) Comply with plans reviewed by the City Council on January 20, 2015. b) The project shall comply with all requirements of Specific Plan No. 26 (Bella Vista 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) At the applicant's request, the applicant shall pay S4,000 per unit. The developer shall enter into a Development Agreement, prior to the issuance of building permits to pay the $4,000 per unit to offset General Fund expenses related to the project. For the 132 unit project the total payment shall be $528,000. Payment shall be received prior to the issuance of building permits for the project. e) Approval of this tentative tract map is contingent upon, and shall not become effective unless and until approval of General Plan Amendment No. 14-02 and Zone Change No. 14-02, and certification of the Mitigated Negative Declaration of Environmental Impact by the City Council. f) Recordation of Final Tract Map with the Los Angeles County Recorder shall be required prior to issuance of building permits. 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 final map is not recorded within two (2) years of the date of this approval. k) The applicant shall sign an affidavit accepting all conditions of this approval. 1) Per the approved Precise Plan 14-02, the Phasing Plan will expire in June 2018 (at the end of projected completion of Phase 8). m) A wall plan shall be submitted to the Planning Department for review and approval. All walls shall incorporate decorative pilasters every 30 feet. Building permits shall be obtained for all walls exceeding 6 feet in height. The wall along the northerly property line shall be a minimum of 11 feet in height and the wall along the westerly property line shall be a minimum of 11 feet in height as CADocuments and SettingsUANDERSOMLocal Settings\Temporary Internet Files\Content.Outlook\IF4LUWEU\TTM 72152 132.doc Resolution No. Tentative Tract Map No. 72152 January 20, 2015 - Page 5 indicated on the approved site plan. The wall between Lot 134 and the residential development shall be a minimum of 8 feet in height. n) 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. o) The existing telecommunication to remain in Lot 133 will become a nonconforming use per section 26-187 of the West Covina Municipal Code. The applicant/property owner shall be responsible to notify the leesee of the wireless tower that the facility will become a nonconforming use. p) 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. q) 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. r) 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. s) 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. t) Prior to the issuance of building permits, the applicant shall submit a detailed wall and fencing plan to the Planning Director for review and approval. Fences and/or 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. u) 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. v) The landscape plans shall relocate or eliminate the walkway along the northerly property line and replace it with landscaping area that includes trees. w) Clinging vines shall be installed on all retaining or freestanding walls to assist in deterring graffiti. x) 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. CADocuments and SettingsUANDERSOMLocal Settings\Temporary Internet Files\Content.Outlook\IF4LUWEU\TTM 72152 132.doc Resolution No. Tentative Tract Map No. 72152 January 20, 2015 - Page 6 y) Provide a minimum of 25 feet on one side of the planter and 15 feet on the other to comply with Fire Department access as required by the Residential Security Gate Standards. z) The median for the security gate shall be a minimum of 4 feet in width. aa) The throat of the entry drive shall be a minimum of 15 feet as measured from the curb to the first parking space on the egress portion of the entry drive. bb) 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 City, 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. cc) 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. dd) The CC&R's shall include the following: 1. No addition of habitable space or enclosure of balconies are permitted. 2. No ground floor patio covers are permitted. 3. The parking or storage of recreation vehicles, such as RV's, boats, trailers, fifth wheels, ATV's, etc, is prohibited. 4. The garages of the units shall be available at all times for the parking of passenger vehicles. 5. Include access agreement for emergency vehicles from Lot 134 to the residential development. 6. All exterior maintenance to be the responsibility of the HOA, including garage doors, windows, and exterior architectural materials. 7. The Home Owners' Association (HOA) shall be responsible for the maintenance of the common 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. ee) All common areas shall be owned, operated and maintained by the Home Owners' Association. ff) 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. C:\Documents and Settings\JANDERSOMLocal Settings\Temporary Internet Files\Content.Outlook\IF4LUWEU\T'rM 72152 132.doc Resolution No: Tentative Tract Map No. 72152 January 20, 2015 - Page 7 3. School information. 4. Special assessment district information. 5. Utility providers. 6. The existence of a wireless telecommunication at the residential project site. 7. A copy of the Covenants, Conditions and Restrictions (CC & R's) applicable to the tract. 8. Disclosure regarding uses within the vicinity of the project, including the Metrolink and Union Pacific railroad tracks, kennel, and industrial uses associated with delivery trucks at different time of the day. 9. Any additional information deemed necessary by the Planning Department, Planning Commission, or City Council for the full disclosure of pertinent information. gg) 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. hh) 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. ii) Comply with the mitigation measures as outlined in the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program dated October 2, 2014. jj) Engineering Division Comply with all conditions contained in Planning Commission Resolution No. 567, which outlines 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 that portion of San Bernardino Road and contiguous to subject property. 4. All onsite drainage improvements and offsite improvements must be completed prior to occupancy of Phase 1. CADocuments and SettingsUANDERSON\Local Settings\Temporary Internet Files\Content.Outlook\IF4LUWEU\TTM 72152 132.doc Resolution No. Tentative Tract Map No. 72152 January 20, 2015 - Page 8 5. 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. 6. A seven -foot wide street dedication is required along San Bernardino Road contiguous to the subject property to be recorded in the Office of the Los Angeles County recorder prior to the issuance of any Engineering Permits. 7. Full width (10-foot wide) sidewalks (with trees in tree wells) shall be constructed along San Bernardino Road contiguous to subject property. 8. All damaged concrete curbs, gutters, sidewalk, etc., shall be removed and reconstructed per City standard. 9. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 10. 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. 11. Private street improvements shall comply with Municipal Code chapter 19, Article 8, and Planning Commission Resolution No. 2519. 12. 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) 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) 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. 13. The proposed subdivision shall conform to the West Covina Municipal Code Chapter 20 — Subdivisions. 14. Comply with all regulations of the Los Angeles Regional Water Quality Control Board and Article II of Chapter 9 of the West Covina Municipal Code concerning Stormwater/Urban Run-off Pollution control. 15. A park dedication in -lieu fee in the amount of $1,445,400 is required. (438 (square feet of required land) X 132 units (Number of units/lots) X $25 (unit price of a square -foot of the developed lot). 16. Comply with all City private street standards. CADocuments and SettingsUANDERSOMLocal Settings\Temporary Internet Files\Content.Outlook\IF4LUWEU\TTM 72152 132.doc Resolution No: Tentative Tract Map No. 72152 January 20, 2015 - Page 9 17. A Geotechnical Investigation Report will be required as a condition of approval. 18. A covenant shall be recorded to hold Lot 134 together with the existing Prosperity Business Park. 19. All offsite and onsite improvements shall be completed as part of Phase 1 of the construction. kk) Public Works All Conditions of Approval as approved by the City Council shall appear as notes on the plans submitted for building plan check and permits. 2. A soils report will be required. 3. A homeowners association is required to maintain private streets and common areas.. 4. Full width sidewalk with trees and tree wells is required on SB road. 5. Color stamped concrete is required at entrance of the project from the street to the proposed gate. 6. Provide a turn -around at the end of each dead end unless waived by the Fire Department. 7. Connect and drain drive aisles directly to catch basins and storm drains (if storm drain exists in SB road). Drainage and hydrology study is required. 8. Sanitation District Industrial waste approval or waiver is required. Q 10) 945-8200 9. Any development over 1 acres of disturbed land shall file a Notice of Intent (NOI) obtain a permit from the State Regional Water Quality Board. 10. Provide a detailed Standard Urban Stormwater Mitigation Plan (SUSMP) to incorporate any best management practices to prevent pollution, trash. Litter etc. from entering any storm drain, channel or waterway. Covered discretionary projects include: • 10+ home subdivision 11. SUSMP provisions applicable to all covered projects • May not increase post -construction runoff where downstream erosion may occur • Conserve Natural areas • Minimize pollutants of concern • Protect slopes and channels • Provide storm drain stenciling and signage • Properly design storage and trash areas • Provide ongoing maintenance of all BMP's • Infiltrate the volume of a 0.75-inch storm event prior to any discharge to the storm drain system. Show the location of this feature on the plan. 12. All new on -site utility service lines shall be placed underground. CADocuments and Settings\JANDERSON\Local Settings\Temporary Internet Files\Content.Outlook\IF4LUWEU\TTM 72152 132.doc Resolution No. Tentative Tract Map No. 72152 January 20, 2015 - Page 10 13. The applicant shall prepare access agreements for Lot 133 (Wireless Telecommunication Facility) and Lot 134 (parking lot for business park) to prepare access agreements for both of the lots to the satisfaction of the City Engineer and City Attorney. Such agreement shall be recorded with the Los Angeles County Recorder's Office. 11) Building Division 1. All Conditions of Approval as approved by the City Council shall appear as notes on the plans submitted for building plan check and permits. 2. Building design shall comply with the 2013 California Residential Code (CBC) 3. A complete code analysis is required. Address type of construction, occupancy, exiting allowable areas, allowable heights, etc. Provide a summary of the drawing. 4. Separate application(s), plan check(s), and permit(s) is/are required for: a. Grading (see Engineering Division for requirements) b. Demolition work c. Block walls exceeding 6 feet in height d. Signs e. Fire sprinkler (see Fire Department Prevention Bureau for requirements) f. Each separate structure/building g. Plumbing h. Mechanical i. Electrical 5. Complete structural plans with calculations will be required. Submit design for review at formal plans review. 6. Compliance to California T-24 Energy regulations will be required. Submit design for review at formal plans review. 7. 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. 8. All new on -site utility service lines shall be placed underground. All relocated on -site utility service 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. 9. Compliance with the State of California Accessibility regulations is required, including: a. Building entrances shall be provided with an accessible path of travel connecting the building entrances from the public sidewalk, accessible parking, and other buildings or essential facilities located on the site. b. Accessible parking: i. Provide design for accessible parking for guest parking areas. Accessible spaces shall be equally dispersed among the three lots. ii. Shall be located at each main entrance. Where multiple major entrances occur, accessible parking shall be equally distributed among the entrances. C\Documents and Settings\JANDERSOMLocal Settings\Temporary Internet Files\Content.Outlook\IF4LUWEU\TTM 72152 132.doc Resolution No. Tentative Tract Map No. 72152 January 20, 2015 - Page 1 I iii. Shall be 9 feet wide by 18 feet deep and be provided with a loading and unloading passenger access aisle of 8 feet wide for Van space and 5 feet wide for regular accessible spaces. C. Residential units shall be design in compliance with CBC Chapter 1 IA. 10. School District Fees will be applicable. Please contact the applicable school district for amount. 11. Provide fire sprinkler complying with CBC Section 903.1. Note, if height increases are proposed, NFPA 13 system will be required pursuant to CBC Section 504.6. 12. Lot line consolidation will be required. The final map shall be recorded prior to the issuance of any foundation or building permit. mm) gg) Fire Department: Fire apparatus access roads (Fire Lanes), shall have an unobstructed width of not less than 25' (WCMC Sec. 22-188). 2. Traffic calming devices shall be prohibited unless approved by the fire code official (2013 CFC Sec. 503.4.1). 3. Where security gates are installed, they shall have an approved means of emergency operation (2013 CFC Sec. 503.6). Emergency access shall be operated by the fire department by way of a card reader, which will accept fire department master card (WCMC, Amendment 10-27). 4. The installation of security gates across a fire apparatus road shall be approved by the Fire Chief (2013 CFC Sec. 503.6). APPROVED AND ADOPTED on this 20t1' day of January, 2015. Mayor Fred Sykes ATTEST: City Clerk Nick Lewis I, NICK LEWIS, CITY CLERK of the City of West Covina, California, do hereby certify that the forgoing resolution was duly adopted by the City Council of the City of West Covina, California, at a regular meeting held thereof on the 20`I' day of January, 2015 by the following vote of the City Council: AYES: NOES: ABSENT: ABSTAIN: C:\Documents and Settings\JANDERSON\Local Settings\Temporary Internet Files\Content.Outlook\IF4LUWEU\TTM 72152 132.doc Resolution No. Tentative Tract Map No. 72152 January 20, 2015 - Page 12 City Clerk Nick Lewis APPROVED AS TO FORM: City Attorney Kimberly Hall Barlow CADocuments and Settings\JANDERSON\Local Settings\Temporary Internet Files\Content.Outlook\IF4LUWEU\TTM 72152 132.doc ATTACHMENT 7 AGENDA ITEM NO. 2 DATE: October 28. 2014 PLANNING DEPARTMENT STAFF REPORT RECOMMENDATION OF GENERAL PLAN AMENDMENT NO. 14-02 RECOMMENDATION OF ZONE CHANGE NO. 14-02 PRECISE PLAN NO. 14-02 TENTATIVE TRACT MAP NO.72152 RECOMMENDATION OF MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623 and 1773 W. San Bernardino Road I. DESCRIPTION OF APPLICATION The project consists of a request for a General Plan amendment to change the land use designation, a zone change to change the zoning, a Precise Plan to develop the project site with 135 town -home units and a Tentative Parcel Map to subdivide the project site into 141 lots. The project is proposed to be market rate housing. The proposed Specific Plan (Bella Vista Specific Plan) permits 135 town -home units (20.9 units per acre). The project proposes three different floor plans for the units. The project includes a total of 91 three -bedroom units that will either be 1,700 square feet or 1,746 square feet, plus a 433-square foot attached two -car garage. A total of 44 units will be four - bedrooms with a total square footage 2,110 square feet plus a 527-square foot attached two -car garage. The development is proposed as a gated connnunity, except for the units located on the front of the site (units I through 22 as shown on the tract map). The project also proposes open space areas 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 "Industrial and Manufacturing" to "Residential High" on the parcels located at 1611, 1623 and rear portion of the parcel located at 1773 San Bernardino Road (approximately 83,392 square feet) reference in the staff report and resolutions as the "Project Site." Z:\Case Flles\ZONE CHANGE\2014\I4-02 1773 W. San Bemardino Road\CC 1.20.15\Attac1iments\Ahach 7.doc GPA 14-02, ZC 14-02, PP 14-02 and TTM 72152 1611, 1623 and 1773 W. San Bernardino Rd. October 28, 2014 - Page 2 2) Zone Change — The zone change would change the zoning of the subject property from "Manufacturing" to Specific Plan No. 26 (Bella Vista Specific Plan) and would adopt Specific Plan No. 26 on the parcels located at 1611, 1623 and rear portion of the parcel located at 1773 San Bernardino Road (approximately 83,392 square feet). 3) Precise Plan — To allow the proposed building layout, architectural design and improvements. 4) Tentative Tract Map — To divide the Project Site into 141 lots that will be developed with a total of 135 town -home units. ■ ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bemardino Road\PC\Staff Repor[.doc GPA 14-02, ZC 14-02, PP 14-02 and TTM 72152 1611, 1623 and 1773 W. San Bernardino Rd. October 28, 2014 - Page 3 'ITEM' r,+ GENERALI­I PL^AN' Industrial & Manufac taring" and "Manufacturing" (M- 'AND'ZONE '1r' C 1) CLASSIFICATION'.• 'SURROUNDING`',""!":', North: Metrolink Rail Road and Southern Pacific LAND USES AND' ' ' Railroad and City of Irwindale `ZONING_ South: San Bernardino Road and Manzanita Elementary y==• w �'.' School Across the Street (R-1, Area District I) East: Multiple -Family Residential "Multiple -Family" F-20 (M ) West: Business Park "Manufacturin " (M-1 CURRENTS , t> ;;• Industrial improvements and vacant. `DEVEL°OPMENT;= r; `"LEGAL NOTICE :' Legal notice was published in the San Gabriel Valley Tribune, posted at City Hall, the library, and Police z Department, and was mailed to 292 owners and occupants of properties located within 300 feet of the sub'ect site. CEQA"REVIEW: ,' The Initial Study/Mitigated Negative Declaration PERIOD,' ry; (IS/MND) public review began on October 9, 2014. , The IS/MND was distributed to responsible agencies and reviewing agencies. The IS/MND was posted in the City's website to facilitate the review by the public. This project was originally reviewed and approved by the Planning Commission on June 25, 2013 and by City Council on July 16, 2013. Due to litigation by a neighboring property owner, the approvals were rescinded by the City Council on August 19, 2014. The applicant has submitted and the application should be treated as a new project. II: SUMMARY OF DATA The following chart provides data on the project. The Multiple -Family Residential Standards are provided for comparison only. The applicant is proposing a Specific Plan allowing the development standards to be tailored to the site and design of the proposed project. Z:\Cme Flles\ZONE CHANGE\2014\14-02 1773 W. San Bemardino Road\PC\Staff Report.doc GPA 14-02, ZC 14-02, PP 14-02 and TTM 72152 1611, 1623 and 1773 W. San Bemardino Rd. October 28, 2014 - Page 4 STANDARD EXISTING PROPOSED MULTIPLE FAMILY ' SPECIFIC RESIDENTIAL, ,. PLAN STANDARDS STANDARDS Site Area 6.46 Acres 6.46 Acres 2.0 Acres Density 20.9 Units Per 20 Units Per Acre (Zoning Acre Code) Setbacks: Front 15 Feet, 4 15 Feet Minimum Inches 20 Feet Average Minimum Side 5 Feet 10 Feet Minimum Rear Minimum 23 20 Feet Feet Building Height 35 Feet 35 Feet (when within 100 feet of single-family zones) Parking 2 Covered 2 Covered Parking Spaces Parking Spaces per Unit Per Unit Guest Parking 0.49 Parking 0.25 Parking Space Per Space Per Unit Unit (A Total of 67 Parking Spaces) Unit Sizes Minimum 1,600 Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\PC\Staff_Repon.doc GPA 14-02, ZC 14-02, PP 14-02 and TTM 72152 1611, 1623 and 1773 W. San Bernardino Rd. October 28, 2014 - Page 5 STANDARD. EXISTING PROPOSED MULTIPLE FAMILY SPECIFIC RESIDENTIAL PLAN STANDARDS STANDARDS 3 Bedrooms- 1,100 SF 1,700-1,746 SF 4 Bedrooms- 1,250 SF 2,110 SF PROJECT DESCRIPTION AND ANALYSIS The applicant is requesting the approval of a multi -family residential development project comprised of 135 town -home units. The project proposes to demolish all existing structures located on 1611 and 1623 West San Bernardino Road. A Specific Plan is being proposed in conjunction with the project that would provide building design and development standards to govern the development at the Project Site. The applicant's request consists of the following entitlements: 1) General Plan Amendment — The General Plan amendment would amend the General Plan Land Use Designation from "Industrial and Manufacturing" to "Residential High" on the parcels located at 1611, 1623 and rear portion of the parcel located at 1773 San Bernardino Road (approximately 83,392 square feet). 2) Zone Change — The zone change would change the zoning on a portion of the subject property from "Manufacturing" to Specific Plan No. 26 (Bella Vista Specific Plan) and would adopt Specific Plan No. 26 on the parcels located at 1611, 1623 and rear portion of the parcel located at 1773 San Bernardino Road (approximately 83,392 square feet). 3) Precise Plan — To allow the proposed building layout, architectural design and improvements. 4) Tentative Tract Map — To divide the Project Site into 141 lots that will be developed with a total of 135 town -home units. The subject property is located within an industrial area located on the northwest boundary of the City. There are no businesses currently operating on the subject properties. The site is bounded by a Metrolink and Southern Pacific Railroad to the north, a two-story multi -family development to the east, an industrial business park to the west and San Bernardino Road and Manzanita Elementary School to the south. ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\PC\Staff_Report.doc GPA 14-02, ZC 14-02, PP 14-02 and TrM 72152 1611, 1623 and 1773 W. San Bernardino Rd. October 28, 2014 - Page 6 General Plan Amendment The applicant is requesting the approval of a General Plan amendment to change the existing land use designation from "Industrial and Manufacturing" to "High Residential" on the parcels that comprise the Project Site that include 1611, 1623 and the rear portion of 1773 West San Bernardino Road. The portion of the City with a land use designation of "Industrial and Manufacturing" encompasses approximately 55 acres of land, generally to the west of the subject property along San Bernardino Road. There are no other parcels in the City with that land use designation. The proposed designation would allow for a density of over 20 units per acre. Currently, residential uses are not allowed in the current General Plan Land Use Designation, therefore, the applicant is requesting a General Plan Amendment. Surrounding General Plan land use designations include "Residential Medium High (15.1-20.0 Dwelling Units per Acre) to the east, "Industrial and Manufacturing" to the west. Industrial and manufacturing uses in the City of Irwindale borders on the north and Manzanita Elementary school is located in Los Angeles County jurisdiction on the south, which part of the Covina -Valley Unified School District. The proposed designation change would provide a transition from industrial and manufacturing to residential. 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: Housing Element — Goal 2: "Provide a variety of housing types to accommodate all economic segments of the City. " Policy 2.4: "Provide high quality of 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. " 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. " 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. ZACase Files\ZONE CHANGM20IM14-02 1773 W. San Bemardino RoadtPCtStaff_Repon.doc GPA 14-02, ZC 14-02, PP 14-02 and TTM 72152 1611, 1623 and 1773 W. San Bernardino Rd. October 28, 2014 - Page 7 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 4: "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 "Manufacturing" (M-1). This zoning classification does not allow for residential development. Therefore, the applicant is requesting a Zone Change as well as a General Plan amendment that would allow for a higher density residential use. The table in Section II of this staff report compares the applicant's development standards to the City's standards for Multiple -Family Residential (MF-20). The City of West Covina is a built -out City. Most new development will consist of redevelopment or land recycling projects through lot consolidation or conversion of uses. In this case the applicant proposes to change the previous manufacturing uses that have vacated from the Project Site to a residential use. Therefore, the applicant is requesting to change the current zoning to Specific Plan 26 to adopt different standards to guide development of the Project 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 neighborhood, district, or other area. A specific plan identifies policies and actions that support and facilitate desired development within the project area. Precise Plan The proposed project requires the approval of a precise plan to allow the proposed building architecture and site layout. The dwelling units would be three-story with an attached two -car garage. The site plan has been designed with drive aisles on one side of the units (allowing access to the garages) and landscaped areas on the opposite side of the units adjacent to the front doors. The proposed project would be a gated development. However, the gates will be setback approximately 170 feet from the front property line. The Public Works Department is requiring decorative concrete for the driveway approach and driveway leading to the gate. The front four buildings will not be gated (units 1 through 22). The applicant has designed the project to comply with the City's standards for security gates by providing a 26-foot driving aisle (to meet the Fire Department access requirement), guest parking spaces outside the gates, and pedestrian gates. Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\PC\Staff Report.doc GPA 14-02, ZC 14-02, PP 14-02 and 1TM 72152 1611, 1623 and 1773 W. San Bemardino Rd. October 28, 2014 - Page 8 The project, as designed, will provide a total of 67 parking spaces. Each unit will be provided a two -car garage. A total of 337 parking spaces are provided for the 135 units. Since the units include three and four bedrooms, a condition of approval is included for both the precise plan and tentative tract map requiring that the CC & R's state that the parking or storage of recreational vehicles (RV's, trailers boats, all terrain vehicles (ATV's), etc. is prohibited and that garages must be used for parking of passenger vehicles. Also, a condition of approval is included requiring that the CC & R's state that additions of habitable space or enclosure of the balcony is prohibited. The mailboxes for the units will be located near the entrance of the project. The final location will be coordinated with the United States Postal Service. The buildings are comprised of 4 units, 6 units, 7 units or 8 units. All front doors to the units will be facing a "paseo" (landscape area). The project will provide open space throughout the development that includes amenities such as barbecue grills, picnic tables and chairs, and a playground for the enjoyment of the residents within the development. The project provides a total of six trash areas throughout the Project Site. The Specific Plan requires that all mechanical equipment and water heaters be screened. The project proposes a decorative 42-inch high wrought iron fence to be constructed in front of the units facing San Bernardino Road. Since the Metrolink and Union Pacific railway parallels the north property line of the project, an eight -foot (8) wall will be constructed on the west property line (adjacent to the Tribune parking lot) and an eleven (11) foot sound wall will be constructed along the north property line. These walls will be constructed of earth tone colored block, including pilasters. A condition of approval has been included for the precise plan and tentative tract map requiring decorative pilasters every 30 feet. The proposed Specific Plan would establish the development standards that are summarized in the Summary of Data. Although the units are fee simple, the development setbacks are applicable to the buildings and not each individual unit. The following setbacks are required of the project: • Front Yard Setback of 15 feet, 4 inches, • Side yard Setbacks of 5 feet, • Rear Yard Setback of 23 fee to habitable structures, • Drive aisle width of 26 feet. Phasing The submitted plans indicate that the project will be completed in seven phases. • Phase 1 would be the completion of offsite and onsite improvements as well as the first four buildings along the San Bernardino Road frontage (units 1 through 22) with a completion date of January 2015. All offsite and onsite Z:\Case Fiies\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\PC\Staff_Report.doc GPA 14-02, ZC 14-02, PP 14-02 and T TM 72152 1611, 1623 and 1773 W. San Bernardino Rd. October 28, 2014 - Page 9 improvements will need to be completed as part of Phase I. A condition of approval requiring the applicant to complete all improvements has been included in the tentative tract map resolution. • Phase 2 would be the construction of four buildings (units 23 through 47) with a completion date of June 2015. • Phase 3 includes three buildings (units 48 through 67) with a completion date of January 2016. • Phase 4 would include five buildings and be located behind Phases 2 and 3 (units 68 through 95) with a completion date of June 2016. • Phase 5 includes the two buildings located towards the rear of the business park (units 96 through 104) with a completion date January 2017. • Phase 6 includes two buildings west of Phase 5 (units 112 through 120) with a completion date of June 2017. • Phase 7 is comprised of one building west of Phase 6 (units 128 through 135) with a completion date of January 2018. Based on the phases of the project, it will take approximately three (3) years to complete the construction of all the units. The applicant needs to fulfill the requirements of the tentative tract map within two (2) years as required by the Government Code Section 66452.6. The precise plan includes a phasing plan allowing the precise plan to stay in effect through January 2018. A condition of approval has been included establishing that the precise plan expire if the tentative tract map expires. Architecture The project proposes a modern design that provides architectural movement by providing different planes with projections and various heights. The maximum height of the buildings will be 38 feet. Each plane will be capped with a cornice. Some of the buildings will incorporate an arch at the top to break up the form of the planes that comprises the primary elevation. Each unit will provide a balcony that is offset from the building on the second floor. The balcony will be roofed (covered) by the projection of the third floor. A decorative wrought iron railing will also be provided in each balcony. The elevations incorporate the use of stucco, brick, wood shutters, recess windows, window treatment, square insets and metal roof above the front door of the units. The combination of materials and architectural movement helps reduce the scale and massing of the proposed structures. The color schemes for the units are a variation of beige, brown and terra cotta colors. The Z:\Case Files\ZONE CHANGE\2014\I4-02 1773 W. San Bernardino Road\PC\Staff Report.doc GPA 14-02, ZC 14-02, PP 14-02 and TTM 72152 1611, 1623 and 1773 W. San Bernardino Rd. October 28, 2014 -Page 10 Homeowner's Association (HOA) will be responsible for maintaining exterior of the buildings, including the garage doors but excluding the roof. The project proposes three and four bedroom units and three different floors plan as indicated in the table below: Plan°No ' , No Aof Units , ti Description of FloortArea per? s t "° ,Fl6or Plan r ;2.., Unit,,. ` 3A 47 units 3 bedroom, 2 full 1,700 sf plus 433 bath and 2 half bath sf attached two -car garage 3B 44 units 3 bedroom, 2 full 1,746 sf plus 432 bath and 2 half bath sf attached two -car garage 4A 44 units 4 bedroom, 2 full 2,110 sf plus 527 bath and 2 half bath sf attached two -car garage In addition, the project, as designed, would comply with California Government Code section 12955.19 (accessible units for people with disabilities). The law requires at least ten (10) percent of units be accessible, with at least one bathroom on the primary entrance level. Since this requirement applies to building units with four (4) or more condominium units, the applicant is required to provide at least one accessible unit in each building. Business Park Parking Expansion The applicant is also requesting through the precise plan application to expand the parking at the existing Business Park, Prosperity Park, located at 1773 West San Bernardino Road. The business park has experienced parking shortages. Therefore, the applicant is proposing to create a lot (Lot 137) as part of the tentative tract map to be improved with a total of 56 parking spaces to serve the business park. Landscaping The applicant is proposing landscape and handscape on all setback areas, except where guest parking is proposed. The project incorporates "paseos" that would front each unit entrance, which provides a more attractive design to the overall project. The project proposes approximately 52,140 square feet (or approximately 18.4% of the total Project Site) in open space to be used by the residents of the project. Along the northerly portion of the subject property (adjacent to the railway) the applicant Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bemardino Road\PC\Staff_Report.doc GPA 14-02, ZC 14-02, PP 14-02 and TTM 72152 1611, 1623 and 1773 W. San Bemardino Rd. October 28, 2014 - Page I 1 has agreed to convert the walkway to landscaping to allow for the planting of trees to buffer visual impacts. A condition of approval has been included in the precise plan and tract map requiring the applicant to submit landscape plans for review and approval of the Planning Department. A condition of approval is included that the walkway along the northerly property line be replacing with landscaping. The Homeowner's Association (HOA) will be responsible to maintain all landscape areas, including open space areas within the project. Tentative Tract Man The 6.46-acre site is comprised of three parcels owned by different owners. The applicant is in the process of acquiring the properties and has obtained permission from the owners to proceed with the entitlement process. The proposed tentative tract proposes the following • To subdivide the Project Site into 141 lots. A total of 135 lots would be developed with residential units. Lots A through D would accommodate access, internal circulation and common space. • To create a lot (Lot 136), which would remain occupied by an existing wireless telecommunication facility and under separate ownership. The Homeowner's Association would not be responsible for maintaining this lot. • To create a lot (Lot 137) that would serve the existing business park located at 1773 San Bernardino Road. This lot is 22,052 square feet in area. The applicant envisions improving this lot with an additional 56 parking spaces to be used by the business park. Also, a secondary emergency vehicle access would be provided from Lot 137 to the Project Site through a gate. A condition of approval for the tentative tract map had been included requiring the applicant to prepare an access agreement to the satisfaction of the City Engineer and City Attorney. Such agreement would be recorded with the Los Angeles County Recorder's Office. It should be noted that West Covina Municipal Code Section 26-685.984 prohibits wireless telecommunication facilities in residential zones. Approval of the project would render the existing wireless telecommunication facility at the site to a nonconforming use (per section 26-187 of the West Covina Municipal Code). Therefore, the nonconforming use and structure could not be expanded. The proposed Tentative Tract Map No. 72152 indicates a "Project Area (Net)" of 7.03 acres. The City's Engineering Division requires a seven -foot dedication along San Bernardino Road, which is approximately 2,108 square feet. Lot 137 is 22,052 Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\PC\Staff_Report.doc GPA 14-02, ZC 14-02, PP 14-02 and TTM 72152 1611, 1623 and 1773 W. San Bernardino Rd. October 28, 2014 - Page 12 square feet in area (parking lot for Prosperity Park). After subtracting Lot 137 and the required dedication, the Residential Project Site Area is 6.46 acres. Access to the interior lots within the subdivision would be provided through a driveway from San Bernardino Road. The development would provide a network of interior driveways to provide access to the units. All driveways within a multi- family development are required by the Fire Department to meet the minimum of 26 feet in width to accommodate emergency vehicle access. The tentative tract map also would provide an additional emergency access point of entry through a gate from the rear of the existing business park located at 1773 W. San Bernardino Road. The Project Site has approximately 301 feet of frontage on San Bernardino Road. The City's Master Plan of Streets designates San Bernardino Road a "Minor Arterial" (four -lane, 80-foot wide right-of-way). The Traffic Study prepared for the Project indicates that no traffic impacts are anticipated by the proposed development. Conditions of approval have been included for the tentative tract map requiring the applicant to underground all utilities, to construct a 10-foot wide sidewalk with trees in tree wells with proper irrigation along San Bernardino Road contiguous to the Project Site, a seven -foot dedication along San Bernardino Road and to reconstruct all damaged concrete curbs, gutter, and sidewalk per City standards. Conclusion The applicant is proposing a 135-lot residential subdivision in the northwestern part of the City, near the City limits with the City of Baldwin Park, City of Irwindale and Los Angeles County unincorporated island. 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 Tract Map for compliance. The Public Works Department has included conditions of approval to ensure that the subdivision complies 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. The proposed development allows "for sale" multi -family development. Because the project 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). The HOA will be responsible for maintaining the exterior of the buildings, including garage doors, but excluding the roof of the ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bemardino Road\PC\Staff_Report.doc GPA 14-02, ZC 14-02, PP 14-02 and TTM 72152 1611, 1623 and 1773 W. San Bernardino Rd. October 28, 2014 - Page 13 structures. Since the units include three and four bedrooms, staff is recommending that the CC & R's state that the parking or storage of recreational vehicles (recreational vehicles (RV's), trailers, boats, all terrain vehicles (ATV's), etc.) is prohibited, that the garages must be available for parking passenger vehicles and that no addition of habitable space is permitted. VI. ENVIRONMENTAL DETERMINATION History The parcels comprising the site have had various uses through the years. In 1938, the parcel located at 1611 West San Bernardino Road had an agricultural use (an orchard planting). This use ceased in 1952. Building permit records indicate that the site was developed with a service/station and market in 1953 that included the installation of three steel gasoline underground storage tanks (USTs). A Phase I (Environmental Site Investigation) for the project was conducted by Athanor Environmental Services Inc., in November 2012. The underground tanks were removed in November 2005 and all worked was performed under the jurisdiction of the Los Angeles County Department of Public Works. As part of the removal of the underground tanks, a total of 13 soil samples were collected and analyzed by a state -certified analytical laboratory, Enviro-Chem, Inc. of Pomona, CA. The soil samples collected and analyzed revealed that no significant concentration of any regulated contaminant was detected (petroleum hydrocarbons, benzene, toluene, ethylbenzene, and total xylenes). On October 26, 2012, Athanor conducted a subsurface soil investigation and asbestos sampling, which included a laboratory analysis for 1611 and 1623 West San Bernardino Road. This investigation was done in order to determine whether or not petroleum hydrocarbons, aromatic and chlorinated hydrocarbons and volatile organic compounds (VOCs) are present in the subsurface soil from former releases and whether asbestos -containing materials are present. The conducted investigation concluded that the level of these contaminants were all beneath the cleanup levels. Consequently, no site remediation is required. Asbestos found at the site will be removed as required by the mitigation measures in the Mitigated Negative Declaration. The parcel located at 1623 West San Bernardino Road used to be occupied by Pick's Building Materials. This business began its operation in the early 1950's. In 2008, the business was acquired by Barr Lumber, which ceased operation in August of 2008. The parcel located at 1773 West San Bernardino Road is currently developed with a business park. The rear portion of the parcel, (approximately 82,392 square feet of land), will comprise part of the Project Site to be developed with residential units. The existing business park will remain in place. Z:\Case Files\ZONE CIJANGE\2014\14-02 1773 W. San Bernardino Road\PC\Staff Report.doc GPA 14-02, ZC 14-02, PP 14-02 and TTM 72152 1611, 1623 and 1773 W. San Bernardino Rd. October 28, 2014 - Page 14 Initial Study/Mitigated Negative Declaration 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, Traffic Study, Sewer Capacity Study, Acoustical Analysis and a Site Assessment Report. The Air Quality Analysis, Traffic Study and Assessment Report are included as Technical Appendices to the Mitigated Negative Declaration. All other studies are available for review during the review period for the prepared Mitigated Negative Declaration that commenced on October 9, 2014 and ends October 28, 2014. The following subject areas analyzed were identified as having no impact or less than significant impacts: Agriculture and Forestry Resources, Biological Resources, Greenhouse Gas Emissions, 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, Air Quality, Cultural Resources, Geology and Soils, Hazardous Materials, 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. Air Quality. The proposed project will result in impacts related to NOx and PM10 during construction. Implementation of South Cast Air Quality Management District Rule 403 and Mitigation Measures 2 through 8 will reduce impacts to a less -than -significant level. Cultural Resources. The City notified the Native American Tribes identified by the Native American National Heritage Commission on October I and October 13, 2014, as required by Senate Bill 18. Geology and Soils. The applicant will be required to prepare and implement a Standard Urban 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. Implementation of Mitigation Measure 12 will reduce impacts to less -than -significant level. Hazardous Materials. An Environmental Assessment of the site indicated that the floor tile and floor tile mastic in the former lumberyard office contains asbestos -containing materials (ACMs). Also, lead based paints (LBPs) may be Z:\Case Files\ZONE CHANGE\2014\I4-02 1773 W. San Bernardino Road\PC\Staff_Report.doc GPA 14-02, ZC 14-02, PP 14-02 and TTM 72152 1611, 1623 and 1773 W. San Bernardino Rd. October 28, 2014 - Page 15 present in the existing buildings since the buildings were constructed prior to 1978 when the use of lead in paint was banned from residential uses. Structures (residential, commercial, industrial) are affected by lead -based paint regulations when remodeling, renovating, or when demolition activities would disturb lead - based paint surfaces. Implementation of Mitigation Measures 13 through 15 will reduce impacts 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 will also be required to comply with the National Pollutant Discharge Elimination System permit procedures to ensure that there are no significant impacts. Implementation of Mitigation Measures 16 through 34 will reduce impacts to less -than -significant level. Noise. Construction activities would primarily affect the existing residential units located to the immediate east on San Bernardino Avenue and the school across the street, Manzanita Elementary School. The residential and school uses are considered to be sensitive receptors to construction -related noise levels. These uses 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 and the contractors must notify the Manzanita Elementary School administration when construction will be taking place and duration of construction activities. 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. Since a line of the Metrolink and Union Pacific railroad parallels the north property line of the project at a distance of approximately 15 feet, an Acoustical Analysis was prepared for the proposed project. The recommendations to mitigate noise on the project site include design features to be included in the units such insulation and windows. In addition, the applicant will be required to build a continuous sound wall at least eight feet in height along the entire west property line opposite to the adjacent parking lot. A continuous sound wall of at least eleven feet high must be constructed along the north property line opposite to the railroad tracks. Mitigation Measures 35 through 47 will reduce construction related noise and long-term noise impacts to a less -than -significant level. Public Services. The Police Department and Fire Department reviewed the proposed project. The additional 135 residential units have the potential to house approximately 584 residents. This increase is not considered substantial and would not require the construction of new or expanded police and fire facilities. The proposed project will be design and constructed to meet all of the applicable City codes and regulations pertaining to fire protection as required by the West Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino RoadTC\Staff Report.doc GPA 14-02, ZC 14-02, PP 14-02 and TTM 72152 1611, 1623 and 1773 W. San Bernardino Rd. October 28, 2014 - Page 16 Covina Fire Department. Implementation of Mitigation Measure 48 will reduce impacts to a less -than -significant level. Traffic. A traffic study prepared by KOA Corporation (September, 2014) was submitted for the project to assess potential traffic impacts. In order to evaluate the potential impacts to the local street system, five intersections were analyzed. The intersections studied included: o Puente Avenue at San Bernardino Road/Ramona o Azusa Canyon Road at San Bernardino Road o Orange Avenue at San Bernardino Road o Irwindale Avenue/Sunset Avenue at San Bernardino Road o Orange Avenue at Badillo Street The findings of the traffic study indicate that a 135-unit town -home development would generate approximately 433 net daily trips, including 58 a.m. peak hour and 72 p.m. peak hour. Level of service analyses determined that there would be no significant traffic impacts to any of the study intersections as a result of the project. The study determined that no traffic mitigations would be required. Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bemardino Road\PC\Staff Report.doc GPA 14-02, ZC 14-02, PP 14-02 and TTM 72152 1611, 1623 and 1773 W. San Bernardino Rd. October 28, 2014 - Page 17 VII. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions recommending approval of General Plan Amendment No. 14-02, Zone Change No. 14-02 and certifying the Mitigated Negative Declaration of Environmental Impact to the City Council, and also adopt resolutions approving Precise Plan No. 14-02 and Tentative Tract Map No. 72152. J f Anderson Planning Director Attachments: Attachment 1 - Mitigated Negative Declaration Resolution Attachment 2 — General Plan Resolution Attachment 3 — Zone Change Resolution Attachment 4 — Precise Plan Attachment 5 — Tentative Tract Map Resolution Attachment 6 — Letters Received Attachment 7 — Compact Disc of the Initial Study/Mitigated Negative Declaration (Available for review by the public at the Library, Police Department, Planning Department, City's Website — Planning Department) Attachment 8 — Development Plans (Available for review by the public at the Library, Police Department and Planning Department) Attachment 9 — Specific Plan 26 (Available for review by the public at the Library, Police Department and Planning Department) Z:\Case Files\ZONE CFIANGE\2014\14-02 1773 W. San Bernardino Road\PC\Staff Report.doc ATTACHMENT 8 AGENDA DATE: December 9, 2014 ITEM NO.: 1 MINUTES REGULAR MEETING OF THE PLANNING COMMISSION CITY OF WEST COVINA Tuesday, October 28, 2014 The regular meeting of the Planning Commission was called to order at 7:00 p.m. in the West Covina Council Chambers. Commissioner Valles led the Pledge of Allegiance and the Commission observed a moment of silence. ROLL CALL Present: Blackburn, Castellanos, Holtz, Menefee and Valles Absent: None City Staff Present: Tsai, Anderson, Wong and de Zara APPROVAL OF MINUTES: 1. Regular meeting, October 14, 2014 Motion by Valles, seconded by Castellanos, to approve the minutes as presented. Motion carried. OTHER MATTERS OR ORAL COMMUNICATIONS Mike Sullivan spoke to the Commission about the Bainbridge Swim Club. PUBLIC HEARINGS 2. RECOMMENDATION OF GENERAL PLAN AMENDMENT NO. 14-02 RECOMMENDATION OF ZONE CHANGE NO. 14-02 PRECISE PLAN NO. 14-02 TENTATIVE TRACT MAP NO. 72152 RECOMMENDATION TO CERTIFY MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: WC Homes, LLC (Craig Cook) LOCATION: 1611, 1623 and 1773 West San Bernardino Road REQUEST: Request for a General Plan amendment, zone change, precise plan, and tentative tract map to construct 135 town homes on a 6.49 square acre site. Proposed is a General Plan amendment to change the land use designation from "Industrial and Manufacturing" to "High Residential," a zone change from "Manufacturing" (m-1) to "Specific Plan," a precise plan to allow the construction of 135 town homes and a Z:\PLANCOMWINUTES\2014 MINUTES\10.28.14 minutes.doc Planning Commission Minutes. Page 2 — October 28, 2014 Tentative Tract Map for the subdivision of the property and to create residential condominium units. Planning Director Jeff Anderson presented the staff report. During his presentation, Mr. Anderson spoke about the history of the project, including the court case against it brought by Ready Pak and the reasons why the approval was rescinded by the City Council. He also described the project and explained what entitlements were being requested and spoke about the Mitigated Negative Declaration of Enviromnental Impact. In addition, Mr. Anderson explained to the Commission that approvals for the project would be considered by the City Council at a public hearing scheduled for a future meeting, based on recommendations by the Planning Commission from this review. Chairman Menefee opened the public hearing. PROPONENTS: Craig Cook, applicant, Jonathan Cook, Don Cook and Kevin Lee spoke in favor of the project. Craig Cook, applicant, spoke to the Commission about the proposed use of the property, and answered questions by the Commission regarding the property and project. Mr. Cook also showed the Commission a presentation regarding the project. There was a discussion by the Commission regarding the re -application for the project. Mr. Cook also spoke to the Commission regarding the lack of interest in, properties in the M-1 zone. He also showed pictures of the blighted condition of the properties, and told the Commission that his project would enhance the area and benefit the City by making a blighted area useful again. The Commission also asked if the project was the same as proposed before. Commissioner Holtz asked about the potential property tax for the city, and Commissioner Blackburn asked if the project was the same as the project previously submitted and approved. Commissioner Valles asked about the trucks parked on the properties in the picture and if the developer has spoken to existing residents in the area. Mr. Cook said they had spoken to the owner of the apartment building but had not spoken to individual residents. Kevin Lee, representing the Blackard Family, said the property owners were eager to have the proposed project built since their property is in a blighted condition, and currently vacant. Mr. Lee also said the property owners were concerned that their property is under-utilized and there is no longer a market for manufacturing zoned properties. Commissioner Holtz asked if the Blackard Family still owns the property. Jonathan Cook, employee of WC Homes, said there is a lot of interest in this project in other cities because people are looking for smaller more affordable homes. He also said this project would be more affordable for first-time homebuyers. ZAPLANCOM\MINUTES\2014 MINUTES\10.28.14 minules.doc Planning Commission Minutes Pape 3 — October 28, 2014 OPPONENTS: Lloyd Johnson, John Solis, Tosh Arellano, Gus Romo representing the City of Irwindale, Charles Souza, John G. McClendon, John Shewmaker, Greg Gertmenian, Mike Murray, Beverly Buithuis, Marlene Carney representing Irwindale Chamber of Commerce, Carolyn Arndt, Gloria Landaverde, Herb Redholtz, Phil Moreno, and Anders Sutherland spoke in opposition. The majority of the opponents spoke to the Commission regarding the high density of the proposed project, spot -zoning, waiting to review the project until the General Plan update is adopted by the Council, the close proximity to an industrial factory and the railroad tracks, the lack of open space and recreational space for children residing in the development and the negative impact on water and other resources a residential project of this size could create. Mr. Johnson submitted a petition signed by 80 residents in opposition to this project. Ms. Landaverde told the Commission she is a 22-year resident and owns Heavenly Pet Resort, and expressed her concern with potential complaints from future residents that could threaten her business. Ms. Carney, president of the Irwindale Chamber of Commerce, said she's concerned with the impact of the residential development next to the ReadyPak factory. Mr. Romo, Community Development Director for the City of Irwindale, expressed this concern with the environmental study and Mitigated Negative Declaration of Environmental Impact. He also expressed his concern that a residential development in this area would have a negative impact the manufacturing zoned property in Irwindale, which is adjacent to the project. Mr. Murray, General Counsel for Ready Pak, said they had been in the area several years and operated their plant 24-hours a day. He expressed his concern that the development would have a negative impact on the business and their plans to expand within a year. Mr. McClendon, attorney for the Coalition for Land Use Equity, spoke to the Commission about the detrimental effects of spot zoning. Anders Sutherland, who was retained by Mr. McClendon, spoke to the Commission regarding the Mitigated Negative Declaration of Environmental Impact. He commented on some of the findings in the health assessment, including possible exposure,to carcinogens due to truck idling at the ReadyPak site. REBUTTAL: Don Cook, representing WC Homes, and Katherine Jensen, Rutan & Tucker, spoke in rebuttal to the continents by the opponents. Ms. Jensen answered questions by the Commission regarding the environmental studies and documents pertaining to this project. Marc Blodgett of Blodgett Baylosis, Environmental Consultant on the project, ZAPLANCOM\MINUTES\2014 MINUTES\10.28.14 minutes.doe Planning Commission Minutes Page 4 — October 28, 2014 spoke to the Commission regarding the traffic study and the updated Health Risk Assessment Study. Finally, Mr. Cook reminded the Commission that the West Covina Housing Element is current and this project would help the City meet their regional housing needs. Mr. Cook also clarified the Impact Fees that would be generated by this project. Chairman Menefee closed the public hearing. There was a discussion by the Commission regarding the project. Commissioner Blackburn said that he would prefer the project have more recreational space and be less dense; however, he was more concerned about the blight condition in the area. He said he would support the project. Commissioner Valles concurred with Commissioner Blackburn and also said there was a need for moderate -income housing, which this project would provide. She also expressed her support of the project. Commissioner Castellanos said he would support the project because he was concerned about the blight in the area and providing affordable housing in West Covina. Chairman Menefee agreed with the comments by the other commissioners and expressed his support of the project as well. Commissioner Holtz said that he was opposed to the project due to the three-story design and lack of buffer with the railroad. He said he felt the project was too dense for the size of the property and he felt the design of the homes could be improved. He said he would reconsider if the applicant would agree to reduce the density; however he would not support the project as proposed. Motion by Castellanos, seconded by Blackburn, to adopt Resolution No. 14-56544 recommending to the City Council certification of the Mitigated Negative Declaration of Environmental Impact. Motion carried 4-1 (Holtz opposed.) Motion by Castellanos, seconded by Blackburn, to adopt Resolution No. 14-5645, recommending to the City Council approval of General Plan Amendment No. 14-02. Motion carried 4-1 (Holtz opposed.) Motion by Castellanos, seconded by Blackburn, to adopt Resolution No. 14-5646, recommending to the City Council approval of Zone Change No. 14-02. Motion carried 4-1 (Holtz opposed.) Motion by Castellanos, seconded by Blackburn, to adopt Resolution No. 14-5647, recommending to the City Council approval of Precise Plan No. 14-02. Motion carried 4-1 (Holtz opposed.) Motion by Castellanos, seconded by Blackburn, to adopt Resolution No. 14-5658 recommending to the City Council approval of Tentative Tract No. 72152. Motion carried 4-1 (Holtz opposed.) Z:\PLANCOM\MINUTES\2014 MINUTES\]0.28.14 minutcs.doc ATTACHMENT 9 PLANNING COMMISSION RESOLUTION NO. 14-5644 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, RECOMMENDING TO THE CITY COUNCIL CERTIFICATION OF THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR GENERAL PLAN AMENDMENT NO. 14-02, ZONE CHANGE NO. 14-02, PRECISE PLAN NO. 14-02, TENTATIVE TRACT MAP NO. 72152 PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623 and 1773 West San Bernardino Road 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 to change the General Plan land use designation, and change of zone to construct a 135-unit multiple -family residential project, on those certain properties generally described as: Assessor's Parcel Number 8435-011-005, 8435-015-037, 038, 133- 220, and all common lots created by Tract Map No. 62342, in the records of the Los Angeles County Assessor; and WHEREAS, the proposed project is considered a "project" pursuant to the terms of the California Environmental Quality Act (CEQA); and WHEREAS, an initial study was prepared for said project; and WHEREAS, based upon the findings of the initial study, it was determined that the proposed project will not have a significant impact on the environment and will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the California Fish and Game Code; and WHEREAS, a 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. Z:\Resos\2014 Resos\14-5644 MND Reso.Bella Vista.doc Planning Commission Resolution No. 14-5644 Mitigated Negative Declaration For GPA 14-02, ZC 14-02, PP 14-02, TTM 72152 October 28, 2014 — Page 2 WHEREAS, the Planning Commission upon giving the required notice did on the 28`' day of October, 2014, 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. The above recitals are true and correct, which are incorporated herein. SECTION 2. In accordance with the CEQA Guidelines, an Initial Study was prepared to determine whether the project may have a significant effect on the environment. On the basis of the Initial Study prepared for the Project, it has been determined that the Project may have a potential significant effect on the environment which, however, will be mitigated to a level that is less than significant and therefore, a Mitigated Negative Declaration has been prepared and adopted as part of this application. The Mitigated Negative Declaration was circulated for a period of not less than 20 days pursuant to CEQA Guideline § 15105(b). Therefore the Planning Commission recommends to the City Council that it adopt the Mitigated Negative Declaration (referred as Attachment 7 of the staff report) as adequate to assess the environmental impacts of the project, based on the findings contained herein and in the Mitigated Negative Declaration, and find, on the basis of the whole record, that there is no substantial evidence that the project will have a significant effect on the environment and that the recommendation for approval of the Mitigated Negative Declaration reflects the City of West Covina Planning Commission's independent judgment and analysis. The Planning Commission further recommends that the City Council adopt the Mitigation Monitoring and Reporting Program (attached hereto as Exhibit A). The full record is available for review in the Community Development Department. SECTION 3. 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. SECTION 4. 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. Z:\Resos\2014 Resos\14-5644 MND Reso.Bella Vista.doc Planning Commission Resolution No. 14-5644 Mitigated Negative Declaration for GPA 14-02, ZC 14-02, PP 14-02, TTM 72152 October 28, 2014 — Page 3 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 28`h day of October, 2014, by the following vote: AYES: Valles, Blackburn, Castellanos, Menefee NOES: Holtz ABSENT: None ABSTAIN: None DATE: October 28, 2014 -rson, AICP, Secretary Commission Z:\Resos\2014 Resos\14-5644 MND Reso.Bella Vista,doc EXHIBIT A, TENTATIVE TRACT MAP 72152 PLANNED RESIDENTIAL DEVELOPMENT 16n, 1623, AND IL733 SAN BERNARDINO ROAD WEST COVINA, CALIFORNIA LEAD AGENCY: CITY OF WEST COVI iA PLANNING DEPARTMENT 1444 WEST GARVEYAVENUE WEST COVINA5 CALIFORNIA 91793 OCTOBER 21, 2014 WCOV 001 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 16n,1623, and 1733 San Bernardino Road TABLE OF CONTENTS Section Page 1. Overview of the Project............................................................................................. 3 2. Findings of the Environmental Assessment.............................................................. 3 3. Findings Related to Mitigation Monitoring............................................................... 3 4. Mitigation Measures.................................................................................................. 3 5. Mitigation Monitoring..............................................................................................10 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 16n, 1623, and 1733 San Bernardino Road 1. OVERVIEW OF THE PROJECT The project'stitle isTentativeTract No.72152. The proposed project is a Planned Residential Development that involves the construction of 135 town -home units within the site's 6.45 acres. The project site's current legal addresses include 1611, 1623, and 1733 San Bernardino Road. 2. FINDINGS OF THE ENVIRONMENTAL ASSESSMENT The Initial Study prepared for the proposed project indicated that the proposed project is not expected to result in significant adverse environmental impacts, upon implementation of the required mitigation measures. The following Mandatory Findings of Significance can be made asset forth in Section 15065 of the CEQA Guidelines, as amended, based on the results of this environmental assessment: • The proposed project will not have the potential to degrade the quality of the environment; • The proposed project will not have the potential to achieve short-term goals to the disadvantage of long-term environmental goals; • The proposed project will not have impacts, that are individually limited, but cumulatively considerable; • The proposed project will not have environmental effects that will adversely affect humans, either directly or indirectly. 3. FINDINGS RELATED TO MITIGATION MONITORING Section 21o8t(a) of the Public Resources Code states that findings mustbe adopted by the decision -makers coincidental to the approval of a Mitigated Negative Declaration. These findings shall be incorporated as part of the decision -maker's findings of fact, in response to AB-3180. In accordance with the requirements of Section 21o81(a) and 21o8i.6 of the Public Resources Code, the following additional findings maybe made: • A mitigation reporting or monitoring program will be required; • Site plans and/or building plans, submitted for approval by the responsible monitoring agency, shall include the required standard conditions; and, • An accountable enforcement agency or monitoring agency shall be identified for the mitigations adopted as part of the decision -maker's final determination. 4. MITIGATION MEASURES The following mitigation is required to eliminate potential light trespass: Mitigation Measure No. 1 (Light and Glare). Outdoor Lighting shall be designed and installed with downcast shielding, so that the light sources from the project site are shielded from adjacent properties. PAcs3 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 16n, 1623, and 1733 San Bernardino Road The analysis determined that the following mitigation is required to further reduce potential air quality impacts: Mitigation Measure No. 2 (Air Quality). 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. All undeveloped portions of the site must be landscaped if the area is undeveloped for more than 3o days. Mitigation Measure NO. 3 (Air Quality). The 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. Mitigation Measure No. 4 (Air Quality). All materials transported off -site shall either be sufficiently watered or securely covered to prevent excessive amounts of dust and spillage. Mitigation Measure No. g (Air Quality). All clearing, earthmoving, or excavation activities shall be discontinued during period of highwinds (i.e. greater than 15 mph), so as to prevent excessive amounts of fugitive dust. Mitigation Measure No. 6 (Air Quality). The Applicant shall ensure that trucks carrying demolition debris are hosed off before leaving the construction site pursuant to the approval of the Community Development Department. Mitigation Measure No. 7 (Air Quality). The Applicant shall ensure that the contractors adhere to all pertinent SCAQMD protocols regarding grading, site preparation, and construction activities. Mitigation Measure No. 8 (Air Quality). The Applicant shall ensure that the grading and building contractors must adhere to all pertinent provisions of Rule 403 pertaining to the generation of fugitive dust during grading and/or the use of equipment on unpaved surfaces. The contractors will be responsible for being familiar with, and implementing any pertinent best available control measures. The following mitigation measures are required as a means to address potential project impacts on cultural resources: Mitigation No. 9 (Cultural Resources). 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 roo-foot radius until a qualified archeologist to be approved by the City, has evaluated the find. Constriction 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 2ro83.2 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. Mitigation No.io (Cultural Resources). In the event paleontological materials are encountered during grading or excavation, the contractor willbe required to haltwork within too foot radius of the find andto contact the City of West Covina Planning Department. Apaleontologist will then examine the materials to ascertain their significance. If this review determines the materials are significant, salvage will be undertaken by the paleontologist. Other construction work may continue outside of the area of the find PAGE 4 City of West Covina e Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road though no further work shall occur in the immediate location of the find until all recovery has been completed to the City's satisfaction. The Applicant shall bear the cost of implementing this mitigation. Mitigation No. i1 (Cultural Resources). (i.)If during excavation of the project site human remains are discovered, the steps described in the State CEQAGuidelinesSection 15o64.5(e)shall befollowed. The applicant shall bear the cost of implementing this mitigation. a. There shall be no further excavation or disturbance of the site or any nearly area reasonably suspected to overlie adjacent human remains until: 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 ii. 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 Comm ssion 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 the Native American Heritage Comm ssion fails to provide measures acceptable to the landowner The following mitigation measure has been identified as a means to control storm water runoff and potential erosion related impacts: Mitigation No.12 (Geology and Soils). 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. PAGE 6 City of West Covina • Mitigation Monitoring and Reporting Program TrM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road • All unpaved demolition and construction areas shall be wetted during excavation, grading, and construction, and temporary dust covers shall be usedto reduce dust emission and meet South Coast Air Quality Management District Rule 403. Wetting could reduce fugitive dust by as much as 5o 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 duringperiod of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of fugitive dust. The following mitigation measures are required to mitigate potential hazardous materials impacts: Mitigation Measure No.13 (Hazardous Materials Impacts). The Applicant, and the contractors, must adhere to all requirements governing the handling, removal, and disposal of asbestos -containing materials, any lead paint that may be encountered, and other hazardous substances and materials that may be discovered during demolition and land clearance activities. Documentation as to the amount, type, and evidence of disposal of materials at an appropriate hazardous material landfill site shall be provided to the Chief Building Official prior to the issuance of the Building Permits. Any contamination encountered during the demolition, grading, and/or site preparation activities must also be removed and disposed of in accordance with state and federal law prior to the issuance of the building permit. Mitigation Measure No.14(Hazardous Materials Impacts). AsACMs have been found to be present in the existing buildings on the project site, prior to the issuance of the demolition permit for the buildings, the Applicant shall provide a letter/report to the City of West Covina Building Department from a qualified asbestos abatement contractor identifying the locations of ACM present in the buildings. The ACMs shallbe abated in compliancewith the South CoastAir Quality Management District's Rule 1403 as well as all other state and federal rules and regulations (including, but not limited to, California Health and Safety Code, Division 20, Chapter 6.5) prior to other demolition activities taking place at the project site. Mitigation Measure No. 15 (Hazardous Materials Impacts). As lead based paints (LBPs) maybe present in the existing buildings located on the project site, prior to the issuance of the demolition permit for the buildings, the Applicant shall provide a letter to the City of West Covina Building Department from a qualified lead paint abatement contractor demonstrating that any LBP encountered was properly abated in compliance with applicable state and federal rules and regulations. The qualified lead paint abatement contractor shall comply with Cal -OSHA Construction Safety Orders, California Code of Regulations, Title 8, Section 1532.1 and with the California Health and Safety Code, Division 20, Chapter 6.5 for the evaluation, handling and transport of material containing LBPs. The following measures are required to ensure that potential water quality impacts are mitigated: Construction Mitigations: Mitigation Measure No. 16 (Hydrology and Water Quality Impacts). Prior to the issuance of any grading permit for the project that will result in soil disturbance of one or more acres of land, the Applicant shall PAGE 6 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 16n, 1623, and 1733 San Bernardino Road demonstrate that coverage has been obtained under California's General Permit for Stormwater Discharges Associated with Construction Activity by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number or other proof of filing shallbe provided to the Building Official and the City Engineer. Mitigation Measure No. 17 (Hydrology and Water Quality Impacts). The Applicant shall prepare and implement a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall be submitted to the Building Official and City Engineer prior to the issuance of a grading permit. The Applicant shall register their SWPPP with the state of California. A copy of the current SWPPP shall be kept at the project site and be available for review upon request. Mitigation Measure No, i8 (Hydrology and Water Quality Impacts). All waste shall be disposed of properly. Use of appropriately labeled recycling bins to recycle construction materials includes: solvents, water -based paints, vehicle fluids, broken asphalt and concrete, wood, and vegetation. Non -recyclable materials/wastes shall be taken to an appropriate landfill. Toxic wastes must be discarded at a licensed regulated disposal site. Mitigation Measure No. 1g (Hydrology and Water Quality Impacts). Leaks, drips and spill shall be cleaned up immediately to prevent contaminated soil on paved surfaces that can be washed away into storm drains. Mitigation Measure No.2o(Hydrology and Water Quality Impacts). Pavement shall be hosed down at material spills. Dry cleanup methods shall be used whenever possible. Mitigation Measure No. 21. (Hydrology and Water Quality Impacts). Dumpsters shall be covered and maintained. Uncovered dumpsters shall be placed under a roof or covered with tarps or plastic sheeting. Mitigation Measure No. 22 (Hydrology and Water Quality Impacts). Where truck traffic is frequent, gravel approaches shall be usedto reduce soil compaction and limit the tracking of sediment into streets. Mitigation Measure No. 23 (Hydrology and Water Quality Impacts). 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 sued to catch drips and spills. Onerational Mitigations (to be implemented upon completion and during the operation of the project) Mitigation Measure No. 24 (Hydrology and Water Quality Impacts). The Project Applicant shall implement storm water 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 arch tect that the proposed BMPs meet this numerical threshold standard is required. Mitigation Measure No.2,5(HydrologyandWaterQualityImpacts). Post development peak stormwater runoff discharge rates shall not exceed the estimated pre -development rate for developments where the increase peak storm water discharge rate will result in increased potential for downstream erosion. Mitigation Measure No. 26 (Hydrology and Water Quality Impacts). Any connection to the sanitary sewer shall be authorized by the Los Angeles County Sanitation District. PAGES City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Mitigation Measure No. 27 (Hydrology and Water Quality Impacts). Roof runoff systems shall be installed. Runoff from rooftops that are relatively clean can provide groundwater recharge and reduce excessive runoff into storm drains. Mitigation Measure No. 28 (Hydrology and Water Quality Impacts). All storm drain inlets and catch basins within, and immediately adjacent to the project site, as permitted and approvedby 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 stencils and signs must be maintained at all times. Mitigation Measure No. 29 (Hydrology and Water Quality Impacts). Materials with the potential to contaminate stormwater mustbe: (i) placed in an enclosure such as, but not limited to, a cabinet, shed or similar structure that prevents contact with runoff spillage to the storm water conveyance system; or (2) protected by secondary containment structures such as berms, dikes, or curbs. Mitigation Measure No. 30 (Hydrology and Water Quality Impacts). Storage areas shall be paved and sufficiently impervious to contain leaks and spills. Mitigation Measure No. 31 (Hydrology and Water Quality Impacts). Storage areas shall have a roof or awning to minimize collection of stormwater within the secondary containment area. Mitigation Measure No. 32 (Hydrology and Water Quality Impacts). 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. Stormwater and Floodine Mitigation Measure No. 33 (Hydrology and Water Quality Impacts). All catch basins and public access points that cross or abut an open channel shall be marked by the Applicant with a water quality label in accordance with City standards. This measure must be completed and approved by the City Engineer prior to the issuance of a Certificate of Occupancy. Mitigation Measure No.34 (Hydrology and Water Quality Impacts). The Applicant shallbe responsible for the construction of all on -site drainage facilities as required by the City Engineer. The following mitigation will address both operational (long-term) noise impacts and construction (short- term) noise impacts: Mitigation Measure No.35(Noise impacts). A continuous sound wall at least eight feet (8') in height must be erected along the entire west property line opposite the adjacent trucking distribution center. A continuous sound wall at least eleven feet (ii') high mustbe erected along the north property line opposite the railroad tracks. Mitigation Measure No.36(Noise Impacts). The required noise control barriers maybe constructed using any of the following materials: masonry block, stucco on wood frame, 3/a"plywood, Va"tempered glass on r/2" Lexan, an earthen berm; or any combination of the above materials or any material with a surface weight of at least 3 pounds per square -foot. Each completed noise control barrier must present a solid face from top -to -bottom and end -to -end. Cutouts are not permitted except for drain holes. PAGE S City of West Covina • Mitigation Monitoring and Reporting Program TI M 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Mitigation Measure No.37 (Noise Impacts). The buildings shall be constructed, as a minimum, in accordance with the outline of Table 6 found in the body of the report. This will be adequate for all units with the following exceptions: -Add STC 28 glazing to all rooms with any view of San Bernardino Road from Units 1 to 11. -Add STC 30 glazing to all rooms with anyview of the truck distribution facility to the west and/or the railroad from Units 129 through 135. -Add STC 3o glazing to all rooms with any view of the railroad from Units 79, 80, go through 93, 97, 98, 109, 110, 113, 114, 125 and 126. -Add STC 36 glazing and upgraded exterior walls to allrooms with any view of the railroad from Units 81, 94 through 96, 111, 112, 127 and 128 Mitigation Measure No.38(Noise Impacts). The noise analysis assumed that all windows and doors are kept closed. If the allowable interior noise levels are met by requiring that windows and doors be kept closed, then the design of the structure must also specify a ventilation or air conditioning system to provide a habitable interior environment. The ventilation system must not compromise the dwelling or guest room noise reduction. Mitigation Measure No.3g(Noise Impacts). The project's construction must conform to the unit -to -unit noise control requirements detailed in the noise study. These requirements outline the insulation and other construction materials that will be effective in attenuating interior noise between the residential units. Mitigation Measure No. 40 (Noise Impacts). Fast-growing tree plantings shall be installed along the north side of the proposed project site as a means to obstruct noise from off -site locations. The landscaping will be designed to conserve water and facilitate easy maintenance, while at the same time, to ensure that security is not compromised. Construction Noise Impacts Mitigation Measure No. 41 (Noise Impacts). The contractors shall notify the nearby Manzanita Elementary School administration as to the times and duration of construction activities. Mitigation Measure No. 42 (Noise Impacts). 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. Mitigation Measure No. 43 (Noise Impacts). The construction staging area shall be located as far as feasible from sensitive receptors. Mitigation Measure No. 44 (Noise Impacts). All construction equipment shall be stored on the project site during the construction phase to eliminate daily heavy-duty truck trips on vicinity roadways. Mitigation Measure NO. 45 (Noise Impacts), Project construction shall comply with the requirements of the Building Department and the Uniform Building code regarding interior noise levels. PAGE City of West Covina • Mitigation Monitoring and Reporting Program TTM 72.152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Mitigation Measure No. 46 (Noise Impacts). 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, wouldbe generated. Mitigation Measure No. 47 (Noise Impacts). The project shall be in compliance with the West Covina Municipal Code Noise Ordinance Sections 15-83 through 15-86. The analysis determined that the following mitigation would reduce the impacts of the proposed project on public services to levels that are less than significant: Mitigation Measure No. 48 (Public Service Impacts). The Applicant shall comply with all applicable City codes and regulations pertaining to fire protections as required by the West Covina Fire Department. 5. MITIGATION MONITORING The monitoring and reporting on the implementation of these measures, including the period for implementation, monitoring agency, and the monitoring action, are identified in Table 1 provided below and on the following pages. TABLE 1 MMGAT1ON-MO=ORlNG PROGRAT4 Measure Enforcement Agency Monitoring Phase Verification City of West Over th e project's Date: Covina Planning operational Mitigation Measure No. i(Light and Glare). Outdoor Department and lifetime. Name &Title: Lighting shall be designed and installed with downcast shielding, Public Works so that the light sources from the project site are shielded from Department Mitigation is adjacent properties. (applicant is applicable once the responsiblefor project is implementation) operational. Mitigation Measure No. z (Air Quality). All unpaved Cityof West Date: demolition and construction areas shall be wetted during Covina Public During the projects excavation, grading and construction, and temporary dust covers Works construction phase. Name &Title: shall be used to reduce dust emissions and meet South Coast Air m t Department Quality Management District Rule 403. Wetting could reduce is Mitigation ends fugitive dust by as much as So percent. All undeveloped portions responsiblefor when when construction of the site shall be landscaped if the area is undeveloped for more implementation) is completed. than 3o days. City of West During the projects Date: ). The Applicant or Mitigation Measure No.3 (Air Quality). Public Worms construction phase. Name &Title: General Contractor shall keep the construction area sufficiently Department damped to control dust caused by constmction, hauling and at all (applicant is Mitigation ends times provide reasonable control of dust causedbyvrind. responsiblefor when construction implementation) is completed. City of West During the projects Duringtheprjects Date: Mitigation Measure No. 4 (Air Quality). All materials Covina Public Works constction phase. Name & Title: transported off -site shall either be sufficiently watered or securely Department Mitigation ends covered to prevent excessive amounts of dust and spillage. (applicant is when construction responsiblefor is completed. implementation) PAGE 10 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611, 1623, and 1933 San Bernardino Road TABLE 1 MrriGATION-MONTTORING PROGRAM (CONTINUED) Measure Enforcement Agency Monitoring Phase Verification City of West During theproject's Date: rin Mitigation Measure No. 5 (Air Quality). All cleag, Covina Public Works construction phase. Name & Title: earthmoving, or excavation activities shall be discontinued DepartmentMitigation • during period of high winds (i.e. greater than 15 mph), so as to (applicant is ends prevent excessive amounts of fugitive dust. responsible for when construction implementation.) is completed. City of West During the project's Date: Mitigation Measure No. 6 (Air Quality). The Applicant Covina Public Works construcRonphase. Name & Tithe shall ensure that trucks carrying demolition debris are hosed off Department before leaving the construction site pursuant to the approval of (applicant is Mitigation ends the Community Development Department. responsible for when construction im lementation) is completed. City of West During the project's Date: Mitigation Measure No. 7 (Air Quality). The Appli Covina Publiccant Works construction phase. Name & Title: shall ensure that the contractors adhere to all pertinent SCAQMD Department protocols regarding grading, site preparation, and construction (applicant is pp Mitigation ends activities. responsiblefor when construction implementation) is completed. Mitigation Measure No. 8 (Air Quality). The Applicant City of West During the Date: shall ensure that the grading and building contractors must Covina Public constructionpha phasee. , Name &Title: adhere to all pertinent provisions of Rule 403 pertaining to the Works generation of fugitive dust during grading and/or the use of Department Mitigation ends equipment on unpaved surfaces. The contractors will be (applicant is when construction familiar responsible for being with, and implementing any responsible for is completed. pertinent best available control measures. implementation) Date: Mitigation No. q (Cultural Resources). In the event that arebaeological resources are uncovered on the project site during Name & Title: grading or other construction activities, the developer must notify the West Covina Planning Department immediately and work City of West must stop within a too -foot radius until a qualified archeologist to be approved by the City, has evaluated the find. Constriction Covina Planning During the project's activity may continue unimpeded on other portions of the project Department and construction phase. site. If the find is determined by the qualified archeologist to be a Public WorksDepartment unique archeological resource, as defined by Section 21083.2 of Mitigation ends the Public Resources Code, the site shall be treated in accordance (applicant is when construction with the provisions of Section 21083.2 of the Public Resources responsible for is completed. Code. If the find is determined not to be a unique archeological implementation) resource, no further action is necessary and construction may continue. The applicant shall bear the cost of implementing this mitigation. Mitigation No.lo (Cultural Resources). In the event Date: paleontological materials are encountered during grading or Name & Title: excavation, the contractor will be required to halt work within City of West too foot radius of the find and to contact the City of West Covina Covina Planning During the projects Planning Department. A paleontologist will then examine the Department and construction phase. materials to ascertain their significance. If this review Public Works determines the materials are significant, salvage will be Department Mitigation ends undertakenbythe paleontologist. Other construction work may (applicant is when construction continue outside of the area of the find though no further work responsible for is completed. shall occur in the immediate location of the find until all recovery implementation) has been completed to the City's satisfaction. The Applicant shall bear the cost of implementing this mitigation. PAGE11 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road TABLE 1 MTTTGATTON-MON rORING PROGRAM (CONTINUED Measure Enforcement Agency Monitoring Phase Verification Date: Mitigation No. ii (Cultural Resources). (i.) If during excavation of the project site human remains me Name & Title: discovered, the steps described in the State CEQA Guidelines Section i5o64.5(e) sball be followed. The applicant shall bear the cost of implementing this mitigation. a) There shall be no further excavation or disturbance of the site or any nearly area reasonably suspected to overlie adjacent human remains until: i. 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 I If the coroner determines the remains to be Native American: i. The coroner shall contact the Native American Heritage Commission within 24 hours. 2. The Native American Heritage Commission shall identify the City of West person or persons it believes to be the most likely descended Covina Planning During the project's from the deceased Native American. Department and construction phase. 3. The most likely descendent may make recommendations to Public Works the landowner or the person responsible forthe excavationwork, Department Mitigation ends for means of treating or disposing of, with appropriate dignity, (applicant is when construction the human remains and any associated grave goods as provided responsible for is completed. in Public Resources Code Section 5097.98, or implementation) (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 ben 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. PAGE 12 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Mitigation No. 12 (Geology and Soils). The Project Applicant Date: shall prepare and implement a Standard Urban Storm Water Mitigation Plan (SUSMP) in accordance with the requirements of Name & Title: 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 City of West Prior to issuance of wetted during excavation, grading, and construction, and Covina Public temporary dust covers shall be used to reduce dust emission Works grading permit. and meet South Coast Air QualityManagement District Rule Department Mitigation ends o Wetting could reduce fugitive dust b as much as o 4 3• B gi Y 6 (applicant is (PP when construction percent. responsiblefor is completed. • The project applicant or general contractor shall keep the implementation) 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 shallbe discontinued during period of high winds (i.e., greater than 16 mph), so as to prevent excessive amounts of fugitive dust. TABLE 1 MITIGATION -MONITORING PROGRAM (CONTINUED) Measure Enforcement Monitoring Verification Agency Phase Mitigation Measure No. 13 (Hazardous Materials Date: Impacts). The Applicant, and the contractors, must adhere to all requirements governing the handling, removal, and disposal Name & Title: of asbestoscontaiaing materials, any lead paint that may be encountered, and other hazardous substances and materials that City of West During the project's maybe discovered during demolition and land clearance Covina Public demolitionphase. activities. Documentation as to the amount, type, and evidence Works of disposal of materials at an appropriate hazardous material Department Mitigation ends landfill site shall be provided to the Chief Building Official prior (applicant iswhen construction to the issuance of the Building Permits, Any contamination responsiblefor ys completed. encountered duringthe demolition, grading, and/or site implementation) preparation activities must also be removed and disposed of in accordance with state and federal law prior to the issuance of the building permit. Mitigation Measure No.14 (Hazardous Materials Date: Impacts). As ACMs have been found to be present in the existing buildings on the project site, prior to the issuance of the Name & Title: demolition permit for the buildings, the Applicant shall provide a CiTy of West westPubli Prior to issuance of letter/report to the City of West Covina Building Department Covina demolition permit. from a qualified asbestos abatement contractor identifying the Works locations of ACM present in the buildings. The ACMs shall be Department Mitigation ends abated in compliance with the South Coast Air Quality (applicant is when construction Management District's Rule 1403 as well as all other state and responsiblefor Is completed. federal rules and regulations (including, but not limited to, implementation) California Health and Safety Cade, Division 20, Chapter 6.5) prior to other demolition activities taking place at the project site. PAGE 13 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Mitigation Measure No. 15 (Hazardous Materials Date: Impacts). As lead based paints (LBPs) maybe present in the existing buildings located on the project site, prior to the issuance Name & Title: of the demolition permit for the buildings, the Applicant shall Cityof West prior to issuance of provide a letter to the City of West Covina Building Department Covina Public demolition permit. from a qualified lead paint abatement contractor demonstrating Works that any LBP encountered was properly abated in compliance Department Mitigation ends with applicable state and federal rules and regulations. The (applicant is when construction qualified lead paint abatement contractor shall comply with Cal- responsible for is completed. OSHA Construction Safety Orders, California Code of implementation) Regulations, Title 8, Section r53z.i and with the California Health and Safety Code, Division 20, Chapter 6.5 for the evaluation, handling and transport of material containing LBPs. Mitigation Measure No. 16 (Hydrology and Water Date: Quality Impacts). Prior to the issuance of any grading permit for the project that will result in soil disturbance of one or more „ City of West Prior to issuance of Name & Title: acres of land, the Applicant shall demonstrate that coverage has Covina Public grading permit. been obtained under California's General Permit for Stormwater Works Discharges Associated with Construction Activity by providing a Department Mitigation ends copy of the Notice of Intent (NOI) submitted to the State Water (applicant is when construction Resources Control Board and a copy of the subsequent responsible for is completed. notification of the issuance of a Waste Discharge Identification implementation) (WDID) Number or other proof of filing shall be provided to the Building Official and the City Engineer. Mitigation Measure No. 17 (Hydrology and Water City of West Date: Quality Impacts). The Applicant shall prepare and implement Covina Public Prior to issuance of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP Worms grading permit. Name & Title: shall be submitted to the Building Official and City Engineer prior Department to the issuance of a grading permit The Applicant shall registerMitigation (applicant is ends their SWPPP with the state of California. A copy of the current r esponsible for when construction SWPPP shall be kept at the project site and be available for review implementation) is completed. upon request. TABLE I MUIGATION-MONITORING PROGRAM (CONTINUED Measure Enforcement Agency Monitoring Phase Verification Mitigation Measure No. 17 (Hydrology and Water Cityof West Date: Quality Impacts). The Applicant shall prepare and implement Covina Public Prior to issuance of a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP Works grading permit. Name &Title: shall be submitted to the Building Official and City Engineer prior Department to the issuance of a grading permit. The Applicant shall register (applicant is Mitigation ends their SWPPP with the state of California. A copy of the current responstblefor when construction SWPPP shall be kept at the project site and be available for review implementation) is completed. upon request. Mitigation Measure No. 18 (Hydrology and Water City of West Date: Quality Impacts). All waste shall be disposed of properly. Use Covina Pubic During the project's of appropriately labeled recycling bins to recycle construction Works constructionphose. Name &Title: materials includes: solvents, water -based paints, vehicle fluids, Department 0 broken asphalt and concrete, wood, and vegetation. Non- (applicant is Mitigation ends recyclable materials/wastes shall be taken to an appropriate responsible for when construction landfill. Toxic wastes most be discarded at a licensed regulated implementation) is completed. disposal site. City of West During the project's Date: Mitigation Measure No. ig (Hydrology and Water Covina Public Works construction phase. Name & Title: Quality Impacts). Leaks, drips and spill shall be cleaned up Department immediately to prevent contaminated soil on paved surfaces that (applicant is Mitigation ends canbe washed away into storm drains. responsiblefor when construction implementation) is completed. PAGE 14 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road City of West Covina Public During the project's D urin Date: Mitigation Measure No. 20 (Hydrology and Water Works construction phase. Name &Title: Quality Impacts). Pavement shall be hosed down at material Department Mitigation ends spills. Dry cleanup methods shall be used whenever possible. (applicant is when construction responsib[efor is completed. implementation) City of West During the project's Date: . Mitigation (Hydrology Water Covina Public Works construction phase. Name&Title: acts. D mpster Quality Impacts). Dumpsters shall be covered and covered and Department maintained. Uncovered dumpsters shall be placed under a roof (applicant is Mitigation ends or covered with tarps or plastic sheeting, responsiblefor when construction implementation) is completed. City of West During the project's Date: Mitigation MeasureNo.22 (Hydrology Quality Covina Public Works constructionphase. Name&'title: traffic gravel Impacts). Where truck trafficis frequent, gravel approachesshall Department be used to reduce soil compaction and limit the tracking of sediment (applicant is Mitigation ends into streets. responsible far when construction implementation) is completed. City of West During the project's Duringthepr jest' Date: Mitigation Measure No. 23 (Hydrology and Water Covina Public constName Quality Impacts). All vehicle/equipment maintenance, repay Worksction &Title; and washing shall be conducted away from storm drains. All Department Mitigation ends major repairs shall be conducted off -site. Drip pans or drop (applicant' when construction cloths shall be sued to catch drips and spills. responsible for is completed. implementation) TABLET MITIGATION-MON rORTNG PROGRAM (CONTINUED) Measure Enforcement Agency Monitoring Phase Verification Mitigation Measure No. 24 (Hydrology and Water Quality Impacts). The Project Applicant shall implement City of West Date: storm water BMPs to retain or treat the runoff from a storm event Covina Public During the project's producing a/a-inch of rainfall in a 24-hour period The design of Works construcfionphase. Name & lithe: structural BMPs shall be in accordance with the Development Department Mitigation ends Best Management Practices Handbook, Part B — Planning (applicant is when construction Activities. A signed certificate from a California licensed civil responsible for is completed. engineer or licensed architect that the proposed BMPs meet this implementation) numerical threshold standard is required. Mitigation Measure No. z (Hydrology g 5( Y gy and Water City of West During the project's Date: Quality Impacts). Post development peak stormwater runoff Covina Public Works design phase. Name &Title: discharge rates shall not exceed the estimated pre -development rate for developments where the increase peak storm water DepartmentMitigation (applicant is ends discharge rate will result in increased potential for downstream responsiblefor when construction erosion. implementation) is completed. City of West During theproject's Date: Covina Public designphase. Mitigation Measure No. 26(Hydrology and Water Quality Works Name &Title: Impacts). Any connection to the sanitary sewer shall be Department authorized by the Los Angeles County Sanitation District. (applicant is Mitigation ends responsiblefor when construction implemen[ton) is completed. PAGE 15 City of West Covina • Mitigation Monitoring and Reporting Program Tl'M 72152, Planned Residential Development • 16n, 1623, and 1733 San Bernardino Road City of West During the project's Date: Mitigation Measure No. 27 (Hydrology and Water Covina Public design. hose. Quality Impacts). Roof runoff systems shall be installed. Works Name &'Title: Runoff from rooftops that are relatively clean can provide Department Mitigation ends groundwater recharge and reduce excessive runoff into storm (applicant is when construction drains. responsiblefor is completed. implementation) Mitigation Measure No. 28 (Hydrology and Water city of west Date: Quality Impacts). All storm drain inlets and catch basins Covina Public During the projects Name & Title: within, and immediately adjacent to the project site, as permitted Works design phase. and approved by the Department of Public Works, must be stenciled with prohibitive language (such as "NO DUMPING— Department (applicant is Mitigation ends DRAINS TO OCEAN'O and/or graphical icons to discourage responsiblefor . when construction illegal dumping. Legibility of stencils and signs must be implementation) is completed. maintained at all times. Mitigation Measure No. 29 (Hydrology and Water City of West During the project's Date: Quality Impacts). Materials with the potential to contaminate Covina Public designphase. stormwater must be: (i) placed in an enclosure such as, but not Works Name & Title: limited to, a cabinet, shed or similar structure that prevents Department Miflgat0 ends contact with runoff spillage to the stone water conveyance (applicant is when construction system; or (2) protected by secondary containment structures responsiblefor is completed. such as berms, dikes, or curbs. implementation) City of West During theproject's Date: Covina Public construction phase. Mitigation Measure No. 30 (Hydrology and Water Works Name & Title: Quality Impacts). Storage areas shall be paved and sufficiently Department Mitigation ends impervious to contain leaks and spills. (applicant is on whencompleted. responsiblefor is completed. implementation) TABLE 1 MTPIGATION-MONITORING PROGRAM (CONTINIIED) Measure Enforcement Monitoring Verification Agency Date: City of West During the project's Mitigation Measure No. 31 (Hydrology and Water Covina Public Works construction phase. Name & Title: Quality Impacts). Storage areas shall have a roof or awning to p n minimize collection of stormwater within the secondary aDepartment lic t ' (applicant' Mitigation ends containment area. responsiblefor when construction implementation) is completed. Date: Mitigation Measure No. 32(Hydrologyand Water Quality City of West During the project's Impacts). An efficient irrigation system shall be designed to Covina Planning designphase. Name &Title: minimize runoff, including: drip irrigation for shrubs to limit Department excessive spray; shutoff devices to prevent irrigation after (applicant is Mitigation ends significant precipitation; and flow reducers. responsiblefor when construction implementation) is completed. Date: Mitigation Measure No. 33 (Hydrology and Water City of WestDuring the project's Quality Impacts). All catch basins and public access points Covina Public design phase. Name &'Rtle: that cross or abut an open channel shall be marked by the Works Applicant with a water quality label in accordance with City DepartmentMitigation ends standards. This measure must be completed and approved by the (applicant is responsiblefor when construction City Engineer prior to the issuance of a Certificate of Occupancy. implementation) is completed. PAGa16 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road City of West During the project's Date: Mitigation Measure No. 34 (Hydrology and Water Covina Public Work designphase. Name & Title: Quality Impacts). The Applicant shall be responsible for the Department construction of all on -site drainage facilities as required by the (applicantf Mitigation ends City Engineer resesponsiblbleefoor when construction implementation) is completed. Date: Mitigation Measure No.35 (Noise Impacts). A continuous City of West During the project's Name & Title: sound wall at least eight feet (8') in height must be erected along Covina Planning design phase. the entire west property line opposite the adjacent trucking Department • distribution center. A continuous sound wall at least eleven feet (applicant is Mitigation ends (11') high must be erected along the north property line opposite responsible for when construction the railroad tracks. implementation) is completed. Date: Mitigation Measure No.36 (Noise Impacts). The requited Name & Title: noise control barriers may be constructed using any of the City of West following materials: masonry block, stucco on wood frame, s/a" Covina Planning During the project's plywood, 1/a" tempered glass on 1/2" Lexan, an earthen berm; or Department and deli n hose. g any combination of the above materials or any material with a Public Works surface weight of at least 3 pounds per square -foot. Each Department Mitigation ends completed noise control barrier must present a solid face from (applicant is when construction top -to -bottom and end -to -end. Cutouts are not permitted except responsible for is completed. for drain holes. implementation)) TABLE 1 MITIGATION-MONn ORING PROGRAM (CONTINUED) Measure Enforcement Monitoring Verification Agency Phase Mitigation Measure No. g 37 (Noise Impacts). The buildings Date: shall be constructed, as aminimum, in accordance with the outline of Table 6 found in the body of the report. This will be adequate for Name&Title: all units with the following exceptions: -Add STC 28 glazing to all rooms with any view of San City of West Bernardino Road from Units 1 to 11. Covina Planning During the project's -Add STC 30 glazing to all rooms with any view of the truck Department and designphase. distribution facility to the west and/or the railroad from Units Works 129 through 135• Department Mitigation ends -Add STC 30 glazing to all rooms with any view of the railroad (applicant is when construction from Units 80o through 1z 79� , 9 g1r 93, 97, 98, ro 9,110,11 3,11 4, 5 responsible for is completed. and 126. implementation) -Add STC 36 glazing and upgraded exterior walls to all rooms with any view of the railroad from Units 81, 94 through 96, 111, 112,127 and 128 Mitigation Measure No.38 (Noise Impacts). The noise City of West Date: analysis assumed that all windows and doors are kept closed. If Covina Planning During the project's allowable interior noise levels are met by requiring that Department and design phase. Name & Title: windows and doors be kept closed, then the design of the Public Works structure must also specify a ventilation or air conditioning Department Mitigation ends system to provide a habitable interior environment. The (applicant is when construction ventilation system must not compromise the dwelling or guest responsible for is completed. room noise reduction. implementation) PAGE17 City of West Covina • Mitigation Monitoring and Reporting Program TTM 72152, Planned Residential Development • 161l, 1623, and 1733 San Bernardino Road City of West Date: Mitigation Measure No.39 (Noise Impacts). The project's Covina Planning During the project's construction must conform to the unit -to -unit noise control Department and design phase. Name & Tide: requirements detailed in the noise study. These requirements Public Works outline the insulation and other construction materials that will Department Mitigation ends be effective in attenuating interior noise between the residential (applicant is when coustruction units, responsiblefor is completed. implementation) Date: Mitigation Measure No. 40 (Noise Impacts). Fast-growing City of West During the project's tree plantings shall be installed along the north side of the Covina Planning design phase. Name &Tide: proposed project site as a means to obstruct noise from off -site Department locations. The landscaping will be designed to conserve water (applicantis Mitigation ends and facilitate easy maintenance, while at the same time, to ensure responsiblefor when construction that security is not compromised. - implementation) is completed. City of West Date: Mitigation Measure No. 41(Noise Impacts). The contractors Covina Planning Department and During the project's construction phase. Name&Title: shall notify the nearby Manzanita Elementary School Public Works administration as to the times and duration of construction DepartmentMitigation ends activities. (applicantis when construction co responsiblefor is completed. " implementation) City of West Date: Covina Planning During the project's Mitigation Measure No. 42 (Noise Impacts). To the Department and construction phase. Name & Title: extent feasible, construction activities shall be scheduled so as to Public Works avoid operating several pieces of heavy equipment Department Mitigation ends simultaneously, which causes high noise levels. (applicantis when construction responsiblefor is completed. implementation) TABLE I MITIGATION-MONPPORING PROGRAM (CONTINUED Measure Enforcement Monitoring Verification Agency Phase City of West During the project's Date: Mitigation Measure No. 43 (Noise Impacts). The Covina Public Works constructlonphase. Name &Tide: construction staging area shall be located as far as feasible from Department Mitigation ends sensitive receptors. (applicant is when construction responsible for is completed. implementation) City of West During the projects Date: Mitigation Measure No. 44 (Noise Impacts). All Covina Public Works constructionphose. Name&Title: construction equipment shall be stored on the project site during Department the construction phase to eliminate daily heavy-duty truck trips (applicantis pps Mitigation ends on vicinity roadways, responsiblefor when construction implementation) is completed. City of West During the project's Date: Mitigation Measure No. 45(Noise Impacts). Project Covina Public Works construction phase. Name&Title: construction shall comply with the requirements of the Building Department Department and the Uniform Building code regarding interior (applicantis Mitigation ends noise levels. responsiblefor when construction implementation) is completed. PAGE 18 City of West Covina • Mitigation Monitoring and Reporting Program TM 92152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Mitigation Measure No. 46 (Noise Impacts). 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. City of Wes[ Covina Public Works Department (applicant is responsible for implementation) During ctionpthe hase construc[ionphase. Mitigation ends when construction is completed. Date: Name &Title: City of West over the project's Date: Covina Planning operational Name &Tide: Mitigation Measure No. 47 (Noise Impacts). The project Department and Public Works lifetime. shall be in compliance with the West Covina Municipal Code Department Mitigation is Noise Ordinance Sections is-83 through 15-86. (applicant is applicable once the responsiblefor project is implementation) operational. Over the project's Date: Mitigation Measure No. 48 (Public Service Impacts). The City of West Covina Fire operational lifetime. Name &Title: Applicant shall comply with all applicable City codes and Department regulations pertaining to fire protections as required by the West (applicant is Mitigation Covina Fire Department. responsible for on e applicable once the implementation) project is operational. PAcat9 ATTACHMENT 10 PLANNING COMMISSION RESOLUTION NO. 14-5645 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT NO. 14-02 GENERAL PLAN AMENDMENT NO. 14-02 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623 and 1773 West San Bernardino Road 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: "Industrial and Manufacturing" to "Residential High" on that certain property generally described as: Assessor's Parcel Number 8435-011-005, 8435-015-037, 038, 133-190, 193-198, 203-207, 210-220, and all common lots created by Tract Map No. 62342 that serve those parcels, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with this request, the applicant has also requested a zone change (ZC 14-02) from "Manufacturing (M-1)" to "Specific Plan No. 26 (Bella Vista Specific Plan)"; and WHEREAS, a precise plan (PP 14-02) for the site plan and architecture has been submitted for the development of the project; and WHEREAS, consistent with this request, the applicant has also requested a tentative tract map (TTM 72152) for the subdivision of the "Project Site" into 141 lots that includes lots 1 through 135 for the development of 135 town -home units and lots A through D to accommodate access, interior network of drive isles and open space. Lot 136 will remained developed with an existing wireless telecommunication facility and Lot 137 to be developed with a parking lot and will remain with a General Plan Land Use Designation of "Industrial and Manufacturing"; and Z:\Resos\2014 Resos\14-5645 GPA 14-02.Bella Vista.doc Planning Commission Resolution No. 14-5645 General Plan Amendment No. 14-02 October 28, 2014 - Page 2 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 goal 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" and WHEREAS, it is a stated policy of the Housing Element of the General Plan to "Provide high quality of 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" 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, the Planning Commission upon giving the required notice did on the 28`3' day of October, 2014, 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 Planning Commission recommends that the City Council approve General Plan Amendment No. 14-02, amending the land use designation for the subject property as set forth on the Land Use Map as depicted on Exhibit A; Z:\Resos\2014 Resos\14-5645 GPA 14-02.Bella Vista.doc Planning Commission Resolution No. 14-5645 General Plan Amendment No. 14-02 October 28, 2014 - Page 3 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. 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 28a' day of October, 2014, by the following vote: AYES: Valles, Blackburn, Castellanos, Menefee NOES: Holtz ABSENT: None ABSTAIN: None DATE: October 28, 2014 In � : s ., "v ,,r.'`,•, _e 2:5,,.ik;,"_a `8. 1'i �l'1,..'3„?G��j geiald , Menefee, Chairman �lanntnAg�ommission J f E derson, Secretary Planning Commission Z:\Resos\2014 Resos\14-5645 GPA 14-02.Bella Vista.doc GENERAL PLAN AMENDMENT NO. 14-02 EXHIBIT A J � � Indicates area proposed to be redesignated from "Industrial and Manufacturing" to "Residential High" ATTACHMENT 11 PLANNING COMMISSION RESOLUTION NO. 14-5646 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ZONE CHANGE NO. 14-02 ZONE CHANGE NO. 14-02 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623, and 1773 W. San Bernardino Road 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: "Manufacturing" (M-1) to "Specific Plan No. 26 (Bella Vista Specific Plan)" on that certain property generally described as follows: Assessor's Parcel Number 8435-011-005, 8435-015-037, 038, 133-190, 193-198, 203- 207, 210-220, and all common lots created by Tract Map No. 62342 that serve those parcels, in the records of the Los Angeles County Assessor; and WHEREAS, consistent with the request, the applicant has also requested a General Plan Amendment (No. 14-02) to change the designation of the Land Use Element on the subject properties from designation on the subject property from "Industrial and Manufacturing" to "Residential High;" 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 135 residential town -home units; and WHEREAS, a precise plan (No. 14-02) for the site plan and architecture has been submitted for the development of the project; and ZAResos\2014 Resos\14-5646 ZC 14-02.Bella Vista.doc Planning Commission Resolution No. 14-5646 Zone Change No. 14-02 October 28, 2014- Page 2 WHEREAS, a tentative tract map (TTM 72152) has been submitted for the subdivision of the "Project Site" into 141 lots that includes lots 1 through 135 for the development of 135 town - home units and lots A through D to accommodate access, interior network of drive isles and open space. Lot 136 will remained developed with an existing wireless telecommunication facility and Lot 137 to be developed with a parking lot and will remain zoned "Manufacturing" (M-1); and WHEREAS, the Planning Commission, upon giving the required notice, did on the 28a' day of October, 2014, 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: The project consists of a development plan for the construction of three-story residential town -home units that include 91 three -bedroom units and 44 four - bedroom units on a 6.46-acre property. 2. The project includes a General Plan amendment to change the Land Use designation from "Industrial and Manufacturing" to "Residential High" to allow a multi -family development. 3. The project includes a zone change requesting to change the zone from "Manufacturing" (M-1) to "Specific Plan No. 26 (Bella Vista Specific Plan)" that allows for 135 residential units. 4. The project includes a precise plan for the architecture and site plan layout for the proposed project. The applicant is requesting approval of a tentative tract map to subdivide the site into 141 lots. 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. Z:\Resos\2014 Resos\14-5646 ZC 14-02.Bella Vista.doc Planning Commission Resolution No. 14-5646 Zone Change No. 14-02 October 28, 2014- Page 3 e. The approval of such a zone change is consistent with the General Plan as recommended to be amended or applicable specific plans. 7. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures. WHEREAS, based on the evidence, both oral and documentary, the Planning Commission finds as follows: a. The proposed zone change will facilitate the development of 135 residential town - home units. As the economy has shifted in recent years, many communities within the San Gabriel Valley, including the City of West Covina, have lost commercial, manufacturing and industrial activity. These economic impacts have left vacant and excess parcels of land that are commercial, manufacturing and industrial sites, while the supply of land zoned for residential development has become inadequate to meet the growing demand for housing. The City of West Covina has not completed a comprehensive evaluation of land uses and growth projections for over a decade. As such, there are changed conditions since the existing zoning became effective to warrant a zone change to accommodate the growing housing demand. b. An environmental study, in compliance with CEQA, has been prepared determining that mitigation measures are required. The mitigation measures serve to prevent adverse impacts on 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 vacant subject properties are in need of major renovation. The proposed project will replace the existing outdated buildings and redevelop the site. In addition, an existing multi -family residential development is immediately adjacent to the east of the site and a public school site is located to the south. Therefore, the subject property is ideally situated to transform from an industrial/manufacturing use to a residential use. As such, 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. The City of West Covina adopted the 2008 — 2014 Housing Element on November 20, 2012 and the Housing Element was certified by the California Department of Housing and Community Development on December 12, 2012. The proposed project is consistent with the goals and policies of the Housing Element. In recent years, the City has built higher density units primarily for senior citizens only. Although the units are not considered affordable units as units being subsidized by any public funding mechanism, the proposed 135 residential town -home units would be potentially more affordable than single- family residential dwelling units or detached condominium units that have a feel Z:\Resos\2014 Resos\14-5646 ZC 14-02.Bella Vista.doc .. Planning Commission Resolution No. 14-5646 Zone Change No. 14-02 October 28, 2014- Page 4 of a single-family unit but are built on smaller lots ranging from 3,500-5,500 square feet of land area. In addition, the project provides an additional housing type that can accommodate a segment of the population that does not desire to live in a single-family dwelling unit. The Housing Element of the General Plan calls for: • "Providing a variety of housing types to accommodate all economic segments of the City'; • 'Promote equal housing opportunity for all residents'; and • "Identify adequate sites to achieve housing variety." The project would provide housing that could accommodate larger families and those with disabilities. 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. Since the market housing conditions have changed and the City's development standards do not reflect new housing trends, the applicant is proposing a specific plan to establish the development standards of the project. The proposed project would be developed in buildings comprised of 4 units, 6 units, 7 units or 8 units. The proposed units will not be stacked flats and therefore will provide a better living arrangement and design. The project would be adjacent to an industrial business park to the west, a railroad and industrial use to the north, San Bernardino Road and a public school to the south and a multiple -family residential project to the east. Therefore, the proposed project would not be the only residential project on the north side of the street on San Bernardino Road. As such, the approval of zone change will not adversely affect the comprehensive General Plan so adopted by the City. e. With the approval of the General Plan Amendment, the proposed zone change would be consistent with the General Plan. The proposed project is consistent with the development standards set forth in the Specific Plan No. 26 (Bella Vista 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. 14-02 is hereby found to be consistent with the City's General Plan, as the Planning Commission recommends it be amended, and the land uses permitted within said zone classification. Z:\Resos\2014 Resos\14-5646 ZC 14-02.Bella Vista.doc Planning Commission Resolution No. 14-5646 Zone Change No. 14-02 October 28, 2014- Page 5 SECTION NO. 2: The Planning Commission does hereby recommend to the City Council that it approve Zone Change No. 14-02, 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. 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 20, day of October, 2014, by the following vote: AYES: Valles, Blackburn, Castellanos, Menefee NOES: Holtz ABSENT: None ABSTAIN: None DATE: October 28, 2014 Je derson, Secretary Planning Commission Z:\Resos\2014Resos\14-5646ZC 14-02.Bella Vista.doc EXHIBIT A BELLA VISTA ,y r`F`S holy ra^ih,Fl t� ' E,� S ' _ id"�#;Yg k. . pw�'`� 14 - i +a L��Y S «+ � ,y "5 d.. w,j a r. � •r a y k. P'., q nu ', :r R' ( i BELLA VISTA WEST COVINA 135 TOWNHOMES PREPARED FOR: CITY OF WEST COVINA ECEIVED 1444 WEST GARVEY AVENUE AUG 1 2014 WEST COVINA, CA 91790 PLANNING DE APPLICANT: WC HOMES LLC 1773 WEST SAN BERNARDINO ROAD SUITE B-42 WEST COVINA, CA 91790 PREPARED BY: CRAIG COOK 626-338-5650 RECEIVED SEP 2 2 2014 PLANNING DEPT. 3301 PROJECT OVERVIEW 1.1 Introduction The purpose of this Plan is to provide for the development of a 135 multi -unit residential development on a 6.46-acre site. The project site is currently zoned Manufacturing and was previously occupied by a commercial lumberyard, business (Pick's Building Material) and a towing/impound business (Blackards Towing). An existing wireless telecommunication facility will remain at the site. The specific plan will provide a quality design that is compatible within the context of the area and provide a cohesive transition between manufacturing uses to residential uses. In addition, the specific plan will provide housing opportunities within the City of West Covina for the general population. Section 1.2 Authorities of the specific plan "The Bella Vista" Specific Plan is established through the authority granted to the City of West Covina by California. Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457 (Specific Plans). A specific plan is a legislative plannirrg tool, regulatory in nature, and serves as zoning law for the property involve. Development plans, site plans, and tentative tract/parcel maps must be consistent with both the specific plan and the City's general plan. According the Calfornia Government Code (section 65451), a specific plan shall contain the following elements: A specific plan shall include text and a diagram that specify all of the following detail: 1. 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, drainage, 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 worker projects, and financing measures necessary paragraphs- 1 and 2. A Specific Plan shall include a statement of its relationship to a general plan. Section 1.3 below discusses the relationship of the Specific Plan to the City of West Covina General Plan. 3302 Section 1.3 General plan consistency Per the California Government Code, Section 65454 "Consistency with the General Plan," the Bella Vista Specific Plan must be consistent with the City of West Covina's General Plan. 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 and not obstruct their attainment. As required by state law, this section provides an assessment of consistency with the City's goals and objective of the current General Plan. The framework for this assessment is the list of the City's goals and objective drawn from the Housing Element and Land Use Element. 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 Residential High. The -Bella Vista Specific Plan shall serve to implement the following General Plan Goals: Housing Element — Goal 2: "Provide a variety .of housing types _to- accommodate all economic segments of the City." Policy 2.4: ""Provide high quality of high quality housing for current and future residents at all income levelstoachieve a "balanced" community." Housing Element — Goal 4: "Promote equal housing opportunity for all residents." Policy-4.4: "Encourage housing construction or alteration_10 meet the needs of residents with special needs such as large families, the elderly and disabled. " Housing Element— Goal 5: "Identify Adequate Sties to Achieve Housing Variety." Policy 5.1: "Provide a range of residential development types in West-Govina, 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. 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 4: "Arrange land uses with regard to the health, safety, convenience and welfare of the residents of the -City. Section 2.1 Land use plan The specific plan seeks a_maximum-density of 20.1 dwelling units per acre. The specific plan would allow a maximum of 135 units within the 6.46-acre site. The specific plan area is currently zoned Manufacturing (M-1), which does allow residential uses. The zoning shall be changed from Manufacturing to Specific Plan. 3303 Section 2.2 Land use summary The 6.46-acre development shall consist of a "Specific Plan" land use component. The residential development shall consist of 135 townhome units, with on -site recreational/open space areas. LAND USE PLAN F i b S jig :�. '.__... ..---:..._ ,........ BELLA VISTA SPECIFIC PLAN e. u I: l BELLA VISTA SPECIFIC PLAN I � I 7 SELF Y . I �# BELL A VISTA SPECIFIC PLAN TORAGE' IRWINDALE wEs1 -covwA _cm.oE m I DOSE PLAN _ w 3304 WEST COVINA ZONING MAP Legend Residential R-A - Residential Agriculture -` R-1 - Residential Single Family MF-8 - Residential 8 du/ac Ur MF-15 - Residential 15 du/ac MF-20 - Residential 20 du/ac MF45 - Residential 45 du/ac Commercial and Industrial N-C - Neighbohood Commercial 5-C - Service Commercial R-C - Regional Commercial C-2 - Medium Commercial C-3 - Heavy Commercial O-P - Office Professional 'I M-1 - Manufacturing I-P - Planned Industnal Public Use P-B -Public Building OS - Open Space Master Plans and Specific Plans ` PCD-1 - Planned Community Development SP - Specific Plan 3305 SITE PLAN 4 BEDROOM UNIT 3 BEDROOM UNIT Section 2.3 Relationships to the California Environmental Quality Act (CEQA) A Mitigated Negative -Declaration (MND) has been prepared for the specific -plan in accordance with CEQA to evaluate the potential environmental impacts associated with development of the project. The MIND has been prepared in conformance with California Public Resources Doe Section 21000 et seq; California CEQA Guidelines (California Code of Regulations Title 14. Section 15000 at seq); and the rules, regulations and procedures for CEQA as adopted by the City of West Covina. 3306 All mitigation measures required in the MND will be certified and amended by the City Council prior to being incorporated by reference and are applicable to the specific plan. Section 2.4 Location and setting The 6.46-acre project site is located in an urban area and is surrounded on all sides by development. Multiple -family residential development is located along the project site's eastern side while industrial development is located to the north and west. A railroad ROW extends along the property's northern side while San Bernardino Road extends along the site's southern side. The southern half of the site is occupied by two commercial uses that are now closed for business (Blackards Towing and Picks Building Material). Blackards Towing was established in 1948 at 1611 W. San Bernardino Road and the business remained opened until the mid 2000's. Pick's Building Material had been operating at 1623 W. San Bernardino Road since the early 1950's. In 2008, the business was acquired by Barr Lumber which ceased operation in August of 2008. The northern half of the project site is vacant though the northwestern portion is being used for vehicle parking. A cellular tower, camouflaged as a pine tree, is located in the eastern portion of the site. With the exception of the cellular tower, all of the existing structural improvements will be demolished. Section 3.1 Phasing policies The following policies are intended to ensure that the specific plan shall provide the essential infrastructure and services to support each phase development. See Exhibit 3.1, Phasing Plan. • 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 prior to the issuance of building permits. The specific plan shall be developed in 7 phases. Phase I is anticipated to be completed by January 2015. Phase 2 shall start development after Phase 1 completion or thereafter; and so forth. • To the maximum extent possible, all backbone infrastructure for sewer, water, drainage facilities and street improvements for San Bernardino Road shall be provided for the entire project within the first phase of the development. The developer shall pay for the improvements. • 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 undeveloped phase shall be maintained in a weed free condition and secured. C Q m O L O ■ M G TENTATIVE TRACT NO. 72152 EM 5ios,unwreCeve�ovryA < b PHASE 1 - COMPLETE JAN 2015 PHASE 2 - COMPLETE JUNE 2015 c PHASE 3- COMPLETE JAN 2016 1t_ _----T- -- m PHASE 4- COMPLETE JUNE 2016 f , 'L t - PHASES - COMPLETE JAN 20 +.- t ) ... ' 017 PHASE S -COMPLETE DUNE 2017 PHASE 7 COMPLETE JAN 2013 p Lf� CRY OF WEST COVNA ... cava .. ,.. ._.-. ...-... -., .:...�t� __ 11 4.1 Development standards purposes and intent The provisions of this Plan have been established to provide for the orderly development of the Plan Area. Application of the Plan is intended to protect the health, safety, and welfare of the community. In order to provide relief and allow deviations from the development standards and Zoning Code requirements the following control mechanisms shall be applied. As to all issues wherein this Plan is silent, the City's codes and ordinances and codes shall apply 4.2 Development standards- development plan (site plan) The following development standards shall apply to the overall residential development within the specific plan. Section 4.1 General provisions Any situation -nut-specifically addressed by the specific plan, shall -be subject to the West Covina Municipal Code (Chapter 26, Zoning). Section 4.2 Maximum density The site —plan attached hereto and incorporated herein by_ this reference identifies the boundaries for a multi -family residential development. The density -shall not exceed 21 units per acre. Section 4.3 Minimum lot size Minimum -lot size is 20 feet in width and 40 feet in depth. 4.4 Yard areas (Setbacks) The following required yard areas shall be observed (these are residential -setback because building edge is lot edge): 3309 Set Back from Street: San Bernardino Road - 25 feet minimum San Bernardino Road right of way (back of sidewalk) - 15 feet minimum Side Yards: 10 feet minimum from property line and existing buildings Rear Yards: 10 feet minimum All setback areas are required to be landscaped in accordance with the required Landscaping and Irrigation Plan. 4.5 Minimum floor areas Each dwelling unit shall have and maintain minimum gross floor areas, excluding private patios, balconies and garages as follows: Minimum-sq footage -1600 ft Minimum Number of Bedrooms — 3 Bedrooms Proposed Plan 3A— 1700 sq-ft. Plan 313- 1-746 sq ft Plan 3H- 1746-sq-t Plan 4A- 2110 sq ft 4.6 Building length and height No building or structure shall be constructed in excess of 175 feet In length. No building or structure shall be constructed of a height exceeding 3 stories or 40 feet. 4.7 Open spaces P"rivate Open Space- Each dwelling -unit shall include a private open space area in the form of a balcony or a porch having access from the main dwelling unit. All balconies and porches shall be substantially enclosed by a solid wall or rail at least 42 inches in height and shall have a minimum of 65 square feet in area with a minimum dimerrsisns of 5 feet X 10 and a vertical clearance of -not less than 8 feet. Items that may be stored on the balcony shall be -limited to patio furniture, potted plants, and outdoor bar-be-que, which shall be required in the CC&R's. Provided private open —space shall not be enclosed or modified within the development. Porches and Balconies have no required setback. They are on the second floor and begin on plane from building lot line. 3310 Habitable Additions and Enclosed Patios: All units are designed to fit their respective lots and no habitable space additions or enclosed patio additions are permitted on lots within this specific plan. The community open space area shall have paved picnic areas, Barbeque grill and picnic tables will be provided throughout the common area. These locations can be found between Lots 34-35, adjacent to Lot 95 and adjacent to lot 128 for the use of the residents within the development. Open turf area will be located adjacent to lot 34 and 128. All connecting walkway shall be a minimum of 4'-0" wide and designed to meet ADA Accessibility Design Standards. Common Open Space -All residents shall be provided with common open space areas conveniently located throughout the development. A total of 55,150 sq ft open space -will be provided throughout the development. Four areas of open space will be provided a various locations. Each of these areas shall a minimum dimension of 35 feet. Amenities shall include water fountains, picnic tables and benches, bar-be-que stands, decorative trellises, and a tot lot. A total of four (4) decorative water fountains shall be provided throughout the Plan Area. Water fountains with shaded seating enclaves shall be provided between buildings and within. pedestrian walkways. -Picnic tables and -shaded seating areas shall be,provided near grass -open space areas. Except for the perimeter fencing along shared property lines, the common open space areas -shall not be enclosed and shall be free of any perimeter fencing. All connecting walkways shall be minimum of 4'-0" wide and designed to meet ADA Accessibility Design Standards. 4.8 Parking Parking for -the Plan shall be provided on site and located within the Plan Area and have limited visibility from the public right-of=way. Each unit- shall .provide a 2-c2r garage that is independently and privately accessed. A minimum of sixty-seven (67) guest parking spaces shall be provided and shall be grouped within the designated areas throughout the site and shall be easily accessible. Proposed Private: 2-car garage per unit Guest: 0.49 per unit The minimum dimensions for a guest parking stall shall be 8'6" X 18'. 3311 4.9 Architecture The architecture for the entire development shall be that of an urban contemporary design. Design shall be distinctly California Urban with contemporary geometric shapes accented with gentle curves and decorative facade trims. Raised front porches, balconies and decks, oversized windows, patio doors and wrought iron railings shall be provided. Classic stucco finishes combined with cabernet brick, natural stacked ledger stone trim with standing seam metal front door overhangs and clean building lines shall depict a modern, technology -based influence. 4.10 Windows Windows details, including header, sill and trim elements shall be consistent with the architectural style of the building. Window shapes and mullion patters shall be consistent with the architectural style of the building. The shape and size of shutters shall be compatible with the window opening. 4.11 Gutters and downspouts Exposed gutters and downspouts, when used, should be colored to either match or complement the surface to which they are attached. 4.12 Mechanical equipment No mechanical equipment (air-conditioning, heating units, etc.) shall be mounted on, or attached to any pitched roof. Mechanical equipment, when mounted on flat roofs, must be completely screened by parapet walls at least as tall as the equipment being screened. Mechanical devices such as exhaust fans, vents, and pipes shall be pained to match adjacent roof surfaces. 3312 Ground mounted air conditioning units must be screened by walls and or landscaping at least 6" higher than the unit(s) and located away from pedestrian paths and project amenities. 4.13 Meters Natural gas meters will be grouped and shall be screened by walls and or landscaping. Electrical meters shall be ganged in meter enclosures or screened by wall and or landscaping. Builders should contact the utility provided for minimum clearances. Screen wall and electrical enclosures shall be designed integral to the project's architecture. 4.14 Mail boxes Mailboxes shall not be located within the parkways (public right-of-way) along San Bernardino Road and shall be provided and grouped together (gang boxes) on -site. Mailboxes shall be -placed within the required setback areas. Mailboxes should be located convenient to short term parking and meet federal accessibility standards. Coordinate with Postal Service on locations and practices required if mailboxes are inside gated area. 4.15 Pedestrian orientation Buildings along San Bernardino Road shall be located so as to provide pedestrian access from the city sidewalk to the individual units. Two gated walkways shall connect interior -sidewalks to city side walk along San Bernardino Road. A four -foot wide pedestrian walkway with dense landscaping shall -be provided along the perimeter of the project area to provide access to the individual units and linkage to the common open space throughout -the development. Pedestrian walkways shall be clearly marked where they cross -vehicular drives and roadways. 4.16 Circulation Primary vehicular ingress and egress to -the site shall be provided from entrance along San Bernardino Road. Pedestrian access entries shall be provided at east and west property lines along San Bernardino Road. The common driveway width and parking areas shall be designed to meet West Covina —Fire Department requirements and io—avoid any potential circulation issues. 4.17 Lighting/security- The outdoor lighting system shall be compatible with -the architectural theme .of the structures and shall enhance the building design and adjacent landscape. Lighting standards and building fixtures shall be of -a -design-and size compatible with the building and adjacent areas. All lighting shall be designed and installedto limit overspill of light onto adjacent properties. Parking lot lighting and exterior building lighting shall be shielded and directed -downward to prevent spillover lighting. Excessive brightness shall be prohibited. Security lighting, including but not limited to, motion sensor lights shall be installed at every building entrance and photo cell controlled lighting shall be provided throughout the Plan Area to provide adequate lighting. Lighting shall be installed at all entryways, parking areas, common open space areas, -residential front doors and garages. All proposed lighting shall be reviewed and approved by the 3313 Planning Division prior to installation. The Police Department shall likewise review and approve all proposed lighting to ensure that any and all potential safety issues are addressed. 4.18 Signage The residential addresses shall be displayed as backlit numbers. One -entry monument sign that is integrated with the design and material of the development will be provided along San Bernardino Road. The entry monument sign shall be placed within a landscape area. il 8'-3" LEDGESTOI 6x6 COL FINIS All signage shall be designed as an integral architectural element of the site. The colors and material of every sight be compatible -and harmonious with the colors of the buildings within the site. The following table includes the types of signs allowed. 3314 Type of Sign Maximum Size Monument sign (entry -sign) One per site at the entrance Area 42 Square Feet Height 5 Feet Residential Unit Address Panel Two square feet in area. Guest Parking Sign All spaces are guest parking spaces. The only Located on pole mounted sign, wall mounted reserved spaces are those inside the garages, sign or painted on space Real Estate Signs 32 Square Feet in Area. Not allowed within setbacks Directional Signs— NA 4.19 Walls and fences An eight feet (8) high continuous sound wall will be constructed along the entire west property line opposite to the adjacent trucking distribution center. A continuous sound wall -at least -eleven - feet (I V) will be constructed along the north property line opposite to the railroad tracks. Wall articulation must be previded, at a maximum, every twenty-five (25) feet. Articulation must be in the form of pilasters or offsets every twenty-five (25) feet and must be differentiated with a contrasting texture and color -from the main wall areas. Walls must be constructed of earth tone colored block, Pilaster shall be 8 inches in depth and 16 inches in width and covered by veneer that coordinates with the architecture, —stacked stone is preferable. All walls and pilasters shall have a decorative cap subject to approval by the Planning Division. Fences along the street frontages of San Bernardino Road are limited to 42 inches in height and must be at least 70% open-. A wall plan shall be submitted for review and approval by the Planning Department and Building Division indicating location and design of the wall. Planning Department shall review and approval all walls exceeding 6 feet (6) in height and a building permit will be obtained. 3315 The property line located along the side of the existing Industrial building (south-east property line) shall be constructed with square steel frames and landscape assistance wire mesh at 8 ft in height above grade. 4.20 Refuse facilities A minimum of six (6) trash enclosures shall be provided. Each of the enclosures shall be constructed to accommodate between 1 and 3 bins. Construction shall be in accordance with the standards set by the City's waste hauler (Athens Disposal). Enclosures shall be designed to include a decorative wood trellis atop and shall be secured with a latch. 4.21 Landscaping 3316 The landscaping required pursuant to this Plan shall comply with the City's Water Efficient Landscaping Ordinance (Section 26-750.1100). A landscape architect licensed in California shall be retained to prepared planting and irrigation plans for the development's public and common open space areas. Planting design shall be compatible between both the neighboring residential use and industrial park. Trees selection shall help to set the landscape tone and shall be organized by primary function (i.e., street tree, streetscape, entry specimen trees, accent trees, screen trees, etc.). All trees planted shall be a minimum size of 24" box and shall be planted with deep root barriers where necessary. Shrub and groundcover planting shall also be organized using similar concepts (i.e., background shrub, upright accent shrub, flowering perennial border, screening hedge, etc.). Low water use plans shall be utilized in the plant palette. All trees, shrubs and groundcovers shall be grouped based off of water requirements and irrigated appropriately. Irrigation- for landscape areas shall be designed to be as water efficient as possible. All irrigation systems shall be controlled using automatic controllers designed to properly- apply water to plant materials given the sites soil conditions, evapotranspiration rates, and shall have automatic rain shut off devices. Spray systems shall have low -volume, matched -precipitation nozzles fitted on pop-up bodies that are outfitted with _pressure compensating devices -and internal check valves. Hydrozones will be developed to control the water to specific plan material and adhere to environmental conditions. Pop-up bodies will be specified in areas that may experience pedestrian traffic such as walkways and separation between turf and shrub beds. The on -site irrigation system will be entirely private and maintained -by the planned HOA. 4.22 Maintenance of the project The project, including but not limited to, buildings and landscaped areas shall be continuously maintained. The use of stucco, stone trim, wrought iron and other finishes must be conducive to easy maintenance and upkeep. Materials and finishes shall be selected for their durability and - wear as well as their aesthetics. Configurations that tend to catch -and accumulate debris, leaves, -trash, dirt and rubbish shall be prohibited. Ongoing- maintenance for the entire project site shall -be responsibility of the planned Homeowner's Association and included in the CC&R's. The residential homeowners association —shall enforce their own CC&R's. A maintenance schedule shall be included in the CC&R's. INFRASTRUCTURE, UTILITIES AND PUBLIC SERVICES 5.1 Purpose and Intent The purpose of this chapter is to identify the infrastructure, utilities and public services required to serve the specific plan. The following sections shall discuss the infrastructure improvements for vehicle circulation, grading storm drain, sewer, water, utilities, public services, perimeter security, site access and subdivision of the property. 3317 5.2 Vehicle Circulation Exhibit 5.2 shows access and required improvements along San Bernardino Road as the on -site private drive aisles needed for internal circulation throughout the project area. A 30-foot wide gated access drive off San Bernardino Road is provided. All internal private roads are 26-foot wide. d O ♦� y � I��7�T ` 1 L {,� y LNf CIRCULATION PLAN EXHIBIT 5.2 5.3 Grading The Plan Area will be completed cleared of existing structures and excavated approximately 4-6 ft below existing level and soil reset 1 foot at a time at a density 90% or higher. The new use of the property will require slight variation to existing contour. Slight changes (plus or minus 2 ft) will be made on the southern and eastern property areas. On the north and western portions of the property grade elevations are increased 2-4 It from existing elevations. 5.4 Standard Urban Stormwater Mitigation Plan (SUSMP) The Standard Urban Stormwater Mitigation Plan was developed as part of the municipal stormwater pollution from new development projects. The proposed site improvements are intended to comply with the City of West Covina and County of Los Angeles' water quality Standard Urban Stormwater Mitigation Plan requirements. 3318 5.5. Storm Drain Plan A private storm drain system will be located throughout the project and shall connect to underground detention chambers. These chambers will be located in the landscaped area along lots 1-3, lot 6-8, lots 51-54, lots 34-35, and lot 137. Water is held in these chambers until it percolates into the groundwater system, refilling the aquifers. There is no storm drain system in San Bernardino road. The closest inlet is'/z mile and runs directly into the Big Dalton wash. All onsite flows shall be filtered prior to entering the offsite public street but should not be necessary because on site detention system has been designed for 100 year storm. 5.6 Sewer Plan Sewer service for the project shall be provided through the City of West Covina. The project shall convey sewage through onsite 8-inch VCP (Vitrified Clay Pipe) sewer line that will connect to an existing 8-inch public sewer main located along San Bernardino Road. The point of connection on the existing 8-inch sewer main is approximately 1,260 linear feet westerly from the 33-inch Dalton Trunk Sewer (near San Bernardino Road and Azusa Canyon Road. 5.7. Water Plan Azusa Light & Water shall provide water to serve the project. The onsite water loop shall be a minimum of 8" (diameter of the line) water line that shall provide both domestic and fire service to the site. Exhibit 5.7 shows the water line locations and fire hydrant locations proposed for the project. r� I r w J u Ttj y I f_ rrii11�� r i r _.Y 4 j �� SEWER MAIN WATER MAIN , f EXHIBIT 5.7 3319 5.8 Utilities A. Electricity: Southern California Edison (SCE) shall provide electric service to the project area and shall extend service to the project in accordance with rules and policies for extension of service on file with the California Public Utilities Commission. B. Natural Gas: The Southern California Gas company shall provide natural gas service to the project at the time contractual arrangements are made in accordance with Gas Company policies and extension rules and policies for extension of service on file with the California Public Utilities Commission. C. Telephone Service: Verizon provides telephone service to the project area and shall extend service to the project in accordance with extension of service on file with the California Public -Utilities Commission. D: Cable TV: Charter Communications provides cable service within the City of West Covina and shall -provide service at the time contractual arrangements are made in accordance with extension of service -on- file with the California Public Utilities Commission. E. Internet Access: Both Verizon or Charter Communication offer Internet service within the project area and shall provide service at the time contractual arrangements are made. F. Solid Waste: The city of West Covina will provide solid -waste collection service for the project through a franchise agreement with Athens S-ervices, a -private -refuse hauler. 5.9 Public -Services A. Fire: the City of West Covina Fire Department shall provide. Fire protection services. First response for fire and paramedic service to the project will be provided by the West Covina Fire Station No. 3, located_at-1433-W. Puente Avenue. This station is located approximately 2 miles southeast of the project. The Mitigated Negative De-claration for the project -has required mitigation measures to ensure adequate fire protection service -for the project pursuant to Section 2.3 of this document. B. Police: the City of West Covina Police Department will provide Police services. The Mitigated Negative Declaration for the project has required mitigation measures to ensure adequate fire protection service for -the project pursuant to -Section 2.3 of this document. C. Schools: School service will be provided by the Covina Valley Unified School District. The following schools will serve the project: Manzanita Elementary School; Traweek Middle School; and Covina High School. Pursuant to Government Code Section 65995, the project will be required to offset impacts to the school system by paying a mandatory fee per square foot of residential space. 3320 D. Public Library: The West Covina Library is part of the County of Los Angeles Public Library and is located with the Civic Center at 1601 West Covina Parkway. E. Community & Recreation: The City of West Covina Community Services Department manages park facilities and provides recreation programs to City residents. Currently, there are 12 developed neighborhood parks and five developed community parks that have a total of 122 and 77 acres of park space, respectively. 6.0 Subdivision Pursuant to state law, the City of West Covina is vested in the regulation and control of design and improvements of common interest subdivisions. This development will require application and approval of a Tentative Tract Map for the conversion of thirty-three (35) lots into one hundred and forty-one (141) lots, one (1) lot for the existing wireless telecommunication facility, one (1) lot for parking(#137), and 135 for a residential planned development and 4 common area lettered lots. No residential lot shall be created with a width less than 20 feet and. a depth less than 40 feet. HOMEOWNERS ASSOCIATION (RESIDENTIAL) 7.1 Covenants, Conditions and Restrictions (CC&R's) CC&R's creating a Homeowners Association (HOA) shall be -required to be submitted to the City's Planning Department for review and approval by the Planning Division, Engineering Division, and -City Attorney's Office- prior to the certificate of occupancy. The CC&Rs shall require that the HOA enforce the CC&Rs and shall include all requirements as provided herein. Before the first unit is sold-, the developer shall record the CC&Rs on all of the properties. The CC&Rs shall state that the CC&Rs "run with the land", meaning that all successive buyers are bound by the same covenants as the original purchaser. DESIGN GUIDELINES 8.1 Design Guidelines Building site and landscape design shall be in accordance with -the Design Guidelines. The primary purpose of Design Guidelines is to offer architectural design element for the project as well- as minor changes allowed to open private spaces. If certain design issues were not specifically addressed in these guidelines, then the most recent developments codes and guidelines by the City would be applicable and provide further direction. City's appropriate review authority shall consider deviation from the guidelines; however, any deviations must exhibit a superior approach to fulfilling the intent, goals, and objectives of the Design Guidelines. 3321 1. Building design shall avoid large monotonous facades, long straight line building fronts, plain box shapes and barren exterior treatment consistent with the design of residential function. 2. The rooflines of individual buildings shall be varied to reduce building mass. 3. Occasional building modulation (changes in depth and direction) shall be used to provide shade, shadow and visual relief by varying setbacks and roof configurations to eliminate continuous uninterrupted walls and rooflines. 4. Building setbacks shall increase with the height of the buildings; i.e. when possible, the second story of a building should be set back further than the first floor. Alternatively, the entire building shall be setback further from the adjacent property lines. 5. The combination of one, two story and three story elements is encouraged for three- story dwellings, with the top story setback along the front elevation, emphasizing a pleasing view from the street. 6. Driveway areas shall contain design features including landscaping and -textured paving. Windows, doors., stairways, balconies and other architectural features shall be treated in a decorative manner, consistent with the overall architectural theme, to break up monotony and add variety. For example, plain vinyl frame windows shall be avoided and multi -paned, octagonal, bay, greenhouse, over sized, circular or other decorative styles should be used in -their place. 8. All mechanical equipment including wall mounted -utility meters and air conditioning units shall -be screened as an integral part of the building design and sball-be screened from public view. No screening method is to give the appearance of being "tacked on." Roof mounted equipment is encouraged. Building materials shall be selected for their architectural harmony and aesthetic quality. A variety of harmonious materials shall be used to avoid monotony. For -example, stucco walls should include trim of other materials such as brick, rock, tile, or wood. 10. Roofing materials shall consist of standing seam metal or asphalt built-up sheeting. 11. Perimeter walls -shall be constructed of earth tone concrete block so as to be consistent with and complement the architectural style -and colors of the building. 12. Natural earth tones or other colors with a subdued quality shall be used as the dominant exterior finish. Bright, garish, non -harmonious, or out of character colors shall not be used. 13. Long straight pedestrian walkways shall be mitigated through off -sets, curvilinear approaches and changes in textures and/or colors. 3322 14. Landscaping shall be an integral part of the site design. Berming is encouraged within the required yard areas adjacent to the street. Landscape plans should be prepared by a licensed landscape architect with extensive experience in the field of landscape design. 15. A variety of landscaping materials, textures, colors and forms shall be used, including trees, shrubs, ground cover, flowering plants, walls, textured surfaces, trellises and other elements. Drought resistant plants are required. 16. The design of all exterior light fixtures should be compatible with the architecture of the building. 17. Driveways shall contain automatically controlled lighting. 18. Street lighting along San Bernardino Road 19.. A certified copy of this Specific Plan and Development Plan shall be provided to all future homeowners within the "Project" area. IMPLEMENTATION PROGRAM 9.1 Application Processing At the time of adoption of the specific plan, concurrent application shall be approved for overall site development through General Plan Amendment, Zone Change Precise Plan and Tentative Tract Map. At the -time of implementation of this Specific Plan will be accomplished through the City's development review process, considering development plans from concept to construction drawings. Upon adoption of -the Plan, developers and/or property owners may prepare and submit plans for development within the Specific Plan Area. Development plans shall be prepared and submitted for review in conformance with the provisions of this Specific Plan and the requirements of the City's Municipal Code. AMENDMENTS 10.1 Modifications The provisions of this Specific.P_lan, including but not limited to, the documents attached hereto as Exhibits "A-C" inclusive, may be amended in the manner provided in the City's Municipal Code. Certain modification to the Specific Plan text and exhibits any be necessary or desired during the life of the project. Any modifications to this document shall occur in accordance with the amendment process described in this section. These amendments, should they occur, are divided into two categories. Minor Adjustments allow for administrative changes subject to the review and action by the Planning Department. All other proposed changes are considered formal Amendments and shall be reviewed for approval by the Planning commission and/or City Council. All amendments shall be consistent with the City of West Covina General Plan and intent of the Bella Vista Specific Plan. 3323 10.2 Minor Modifications Certain modifications to the Specific Plan are specifically exempted from the formal amendment process, including public hearings. However, they are subject to review and approval by the Planning Department. These consist of minor changes that do not materially affect the overall purpose and intent of the Specific Plan. A minor modification to the Specific Plan may be processed if determined by the Planning Director or designee that: • The minor modification to the Specific Plan is not extensive enough to be considered a substantial or fundamental change in land use relative to the original approval. • The minor modification to the Specific Plan would not alter any findings contained in the Mitigated Negative Declaration for the project. • The minor modification to the Specific Plan would not a substantial adverse impact on surrounding- properties. • The minor modification of the Specific Plan would not affect . the ability to meet infrastructure and service provisions contained -in the Specific Plan. • The minor modification to the Specific Plan would not significantly affect the overall design and visual quality of the project. The following are examples of minor modifications that do- not require a Specific Plan Amendment and are subject to review and approval of the Planning Director: • Modification to the design guidelines, such as revisions to design treatments or changes to specific plan finish material, plant material, etc., if it is determined that such changes achieve the design intent. • Final utility sizing and precise location of water, sewer and storm drainage improvements when directed by the City Engineer and when these modification do not impact level of service provided or affect development utility. • Specific modifications of a similar nature to those listed above, that are deemed -minor by the Planning Director, that —are in keepingwith the intent of the Specific Plan and in conformance with the General Plan. • -Minor modification applications -,must include findings that demonstrate consistency with the Specific Plan goals and objectives. 10.3. Formal Amendments All Specific Plan modifications that do not meet the criteria of a minor modification shall be deemed to require a formal- amendment to the approved Specific Plan. The Planning Commission and City Council shall review all formal amendments for approval. All formal amendments to the Specific Plan shall satisfy the following criteria: • Demonstrate that the proposed amendment meets the goals and objectives of the Specific Plan and General Plan. 3324 • Ensure that any impacts from the amendment can be satisfactorily mitigated. Update any Specific Plan technical studies and/or provide additional environmental studies deemed necessary by the Planning Director and/or Planning Commission. 3325 ZONE CHANGE NO. 14-02 EXHIBIT B Indicates the area proposed to be rezoned from "Manufacturing" (M-1) to "Bella Vista Specific Plan" (SP-26) ATTACHMENT 12 PLANNING COMMISSION RESOLUTION NO. 14-5647 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING THE CITY COUNCIL APPROVE PRECISE PLAN NO. 14-02 PRECISE PLAN NO. 14-02 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623, and 1773 West San Bernardino Road 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 precise plan to: Allow for the site plan and architecture for the construction of 135 town -home units and develop a parking lot to serve an existing business park located at 1773 West San Bernardino Road; and on that certain property described as: Assessor's Parcel Number 8435-011-005, 8435-015-037, 038, 133-220, and all common lots created by Tract Map No. 62342, 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. 14-02) to change a portion of the site land use from "Industrial and Manufacturing" to "Residential High'; and WHEREAS, the Specific Plan contains all the necessary elements required by section 65451 of the Government Code; and WHEREAS, the proposed zone change (ZC No. 14-02) on a portion of the site is requested to provide consistency between the General Plan and Zoning Map, and to establish zoning standards for the subject project; and ZAResos\2014 Resos\I4-5647 PP 14-02.1301a Vista.doc Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 2 WHEREAS, a tentative tract map (TTM No. 72152) has been submitted, for the subdivision of the site to allow 135 town -home units and to develop a parking lot to serve an existing business park; and WHEREAS, the Planning Commission upon giving the required notice did on the 28 h day of October, 2014 conduct a duly advertised public hearing as prescribed by law to consider said application; and 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 of 135 three story town - home units within 6.46 acres. 2. The project includes a General Plan amendment to change the General Plan land use designation from "Industrial and Manufacturing" to "Residential High" to allow residential uses. 3. The project includes a zone change requesting to change the zone from "Manufacturing" (M-1) to "Specific Plan No. 26 (Bella Vista Specific Plan)" that allows for 135 town - home units. 4. The project includes a precise plan for the architecture and site plan layout for the proposed project. 5. The project includes a conceptual layout of the proposed parking lot to serve the adjacent business park. 6. The applicant is requesting approval of a tentative tract map to subdivide the project site into 141 lots to accommodate the residential development and parking lot. 7. In accordance with Section 26-229 of the West Covina Municipal Code, appropriate findings for approval of a precise plan of design are as follows: a. The proposed development plans and the uses proposed are consistent with the proposed amended General Plan and any applicable specific plan. b. The proposed development is consistent with adopted development standards for the zone proposed to be adopted and complies with all other applicable provision of the Municipal Code. C. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. Z:\Resos\2014 Resos\14-5647 PP 14-02.Bella Vista.doe Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 3 d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity. 8. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that although the project could have a significant effect on the environment, there will not be a significant effect due to mitigating measures. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, the Planning Commission makes the following findings: a. The proposed development plans and the uses proposed are consistent with the proposed Amended General Plan and any applicable specific plan. The proposed project includes a General Plan amendment as well as a Specific Plan. Specific Plan No. 26 (Bella Vista) is site specific and includes development standards for the proposed residential project. This section of the General Plan is being amended to change the land use designation from "Industrial and Manufacturing" to "Residential High." The General Plan Housing Element included goals and polices to that encourage the development of housing in underutilized commercial/industrial sites. The Housing Element includes the following goals and policies: • Housing Element — Goal 2: "Provide a variety of housing types to accommodate all economic segments ofthe City. " Policy 2.4: "Provide high quality of high quality housing for current and future residents at all income levels to achieve a "balanced" community. " • Housing Element — Goal 4: "Promote equal housing opportunityfor all residents. " 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. " Z:\Resos\2014 Resos\14-5647 PP 14-02.Bella Vista.doc Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 4 Housing Element — Goal 5: "Identify Adequate Sites to Achieve Housing Variety. " 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. 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 4: "Arrange land uses with regard to the health, safety, convenience and welfare of the residents of the City. " The residential project has been designed to be consistent with the General Plan amendment and proposed specific plan. The proposed parking lot is consistent with the General Plan "Manufacturing and Industrial" land use designation and consistent with the "Manufacturing" (M-1) zone. b. The proposed project is comprised of 135 residential units that will provide a total of 270 off-street parking spaces (two covered spaces within a garage) and a total of 67 guest parking spaces. The proposed project also includes a specific plan that is site specific. The specific plan establishes development standards for the proposed residential project. The proposed project has been designed to meet all development standards set forth in the Specific Plan 26 (Bella Vista). The proposed parking lot is consistent with the General Plan and zoning regulations. The parking lot will be developed with all applicable standards of the City of West Covina Municipal Code and any other applicable regulations. C. The project proposes a tentative tract map to create 141 lots. All the lots, except for lots 136 and 137 will be for the development of 135 town -home units. The proposed project would replace underutilized industrial buildings. In addition, the developer will disclose to the future residents at the time of sale of each unit regarding the surrounding uses and potential sources of noise associated with adjacent and nearby industrial uses. Granting this permit would allow the site to be redeveloped and bring new residents into the area supporting new and existing nearby commerciallretail businesses. An existing multi -family residential development is immediately adjacent to the east of the site and a public school site is located to the south. Therefore, the subject property is ideally situated to transform from an industrial/manufacturing use to a residential use. Granting the Z:\Resos\2014 Resos\14-5647 PP 14-02.Bella Vistadoc Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 5 permit for a residential project would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. The proposed parking lot is consistent with the existing use at 1773 West San Bernardino Road. The additional parking lot will provide needed parking to the businesses currently operating at the business park. Therefore, granting approval to develop parking a parking lot would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. d. The site is 6.46-acres and is physically suitable for the type of density being proposed. A Traffic Study was prepared as part of the Initial Study/Environmental Assessment that concluded that the project would have no adverse impact on surrounding intersections or streets. The proposed project will provide access via San Bernardino Road. The front four buildings will not be gated. The project has been designed to comply with the City's standards for security gates. A total of 337 parking spaces are provided for the 135 units. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. The proposed parking lot will be adequately developed to meet all the City's regulations. The parking lot will be access from 1773 West San Bernardino Road through an interior driving aisle within the existing business park. Such lot will be exclusively for the use of the owners/occupants of the business park (Prosperity Business Park). The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. e. The proposed development will be visible from the surrounding area. The proposed three-story units will be adjacent to industrial uses on the west and north. The buildings would feature a stucco exterior with a variation of earth tone colors, and will incorporate brick, ledge stone, wood shutters, and window surrounds on the front elevation. A metal roof covering the front door of each unit will be provided. The building provides articulation and variation in both the vertical and horizontal plane by providing recessed areas, balconies and windows. The proposed parking lot will be striped and designed to meet all City's standards 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, the Planning Commission recommends that the City Council approve Precise Plan No. 14-02 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, Z:\Resos\2014 Resos\14-5647 PP 14-02.Bella Vista.doc Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 6 shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said precise plan by the Planning Commission or City Council. 3. That the precise plan shall not be effective for any purpose until the owner of the property involved (or a duly authorized representative) has filed at the office of the Planning Director, his affidavit stating he is aware of, and accepts, all conditions of this precise plan as set forth below. Additionally, no permits shall be issued until the owner of the property s involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of the precise plan should be subject to the following conditions: a) Comply with plans reviewed by the Planning Commission on October 28, 2014. b) That the project comply with all requirements of Specific Plan No. 26 (Bella Vista 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) A street frontage elevation shall be included in the plan check plans indicating the height of the finished floor and the finished grade for review and approval by the Planning Department. e) The project shall provide a minimum of 337 off-street parking spaces for the residential units. f) A detailed parking lot plan shall be submitted to the Planning' Department for review and approval of the expansion of the business park parking facilities. The parking shall clearly indicate parking spaces dimensions, driving aisles dimensions, and landscape planter areas. g) The proposed parking on Lot 137 of Tentative Tract Map No. 72152 shall be designed to comply with all the City's "Parking Lot Design Standards." Z:\Resos\2014 Resos\14-5647 PP 14-02.Bella Vista.doc Planning Cotntnission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 7 h) A common open space plan that indicates all the proposed improvements in the common open space areas shall be submitted to the Planning Department for review and approval prior to the issuance of any building permits. If any bioswales are proposed in the common open space, such bioswales shall be indicated on the plans. The plans shall also indicate all the amenities to be provided to the residents. i) All outdoor trash areas shall be screened on all sides from public view by a minimum 5'6" high decorative block wall with a gate constructed of durable materials per the standard Engineering Division plans. If the trash enclosure is visible from a public right-of-way, an architectural cover shall be required. If an architectural cover or an alternate design is required or preferred, then approval of construction details by the Building Division is required prior to construction. j) The approved use shall not create a public nuisance as defined under Section 15- 200 of the West Covina Municipal Code. k) The approved use shall be in compliance with the Noise Ordinance (Chapter 15). 1) Approval of this precise plan is contingent upon, and shall not become effective unless and until approval of General Plan Amendment No. 13-01 and Zone Change No. 13-01, and certification of the Mitigated Negative Declaration of Environmental Impact by the City Council. m) The Phasing Plan for the development of 135 town -home units and parking lot improvement will expire at the end January 2018 (Phase 7). If the tract map expires, the approval of the Precise Plan will also expire. • Phase 1 would be the completion of offsite and onsite improvements as well as the first four buildings along the San Bernardino Road frontage (units 1 through 22) with a completion date of January 2015. • Phase 2 would be the construction of four buildings (units 23 through 47) with a completion date of June 2015. • Phase 3 includes three buildings (units 48 through 67) with a completion date of January 2016. • Phase 4 would include five buildings and be located behind Phases 2 and 3 (units 68 through 95) with a completion date of June 2016. • Phase 5 includes the two buildings located towards the rear of the business park (units 96 through 104) with a completion date January 2017. Z:\Resos\2014 Resos\14-5647 PP 14-02.Bella Vista.doc Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 8 • Phase 6 includes two buildings west of Phase 5 (units 112 through 120) with a completion date of June 2017. • Phase 7 is comprised of one building west of Phase 6 (units 128 through 135) with a completion date of January 2018. n) The applicant shall sign an affidavit accepting all conditions of this approval. o) The buildings have been approved at a maximum height of 38 feet. p) That any proposed change to the approved site plan, floor plan or elevations be reviewed by the Planning, Building, Fire and Police Departments and the Redevelopment Agency and that the written authorization of the Planning Director shall be obtained prior to implementation. q) 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. r) All new gutters and downspouts shall not project from the vertical surface of the building pursuant to Section 26-568 (a) (3). 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) All new ground -mounted, wall -mounted and/or roof -mounted equipment not shown on the approved plans, shall be screened from all views, in a manner that is architecturally compatible with the main building. Plans and elevations indicating the type of equipment and method of concealment shall be submitted to the Planning Director for review and approval prior to the issuance of building permits. u) Prior to the issuance of building permits the applicant shall demonstrate, to the satisfaction of the Planning Director, that all roof mounted mechanical equipment is placed behind a permanent parapet wall and is completely restricted from all ground level views, pursuant to Section 26-568 of the Municipal Code. v) 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. Z:\Resos\2014 Resos\14-5647 PP 14-02.Bella Vista.doc Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 9 w) 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. x) 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. y) Building and parking lot lighting is required to be architecturally integrated with the building design. Standard security wall packs are not acceptable unless they are provided with hooding that is architecturally compatible with the building. z) A minimum 12-foot turn -around shall be provided on all dead-end parking aisles. The turn -around area shall include pavement marking and signage. 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) The landscape plans shall relocate or eliminate the walkway along the northerly property line and replace it with landscaping area that includes trees. cc) Clinging vines shall be installed on all retaining or freestanding walls to assist in deterring graffiti. dd) All approved materials and colors shall be clearly indicated on the plans. ee) Graffiti -resistant coatings shall be used on all walls, fences, sign structures, or similar structures to assist in deterring graffiti. ff) Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day. gg) Any sidewalk, hardscape or parking facility, with potholes, broken, raised or depressed sections, large cracks, mud and/or dust, accumulation of loose material, faded or illegible pavement striping or other deterioration shall be repaired. Z:\Resos\2014Resos\14-5647 PP 14-02.Bella Vista.doc Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 10 hh) Parking lots or other paved areas with a cracked, broken or otherwise deteriorating surface, in excess of ten (10) percent of the surface area shall be considered a nuisance and shall be repaired. ii) Prior to issuance of building permits, a wall and fence plan shall be provided indicating construction details and color and material samples for any masonry walls or fences to be constructed at perimeter of project. The wall and fence plan shall indicate the location of all walls and fences, the design and the height. All walls shall incorporate decorative pilasters every 30 feet. jj) The construction shall be approved by the Planning Department before any permits are finalized. kk) The paved areas at the site shall be maintained clean and free of oil stains. All paved areas shall be pressure washed as needed to maintain the site in a clean and orderly manner. 11) 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. mm) The parking lot to serve the business park at 1773 W. San Bernardino Road shall be developed with a total of 56 parking spaces and comply with the City's Parking Lot Design and Lighting Standards. A covenant shall be recorded to hold Lot 137 together with the existing Prosperity Business Park. nn) Recordation of Final Tract Map with the Los Angeles County Recorder shall be required prior to issuance of building permits. oo) Other than due to the negligence or willful misconduct of the City of West Covina, 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 proposal. 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 proposal or any improvements required for the proposal. The indemnity shall be contained in a written document approved by the City Attorney. Z:\Resos\2014 Resos\14-5647 PP 14-02.Bella Vista.doc Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 11 pp) 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. qq) The CC&R's shall include the following: 1. No addition of habitable space or enclosure of balconies are permitted. 2. No ground floor patio covers are permitted. 3. The parking or storage of recreation vehicles, such as RV's, boats, trailers, fifth wheels, ATV's, etc, is prohibited. 4. The garages of the units shall be available at all times for the parking of passenger vehicles. 5. Include access agreement for emergency vehicles from Lot 137 to the residential development. 6. All exterior maintenance to be the responsibility of the HOA, including garage doors, windows, and exterior architectural materials. 7. The Home Owners' Association (HOA) shall be responsible for the maintenance of the common 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. rr) 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: A standardized cover sheet as approved by the Planning Department. 2. Zoning and General Plan information. School information. 4. Special assessment district information. Utility providers The existence of a wireless telecommunication at the residential project site. Z:\Resos\2014 Resos\14-5647 PP 14-02.Bella Vista.doc Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 12 7. A copy of the Covenants, Conditions and Restrictions (CC & R's) applicable to the tract. 8. Disclosure regarding uses within the vicinity of the project, including the Metrolink and Union Pacific railroad tracks, kennel, and industrial uses associated with delivery trucks at different time of the day. 9. Any additional information deemed necessary by the Planning Department, Planning Commission, or City Council for the full disclosure of pertinent information. ss) 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. tt) 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. uu) Comply with the mitigation measures as outlined in the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program dated October 2, 2014. vv) Engineering Division Comply with all conditions contained in Planning Commission Resolution No. 567, which outlines 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. Z:\Resos\2014 Resos\14-5647 PP 14-02.Bella Vista.doc Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 13 3. The required street improvements shall include that portion of San Bernardino Road and contiguous to subject property. 4. All onsite drainage improvements and offsite improvements must be completed prior to occupancy of Phase I. 5. 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. 6. A seven -foot wide street dedication is required. along San Bernardino Road contiguous to the subject property to be recorded in the Office of the Los Angeles County recorder prior to the issuance of any Engineering Permits. 7. Full width (10-foot wide) sidewalks (with trees in tree wells) shall be constructed along San Bernardino Road contiguous to subject property. 8. All damaged concrete curbs, gutters, sidewalk, etc., shall be removed and reconstructed per City standard. 9. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 10. 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. 11. Private street improvements shall comply with Municipal Code chapter 19, Article 8, and Planning Commission Resolution No. 2519. 12. 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) 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. Z:\Resos\2014 Resos\14-5647 PP 14-02.Bella Vista.doc Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 14 c) 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. 13. The proposed subdivision shall conform to the West Covina Municipal Code Chapter 20 — Subdivisions. 14. Comply with all regulations of the Los Angeles Regional Water Quality Control Board and Article II of Chapter 9 of the West Covina Municipal Code concerning Stormwater/Urban Run-off Pollution control. 15. A park dedication in -lieu fee in the amount of $1,478,250.00 (438 (square feet of required land) X 135 units (Number of units/lots) X $25 (unit price of a square -foot of the developed lot). 16. Comply with all City private street standards. 17. A Geotechnical Investigation Report will be required as a condition of approval. 18. A covenant shall be recorded to hold Lot 137 together with the existing Prosperity Business Park. 19. All offsite and onsite improvements shall be completed as part of Phase 1 of the construction. 20. A covenant shall be recorded to hold Lot 137 together with the existing Prosperity Business Park. 21. All offsite and onsite improvements shall be completed as part of Phase 1 of the construction. ww) Public Works 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. A soils report will be required. 3. A homeowners association is required to maintain private streets and common areas. Z:\Resos\2014 Resos\l4-5647 PP 14-02.11ella Vista.doc Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 15 4. Full width sidewalk with trees and tree wells is required on SB road. 5. Color stamped concrete is required at entrance of the project from the street to the proposed gate. 6. Provide a turn -around at the end of each dead end unless waived by the Fire Department. 7. Connect and drain drive aisles directly to catch basins and storm drains (if storm drain exists in SB road). Drainage and hydrology study is required. 8. Sanitation District Industrial waste approval or waiver is required. (310) 945-8200 9. Any development over 1 acres of disturbed land shall file a Notice of Intent (NOI) obtain a permit from the State Regional Water Quality Board. 10. Provide a detailed Standard Urban Stormwater Mitigation Plan (SUSMP) to incorporate any best management practices to prevent pollution, trash. Litter etc, from entering any storm drain, channel or waterway. This plan must be approved prior to the public hearing and will become one of the Conditions of Approval. Covered discretionary projects include: • 10+ home subdivision 11. SUSMP provisions applicable to all covered projects • May not increase post -construction runoff where downstream erosion may occur • Conserve Natural areas • Minimize pollutants of concern • Protect slopes and channels • Provide storm drain stenciling and signage • Properly design storage and trash areas • Provide ongoing maintenance of all BMP's • Infiltrate the volume of a 0.75-inch storm event prior to any discharge to the storm drain system. Show the location of this feature on the plan. 12. All new on -site utility service lines shall be placed underground. xx) Building Division ZAResos\2014 Resos\14-5647 PP I4-02.Bella Vistadoc Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 16 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. A complete code analysis is required. Address type of construction, occupancy, exiting allowable areas, allowable heights, etc. Provide a summary of the drawing. 4. Separate application(s), plan check(s), and permit(s) is/are required for: a) Grading (see Engineering Division for requirements) b) Demolition work c) Block walls exceeding 6 feet in height d) Fire sprinkler (see Fire Department Prevention Bureau for requirements) e) Each separate structure/building f) Plumbing g) Mechanical h) Electrical 5. Complete structural plans with calculations will be required. Submit design for review at formal plans review. 6. Compliance to California T-24 Energy regulations will be required. Submit design for review at formal plans review. 7. 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. 8. All new on -site utility service lines shall be placed underground. All relocated on -site utility service 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. 9. Compliance with the State of California Accessibility regulations is required, including: a. Building entrances shall be provided with an accessible path of travel connecting the building entrances from the public sidewalk, accessible parking, and other buildings or essential facilities located on the site. Z:\Resos\2014 Resos\14-5647 PP 14-02.Bella Vistadoc Planning Commission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 17 b. Accessible parking: i) Provide design for accessible parking for guest parking areas. Accessible spaces shall be equally dispersed among the three lots. ii) Shall be located at each main entrance. Where multiple major entrances occur, accessible parking shall be equally distributed among the entrances. iii) Shall be 9 feet wide by 18 feet deep and be provided with a loading and unloading passenger access aisle of 8 feet wide for Van space and 5 feet wide for regular accessible spaces. C. Residential units shall be design in compliance with CBC Chapter 11 A. 10. School District Fees will be applicable. Please contact the applicable school district for amount. 11. Provide fire sprinkler complying with CBC Section 903.1. Note, if height increases are proposed, NFPA 13 system will be required pursuant to CBC Section 504.6. 12. Lot line consolidation will be required. The final map shall be recorded prior to the issuance of any foundation or building permit. yy) Fire Department: 1. Contact Jason Briley of the West Covina Fire Department at (626) 338- 8800 for Fire requirements. 6. 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\2014 Resos\l4-5647 PP 14-02.Bella Vista.doc Planning Conunission Resolution No. 14-5647 Precise Plan No. 14-02 October 28, 2014 -Page 18 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 28 day of October, 2014, by the following vote: AYES: Valles, Blackburn, Castellanos, Menefee NOES: Holtz ABSENT: None F-1VOWIFEVR�W6 Me DATE: October 28, 2014 J E derson, Secretary Planning Commission Z:\Resos\2014 Resos\14-5647 PP 14-02.Bella Vista.doc ATTACHMENT 13 PLANNING COMMISSION RESOLUTION NO. 14-5648 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING THE CITY COUNCIL APPROVE TENTATIVE TRACT MAP NO. 72152 TENTATIVE TRACT MAP NO. 72152 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623 and 1773 West San Bernardino Road 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 141 lots. A total of 135 lots will be developed with residential units, Lots A through D will accommodate access, driving aisles and open space areas to serve the residential development, Lot 136 will remain with an existing wireless telecommunication facility, and Lot 137 will be a parking lot to serve an existing business park located at 1773 West San Bernardino Road on those certain properties described as: Assessor's Parcel Number 8435-011-005, 8435-015-037, 038, 133-220, and all common lots created by Tract Map No. 62342, 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. 14-02) to amend the Land Use Element on the subject property from "Industrial and Manufacturing " to "High Residential;" and WHEREAS, consistent with this request, the applicant has also requested a zone change (ZC No. 14-02) from "Manufacturing" (M-1) to "Specific Plan No. 26 (Bella Vista Specific Plan)"; and WHEREAS, consistent with this request, the applicant has also requested a precise plan (No. 14-02) for the site plan and architecture has been submitted for the development of the project; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 28`h day of October, 2014, conduct a duly noticed public hearing to consider said application; and Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - 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 135 town -home units on the Project Site, which is 6.46 acres. 2. Lot 136 is not part of the residential development, but located within the project site and developed with an existing wireless telecommunication facility. 3. Lot 137 will be developed with parking lot to serve the existing business park (Prosperity Business Park) at 1773 West San Bernardino Road. 4. The project includes a General Plan amendment to amend the Residential Project Site component of the tract map land use designation from "Manufacturing and Industrial' "to "High Residential." 5. The project includes a zone change requesting to change the zone from "Industrial" to "Specific Plan No. 265 (Bella Vista Specific Plan)" that allows a density of 20.9 units per acres. 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 as proposed. b. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans as proposed. 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 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. Z:\Resos\2014 Resos\14-5648 TTM 72152.13ella Vista.doc Planning Comtnission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 3 7. 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 mitigation measures. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, for Tentative Tract Map No. 72152, the Planning Commission makes the following findings: a. With the approval of a General Plan amendment and Specific Plan No. 26 (Bella Vista Specific Plan), the approval of the tentative tract map is consistent with the City of West Covina General Plan. The proposed 135-unit development will be constructed to meet the development standards of the zone and the Uniform Building Code standards. b. With the approval of General Plan and Specific Plan No. 26 (Bella Vista Specific Plan), the tentative tract map would provide for land uses that are compatible with the "High Residential" land use designation for the subject property. Lot No. 137 to be developed with a parking lot is consistent with the current General Plan land use designation and zoning and will remain with the "Industrial and Manufacturing" land use. The requested General Plan amendment and zone change does not include the proposed Lot 137 in Tract Map No. 72152. The residential project would adhere to all the development standards applicable of the Specific Plan. C. The site is physically suitable for the proposed density related to the development of 135 town -home units. The property abuts to the Metrolink and Union Pacific railroad tracks to the north, a business park to the west, San Bernardino Road to the south and a multi -family residential development to the east. The property would consolidate underutilized parcels that were previously occupied by industrial uses and have been vacant for sometime. The project has been designed to meet all the development standards set forth in Specific Plan No. 26 that are 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. A multi -family development is adjacent directly to the east. 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, California Building Code and Public Works standards. Z:\Resos\2014 Resos\14-5648 TrM 72152.Bd1a Vista.doc Planning Cotnmission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 4 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 relate to lead based paint and 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 subdivision 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 Planning Commission recommends that the City Council approve the tentative tract map subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said 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 tentative map as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. Z:\Resos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 5 5. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Tentative Tract Map No. 72152 should be approved subject to the following conditions: a) Comply with plans reviewed by the Planning Commission on October 28, 2014. b) The project shall comply with all requirements of Specific Plan No. 26 (Bella Vista 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. 14-02 and Zone Change No. 14-02, and certification of the Mitigated Negative Declaration of Environmental hnpact 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) The proposed subdivision shall conform to West Covina Municipal Code Chapter 20 - Subdivisions. g) The approved use shall not create a public nuisance as defined under Section 15- 200 of the West Covina Municipal Code. h) The approved use shall be in compliance with the Noise Ordinance (Chapter 15). i) This approval shall become null and void if final map is not recorded within two (2) years of the date of this approval. j) The applicant shall sign an affidavit accepting all conditions of this approval. k) Per the approved Precise Plan Phasing Plan, the precise plan will expire in January 2018 (at the end of projected completion of Phase 8) or at the same time that the tentative tract map expires. 1) A wall plans shall be submitted to the Planning Department for review and approval. All walls shall incorporate decorative pilasters every 30 feet. Building permits shall be obtained for all walls exceeding 6 feet in height. Z:\Resos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 6 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) The existing telecommunication to remain in Lot 36 will become a nonconforming use per section 26-187 of the West Covina Municipal Code. The applicant/property owner shall be responsible to notify the leasee of the wireless tower that the facility will become a nonconforming use. o) 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. p) 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. q) 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. r) 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. s) Prior to the issuance of building permits, the applicant shall submit a detailed wall and fencing plan to the Planning Director for review and approval. Fences and/or 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. t) 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 Z:\Resos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 7 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. u) The landscape plans shall relocate or eliminate the walkway along the northerly property line and replace it with landscaping area that includes trees. v) Clinging vines shall be installed on all retaining or freestanding walls to assist in deterring graffiti. w) 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. x) 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. y) 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. z) The CC&R's shall include the following 1. No addition of habitable space or enclosure of balconies are permitted. 2. No ground floor patio covers are permitted. 3. The parking or storage of recreation vehicles, such as RV's, boats, trailers, fifth wheels, ATV's, etc, is prohibited. 4. The garages of the units shall be available at all times for the parking of passenger vehicles. Z:\Resos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 8 5. Include access agreement for emergency vehicles from Lot 137 to the residential development. 6. All exterior maintenance to be the responsibility of the HOA, including garage doors, windows, and exterior architectural materials. 7. The Home Owners' Association (HOA) shall be responsible for the maintenance of the common 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. aa) All common areas shall be owned, operated and maintained by the Home Owners' Association. bb) Prior to the issuance of building permits, the applicant shall draft a Prospective Homebuyer's Awareness Package (PHAP), and submit it to the Planning Director for review and approval. Copies of signed copies of PHAP for all lots shall be submitted to the Planning Department. Such package shall include: 1. A standardized cover sheet as approved by the Planning Department. 2. Zoning and General Plan information. 3. School information. 4. Special assessment district information. 5. Utility providers. 6. The existence of a wireless telecommunication at the residential project site. 7. A copy of the Covenants, Conditions and Restrictions (CC & R's) applicable to the tract. 8. Disclosure regarding uses within the vicinity of the project, including the Metrolink and Union Pacific railroad tracks, kennel, and industrial uses associated with delivery trucks at different time of the day. 9. Any additional information deemed necessary by the Planning Department, Planning Commission, or City Council for the full disclosure of pertinent information. cc) 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, Z:\Resos\2014 Resos\14-5648 TTM 72152.Belta V istadoc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 9 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. dd) 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. ee) Comply with the mitigation measures as outlined in the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program dated October 2, 2014. ff) Engineering Division Comply with all conditions contained in Planning Commission Resolution No. 567, which outlines 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. The required street improvements shall include that portion of San Bernardino Road and contiguous to subject property. All onsite drainage improvements and offsite improvements must be completed prior to occupancy of Phase I. 5. 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. 6. A seven -foot wide street dedication is required along San Bernardino Road contiguous to the subject property to be recorded in the Office of the Los Angeles County recorder prior to the issuance of any Engineering Permits. Z:\Resos\2014 Resos\14-5648 TTM 72152.Bella Vista.doe Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 -Page 10 7. Full width (10-foot wide) sidewalks (with trees in tree wells) shall be constructed along San Bernardino Road contiguous to subject property. 8. All damaged concrete curbs, gutters, sidewalk, etc., shall be removed and reconstructed per City standard. 9. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 10. 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. 11. Private street improvements shall comply with Municipal Code chapter 19, Article 8, and Planning Commission Resolution No. 2519. 12. 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) 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) 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. 13. The proposed subdivision shall conform to the West Covina Municipal Code Chapter 20 — Subdivisions. Z:\Resos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 11 14. Comply with all regulations of the Los Angeles Regional Water Quality Control Board and Article H of Chapter 9 of the West Covina Municipal Code concerning Stormwater/Urban Run-off Pollution control. 15. A park dedication in -lieu fee in the amount of $1,478,250.00 is required. (438 (square feet of required land) X 135 units (Number of units/lots) X $25 (unit price of a square -foot of the developed lot). 16. Comply with all City private street standards. 17. A Geotechnical Investigation Report will be required as a condition of approval. gg) Public Works 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. A soils report will be required. 3. A homeowners association is required to maintain private streets and common areas. 4. Full width sidewalk with trees and tree wells is required on SB road. 5. Color stamped concrete is required at entrance of the project from the street to the proposed gate. 6. Provide a turn -around at the end of each dead end unless waived by the Fire Department. 7. Connect and drain drive aisles directly to catch basins and storm drains (if storm drain exists in SB road). Drainage and hydrology study is required. 8. Sanitation District Industrial waste approval or waiver is required. (310) 945-8200 9. Any development over 1 acres of disturbed land shall file a Notice of Intent (NOD obtain a permit from the State Regional Water Quality Board. 10. Provide a detailed Standard Urban Stormwater Mitigation Plan (SUSMP) to incorporate any best management practices to prevent pollution, trash. Litter etc. from entering any storm drain, channel or waterway. This plan must be approved prior to the public hearing and will become one of the Conditions of Approval. Covered discretionary projects include: Z:\Resos\2014 Resos\14-5648 TrM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 12 • 10+ home subdivision 11. SUSMP provisions applicable to all covered projects • May not increase post -construction runoff where downstream erosion may occur • Conserve Natural areas • Minimize pollutants of concern • Protect slopes and channels • Provide storm drain stenciling and signage • Properly design storage and trash areas • Provide ongoing maintenance of all BMP's • Infiltrate the volume of a 0.75-inch storm event prior to any discharge to the storm drain system. Show the location of this feature on the plan. 12. All new on -site utility service lines shall be placed underground. hh) 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 2013 California Residential Code (CBC) 3. A complete code analysis is required. Address type of construction, occupancy, exiting allowable areas, allowable heights, etc. Provide a summary of the drawing. 4. Separate application(s), plan check(s), and permit(s) is/are required for: a. Grading (see Engineering Division for requirements) b. Demolition work c. Block walls exceeding 6 feet in height d. Signs e. Fire sprinkler (see Fire Department Prevention Bureau for requirements) f. Each separate structureibuilding g. Plumbing h. Mechanical i. Electrical Z:\Resos\2014 Resos\14-5648 TTM 72152.Bella Vista doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 13 5. Complete structural plans with calculations will be required. Submit design for review at formal plans review. 6. Compliance to California T-24 Energy regulations will be required. Submit design for review at formal plans review. 7. 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. 8. All new on -site utility service lines shall be placed underground. All relocated on -site utility service 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. 9. Compliance with the State of California Accessibility regulations is required, including: a. Building entrances shall be provided with an accessible path of travel connecting the building entrances from the public sidewalk, accessible parking, and other buildings or essential facilities located on the site. b.. Accessible parking: i. Provide design for accessible parking for guest parking areas. Accessible spaces shall be equally dispersed among the three lots. ii. Shall be located at each main entrance. Where multiple major entrances occur, accessible parking shall be equally distributed among the entrances. iii. Shall be 9 feet wide by 18 feet deep and be provided with a loading and unloading passenger access aisle of 8 feet wide for Van space and 5 feet wide for regular accessible spaces. C. Residential units shall be design in compliance with CBC Chapter 11A. 10. School District Fees will be applicable. Please contact the applicable school district for amount. 11. Provide fire sprinkler complying with CBC Section 903.1. Note, if height increases are proposed, NFPA 13 system will be required pursuant to CBC Section 504.6. ZAResos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 14 12. Lot line consolidation will be required. The final map shall be recorded prior to the issuance of any foundation or building permit. gg) Contact the Fire Department for requirements at 626-939-8824. 6. The Secretary is instructed to forward a copy of this Resolution to the City Council for its attention in the manner prescribed by law. I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 28a' day of October, 2014, by the following AYES: Valles, Blackburn, Castellanos, Menefee NOES: Holtz ABSENT: None ABSTAIN: None DATE: October 28, 2014 arson, Secretary Commission ZAResos\2014 Resos\14-5648 TTM 72152.Bella Vistadoc PLANNING COMMISSION RESOLUTION NO. 14-5648 A RESOLUTION OF THE PLANNING COMIVIISSION OF THE CITY OF WEST COVINA, CALIFORNIA, RECOMMENDING THE CITY COUNCIL APPROVE TENTATIVE TRACT MAP NO.72152 TENTATIVE TRACT MAP NO. 72152 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623 and 1773 West San Bernardino Road 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 141 lots. A total of 135 lots will be developed with residential units, Lots A through D will accommodate access, driving aisles and open space areas to serve the residential development, Lot 136 will remain with an existing wireless telecommunication facility, and Lot 137 will be a parking lot to serve an existing business park located at 1773 West San Bernardino Road on those certain properties described as: Assessor's Parcel Number 8435-011-005, 8435-015-037, 038, 133-220, and all common lots created by Tract Map No. 62342, 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. 14-02) to amend the Land Use Element on the subject property from "Industrial and Manufacturing " to "High Residential;" and WHEREAS, consistent with this request, the applicant has also requested a zone change (ZC No. 14-02) from "Manufacturing" (M-1) to "Specific Plan No. 26 (Bella Vista Specific Plan)"; and WHEREAS, consistent with this request, the applicant has also requested a precise plan (No. 14-02) for the site plan and architecture has been submitted for the development of the project; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 28`s day of October, 2014, conduct a duly noticed public hearing to consider said application; and Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - 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 135 town -home units on the Project Site, which is 6.46 acres. 2. Lot 136 is not part of the residential development, but located within the project site and developed with an existing wireless telecommunication facility. 3. Lot 137 will be developed with parking lot to serve the existing business park (Prosperity Business Park) at 1773 West San Bernardino Road. 4. The project includes a General Plan amendment to amend the Residential Project Site component of the tract map land use designation from "Manufacturing and Industrial" "to "High Residential." 5. The project includes a zone change requesting to change the zone from "Industrial" to "Specific Plan No. 265 (Bella Vista Specific Plan)" that allows a density of 20.9 units per acres. 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 as proposed. b. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans as proposed. 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 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. Z:\Resos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 3 7. 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 mitigation measures. NOW, THEREFORE, the Planning Commission of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, for Tentative Tract Map No. 72152, the Planning Commission makes the following findings: a. With the approval of a General Plan amendment and Specific Plan No. 26 (Bella Vista Specific Plan), the approval of the tentative tract map is consistent with the City of West Covina General Plan. The proposed 135-unit development will be constructed to meet the development standards of the zone and the Uniform Building Code standards. b. With the approval of General Plan and Specific Plan No. 26 (Bella Vista Specific Plan), the tentative tract map would provide for land uses that are compatible with the "High Residential' land use designation for the subject property. Lot No. 137 to be developed with a parking lot is consistent with the current General Plan land use designation and zoning and will remain with the "Industrial and Manufacturing" land use. The requested General Plan amendment and zone change does not include the proposed Lot 137 in Tract Map No. 72152. The residential project would adhere to all the development standards applicable of the Specific Plan. C. The site is physically suitable for the proposed density related to the development of 135 town -home units. The property abuts to the Metrolink and Union Pacific railroad tracks to the north, a business park to the west, San Bernardino Road to the south and a multi -family residential development to the east. The property would consolidate underutilized parcels that were previously occupied by industrial uses and have been vacant for sometime. The project has been designed to meet all the development standards set forth in Specific Plan No. 26 that are 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. A multi -family development is adjacent directly to the east. 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, California Building Code and Public Works standards. ZAResos\2014 Resos\14-5648 TTM 72152.Bella Vistadoc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 4 C. 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 relate to lead based paint and 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 subdivision 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 Planning Commission recommends that the City Council approve the tentative tract map subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said 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 tentative map as set forth below. Additionally, no permits shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. Z:\Resos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 5 5. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, Tentative Tract Map No. 72152 should be approved subject to the following conditions: a) Comply with plans reviewed by the Planning Commission on October 28, 2014. b) The project shall comply with all requirements of Specific Plan No. 26 (Bella Vista 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. 14-02 and Zone Change No. 14-02, and certification of the Mitigated 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) The proposed subdivision shall conform to West Covina Municipal Code Chapter 20 - Subdivisions. g) The approved use shall not create a public nuisance as defined under Section 15- 200 of the West Covina Municipal Code. h) The approved use shall be in compliance with the Noise Ordinance (Chapter 15). i) This approval shall become null and void if final map is not recorded within two (2) years of the date of this approval. j) The applicant shall sign an affidavit accepting all conditions of this approval. k) Per the approved Precise Plan Phasing Plan, the precise plan will expire in January 2018 (at the end of projected completion of Phase 8) or at the same time that the tentative tract map expires. 1) A wall plans shall be submitted to the Planning Department for review and approval. All walls shall incorporate decorative pilasters every 30 feet. Building permits shall be obtained for all walls exceeding 6 feet in height. Z:\Resos\2014 Resos\I4-5648 TPM 72152.Bella Vistadoc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 6 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) The existing telecommunication to remain in Lot 36 will become a nonconforming use per section 26-187 of the West Covina Municipal Code. The applicant/property owner shall be responsible to notify the leasee of the wireless tower that the facility will become a nonconforming use. o) 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. p) 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. q) 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. r) 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. s) Prior to the issuance of building permits, the applicant shall submit a detailed wall and fencing plan to the Planning Director for review and approval. Fences and/or 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. t) 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 Z:\Resos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 7 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. u) The landscape plans shall relocate or eliminate the walkway along the northerly property line and replace it with landscaping area that includes trees. v) Clinging vines shall be installed on all retaining or freestanding walls to assist in deterring graffiti. w) 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. x) 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. y) 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. z) The CC&R's shall include the following: 1. No addition of habitable space or enclosure of balconies are permitted. 2. No ground floor patio covers are permitted. 3. The parking or storage of recreation vehicles, such as RV's, boats, trailers, fifth wheels, ATV's, etc, is prohibited. 4. The garages of the units shall be available at all times for the parking of passenger vehicles. ZARes0s\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 8 5. Include access agreement for emergency vehicles from Lot 137 to the residential development. 6. All exterior maintenance to be the responsibility of the HOA, including garage doors, windows, and exterior architectural materials. 7. The Home Owners' Association (HOA) shall be responsible for the maintenance of the common 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. aa) All common areas shall be owned, operated and maintained by the Home Owners' Association. bb) 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: A standardized cover sheet as approved by the Planning Department. 2. Zoning and General Plan information. 3. School information. 4. Special assessment district information. 5. Utility providers. 6. The existence of a wireless telecommunication at the residential project site. 7. A copy of the Covenants, Conditions and Restrictions (CC & R's) applicable to the tract. 8. Disclosure regarding uses within the vicinity of the project, including the Metrolink and Union Pacific railroad tracks, kennel, and industrial uses associated with delivery trucks at different time of the day. 9. Any additional information deemed necessary by the Planning Department, Planning Commission, or City Council for the full disclosure of pertinent information. cc) 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, Z:\Resos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 9 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. dd) 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. ee) Comply with the mitigation measures as outlined in the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program dated October 2, 2014. fl) Engineering Division 1. Comply with all conditions contained in Planning Commission Resolution No. 567, which outlines 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 that portion of San Bernardino Road and contiguous to subject property. 4. All onsite drainage improvements and offsite improvements must be completed prior to occupancy of Phase I. 5. 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. 6. A seven -foot wide street dedication is required along San Bernardino Road contiguous to the subject property to be recorded in the Office of the Los Angeles County recorder prior to the issuance of any Engineering Permits. Z:\Resos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 -Page 10 7. Full width (10-foot wide) sidewalks (with trees in tree wells) shall be constructed along San Bernardino Road contiguous to subject property. 8. All damaged concrete curbs, gutters, sidewalk, etc., shall be removed and reconstructed per City standard. 9. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas. 10. 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. 11. Private street improvements shall comply with Municipal Code chapter 19, Article 8, and Planning Commission Resolution No. 2519. 12. 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) 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) 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. 13. The proposed subdivision shall conform to the West Covina Municipal Code Chapter 20 — Subdivisions. Z:\Resos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 11 14. Comply with all regulations of the Los Angeles Regional Water Quality Control Board and Article H of Chapter 9 of the West Covina Municipal Code concerning Stormwater/Urban Run-off Pollution control. 15. A park dedication in -lieu fee in the amount of $1,478,250.00 is required. (438 (square feet of required land) X 135 units (Number of units/lots) X $25 (unit price of a square -foot of the developed lot). 16. Comply with all City private street standards. 17. A Geotechnical Investigation Report will be required as a condition of approval. gg) Public Works 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. A soils report will be required. 3. A homeowners association is required to maintain private streets and common areas. 4. Full width sidewalk with trees and tree wells is required on SB road. 5. Color stamped concrete is required at entrance of the project from the street to the proposed gate. 6. Provide a turn -around at the end of each dead end unless waived by the Fire Department. 7. Connect and drain drive aisles directly to catch basins and storm drains (if storm drain exists in SB road). Drainage and hydrology study is required. 8. Sanitation District Industrial waste approval or waiver is required. (310) 945-8200 9. Any development over 1 acres of disturbed land shall file a Notice of Intent (NOI) obtain a permit from the State Regional Water Quality Board. 10. Provide a detailed Standard Urban Stormwater Mitigation Plan (SUSMP) to incorporate any best management practices to prevent pollution, trash. Litter etc. from entering any storm drain, channel or waterway. This plan must be approved prior to the public hearing and will become one of the Conditions of Approval. Covered discretionary projects include: Z:\Resos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 12 • 10+ home subdivision 11. SUSMP provisions applicable to all covered projects • May not increase post -construction runoff where downstream erosion may occur • Conserve Natural areas • Minimize pollutants of concern • Protect slopes and channels • Provide storm drain stenciling and signage • Properly design storage and trash areas • Provide ongoing maintenance of all BMP's • Infiltrate the volume of a 0.75-inch storm event prior to any discharge to the storm drain system. Show the location of this feature on the plan. 12. All new on -site utility service lines shall be placed underground. hh) 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 2013 California Residential Code (CBC) 3. A complete code analysis is required. Address type of construction, occupancy, exiting allowable areas, allowable heights, etc. Provide a summary of the drawing. 4. Separate application(s), plan check(s), and permit(s) is/are required for: a. Grading (see Engineering Division for requirements) b. Demolition work c. Block walls exceeding 6 feet in height d. Signs e. Fire sprinkler (see Fire Department Prevention Bureau for requirements) f. Each separate structure/building g. Plumbing h. Mechanical i. Electrical Z:\Resos\2014 Resos\14-5648 TI M 72152.13ella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 13 5. Complete structural plans with calculations will be required. Submit design for review at formal plans review. 6. Compliance to California T-24 Energy regulations will be required. Submit design for review at formal plans review. 7. 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. 8. All new on -site utility service lines shall be placed underground. All relocated on -site utility service 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. 9. Compliance with the State of California Accessibility regulations is required, including: a. Building entrances shall be provided with an accessible path of travel connecting the building entrances from the public sidewalk, accessible parking, and other buildings or essential facilities located on the site. b. Accessible parking: i. Provide design for accessible parking for guest parking areas. Accessible spaces shall be equally dispersed among the three lots. ii. Shall be located at each main entrance. Where multiple major entrances occur, accessible parking shall be equally distributed among the entrances. iii. Shall be 9 feet wide by 18 feet deep and be provided with a loading and unloading passenger access aisle of 8 feet wide for Van space and 5 feet wide for regular accessible spaces. C. Residential units shall be design in compliance with CBC Chapter 11A. 10. School District Fees will be applicable. Please contact the applicable school district for amount. 11. Provide fire sprinkler complying with CBC Section 903.1. Note, if height increases are proposed, NFPA 13 system will be required pursuant to CBC Section 504.6. ZAResos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Planning Commission Resolution No. 14-5648 Tentative Tract Map No. 72152 October 28, 2014 - Page 14 12. Lot line consolidation will be required. The final map shall be recorded prior to the issuance of any foundation or building permit. gg) Contact the Fire Department for requirements at 626-939-8824. 6. The Secretary is instructed to forward a copy of this Resolution to the City Council for its attention in the manner prescribed by law. I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning Commission of the City of West Covina, at a regular meeting held on the 281day of October, 2014, by the following AYES: Valles, Blackburn, Castellanos, Menefee NOES: Holtz ABSENT: None ABSTAIN: None DATE: October 28, 2014 LUUIIb' 1 V1111111DZIU11 'Anderson, Secretary uuna Commission ZAResos\2014 Resos\14-5648 TTM 72152.Bella Vista.doc Attachment 14 Letters Received South Coast Air Quality Management District Letter, 10/16/14 Foxdale Properties LLC Letter, 10/20/14 Metro Letter, 10/21/14 Ready Pac Letter, 10/22/14 City of Irwindale Letter, 10/27/14 Decore-Ative Specialties Letter, 11/25/14 B.A.G. Investments Inc. Letter, 12/11/14 Howards Letter, 1/13/15 South Coast Air Quality Management District ®21865 Copley Drive, Diamond Bar, CA 91765-4178 � (909) 396-2000 • www.agmd.gov SENT BY E-MAIL & USPS: Jef£Anderson(a),westcovina.om Mr. Jeff Anderson, Director Planning Department City of West Covina 1444 W. Garvey Avenue West Covina, CA 91790 October 16, 20143 Draft Mitigated Negative Declaration (Draft MND) for the Proposed Bella Vista Specific Plan (Tentative Tract Map. No. 72152) Located at 1611, 1623, & 1733 San Bernardino Road The South Coast Air Quality Management District (SCAQMD) appreciates the opportunity to comment on the above -mentioned document. The following comments are meant as guidance for the Lead Agency and should be incorporated into the Final Mitigated Negative Declaration. In the project description, the Lead Agency proposes to demolish the existing buildings located on the 6.49-acre site in an area zoned for Manufacturing (M-1). In addition, a general plan amendment is proposed changing the site area zoning from industrial to residential. The proposed project would then build 135 town -home units with 67 guest parking spaces, with both the townhome units and garages built at grade. Construction is expected to begin in early 2015 and be completed in approximately 36-months, around January 2018. The Lead Agency agency estimated regional and localized air quality impacts and compared those estimates with recognized significance thresholds. For the analysis of health risk impacts from facilities located near the proposed residential site, the screening level version of the Industrial Source Complex Model (SCREEN3) was used. The SCAQMD staff reiterates its concerns made in its previous comment letter dated June 21, 2013 that the proposed residences would be located within one quarter mile of at least four SCAQMD permitted facilities.' In addition, the proposed project site is just south, across railroad tracks, of a produce warehouse and distribution business with loading docks for trucks operating at the facility facing the proposed residences. Finally, the proposed site is located just south of railroad tracks operated by the Southern California Regional Rail Authority (Metro Link) that are also used by trains operated by the Southern Pacific Railroad. These railroad tracks show daily train activity of approximately 42 trains that have an average of 2-3 diesel -fueled locomotive engines per train operating on those tracks. The SCAQMD staff has concerns about the model See SCAQMD Facilities List After Comment No. 2 C Mr. Jeff Anderson, Director of Planning October 16, 2014 chosen to estimate health risk effects and the assumptions used in the modeling. Details are included in the attachment. Please provide the SCAQMD with written responses to all comments contained herein prior to the adoption of the Final MND. The SCAQMD staff is available to work with the Lead Agency to address these issues and any other air quality questions that may arise. Please contact Gordon Mize, Air Quality Specialist — CEQA Section, at (909) 396- 3302, if you have any questions regarding these comments. Sincerely, =" iF44C4 Jillian Baker, Ph.D. Program Supervisor Planning, Rule Development & Area Sources Attachment JB:GM LAC 141007-06 Control Number Mr. Jeff Anderson, 2 October 16, 2014 Director of Planning Health Risk Assessment (HRA) Modeling 1. SCREEN3 is a screening level dispersion model capable of estimating the impacts from one source at a time but not multiple sources. Therefore, SCREEN3 is not appropriate to use to estimate cancer risks at this project since the area surrounding the project site is comprised of many different sources of diesel particulate matter (DPM) including warehouses, rail lines, etc.. Since December 9, 2006, the Atmospheric Dispersion Modeling System (AERMOD) was fully promulgated as a replacement to the Industrial Source Complex Model, in accordance with guidance from the Environmental Protection Agency.Z Therefore, the SCAQMD staff recommends that the Lead Agency revise the HRA using the most recent version of AERMOD to estimate health risks from multiple sources and also use the most recent version of meteorological data available 3 for the dispersion modeling analysis. 2. In addition, the revised HRA should consider the following comments concerning the modeling assumptions made in the Draft MND, as applicable. a) The HRA used the trip generation rates from the 81h edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. The 9`h edition is the current edition and should be used to revise the HRA. In the 91h edition, the ITE made revisions to the High Cube Warehouse/Distribution Center land use, which would affect the HRA. b) In Table 1 of the HRA, please include the number of trips estimated for the San Gabriel Valley Tribune project, which were used in the HRA. c) In the HRA, the analysis only included five minutes of idling. Although state regulations only allow five minutes of idling at any one time, trucks may idle for five minute periods several times on -site, e.g., five minutes entering, five minutes on -site and five minutes exiting, etc., SCAQMD staff therefore recommends that 15 minutes of idling be used in the HRA analysis. d) Since a rail line is adjacent to the project's northern boundary, SCAQMD staff recommends using a minimum 1,000-foot radius around the project site to estimate the health impacts from locomotive engine activity. e) When modeling the roadways, rail lines, and truck movement including idling at various locations, if volume sources are chosen, the Lead Agency must ensure that no receptors are placed within the volume source exclusion zone. This can be done by using smaller, adjacent volume sources or by using an area source instead. z EPA Website: Appendix W. ' SCAQMD Website: htti):// v"vw.agmd.gov/home/library/air-quality-data- studies/meteorological-data/data-for-acrmod . Mr. Jeff Anderson, Director of Planning October 16, 2014 f) The HRA used receptors placed at distances between 100 meters to 1,000 meters. However, based on a review of the aerial maps, the industrial uses would be closer than 100-meters. Therefore, SCAQMD staff recommends that the receptors be placed appropriately so that health risks are not underestimated. SCAOMD Permitted Facilities Within One -Quarter Mile of the Project Site Facility Identification Number Name 7175 L.A. County Sanitation District, San Gabriel Valley 7238 Interspace Battery Corp. 40081 West Covina Auto Body 59007 Bob Lowry & Son Auto Body 69973 Decore-Ative Specialties, Inc. 102153 Ready Pac Produce, Inc. 159301 Gama Contracting Services, Inc. 171713 Tesoro Station (USA) 63294 Address 1927 W. San Bernardino Road 2009 W. San Bernardino Road 1921 W. San Bernardino Road 1907 W. San Bernardino Road 4414 N. Azusa Canyon Road 4401 Foxdale 15825 E. Edna Place 1733 W. San Bernardino Road Foxdale Prop_ pies, LLC 180 S. Lake Ave. Suite 405 Pasadena, Ca. 91101 (626) 795-0713 Office (626)795-1706 Fax October 20, 2014 City of West Covina West Covina Planning Commission 1444 West Garvey Avenue P.O. Box 1440 West Covina, CA 91793 Re: Zone Change General Plan Amendment No. 14-02 West Covina Planning Commission, Foxdale Properties, LLC is submitting this letter in challenge to the above action. We are the property owner of L.A. County parcels 8417-006.048 and 8417-004-009 located in the city of Irwindale, which boarder the subject property to the north east property line. Our tenant, Ready Pac Foods, occupies a 472,000 square foot fresh fruit and vegetable processing facility at that location. Ready Pac Foods has operated in this facility for almost 2 decades and currently employs 1,800 people at this location. We challenge this zone change because having a residential zone next to our operating business always causes conflict. The Ready Pac Foods plant operates 24 hours a day. The nature of the business includes trucking in and out of the property, with loading docks bordering the subject property. The shipping and receiving area was purposely designed this way so as to not unnecessarily disturb the existing residents currently bordering the property to the east. Foxdale Properties, LLC feels it is unfair of the City of West Covina to make this zone change. We feel it will disrupt the quality of life to future residents. Also, we feel this zone change will negatively impact our property by potentially impairing Ready Pac Food's ability for future expansion. Lastly, Foxdale Properties requests this challenge letter be included in the staff report for review by the Commissioners. Sincerely, Dennis Gertmenian CEO QD Metro October 21, 2014 Los Angeles County Metropolitan Transportation Authority )effAnderson West Covina City Hall 1444 West Garvey Avenue South Room 208 West Covina, CA91790 RE: 1611 West San Bernardino Road Dear Mr. Anderson, One Gateway Plaza 213.9z2.2000 Tel Los Angeles, CA 90012-2952 metro.net Thank you for the opportunity to comment on the proposed 1611 West San Bernardino Road Project. This letter conveys recommendations from the Los Angeles County Metropolitan Transportation Authority (LACMTA) concerning issues in relation to our facilities and services that may be affected by the proposed project. Metro bus lines operate on West San Bernardino Road, adjacent to the proposed project. Although the project is not expected to result in any long-term impacts on transit, the developer should be aware of the bus services that are present. Metro Bus Operations Control Special Events Coordinator should be contacted at 213-922-4632 regarding construction activities that may Impact Metro bus lines. (For closures that last more than six months, Metro's Stops and Zones Department will also need to be notified at 213-922-5188). Other municipal bus operators may also be impacted and should be included in construction outreach efforts. If you have any questions regarding this response, please contact Kin Tong at 213-922-8804 or by email at tongx@metro.net. Sincerely, Xin Tong Development Review Coordinator, Countywide Planning Oct-23-2014 08:26 AM READYPAC FINANCE 626-856-5506 1/5 Via Facsimile (626) 939-8667 and E-mail October 22, 2014 City of West Covina West Covina Planning Commission 1444 West Garvey Avenue P.O. Box 1440 West Covina, CA 91793 Re: Zone Change General Plan Amendment No. 14-02 Dear Planning Commission: We write in support of the position taken by our lessor, Foxdale Properties, LLC ("Foxdale"), regarding the above -referenced recommended change and amendment ("Changes"). In this regard, please refer to Foxdale's letter of October 20, 2014 which is attached as collective Attachment "A" hereto ("Letter"). Foxdale is the owner of the property at 4401 Foxdale Avenue, Irwindale, CA 91706 which we, Ready Pao Foods, Inc. ("Ready Pac"), have leased for twenty (20) years. As Foxdale sets forth in the Letter, Ready Pac is and has been a major provider of jobs in the San Gabriel Valley region, including West Covina, during this time. More than 1,800 employees currently work at our operation at this address, providing good wages, healthcare coverage and a safe working environment for our valued associates. Under well -established permits and approvals, Ready Pac has operated at its current location a fresh fruit and vegetable processing facility, which, by its nature, runs 24 hours a day. In fact, because of the perishable nature of our products, we would be unable to operate and supply our nationwide customer base if we did not operate 3 full shifts, 24 hours per day. The operation includes trucks coming and going to and from the facility at all hours, every day of the week including weekends and holidays. The layout of the facility specifically was oriented with the truck route on the south side,.the one closest to the housing project proposed as part of the Changes (see Notice of Public Hearing which was to be held October 29, 2014 at Attachment "B" hereto), and this layout cannot be changed nor altered given the train tracks adjacent to the south side of the facility and the layout of the facility itself. CORPORATE OPFICE • 4401 PDXDALE AVENUE • IRWINDALE, CA 91706 • TEL. 626 856-8686 • PAX 626 856-0088 EAST COAST • 700 RAILROAD AVENUE • FLORENCE, M 08516 • TEL. 609 499-1900 • PAX 609 499-0042 www.readypac.com -. -_ _ . -. -. -_ -- Uct-G3-ZU14 08:26 AM READYPAC FINANCE 626-856-5506 2/5 Letter to City of West Covina October 22, 2014 Page Two Ready Pao has operated our business with its associated and industry -norm noise, odor, traffic and industrial activity without complaint, concern or interruption and that is due to exceptional zoning rules and unrelenting adherence to good industrial planning and zoning practices. Rashly changing the zoning near our plant, will threaten the smooth operation of the facility as well as leads to unnecessarily lofty expectations of the new owners and tenants of the adjacent land if West Covina changes the zoning as set out in the Notice of Public Hearing. Ready Pac's operation in its present location obviously well predates any planning housing that is part of the Changes mid was oriented, designed and constructed with various current/existing zoning rules and neighbors in mind. Any approved Changes very well could precipitously set up a dispute between Foxdale and Ready Pao on the one hand, and future homeowners, the developer and the City of West Covina ("City") on the other, given the industrial nature of our operations and the necessary logistics aspects of our business. The City's creation of such a dispute despite full knowledge of the existing facts and circumstances is unnecessary and imprudent, and potentially unfair to future homeowners who may not have a full clarity into the nature of Ready Pac's operations prior to making a potential purchase. Tn closing, Ready Pao requests that this letter be included in the staff report for review by and consideration of the Commissioners. Sincerely, Michael Q. Murray SVP, General Counsel and Se etary MQM:bq Attachments Oct-23-2014 08:26 AM READYPAC FINANCE 626-856-5506 3/5 Foxdale Properties, LLC Attachment "A" 180 S. Lake Ave. Suite 405 Pasadena, Ca.:91101 (626)•795-0713 Office (626) 795-1766 Fax October 20, 2014 City of West Covina West Covina Planning Commission 1444 West Garvey Avenue P.O. Box 1440 West Covina, CA 91793 Re: Zone Change General Plan Amendment No,14.02 West Covina Planning Commission, Foxdale Properties, LLC is submltting.this letter In challenge to the above action. We are the property owner of L.A. County parcels 8417-006-048 and 8417-.004.009 located In the city of Irwindale, which boarder the subject property to the north east property line. Our tenant, Ready Pac Foods, occupies a 472,000 square foot fresh fruit and vegetable processing facility at that location. Ready Pac Foods has operated in this facility for almost 2 decades and currently employs 1,800 people at this location. we challenge this zone change because having a residential zone next to our operating business always causes conflict. The Ready Pac Foods plant operates 24 hours a day. The nature of the business includes trucking In and out of the property; with loading docks bordering the subject property. The shipping and receiving area was purposely designed this way so as to not unnecessarily disturb the existing residents currently bordering the property to the east. Foxdale Properties, LLC feels it unfair of the City of West Covina to make this zone change, We feel It will disrupt the quality of life to future residents. Also, we feel this zone change will negatively impact our property by potentially impairing Ready Pac Food's ability for future expansion. Lastly, Foxdale Properties requests this challenge letter be.lncluded In the staff report -for review by the Commissioners. Sincerely, Dennis Gertmenian CEO Oct-23-2014 08:26 AM READYPAC FINANCE 626-856-5506 Attachment "B" 4/5 NOTICE OF PUBLIC HEARING PURSUANT TO THE LAW AND IN CONFORMANCE WITH THE MUNICIPAL CODE YOU ARE HEREBY NOTIFIED OF A PUBLIC HEARING OF THE WEST COVINA PLANNING COMMISSION. RECOMMENDATION OF GENERAL PLAN AMENDMENT NO.14-02 RECOMMENDATION OF ZONE CHANGE NO.14.02 PRECISE PLAN NO.14-02 TENTATIVE TRACT MAP NO.72152 RECOMMENDATION70 CERTIFY MITIGATED NEGATIVE DECLARATION OF ENVIROMENTAL IMPACT APPLICANT: WC Homes LLC (Craig Cook) LOCATION: 1611, 1623, and 1773 W. San Bernardino Road REQUEST: The project consists of a request for a General Plan amendment, zone change, precise plan, and tentative tract map to construct 135 town - home units on a 6.49-acre site. Pick's Building Materials and Blackards Towing/Impound Yard formerly occupied the subject site. All existing building and accessory structures will be demolished, except the existing wireless telecommunication facility. The applicant is proposing a General Plan amendment to change the land use designation from "Industrial and Manufacturing" to "High Residential," a zone change from "Manufacturing" (M-1) to "Specific Plan," a precise plan to allow the construction of 135 town -home units and a Tentative Tract Map for the subdivision of the property and to - create residential condominium units. Pursuant to -the California •Envirorintental Quality -Act (CEQA) of 1970; a MinGATED- NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that the project will not have a significant effect on the environment after certain mitigation measures are implemented by the applicant. A copy of the Mitigated Negative Declaration of EnvironmentalImpact is on file in the Planning Department and Regional Library of examination. Members of the public are invited to make written statements regarding said report prior to the public hearing and to make verbal presentations at the public hearing. The review period begins October 9, 2014 and ends on October 28, 2014 at 4:00 pm. 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. Written responses Z1Cmo FilcAZONE CHANGWO14114-02 1773 W. San Bemad1no RoadlPCIN0TIC3 OP PUBLIC t1aAMCAm1doe Oct-23-2014 08:26 AM READYPAC FINANCE 626-856-5506 bG�iiJa.`�C% Ne\sow, 5/5 received by the Wednesday preceding the date listed below -svill be included with the staff report for review by the Commissioners. TEE PUBLIC HEARING WILL BE HELD: PLACE: West Covina City Hall 1444 West Garvey Avenue South City Council Chambers - Level One DATE: October 28, 2014 TIME: 7:00 p.m. If you have anys questions, we urge you to contact Jeff Anderson at (626) 939.8423 or jeff•.anderson©westcovina.ore or Room 208, at City Hall Only lhrov h ciliaen pmlicipalion can your governinerrl burid a be(lei' city BY THE ORDER OF THE PLANNING COMMISSION OF THE CITY OF WEST COVINA Vicinity Map Z:1Cato FI Iw1ZONa CHANGE014114-021773 W. Son Bemordfna Roads ONOTICE OF PUBLIC HFMINGAralLdca r � w IRWINDALE RECEIVED City of Irwindale 6050 N. Irwindale Avenue • Irwindale, California 91708 NOV 0. U014 Voice: 626-430-2217 . Facsimile: 626-962.4209 PLANNING DEPT. October 27, 2014 Jeff Anderson, Planning Director City of West Covina Planning Department 1444 West Garvey Avenue West Covina, CA 91790 Subject: Comments on Proposed Mitigated Negative Declaration and General Plan Amendment for the Bella Vista Specific Plan High Density Residential Development Project Dear Jeff, Thank you for the opportunity to comment on the Bella Vista Specific Plan and proposed Mitigated Negative Declaration (MND). After careful review and consideration, the City of Irwindale is of the opinion that the MND should have been circulated through the State Clearinghouse and have been given a minimum 30-day public review period based on the proposed General Plan Amendment, which we believe has area -wide significance. It is also the opinion of the Irwindale Community Development Department that the proposed General Plan Amendment has the potential to negatively impact the industrial base and overall economic vitality of our communities. As previously expressed in our July 16, 2013 letter to Mr. Christopher J. Chung, the City of Irwindale is concerned with the project's impact on the operations of Ready Pac and other existing industrial businesses operating in the immediate area. The industrial businesses within this neighborhood have existed for many years with a good buffer from residential uses based on West Covina's and Irwindale's adopted General Plans, which currently identify and protect that buffer. Compatibility has not been an issue but is likely to arise if the General Plan is amended to allow residential development adjacent to the pre-existing industrial zones. As much as the developer attempts to disclose to future residents the existence of the surrounding industrial uses and the City conditions the project with various construction requirements, we are of the opinion that it will never be enough, it is human nature to want to open windows, spend time outside within patio and balcony areas, and take walks through the neighborhood. We understand the Citys desire to meet additional housing needs. However, the City's vision of owner -occupied units at this location is unlikely to be realized. In our staffs professional experience, history has shown that owner -occupied City of Irwindale Comments on West Covina Bella Vista Speck Plan MND & GPA October 27, 2014 Page 2 of 2 multi -family residential units adjacent to industrial uses tend to turn into lower -income rentals after initial owners realize the operational characteristics of the surrounding area. This is especially true when owners discover the difficulty of re -selling units within a development that lacks a substantial protective buffer. It is also our understanding that the proposed development will not include any affordable housing units, whether moderate or low-income, but will be 100% market -rate. The fact that this development will not assist the City in meeting its Regional Housing Needs Assessment expectations is an even greater reason to consider if amending the General Plan for this purpose is in the City's best Interest. We respectfully request that the City of West Covina consider maintaining the industrial land use designation of this site. If the City's desire is to provide additional residential opportunities, we would encourage a citywide effort where consultation with all prospective stakeholders could take place. If you have any questions or comments, please contact me at (626) 430-2206 or via email at aromot8ci.irwindale.ca.us. Sincerely, f� Gus Romo Community Development Director Copy: Christopher J. Chung, West Covina City Manager John Davidson, Irwindale City Manager Fred Galante, Irwindale City Attorney William Tam, Irwindale Public Works Director/City Engineer DECORE-ATIVE SPECIALTIES® Custom Cabinet Components since 1965 November 25, 2014 Fablola Wong Principal Planner West Covina City Hall, Planning Department Room 208 1444 West Garvey Avenue South West Covina, CA 91790 Re: WC Homes, LLC Project, 1611, 1623 & 1773 San Bernardino Road, West Covina, CA 91790 Dear Ms. Wong, It has come to our attention the West Covina Planning Department has approved initial plans for 135 unit town homes to be built at 1611, 1623 and 1773 San Bernardino Road in West Covina. This property is currently located in a properly zoned industrial and manufacturing area. We would request to be updated on the progression of this project as we are currently interested in the possible purchase of the property just West of that known as the San Gabriel Valley Tribune building. If current zoning changes are approved and carried forward, this would significantly impact our decision to purchase and upgrade this property. We currently own the property directly behind the suggested new building project. We are a large manufacturing plant and were excited when possible expansion opportunities right next door to us presented itself. We have toured the building several times and have initiated talks towards purchasing and upgrading this property. However, if this area is rezoned for town homes, this will change our plans for expansion as this may inhibit our manufacturing abilities. We appreciate any updates you can provide our company. Decore-ative Specialties cc: Todd Shapiro, Vice President, Decore-ative Specialties, tshapiro@decore.com Jeff Anderson, Planning Director, City of West Covina B.A.G. INVESTMENTS, INC. December 11, 2014 Mayor & City Council City of West Covina 1444 West Garvey Avenue South West Covina, CA 91790 Re: Bella Vista West Covina Townhomes Dear Mayor Sykes and Members of the West Covina City Council I write on behalf of Serrano West Covina #199W, LP, which owns and operates the 195-unit apartment complex located at 1513 W San Bernardino Road in West Covina, CA 91790. Our property is adjacent to the land along West San Bernardino Road on which WC Homes, LLC proposes to develop 132 townhomes. I write to voice our support for the proposed townhome project. The immediate neighborhood is primarily residential and would benefit from zoning the property for residential use. The site is currently zoned M1, and the potential for a high impact manufacturer or industrial user is of great concern to us. It is not consistent with the current nature and character of the neighborhood. Accordingly, we fully and unequivocally support the zoning change, and prefer low density residential housing. Moreover, we believe the neighborhood would benefit greatly from the added supply of the proposed townhomes. In fact, when we first acquired our property in December 2013, we were under the impression that the adjacent site was already approved for the contemplated residential project, and that we need not worry about a possible industrial/manufacturing user nor about the blighted appearance of the long -vacant property. If I can be of any additional service as you consider the proposed development, please feel free to contact me. I thank you for considering this letter. Since r y, Leeran Factor 10100 CULVER BLVD. SUITED, CULVER CITY, CA 90232 TEL: (310) 289-0446 FAX: (310) 280-0444 RECENED NOBODY BEATS . JAN 13 2015 PLANNING DEPr. January 120 2015 Dear City Council, We are new to your community however not new to your residents since we have served their TV and Appliances needs for over 60years. Howard's TV & Appliances is an employee own company and has always been a very active business In each of the communities where we have stores. It Is our wish that you allow and approve further development of housing In the Covina and Westcovina community since this allows for business Ifke us to serve more custamers. We understand that you have Important dedslon to make for the entire population that you represent however this decision just makes sense. The new housing and developments that have recenfly been bunt In your cummunity are beautiful and bring a vibrant feel to West Covina, please continue this trend for years to come. Sincerely Mike Sanchezz We President General Manager GENERAL OFFEM • 901 E. IMPERIAL HWY. • 5Urrrz E • LA HABRA, CA 90631 PHONE 714.6712700 9 FAX 714.871 MA9 • W W W.HO44MMS.cOM Attachment 15 Documents Received at Planning Commission, October 28, 2014 Petition Submitted by Lloyd Johnson Presentation by Coalition for Land Use Equity (CLUE) SWAPE Comments on the Mitigated Negative Declaration & Initial Study Heavenly Pet Resort Letter, Gloria Landaverde Info Submitted Including Schedule E, California Form 460 of Former Councilmember Touhey and Internet Definition of Planning Commission To the city planning commission and city council of West Covina. 11/28/2014 TO START OUT WITH WERE TOLD TO CONSERVE WATER. THEN YOU BUILD 135 TOWN HOMES,HOW DOES THAT MAKE ANY SENCE. THEN WHY SHOULD WE CONSERVE. WATER. OVER TWO TO THREE HUNDRED MORE PEOPLE CRAMED INTO THIS SMALLAREA. The residents of Palm ave - Adams dr - Morris Ave - KenOak ave- . Are asking you once again To please tune this project down, let this contractor try and convince the city council to agree with them to build 135 Town Homes at location 1611- 1623- 1773 West San Bernardino Rd which Is ( M 1 ) Zone. Manufacturing Over 200 more cars every day going down our street. Ask your self would you want to live like that. We have heard from the contractor that this will not impact the traffic In our area, but be assure It will. There Isn't a planning commissioner or City Council member who lives over on the North side of West Covina. Just because we live on the furthest north side of West Covina we should still feel that we are being represented by our city officials. This is the last of the Industrial manufacturing property left in West Covina. When it's gone It's gone forever. Our city Is In the beginning of creating a new general plan. Please don't destroy the chance that there might be a chance that someone will want to build manufacturing plant in our city In the further. We have heard with jobs brings traffic. That is true, but most of the time that Is during the week. Our weekends will be free of the traffic, and all the vehicles cutting through our streets to get around the stop and go traffic that will be on Orange A new general plan will lay out guide Imes how our city can be built out Most of this planning commission Is" Involved with working on the updated general plan. So you understand how Important It Is to let our updated general plan take it course. The city of Covina wisely tamed down this oontractor.When they wanted to destroy the property rights of the business owners on Edna St When they wanted to build their homes In there man opertuing zone. We're asking you to stand with us and not against us. Let's give our city a chance to grow In the right way. Not just jam houses where ever there is a open peace of land to, just to put tons of money In the hands of greedy contractors. Who really could care less how they destroy the fives of a neighborhood where there is harmony And enjoyment in our everyday Ilfe's. We have seen what type of homes this contractor builds. Just look at the homes on Badlllo and Orange. Some of those homes you can walk between and touch both homes at the same time. They Jammed as many homes In that small property as they could just for thb money. Contractors only care about the bottom line on how many homes they can cram In on a -property, and how much money goes Into their pockets.They really could care less about the Ilfe's they will be destroying. Please Remember about the Heavenly Pet Resort that has marry many dogs on her property all the time. Her property Is right next to where these home will be built. No matter what anyone says. Residents will start to complain about the dogs barking at night Then what. Will she have to close her business down because our city didn't want to protect her right as a business owner. Remember she had her business there first, and does A great service for not only our city but surrounding city's. This contractor will say anyone who moves Into one of these condos will have to sign a paper knowing that the dog facility was there before they moved In. After so many complaints to the city, what do you think will happen. I know the contractor tried to buy the Heavenly Pet Resort property. They know residents will start to complain about the barking dogs at night.whlch will destroy her business. In return she will have to move her business most likely to another city. We are suppose to be a business friendly city. Lets stand up and prove it PLEASE STAND WITH US NOT AQAINT US. THIS IS OUR NEIGHBORHOOD Mo 0 N tjoMrS AT /&/I- APO- 0741' W 50-n Bernard bno RdL- 9Z.6MATtr9317 n r%no cc c I U u f A IF ,.F.. MM � VA u r r AlO ®N UOM E,5 tt-r /611--1623-.12 cv� l �e�a dr�lo .0 1e0- hi nrt..a e . _ _ ., ...... ., _ - / i �i••+� PAMMAAAW 1► aAl'V�, WItE�f����1��'11_/ uD� Goa l . 1,� !ten ah.. l q c��„f yr.•�c���tin�� �c� 9/7fG • (.x�c� s er, v s�- c� I� � .6✓1,��v�J tct15, w. ���nS �-� uc,,ticcz LQ zS �Jf--V"T Gvi,.c�. 1921 w- Ke- mn,k .-•�(,• �H.r�rt yyS IY NCovr JS -/!.�tG�l lnlcs� Covr��� Ca 9/`%9b No. oN -HomES Slit NAVIURi AT l&If- rad�-.7�.�-f/,I.- cu •XUI •Dernwauiv Kct anwovcc v� / ` F ✓ 2. J1 ga u1, ever✓ 9i �a mar w� n-n.► W � K/ 20 orb 3_ w, f a I M dr. WfS� (OVi l A CA -7090 _. C&Q 0,,�4 U tR,�� W pit rn �� weg� Gov ina c� �i ►1 o VrAw C I' ro." �q6 -s-f-o 0o �5 � wcST C'av�1 2 \ QC�I 11U C.er 9r17�%G l.-lax-ia Ilos 1a13 tfJ V�o�'s I�ve ykst O vlya 09 1"71QD s RVU CfvallM • AOV* S �We est Covina) Ca q nqo 1zoa v �a v rye �oa3 A,. �YriS /003 N. 4'S AL9�. No ON HOMES � � rbir—ice _1'IOW-6%An 04,VWdl- o Kit, ADDRESS �(�e�►re� To5c-itv►o i�►Fr W f�a(arns J7►v� wle s-f— Cov t vices c-A-'11-7 -7g a ToScA.no I I ► 8' w . avn.� V� Wes f C,� v,`CA °! ! 0 C�4 y� w s 7f 10 Iglq v; /J,®ropj ------------------- $oq ar rns ov/fi � •n I f15� /9�5 w� m5 br' N0 ON HOMES AT /6!1-A793-/173 w•SArnberrcxrJit0 aq� J Ab / r t) t6 t cv�//a 9 60 � O d' �i' C:�"• l -z! -- 6No4rc ,Ott • G✓esr- _._�1.Mp iRf (0 VLf �foAl� �� V��T Qa�twuA �,� • 17 -`• d 1910 W• J�eyloa )� r Wes Cp�i - I7 PrANVzq E t j 8 Rio lu es—t la' U r v� o�. , 411c 22-7d 6fzo d rI a )2o��r���. Qa ALP (`7ZN 9l� 6PAN& B vr_ . W F-6 60v-rIU4 yr 490 l O*W6V 7VL CW/nlq- Rl flo `lc�v�s © u) A6keLnA,5 IX W C6 c vt�- a t,j ama/-- 1 ,^i2 5 U6 3we" K acz . =59�Q w. ,CA. 9R t C Presentation by the Coalition for Land Use Equity A the City of West Covina Planning Commission regarding the proposed WC Homes LLC project October 28, 2014 "Spot zoning" is something like pornography, a term difficult to define, but one will know it when one sees it. — E.J. Sullivan & M.J. Michel "Ramapo Plus Thirty: The Changing Role of the Plan in Land Use Regulation" The Urban Lawyer Vol. 35, No. 1.(Winter 2003) 75, 82 [alluding to the so-called "Potter Stewart test" in Jacobeiiis a United States, 378 U.S. 184, 197 (1964)]. Spot zoning is "the oldest recognized form of zoning corruption ... Historically, spot zoning concerns centered on municipal favoritism (or bribery) ... Identified instances of spot zoning are always presumptively invalid. — Ryan, "Zoning, Taking, and Dealing: The Problems and Promise of Bargaining in Land Use Planning" Harvard Negotiation Law Review (Spring 2002) vol. 7:337, p. 352 "Typically, in such a case, the land in question has been "u zoned" at the owner's request to allow a higher density or more intensive use or development." — Rathkopf's The Law of Zoning and Planning (Thomson -West 4th ed. 2011) vol. 3, Ch. 41, § 41.2, p. 41-4 This preferential form of spot zoning is its original form and is referred to as "classic" spot zoning: "An amendment intended only to benefit the owner of the rezoned tract represents the classic case of spot zoning This is most evident when an amendment is tailored to encompass only. the owner's parcel" —Rathkopf's The Low_of Zoning and Planning supra, § 41.10 ["Benefit to owner of parcel"], p. 41- 39-40 (emphasis added) THE ANTITHESIS OF PLANNED ZONING • Since "classic" spot zoning involves the "singling out [of] a small parcel of land for a use classification totally different from that of the surrounding area for the benefit of the owner of such property and to the detriment of other owners," it "is the very antithesis of planned zoning." (Griswold v. City of Homer, 925 R2d 1015, 1020 (Alaska 1996) • "Spot zoning is preferential treatment which defeats a pre- established comprehensive plan.... It is piecemeal zoning, the antithesis of planned zoning." Pharr v. Tippett, 616 S.W.2d 1731 177 (Texas 2001) • By definition, spot zoning is "the antithesis of planned zoning:' Palisades Properties, Inc. v. Brunetti 44 N.J. 117, 207 A.2d 522 (New Jersey 1965) Rubin v. Board of Directors of Ci of Pasadena (1940) 16 Cal.2d 119, 124: "A zoning ordinance places limitations upon the use of land within certain areas in accordance with a general policy which has been adopted. But because compliance with the ordinance may present unusual difficulties as to certain property, almost every zoning ordinance includes provisions under which an owner may apply to an administrative board for permission to put his land to a non -conforming use. This procedure has been devised in order to minimize the acknowledged evils of 'spot zoning" by amendment of the zoning ordinance. Bird -Kendall Homeowners Association and Richard Still v. Metropolitan Date County Board of County CommIrs. 695 So.2d 902 (Fla. 1997) The court likened the "erosive effect" preferential spot zoning has on the comprehensive zoning plan (e.g., a general plan) to a cancer: "The term `spot zoning' does not do it justice. Perhaps `melanoma zoning' or, for short, 'melazoning' would be more appropriate.' DECISION ON PETITION FOR WRIT OF MANDATE Coalition for Land Use Equity v. City of West Covina: "The City has spot zoned the Property in permitting a residential density that exceeds slightly the 20 unit per acre maximum allowed under the General Plan. ... the Project was spot zoned to permit the Project proposed by the applicant." This project is not necessary for the City's Regional Housing Need Allocation (RHNA) The rezoning of land to accommodate the City's fair share of regional housing need is not necessary since the previous Housing Element Update (2008-2014) provided adequate housing opportunity sites to accommodate the additional 831 units allocated in this planning period. California Government Code § 65852: The California Planning and Zoning Law's so- called "uniformity requirement" mandates that "[a]II such regulations shall be uniform for each class or kind of building or use of. land throughout each zone, but the regulation in one type of zone may differ from those in other types of zones." Town -go Assn. r a Scenic Community v. Coun Los Angeles (1974) 11 Ca 1.3 d 506, 517-518: 0 "A zoning scheme, after all, is similar in some respects to a contract; each party foregoes rights to use its land as it wishes in return for the assurance that the use of neighboring property will be similarly restricted, the rationale being that such mutual restriction can enhance total community welfare. [] If the interest of these parties ... is not sufficiently protected, the consequence will be subversion of the critical reciprocity upon which zoning regulation rests." "The foremost principle under CEQA is that the Legislature intended the act 'to be interpreted in such manner as to afford the fullest possible protection to the environment within the reasonable scope of the statutory language."' — Laurel Heights Improvement Assn of San Francisco v. Regents of the University of California (1988) 47 Cal.3rd 376, 390 [quoting Friends of Mammoth v. Board of Supervisors (1972) 8 CAM 247, 2591 CEQA requires full disclosure of a project's significant environmental effects so that decision -makers and the public are informed of those effects before it is approved in order to ensure that government officials are held accountable for these consequences. — Laurel Heights Improvement Assn of Son Francisco v. Regents of the University of California (1988) 47 Cal.3rd 376, 390 CEQA GUIDELINES 15064(g): It... the lead agency shall be guided by the following principle: If there is disagree- ment among expert opinion supported by facts over the significance of an effect on the environment, the Lead Agency shall treat the effect as significant and 111 shall prepare an EIR. CEQA GUIDELINES §15005 — [Terminology]: "The following words are used to indicate whether a particular subject in the [CEQA] Guidelines is mandatory, advisory, or permissive: (a) 'Must' or 'shall" identifies a mandatory element which all public agencies are required to follow." TO: Christopher J. Chung, City Manager and City Council FROM: Jeff Anderson, Planning Director City ofWett Covhea Memorandum AGENDA ITEM NO. 8 DATE October 1.2013 SUMECF: GENERAL PLAN AMENDMENT NO.13-03 CODE AMENDMENT NO. 13-06 HOUSING ELEMENT UPDATE (2014-2021) ADDENDUM TO MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT TO THE 2008-2014 HOUSING ELEMENT UPDATE The Planning Commission and staff recommend the City Council adopt the following resolution: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO.13-03 The Planning Commission and staff further recommend the City Council introduce the following ordinance: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, AMENDING CHAPTER 26 (ZONING) OF THE WEST COVINA MUNICIPAL CODE RELATED TO DENSITY BONUS STANDARDS IN THE LOW- AND MODERATE -INCOME AND SENIOR CITIZEN HOUSING SECTION OF THE MUNICIPAL CODE DISCUSSION: The Housing Element is one of seven mandatory elements (chapters) of a General Plan that requires jurisdictions to plan for the housing needs of all economic segments of the community. State Iaw recognizes the vital role that local governments play in the supply and affordability of housing. Each City Council of a city in California is required to adopt a comprehensive, long-term General Plan for the physical development of the city. The law specifies that in order for the private market. to adequately address housing needs and demand, local governments must adopt land use plans and regulatory systems which provide opportunities for, and do not unduly constrain, housing development California State law also requires housing elements to be updated every five year; (although updates will be required every eight years after this revision) and requires the Department of Housing and Community Development (HCD) to review local housing elements for compliance with state law and to report its written findings to the local government. In addition to meeting the requirements of State law, a certified Housing Element enables the City to obtain State and Federal fimding for various housing programs, which may be essential to the City and the ability to apply for any available housing grants. State law requima that jurisdietiom prY3vide their ;air snare of regional housing reach. Tdia process is called the Regional Housing Needs Assessment (RHNA). HCD is mandated to determine the statewide housing need (Government Code Section 65584) and to provide its determination to the State's sub -regional councils. In turn, these councils (Southern California Association of Governments (SCAO) for Southern California) are responsible for assigning housing allocations for each jurisdiction within its planning area. Although local jurisdictions are not required to construct these units, they are mandated to provide opportunities for and facilitate the development of these units. In this manner, each jurisdiction in the State is requited to plan for the provision of regional housing needs within the local jurisdiction. Z.Mme PIIws10PAMUV3-03 H=ing0tVpdmickM 10.1.IASnnawpmr a October 1. 2013 - Page 2 Housing Element Update The RHNA for West Covina for the 2014-2021 planning period has been determined by SCAG to be 831 units as follow: lu� �rl� ��wt�l7�4�2�utY�.�t �S�'�r�' (e�s,,. �,.IY.1 ��rilLi:irh�...�. � ..f)�u`;�1'd�lseAtir.1LL��'��'� "I The rezoning of land to accommodate the City's fair share of regional housing need is not necessary since the previous Housing Element Update (2008-2014) provided adequate housing opportunity sites to accommodate the additional 831 units allocated in this planning period. On May 20, 2013, a draft of the 2014-2021 Housing Element Update was submitted to the Department of Housing and Community Development (HCD) for review (see Attachment 1, Exhibit A). On June 28, 2013, the Planning Department received a letter from HCD that indicated that the draft Housing Element met the statutory requirements of State housing element law. The fording was made with the requirement that the City adopt amendments to its density bonus ordinance (Low and Moderate -Income and Senior Citizen Ordinance) prior to the 2014.2021 Housing Element being submitted for final review. Based on the comments from HCD, a Code Amendment has also been prepared. To obtain HCD certification for the draft Housing Element, the proposal requires that the City Council approve the following. • A Housing Element Update (General Plan No. 13-03) • A Code Amendment to reflect changes in State law governing State Density Bonus Law (Government Code Section 65914-65918) (Code Amendment No. 13-06). Following the adoption of the Housing Element Update by the City Council, staff will forward the document to the California Depatrtmem of Housing and Community Development (HCD) for review to obtain certification. Staff does not anticipate any issues with receiving certification from HCD. Code Amendment The City adopted its Low -and Moderate -Income and Senior Citizen Housing in 1996. Since that i time the State law governing State Density Bonus Law (Section 65915-65918) has been modified to encourage developers to build affordable housing by requiring local jurisdictions to offer meaningful incentives. The last changes adopted by the state were in 2008. Consequently, all jurisdictions must update their respective zoning ordinances in compliance with the most recent State law provisions. The proposed ordinance amends the current residential density bonus regulations as required by State law. A density bonus may allow a parcel to accommodate additional square footage or additional residential units beyond the maximum allowed under zoning or the General Plan. As required by State law, the revised density bonus statutes have reduced the number of affordable units that a developer must provident order to receive a density bonus and increased the maximum mandatory density bonus from 25 percent to 35 percent A concession/incentive is defined as: A reduction in site development standards or a modification of zoning code requirements or architectural design requirements that exceed the minimum building standards. This would include a reduction in setback, lot size Z:1Cna RaNnPAV01IN1303 No,eJM El M, updeteiCC 141.13ftnRVWd. October 1.2013 - Page 3 Housing Element Update requirements and ratio of vehicular parking spaces. These reactions must result in identifiable, financially sufficient, and actual cost reductions; • Approval of mixed use zoning in conjunction with the housing project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and if the commercial, office, industrial, or other land uses are compatible with the housing project and development in the area where the proposed housing project will be located; or • Other regulatory incentives or concessions or General Plan policy concessions proposed by the developer or the city that result in identifiable sufficient and actual cost reductions. The proposed ordinance will continue to require an applicant seeking a density bonus to file a conditional use permit application with the Planning Department. The information provided would need to clearly indicate the type and number of the targeted units under which the proposed housing development qualifies for a density bonus and any additional concession/incentive sought The applicant will be required to identify the proposed location of the targeted units) on the site plan. The proposed ordinance specifiesthat all requested incentives and concessions be known at the time of project submittal in order to streamline the review of the project's description, which is essential for environmental review. COMMISSION DISCUSSION AND RECOlVlMENDATION: The Planning Commission reviewed the Housing Element Update and Code Amendment on August 27, 2013. The Commission discussed Housing Element policies required by State law and the proposed code amendment. The Commission discussed the advantages of having a certified Housing Element, which includes updating the Housing Element every eight years instead of four years. The Commission was also supportive of continuing to require a conditional use permit from a developer when a density bonus is being sought The Commissioners expressed support for goals and policies of the proposed Homing Element And voted 5-0 to recommend approval of the 2014-2021 Housing Element Update, General Plan Amendment No. 13-03 and Code Amendment No. 13-06 related to density bonus standards to the City Council. FISCAL IMPACT: It is not anticipated that the proposed General Plan amendment and Code Amendment will have any significant fiscal impact. r Prepared by: Fabiola WoneX RcAeVecr/Approved by: Jeff Anderson Senior Plane Planning Director Attachments: Attachment 1— General Plan Ameadmetit Resokon Attachment 2 — Code Amendment Ordinance Attachment 3 — Addendum 1 to the 2008-2014 Housing Element Mitigated Negative Declaration Attachment 4 — Planning Commission Minutes 8/27/13 Attachment 5 — Planting Commission Staff Report 827/13 Attachment 6 — Planning Commission Resolution No. 13-5532 (General Plan Amendment) Attachment 7 — Planning Commission Resolution No. 13-5533 (Code Amendment) Attachment 8 — Letter from HCD, 628113 27Cms R.WPAWIA1303 H LlgEk+nnrt Upd.&=la.l.irlee9aryprtdoc Comments on Mitigated Negative Declaration & Initial Study (October 2, 2014) and Health Risk Screening Report (July 2013) ■Scope of report addressed air quality risks and hazards to future residents at the Project site from existing sources of hazardous air pollutants (HAPs) in the vicinity. ■The pollutant driving the health risk is Diesel Particulate Matter (DPM) . ■DPM is generated by burning diesel fuel, which is typically used in heavy duty trucks, railroad cars, 8v construction equipment. ■The South Coast Air Quality Management District (SCAQMD) reviewed the HRS report and determined that it suffered from numerous methodological flaws. 2 •DPM emission were underestimated, inappropriately calculated as a subset (96%) of PM2.5 emissions. •Area sources used in screening modeling were overly inclusive and not representative of truck locations. *Omission of DPM emission sources: • Read -Pac: 4 onsite diesel emergency generators and 2 natural gas engines; *San Gabriel Valley Tribune: printing operations; •Decore-ative Specialties: diesel emergency gen.; •Pepsi Bottling: onsite vehicle fueling. •Metrolink Rail Line emission calculations: inconsistent. 3 *No revised HRA was prepared to implement District recommendations, 2013 iteration was simply reattached. *The HRS report did not take into consideration air quality impacts from construction of the proposed project on existing nearby sensitive receptors. •The HRS report relied upon an outdated screening model (SCREEN3). *Failed to identify potential nuisance odor to future residents and did not provide emergency response protocol. G! *Construction of proposed project is anticipated to last 36 months (3 years) and generate approximately 1,544 pounds of DPM emissions. •Sensitive receptors are currently situated as close as 20 meters from the project boundary. •OEHHA guidance recommends that air quality impacts be evaluated for all projects lasting more than 2 months. *The HRS omitted any discussion or assessment of air quality impacts from construction activities. 5 *We prepared a screening health risk assessment for nearby residents using OPM emissions from project construction. •Cancer risks calculated using OEHHA methodologies were 10.1 in one million for adults, and 58.3 in one million for children; both values exceed applicable District threshold. •A refined HRA should be prepared to supplement an EIR. DBR bailybreathing rate L/kg-day 302 581 1 I ED Exposure Duration vears 3 3 1 CPF Cancer Potency Factor 1/(mg/kg-day) 1.1 1.1 Cancer Risk 1.01E-05 5.83E-05 6 *Per District guidance, revisions to the HRS report were implemented for assessment of air quality impacts to future residents. eDPM emission rates for surrounding facilities were miscalculated in the HRS; we corrected for these errors using Ready-Pac as an example. •We determined the total emission rate from the Ready-Pac facility by scaling the area source emission rate from SCREEN3 by 1.13 to adjust for the error; then divided the emissions across four area sources for input to AERMOD in accordance with District Recommendations. 7 q' II 1 ll a T- 1 1 ♦'I C I 1 T 1 ' Ii�l li�iy II' Ye.�' I,Iyl II I ( C ILIIfll FIJ,Wf6' M5 IL *The maximum annual average concentration at receptor 2 was 0.03627 ug/m3. Following cancer risk assessment methodology in the HRS, the excess cancer risk from chronic exposure to this concentration is: 0.03627 [µg/m3 DPM] x 0.0003 [ 1 / (µg/m3)] _ 10.881 in one million excess cancers. *Our calculations demonstrate that using the refined modeling approach, cancer risks to future residents exceed the applicable 10 in one million District threshold. 0 *The SCAQMD letter also acknowledged inconsistencies in the quantification of emissions from the rail line adjacent to the northern boundary of the project site. *We reviewed Metrolink files and determined that the average train speed was approximately 40 mph, instead of 125 mph assumed by the HRS. *Emissions from the train, are tripled in comparison to the original calculations using a speed of 40 mph. Cancer risks from train DPM would further contribute to future residents' exposure to significant air quality impacts. 1 •The HRS report omitted a discussion of the potential for nuisance odor to be an issue to future residents. •The Ready-Pac facility handles nearly 8,000,000 pounds of onions and garlic on an annual basis. •Recent issues arising from Huy Fong Foods nearby serve as example of nuisance odor creating community -wide problem. *The Ready-Pac facility also has >50,000 pounds of ammonia flowing through its facility's system; revised HRA should be prepared to address emergency response. 11 •A revised HRA should be prepared that takes into account DPM emissions from construction activities, as well as implements recommendations from the SCAQMD. eThe revised HRA should also include discussion of nuisance odor and emergency response planning. *The HRA should supplement a DEIR as our work has demonstrated that potential significant and unavoidable air quality impacts are associated with the project. •A DEIR must be prepared and accompanied by a comprehensive HRA implementing the aforementioned suggestions prior to project approval. 12 Technical Consultation, Data Analysis and Litigation Support for the Environment 1640 5th Street, Suite 204 Santa Monica, California 90401 Paul Rosenfeld, Ph.D. (310) 795-2335 Prosenfeldiaswape.com October 28, 2014 John G. McClendon Leibold McClendon & Mann, P.C. 23422 Mill Creek Drive, Suite 105 Laguna Hills, CA 92653 Subject: Comments on the Tentative Tract Map 72152 Project Dear Mr. McClendon: We have reviewed the Mitigated Negative Declaration and Initial Study (MND)' for the proposed Tract Map 72152 Bella Vista planned residential development (the "Project"), located at 1611, 1623, and 1733 San Bernardino Road in West Covina, California. The Project will involve the construction and future inhabitance of a 135-unit apartment complex on approximately 6.49 acres of land. We have prepared comments on air quality impacts to future residents of the Project that were not adequately evaluated or disclosed in the MND. Our assessment determined that future residents will be exposed to significant and unavoidable air quality impacts that were not appropriately characterized in the MIND, and that additional potential issues exist pertaining to nuisance odor and explosion emergency response protocol. An environmental impact report (EIR) should be prepared that includes a revised health risk assessment (HRA), nuisance evaluation, and emergency evacuation plan. Health Risk Assessment should Examine Air Quality Impacts from Project Construction The Project's Health Risk Screening (HRS) report was prepared by MIGIHogle-Ireland in July 2013, and was provided as Appendix D to the October 2014 MND. The primary focus of the HRS report was to examine air quality conditions to which future residents of the Project property would be exposed. However, the HRS report omitted an assessment of the potential air quality impacts that will be generated by construction of the proposed Project. Construction equipment runs on diesel fuel, and diesel particulate matter (DPM) is a known human carcinogen that is regulated under CEQA. We reviewed the estimated emissions of DPM that will be released by Project construction and determined that excess cancer risks to which nearby residents will be exposed may exceed the ten in one million South Coast Air Quality Management District (SCAQMD, or the "District") threshold and constitute a significant air quality impact. ' http://www.westcovina.org/home/showdocument?id=2973 1 The MND omitted an HRA for Project construction -related emissions from its environmental analyses, and should be revised to adhere to recommendations set for by the Office of Environmental Health Hazard Assessment (OEHHA). OEHHA guidance issued in 2012 promulgates that exposures to emissions from any project lasting more than two months should be evaluated, and that exposures lasting more than six months should be estimated for the duration of the project.' The MND describes that the Project will be constructed over the course of 36 months, or three years (p. 38), and consequently the Project warrants an analysis of construction emissions. We have prepared a preliminary screening HRA for Project construction in accordance with guidance issued by the Office of Environmental Health Hazard Assessment (OEHHA),"'the California Air Pollution Control Officers Association (CAPCOA),s and the SCAQMD 6 in accordance with United States Environmental Protection Agency (USEPA) recommendation, we selected AERSCREEN as the screening air dispersion model. Since 2011, the USEPA has promulgated AERSCREEN as the preferred regulatory screening model, replacing. SCREEN3.' The Project MND improperly utilized the outdated SCREEN3 screening model Instead of AERSCREEN in estimating potential air quality impacts to future residents. The revised HRA should update its methodologies according to the most recent regulatory guidance. We extracted estimates of construction -related DPM emissions from the CaIEEMod output files provided as Appendix E to the MND. We relied on the estimated annual emissions attributed to construction assuming that mitigation measures were implemented effectively as described in the MND. The CaIEEMod output files determined that construction would produce approximately 0.3517 tons (703.4 pounds) of DPM emissions in 2015, 0.2603 tons (520.6 pounds) of DPM emissions In 2016, and 0.16 tons (320 pounds) of DPM emissions In 2017. The total estimated DPM released by Project construction is 0.772 tons, or 1544 pounds, occurring over the 36-month duration (approximately 1,095 days). Screening models are only capable of predicting maximum downwind concentrations given a constant emission rate from point, area, and volume sources. For screening purposes, we calculated an average emission rate over the course of Project construction - assuming a continuous emission rate throughout - by the following calculations. ' http://www.oehha.ca.gov/air/hot_spots/pdf/2012tsd/TSDportfolio2012. pdf 'The Air Toxlcs Hot Spots Program Guidance Manual for Preparation of Health Risk Assessments, AlrToxics Hot Spots Program Risk Assessment Guidelines. Office of Environmental Health Hazard Assessment- August 2003. http://oehha.ca.gov/air/hot — spots/pdf/H RAguidefina I.pdf Technical Support Document for Exposure Assessment and Stochastic Analysis, Air Toxics Hot Spots Program Risk Assessment Guidelines. Office of Environmental Health Hazard Assessment. August 2012. http://www.oehha.ca.gov/air/hot_spots/pdf/2012tsd/TSDportfollo2012.pdf 5 Health Risk Assessments for Proposed Land Use Projects. California Air Pollution Control Officers Association Guidance Document. July 2009. http://www.capcoa.org/wp- content/uploads/2012/03/CAPCOA HRA ILU_Gu i d e l i nes_8-6-09.pdf 6 CEQA Air Quality.Analysis Guidance Handbook. South Coast Air Management District. 1993.. http://www.agmd.gov/home/regulations/ceqa/a ir-quality-a nalysis-handbook ' AERSCREEN Released as the EPA Recommended Screening Model. EPA Air Quality Modeling Group, Office of Air Quality Planning and Standards. April 11, 2.011. http://www.epa.gov/ttn/scram/guidance/clarification/20110411_AE RSCREEN_Release_Merno.pdf 2 (grams _ 1,544.lbs 453.6 grams 1 day 1 hour Emission Rate \second 1,095 days x !b x 24 hours x 3,600 seconds 0.0074 9/s The AERSCREEN model Is capable of simulating continuous releases from point, volume, and area sources. We elected to model the DPM emissions from Project construction as an area source. The boundary of the Project site Is geometrically segmented and not a perfect rectangle. To be overly inclusive, we considered a conceptual Project boundary that was expanded to include the entirety of the Project construction site, as shown below. By expanding the Project boundary, emissions of DPM from construction equipment are diluted, and predicted off -site concentrations may be underestimates of actual anticipated air quality conditions resulting from Project construction. The dimensions of the modeled boundary were approximately 254 meters in the north -south direction and 194 meters in the east -west direction. We conducted an AERSCREEN model run using an emission rate of 0.0074 grams per second and a geographic setting of urban. The release height from construction equipment was assumed to be approximately three meters, or ten feet, to simulate exhaust stacks. Minimum and maximum average temperatures were obtained from the Environmental Setting section of the Project's HRS report. 3 The AERSCREEN model generates estimates of maximum single -hour concentrations at one-dimensional downwind distances from the modeled source. We identified that the nearest sensitive receptors are located in an apartment complex directly adjacent to the site of the Proposed project. The sensitive receptors are situated between approximately twenty meters to 150 meters east of the Project boundary. The maximum singie-hour concentration of DPM generated by AERSCREEN using our input parameters was 7.4 µg/ma at approximately 150 meters downwind. The AERSCREEN output file for this preliminary screening model is provided with this letter as Attachment 1. USEPA methodology for screening health risks states that the maximum reasonable estimate of an annualized concentration can be computed by multiplying the maximum single -hour concentration by 10%e Applying this methodology to our own screening model, the maximum estimate of annualized DPM concentration at an off -site sensitive receptor during Project construction is approximately 0.74 µg/ma. Implementing OEHHA risk assessment calculations,9,10 we prepared estimates of the excess cancer risk to which adults and children would be exposed during the Project's construction living approximately 150 meters from the Project boundary. The excess cancer risks from Project construction are shown in the table below. Our calculations determined that the excess cancer risk from Project construction would be approximately 10.1 in one million to an adult receptor and 58.3 to a child receptor living in close proximity to the Project boundary. The SCAQMD threshold of significance for excess cancer risk is 10 in one million. Our screening HRA demonstrates that significant and unavoidable air quality impacts may be realized by construction of the proposed Project. The conclusions of this screening assessment warrant that a refined HRA be prepared assessing air quality impacts from Project construction using a more sophisticated modeling program. The HRA should be included as a component of the Project's EIR. a Screening Procedures for Estimating the Air Quality Impact of Stationary Sources, Revised. United States Environmental Protection Agency. October 1992. http://www.epa.gov/scramool/guidance/guide/EPA-454R-92- 019 OCR.pdf http://oehha.ca.gov/air/hot_spots/pdf/HRAguidefinal.pdf 1° http://www.eehha.ca.gov/air/hot_spats/pdf/2012tsd/TSDportfolio2012.pdf 4 Cancer Risks to Future Residents from Surrounding Sources were not Accurately Modeled Future inhabitants of the Project property maybe exposed excess cancer risks from existing sources that exceed the District threshold of significance. The Project's July 2013 HRS report for future residents of the Project site was reviewed by the SCAQMD; the District prepared a letter outlining suggested amendments to the HRS report on July 16, 2013." The District acknowledged that, "the technical methodology used in the screening HRA resulted in the omission of several sources of emissions, and potential underestimation of health risk Impacts to future residents. As the reported health rlsk of 8.8 per million is close to the SCQAMD significance threshold of 10 per million, correcting these methodological Issues may reveal a potential health risk above our threshold. We recommend that the lead agency provide a more comprehensive analysis prior to considering this project for approval." The MND filed October 2, 2D14 failed to address any of the District's recommendations for revisions to the HRS, and did not include a more comprehensive analysis. We have prepared the following comments to Incorporate the District's recommendations Into the Project's HRA, and suggest that the lead agency take our analysis one step further in an EIR. Diesel Particulate Emissions were not Appropriately Quantified The HRS report states on page 12 that, "DPM emissions were calculated at a 96 percent conversion rate from fine particulate matter emissions (PM2.5)." In agreement with the District,'= we can find no reliable source or reference that suggests DPM emissions should be calculated as a subset of PM2.5 emissions. In fact, the CaIEEMod model and the EMFAC2011 model generate PM10 and P102.5 emission rates for DPM, and no augmentation of the model output is necessary to estimate DPM emission rates. Air Quality Impacts from Trucks at the Ready-Pac Facility were Underestimated The HRS EMFAC2011 output files for truck Idling and running at the Ready-Pac faculty are provided as Attachment 2 to this comment letter. By simple calculation using the data in Attachment 2, we observe that the DPM emission -rate calculated in the HRS is approximately 88.32% of the PM10 emission rate. Emissions from trucks at the Ready-Pac facility were consequently underestimated by approximately 12.7% in the HRS assessment. Truck idling and running were the only activities at Ready-Pac considered in the HRS analysis. To correct for the DPM emission rate calculation error, we divided the area source emission rate in the HRS report for the Ready-Pac facility by 0.8832, The area source emission rate for the Ready-Pac facility was extracted from the SCREEN3 model run provided in the HRS, which accompanies this letter as Attachment 3. We multiplied the unit area emission rate in Attachment 3 (0.4006 E-08 g/(s-m')) by the total modeled area (111,782 square meters), and then divided by 0.8832 to obtain the facility -wide emission rate for truck running and idling at Ready-Pac: " http://www.agmd.gov/dots/default-source/cega/comment-letters/2013/July/tentative-tract-map-no-72152- j u ly-2013. p df? sfv rs n=4 12 Ibid, at p. 3. 5 grams 0.4006 x 10.8832 0—ag 1 Emission Rate ( = x 111,782 mz x 0.000507 9/ second) s — mz s We derived this emission rate assuming that the Ready-Pac fleet mix anticipated in the HRS was reliable, as the District did not make a comment on this aspect. We concur with the District in its finding that the area source used in SCREEN3 for the Ready-Pac facility was overly inclusive and diluted relevant emissions sources. From aerial imagery we determined that the truck routes and docking stations comprise a much smaller area of the Ready-Pac property than the 393 meter by 284 meter rectangle incorporated into the screening analysis of the HRS. We have prepared our own HRA for future residents of the Project site with respect to truck running and idling emissions at the Ready-Pac facility. The District letter suggested that the agency use polygon area sources in AERMOD to model truck emissions. AERMOD is the USEPA preferred air dispersion model for regulatory applications." Given the time constraints of preparing this comment letter, we conducted a refined modeling assessment of truck emissions from only the Ready-Pac facility as demonstrative evidence that future residents of the Project site may be exposed to significant and unavoidable air quality Impacts from existing sources In the vicinity. Using aerial imagery from Google Earth, we drew four distinct polygon sources surrounding the Ready-Pac facility to represent truck running and idling locations. The polygon area sources, proposed Project boundary, and future on -site sensitive receptors are depicted in Attachment 4. We utilized the total Ready-Pac DPM emission rate of 5.07 E-04 grams per second (0.000507 g/s) and the combined area of the polygon sources (approximately 25,677 square meters) to calculate an average unit -area emission rate (grams per second per square meter) for truck running and idling at the facility. The unit -area emission rate for each polygon source was approximately 1.975 x 10' grams/sec-mz. The polygon sources were defined using GIS software, and meteorological data was obtained from a nearby weather station in Downtown Los Angeles. The model was run and annual average concentrations were generated at each of the ten discrete receptors shown in Attachment 4. The model predicted that the maximum annual concentration of DPM would be 0.03627 µg/m' at receptor 2. This value is larger than the 0.02111 µg/m' presented In Table 4 of the HRS. Following the cancer risk calculation methodology provided in the HRS," the cancer risk from the Ready-Pac facility would be 0.03627 [µg/m'[ x 0.0003 [1/(µg/m')] = 10.881 in one million. Our calculations using the refined modeling approach suggest that future residents will be exposed to significant and unavoidable air quality impacts from the Ready-Pac facility alone. Similar analyses should be conducted for the other facilities identified in Table 4 of the HRS, per recommendations from the District. " Revision to the Guideline on Air Quality Models: Adoption of a Preferred General Purpose (Flat and Complex Terrain) Dispersion Model and Other Revisions; Final Rule. 40 Federal Register, Volume 70, Page 68218. '" Health Risk Assessment Guidance for Analyzing Cancer Risks from Mobile Source Diesel Idling Emissions for CEQA Air Quality Analysis. South Coast Air Quality Management District. August 2003. http://www.agmd.gov/dots/default-sou rce/cega/handbook/mobile-source-toxics-anatysis.doc?sfvrsn=2 6 Emissions from the Metrolink Railway were Erroneously Calculated in the HRS Report The District letter further identified inconsistencies in the HRS report's characterization of DPM emissions from the Metrolink rail line that runs along the northern boundary of the proposed Project site. Calculations for the Metrolink emission rate are provided in the HRS report on page 12. The calculations are derived from a USEPA document on Emission Factors for Locomotives. The District letter does not find fault with the methodology, but calls into question the speed that the HR5 calculations employed in estimating train emissions. The calculations show that the train speed was assumed to be 125 miles per hour (mph). This value is inappropriately high, and by the calculations results in a significant underestimate of the emission rate from the rail line. Review of Metrolink documents for the first quarter of 2014 suggest that the passenger trains travel at an average speed of approximately 40 mph.15 In comparison to using 125 mph in the calculations, using a speed of 40 mph would triple the DPM emission rate. Even conservatively assuming that the train travels at a speed of 60 mph in the corridor near the proposed Project would double the emission rate presented in the HRS report. It is unclear how the emission rate Input to SCREEN3 for the Metrolink train was derived in the HRS. A revised HRA, as a supplement to the EIR, should include a more accurate representation of the train source, in addition to the other nearby sources of DPM. Additional Existing Sources of Toxic Air Contaminants should be Considered in the HRA The HRS failed to include all relevant sources of toxic air contaminants (TACs) in its risk assessment for future residents of the Project property. As detailed in the District letter and further substantiated by our analyses of DPM emissions from the Ready-Pac facility and the Metrolink railway, a revised HRA should be prepared to address the previously omitted sources of.TACs. Our findings have demonstrated that future residents would be exposed to significant air quality impacts from the Ready-Pac facility, and incorporating additional sources Into the assessment would only further exceed the applicable District threshold. Potential for Nuisance Odor was not Adequately Addressed in the MND The HRS report omitted a discussion of the potential for future residents to encounter nuisance odors due to proximity of the Ready-Pac distribution facility. We have reviewed documents provided by Ready-Pac and determined that the facility receives and packages over seven million pounds of onions and garlic annually.16 The adjacent City of Irwindale recently dealt with a persisting nuisance odor problem and numerous citizen complaints attributed to fugitive emissions from the Huy Fong Foods processing facility. It is inevitable that fugitive emissions of odorous compounds will emanate from the Ready-Pac facility given the tremendous volume of materials handled at the site. An EIR should be prepared that includes a discussion of the potential for nuisance odor to compromise the use and enjoyment of property of future residents of the proposed Project. 1 5 Metrolink Q12014 Factsheet. http://www.metrolinktrains,com/pdfs/Facts&Numbers/Fact sheets/Fact _Sheet_2014_Q1 pdf 16 Correspondence with Mike Murray, Senior Vice President, Ready-Pac Foods, Inc. 7 Explosion Emergency Response Protocol was not Considered in the MND The Project's HRS report omitted an emergency response plan in the case of a catastrophic incident at the Ready-Pac facility. Through correspondence with Ready-Pac representatives, we have determined that over 50,000 pounds of ammonia circulates through the facility regularly, much of it being stared in tower structures in the southeast portion of the plot. In the unlikely event of a catastrophic system failure and potential explosion, future residents of the Project property should be informed as to appropriate emergency response and evacuation protocols. Review of the Ready-Pac facility plot, provided as Attachment 5 to this letter, acknowledged that the distance from the ammonia towers to the Property boundary is less than 250 meters (820 feet). The proximity of the explosion risk warrants that a revised HRA should include an emergency response protocol, and that an EIR be prepared prior to Project approval. Sincerely, Paul Rosenfeld, Ph.D. Anders Sutherland 8 Attachment 1 Cenuniral Wnn(o EMvatlen Seaivn/Moto u[tor all. 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Lot.W 9l9 0 WNb 0.360 IOOIIWl 1.3 .. .9 002 999 31 1 15 0.35 05 10 310 1.26E-00 law 0W . 0360 I[OIIWt .13 owl d 001 .gp 21 6 i IS 035 05 10 au 1.191W 9M 0Wlnb 0SW tW11Wl .1.3 OWI 9 "1 .. 11 6 1 15 03S OS W 310 1.1211W WW DWI[l. 0,360 WD1Up1 1.3 owl 9 002 -999 21 6 1 1.5 0.33 05 10 310 Attachment 2 EMFAU011Id1hy Enisslon Rates Reelon Type: Air Basin Rglon: South Cout Cnkndar Year: 2015 Season: Annual Vehicle Clammel¢lion: EWAC2007 Categories a FMFAM07 Vehlda Ceteryry toss MOT 2015 MHDT fuel Type air basin season D SC e D SC RM10)8/hrveh) RM2.5 kfh.h) DMA wl:rxah) O.M80a1304 0,246598 0.MGn40B D337311033 0.310328911 D291915754 3245 EMFAC2011 Running Emission Rates Region Type: Air Basin Region: South Coast Calendar Year: 2015 Season: Annual Vehicle Classificatlon: EMFAC2007 Categories Region CalYr Season Veh_Class Fuel MdlYr South Coast 2015 Annual LHDI DSL Aggregated South Coast 2015 Annual T6 DSL Aggregated South Coast 2015 Annual T7 DSL Aggregated Speed PM10 RUNEX PM2 5 RUNEX DPM (miles/hr) (gms/mile) (gms/mile) (gms/mile) 10 0.096216289 0.088518987 0.084978227 10 0.243812651 0.224307638 0.215335333 10 0.215069765 0.197864184 0.189949617 3247 Attachment 3 07/10/13 10:53:08 *** SCREENS MODEL RUN *** *** VERSION DATED 96043 *"* ReadyPak SIMPLE TERRAIN INPUTS: SOURCE TYPE = AREA EMISSION RATE (G/(S-M**2)) = 0.400600E-08 SOURCE HEIGHT (M) = 4.2672 LENGTH OF LARGER SIDE (M) = 393.4968 LENGTH OF SMALLER SIDE (M) = 284.0736 RECEPTOR HEIGHT (M) = 1.5240 URBAN/RURAL OPTION = URBAN THE REGULATORY (DEFAULT) MIXING HEIGHT OPTION WAS SELECTED. THE REGULATORY (DEFAULT) ANEMOMETER HEIGHT OF 10.0 METERS WAS ENTERED. ANGLE RELATIVE TO LONG AXIS = 0.0000 BUOY. FLUX = 0.000 M**4/S**3; MOM. FLUX = 0.000 M**4/S**2. **' STABILITY CLASS 4 ONLY *** *** ANEMOMETER HEIGHT WIND SPEED OF 3.00 HIS ONLY *** *** SCREEN AUTOMATED DISTANCES `** *** TERRAIN HEIGHT OF 0. M ABOVE STACK BASE USED FOR FOLLOWING DISTANCES *** DIST CONC U1OM USTK MIX HT PLUMP. MAX DIR (M) (UG/M*'3) STAB (MIS) (MIS) ------- ---------- ---- ----- ----- (M) HT (M) (DEG) 30. 0.1675E-01 4 3.0 3.0 ------ 960.0 ------ 4.27 ------- 0. 100. 0.1886E-01 4 3.0 3.0 960.0 4.27 0. 200. 0.21.08E-01 4 3.0 3.0 960.0 4.27 0. 300, 0.1213E-01 4 3.0 3.0 960.0 4.27 0. MAXIMUM 1-HR CONCENTRATION AT OR BEYOND 30. M: 199. 0..2111E-01 4 3.0 3.0 960.0 4.27 0. *** SUMMARY OF SCREEN MODEL RESULTS *** CALCULATION MAX CONC DIST TO TERRAIN PROCEDURE (UG/M**3) MAX (M) ------------------------- HT (M) ------- SIMPLE TERRAIN 0.2111E-01 198. ------- 0. ** REMEMBER TO INCLUDE BACKGROUND CONCENTRATIONS ** 1 3251 m Attachment 4 Attachment 5 rw �"fK F!#'• RAW: Pier. R.M`' R/,M' 6s► y fa,. e ' s ; I tlr �- � � Mrl1A 4in' �1 t MH � is w �4 A'.. --� liff I I I (.11JJ.l.111 '�`" � °. �° IIiIIIIIIIIiHlllllllllllllilllilllllllllilllllllllllill 46 IRW . ry 1 !�� N U 1flEA IN LE FACILITY GAS OR EVACUATION '' AREAS A, 137 Technical Consultation, Data Analysis and SOIL WATER AIR PROTECTION ENTERPRISE 1640 Fifth Street, Suite 204 Litigation Support for the Environment Sum Monica, California 90401 Ann: Paul Rosenfeld, Ph.D. Mobil: (310) 795-2335 Office: (310) 434-0110 Fax: (310) 414-0011 Email: PRoscnfeld(alrmuc.com Paul Rosenfeld, A.D. Chemical Fate and Transport & Air Dispersion Modeling Principal Environmental Chemist Risk Assessment & Remediation Specialist Education: Ph.D. Soil Chemistry, University of Washington, 1999. Dissertation on volatile organic compound filtration. M.S. Environmental Science, U.C. Berkeley, 1995. Thesis on organic waste economics. B.A. Environmental Studies, U.C. Santa Barbara, 1991. Thesis on wastewater treatment. Professional Experience: Dr. Rosenfeld is the Co -Founder and Principal Environmental Chemist at Soil Water Air Protection Enterprise (SWAPE). His focus is the fate and transport of environmental contaminants, risk assessment, and ecological restoration. Dr. Rosenfeld has a doctorate in soil chemistry and has evaluated odors from biosolid applications to soil and the effect of biosolids to agricultural crops. Dr. Rosenfeld has also evaluated odor emissions from the compost and food industry. His project experience includes monitoring and modeling of pollution sources as they relate to human and ecological health. Dr. Rosenfeld has investigated and designed remediation programs and risk assessments for contaminated sites containing petroleum, chlorinated solvents, pesticides, radioactive waste, PCBs, PAHs, dioxins, furans, volatile organics, semi -volatile organics, perchlorate, heavy metals, asbestos, PFOA, unusual polymers, MtBE, fuel oxygenates and odor. Dr. Rosenfeld has also evaluated and modeled emissions from tracking, boilers, incinerators and other industrial and agricultural sources relating to nuisance and personal injury. Professional History: Soil Water Air Protection Enterprise (SWAPF.); 2003 to present; Principal and Founding Partner UCLA School of Public Health; 2007 to 2011; Lecturer (Assistant Researcher) UCLA School of Public Health; 2003 to 2006; Adjunct Professor UCLA Environmental Science and Engineering Program; 2002-2004; Doctoral Intern Coordinator UCLA Institute of die Environment, 2001-2002; Research Associate Komex H2O Science, 2001 to 2003; Senior Remediation Scientist National Groundwater Association, 2002-2004; Lecturer San Diego State University, 1999-2001; Adjunct Professor Anteon Corp., San Diego, 2000-2001; Rcmediation Project Manager Ogden (now Amec), San Diego, 2000-2000; Rcmediation Project Manager Bechtel, San Diego, California, 1999-2000; Risk Assessor King County, Seattle, 1996 — 1999; Scientist . James River Corp., Washington, 1995-96; Scientist Big Creels Lumber, Davenport, California, 1995; Scientist Plumes Corp., California and USFS, Tahoe 1993-1995; Scientist Peace Corps and World Wildlife Fund, St. Kitts, West Indies, 1991-1993; Scientist Bureau of Lund Management, ICremmling Colorado 1990; Scientist May 2014 1 Rosenfeld CV Publications: Simons, R.A., See, Y., Rosenfeld, P.E. (2014). Modeling the Effects of Refinery Emissions on Residential Property Values. Journal of Real Estate Research. Advance online publication. doi: https://jshare.johnshopkins.edufjrer/ Chen, J. A., Zapata, A R., Sutherland, A. J., Molmen, D. R,. Chow, B. S., Wu, L. E., Rosenfeld, P. E., Hesse, R. C., (2012). Sulfur Dioxide and Volatile Organic Compound Exposure To A Community In Texas City Texas Evaluated Using Aermod and Empirical Data. American Journal of Environmental Science, 8(6), 622-632. Rosenfeld, P.E. & Feng, L. (2011). The Risks of Hazardous Waste. Amsterdam: Elsevier Publishing. Cheremisinoff N.P., & Rosenfeld, P.E. (2011). Handbook of Pollution Prevention and Cleaner Production: Best Practices in the Agrochernical Industry, Amsterdam: Elsevier Publishing. Gonzalez J., Feng, L., Sutherland, A., Waller, C., Sok, H., Hesse, R., Rosenfeld, P. (2010), PCBs and Dioxins/Furans in Attic Dust Collected Near Former PCB Production and Secondary Copper Facilities in Sauget, IL. Procedia Environmental Sciences. 113-125. Feng, L., Wu, C., Tam, L., Sutherland, A.J., Clark, J.J., Rosenfeld, P.E. (2010). Dioxin and Furan Blood Lipid and Attic Dust Concentrations in Populations Living Near Four Wood Treatment Facilities in the United States. Journal of Envh onmenial Health. 73(6), 34-46. Cheremisinoff, N.P., & Rosenfeld, P.E. (2010). Handbook of Pollution Prevention and Cleaner Production: Best Practices in the Wood and Paper Industries. Amsterdam: Elsevier Publishing. Cheremisinoff, N.P., & Rosenfeld, P.E. (2009). Handbook of Pollution Prevention and Cleaner Production: Best Practices in the Petroleum Industry. Amsterdam: Elsevier Publishing. Wu, C., Tam, L., Clark, J., Rosenfeld, P. (2009). Dioxin and furan blood lipid concentrations in populations living near four wood treatment facilities in the United States. WIT Transactions on Ecology and the Environment, Air Pollution, 123 (17), 319-327. Tam L. K.., Wu C. D., Clark J. J. and Rosenfeld, P.E. (2008). A Statistical Analysis OFAtdc Dust And Blood Lipid Concentrations Of Telmchloro-p-Dibenzodioxin (TCDD) Toxicity Equivalency Quotients (TEQ) in Two Populations Near Wood Treatment Facilities. Organohalogen Compounds, 70, 002252-002255, Tani L. IC., Wu C. D., Clark J. J. and Rosenfeld, P.E. (2008). Methods For Collect Samples For Assessing Dioxins And Other Environmental Contaminants In Attic Dust: A Review. Organohalogen Compounds, 70, 000527- 000530. Hensley, A.R. A. Scott, J. J. J. Clark, Rosenfeld, P.E. (2007). Attic Dust and Human Blood Samples Collected near a Former Wood Treatment Facility. Environmental Research. 105, 194.197. Rosenfeld, P.E., J. J. J. Clark, A. R. Hensley, M. Suffet. (2007). The Use of an Odor Wheel Classification for Evaluation of Human Health Risk Criteria for Compost Facilities. Water Science & Technology 55(5), 345-357. Rosenfeld, P. E., M. Sufect. (2007). The Anatomy Of Odour Wheels For Odours Of Drinking Water, Wastewater, Compost And The Urban Environment. Water Science & Technology 55(5), 335.344. Sullivan, P. J. Clark, J.J.J., Agardy, F. J., Rosenfeld, P.E. (2007). Toxic Legacy, Synthetic Toxins in the ]rood, Wales, and Air in American Cities. Boston Massachusetts: Elsevier Publishing, Rosenfeld P.E., and Suffet, I.1-1. (Mel) (2007). Anatomy of an Odor Wheel. Water Science and Technology. Rosenfeld, P.E., Clark, J.J.J., Hensley A.R., Suffet, I.H. (Mel) (2007). The use of an odor wheel classification for evaluation of human health risk criteria for compost facilities. Water Science And Technology. August 2014 2 Rosenfeld CV Rosenfeld, P.E., and Suffet I.H. (2004). Control of Compost Odor Using High Carbon Wood Ash. Water Science and Technology. 49(9),171-178. Rosenfeld P. E., J.J. Clark, I.H. (Me]) Suffet (2004). The Value of An Odor -Quality -Wheel Classification Scheme For The Urban Environment. Water Environment Federation's Technical Ezhihition and Conference (WEFTEC) 2004. New Orleans, October 2-6, 2DO4. Rosenfeld, P.E., and Suffet, I.H. (2004), Understanding Odorants Associated With Compost; Biomass Facilities, and the Land Application of Biosolids. Water Science and Technology. 49(9), 193-199. Rosenfeld, P.E., and Suffet I.H. (2004). Control of Compost Odor Using High Carbon Wood Ash, Water Science and Technology, 49( 9), 171.178. Rosenfeld, P. E., Grey, M. A., Sellew, P. (2004). Measurement of Biosolids Odor and Odorant Emissions fiom Windrows, Static Pile and Biotilter. Water Environment Research. 76(4), 310-315. Rosenfeld, P.E., Grey, M and Suffet, M. (2002). Controlling Odors Using High Carbon Wood Ash. Blocycle, March 2002, 42. Rosenfeld, P.E., Grey, M and Suffet, M. (2002). Compost Demonstration Project, Sacramento California Using High -Carbon Wood Ash to Control Odor at a Green Materials Composting Facility. Integrated Waste Management Board Public Affairs Office, Publications Clearinghouse (MS-6), Sacramento, CA Publication #442-02-008, Rosenfeld, P.E., and C.L. Henry. (2001). Characterization of odor emissions from three different biosolids. Water Soil and Air Pollution. 127(14), 173-191. Rosenfeld, P.E., and Henry C. L., (2000). Wood ash control of odor emissions from biosolids application. Journal of Environmental Quality. 29, 1662-1668. Rosenfeld, P.E., C.L. Henry and D. Bennett. (2001). Wastewater dewatering polymer affect on biosolids odor emissions and microbial activity. Water Environment Research. 73(4), 363-367. Rosenfeld, P.E., and C.L. Henry. (2001). Activated Carbon and Wood Ash Sorption of Wastewater, Compost, and Biosolids Odorants. Water Environment Research, 73, 388-393. Rosenfeld, P.E., and Henry C. L., (2001). High carbon wood ash effect on biosolids microbial activity and odor. Water Environment Research. 131(14), 247-262. Chollack, 1'. and P. Rosenfeld. (1998). Compost Amendment Handbook For Landscaping. Prepared for and distributed by the City of Redmond, Washington State. Rosenfeld,P.E. (1992). The Mount Liamuiga Crater Trail. Ileritage Magazine of St. Kitts, 3(2). Rosenfeld, P. E. (1993). High School Biogas Project to Prevent Deforestation On St. Kitts. Biomass Users Network, 7(1). Rosenfeld, P. E. (1998). Characterization, Quantification, and Control of Odor Fmissions From Biosolids Application To Forest Soil. Doctoral Thesis. University of Washington College of Forest Resources. Rosenfeld, P. E. (1994). Potential Utilization of Small Diameter Trees on Sierra County Public Land. Masters thesis reprinted by the Sierra County Economic Council. Sierra County, California. Rosenfeld, P. E. (1991). How to Build a Small Rural Anaerobic Digester & Uses Of Biogas In The First And Third World. Bachelors Thesis. University of California. August 2014 3 Rosenfeld CV Presentations: Rosenfeld, P.E, Sutherland, A; Hesse, R.; Zapata, A. (October 3-6, 2013). Air dispersion modeling of volatile Organic emissions front multiple natural gas wells in Decatur, TX. 44th Western Regional Meeting, American Chemical Society. Lecture conducted from Santa Clara, CA. Sok, H.L.; Waller, C.C.: Feng, L.; Gonzalez, J.; Sutherland, A,J.; Wisdom -Stack, T.; Sahai, R.K.; Hesse, R.C.; Rosenfeld, P.E. (June 20-23, 2010). Atrazine: A Persistent Pesticide in Urban Drinking Water. Urban Environmental Pollution. Lecture conducted from Boston, MA. Feng, L.; Gonzalez, J.; Sok, H.L.; Sutherland, A.J.; Waller, C.C.; Wisdom -Stack, T.; Sahai, R.IC.; La, M.; Hesse, R.C.; Rosenfeld, P.E. (June 20-23, 2010). Bringing Environmental Justice to East St. Louis, Illinois. Urban Environmental Pollution, Lecture conducted from Boston, MA. Rosenfeld, P.E. (April 19-23, 2009). Perfluoroctanoic Acid (PFOA) and Perfluoroactane Sulfonate (PFOS) Contamination in Drinking Water From the Use of Aqueous Film Forming Foams (AFFF) at Airports in the United States. 2009 Ground Water Summit and 2009 Ground Water Protection Council Spring Meeting, Lecture conducted from Tuscon, AZ. Rosenfeld, P.E. (April 19-23, 2009). Cost to Filter Atrazine Contamination from Drinking Water in the United States" Contamination in Drinking Water From the Use of Aqueous Film Forming Foams (AFFF) at Airports in the United States. 2009 Ground Water Summit and 2009 Ground Water Protection Council Spring Meeting. Lecture conducted from Tuscon, AZ. Wu, C., Tam, L, Clark, J., Rosenfeld, P. (20-22 July, 2009). Dioxin and fumn blood lipid concentrations in populations living near four wood treatment facilities in the United States. Brebbia, C.A. and Popov, V., eds., Air Pollution XVII.• Proceedings of the Seventeenth International Conference on Modeling,. Monitoring and Management of Air Pollution. Lecture conducted from Tallinn, Estonia. Rosenfeld, P. E. (October 15-19, 2007). Moss Point Community Exposure To Contaminants From A Releasing Facility. The 23M Annual International Conferences on Soils Sediment and Water. Platform lecture conducted from University of Massachusetts, Amherst MA. Rosenfeld, P. E. (October 15-18, 2007). The Repeated Trespass of Tritium -Contaminated Water Into A Surrounding Community Form Repeated Waste Spills From A Nuclear Power Plant The 23' Annual International Conferences on Soils Sediment and Water. Platform lecture conducted from University of Massachusetts. Amherst MA. Rosenfeld, P. E. (October 15-18, 2007). Somerville Community Exposure To Contaminants From Wood Treatment Facility Emissions, The 23'd Annual international Conferences on Soil.? Sediment and Water. Lecture conducted from University of Massachusetts, Amherst MA. Rosenfeld P. E. (March 2007). Production, Chemical Properties, Toxicology, & Treatment Case Studies of 1,2,3- Trichloropropane (TCP). The Association for Enmironmental Health and Sciences (ACHS) Annual Meeting. Lecture conducted fi•om San Diego, CA. Rosenfeld P. E. (March 2007). Blood and Attic Sampling for Dioxin/Furan, PAI-I, and Metal Exposure in Florala, Alabama. The AEII,SAnnual Meeting. Lecture conducted from San Diego, CA. Hensley A.R., Scott, A., Rosenfeld P.E., Clark, J.J.J. (August 21 — 25, 2006). Dioxin Containing Attic Dust And Human Blood Samples Collected Near A Former Wood Treatment Facility. The 26th International Symposium on Halogenated Persistent Organic Pollutants — DIOXIN2006. Lecture conducted from Radisson SAS Scandinavia Hotel in Oslo Norway. August 2014 q Rosenfeld CV Hensley A.R., Scott, A., Rosenfeld P.C., Clark, J.J.J. (November 4.8, 2006). Dioxin Containing Attic Dust And Human Blood Samples Collected Near A Former Wood Treatment Facility. APHA 134 Annual Meeting & Exposition. Lecture conducted from Boston Massachusetts. Paul Rosenfeld Ph.D. (October 24-25, 2005). Fate, Transport and Persistence of PFOA and Related Chemicals. Mealey's C81PFOA. Science, Risk & Litigation Conference. Lecture conducted from The Rittenhouse Flotel, Philadelphia, PA. Paul Rosenfeld Ph.D. (September 19, 2005). Brominated Flame Retardants in Groundwater: Pathways to Human Ingestion, Toxicology and Remediation PEMA Emerging Contaminant Conference. Lecture conducted from Hilton Hotel, Irvine California. Paul Rosenfeld A.D. (September 19, 2005). Fate, Transport, Toxicity, And Persistence of 1,2,3-TCP. PEMA Emerging Contaminant Conference. Lecture conducted from Hilton Hotel in Irvine, California. Paul Rosenfeld Ph.D. (September 26-27, 2005). Fate, Transport and Persistence of PDBEs. Mealey's Groundwater Conference. Lecture conducted -from Ritz Carlton Hotel, Marina Del Ray, California. Paul Rosenfeld Ph.D. (June 7-8, 2005). Fate, Transport and Persistence of PFOA and Related Chemicals. International Society of Environmental Forensics: Focus On Emerging Contaminants. Lecture conducted from Sheraton Oceanfront Hotel, Virginia Beach, Virginia. Paul Rosenfeld Ph.D. (July 21-22, 2005). Fate Transport, Persistence and Toxicology of PFOA and Related Perfluorochemicals. 2005 National Groundwater Association Ground Water And Environmental Law Conference. Lecture conducted from Wyndham Baltimore Inner Harbor, Baltimore Maryland. Paul Rosenfeld Ph.D. (July 21-22, 2005). Brominated Flame Retardants in Groundwater: Pathways to Human Ingestion, Toxicology and Remediation. 2005 National Groundwater Association Ground Water and Environmental Law Conference. Lecture conducted from Wyndham Baltimore Inner Harbor, Baltimore Maryland. Paul Rosenfeld, Ph.D. and James Clark Ph.D. and Rob Hesse R.G. (May 5-6, 2004). Tert-butyl Alcohol Liability and Toxicology, A National Problem and Unquantified Liability. National Groundwater Association. Environmental Law Conference. Lecture conducted from Congress Playa Hotel, Chicago Illinois. Paul Rosenfeld, Ph.D. (March 2004). Perchlorate Toxicology. Meeting of the American Groundwater Trust. Lecture conducted from Phoenix Arizona. Hagemann, M.F., Paul Rosenfeld, Ph.D. and Rob Hesse (2004). Perchlorate Contamination of the Colorado River. Meeting of tribal representatives. Lecture conducted from Parker, AZ. Paul Rosenfeld, Ph.D. (April 7, 2004). A National Damage Assessment Model For PCE and Dry Cleaners. Drycleaner Symposium. California Ground Water Association. Lecture conducted from Radison Hotel, Sacramento, California. Rosenfeld, P. E., Grey, M., (June 2003) Two stage biofilter for biosolids composting odor control. Seventh International In Situ And On Site Bioremediation Symposium Battelle Coeerence Orlando, FL. Paul Rosenfeld, Ph.D. and James Clark Ph.D. (February 20-21, 2003) Understanding Historical Usu, Chemical Properties, Toxicity and Regulatory Guidance of 1,4 Dioxane. National Groundwater Association. Southwest Focus Conference. Water Supply and Emerging Contaminants.. Lecture conducted from Hyatt Regency Phoenix Ari-r-ona. Paul Rosenfeld, Ph.D. (February 6-7, 2003). Underground Storage Tank Litigation and Remediation. California CUPA Forum. Lecture conducted from Marriott Hotel, Anaheim California. August 2014 5 Rosenfeld CV Paul Rosenfeld, Ph.D. (October 23, 2002) Underground Storage Tank Litigation and Remediation. EPA Underground Storage Tank Roundtable. Lecture conducted frorn Sacramento California. Rosenfeld, P.E. and Buffet, M. (October 7- 10, 2002). Understanding Odor from Compost, Wastewater and Industrial Processes, Sixth Annual Symposium On Of Flavors in the Aquatic Environment. International Water Association. Lecture conducted from Barcelona Spain. Rosenfeld, P.E. and Suffet, M. (October 7- 10, 2002). Using High Carbon Wood Ash to Control Compost Odor. Sixth Annual Symposium On Off Flavors in the Aquatic Environment. International Water Association. Lecture conducted from Barcelona Spain. Rosenfeld, P.E. and Grey, M. A. (September 22-24, 2002). Biocycle Composting For Coastal Sage Restoration. Northwest Biosolids Management Association. Lecture conducted from Vancouver Washington.. Rosenfeld, P.E. and Grey, M. A. (November 11-14, 2002). Using High -Carbon Wood Ash to Control Odor of a Green Materials Composting Facility. Soil Science SocietyAnnual Conference. Lecture conducted from Indianapolis, Maryland. Rosenfeld. P.E. (September 16, 2000), Two stage biofilter for biosolids composting odor control. Water Environment Federation. Lecture conducted from Anaheim California. Rosenfeld. P.E. (October 16, 2000). Wood ash and biofilter control of compost odor. Biofest. Lecture conducted from Ocean Shores, California. Rosenfeld, P.E. (2000). Bioremediation Using Organic Soil Amendments. California Resource Recovery Association. Lecture conducted from Sacramento California. Rosenfeld, P.E., C.L. Henry, R. Harrison. (1998). Oat and Grass Seed Germination and Nitrogen and Sulfur Emissions Following Biosolids Incorporation With High -Carbon Wood -Ash. Water Environment Federation 121h Annual Residuals and Biosolids Management Conference Proceedings. Lecture conducted from Bellevue Washington. Rosenfeld, P.E., and C.L. Henry. (1999). An evaluation of ash incorporation with biosolids for odor reduction. Soil Science Society of America. Lecture conducted from Salt Lake City Utah. Rosenfeld, P.E., C.I,. Henry, R. Harrison. (1998). Comparison of Microbial Activity and Odor Emissions from Three Different Biosolids Applied to Forest Soil. Brown and Caldwell Lecture conducted from Seattle Washington. Rosenfeld, P.E., C.L. Henry. (1998). Characterization, Quantification, and Control of Odor Emissions from Biosolids Application To Forest Soil. Biofest. Lecture conducted from Lake Chelan, Washington. Rosenfeld, RE, C.L. Henry, R. Harrison. (1998). Oat and Grass Seed Germination and Nitrogen and Sulfur Emissions Following Biosolids Incorporation With High -Carbon Wood -Ash. Water Environment Federation 12th Annual Residuals and Biosolids Management Conference Proceedings. Lecture conducted from Bellevue Washington. Rosenfeld, Y.E., C.L. Henry, R. B. Harrison, and R. Dills. (1997). Comparison of Odor Emissions From Three Different Biosolids Applied to Forest Soil. Soil Science Society of America. Lecture conducted from Anaheim California. Teaching Exnerience: UCLA Department of Environmental Health (Summer 2003 through 20010) Taught Environmental Health Science 700 to students, including undergrad, medical doctors, public health professionals and nurses. Course focused on the health effects of environmental contaminants. August 2014 6 Rosenfeld CV National Ground Water Association, Successful Remediation Technologies. Custom Course in Sarre Fe, New Mexico. May 21, 2002. Focused on fate and transport of fuel contaminants associated with underground storage tanks. National Ground Water Association; Successful Remediation Technologies Course in Chicago Illinois, April I, 2002. Focused on fate and transport of contaminants associated with Superfund and RCRA sites. California Integrated Waste Management Board, April and May, 2001. Alternative Landfill Caps Seminar in San Diego, Ventura, and San Francisco. Focused on both prescriptive and innovative landfill cover design. UCLA Department of Environmental Engineering, February 5, 2002. Seminar on Successful Remediation Technologies focusing on Groundwater Remediation. University Of Washington, Soil Science Program, Teaching Assistant for several courses including: Soil Chemistry, Organic Soil Amendments, and Soil Stability. U.C. Berkeley, Environmental Science Program Teaching Assistant for Environmental Science 10. Academic Grants Awarded: California Integrated Waste Management Board. $41,000 grant awarded to UCLA Institute of the Environment. Goal: To investigate effect of high carbon wood ash on volatile organic emissions fi•om compost. 2001, Synagro Technologies, Corona California: $10,000 grant awarded to San Diego State University. Goal: investigate effect of biosolids for restoration and remediation of degraded coastal sage soils. 2000. King County, Department of Research and Technology, Washington State. $100,000 grant awarded to University of Washington: Goal: To investigate odor emissions from biosolids application and the effect of polymers and ash on VOC emissions. 1998. Northwest Biosolids Management Association, Washington State. $20,000 grant awarded to investigate effect of polymers and ash on VOC emissions from biosolids. 1997. James River Corporation, Oregon: $10,000 grant was awarded to investigate the success of genetically engineered Poplar trees with resistance to round -up. 1996. United Suite Forest Service, Tahoe National Forest: $15,000 grant was awarded to investigating fire ecology of the TahoeNalional Forest 1995. Kellogg Foundation, Washington D.C. $500 grant was awarded to construct a large anaerobic digester on St. Kitts in West Indies. 1993. Deposition and/or Trial Testimony: In the United States District Court Western District of Oklahoma Tommy McCarty, et al., Plaintiffs, v. Oklahoma City Landfill, LLC d/b/a Southeast Oklahoma City Landfill, et al. Defendants. Case No. 5:12cv-01152-C Rosenfeld Deposition: July 2014 In the County of Kern, Unlimited Jurisdiction Rose Propagation Services v. Heppe Enterprises Case No. 5-1500-CV-278190, LI-III Rosenfeld Deposition: May 2014 August 2014 7 Rosenfeld CV In the County Court of Dallas County Texas Lisa Parr et al, Plaintiff vs. Aruba et al, Defendant. Case Number cc-11.01650-E Rosenfeld Deposition: March and September 2013 Rosenfeld Trial: April 2014 In the United States District court of Southern District of California United States of America, Plaintiff v. 2,560 Acres of Land, more or less, located in Imperial County, State of California; and Donald L. Crawford, et. al. Civil No. 3:11-cv-02258-IEG-RBB Rosenfeld Deposition: December 2012, January 2013 In the Court of Common Pleas of Tuscarawas County Ohio John Michael Abicht, et al., Plaintiffs, vs. Republic Services, Inc„ et al, Defendants Case Number: 2008 CT 10 0741 (Cons. w/ 2009 CV 10 0987) Rosenfeld Deposition: October 2012 In the Court of Common Pleas for the Second Judicial Circuit, State of South Carolina, County of Aiken David Anderson, et al., Plaintiffs, vs. Norfolk Southern Corporation, et al., Defendants. Case Number: 2007-CP-02-1584 Rosenfeld Deposition: March 2011 In the Circuit Court of Jefferson County Alabama Jacanette Moss Anthony, et al, Plaintiffs, vs. Drummond Company Inc., et al., Defendants Civil Action No. CV 2008-2076 Rosenfeld Deposition: September 2010 In the Ninth Judicial District Court, Parish of Rapides, State of Louisiana Roger Price, et al., Plaintiffs, vs. Roy O. Martin, L.P., et al., Defendants. Civil Suit Number 224,041 Division G Rosenfeld Deposition: September 2008 In the United States District Court, Western District Lafayette Division Ackle et al., Plaintiffs, vs. Citgo Petroleum Corporation, et al, Defendants. Case Number 2:07C V 1052 Rosenfeld Deposition: July 2009 In the United States District Court for the Southern District of Ohio Carolyn Baker, el al., Plaintiffs, vs. Chevron Oil Company, etal., Defendants. Case Number 1:05 CV 227 Rosenfeld Deposition: July 2008 In the Fourth Judicial District Court, Parish of Calcasieu, State of Louisiana Craig Steven Arabic, et al., Plaintiffs, vs. Citgo Petroleum Corporation, at al., Defendants. Case Number 07-2738 G Rosenfeld Deposition: March 2009 In the Fourteenth Judicial District Court, Parish of Calcasieu, State of Louisiana Leon B. Brydels, Plaintiffs, vs. Conoco, Inc., et al., Defendants. Case Number 2004-6941 Division A Rosenfeld Deposition: July 2009 In the District Court of Tarrant County, Texas, 153' Judicial District Linda Faust, Plaintiff, vs. Burlington Northern Santa Fe Rail Way Company, Witco Chemical Corporation A/IC/A Witco Corporation, Solvents and Chemicals, Inc. and Koppers Industries, Inc, Defendants. Case Number 153-212928-05 August 2014 8 Rosenfeld CV Rosenfeld Deposition: December 2006, October 2007 Rosenfeld Trial: January 2008 In the Superior Court of the State of California in and for the County of San Bernardino Leroy Allen, et al., Plaint ffs, vs. Nutro Products, Inc., a California Corporation and DOES 1 to 100, inclusive, Defendants. John Loney, Plaintiff, vs. James H. Didion, Sr.; Nutro Products, Inc.; DOES I through 20, inclusive, Defendants. Case Number VCVVSO44671 Rosenfeld Deposition: December 2009 Rosenfeld Trial: March 2010 In the United States District Court for the Middle District of Alabama, Northern Division James K. Benefield, et al., Plaintiffs, vs. International Paper Company, Defendant. Civil Action Number 2:09-ev-232-WHA-TFM Rosenfeld Deposition: July 2010, June 2011 In the Superior Court of the State of California in and for the County of Los Angeles Leslie Hensley and Rick Hensley, Plaintlff, vs. Peter T. Hoss, as trustee on behalf of the Cone Fee Trust; Plains Exploration & Production Company, a Delaware corporation; Rayne Water Conditioning, Inc., a California Corporation; and DOES I through 100, Defendants. Case Number SC094173 Rosenfeld Deposition: September 2008, October 2008 In the Superior Court of the State of California in and for the County of Santa Barbara, Santa Maria Branch Clifford and Shirley Adelhelm, et al., all individually, Plaintiffs, vs. Unocal Corporation, a Delaware Corporation; Union Oil Company of California, a California corporation; Chevron Corporation, a California corporation; ConocoPhillips, a Texas corporation; Kerr-McGee Corporation, an Oklahoma corporation; and DOES 1 though 100, Defendants. Case Number 1229251 (Consolidated with case number 1231299) Rosenfeld Deposition: January 2008 In the United States District Court for Eastern District of Arkansas, Eastern District of Arkansas Harry Stephens Farms, ]no, and Marry Stephens, individual and as managing partner of Stephens Partnership, Plaintiffs, vs. Helena Chemical Company, and Exxon Mobil Corp., successor to Mobil Chemical Co., Defendants. Case Number 2:06-CV-00166 JMM (Consolidated with case number 4:07CV00278 JMM) Rosenfeld Deposition: July 2010 In the United States District Court for the Western District of Arkansas, Texarkana Division Rhonda Brasel, et al, Plaintiffs, vs. Weyerhaeuser Company and DOES I through 100, Defendants. Civil Action Number 074037 Rosenfeld Deposition: March 2010 Rosenfeld Trial: October 2010 In the District Court of Texas 21' Judicial Districtof Burleson County Dennis Davis, Plaintiff, vs. Burlington Northern Santa Fe Rail Way Company, Defendant. Case Number 25,151 Rosenfeld Trial: May 2009 In the United States District Court of Southern District of Texas Galveston Division Kyle Cannon, Eugene Donovan, Oenaro Ramirez, Carol Sassler, and Harvey Walton, each Individually and on behalf of those similarly situated, Plaintiffs, vs. BP Products North America, Inc, Defendant. Case 3:10-cv-00622 Rosenfeld Deposition: February 2012 Rosenfeld Trial: April 2013 August 2014 9 Rosenfeld CV In the Court of Galveston County, Texas 56" Judicial District MDL Litigation Regarding Texas City Refinery Uttracracker Emission Event Litigation Cause No. 10-UC-0001 Rosenfeld Deposition: March 2013 Rosenfeld Trial: September 2013 In the Circuit Cowl of Baltimore County Maryland Philip E. Cvach, 11 et o1, Plaintiffs vs. Two Farms, Inc. d/b/a Royal Farms, Defendants Case Number: 03-C-12-012487 OT Rosenfeld Deposition: September 2013 Muyusr win 10 Rosenfeld CV October 28, 2014 Attn: Planning Commission Of The City Of West Covina Hello, my name is Gloria Landaverde, I own the properties located a 1733 and 1741 West San Bernardino Road, in the City of West Covina. I also own Heavenly Pet Resort, which I operate out of these two properties. I want to go on record that I opposed a hundred percent the building of any homes/condominiums at the location proposed. The reason being is because of the proximity to my properties and the nature of my business. (See Attached) Heavenly Pet Resort is a pet hotel for dogs and cats. My customers leave their pets for different reasons; it can be a vacation or any type of emergency. I have been in business for 17 years in the City of West Covina. I have dogs and cats 24/7, 365 days a year at these facilities. Allowing these homes to be built almost next to barking dogs, would be a mistake. These homes would threaten my business, since the new residents would start complaining about the noise. Just imagine a homeowner enjoying breakfast on a quiet sunday morning and all of the sudden they hear 200 plus barking dogs. Well, that is exactly what is going to happen. Dogs do what dogs do, especially when is feeding time. Trust me is noisy. That is the reason this area is zone industrial/manufacturing. Mr. Craig Cook, from WC Homes Corporation assured me that his company would put some wording in the CC&Rs in which they would let the future homeowners know that Heavenly Pet Resort was here first. I don't know how enforceable that would be in the future. I guarantee you that if you let this project to through, you will see future legal problems in this area. By allowing WC Homes to build these homes, you will be setting a precedence for any future developers or WC Homes themselves, to continue building homes in this area. I take a lot of pride of my business and I have always try to maintain my properties. I just invested over $60,000 remodeling my front office and I am planning to continue to do more improvements. The majority of my customers are West Covina residents. With the years, some of them have became my friends. So please, I ask you that you do the right thing and allow me to continue serving their needs with their pets. I love this city, that is why I don't only do business in West Covina, I have also been a resident for 22 years. Thank ou Gloria La averde Vicinity Map ZACaceFdesVANE CR4NGM2014\14.021773 W. Sm Hmmdfw RoBnp OT(CE OF PUBLIC HEAMO.d,.Ido SCHEDULEE Schedule E (Continuation Sheet) andmw�twvwsperiod Payments Made rmm 10/21/2011 •' J NANEOFPILFR ToUhey for Upper San Gabriel Valley MWD-(Div. 4) 2012 oCODES: it one of the fo0owing accurately describes the payment, you may enter the C0&. 4 CMP camPaignpamphmndWrNsc MBR momberwff"ica6Me CNS campdon consubatb mm meewp and appearance n CTB conthbu4on (mg9wo rmnmam" OFC ffm eiperms c CVC eaiedon. m PET POW dmifia ng ' FIL Candldale p I bdbt fees flap PHO phonon banks o FND dundraWrW WWMWS POL pofarp and survey raaeen;h IND idepandeM azpbnWkmu srppor6n&ppodng Cbmm POS Poo<w ddNey and memerger WrAms LEG mgal defense PRO Prokcagnd ae ton (WA aeosur*o LIT campaign Rarahae and mdings PRT Prbt ads m a a m through 12/31/2012 Page 17 of 24 LO. NUNBFR 1349532 OdW M6e, describe the payment RAU radm drkra and Prodoodon tomb RFD mane mnel6u m SAL campaign workeW salmiee TEL lv. or olds Production coals 1RC on H , traret. bdoing and Moak TRS stampouq yeval. Iedgkal and meak TSF ImrWw bebwea==&ess NIna "me cvx* de2ponoor VOT vvterreghbason lr40 Intmmalonadarctngy Costs (Int rrmte-mm NAME AND ADDRESS OF PAYEE CODE m DEWAWTONOF PAYMENT AMOI04TPAI0 Trre Walking Nan rne. LiT 775.00 901 6 6th St Los mvelea, CA 90021 Aurora Betty Vallee 6N. 2,500.00 1026 E Herring Awe past Co.", CA 91790 SUBTOTAL S. 3,275.00 FPPC Form 460(Jarrumy/0"4 -__..- .. - _—------ o _-__.-- -.-... ,......'._.-..-, . -5g a ua , Feedba About wiseGEEK LoginwiseGEEK clear answers for common questions `-- ---- — Submit Qt What is a Planning Commission? Category: History Ads by Google Planning Commission Residential Meetings Building Plans Work Permit ZM1119 annin Commissi Planning Department W Planning comisslon meetings are usually open to the publlc, and public comment on city planning issues is encouraged. Watch the Did -You -Know eshow Ads by Google Board of Directors Building Permits A planning commission is a group of appointed officials which oversees city planning. These officials are charged with controlling growth, promoting economic health, and Improving the quality of life for all citizens. The exact organization and duties of the commission vary, depending on where it is, but generally the commission meets on a regular basis to consider Issues of Interest, including, permit applications. These meetings are. usually open to the public, and public comment on city planning Issues is encouraged. The concept of civil planning is quite ancient. One of the earliest clearly planned cities Is In India, and although the city Is now in ruins, the traces of a sewer system and other measures taken to create a healthy, happy city can clearly. be seen. The Ancient Egyptians, Greeks, and Romans also used civil planning to map out their cities and consider acceptable boundaries for new construction and enterprise. As the human population has grown, the issue has become more Important, and many nations around the world mandate some version of a planning commission in their towns a ra l 11 c r 1 that m growth is regulated. Ad Analyze the impact of Project Plans The members of a planning commission are typically City Permit appointed by elected officials such as city council members. Each member acts Independently, carefully assessing proposed City Mayor building permits variances, ordinances, and zoning changes. The members of the commission are expected to conform with http://www.wisegeek.com/what-is-a-planning-commission.htm 10/27/2014 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road ATTACHMENT 16 COMMENTS AND RESPONSES TO COMMENTS REPORT FOR THE MITIGATED NEGATIVE DECLARATION AND INITIAL STUDY TENTATIVE TRACT MAP 72152 PLANNED RESIDENTIAL DEVELOPMENT 1611, 16239 AND 1733 SAN BERNARDINO ROAD WEST COVINA, CALIFORNIA LEAD AGENCY: Cny OF WEST COVINA PLANNING DEPARTMENT 1444 WEST GARVEY AVENUE WEST COVINA, CALIFORNIA 91793 BLODGETT BAYLOSIS ENVIRONMENTAL PLANNING 16388 E. COLIMA ROAD, SUITE 206 HACIENDA HEIGHTS, CA 91745 OCTOBER 23, 2014 wcovoo1 PAGE City of West Covina • Comments and Responses to Comments Report TTM'72152, Planned Residential Development . 16u, 1623, and 1733 San Bernardino Road THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK. PAGE 2 City of West Covina • Comments and Responses to Comments Report TPM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road TABLE OF CONTENTS Section Page 1. Written Comments and Responses on the Draft Mitigated Negative Declaration and Initial Study Prepared for TTM 72152, Planned Residential Development, 16li, 1623, and 1733 San Bernardino Road.................................................................................................................................5 2. Copies of the Comment Letters....................................................................................................................7 3. Lead Agency's Responses to Comments....................................................................................................19 PAGE 3 City of West Covina • Comments and Responses to Comments Report TI'M 72152, Planned Residential Development a 1611, 1623, and 1733 San Bernardino Road THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK. PAGE q City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road 1. COMMENTS AND RESPONSES ON THE DRAFT MITIGATED NEGATIVE DECLARATION AND INITIAL STUDY PREPARED FOR TTM'7215j2, PLANNED RESIDENTIAL DEVELOPMENT, 1611, 1623, AND IL733 SAN BERNARDINO ROAD The City of West Covina oversaw the preparation of an Initial Study that evaluated the environmental impacts associated with the construction and subsequent occupancy of a Planned Residential Development that involves the construction of 135 town -home units within the site's 6.45 acres. The project site's current legal addresses include 1611, 1623, and 1733 San Bernardino Road. The City circulated the Mitigated Negative Declaration and Initial Study. Comment letters to date, were received from the following agencies at the conclusion of the review period: • Comments from the Los Angeles County Metropolitan Transportation Authority (Metro) Mr. Xin Tong Development Review Coordinator, Countywide Planning Letter Dated October 21, 2014. • Comments from the South Coast Air Quality Management District (SCAQMD) Ms. Jillian Baker, Ph.D Program Supervisor Planning, Rule Development, and Area Sources Letter Dated October 16, 2014. • Comments from Foxdale Properties, L.L.0 Mr. Dennis Gertmenian Letter Dated October 20,. 2014 • Comments from ReadyPac Mr. Michael Q. Murray SVP, General Counsel and Secretary Letter Dated October 22, 2014 COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE g City of West Covina • Comments and Responses to Comments Report TrM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 6 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road 2. COPIES OF COMMENT LETTERS Copies of the following letters are included in this section. • Comments from the Los Angeles County Metropolitan Transportation Authority (Metro) Mr. Xin Tong Development Review Coordinator, Count} -wide Planning Letter Dated October 21, 2014. • Comments from the South Coast Air Quality Management District (SCAQMD) Ms. Jillian Baker, Ph.D Program Supervisor Planning, Rule Development, and Area Sources Letter Dated October 16, 2014. • Comments from Foxdale Properties, L.L.0 Mr. Dennis Gertmenian Letter Dated October 20,. 2014 • Comments from ReadyPac Mr. Michael Q. Murray SVP, General Counsel and Secretary Letter Dated October 22, 2014 COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 7 City of West Covina . Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road QDMetro October 21, 2014 I.or Maeles Counly One a2tsvay Plan 213.92220e0 To hiampolilen I roan% 1xi . Millmiy oX M9Nee, CA90a12.29 2 ' rvtro t Jeff Anderson West Covina City Hall 1444 West Garvey Avenue South Roam 208 West Covina, CA91790 RE: 1611 Wes( San Bernardino Road Dcar Mr. Anderson, Thank you for the opportunity to comment on the proposed IS11 West San Bernardino Road ProjecL This letter conveys recommendations from the Los Angeles County Metropolitan Transportation Authority (LACMTA) concerning issues In relation to our facilities and services that may be affected by the Proposed project. Metro bus lines operate on West San Bernardino (toad, adjacent to the proposed project. Although the Project is not expected to result in any lung -term Impacts on transit. the developer should be aware of the bus services that are present. Metro 11us Operations Control Special lirenls Coordinator should be contacted at 213-922-4632 regarding construction activities that may Impact Metro bus lines. (for closures that last more than six months, Metro's Stops and Zones Department will also need to be notified at 213-922-5188). Other municipal bus operators may also be impacted and should be included in construction outreach efforts. If you have any gllesliom regarding this response, please contact Xin Tang at 213-922-8804 or by email at lorgx4rinctro.nel. Sincerely. Xin Tong Development Review Coordinator, Countywide Planning COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 8 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road ®South Coast Air Quality Management District 21865 Copley Drive, Diamond Bar, CA 91765-4178 (909) 396-2000 • www.agnrdgov SENT BY E-MAIL & USPS: October 16, 20143 Jeff.A ndersonA westcovi na.ore Mr. Jeff Anderson, Director Planning Department City of West Covina 1444 W. Carvey Avenue West Covina, CA 91790 I)raft Miti-ated NeoalI%e Declaration I Draft \I NDI for me Prouosed Bella Vista Specific Plan Cfentalin'llmct Man. No 721521 Located at 1611. 1621. & 1711 San Reraw'dino Road The South Coast Air Quality Management District (SCAQMD) appreciates the opportunity to comment on the above -mentioned document. The following comments arc meant as guidance for the Lead Agency and should be incorporated into the Final Mitigated Negative Declaration. In the project description, the Lead Agency proposes to demolish the existing buildings located on the 0A9-acre site in an area zoned for Manufacturing (M-1). In addition, a generat plan amendment is proposed changing the site area zoning from industrial to residential. The proposed project would then build 135 town -home units with 67 guest parking spaces, with both the townhome units and garages built at grade. Construction is expected to begin in early 2015 and be completed in approximately 3&months, around January 2018. The Lead Agency agency estimated regional and localized air quality impacts and compared those estimates with recognized significance thresholds. For the analysis of health risk impacts from facilities located near the proposed residential site, the screening level version of the Industrial Source Complex Model (SCREENS) was used. The SCAQMD staff reiterates its concerns made in its previous comment letter dated June 21, 2013 that the proposed residences would be located within one quarter mile of at (cast four SCAQMD permitted facilities. ' In addition, the proposed project site isjust south, across railroad tracks, of a produce warehouse and distribution business with loading docks for trucks operating at the facility facing the proposed residences. Finally, the proposed site is localcdjust south of railroad tracks operated by the Southern California Regional Rail Authority (Metro Link) that are also used by trains operated by the Southern Pacific Railroad. These railroad tracks show daily train activity of approximately 42 trains that have an average of 2-3 diesel -fueled locomotive engines per train operating on those tracks.'fhc SCAQMD staff has concerns about the model r Sec SCAQMD ractlaks I.isi After Comment No. 2 COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 9 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Mr. Jeff Anderson, I October 16, 2014 Director of Planning chosen to estimate health risk effects and the assumptions used in the modeling. Details arc included in the attachment. Plcasc provide the SCAQMD with written responses to all comments contained herein prior to the adoption of the Final MND. The SCAQMD staff is available to work with the Lead Agency to address these issues and any other air quality questions that may arise. Please contact Cordon Mize, Air Quality Specialist — CEQA Section, at (909) 396- 3302, if you have any questions regarding these comments. Sincerely, bAW Jillian Baker, Ph.D. Program Supervisor Planning, Rule Development &. Area Sources Attachment 1B:CM LAC141007-06 Control Number COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 10 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Mr. Jeff Anderson, 2 October 16, 2014 Director of planning Jleahh Risk Assessmcnl diltAl Moda•Iins SCREEN3 is a screening level dispersion model capable of estimating the impacts from one source at a time but not multiple sources. Therefore, SCREEN3 is not appropriate to use to estimate cancer risks at this project since the area surrounding the project site is comprised of many different sources of dieid particulate matter (DPM) including warehouses, rail lines, ctc.. Since December 9, 2006, the Atmospheric Dispersion Modeling System (AERMOD) was fully promulgated as a replaccmcnr to the Industrial Source Complex Model, in accordance with guidance from the Environmental protection Agency" Therefore, the SCAQMD staff recommends that the Lead Agency revise the [IRA using the most recent version of AERMOD to estimate health risks from multiple sources and also use the most recent version of meteorological data available' for the dispersion modeling analysis. 2. In addition, the revised HRA should consider the following comments conceming the modeling assumptions made in the Draft MND, as applicable. a) The HRA used the trip generation rates from the 8 0i edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. The 9 "edition is the current edition and should be used to revise the HRA. In the 9'h edition, the ITE made revisions to the )ligh Cube Warehouse/Distribution Center land use, which would affect the FIRA. b) In Table I of the HRA, please include the number of trips estimated for the San Gabriel Valley Tribune project, which were used in the HRA. c) In the HRA, the analysis only included five minutes of idling. Although state regulations only allow five minutes of idling at any one time, trucks may idle for five minute periods several times on -site, e.g., five minutes entering, five minutes on -site and five minutes exiling, cic., SCAQMD staff therefore recommends that 15 minutes of idling be used in the HRA analysis. d) Since a rail line is adjacent to the project's northern boundary, SCAQMD staff recommends using a minimum 1,000-foot radius amund the project site to estimate the health impacts from locomotive engine activity. c) When modeling the roadways, rail lines, and truck movement including idling at various locations, if volume sources am chosen, the Lead Agency must ensure that no receptors arc placed within the volume source exclusion zone. This can be done by using smaller, adjacent voltme sources or by using an area source instead. ] EPA wchutc: Anxndix W. 1 scAQMt1 websitc: him, Hwww. agmd.SOVIt10111C/hbrurv/all-gaa11(y-dala- studics/meteorologic al-datn/data-for-germnd COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 11 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Mr. Jeff Anderson, Director of Planning October 16, 2014 O'flre I IRA used receptors placed at distances between 100 meters to 1,000 meters. Ilowever, based on a review of the aerial maps, the industrial uses would be closer than 100-meters. Therefore, SCAQMD staff recommends that file receptors be placed appropriately so that health risks are not undcrestimatcd. SCAOPII) Permitted Facilities N'[t hin One-Ounrter M1lile of the Pr i t Site Facility Identiftcalton Number Name 7175 L.A. County Sanitation District, San Gabriel Valley 7235 Interspace Flattery Corp. 40051 West Covina Auto Body 59007 [lob Lowry & Son Auto Body 69973 Doeoro-Alive Specialties, Inc. 102153 Ready Pac Produce, Inc. 159.101 Gama Contracting Services, Inc. 171713'1'esom Station (USA) 63294 COMMENTS AND RESPONSE TO COMMENTS REPORT .Address 1927 W. San Bernardino (toad 2009 W. San Bernardino Road 1921 W. San Bernardino Road 1907 W. San Bernardino Road 4414 N. Azusa Canyon Road 4401 Foxdale 15825 E. Edna Place 1733 W. San Bernardino Road PAGE 12 City of West Covina a Comments and Responses to Comments Report TTM 72152, Planned Residential Development . 1611, 1623, and 1733 San Bernardino Road Foxdale Properties, LLC 180 S. Lake Ave. Suite 405 Pasadena, Ca. 91101 (626) 7954713 Office (626)795-1706 Fax October 20, 2014 City of West Covina West Covina Planning Commission 1444 West Garvey Avenue P.O. Box 1440 West Covina, CA 91793 Re: Zone Change General Plan Amendment No. 14.02 West Covina Planning Commission, Foxdale Properties, LLC Is submitting this letter In challenge to the above action. We are the property owner of L.A. County parcels 8417-006-048 and 8417-004-009 located In the city of Irwindale, which boarder the subject property to the north east property line. Our tenant, Ready Pao Foods, occupies a 472,000 square foot fresh fruit and vegetable processing facility at that location. Ready Pao Foods has operated In this facility for almost 2 decades and currently employs 1,8DD people at this location. We challenge this zone change because having a residential zone next to our operating business always causes conflict. The Ready Pac Foods plant operates 24 hours a day. The nature of the business Includes trucking In and out of the property, with loading docks bordering the subject property. The shipping and receiving area was purposely designed this way so as to not unnecessarily disturb the existing residents currently bordering the property to the east. Foxdale Properties, LLC feels it is unfair of the City of West Covina to make this zone change. We feel It will disrupt the quality of life to future residents. Also, we feel this zone change will negatively Impact our property by potentially Impairing Ready Pac Food's ability for future expansion. Lastly, Foxdale Properties requests this challenge letter be included in the staff report for review by the Commissioners. Sincerely,' Dennis Gertmenlan CEO COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 13 City of West Covina • Comments and Responses to Comments Report TPM 72152, Planned Residential Development . 1611, 1623, and 1733 San Bernardino Road Oct-23-2014 08:26 AM READYPAC FINANCE 626-856-5506 via P'aaaimRe (626) 93M667 ondE--mall October 22, 2014 City of West Covina West Covina Planning Commission 1444 West Garvey Avenue P.O. Box 1440 West Covina, CA 91793 Re: Zone Change QeasrdPlan Amendment No, 14-02 Dear Planning Commission; We write in support ofthe position taken by our lessor, Foxdale Properties, LLC C`Foxdale'), regarding the above-mfsrenced recammanded change and amendmcat C'Changes'). In this regard, Please ratbc to Foxdslo's letter of October 20, 2014 which is attached as eolleztive AUg2halM °A" hereto C%elte). FOXdale is the owner of the property at 4401 Foxdale Avenue, Irwindale, CA 91706 which we, Ready Pao Foods, Inc. C Ready Pae"), have leased for twenty (20) years, A6 Foxdale sets forth to the Letter, Ready Pao is and has been a major provider of jobs in the San Oabdel Valley region, including West Covina, during this time. Mors than Igo employees currently work at our operation at this address, providing good wages, healthoatc oOVorage and a safe working environment for our valued associates. Under well-establishad permits and approvals, Ready Paz has operated at its curxV& location afresh &nit and vegetable processing facility, which, by its nature, cans 24 hours a day. In fact, because of the perishable nature of our products, we would be unable to operate and supply cur nationwide customer base tfwe did not operate 3 full shifts, 24 hours per day. The operation includes trucks coming and going to and &cm the facility at all hours, every day of the week including weelamda and bolidays. The layout of the theilityspeei8eally was oriented with the truck mute on the south etch the one closest to the housing Prq)act Proposed us part oftire Changes Coco Notice of Public h Hearing whicwas to be hold October 29, 2014 at Attachment `B" harato}, and this layout cannot be changed nor altered given the train tracks adjacerrt to the south side ofthe iWity and the layout of the facility itself. 115 CORPORATE M'FTCg • 4401 FOXOALE AVANUB • 1RWDMALB, CA 91706 • TEL, 626 856.8686 • FAX 626 866-0089 BAST COAST • 700 RAILROAD AVtf M • FLOM NCB, Nl 08518 • TEL 609 499_1900 • FAX 609 499-o042 wwwreadypac,cam COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 14 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Ort43.2014 0826 AM READYPAC FINANCE 626-856.5506 215 ietterto City of West Covina October 22, 2014 Page Two Ready Pao has operated our business with its associated and industry -norm noise, odor, traffic and Industrial activity without complaint, eoneorn or interruption and that is duo to excepdonai zoning rules and unrelenting adhorance to good industrial planning and zoning practices. Rasbly changing the zoning near our plant, will threaten the smooth operation of the facility as well as leads to unneaaesetiLy lofty expectations of the new owners and tenants of the adjacent land if West Covina changes the zoning as set out In the Notice ofPubileHearbig. Ready Pao's operation in its present location obviously well predates any planning housing that is part of the Changes and was oriented, designed and constructed with venous cunro Vwdsting zoning rules and neighbors in mind, Any approved Changes very well could precipitously set up a dispute between Poxdale and Ready Pac on the one hand, and Arnim homeowners, the developer and the City of West Covina ("City'] an the other, giventhe industrial nature of our operations and the necessary logistics aspects of our business, ?he City's creation of such a dispute despite full knowledge, of the existing facts andeirctunstances is unnecessary and imprudent, and potentially unfair to future homeowners who may not have a Rill clarity into the namre of Reedy Pao's operations prior to making a potential purchase, In closing, Ready Pao requests that this letter be included in the staff report ibr review by and consideration of the Commissioners. Sinoerely, Micheal Q, Murray SVP, t3e11e901 Counsel and So ary MQM:bq Attachments COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 15 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Oct-23-2014 08:26 AM READYPAC FINANCE 626.866.6506 FoAdle Properties, LL.0 Attachment "All 180 8-lake AVa..84fte 405 Pasadena, C&91101 (626j '7950713 Office �.(l )795-17U6Fax October 20, 2014 City of West Covina West Co01na Planning Commisslon 1444 West Garvay AVenua P.O. Box 1440 West Covina, CA 91793 Re:2ene Change General Plan Amendment No.14.02 West Covina Planning Commission Faxdale Properties, LLC Is submitting this IatePr in challenge to the above action. We are the properly owner of L.A. County portals 8427-006448 and 9417wWA-M91ocated In the city of Irwindale, which boirder the subject property to the north east property line. Our tenant, Ready Poo Food; occupies a 472,000'Square root fresh fruit end VagetaWa processing facility at that location. Ready Pac Foods het operated in this facility for almost 2 decodes and currently employs 1,800 people arthIs location, We challenge this tone change bemuse having a residential zone nest to our operating business always causes conflict. The Ready'Pac Foods plant operates 24 hours a day. The nature I'the business includes trucking In and out orthe property, with loading docks bordering the subject property; The shipping and receiving area was purpmefy designed this way so as to not unnecessarily disturb the existing residents Currently bordering the property to the east. FPXdafe Properties, LLC feels It is unfair of the City of West Covina to make this tone change. We feel It will diaruptthe quality of life to future residents, Also, we peel this tone change will negatively Impact our property by potontielly Impairing Ready-Pac Food's ability for future expansion, Lastly, POW* Properties requests this challengeletter be Included In the staff report -for review by the Commissioners. Slntaraly, t 9ennlr G.ertmenian CEO 315 COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 16 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Oct-234014 08:26 AM READYPAC FINANCE 626.866�5506 415 Attachment 171 ® NOTICE OF PUBLICHEANNG PURSUANT TO THE LAW AMID IN CONFORMANCE WITH THE MUNICIPAL CODE YOU ARE HEREBY NOTIFIED OF A PUBLIC HEARING OF THE WEST COVINAPLANNINO COMMISSION. RECOMMENDATION OF GENERAL PLAN AMENDMENT NO.14-02 RECOMMENDATION OF ZONE CHANGEN0.14.02 PRECISE PLAT] NO.14-02 TENTATIVE TRACT MAP NO.72M RECOMMTNDATION,T,O CARTZ,Y MITJGATRDMGATIVZ DECLARATION OF RNMOMENTALIMPACT APPLICANT% WC Homes LLC (Craig Cook) LOCATION% 1611.1623, and 1773 W. Ban Bemardino Road REQUEST: The project consists of a request for a General Plan amemhoent, zone change, precise plan, and tentative treat map to construct 135 town- hotne units on a 6A9-acre site. Picks Building Materials and Blackards Towingampound Yard tkrmarly occupied the subject site. All existing building and accessory structures will be demolished, except the existing wkelem telecommunication facility. The applicant is proposing a General Plan amendment to change the land use designation from "Industrial and Ma¢ufacturing" to "High Residential," a zone change Itom'Manafsatu ring" (M-1) to "Specific Plan," a prod m plan to allow the construction of 135 town -home units and a Tomralve Tract Map for the subdivision of the property and io - create residential condominium units. Pursuant to -the Califomia•Envlrodnetrtsl'QualW-Aet'(CEQ7U bf 197tT, a'Sff111O-ATEDI' NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared indicating that tho project will not have a significant effect on the envlrommnt after cartain mitigation measures are implementad by the applicant. A copy of the Mitigated Negative Declaration of Environmental' Impact is on Me in the Planning Department and Regional Library of examination. M mtbers of die public are invited to matte writtoa statement& regarding Ladd report prior to the public hearing and to make verbal presentations at the public hearing. The reviewptulod begins October 9, 2014 and onds on October 28, 2014 st 4:00 pm, If you wish to challenge the action(a) taken on the request(s), you may be limited to misting only dwae lsaues, which you (or someone also) raised 0121y at this public hearing or in writton cornspondonee received by the City at or before the hearing. Written responses Z1RaaYJ1car0tECFMNGatta14n4a1 rrtr W. Sul 0unm ftolla"MCV<n=0F PWLICKaOAmUft COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 17 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development e 1611, 1623, and 1733 San Bernardino Road Oct-23.2014 08:26 AM RRE,ADYPA`C_ FINANCE 626.856-5506 515 V CA �C�SQV1• reoelved by the Wednesday preceding the date listed below will be Included with the staff report farlovlew by the Commissioners, TIMPUBLIC IMARING WILL BEHEM PLACEI West Covina City Ball 1444 West Gmey Avenue South City Council Chambers - Level One DATE: October 29, 2014 TDMt 7:00 pm. If you have any, questions, we urge you to contact Jeff Anderson at (626) 939.8423 or fafl1andersonfritwegjSqvina.ora orRoom 208, at City Hall Only lhrmigh alfizen nm ttdowton can vow- government build a better Clpr BY THE ORDER OF THE PLANNWO COMMISSION OF TI M CITY OF WEST COV WA Vicfnity Map o?1WW ECFL1Naattel4+(Q174W,runBamonan*R=VW0TICeoF?LMICXM WQdmaAw COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE IS City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development . 16n, 1623, and 1733 San Bernardino Road 3. LEAD AGENCY'S RESPONSES TO COMMENTS Comments from the Los Angeles County Metropolitan Transportation Authority (Metro) Mr. Xin Tong Development Review Coordinator, Countywide Planning Letter Dated October 21, 2014. Comment 1. Thank you for the opportunity to comment on the proposed 1611 West San Bernardino Road Project. This letter conveys recommendations from the Los Angeles County Metropolitan Transportation Authority (LACMTA) concerning issues in relation to our facilities and services that may be affected by the proposed project. Response 1. Comment noted. No response is required. Comment 2. Metro bus lines operate on West San Bernardino Road, adjacent to the proposed project. Although the project is not expected to result in any long-term impacts on transit, the developer should be aware of the bus services that are present. Metro Bus Operations Control Special Events Coordinator should be contacted at 213-922-4632 regarding construction activities that may Impact Metro bus lines. (For closures that last more than six months, Metro's Stops and Zones Department will also need to be notified at 213-922-5188). Other municipal bus operators may also be impacted and should be included in construction outreach efforts. If you have any questions regarding this response, please contact Yin Tong at 213-922-8804 or by email at tongx@metro.net. Response 2. Comment noted. No response is required. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 19 City of West Covina • Comments and Responses to Comments Report TTM'72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Comments from the South Coast Air Quality Management District (SCAQMD) Ms. Jillian Baker, Ph.D, Program Supervisor Planning, Rule Development, and Area Sources Letter Dated October 16, 2014. Comment i. The South Coast Air Quality Management District (SCAQMD) appreciates the opportunity to comment on the above -mentioned document. The following comments are meant as guidance for the Lead Agency and should be incorporated into the Final Mitigated Negative Declaration. In the project description, the Lead Agency proposes to demolish the existing buildings located on the 6.49- acre site in an area zoned for Manufacturing (M-1). In addition, a general plan amendment is proposed changing the site area zoning from industrial to residential. The proposed project would then build 135 town -home units with 67 guest parking spaces, with both the townhome units and garages built at grade. Construction is expected to begin in early 2015 and be completed in approximately 36-months, around January 2018. The Lead Agency agency estimated regional and localized air quality impacts and compared those estimates with recognized significance thresholds. For the analysis of health risk impacts from facilities located near the proposed residential site, the screening level version of the Industrial Source Complex Model (SCREEN3) was used. Response i. Comment noted. No response is required. Comment 2. The SCAQMD staff reiterates its concerns made in its previous comment letter dated June 21, 2013 that the proposed residences would be located within one quarter mile of at least four SCAQMD permitted facilities.' In addition, the proposed project site is just south, across railroad tracks, of a produce warehouse and distribution business with loading docks for trucks operating at the facility facing the proposed residences. Finally, the proposed site is located just south of railroad tracks operated by the Southern California Regional Rail Authority (Metro Link) that are also used by trains operated by the Southern Pacific Railroad. These railroad tracks show daily train activity of approximately 42 trains that have an average of 2-3 diesel -fueled locomotive engines per train operating on those tracks. The SCAQMD staff has concerns about the model chosen to estimate health risk effects and the assumptions used in the modeling. Details are included in the attachment. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 20 City of West Covina . Comments and Responses to Comments Report TIN 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Response 2. A written response letter prepared by MIG-Hogle-Ireland is provided in the following two pages. Comment 3. Please provide the SCAQMD with written responses to all comments contained herein prior to the adoption of the Final MND. The SCAQMD staff is available to work with the Lead Agency to address these issues and any other air quality questions that may arise. Please contact Gordon Mize, Air Quality Specialist — CEQA Section, at (909) 3963302, if you have any questions regarding these comments. Response 3. The City of West Covina, in its capacity as the designated Lead Agency for the project, will continue to cooperate with the SCAQMD in its review of this project. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 21 City of West Covina • Comments and Responses to Comments Report 1TM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road Y Hogle-Ireland a>�sK AQMD Responses to Comments October 23, 2014 3eff Anderson, Planning Director West Covina Planning Department 1444 West Garvey Avenue West Covina, California 91793 Project No. TTM75152 Project Name Baldwin Park Homes As requested, we have prepared responses to the South Coast Air Quality Management District's (AQMD) comments dated October 16, 2014 on the Health Risk Screening prepared in July 2013. As was previously mentioned, a health risk screening or assessment is not required for this project pursuant to the California Environmental Quality Act (CEQA) because the City is not required to evaluate the effects of the environment on a project as affirmed In Ballona Wetlands Trust v. City of Los Angeles (2011) 201 Cal.App.4th 455, City of Long Beach v. Los Angeles Unified School District (2009) 176 Cal,App.4th 889, and other case law. Therefore, none of the comments provided in this letter are related to the adequacy of the CEQA document prepared for the project because this type of analysis Is not required as part of CEQA. We have provided responses as a courtesy on behalf the City. 1. In regards to the use of SCREEN3 or AERMOD, each Industrial building surrounding the property and the railroad was modeled separately In SCREEN3 and then a composite of the emissions applied to the project. 2a. In regards to use of 8th edition or 9t" edition ITE trip rates, the AQMD's prior recommendation of a trip rate of 2.59 was used. This rate Is substantially higher than the 1.68 used in today's ITE guide and thus provides for a conservative analysis. 2b. 21 medium -duty and 3 heavy-duty truck trips were used based on a survey of the San Gabriel Valley Tribune operations. 2c. The recommendation for assessing 15 minutes of idling was not in place at the time the health risk screening was prepared; however, considering the surrounding facilities have generally open access (with the Redi-Pac facility having PLANNING I DESIGN I COMMUNICATIONS I MANAGEMENT I TECHNOLOGY 150) lov.o Avtnut, Suitt 110 . Pivtnidt, Cn ifornin uiSf17 . USA • �51.787,C222 .. v. v. miLlcnm.:am COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 22 City of West Covina • Comments and Responses to Comments Report TPM'72152, Planned Residential Development . 1611, 1623, and 1733 San Bernardino Road Initial Study Review Project No. TTM75152 October 23, 2014 a security guard station) trucks should move fairly quickly in and out of surrounding facilities. 2d. Train activity was evaluated for up to 1/4 mile away. 2e. No receptors are within the volume source exclusion zone of the rail line. 2f. Although grid receptors are included in the health risk screening, the maximum concentration from each facility was used to evaluate health Impacts. Thank you for allowing us to assist the City of West Covina. Please contact me if you have any questions or comments. Regards, ChristolSher Brown _ Director of Environmental Services 2 COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 23 City of West Covina • Comments and Responses to Comments Report TPM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Comments from Foxdale Properties, L.L.0 Mr. Dennis Gertmenian Chief Executive Officer Letter Dated October 2o, 2014 Comment i. Foxdale Properties, LLC is submitting this letter in challenge to the above action, We are the property owner of L.A. County parcels 8417-oo6-048 and 8417-004-009 located in the city of Irwindale, which boarder the subject property to the north east property line. Our tenant, Ready Pac Foods, occupies a 472,000 square foot fresh fruit and vegetable processing facility at that location. Response i. The comment is noted for the record. Comment 2. Ready Pac Foods has operated in this facility for almost 2 decades and currently employs r,800 people at this location. We challenge this zone change because having a residential zone next to our operating business always causes conflict. The Ready Pac Foods plant operates 24 hours a day. The nature of the business includes trucking in and out of the property, with loading docks bordering the subject property, The shipping and receiving area was purposely designed this way as to not unnecessarily disturb the existing residents currently bordering the property to the east. Response 2. The comment is noted for the record. Comment 3. Foxdale Properties, LLC feels it is unfair of the City of West Covina to make this zone change. We feel it will disrupt the quality of life to future residents. Also, we feel this zone change will negatively impact our property by potentially impairing Ready Pac Food's ability for future expansion. Response 3. The comment is noted for the record. Comment 4. Lastly, Foxdale Properties requests this challenge letter be included in the staff report for review by the Commissioners. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 24 City of West Covina • Comments and Responses to Comments Report TPM 72132, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Response q. The comment is noted for the record. This letter will be considered by the Planning Commissions in its deliberations. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 2g City of West Covina • Comments and Responses to Comments Report 1TM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Comments from ReadyPac Mr. Michael Q. Murray SVP, General Counsel and Secretary Letter Dated October 22, 2014 Comment i. We write in support of the position taken by our lessor, Foxdale Properties, LLC ("Foxdale"), regarding the above - referenced recommended change and amendment ("Changes"). In this regard, please refer to Foxdale's letter of October 20, 2014 which is attached as collective Attachment "A"hereto ("Letter"). Foxdale is the owner of the property at 4401 Foxdale Avenue, Irwindale, CA 9r7o6 which we, Ready Pac Foods, Inc. ("Ready Pac"), have leased for twenty (20) years. As Foxdale sets forth in the Letter, Ready Pac is and has been a major provider of jobs in the San Gabriel Valley region, including West Covina, during this time. More than 1,800 employees currently work at our operation at this address, providing good wages, healthcare coverage and a safe working environment for our valued associates, Response 1. The comment is noted for the record. Comment 2. Under well -established permits and approvals, Ready Pac has operated at its current location a fresh fruit and vegetable processing facility, which, by its nature, runs 24 hours a day. In fact, because of the perishable nature of our products, we would be unable to operate and supply our nationwide customer base if we did not operate 3 full shifts, 24 hours per day. The operation includes trucks coming and going to and from the facility at all hours, every day of the week including weekends and holidays. The layout of the facility specifically was oriented with the truck route on the south side, the one closest to the housing project proposed as part of the Changes (see Notice of Public Hearing which was to be held October 28, 2014 at Attachment "B" hereto), and this layout cannot be changed nor altered given the train tracks adjacent to the south side of the facility and the layout of the facility itself. Response 2. The comment is noted for the record. Comment 3. Ready Pac has operated our business with its associated and industry -norm noise, odor, traffic and industrial activity without complaint, concern or interruption and that is due to exceptional zoning rules and unrelenting adherence to good industrial planning and zoning practices. Rashly changing the zoning near our plant, will COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 26 City of West Covina • Comments and Responses to Comments Report TrM 72152, Planned Residential Development a 1611, 1623, and 1733 San Bernardino Road threaten the smooth operation of the facility as well as leads to unnecessarily lofty expectations of the new owners and tenants of the adjacent land if West Covina changes the zoning as set out in the Notice of Public Hearing. Response 3. The comment is noted for the record. Comment q. Ready Pac's operation in its present location obviously well predates any planning housing that is part of the Changes and was oriented, designed and constructed with various current/existing zoning rules and neighbors in mind. Any approved Changes very well could precipitously set up a dispute between Poxdale and Ready Pac on the one hand, and future homeowners, the developer and the City of West Covina ("City") on the other, given the industrial nature of our operations and the necessary logistics aspects of our business. The Citys creation of such a dispute despite full knowledge of the existing fads and circumstances is unnecessary and imprudent, and potentially unfair to future homeowners who may not have a full clarity into the nature of Ready Pads -operations prior to making a potential purchase. In closing, Ready Pac requests that this letter be included in the staff report for review by and consideration of the Commissioners. Response q. The comment is noted for the record. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 27 City of West Covina . Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 28.' City of West Covina • Comments and Responses to Comments Report TTM'72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road ATTACHMENT 17 COMMENTS AND RESPONSES TO COMMENTS REPORT FOR TIE MITIGATED NEGATI`TE DECLARATION INITIAL. STUDY TENTATIVE TRACT MAP 72152 PLANNED RESIDENTIAL DEVELOPMENT 16n1 16239 AND 1733 SAN BERNARDINO ROAD WEST COVINA, CALIFORNIA LEAD AGENCY: CITY OF WEST COVINA PLANNING DEPARTMENT 1444 WEST GARVEYAVENUE WEST COVINA9 CALIFORNIA 91793 NOVEMBER 259 2014 wcov 001 PAGES City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK, PAGE 2 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road TABLE OF CONTENTS Section Page 1. Written Comments and Responses on the Draft Mitigated Negative Declaration and Initial Study Prepared for TTM 72152, Planned Residential Development, 1611, 1623, and 1733 San Bernardino Road..............................................................................................................................5 2. Copies of the Comment Letters..................................................................................................................7 3. Lead Agency's Responses to Comments..................................................................................................19 PAGE City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development e 1611,1623, and 1733 San Bernardino Road THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK. PAGE 4 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road 1. COMMENTS AND RESPONSES ON THE DRAFT MITIGATED NEGATIVE DECLARATION AND INITIAL STUDY PREPARED FOR TrM 72152, PLANNED RESIDENTIAL DEVELOPMENT, 16n, 1623, AND 1733 SAN BERNARDINO ROAD The City of West Covina oversaw the preparation of an Initial Study that evaluated the environmental impacts associated with the construction and subsequent occupancy of a Planned Residential Development that involves the construction of 135 town -home units within the site's 6.45 acres. The project site's current legal addresses include 1611, 1623, and 1733 San Bernardino Road. The City circulated the Mitigated Negative Declaration and Initial Study. Comment letters to date, were received from the following agencies at the conclusion of the review period: • Comments from the Los Angeles County Metropolitan Transportation Authority (Metro) Mr. Xin Tong Development Review Coordinator, Countywide Planning Letter Dated October 21, 2014. • Comments from the South Coast Air Quality Management District (SCAQMD) Ms. Jillian Baker, Ph.D Program Supervisor Planning, Rule Development, and Area Sources Letter Dated October 16, 2014. • Comments from Foxdale Properties, L.L.0 Mr. Dennis Gertmenian Letter Dated October 2o,. 2014 • Comments from ReadyPac Mr. Michael Q. Murray SVP, General Counsel and Secretary Letter Dated October 22, 2014 • Comments from the City of Irwindale Mr. Gus Romo Community Development Director Letter dated October 27, 2014 • Comments from Leibold McClendon & Mann, P.C. Mr. John G. McClendon Partner (representing C.L.U.E.) Presentation materials submitted at October 27, 2014 Planning Commission Meeting COMMENTS AND RESPONSE TO COMMENTS REPORT, PAGE 5 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 6 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road 2. COPIES OF WRITTEN COMMENTS Copies of the following letters are included in this section. • Comments from the Los Angeles County Metropolitan Transportation Authority (Metro) Mr. Xin Tong Development Review Coordinator, Countywide Planning Letter Dated October 21, 2014. • Comments from the South Coast Air Quality Management District (SCAQMD) Ms. Jillian Baker, Ph.D Program Supervisor Planning, Rule Development, and Area Sources Letter Dated October 16,2o14. • Comments from Foxdale Properties, L.L.0 Mr. Dennis Gertmenian Letter Dated October 20,. 2014 • Comments from ReadyPac Mr. Michael Q. Murray SVP, General Counsel and Secretary Letter Dated October 22, 2014 • Comments from the City of Irwindale Mr. Gus Romo Community Development Director Letter dated October 27, 2014 • Comments from Leibold McClendon & Mann, P.C. Mr. John G. McClendon Partner (representing C.L.U.E.) Presentation materials submitted at October 27, 2014 Planning Commission Meeting COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE City of West Covina a Comments and Responses to Comments Report TCM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Lm Awler c'ouMy one oteaay Pma 2139222pm TC QD xtampolilxnmal' Iruimtrx AuviM islleaa M.0 Rmr2 m rftlroml Metro October 21, 2014 Jefl Anderson West Covina City Hall 1444 West Canty Avenue South Ream 209 West Covina, CA91790 RE: 1611 West San Reraardlno Road Dcar Mr. Anderson. Thank you for the opportunity to commenl on the proposed 1611 West San Bernardino Road Project, This letter conveys recommendations from the Los Angeles County Metropolitan Transportation Authority (LACMTA) concerning issues in relation to our McMillen and services that may be affected by the proposed project. MMm bus lines opemle on West San Bernardino Road. adjacent to the proposed project. Although the pmjecl Is not expected to result in any long-term Impacts on transit. the developer should be aware of the bus services that are present. Metro Bus Operations Control Special livens Coordinator should be contacted at 213-922-4632 regarding construction activities that may Impact Metro bus lines. Wor closures that lost more than six months, Metro's Stops and Zones Department will also need to be notified at 213-922-5188). Other municipal bus operators may also be impacted and should be included in construction outreach eflorbs. 1fyou have any questions regarding this response. please conlacl Xin'I ong at 213-4221_6lum or by email at tongxG,rnetro.nct. / Sincemv�Jll1�y L th Q Xm Tong Development Review Coordinator, Coradywide, Planning COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 8 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road ®South Coast Air Quality Management District ® 21865 Copley Drive. Diamond Bar. CA 91765-4178 (909) 396-2000 • www.agmd.gov SENT BY E-MAIL & USPS: October 16, 20143 Jcf LAnderson Awcstcovina.org Mr. Jeff Anderson, Director Planning Department City of West Covina 1444 W. Garvey Avenue West Covina, CA 91790 Draft Mitivated Neeathe Declaration (Draft MIND) far the Proposed Bella Vista Specific Plan (Tentative Tract Mlap. No. 72152) Located at 1611, 1623. & 1731 San Rernard'no Road Thc South Coact Air Quality Management District (SCAQMD) appreciates the opportunity to comment on the above -mentioned document. The following comments arc meant as guidance for the Lead Agency and should be incorporated into the Final Mitigated Negative Declaration. In the project description. the Lead Agency proposes to demolish the existing buildings located on the 6.494cre site in an area zoned for Manufacturing (M-1). In addition, a general plan amendment is proposed changing the site area zoning from industrial to residential. The proposed project would then build 135 town -home units with 67 guest parking spaces, with both the townhome units and garages built at grade. Construction is expected to begin in early 2015 and be completed in approximately 3( months. around January 2019. The Lead Agency agency estimated regional and localized air quality impacts and compared those estimates with recognized significance thresholds. For the analysis of health risk impacts from facilities located near the proposed residential site, the screening level version of the Industrial Source Complex Model (SCREEN3) was used. The SCAQMD staff reiterates its concerns made in its previous comment Icncr dated June 21, 2013 that the proposed residences would be located within one quarter mile of at (cast four SCAQMD permitted facilities. ' In addition, the proposed project site isjust south, across railroad tracks. of a produce warehouse and distribution business with loading docks for trucks operating at the facility facing the proposed residences, Finally.. the proposed site is locatcdjust south of railroad tracks operated by the Southern Califomia Regional Rail .Authority (Metro Link) that are also used by trains operatod by the Southern Pacific Railmad. These railroad tracks show daily train activity of approximately 42 trains that have an averze,c of 2-3 diesel -fueled locomotive engines per train operating on those tracks. The SCAQMD staff has concerns about the model t Sec SCAQMD Facilities:Lim Ann Cooanent No. 2 COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 9 City of West Covina a Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road Mr. Jeff Anderson, I Octobcr 16, 2014 Director of Planning chosen to estimate health risk effects and the assumptions used in the modeling. Details - am included in the attachment. Please prol4de the SCAQMD with written responses to all comments contained herein prior to the adoption of the Final MND. The SCAQMD staff is available to work with the Lead Agency to address these issues and any other air quality questions that may arise. Please contact Gordon Mize, Air Quality Specialist - CEQA Section, at (909) 396- 3302. if you have any questions regarding these comments. Sinccrcly, p �� J:L(+�ca $a�w► Jillian Baku, Ph.M Program Supervisor Planning, Rule Development 6: Area Sources Attachment JB:GM LAC141007.06 Control Number COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 10 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Mr. Jeff Anderson, 2 October 16, 2014 Director of Planning Health Risk Assessment (IIRA) M1lodelinP I. SCREEN3 is a screening level dispersion model capable of estimating the impacts from one source at a time but not multiple sources. Therefore. SCREEN3 is not appropriate to use to estimate cancer risks at this project since the area surrounding the project site is comprised of many different sources of diesel particulate matter (DPM) including warehouses, rail lines, ctc.. Since December 9. 2006, the Atmospheric Dispersion Modeling System (AERMOD) was fully promulgated as a replacement to the Industrial Source Complex Model, in accordance with guidance from the Environmental Protection Agency.' Therefore, the SCAQMD staff recommends that the Lead .Agency revise the HRA using the most recent version of AERMOD to estimate health risks from multiple sources and also use the most recent version of meteorological data available ' for the dispersion modeling analysis. 2. In addition, the revised HRA should consider the following comments conceming the modeling assumptions made in the Draft MND, as applicable. a) The HRA used the trip generation rates from the 8'h edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. The 9 `h edition is the cuff car edition and should be used to revise the HRA. In the 9'h edition, the ITE made revisions to the High Cube Warehouse/Distribution Centcr land use, which would affect the HRA. b) In Table 1 of the HRA, please include the number of trips estimated for the San Gabriel Valley Tribune project. which were used in the HRA. c) In the HRA, the analysis only included five minutes of idling. Although state regulations only allow five minutes of idling at any one time, trucks may idle for five minute periods several times on -site. c.g., five minutes entering, five minutes on -site and five minutes exiting, cto.- SCAQMD staff therefore recommends that 15 minutes of idling be used in the HRA analysis. d) Since a rail line is adjacent to the project's nonhcm boundary, SCAQMD staff recommends using a minimum 1.000. foot radius around the project site to estimate the health impacts from locomotive engine activity. c) When modeling the roadways, rail lines, and truck movement including idling at various locations, if volume sauces arc chosen- the Lead Agency must ensure that no receptors ate placedwithinthe volume source exclusion zone. This can be done by using smaller, adjacent volume sources or by using an area source instead. EPA W'etwic: Annendtx W. SCAQMD wcbsitc: him : iiwww. aomd.uovAtomc libm1yinir-gual' aia- studinclmrtrarolop c. nl.dntaid+ts_fnr_actmnd COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 11 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road Mr. Jeff Anderson, Director of Planning October 16, 2014 t) The HRA used receptors placed at distances between 100 meters to 1,000 meters. However. based on a review of the aerial maps, the industrial uses would be closer than 100-meters. Therefore, SCAQMD staff mcommcnds that the receptors be placed appropriately so that health risks are not underestimated. SCAOMD Permitted Facilities Within One -Quarter Stile of the Project Site Facility Identification Number Name 7175 L.A. County Sanitation District, San Gabriel Valley 7238 Inlerspace Battery Corp. 40081 West Covina Auto Body 59007 Bob Lawry & Son Auto Body 69973 Doctre-Ative Specialties, Inc. 102153 Ready Pac Produce, Inc. 159301 Gama Contracting Services, Inc. 171713 Tesoro Station (USA) 63294 COMMENTS AND RESPONSE TO COMMENTS REPORT Address 1927 W. San Bernardino Road 2009 W. San Bernardino Road 1921 W. San Bernardino Road 1907 W. San Bernardino Road 4414 N. Ansa Canyon Road 4401 Foxdale 15825 E. Edna Place 17j1 W. San Bernardino Road PAGE 12 City of West Covina a Comments and Responses to Comments Report TTM 72152, Planned Residential Development a 1611,1623, and 1733 San Bernardino Road Foxdale Properties, LLC 180 S. Lake Ave. Suite 403 Pasadena, Ca. 91101 (626) 795-0713 ONee (626) 795-1706 Fax October 20, 2014 City of West Covina West Covina Planning Commission 1444 West Garvey Avenue P.O. Box 1440 West Covina, CA 91793 Re: Zone Change General Plan Amendment No. 14-02 West Covina Planning Commission, Foxdale Properties, LLC is submitting this letter in challenge to Abe above action. We are the property owner of L.A. County parcels 8417-006-048 and 8417-004-009 located in the city of Irwindale, which boarder the subject property to the north east property line. Our tenant, Ready Pac Foods, occupies a 472,000 square foot fresh fruit and vegetable processing facility at that location. Ready Pac Foods has operated in this facility for almost 2 decades and currently employs 1,800 people at this location, We challenge this zone change because having a residential zone next to our operating business always causes conflict. The Ready Pac Foods plant operates 24 hoursa day. The nature of the business Includes trucking in and out of the property, with loading docks bordering the subject property. The shipping and receiving area was purposely designed this way so as to not unnecessarily disturb the existing residents currently bordering the property to the east. Foxdale Properties, LLC feels it is unfair of the Clty of West Covina to make this zone change. We feel it will disrupt the quality of life to future residents. Also, we feel this zone change will negativeiy Impact our property by potentially Impairing Ready Pac Food's ability for future expansion. Lastly, Foxdale Properties requests this challenge letter be included in the staff report for review by the Commissioners. Sincerely, J Dennis Gertmenlan CEO COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 13 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Oct-23-2014 08:26 AM READYPAC FINANCE 626-856-5506 vraBactlm8e (626} 939-&W andF�maf1 October 22, 2014 City of west covina Wont Covhur Planning Commlplon 1444 West Garvey Avenue P.O. Box 144D West Covina, CA 91793 Re: Zone Change Gaaaral Plain Amandm ant No, 14-02 Deer Planning Columdsston: 115 We write In aapport ofthe Position Izkan by our lessor, F=W6 Properties, LLC eToxdale'), regarding the obov"divenred recommended and amendment please raft to Pexdale's letter of October 20, 20140�which to attached ar collecth Agaobment •A" hereto (" gee), Foxdale is the owner of thepmpecty at 4401 Foxdale Avenue, Irwindalq CA 91706 which we, Ready Pao Foods, % ('Reedy Pac"), have kneed fortaeniy (20) yeah At: Foxdale sets forth In the Laker, Ready Pao is and has been a major provider of jabs in the Son Gebdel Valley region, Including West Covina, during this time- Mare than 1,600 arnoDyea aumently wort at our operation at this addrees, providing good wages, healthaam eavemp and a solo woddag environment for ass vahted apaoiata, Under well-alabildllad parmita and approvals, Reedy Pee has operated at its co tent lecadon a fresh fruit and vegetable ptoce ft thctlity, which, by its name, runs 24 heua a day. he fact, beeauee of the perishable nat0re of our products, we would be unable to apaats mid supply our nefismwids oostenter bass tf we did not opmurta 3 full shifts, 24 hum per day. ILo opa®don includes trucks coming and going to and fig the SuIIity at all hoofer evWY dny of the week including wedomds anti holidays. The layout of titaf ciHW peaifically was oriented with the tract mats, on the south side, the one closest to the homaing projeN ptaposed se part oftbe Chamgos (seaNe doe of Public Hearing which wen to be hold October 28, 2014 at At gduu nt °B" hw to), and this layout cannot be changed nor altered given the train hacks ataaemt to the soA side efthe fboiIlty and the Irfout of the fiailtty Itself. COBPORATZ OFM - "M FCXDALB AVIRIM • 13MAIDAL66 G 91906 • TEL. s46 856-86M • PAX dW a56.0068 BAST COAST • YW RARADAD AVMNAg • FLORID'$ 2q 08%6 • TEL 65 f99.2900 . PAX W9 499.0064 wwwieadyw.mm 0 e t I W _ . - _. _. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 14 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road Oct-23.2014 0826 AM READVPAC FINANCE 626.856.5506 215 Letter to City of Wear Covina Oahtbar 22, 2014 Page Two Ready Pao has operated our business with its associated and industry -noon noise, odor, traffic and indushial activity wiUut complaiM cane = or InEm=upiton and that is due to ezoepdwd zoning rules and umalarding adherence to good industrial planning and zoning practices. Rashly changing tte zoning near ourplant, will threatca the smooth operation of the feoilitry as welt as leads to unnecessarily lofty expeotatlons of the new owners and innards of the adjacent land if West Covina ohanges the zoning as set out in the Notice of Public Hearing, Randy Pao's operation in Its present location obviously wall predates any planning bousing that is part of the Clumps and was oriented, designed and constructed with various cortant(exlsting zoning rules and neighbors in mind. Any approved Changes very well could precipitously set up a dispute between Foxdale and Reedy Pac on the one hand, and f ftm homeowners. the developer and the City of West Covina ("City'] an the stuff, given the industrial nature of ma operations and the necessary logistics aspects of our businass, The City's omatan of such a dispute dmpite Ul Itnowledge of the existing facto andchounnslances is vntmaessary and Imprudent, and potentially unfair to fat re homeownen who may not have a fan clarity into the nature of Ready Pees operations prior to making a potential porches*. In Closing, Ready PRO requests that this Iattar be included in the staff report for review by and consideration of due Commission®. Sincerely, C Michael MurrayQ. 1VP, e3enael Counsel and se MQM:bq Attachments COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 15 City of West Covina a Comments and Responses to Comments Report 1TM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Oct-23.2014 08-26 AM READYPAC FINANCE 626-856.5506 315 Foxdde Properties, LLC Attachment "A" _ 100 S.Lake Ave.,Statte 405 Pa radmis, C&quo1 ()'7M71S Office (6?6) 7W1706 Fax October 20, 2= City of West Covina West Covina Planning Commission 14" West Garvey Avanue P.O. Box 1440 Walt Covina, CA 91799 Rat Zone Change Genorat Plan Antondment No.14-M Wait Covina Planning ComrtasAon, Foxdele Properties, LLC rasubmIle ft this letter In challenge to the ebWe.stikal. We are the property, owner of L.A. Courity parcels 8417-006-048 and 8417;004.009Located In the city of Irwlndalsl, which boarder f re subled Property to the north ecaE property Ilna. Ourtenany Ready pecFoeds, occupkts a 471,000 square Mot fresh finest and vegetawa proeeasfng fealty at that locationk Ready Pao Foods has operated in this facility fair 0lmost 2 decades and currernly amptoys 1,800 parpla at this location. We challenge this :ono change bectlae, having a mstileatiel tone next to our operating business always causes conflict. The Reedy Pee Foods plant operates 2¢ hours a day. The noturegfthe business includes trucking In and out or the property; wNh loading docks bordering the subject property. The shlppIng and recelving area was purposefy designed this way sa e, to not unnecessarily disturb the exlstfng fesldents curreMly bordering the Property to the east Fpxdale Properties, LLC feels it Is unfair of the City. of West Covina to make this tone change. We feel It will disrupt the quality of Rfeto future reeldems. Also, we feel this cone changewill negattvaty, impact our property by potentially impairing Ready -Pot: Food's ablllty for future eepanstan, Wstly, Poxdale Properties requests this challenge fetter be Included In the staff report{or review by the Commisswers. ftmely, Donnie gertmenian CEO COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 16 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development e 1611, 1623, and 1733 San Bernardino Road AM READVPAC FINANCE 626.866.5506 415 AttaahmeW IW NOTICE OF PUBLICIMARING PURSUANT TO THS LAW AMID IN CONFORMANCS WITS TBE MUNICIPAL CODE YOU ARE HEREBY NOTTIBD OF A FUBLIC HEARING OF THE WEST COVINAFLANNINO CO1t AMION. RECO1V MUMATION OF GENERAL PLAN AMMMBNT NO.14.02 RECOMMENDATION OF ZONE MANGE Nil 14A2 PRECIS& PLAN N0,14g2 TENTATIVE TRACT MAP NO.731S3 RECCU M MATION.TO C1RTiJWT1GAT)1D NEGATIVE DECLARATW OF EIVVIROMFd a neACT APPLICANTS WC Homes LI.0 (Craig Cook} LOCATIOM 1611,1623, cod 1773 W. Sea Bernardino Road REQUEST: The prg cot eonalsts of a tegtnd for a General Plan mntndment, zwe wwnge, pFmj" plan, and rantadve treat map to eonstmet 135 town- hmne unit, on a 6A9-acre site. Pleles BW)ding Materials and Blukards Towing4ropatmd Yard fbmrecly owu*d the subject stte. Ali exladng building and ecaesamy strucmrSs wid be demolished, except the wduting whehss teleccemnmlestion fttaility. The appUmon is pwposhtg a Gaoerat Plea smandment to thaw 11Sa Jand tee des%madon from "Industrial mid Mom Adur ng" to "Sig1E Residendal," a rase chmg! kont "Mannfilcmfue (4-1) to "SpeerBa Plm," a ptoaba plan to allow the eanshu Lion of 135 tmvaabmne units end a Tmmtmlve Termer MV for the subdivismo of the pmpecty and la - weste resdeatial c mdominium unha Parmueat tD-*a Califbmia -Euviratkunial 'QUWAV'((MQAY of IM a 1CtIWA= NBOATIVE DECLARATION OF is WIROPR+ILNTAL DOACT has been prepared iadirsting Oat the project will not have a sigaiticaut What an rite onvircmeat after curtain raidgmiou maasmas am implem mad by the applicaet A Copy of the NWaamd Neastive Declaration of ]ImimnnteetaJ' Impact is on flle in the Planning Depecmment end Regional Library of asnainadoa. Mambas, of the public ore invited to make wrlaea sumemants regarding mid repart prier to the publia hanxIng and to make varbel precectations at dw public hearing. The review period begins Oatobu 9, 2D14 and et & on Ootobes 28, 2014 st 4:W pm. If you wish to chdlooge the action(s) taken an dw retpreWsN you may be limited to u1siou only disc lesuos, vmab, you (or somaeeo silo) raised orally at ibis public homing or in wrltmn correepomtattm meelved by the City et of balbm the hearing. YMUen responses Z+�,oAIMYet�OWiaP]IEWFmrEAW.�19�mvdWl�o+ad'CV:OTICSQ nly�Rar COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 17 City of West Covina a Comments and Responses to Comments Report TTM 72152, Planned Residential Development a 1611, 1623, and 1733 San Bernardino Road Oct-23.2014 08:26 AM READYPAC FINANCE 526-866-5506 516 reoelved by the Wednesday }receding the date UsW below wl0 be included with the staff repast for xaview by the CorunMotmre, THEPUBLIC UARNG WILLSEHF,LD: PLACE: West Covina aty gag 104 West fimvay Mamie South City Council Chahabem - Level One RATS: October 2g, 2014 T=: 7:00 pan. If you have any, questott , vts urge you to coutaat Jeff Anderson. at (626) 939.8423 or iefCan4euanill1weetmviaa,org orRown 205, at City Hell Onb 1lrrmash aflf:cn M-11c4atfan can your autermnod bafid a befrol, aty BY TER ORDER OF THE PLANNING COMMISSION OF THE C(TT OP WaST COVINA Vici tyMap anlvdzOt+ecanNommlaua9d 1111 W. se emmraaelamwWlarcanFwOtICHWaaIQaAaem COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 18 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development . 1611, 1623, and 1733 San Bernardino Road 3. LEAD AGENCY'S RESPONSES TO COMMENTS Comments from the Los Angeles County Metropolitan Transportation Authority (Metro) Mr. Xin Tong Development Review Coordinator, Countywide Planning Letter Dated October 21, 2014. Comment 1. Thank you for the opportunity to comment on the proposed 1611 West San Bernardino Road Project. This letter conveys recommendations from the Los Angeles County Metropolitan Transportation Authority (LACMTA) concerning issues in relation to our facilities and services that may be affected by the proposed project. Response a. Comment noted. No response is required. Comment 2. Metro bus lines operate on West San Bernardino Road, adjacent to the proposed project. Although the project is not expected to result in any long-term impacts on transit, the developer should be aware of the bus services that are present. Metro Bus Operations Control Special Events Coordinator should be contacted at 213-922-4632 regarding construction activities that may Impact Metro bus lines. (For closures that last more than six months, Metro's Stops and Zones Department will also need to be notified at 213-922-5188). Other municipal bus operators may also be impacted and should be included in construction outreach efforts. If you have any questions regarding this response, please contact Yin Tong at 213-922-8804 or by email at tongx@metro.net. Response 2. Comment noted. The Initial Study indicates that construction activities and equipment will not disrupt local transit service. Furthermore no bus stops will be affected by the proposed project's implementation. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 19 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Comments from the South Coast Air Quality Management District (SCAQMD) Ms. Jillian Baker, Ph.D, Program Supervisor Planning, Rule Development, and Area Sources Letter Dated October 16, 2014. Comment 1. The South Coast Air Quality Management District (SCAQMD) appreciates the opportunity to comment on the above -mentioned document. The following comments are meant as guidance for the Lead Agency and should be incorporated into the Final Mitigated Negative Declaration. In the project description, the Lead Agency proposes to demolish the existing buildings located on the 6.49- acre site in an area zoned for Manufacturing (M-1). In addition, a general plan amendment is proposed changing the site area zoning from industrial to residential. The proposed project would then build 135 town -home units with 67 guest parking spaces, with both the town home units and garages built at grade. Construction is expected to begin in early 2o15 and be completed in approximately 36-months, around January 2018. The Lead Agency estimated regional and localized air quality impacts and compared those estimates with recognized significance thresholds. For the analysis of health risk impacts from facilities located near the proposed residential site, the screening level version of the Industrial Source Complex Model (SCREENS) was used. Response i. Comment noted. No response is required. Comment 2. The SCAQMD staff reiterates its concerns made in its previous comment letter dated June 21, 2013 that the proposed residences would be located within one quarter mile of at least four SCAQMD permitted facilities.' In addition, the proposed project site is just south, across railroad tracks, of a produce warehouse and distribution business with loading docks for trucks operating at the facility facing the proposed residences. Finally, the proposed site is located just south of railroad tracks operated by the Southern California Regional Rail Authority (Metro Link) that are also used by trains operated by the Southern Pacific Railroad. These railroad tracks show daily train activity of approximately 42 trains that have an average of 2-3 diesel -fueled locomotive engines per train operating on those tracks. The SCAQMD staff has concerns about the model chosen to estimate health risk effects and the assumptions used in the modeling. Details are included in the attachment. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 20 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Response 2. A written response letter prepared by MIG-Hogle-Ireland is provided in the following two pages. A third HRA will be prepared by the consultant (MIG-Hogle-Ireland) and will be submitted to the SCQAMD for review. The revised HRA will be provided in sufficient time for the SCQAMD to comment prior to the City Council hearing in December. Comment 3. Please provide the SCAQMD with written responses to all comments contained herein prior to the adoption of the Final MND. The SCAQMD staff is available to work with the Lead Agency to address these issues and any other air quality questions that may arise. Please contact Gordon Mize, Air Quality Specialist — CEQA Section, at (909) 3963302, if you have any questions regarding these comments. Response 3. The City of West Covina, in its capacity as the designated Lead Agency for the project, will continue to cooperate with the SCAQMD in its review of this project. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 21 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Hogle-Ireland AQMD Responses to Comments October 23, 2014 Jeff Anderson, Planning Director West Covina Planning Department 1444 West Garvey Avenue West Covina, California 91793 Project No. TTM75152 Project Name Baldwin Park Homes As requested, we have prepared responses to the South Coast Air Quality Management District's (AQMD) comments dated October 16, 2014 on the Health Risk Screening prepared in July 2013. As was previously mentioned, a health risk screening or assessment is not required for this project pursuant to the California Environmental Quality Act (CEQA) because the City is not required to evaluate the effects of the environment on a project as affirmed in Ballona Wetlands Trust v. City of Los Angeles (2011) 201 Cal.App.4th 455, City of Long Beach v. Los Angeles Unified School District (2009) 176 Cal.App.4th 689, and other case law. Therefore, none of the comments provided In this letter are related to the adequacy of the CEQA document prepared for the project because this type of analysis is not required as part of CEQA. We have provided responses as a courtesy on behalf the City. 1. In regards to the use of SCREEN3 or AERMOD, each industrial building surrounding the property and the railroad was modeled separately In SCREEN3 and then a composite of the emissions applied to the project. 2a. In regards to use of 8E" edition or 9"' edition ITE trip rates, the AQMD's prior recommendation of a trip rate of 2.59 was used. This rate Is substantially higher than the 1.68 used in today's ITE guide and thus provides for a conservative analysis. 2b. 21 medium -duty and 3 heavy-duty truck trips were used based on a survey of the San Gabriel Valley Tribune operations. 2c. The recommendation for assessing 15 minutes of idling was not in place at the time the health risk screening was prepared; however, considering the surrounding facilities have generally open access (with the Redl-Pac facility having PLANNING I DESIGN I COMMUNICATIONS I MANAGEMENT I TECHNOLOGY Sr11) lo.", A,. .n.1, I li. Pi . Jt C,,li: i 5r7 . IS (.17 22: COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 22 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road Initial Study Review Project No. TTM75152 October 23, 2014 a security guard station) trucks should move fairly quickly in and out of surrounding facilities. 2d. Train activity was evaluated for up to 114 mile away. 2e. No receptors are within the volume source exclusion zone of the rail line. 2f. Although grid receptors are included in the health risk screening, the maximum concentration from each facility was used to evaluate health Impacts. Thank you for allowing us to assist the City of West Covina. Please contact me if you have any questions or comments. Regards, Christopher Brown Director of Environmental Services E COMMENTS AND RESPONSE To CommEN rs REPORT PAGE �3 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road Comments from Foxdale Properties, L.L.0 Mr. Dennis Gertmenian Chief Executive Officer Letter Dated October 20, 2014 Comment 1. Foxdale Properties, LLC is submitting this letter in challenge to the above action, We are the property owner of L.A. County parcels 8417-Oo6-048 and 8417-004-009 located in the city of Irwindale, which boarder the subject property to the north east property line. Our tenant, Ready Pac Foods, occupies a 472,000 square foot fresh fruit and vegetable processing facility at that location. Response 1. The comment is noted for the record. Comment 2. Ready Pac Foods has operated in this facility for almost 2 decades and currently employs 1,800 people at this location. We challenge this zone change because having a residential zone next to our operating business always causes conflict. The Ready Pac Foods plant operates 24 hours a day. The nature of the business includes trucking in and out of the property, with loading docks bordering the subject property, The shipping and receiving area was purposely designed this way as to not unnecessarily disturb the existing residents currently bordering the property to the east. Response 2. The comment is noted for the record. The Initial Study analyzed the environmental impacts associated with the proposed project's construction and subsequent implementation. The analysis of land use and planning impacts clearly indicates the site is located adjacent to high density residential development on the east. In addition, the project site is located opposite a school and a single family neighborhood, both of which are located on the south side of San Bernardino Road. Therefore, the Initial Study determined that the required rezoning would not result in any incompatible land use impacts. Comment 3. Foxdale Properties, LLC feels it is unfair of the City of West Covina to make this zone change. We feel it will disrupt the quality of life to future residents. Also, we feel this zone change will negatively impact our property by potentially impairing Ready Pac Food's ability for future expansion. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 24 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Response 3. The comment is noted for the record. As indicated in Response 2, the Initial Study determined that the proposed project would not lead to any potential land use conflicts. The ability of ReadyPac to expand its business operations would not be impaired by the proposed project because of their geographical separation. In addition, there are numerous residential land uses and other sensitive receptors located in close proximity to the existing ReadyPac facility. The comment is not clear as to the nature and extent of any environmental effect the proposed project would have on their operations. Comment 4. Lastly, Foxdale Properties requests this challenge letter be included in the staff report for review by the Commissioners. Response 4. The comment is noted for the record. This letter will be considered by the Planning Commissions in its deliberations. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 2.5 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Comments from ReadyPac Mr. Michael Q. Murray SVP, General Counsel and Secretary Letter Dated October 22, 2014 Comment i. We write in support of the position taken by our lessor, Foxdale Properties, LLC ("Foxdale"), regarding the above - referenced recommended change and amendment ("Changes"). In this regard, please refer to Foxdale's letter of October 20, 2014 which is attached as collective Attachment "A" hereto ("Letter"). Foxdale is the owner of the property at 44o1 Foxdale Avenue, Irwindale, CA 917o6 which we, Ready Pac Foods, Inc. ("Ready Pac"), have leased for twenty (2o) years. As Foxdale sets forth in the Letter, Ready Pac is and has been a major provider of jobs in the San Gabriel Valley region, including West Covina, during this time. More than 1,800 employees currently work at our operation at this address, providing good wages, healthcare coverage and a safe working environment for our valued associates, Response 1. The comment is noted for the record. Comment 2. Under well -established permits and approvals, Ready Pac has operated at its current location a fresh fruit and vegetable processing facility, which, by its nature, runs 24 hours a day. In fact, because of the perishable nature of our products, we would be unable to operate and supply our nationwide customer base if we did not operate 3 full shifts, 24 hours per day. The operation includes trucks coming and going to and from the facility at all hours, every day of the week including weekends and holidays. The layout of the facility specifically was oriented with the truck route on the south side, the one closest to the housing project proposed as part of the Changes (see Notice of Public Hearing which was to be held October 28, 2o14 at Attachment "B" hereto), and this layout cannot be changed nor altered given the train tracks adjacent to the south side of the facility and the layout of the facility itself. Response 2. The comment is noted for the record. The Initial Study included an analysis of existing noise levels, existing traffic, and a health risk assessment that analyzed localized air quality. Under SEQA, the analysis must focus on a project's impact on the environment, not vice -versa. Nevertheless, the Initial Study identified the potential exposure to excessive noise levels, poor air quality, and other variables raised in the aforementioned comment. The Initial Study then identified a wide range of mitigation measures that would be effective in reducing these impacts to levels that were less than significant. The Lead Agency does not have any control over land use and development requirements in the City of Irwindale. As a COMMENTS AND RESPONSE TO COMMENTS REPORT I PAGE 26 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development . 1611,1623, and 1733 San Bernardino Road result, the proposed project will not impact on -going operations or the future expansion of the ReadyPac facility. Comment 3. Ready Pac has operated our business with its associated and industry -norm noise, odor, traffic and industrial activity without complaint, concern or interruption and that is due to exceptional zoning rules and unrelenting adherence to good industrial planning and zoning practices. Rashly changing the zoning near our plant, will threaten the smooth operation of the facility as well as leads to unnecessarily lofty expectations of the new owners andtenants ofe adjacentland ifWestCovina changes the zoning as set out in the Notice of Public Hearing. Response 3. The comment is noted for the record. As noted previously, there are numerous residential neighborhoods located in close proximity to the ReadyPac facility. For example, there is a large residential neighborhood located to the east of the ReadyPac plant on the eastside of Foxdale Avenue. The homes that are located along Foxdale Avenue are actually closer to the ReadyPac plant and have less separation than the proposed project. Other residential uses include the existing apartments that abut the project site on the east side and a single family neighborhood located to the east of the aforementioned apartments. Finally, a residential neighborhood and a school are located on the south side of San Bernardino Road. ReadyPac will continue to be required to conform to all pertinent regulations that govern air emissions and noise. Adherence to these requirements will ensure that land use compatibility between ReadyPac and its residential neighbors are maintained. Comment 4. Ready Pac s operation in its present location obviously well predates any planning housing that is part of the Changes and was oriented, designed and constructed with various current/existing zoning rules and neighbors in mind. Any approved Changes very well could precipitously set up a dispute between Poxdale and Ready Pac on the one hand, and future homeowners, the developer and the City of West Covina ("City") on the other, given the industrial nature of our operations and the necessary logistics aspects of our business. The Citys creation of such a dispute despite full larowledge of the existing facts and circumstances is unnecesary and imprudent, andpotentially unfair to future homeowners who may not have a full clarity into the nature of Ready Pads -operations prior to malting a potential purchase. In closing, Ready Pac requests that this letter be included in the staff report for review by and consideration of the Commissioners. Response 4. The comment is noted for the record. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 27 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road Comments from the City of Irwindale Mr. Gus Romo Community Development Director Letter dated October 27, 2014 Comment i. Thank you for the opportunity to comment on the Bella Vista Specific Plan and proposed Mitigated Negative Declaration (MND). After careful review and consideration, the City of Irwindale is of the opinion that the MND should have been circulated through the State Clearinghouse and have been given a minimum 3o-day public review period based on the proposed General Plan Amendment, which we believe has area -wide significance. It is also the opinion of the Irwindale Community Development Department that the proposed General Plan Amendment has the potential to negatively impact the industrial base and overall economic vitality of our communities. Response 1. CEQA requires environmental documents, including Mitigated Negative Declarations, to be sent to the State Clearinghouse for a mandatory 3o-day review if a project has regional or Statewide significance. The proposed project is an infield project that does not meet the State's criteria for having a potential or regional significance. Comment 2. As previously expressed in our July 16, 2013 letter to Mr. Christopher J. Chung, the City of Irwindale is concerned with the project's impact on the operations of Ready Pac and other existing industrial businesses operating in the immediate area. The industrial businesses within this neighborhood have existed for many years with a good buffer from residential uses based on West Covina's and Irwindale's adopted General Plans, which currently identify and protect that buffer. Compatibility has not been an issue but is likely to arise if the General Plan is amended to allow residential development adjacent to the pre- existing industrial zones. Response 2. The Initial Study evaluated the proposed project's land use and planning impacts. The analysis determined that the proposed 135 unit residential development would not result in any significant adverse land use impacts. Furthermore, the Initial Study determined that the proposed project would not lead to any potential land use conflicts. Residential development is already located in close proximity to the existing ReadyPac plant. A large residential neighborhood is located to the east of the plant on the east side of Foxdale Avenue. Furthermore, high density residential development abuts the proposed project's COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 28 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 16n, 1623, and 1733 San Bernardino Road site on the east, and a single family residential neighborhood is located immediately east of the aforementioned apartment development. Finally, a residential neighborhood and a school are located to the south of San Bernardino Road. A review of a recent aerial photograph clearly indicates the location and extent of residential development that is presently located near the ReadyPac plant. Comment 3. As much as the developer attempts to disclose to future residents the existence of the surrounding industrial uses and the City conditions the project with various construction requirements, we are of the opinion that it will never be enough. It is human nature to want to open windows, spend time outside within patio and balcony areas, and take walks through the neighborhood. We understand the City's desire to meet additional housing needs. However, the City's vision of owner -occupied units at this location is unlikely to be realized. In our staffs' professional experience, history has shown that owner -occupied multi -family residential units adjacent to industrial uses tend to turn into lower -income rentals after initial owners realize the operational characteristics of the surrounding area. This is especially true when owners discover the difficulty of re -selling units within a development that lacks a substantial protective buffer. Response 3. There are a number of single family and multiple family neighborhoods located along San Bernardino Road in close proximity to the ReadyPac facility. Though not a CEQA issue, the existing single family homes' condition and value do not appear to be different from other areas located further away from the ReadyPac facility. Comment q. It is also our understanding that the proposed development will not include any affordable housing units, whether moderate or low-income, but will be t00% market -rate. The fact that this development will not assist the City in meeting its Regional Housing Needs Assessment expectations is an even greater reason to consider if amending the General Plan for this purpose is in the City's best interest. Response q. Under the Regional Housing Needs Assessment (RHNA), cities and counties are obligated to provide the zoning that will accommodate a specified number of new housing units during a given period. This housing objective must include a specified number of units for very low income households, low income households, moderate income households, and above moderate income households. The proposed project will assist the City in meeting its quantified objective for above moderate income housing units. Comment 5. We respectfully request that the City of West Covina consider maintaining the industrial land use COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 29 City of West Covina . Comments and Responses to Comments Report TTM 72152, Planned Residential Development a 16n,1623, and 1733 San Bernardino Road designation of this site. If the City's desire is to provide additional residential opportunities, we would encourage a citywide effort where consultation with all prospective stakeholders could take place. If you have any questions or comments, please contact me at (626) 430-22G6 or via email at dromo @ci.iiwin dale.ca.us, Response 5. The comment is noted for the record. The City of West Covina looks forward to working with the City of Irwindale in the future. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE $O City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Comments from Leibold McClendon & Mann, P.C. Mr. John G. McClendon Partner (representing C.L.U.E.) Presentation materials submitted at October 27, 2014 Planning Commission Meeting Comment: Mr. McClendon provided a Powerpoint presentation that outlined a number of concerns related to "Spot Zoning" and the Health Risk Assessment (HRA) that was included in the Appendices of the MND/IS. The submittal also included a critique of the HRA that was prepared by SWAPE (Soil/Water/Air Protection Enterprise). This attachment has also been provided on the following pages. Response: The presentation materials provided by Mr. McClendon, as stated previously, focuses on spot zoning and perceived flaws in the HRA's analysis. Only one reference was made concerning the CEQA analysis, and this reference indicated an Environmental Impact Report (EIR) was needed due to the conclusions of the HRA review that was undertaken by SWAPE. The air quality analysis included in the Initial Study identified the short term construction related emissions and the long term operational emissions. This analysis was reviewed by the South Coast Air Quality Management District (SCAQMD) and relied on computer modeling developed for the SCAQMD. The analysis concluded that the 135 unit residential development would not exceed any thresholds of significance that have been developed by the SCAQMD. No comments were received by the public or any responsible agency regarding the project's air quality impact. The HRA that was prepared and referred to in the comment in the overhead presentation is related to emissions exposure from the neighboring industrial uses. Under CEQA, the Lead Agency is required to evaluate the project's impact which was done. Any unhealthful air quality condition from an existing use is subject to the SCAQMD's regulations. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 31 City of West Covina • Comments and Responses to Comments Report TTM 721$2, Planned Residential Development o 1611, 1623, and 1733 San Bernardino Road Comments OIL Mitigated Negative Declaration & Initial Study (October 2, 20141 and Health Risk Screening Report (July 2013) COMMENTS AND RESPONSE TO COMMENTS REPORT PACE32 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 16z3, and 1733 San Bernardino Road Scope of report addressed air quality risks and hazards to future residents at the Project site from existing sources of hazardous air pollutants (HAPs) in the vicinity. The pollutant driving the health risk is Diesel Particulate Matter (DPM). DPM is generated by but-ning diesel fuel, which is typically used in heavy duty trucks, railroad cars, & construction equipment. The South Coast Air Quality Management District (SC.AQMD) reviewed the HRS report and determined that it suffered from numerous methodological flaws. z COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 33 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road 'DPM emission were underestimated, inappropriately calculated as a subset (96%) of PM2.5 emissions. 'Area sources used in screening modeling were overly inclusive and not representative of truck locations. 'Omission of DPM emission sources: • Ready-Pac: 4 onsite diesel emergency generators and 2 natural gas engines; *San Gabriel Valley Tribune: printing operations; 'Decore-ative Specialties• diesel emergency gen.; .Pep •i Rottli ig-onsite vehicle fueling. Metrolink Rail Line emission calculations: innconsistent. 3 'No revised HRA was prepared to implement District recommendations, 2013 iteration .was simply reattached. -The HRS report did not take into consideration air quality impacts from construction of the proposed project on existing nearby sensitive receptors. 'The HRS report relied upon an outdated screening model (SCREENS). Failed to identify potential nuisance odor to future residents and did not provide emergency response protocol. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 34 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development . 1611, 1623, and 1733 San Bernardino Road Construction of proposed project is anticipated to last 36 months (3 years) and generate approximately 1,544 pomids of DPM emissions. 'Sensitive receptors are currently situated as close as 20 meters from the project boundary. 'OEHHA guidance reco>ninends that air quality impacts be evaluated for all projects lasting more than 2 months. 'The HRS omitted any discussion or assessment of air quality impacts froin constniction activities. We prepared a screening health risk assessment for nearby residents using DPM emissions from project construction. -Cancer risks calculated using OEHHA methodologies were 10.1 in one million for adults, and 58.3 in one million for children; both values exceed applicable District threshold. A refined HRA should be prepared to supplement an EIR. COMMENTS AND RESPONSE TO CoMMENTs REPORT PAGE 35 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road 'Per District guidance, revisions to the HRS report were implemented for assessment of air quality impacts to future residents. DPM emission rates for surrounding facilities were miscalculated in the HRS; we corrected for these errors using Ready-Pac as an example. -We determined the total emission rate froin the Ready-Pac facility by scaling the area source emission rate from SCREEN3 by 1.13 to adjust for the error; then divided the emissions across foie area sources for input to AERMOD in accordance with District Recommendations. - 10 discrete receptors were placed throughout the project boundary to represent firtiue residents. .Annual average concentrations were calculated using AERMOD, the preferred regulatory model, consistent with District p lidanc e. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE S6 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road The maximum annual average concentration at receptor 2 was 0.03627 ug/m3. Following cancer risk assessment methodology in the HRS, the excess cancer risk from chronic exposure to this concentration is: 0.03627 Jpg/m3 DPM] x 0.0003 [1/(pg/m3)] _ 10.881 in one million excess cancers_ 'Our calculations demonstrate that using the refined modeling approach, cancer risks to future residents exceed the applicable 10 in one million District threshold. 'The SCAQMD letter also acknowledged inconsistencies in the quantification of emissions from the rail line adjacent to the northern boundary of the project site. 'We reviewed Metrolink files and determined that the average train speed was approximately 40 mph, instead of 125 mph assumed by the HRS. 'Emissions fi•oin the train are tripled in comparison to the original calculations using a speed of 40 mph. 'Cancer risks fronn train DPM would fiu-ther contribute to future residents' exposure to significant air quality impacts. 10 COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 87 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road 'The HRS report omitted a discussion of the potential for nuisance odor to be an issue to future residents. 'The Ready-Pac facility handles nearly 8,000,000 pounds of onions and garlic on an annual basis. 'Recent issues arising from Huy Fong Foods nearby serve as example of nuisance odor creating community -wide problem. 'The Ready-Pac facility also has'>50.000 pounds of ammonia flowing through its facility's system; revised HRA should be prepared to address emergency response. 'A revised HRA should be prepared that takes into account DPM emissions from construction activities, as well as iniplenients recouuneivdations front the SC'AQNM. 'The revised HRA should also include discussion of nuisance odor and emergency response planning. 'The HRA should supplement a DEIR as our, work has demonstrated that potential significant and unavoidable air quality impacts are associated with the project. 'A DEIR must be prepared and accompanied by a. comprehensive HRA implementing the aforementioned. suggestions prior to project approval. 12 COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 3S City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development 14 1611,1623, and 1733 San Bernardino Road Tx as IJ:..tavu. N.,W.G me t Mnhu n. NM In4n !...v .Y.iY?M 5wn M:win 111Rnv V:JIII N. Nia:lgy Po:) : 11411Vs:1.) Ym�O4PaSG® Lirn<i. M:l'b.1m Intuit M11]ndn YPC }JR?Mru [:rn4 Dln.. o, i. Swu 1M Lpuly NJIN lA 06)] 6bbjw: cvw.U.e d. TlallrYsr7na U., 71151. Prpjw llw W.M.tleNrn. N'e Imve rnrewGl Uu MINjLd 4gplrve IM<Wawnlrnd Iniwl ltr.lr (M1]N:)1' 111 Xn 1ary.ued I. S']]P Rtl_Htll. 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IrsllbseD *le Vft tlrN e11Yad¢¢I nYR hl Atitefinem 3 (D66 E�f:dISln' H aY tlllpbl rr WetO sl6I1Y1,)N2 ap.bT nWhy antl Csm maDetl DYO aN32bogaln aehtllA)wlEe emlalm rde Im bull nln,lm end dN0 Resdyhc: hrp:•.w• �1rlNnrrYc�,k[ry.rrunv�.nrp:uwe.aAwv..�r113,1J.•4N�a.uaaa-mq.�rr�Tlll. jW.-bIP IW[VrrvM adnr � COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 43 City of West Covina 9 Comments and Responses to Comments Report TTM 72152, Planned Residential Development a 1611, 1623, and 1733 San Bernardino Road y naw.. 111 •a 1 arwuyn t.x r�N ,-n ,a 111.1[J m'x�rtl lllNl;aly J N'e AnnN J,iu emmannak wumnx UW W[ NeAdy-PY.' 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XPXd.ur.�tlm•itlmnr...:ee>'larm.am.w�rarr,n-Yr.�w..n.aam•.h.n... f COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE qq City of West Covina a Comments and Responses to Comments Report 1TM 72152, Planned Residential Development a 1611,1623, and 1733 San Bernardino Road Erlts:bnsapm IN Mebpart RaXp were ErrprbeplRb DYo1eRU In"11R3 Repo l Tie DIeeld leper tamO InmYfle a mcmRtfercbs M Inc NR3 mpuTs CNIrCerba ion a DIM ."I. tpR px hrefrelre M,ins me nals Ymp the nbmnn bnnneY PM WW "el bb. "WhM mz w M Memetne envalm'Ale art nnvelen In me Mt3 .p on nape 12 TN ulculel aR nphea hobn A UINFA Apoane4 m EM" raCm13 WLDAmctlRs The MVWbI Ighrp not nnn rem wiQb me w1hWaiM, MA m1b, IM questpn me sheen VIM M FIRA qg.Y - ergpwa MestYYMp fret em:son3. The cat ubbns »pa ne the "" =ten ass bsumenM be 125 mle3 W nOw flnphl. Thb value Is wappmol y hMli Abel by pb cakwAlk Cnbl In Awuwa tlueleeSrtest P11s Orbelwi cab "M me RII line. Revbw of Mebpine ppcvnens fw The Inn guann In ]M1e Sipped mq M pa:serpbtrams"M Al An nenpe spettl aeppmivnsfiyap'en. I M [.mpmam M u:hp 125 rbh In The rbcMm wM A: Veen olaD nph aOsn pbb the artrAm tee. 2.Ol ceerr"BIbAby sinanvlp me M ten 1RIsb w s mesa rR rL rRm n meaarm nesres orpappwl AApb aplm Robk M [RI::Im nne Obe'.nrbn In M MR3 RARC A b unrXar hpsM erwsslm b@ mp4 b aCAEENS bb nn Mt!MIMI lain was neMeO M Vbe FR3. Arntsttl NRty ai A suWenbretb IN ER, snwltl mnune a nwre acDrAle renrtsenmam ofmr[Rin:pMce, m atlmlbn fp me enernevroy ipurm apw.. AINimN Olinq 3pvas pl TpakM CPNrnmvrb's 91bin a CPreleren n M NRA Tlbe N[W'Ykn b In[4pe 31!RkvaM Squrte3 3f lMC Ytn3rDOMMsbbb RaD3) h Ib IlssafX3snlerlCfie C4uR RabObb qM FrNeG Orgpelb. M Y.ebn m fN Dbmst ICbrmn npv4rsbnsfirelnen M aleeneb"A pC DPM enl:3lpnstlmbM [baM`RCMtliYael M1.rerGka rwaq, a bevben MiA slbun p[ pRNRA b antlbess lllC pRYbui % qm WE'AYCes of TAGi. Dllihbapi Nit hrRlababtl M31 NgIR R4tlMb tNatl bt eW03ttl b SmRCMt Yr gYll V Imgte611M me RfaprF3[ fi[rM. bltl Ircprwrsry etlNpne :oba¢: hbbme neesFne+e seen mbnemceaeeelmaapgsatie Dlpin mmnpa. PM,Tfial farNlJsarbe Odor was M Jde4melyPddwed In the MND TN Fm3 Rpulpnneatl an3amlm Tme pobncle a vue IOJePtl:fp ermlrRb'nW-mrr pmbs Ms b nRgln4yP M RdIM'Frt msmGnm belly. V(c NlT lNeaH. Uclmmh ebovelAd tN Wsr1W aC eetl ne4minen Me M fi[Ily Rm1s-. ma pebpei over seven r.l1m pounds p(blpni se pmt MtMeY.' Tne aWe¢rl hey N IraTMYe Rcrrmy 4R0 wu a persrzmp wzarce Pape prvMen Rel Rnw/plRntben mmlYrt ambctetl nSpine ma[elmpeTm M Nuy Falp FGTC Pp[rsepewJlgl.4b IrcO.mfiOvl4ytic M•slm5 b ptlwue cObpwnm Ns emwwelbRM Reanf•Px11ftl1eY' pym'ls'lCnnelo4E vYla•e Prtelm!ablmelbr a2M 9!. M EP. •JVMn be fAGpVCn ebw In[1JtlC3 a ma[IRGm oft pob'eM Ipr nPmbct opa fp mbrorprtr:e Its ux 07a nppYMn4 P RCOMV P Mmt n.lwrb Pme pmppietl PRmm. +. N.asms V btnN r„bam Inly...ww mmdnbib®aa.il6/f�W.\umvaru ssc�.try NSR :`.�bf ygaf �r'omgeYew � W N4 Nmc. yvo Vic Ile�beu Xea�.lY[ nem, l� T COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE 45 City of West CoNrina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road E)Vosion Emergency Response Protopl was not Cons lend in the MND 'I]rt Nrjecl'r HNv rgnU.rmirrM m nrmyrn•Y regxnre Nm rn t4.are rrf t [uiwtNrk: murkm el 1119 NWyAec NCOIv 'IUu h..xrnln.Jrnrxrw NmJy.I1c rgnnntt4vn, v.e love Jmm�imJ +wr r.v 511199 pxrnt nl'a+nnmu nrwW a Yarmµ 4 tecJnv ren.lab. mutlr.e n Ftiro.rmnt.rr .rxm nr..nwex in tk nwlowl.nrnvr-rfrAe Ptn In rM1e rnJrkelye r n!ncuunrv.6.: wamr IlJue nW In nernd t.P1r...n, tout rwannv ul' Nr Hrpa p,rle+tr UxrWU Is mlWmtb a m ggnrrn ime mrvrenw rngxlnC mJ nawow l.�m.:•t. Nnrnx nl UU Heuty-Pm rLdnr plrq puh Wvl w Arucbrrvm 5 m Um turn, w\nwlnWeJ tlm Ur<Jwlur¢ ri.nn Jm m+rww.n u..n. m Jb YnSnrylxmnJan ulna Nun:50 mnen renriml ILe prrsr vN'Ne nrl.+um ritl wmanu rin:. rm W HNA rMWJ rrrel.Je an nrnNexr rey..ee rrr. N, W JUt w FIR le AHvobf Ivn. r.r R.r]eu yNv.rv�l .tirnerelr, 1S r tealeJtF- Pohl iRerRfO, AD. k� aF Mo.. oumnaa COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE q6 City of West Covina • Comments and Responses to Comments Report TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road TrIIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK. COMMENTS AND RESPONSE TO COMMENTS REPORT PAGE Q7 ATTACHMENT 18 SUPPLEMENTAL RESPONSES TO COMMENT LETTERS SUBMITTED TO PLANNING COMMISSION Received by Planning Department on November 20, 2014 RESPONSE TO FOXDALE PROPERTIES LLC LETTER DATED OCTOBER 20, 2014 Response to Comment No. FP —1. The comment does not provide any specific concerns with respect to the Mitigated Negative Declaration. Nor does the letter identify any potentially significant impacts that will arise from the proposed project. Instead, the letter identifies that existing environmental impacts at the ReadyPac site will cause impact on the future residents of the project. From a CEQA perspective, the impacts that an adjoining land use will have on the project is not an appropriate question. Several cases have held that the purpose of CEQA is to analyze the impact of a project on the environment, not vice versa. See, e.g., Ballona Wetlands Trust v. City of Los Angeles (2011) 201 Cal.App.4`h 455, 474; South Orange County WostewaterAuth. v. City of Dana Point (2011) 196 Cal.41h 1604, 1616; City of Long Beach v. Long Beach Unified School District (2009) 176 Cal.App.4`h 889, 905, and Baird v. County of Contra Costa (1995) 32 Cal.App.4th 1464. Even if this were not the law, Foxdale Properties has not provided any substantial evidence that there will be any significant land use conflict. ReadyPac is currently surrounded on three sides by residential development. There has been no suggestion that the current operation at ReadyPac has created conflicts with its residential neighbors. To the contrary, ReadyPac's general counsel testified before the Planning Commission that there was a lack of any such conflicts. Moreover, the noise analysis completed for the proposed project specifically took into account the location of the various activities on the ReadyPac site, including the current location of the trucking operation. The physical design of the project helps to ensure that the ReadyPac operation will not create land use conflicts at the project site. There is an ample setback between the uses. The property is separated from the ReadyPac site by existing rail lines. An 11-foot wall will be Page 3 Thus, the stated concern that this Project will interfere with ReadyPac's operation is not well founded. ZACase Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CEQA\Comments on MND.CC\Supplemental Response to Comment Letters.Revision.Applicant.DOCX Page 4 RESPONSE TO CITY OF IRWINDALE LETTER DATED OCTOBER 27, 2014 Response to Comment ID-1. The commenter states that the MND should have been circulated through the State Clearinghouse and been given a 30 day review period instead of the 20 day review period. What constitutes a project of "statewide, regional or areawide significance" is defined in CEQA Guideline 15206(b), which states as follows: (b) The lead agency shall determine that a proposed project is of statewide, regional, or areawide significance if the project meets any of the following criteria: (1) A proposed local general plan, element, or amendment thereof for which an EIR was prepared. If a negative declaration was prepared for the plan, element, or amendment, the document need not be submitted for review. (2) A project has the potential for causing significant effects on the environment extending beyond the city or county in which the project would be located. Examples of the effects include generating significant amounts of traffic or interfering with the attainment or maintenance of state or national air quality standards. Projects subject to this subdivision include: (A) A proposed residential development of more than 500 dwelling units (B) A proposed shopping center or business establishment employing more than 1,000 persons or encompassing more than 500,000 square feet of floor space. (C) A proposed commercial office building employing more than 1,000 persons or encompassing more than 250,000 square feet of floor space. (D) A proposed hotel/motel development of more than 500 rooms. (E) A proposed industrial, manufacturing, or processing plant, or industrial park planned to house more than 1,000 persons, occupying more than 40 acres of land, or encompassing more than 650,000 square feet of floor area. (3) A project which would result in the cancellation of an open space contract made pursuant to the California Land Conservation Act of 1965 (Williamson Act) for any parcel of 100 or more acres. (4) A project for which an EIR and not a negative declaration was prepared which would be located in and would substantially impact the following areas of critical environmental sensitivity: Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bemardino Road\CEQA\Comments on N4ND.CC\Supplemental Response to Comment Letters.Revision.Applicant.DOCX Page 5 (A) The Lake Tahoe Basin. (B) The Santa Monica Mountains Zone as defined by Section 33105 of the Public Resources Code. (C) The California Coastal Zone as defined in, and mapped pursuant to, Section 30103 of the Public Resources Code. (D) An area within 1/4 mile of a wild and scenic river as defined by Section 5093.5 of the Public Resources Code. (E) The Sacramento -San Joaquin Delta, as defined in Water Code Section 12220. (F) The Suisun Marsh as defined in Public Resources Code Section 29101. (G) The jurisdiction of the San Francisco Bay Conservation and Development Commission as defined in Government Code Section 66610. (5) A project which would substantially affect sensitive wildlife habitats including but not limited to riparian lands, wetlands, bays, estuaries, marshes, and habitats for endangered, rare and threatened species as defined by Section 15380 of this Chapter. (6) A project which would interfere with attainment of regional water quality standards as stated in the approved areawide waste treatment management plan. (7) A project which would provide housing, jobs, or occupancy for 500 or more people within 10 miles of a nuclear power plant. The proposed project proposes 135 residential units. This is approximately 25% of the number of units that would be considered to be of "areawide" significance. None of the other criteria from Guideline 15206 are met. Therefore, the proposed project is not one that must be processed through the State Clearinghouse. The 20-day review period was the appropriate period pursuant to CEQA Guideline 15073. Response to Comment ID-2. See Response to Comment FP -I. Response to Comment ID-3. With regard to the concern about disclosures to future residents never being enough, please see Response to Comment FP-2. The statements regarding the residential units within the project becoming "lower -income rental units" is speculation. Moreover, as explained in Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CEQA\Comments on MND.CC\Supplemental Response to Comment Letters.Revision.Applicant.DOCX Page 6 Response to Comment FP-1, the characteristics of the industrial uses in the vicinity, such as ReadyPac, will not cause the units to be an undesirable place to live. Response to Comment ID-4. The commenter is correct that the proposed units are market rate units. That fact does preclude the project from assisting the City in meeting its Regional Housing Needs Assessment expectations. The City's Quantified Objectives for the City's Housing Element for the 2014-2021 cycle include 347 Above Moderate units. In addition, as explained in the October 28, 2014 staff report for the Planning Commission hearing on this project, there are numerous other goals contained in the General Plan that this project helps to fulfill, including the following: • Housing Element —Goal 2: "Provide a variety of housing types to accommodate all economic segments of the City." Policy 2.4: "Provide high quality of 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." Policy 4.4: "Encourage housing construction or alternation to meet the needs of residents with special needs such as large families, the elderly and disabled." • Housing Element —Goals: "Identify Adequate Sites to Achieve Housing Variety." 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." 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 4: "Arrange land uses with regard to the health, safety, convenience and welfare. of the residents of the City." Response to Comment ID-5. The commenter's request will be forwarded to the City Council for its consideration. Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bemardino Road\CEQA\Comments on IvIND.CC\Supplemental Response to Comment Letters.Revision.Applicant.DOCX Page 7 RESPONSE TO THE PRESENTION OF CLUE TO PLANNING COMMISSION DATED OCTOBER 28, 2014 Response to Comment CLUE - 1. The slides presented consist of purported quotations from various cited sources relating to the topic of "spot zoning." Many of the references are dated and are from other jurisdictions. The quotations do not appear to have bearing on this particular project. Response to Comment CLUE — 2. The slides presented consist of purported quotations from various cited sources relating to the topic of "spot zoning." Many of the references are dated and are from other jurisdictions. The quotations do not appear to have bearing on this particular project. With regard to the reference to the Decision on the Petition for Writ of Mandate, the court concluded that there was no improper "spot zoning." Moreover, the Applicant has indicated it will abide by the maximum of 20 units to the acre. Response to Comment CLUE — 3. The first slide in this portion of the presentation duplicates a portion of a City Staff Report prepared for the October 1, 2013 City Council meeting. It relates to General Plan Amendment 13-03, Code Amendment 13-06, and Housing Element Update (2014-2021). It contains a table indicating the City's 2014-2021 Regional Housing Needs Assessment ("RHNA") numbers. It then includes the following statement: "The rezoning of land to accomodate the City's fare share of regional housing need is not necessary..." It should be noted that, at the time that the above statement was made, the site that is the subject of this project was zoned for residential use. Response to Comment CLUE — 4. The slides in this portion of the presentation are simply general propositions of law with no bearing on the project. No response is required. Response to Comment CLUE — 5. The slides in this portion of the presentation are simply general propositions of law relating to CEOA, with no bearing on the project or its compliance with CEQA. No response is required. Z:\Case Files\ZONE CHANGE\2014\14-02 1773 W. San Bernardino Road\CEQA\Comments on N4ND.CC\Supplemental Response to Comment Letters.Revision.Applicant.DOCX City of West Covina ! Comments and, Responses to Comments Report . ,City of West Covina • Comments and Responses to Comments Report T y2t$z,;Planned Residential Development a Ou,;1623, and 1933 San Bernardino Road City of Irwindale 5060 N. Irwindale Avenue - Irwindale, Celifomla 91706 Voice: 626430-2217 • Facsimile: 626-962-4209 October 27, 2014 Jeff Anderson, Planning Director City of West Covina Planning Department 1444 West Garvey Avenue West Covina, CA 91790 Subject: Comments on Proposed Mitigated Negative Declaration and General Plan Amendment for the Della Vista Specific Plan High Density Residential Development Project Dear Jeff, Thank you for the opportunity to comment on the Bella Vista Specific Plan and proposed Mitigated Negative Declaration (MND). After careful review and consideration, the City of Irwindale is of the opinion that the MND should have been circulated through the State Clearinghouse and have been given a ID-1 minimum 30-day public review period based on the proposed General Plan Amendment, which we believe has area -wide significance. It is also the opinion of the Irwindale Community Development Department that the proposed General Plan Amendment has the potential to negatively impact the industrial base and overall economic vitality of our communities. As previously. expressed..in- our .July..16,-2013-letter__to-Mr. _Christopher-J._Chung,-the-City------ -. of Irwindale is concerned with the project's impact on the operations of Ready Pac and other existing industrial businesses operating in the immediate area. The industrial businesses within this neighborhood have existed for many years with a good buffer from ID-2 residential uses based on West Covina's and Irwindale's adopted General Plans, which currently identify and protect that buffer. Compatibility has not been an issue but is likely to arise if the General Plan is amended to allow residential development adjacent to the pre-existing industrial zones. As much as the developer attempts to disclose to future residents the existence of the surrounding industrial uses and the City conditions the project with various construction requirements, we are of the opinion that it will never be enough. It is human nature to ID-3 want to open windows, spend time outside within patio and balcony areas, and take walks through the neighborhood. We understand the City's desire to meet additional housing needs. However, the City's vision of owner -occupied units at this location is unlikely to be realized. In our staffs professional experience, history has shown that owner -occupied City of Irwindale Comments on West Covina Bella Vista Specific Plan MND & GPA October 27, 2014 Page 2 of 2 multi -family residential units adjacent to industrial uses tend to turn into lower -income rentals after initial owners realize the operational characteristics of the surrounding area. This is especially true when owners discover the difficulty of re -selling units within a development that lacks a substantial protective buffer. It is also our understanding that the proposed development will not include any affordable housing units, whether moderate or low-income, but will be 100% market -rate. The fact ID-4 that this development will not assist the City in meeting its Regional Housing Needs Assessment expectations is an even greater reason to consider if amending the General Plan for this purpose is in the City's best interest. We respectfully request that the City of West Covina consider maintaining the industrial land use designation of this site. If the City's desire is to provide additional residential opportunities, we would . encourage a citywide effort where consultation with all ID-5 prospective stakeholders could take place. If you have any questions or comments, please contact me at (626) 430-2206 or via email at gromoCci).ci.irwindale ca us. Sincerely, Gus Romo Community Development Director Copy: Christopher J. Chung, West Covina City Manager John Davidson, Irwindale City Manager Fred Galante, Irwindale City Attorney William Tam, Irwindale Public Works Director/City Engineer 'resentation by the Coalition for Land Use Equity to the City of W6st Covina Planning Commission regarding the roposed WC Homes LLC project October 28, 2014 "Spot zc like Po difficult t, know ii — E.J. Sullivan & M.J. Mid Land Use Regulation" The [alluding to the so-called " U.S. 184, 197 (1964)]. ning" is something k-nography, a term � define, but one will when one sees it. CLUE., "Ramapo Plus Thirty: The Changing Role of the Plan in roan Lawyer Vol. 35, No. 1 (Winter 2003) 15, 82 otter Stewart test" in Jacobellis v. United States, 378 Spot zoning is "tl corruption ... Hi: centered on mur Identified instant presumptively in ie oldest recognized form of zoning torically, spot zoning concerns, icipal favoritism (or bribery) ..® ;es of spot zoning are always valid." — Ryan, "Zoning, Taking, and D 'aling: The Problems and Promise of Bargaining in Land Use Planning" Harvard Negotiation Law Review (Spring 2002) vol. 7:337, p. 352 "'Typically, in such a case, the land in question has been "upzoned" at the owner's request to allow a higher density or more intensive use or development." — Rathkopf's The Law of Zoning drd Planning (Thomson -West 4tf' ed. 2011) vol. 3, Ch. 41, § 41.2, p. 41-4 This preferentia form of spot zoning is its original form and is re red to as "classic" spot zoning: "An amend ent intended only to benefit the opener of the rezoned tract represents the classic p case of spot zoning. - This is most evident when an amendment only. the oven —Rathkopf's.The Law ofZoning 39-40 (emphasis added) is tailored to encompass er's parcel" and Planning supra, § 41.10 ["Benefit to owner of parcel"], p. 41- THE ANTITHESIS OF PLANNED ZONING CLUE-2 • Since "classic" spot : parcel of land for a t the surrounding are propertyand to the antithesis of planne R2d 1015, 1020 (Alz ® "Spot zoning is pref established compre antithesis of planne 177 (Texas 2001) • By definition, sp planned zoning: 44 N.J. 117, 207 A.2 oning involves the "singling out [of] a small se classification totally different from that of i for the benefit of the owner of such 4etriment of other owners," it "is the very I zoning." (Griswold v. City of Homer, 925 ska 1996) ential treatment which defeats a pre- knsive plan.... It is piecemeal zoning, the zoning." Pharr v. Tippett, 616 S.W.2d 173, ►t zoning is "the antithesis of Palisades Properties, Inc. v. Brunetti 522 (New Jersey 1965) Rubin v. Board of Directors of City of Pasadena (1i940) 16 Ca(.2d 119, 124: "A zoning ord land within certain which has been ad ordinance may pri property, almost e\ under which an ow for permission to pi procedure has be zoning ordinance. nance places limitations upon the use of areas in accordance with a general policy )pted. But because compliance with the !sent unusual difficulties as to certain ery zoning ordinance includes provisions ier may apply to an administrative board it his land to a non -conforming use. This n devised in order to minimize the of `spot zoning' by amendment of the Bird -Kendall Ho u. Metropolitan eowners Association and Richard Still ate County Board of County Commis. ?5 So.2d 902 (Fla. 1997) The court likened. the "erosive effect" preferential spot zoning has on the compreh nsive zoning plan (e.g:, a general plan) to a cancer: "The terns do it justic zoning' or, would be i ,pot zoning' does not . Perhaps 'melanoma or short, `melazoning' ore appropriate" DECISION ON PETITION FOR WRIT OF MANDATE Coalition for Lad Use Equity v. City of West Covina: "The City has spot zoned the Property in permitting � p g a rid n ' ,s a taxi density that exceeds slightly the 20unit per acre maximum allowed under the General Plan. ... the Project Project propo as spot zoned to permit the d by the applicant." This project is not necessary for the City's Regional Ho sing Need Allocation (RHNA) 2014-2021 RHNA The rezoning of land to as necessary since the previous opportunity sites to accommc 129 1 138 . 1 347 1 831, nodate the City's fair share of regional housing need is not ising Element Update (2008-2014) provided adequate housing the additional 831 units allocated in this planning period_ CLUE-3 California The California called "unifor that "[a] II such for each class c iovernment Code § 65852: CLUE4 'lanning and Zoning Law's so- ity requirement" mandates regulations shall be uniform r .kind -of building or use.of land throughout each zone, but the regulation in oIke type of zone may differ from those in Qther types of zones." Toponga Assn. r a. Scenic Community_ v. County o Los Angeles (1974) 11 Cal.3d 506, 517-518: "A zoning schema to a contract; eac as it wishes in yeti neighboring props rationale being th enhance total con these parties ... is consequence will reciprocity upon e after all, is similar in some respects h party foregoes rights to use its land rrn for the assurance that the use of orty will be similarly restricted, the 3t such mutual restriction can imunity welfare. [] If the interest of qot sufficiently protected, the )e subversion of the critical Mich zoning regulation rests.. "The foremo: that the Legi! be i me rprete t principle under CEQA is lature intended the act `to I in such manner as to afford the fullest possible protection to the environment within the reasonable scope of the ' tatutory language.. — Laurel Heights Improvement Assn of San Francisco v. Regents of the University of California (1988) 47 Cal.3rd 376, 390 [quoting Friends of Mammoth v. Board of upervisors (1972) 8 CAM 247, 2591 CLUE-5 CEQA reauirels full disclosure of a projects sign ficant environmental effects so that decisi n-makers and the public are informed !of those effects bef®re it is approved in government accountable rder to ensure that fficials are held )r these consequences. — Laurel Heights ImproveroentAss'n of San Francisco v. Regents of the University of California (1988) 47 CaL�rd 376, 390 "... the lead a following prir rnent among by facts over on the enviro shall treat th( shell p re p a re UIDELINES 15064(g): ;ency shall be ciple: If there !xpert opinion he significa iment, the Lec, effect as si an EI R." gnifi nce o guided by th is disagree - supported f an effect id Agency cant and 3 CEQA GUIDELINES §15005 — [Terminology]: "The followin whether a pa Guidelines is permissive: (a) `Must' or mandato words are used to icular subject in th andatory, advisory, indicate e [CEQA] or hall' identifies a element which all public agencies are required to follow." TO: Christopher J. Chung, City Manager and City Council FROM: Jeff Anderson, Planning Director a& of Wart Covina Memorandum AGENDA ITEMNO. 8 DATE October L2013 SUBJECT: GENERAL PLAN AMENDMENT NO.13-63 CODE AMENDMENT NO.13-06 HOUSING CLEMENT UPDATE (2014-2021) ADDENDUM TO MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT TO THE. 2008-2014 HOUSING ELEMENT UPDATE RECOMMENDATION: The Planning Commission and staff recommend the City Council adopt the following resolution: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. 13-03 The Planning Commission and staff further recommend the City Council introduce the following ordinance: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, AMENDING CHAPTER 26 (ZONING) OF THE WEST COVINA MUNICIPAL CODE RELATED TO DENSITY BONUS STANDARDS IN THE LOW- AND MODERATE -INCOME AND SENIOR CITIZEN HOUSING SECTION OF THE MUNICIPAL CODE DISCUSSIONI The Housing Element is one of seven mandatary elements (chapters) of a General Plan that requires jurisdiotions to plan for the housing needs of all economic segments of the community. Stet, law recognizes the vital role that [Goal governments play In. the supply and affordability of housing. Each City Council of a city in California is required to adopt a comprehensive, long-term General Plan for the physical development of the city. The law specifies that in order for the private market. to.adequately address housing needs and demand, local governments must adopt land use plans and regulatory systems which provide opportunities for, and do not unduly conertrsin, housing development. California State law also requires housing elements to be updated every five years of Housing and Community Develo - mB ty pmart (HCD) to review local housing elements for compliance with state law and to report its written findings to the local government In addition to meeting the requirements of State law, a certified Housing Element enables the City to obtain State and Federal funding for various housing programs, which may be essential to the City and the ability to apply. for any available housing grants. State law requires that jurisdiotians provide their fair share of regional housing needs..Thig Process is called the Regional Housing Needs Assessment (RHNA). HCD is mandated to determine the statewide housing need (Government Code Section 65584) and to provide its determination to the State's sub -regional councils. In turn, these councils (Southern California Association of Governments (SCAG) for Southern California) see responsible for assigning housing allouations for each jurisdiction within its planning area. Although local jurisdictions arc not required to construct these units, they are mandated to provide opportunities for and facilitate the development of these units. In this manner, each jurisdiction in the State is required to plan for the provision of regional housing needs within the local jurisdiction. i 7X M FW1GPAn013u3L3 10.1.13WWff Rcpxt0a CLUE 3 Qctober 1. 2012 - Peoe a Housing Memeat Updote The RHNA for West Covina for the 2014-2021 planning period has been determined by SCAO to be 831 units as follow: y T4 ,� tP (',�A7 Fi j 11l14y A 1xya ll)rM j�.�cf 1 r1 rWA� F i� �f.d V1.:Ills t'L L,lJ It Y 1�t ix1t ull)I!t, �e�l �..4d15 � , 1. li ii,Ly 1 :il The retuning of land to accommodate the City's fair share of regional housing need is not necessary since the previous Housing Element Update (2008.2014) provided adequate housing opportunity sites to accommodate the additional 831 units allocated in this planning period. On May 20, 2013, a draft of the 2014-2021 Housing Element Update was submitted to the Department of Housing and Community Development (HCD) for review (see Attachment 1, Exhibit A). On June 28, 2013, the Plans tog Department received a letter from HCD that indicated that the draft Housing Element met the statutory requirements of State housing element law. The finding was made with the requirement that the City adopt amendments to its density bonus ordinance (Low and Moderate -Income and Senior Citizen Ordinance) prior to the 2014-2021 Housing Element being submitted for final review. Based on the comments from HCD, a Code Amendment has also been prepared. To obtain HCD certification for the draft Housing.Elemeat, the proposal requires that the City Council approve the following. • A Housing Element Update (General Plan No. 13-03). • A Code Amendment to reflect changes in State law governing State Density Bonus Law (Government Code Section 65914-65918) (Code Amendment No. 13-06). Following the adoption of the Housing Element Update by the City Council, staff will forward the document to the California Department of Housing and Community Development (HCD) for review to obtain certification. Staff does not anticipate any issues with receiving certification from HCD. CodeAmendmenr The City adopted its Low -end Moderate-Incorno and Senior Chi= Housing in 1996. Since that time the State law governing State Density Bonus Law (Section 65915-65918) has been modified to encourage developers to build affordable housing by requiring local jurisdictions to offer meaningful incentives. The last changes adopted by the state were in 2008. Consequently, all jurisdictions must update their respective zoning ordinances in compliance with the most recent regulations as required by State law. A density bonus may allow a parcel to accommodate additional square footage or additional residential units beyond the maximum allowed under mniug or the General Plea As required by State law, the revised density bonus statutes have reduced the number of affordable units that a developer must provide in order to receive a density bonus and increased the maximum mandatory density bonus from 25 percent to 35 percent A concession/incentive is defined as: • A reduction in site development standards or a modification of zoning code requirements or architectural design requiremems that exceed the minimum building standards. This would include a reduction, in setback, lot size Z:1Om RdADPA12013113-03 Holabla akmeN UPOCC 10.1.1AftffRgoltJm October 1. 2013 - Pine 3 Housing Element Update requirements and ratio of vehicular parking spaces. Those reactions must result in identifiable, financially sufficient, and actual cost reductions; • Approval of mined use mining in conjunction with the housing project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and If the commercial, office, industrial, or other land uses are compatible with the housing project and development in the melt where the proposed housingproject will be located; or • Other regulatory incentives or concessions or General plan policy concessions Proposed by the developer or the city that result in identifiable sufficient and actual cost reductions, The proposed ordination; will continue to require an applicant seekinga density bonus to file a conditional use permit application with the Pluming Department The information provided would need to clearly indicate the type and number of the targeted units under which the proposed housing development qualifies for a density bonus and any additional eotleassiordincentiw sought. The applicant will be required to identify the proposed location of the targeted unh(s) on the site plan. The proposed ordinance specifies that all requested incentives and concessions be (mown at the time of project submittal in order to streamline the review of the projects description, which is essential for envhonmentnl review, COMMISSION DISCUSSION AND RECOMMENDATION: The Planning Commission reviewed the Housing Element Update and Code Amendment on August 27, 2013. The Commission discussed Housing Element policies required by State law and the proposed code amendment. The Commission discussed the advantages of having a certified Housing Element, which includes updating the Housing Element every eight years 'instead of four years. The Commission was also supportive of continuutg to require a conditional use permit from a developer when a density bonus is being son req The Commissioners expressed support fin goals and policies of the proposed Housing Element and voted 5-0 to recommend approval of tho 2014-2021 Housing Element Update, General plan Amendment No. 13-03 and Code Amendment No. 13.06 related to density bonus standards to the City Council. FISCAL IMPACT: It isnot anticipated that the proposed General plan amendment and Code Amendment will have any significant fiscal impact Prepared by: Fabiola Wong Re roe Approved by. Jeff Anderson ne Senior PlaPlanning Director Attachments: Attachment 1— Oaaeral plan Ardaudmaal Ressluiloa Attachment 2 — Code Amendment ordinance Attachment 3 — Addendum 1 to the 2008-2014 Housing Element Iviitigated Negative Declaration Attachment 4 —Planning Commission Minutes 8/27/13 Attachment 5 —Planing Commission Staff Report 8/27/13 Attachment 6 —Planning Commission Resolution No. 13-5532 (General Plan Amendment) Attachment 7 —Planning Commission Resolution No.13-5533 (Code Amendment) Attachment 8 —Letter from HCD, 6128/13 Z1Caee rAgtGpA2013113-03 ititeb6 Ekmenl uixiiolCCI0.1.13t91er pn,dee ATTACHMENT 19 13/0G7 CHRISTOPHER JEAN & ASSOCIATES, INC. ACOUSTICAL CONSULTING SERVICES May 15, 2013 Prepared by: Christopher Jean, ACOUSTICAL. TRACT ANALYSIS' 72152 CFTY OF WEST COVINA Prepared for: MR. CRAIG COOK W.C. ' HOMES, LLC 1773 W. San Bernardino Rd.,,#B42. West Covina, California 91790 P. 0. BOX 2325 - FULLFRTON, CALIFORNIA -.9283.7 PHONE714-805-01 15 1_ /1it„ CHRISTOPHER JEAN & ASSOCIATES, INC. ACOI�STIC.AI. CONSI'LTINC. SFAVICES SUNIMARY This analysis has been completed to determine the exterior and interior noise exposure and the necessary- mitigation measures for the proposed TRACT 72152 project located on San Bernardino Road in the City of West Covina. A list of requirements and recommendations is given in the follow'ine summary. Details are discussed in the bodv of the report. A EXTERIOR NQ(SE_CONTROL Sound walls at least six feet (6-) high must be constructed around the perimeters of all first floor private exterior spaces with any view of San Bernardino Road front Units I through 11, .A corttinuaus sound .wall at least eight feet (8) must be erected along the entire west property line opposite the adjacent trucking distribution center. A continuous sound wall at least eleven feet (1 I') high must be erected along the north property line opposite the railroad tracks. Rooftop mounted sound walls at least three feet (?') higher than the top of the rooftop exhaust ducts are needed around the three exhaust ducts near the south wail of the industrial building directl} opposite Units 81 and 96. This measure will need to be ne;'otiated with the building owner. B. NOISC CONTROL BARRIER CONSTRUCTION_1%1:�TER1.A1.S The required noise control barriers may be constructed using any of the following materials. (1) Masonry block (2) Stucco on Woad frame (3) ;i4l­ plywood (4) 1 /4" tempered glass or 1/2" Lexa❑ P. O. BOX 2325 • FULLERTON, CALIFORNIA • 92837 PHONE, 71 1-805-01 IS - (�) Earthen berm 0) Any combination of the above materials or any material with a surface weight of at least 3.5 pounds per square loot. Each completed noise control barrier must present a solid face from top -to -bottom and end -to -end. Cutouts are not permitted except for drain holes. C INTERIOR NOISE. CONTROL The buildings shalt be constricted. as a minimum, in accordance with the outline of Table 6 found in the body of the report. This will be adequate for all units with the following exceptions: t I 1 Add STC 28 glazing to all rooms with any view of San Bernardino Road from Units I through I I (2) Add STC 30 glazing to all roosts with any vier% of the truck distribution facility to the west andfor the railroad from Units 129 throw,h 135. 13) Add STC: 30 glazing to all rooms with any view of the railroad from Units 79, 80, 90 through 1)3, 97, 98, 109, 110, 113, 114, 125 and 126. (4) Add STC 36 glazing; and upgraded exterior walls to all rooms with any view of the. railroad from Units 81. 94 through 96, 1 1 1. 1 12, 127 and 128. D. VENTILATION This analysis assumed that all windows and door are kept closed If the allowable interior noise levels are met by requiring that windows and doors be kept closed, then the design of the structure must also specify a ventilation or air conditioning system to provide a habitable interior environment The ventilation system must not compromise the dwelling or guest room noise reduction. t 3,'oO E UNIT -TO -UNIT NOISE CONTROL The proposed residential units are of three-stor) townhome contiaurations. This means that common floor�ceihng assemblies between units will not occur. Common wall assemblies must complti with Title 24 Sound Transmission Class (STC) requirements. Common wall assemble details were not provided For this analysis. Thus, it is highly recommended that one of the followin« widely used common wall assemblies_ all of which rate at least STC 50. be incorporated into the building plans! ( I j Two layers of U2" direct nailed drywall, 2" by b" plate. 2" by 4" staggered studs. 3 I (2" thick fiberglass insulation, two layers 112" direct nailed drvWall (Owens/Coming Fiberglas, OCF 4V-55-09, 1909, 16f, for Owens/Corning Fiberglas, STC 54) (2) Two layers of 5'S` direct nailed do -all, 2" by 6" plate, 2`' by 4" staggered studs, 3 1/2' thick fiberglass insulation, two lavers 5f8" direct nailed drywall (National Gypsum Company NGC 2376. 1970. 16f, STC 53) (3) 5'8" direct nailed drywall. 2" by 4" plate with 2" by 4" studs, 3 1/7" thick fiberglass insulation, I" clear air space at plate, 2" by 4" plate with T' bye 4'studs, 5i3" direct nailed drywall (Owens./Corning,Fiberglas OCF 448, 1967, l6f, STC 56) (4) Same as "3 but with two lavers of 3 1/2" thick fiberglass insulation (Riverbank Acoustical Labs 11 75-S1. 1975. 16f, for U, S. Department of Agriculture. STC 57) (5) Two layers 5/8" direct nailed drywall, 2` by 4' plate with')' by 4" studs, 3 1/2" thick fiberglass insulation, I ' clear air space- at plate. '_" by 4" plate with 2" by 4" studs, two layers S18" direct nailed dowall (;`rational Gypsum Company, AGC 3056, 1070. 16f. for Gypsum .Association, STC 58) (6) Same as 45 but with two lavers of 112" thick fiberglass insulation (Riverbank Acoustical Labs TL 75-82, 1975. 16f for U. S. Department of Agriculture. STC fi 1) :All wall assemblies between any common space and a living unit must be an STC 50 minimum rated assembiv :all plumbing. mechanical and electrical installations shall be installed per the instructions and details contained in Appendix S. Add all appropriate details to the project plans. F. PRn1,F_..CµT 1�ISCmI OSRF The acoustical code requirements represent minimal acceptable standards Compliance with the Building Department acoustical criteria does not guarantee or even implY that local sound sources will be mitigated to inaudibility_ Compliance with an exterior noise limit of 65 dQA CNEL means that exterior noise will remain clearly audible within the mitigated exterior space. 4 Compliance with an interior noise limit of -ti dBA CiNEL means that exterior noise sources will remain audible on the interior of a building. Due to quality control and other field related problems, the code minimum laboratory ratings of STC 50 for common wall assemblies dices not guarantee that all common wall assemblies will pass a field test. In fact, there is a 50 percent chance that half of all common wall assemblies rated at the STC minimum could fail field tests. An STC 50 rated wall assembly will produce around 45 dBA of voice reduction in the field. This means that normal conversation in adjoining units ;will be audible a certain percentage ofthe time. Do not misrepresent the degree of exterior to interior or unit -to -unit acoustical isolation as anything more than meeting code during any phase of this project. Never, ever. use any form of the term "Soundproof' to describe any portion of this project. t3,2o ! CHRISTOPHER JEAN & ASSOCIATES, INC. ACt)CS'CIC'AL Ct)NSI'I.TING SE.RVICL;S 1 0 1NTR011UCT10\' This report presents the results of a noise impact and desiLn study of the proposed Tract 72152 project located on San Bernardino Road in the City of West Covina, This report includes a discussion of the expected exterior comnuuti V noise environment and the recommendations for control of noise in the exterior and interior livim, spaces. A vicinity map showint- the general location of the project site is presented in Exhibit 1 — Site Location Map. An aerial photograph of' the existing project site and its surroundings is shown on Exhibit 2. The project Site plan is shown on Exhibit 3. The project consists of niulti- family h4USinL. 2.0 APPLICABLE NOISE CRITERIA The CitY of West Covina requires all residential projects to conform to the requirements of Table I. TABLE I APPLICABLE \VISE CRITERIA (l ) Exterior 65 dBA CNEL Interior 45 dBA CNFL Unit -to -Unit STC SO/I IC S0 (1) Please see Noise Rating Methods (Appendix t) for an explanation of the commonly applicable acoustical terminology, P. O. BOX 2325 • FUL.LERTON, CALIFORNIA • 93837 PHONE: 714-805-01I5 +j 1 3/OG7 3.0 ENIS'I'ING NOISE LEVELS 3.1 ROADWAYS Measurements were performed on the site. The measurements were conducted using a Larson -Davis Model 700 Integrating Sound Level Meter. The average noise level reported from the measurement taken at a point 7.5 Feet from the centerline of San Bernardino Road was 67 dBA L,eq. A ten minute tragic count was taken during the measurement period. The results of that count are listed in Table ?. TABLE 2 OBSERVED TRAFFIC COUNTS SAN BERNARDINO ROAD AUTOS MEDIUM TRUCKS HEAVY TRUCKS TOTAC.. TEN MINUTES 119 7 5 131 HOURLY EOUIVALENT 714 42 30 786 PERCENTAGE 90.8 5.3 3.8 100.0 The primary function of the measurements is to calibrate the Noise Model (FHWA RD-77-108) used to compute the CNEL data. The model relies on the acoustical metric of the average noise level (Leq). BY taking the traffic count during the measurement, calculating the Leq value for that traffic sample, and comparing it the measured Leq value, it is possible to calibrate the CNEL model For any factors that are present and not adequately identified in the prediction equations, The Leq value computer calculation printout is contained in .Appendix Z. The calculated and measured Leq values are compared in Table 3. T.aBLE 3 COMPARISON OF CALCULATED AND MEASURED AVERAGE NOISE LEVELS Calculated 67 Measured 67 DIFFERENCE 0 The calculated and measured values match. Thus, no corrections need be applied to the desi,n noise level (CNEL.) calculations. 3.2 RAILROAD A line of the Metrolink and Union Pacific railroads parallels the north property line of the project at a distance of about 15 feet- A-1-hour measurement of this line was performed to determine its impact on the project site. The measurement printout is contained in Appendix ;. The measurement data reports a total noise level of 73) dBA CNE.L.. However, this includes the various industrial sources around the site- To arrive at the railroad only noise level, it is necessary to solve the following equation. C\EL SEL + 10 Log W - 49.4 Where W = Nu I N, - t0 Ns Ni, = Number of trains from 7:00 AM to T.40 PM N,.: _ Numberof trains from 7:00 PM to 10 00 PM V. Number of trains from 10:00 Pnt to T40 AM SF.L. = dI3-A�tyy = 1 Q L.og'f T Average Effective Duration 'value. in Seconds The measurement data results in an average rail event noise level of 97.5 SEL, from a total of 36 rail events. The measurement data indicates that 25 rail events occurred during the day. five in the evening and six during the night. Substituting these values into the equation results in a railroad only noise level of 6-8 dBA CNEL at a distance of 15 feet. .i.; AIRCRAFT There are no concentrated aircraft operations in the vicinity of the project site. Aircraft noise does not impact the site. 8 t !ii<,7 3,4 INDUSTRIAL NOISE SOURCES It was observed during the site visit that various industrial land uses surround the project site. .A imckin_ distribution facility exists immediately west of the site Various industrial uses with heavy trucking operations occur just north of the rail line on the north side of the site. Subtracting the calculated railroad noise level from the total measured level of 73 dBA CNEL vields an industrial use noise level of 71 dBA CNEL. It was noted during the latest site visit that a number of exhausts vents in the roof of the industrial building directly north of the project were in use and emitting high noise levels. A short -tens measurement reported a level of 71 dBA Leq for these vents just a few feet inside the north property line of the project site. It is not known how often these exhaust vents are in use as these vents ware not observed to be making noise during the previous site visits. Assuming that these vents operate only during an eight hour daytime shift, the total noise level would be 65 dBA CNEL. However, if these vents were in use during any single 24-hour period. the resulting noise level would be 78 dBA CNEL. 4,0 DF..SIGN'_N,01I E L,E=VELS 41 R101ADWAY The expected future roadway noise impact was projected using the Federal Highway Administration's Highway Noise Prediction Model (FHtk',A RD-77-108} together with several roadway and site parameters that determine the projected impact of vehicular traffic noise. These include the roadway cross-section (e.g. number of lanes), the roadway active width, the average daily traffic (ADI ), the vehicle travel speed, the percentage of auto and truck traffic.. the roadway grade, the angle of view. the site conditions ('hard" or "soft' site), and the percentage of average daily traffic that flows each hour throughout a 24 hour period. The forecast traffic volume was obtained by first assuming that the Table 2 hourly volume is six percent of the existing, daily volume. This produces an existing volume of 13,100 ADT Next, a twenty year traffic projection, at a growth rate of two percent per year is applied to the estimated existing traffic volume, this produces a future volume of I M00 ADT. The percentage of truck traffic was taken from a 1987 Study of Thirty-one Arterial Intersections by the County of Orange. The same source was used to project the distribution by time of day. The input data is listed in Table 4 on the following page. 1) TABLE 4 TRAFFIC INPUT D.A1-A % DAY q EVENING %—NIGF1T % VOLUME Autos 75.51 12.57 9.34 100.0 MediumTrucks 1.Sti 0,09 0.19 100.0 Fleavl Trucks 0.64 0.w 0.08 100.0 Volume 19,500 AD-i' on San Bernardino Road Speed - 40 N1PH The calculations are contained in Appendix 4. The calculations field a design noise level of 70 dBA CNEL at 50 feet from the centerline of San Bernardino Road, 4.2 R-AIL RQ 1D Recent railroad traffic growth trends have shown as much as a doubiina in traffic over the last ten years. A worst -case scenario would be a doubling of traffic on tite rail line adjacent to the project site. This would raise the railroad noise level to 71 dBA CNEL, 4.3 AIRCRAFT Aircraft noise is not expected to increase. Thus, aircraft noise will not impact the project site. 4.4 INDUSTRIAL NOISE SOURCES The industrial uses and operations will be assumed to remain at the measured noise level of 71 dBA C:NF. L. The rooftop exhaust ducts directly across from the north property line of the project site will be assumed to operate 24 hours per day resulting in a level of 78 dBA CNEL. HoGvevec. clue to the high elevation of the source, these exhaust ducts must be examined separately from the remainder of the industrial noise sources. M 5.0 MITIGATION %MEASURES 5.1 EXTERIOR "The mitigation of exterior noise +would require sound barriers along San Bernardino Road, as well as along the north and west property lines. For purposes of analysis. the barriers are only intended to reduce exterior noise levels to 65 dBA CNEL at the first floor level. The assumptions for the barrier height calculations are listed in Table (i TABLE 6 BARRIER ANALYSIS GENERALASSC`LIPTIONS FOR RECEIVER AND SOURCE GEOMETRY —_RECEIVER_.__ ASSUM,PTIONS_.__....._. HORIZONTAL GEOMETRY Distance behind top -of roadways barrier: 5' to 10' Distance behind individual patio and balconv-barriers� C to 3' VERTICAL GEOMETRY Height above pad for ground level receivers: 5' Height above pad for second level receivers: 14' SOURCE AS_SUMPT10NS_ HORIZONTAL GEOMETRY* __._ For roadways with wades no greater than'_%. all vehicles were located at the single lane equivalent acoustic center of the full roadway. For road%kays with over 2%grade, vehicle count was divided in half and located at the single lane equivalent acoustic center for each side of the roadway. " == Single Lane Equivalent (SLE) location _.__. VERTICAL GEOMETRti____.__..._: Automobiles. ()'above center of road grade Medium Trucks: 2.3 " above center of road grade Heavy Tracks: 3' above center of road ��rade Similar assumptions are made for the railroad and industrial noise barriers. although the industrial sources are calculated as fixed sources. The rooftop exhaust vents cannot be mitigated by barriers on the project site. Thus, installing rooftop sound barriers i3;a(,7 around the exhaust vents will need to be discussed with the owners of the industrial use. The barrier calculations are contained in Appendix 5, These calculations show that barrier at least six feet W) high must enclose any first floor private exterior space with a view of San Bernardnw Road from Units 1 through 11, A continuous sound wall at least eight feet (W) high must be erected along the west property line opposite the trucking distribution use. A continuous sound wall at least eleven feet (I I') high must be erected along the north property line adjacent to the rail line. Sound barriers at least three feet ( V) taller than the top of the rooftop exhaust ducts on the industrial use directly north of the project site need to be erected on the south, west and east sides of these three ducts (see Exhibit 4)- The required, noise control barriers may be constructed using any of the following materials: (1) Masonry block (Z) Stucco on wood frame i3) 314- plywood (4) U4" tempered glass or Ill" Lexan (�) Earllienberm !�) An) combination of tite above materials or any material with a surface weight of at least 3.5 pounds per square foot. Each completed noise control barrier must present a solid face from top -to - bottom, Cutouts andror openings are not permitted except for drain holes. s INTERIOR The City's exposure criteria for new residential construction requires that the interior noise environment, attributable to outside noise sources, be limited to 45 dBA CNEL. Analysis and recommendations for control of outdoor -to -indoor noise intrusion are presented in this section, The exterior -to -interior noise reduction expected for the planned construction was based on a detailed analysis of sample rooms and units planned for the development, Calculations of the expected typical noise reduction performance were performed for sample rooms, The analysis was based on the typical spectra expected for the primary sources of communing noise impact, the typical octave -band transmission loss for each I2 element in the planned building shell, the relative square footage of each element of the planned building shell, the expected typical interior surface treatment, and the acoustical absorption coefficient for each inferior surface treatment. Corrections for the "A" Weighted room absorption factors are also included. Each component of the building shell (e.g. exterior wall, windows, doors, etc.) provides a different amount of transmission loss for each "A" Weighted octave- band of community noise. With the knowledge of the building shell components and their individual octave band transmission loss values for the noise sources. calculations of the composite building shell transmission loss can be made for each room. The characteristics of the basic building shell are listed in Table 6. TABLE 6 BASIC BUILDING SI{ELL CHARACTERISTICS PANEL CONSTRUCTION Exterior Wall Siding or stucco. '_" N 4" studs. R-13 fiberglass insulation. Ir drywall Windows Double pane Sliding Glass Door Double pane Roof Shinuleo%er 1/_" plywood, fiber -lass insulation. 5/8" drywall vented Floor Carpeted except kitchen and baths Table 6 construction minimums will provide around 20 dBAof interior noise reduction. This should be adequate for all units exposed to exterior noise levels as high as 65 dBA CNEL. However, units facing San Bernardino Road will be exposed to exterior noise levels as hip=h as 70 dBA CNEL. This will require interior noise reduction levels as high as 25 dBA Linits facin_, the trucking operation to the west will be exposed to exterior noise levels as high as 71 dBA CNEL. This will recluire interior noise reduction levels as high as 26 dBA. Units tacing the rail line will be exposed to exterior noise levels as high as 74 dBA CNEL. This will require interior noise reduction levels as high as 29 dBA. Since Table 6 construction will yield only around 20 dB.A, sample room calculations were carried out to determine whether additional mitigation is needed. N 1 a?- i67 The calculations are contained in Appendix 6, and the results are given in Table 7. TABLE_ 7 ROO\_1 NO1SE REDL!CT1ON VALUES, NOISE REDUCTION VS. GLAZING STC ROgl1___--- 22 24 26 28 '0 _,Y 34 6 S 40 Master Bedroom 29 22 23 'S -16 27 28 29 29 30 Bedroom 2 20 21 21 25 16 27 28 28 29 29 'I he results of Table 7 show that window sound ratings as high as STC: 40 will be necessary for units facing the freeway, Such window units are rather expensive and usually consist of a dual pane window inside a dual pane window. Opening such a window requires first opening the inside window- then opening the outside window. These types of window assembly- are also difficult to clean. It would be cheaper to upgrade the exterior walls of these units by mounting the interior drywall oft resilient channels as doing so will also reduce the necessary window STC. ratings. .additional calculations found in Appendix 7 were performed assuming the upgraded exterior- walls. The calculation results are given in Table S. TABLE 8 ROOM NC)tSE REDUCTION VALUES tivtT_H__ ALi_I+,P-Q ADES RED[,C_TION VS. STC ROOM 34 :6 38 40 Master Bedroom 29 30 31 31 Bedroom 2 29 30 31 31 The results of Table 8 show that window sound ratings can be reduced to STC 36 when the exterior walls are upgraded using resilient channels. The interior noise reduction calculations show that Table 6 construction minimums will provide adequate interior noise reduction for all units with the following exceptions. (1) Add STC 23 glazing to all rooms with any view of San Bernardino Road from Emits I throUL11 I I. (2) .Add S'l C 30 dazing to all rooms with anv view of the trick distribution facility to the west and/or the railroad from Units 129 through 135. 14 n;- (3) Add STC 30 glazing to all rooms with any view of the railroad from Units 79, 80, 90 through 93, 97, 98. 109. 110. 113, 114, 125 and 126. (4) Add STC 36 glazing and upgraded exterior walls to all rooms with any view' of the railroad from Units 81. 94 through 96. 1 1 1, 112, 127 and 128. 5.3 VENTILATION If interior allowable noise levels are met by requiring that windows be unopenable or remain closed, the design of the structure must also speciR. a ventilation or air conditioning system to provide a habitable interior environment. The ventilation system must not compromise the dwelling unit or guest room noise reduction. 5.4 L NIT -TO -UNIT NOISE CONTROL The proposed residential units are of three-story townhome configuratitms. This means that common floor/ceiligg assemblies between units will not occur. Common wail assemblies must comply with Title 24 Sound Transmission Class (STC) requirements. Common wall assembly details were not provided for this analysis, Thus, it is highly recommended that one of the foilowinu widely used common wall assemblies, all of which rate at least STC 50, be incorporated into the building plans. ( I 1 Two layers 1/2" direct nailed drwall. 2" by 6" plate, 2" by 4"' staggered studs, fiberglass insulation, two layers U2" direct nailed drywall (Owens'; Corning Fiberglas. OCF W-55-69. 1969, 16f, OwensiCornin , Fiberglas, STC 54) (2) Two layers 5;8" direct nailed drywall, 2" by 6" plate, ^_" by 4" staggered studs, R- I I insulation, two layers 5 8" direct nailed drywall (National Gypsum Co. NGC 2376, 1970, '16f, STC 53'1 1'a) 5/8" direct nailed drywall, '2" by 4" plate with 2" by 4" studs, R-I I insulation; I" airspace at plate, 2" by 4" plate with 2" by 4" studs, 5f8" direct nailed drywall (Owens/Corning Fiberglas OCF 449, 1967. lot, STC 56) (4) Same as n3 with two layer of R-I I insulation (Riverbank Acoustical Labs TL75- 83, 1975, 1,6f, U,S. Department of Agriculture. STC 57) (5) Two lavers 5?8" drywall direct nailed. 2" by 4" plate with 2" x 4" studs. 1" air space, 2" by 4" plate with 2" by 4" studs. R-1 I insulation, two layers 5B" dnnvall (National Gypsum Co, NGC 3056. 1970, 16f Gypsum Association. STC 58) (6) Same as 5 with two lavers of R-1 I insulation (Riverbank Acoustical I..abs TI, 75- 82. 1975, 16f, U,S. Department of Agriculture, STC 63) 15 All wall assemblies between any common space and a living unit must be an STC 50 minimum rated assembly. MI Plumbing and electrical installations shall be installed per the instructions contained in Appendix S. Put all details onto Plans. 5.5 PROJECT DISCLOSURE The acoustical code requirements are minimal acceptable standards. Compliance with Building Department acoustical criteria does not guarantee or even imply that local sound sources will be mitigated to inaudibility. Compliance with an exterior noise limit of 65 dBA CNEL means that exterior noise will remain Clearly audible within the mitigated exterior space. Compliance with an interior noise limit of 45 dBA CNEL. means that exterior. noi se sources will remain audible on the interior of a structure. Due to quality control and other field related problems, the code minimum laboratory ratin of STC 50 for common wall assemblies does not guarantee that all common wall assemblies will pass a field test. In fact, there is a 50% chance that half of all laboraton rated STC 50 common wall assemblies could fail field tests. An STC SU rated assembly will produce around 45 dBA of voice reduction in the field. This means that normal conversation in adjoining units will be audible a certain percentage of the time. Do not misrepresent the degree of exterior to interior or unit to unit acoustical isolation as anything more than meeting code during; any phase of this project. Never, ever, use any form of the term "Soundproof' to describe any portion of this project. It, 4 EXHIBIT 2 AERIAL PHOTO TENTATIVE TRACT NO. 72152 ' i A PHASED PLANNED RE9pL'NTtAL DEVELOPMENT �.. M THE GTY DF OOVA, CCNMiY OP L03 AN(3ELESi. STATE STATE PlOF I:ALP JRNA � yf •i LOCA T/ON/ MAP - n 1 y f t ;6 1' ' ar r 3 . � r • i I im I• t FK���J �tI}}r t t f1l. t'F - _ i i tl r rclf �_. �--• = . 1^ T^..-g `'�_ T eaME I �5� x - �� �' � tl�r I a..1 i3t � �� � �' ��� � � I i: ( '::I Nt ..a+tr.V .m•cu ercFaw ...... .•_• � � ' nwo .. 'CITY OF WES wn orvauro�A, r �D �cnou 1 I .: •� _ III" _ T6IITATIVa iRAC C • n. M. .., ... .. ._ ._t .,.e ..a,Yw ..nr..• rv....r. _ .... .. e - � I Z w e. CHRISTOPHER JEAN & ASSOCIATES, INC. 4k(:Ol'ti"1"1('a1. CC.)NSVLTING s1::1(vIGES APPENDIX I NOISE RATING %METHODOLOGY P. 0 BOX 2325 • FULLERTON. CALIFORNIA 9=437 PHONE- 714-805-0115 CHRISTOPHER JEAN & ASSOCIATES, INC. ACO1 S"I'ICA1. CQNSI'LTING SERV1C6.S NOISE RATING NIETHODOLOGY The A -weighted decibel (dBA) or "A" scale on a sound level meter is typically used for environmental noise measurements because the weighting characteristics of the "A" scale approximate the subjective response of the human ear to a broad frequency band noise source by discriminating against the'very low and very high frequencies of the audible sound spectrum. Since communit noise is seldom constant, varying from moment to moment and throughout the day. the ".A" weighted noise level needs to be further described to provide meaningful data. The Environmental Protection Agency. the Federal Department of Transportation, several foreign countries and many private consultants are now• using three time - exceeded percentile fhwresto describe noise, which are: (1) Lw,. is the noise level that is exceeded 90 percent of any sample measurement period (such as 24 hours) and is often used to describe the back.,round or ambient noise level. (2) L;,, is the noise level that is exceeded 50 percent of any sample measurement period. It is generally considered to represent the median noise level. (+) L,,, is the noise level that is exceeded 10 percent of any sample measurement period. It is a good descriptor of fluctuating noise sources such as vehicular traffic. It indicates the near -maximum noise levels that occur for groups of single noise events. Being, related to the subjective annoyance to community noise, the L,.. is a good design tool in the planning, of acoustical barriers. More recent noise assessment methods are based on the ei)uivalent energy concept where Leq(x) represents the average energy content of a fluctuating noise source over a sample measurement period. The subscript (x) represents the period over which the energy is computed and%Or measured. Current practice references the time quantity io either one ('1) hour. eight (8) hours. or twenty-four (24) hours. When referenced to one ( I ) hour, Leq is also called the HNL (Hourly Noise Level). P. O. BOX 2325 • FULLERTON. CALAFORNIA • 92837 PHONE: 714-805-0115 Since Leq is the summation of the tunctional products of noise level and duration, many different combinations of noise levels, duration times and tirne histories can produce similar Leq values. 'I'hus a value ofLeq(24) equals 50 means only that the average noise level is 50 dB. During that 24-hour period. there can be times when the noise level is higher than 50 dB and times when it is tower than >0 dB. If the period of the measurement is only a single event, the energy content is not averaged. The energy expression for a single event is simply the sum of the functional product of the noise level and duration time of the event, This terns is called the Le or SENEL (Single Event Noise Exposure Level). The summation of Le values averaged over one hour is Leq(1), over eight hours is Leq(8), over 24 hours is Leq(24), etc. Leq is further refined into Ldn (Level Day -Night) and CNEL (Community Noise Equivalent Level), where noise that occurs during certain hours of the day are weighted (or penalized) in an attempt to compensate for the general perception that such noise is more annoying during these time periods (typically evening and nighttime hours). (I) Ldn is the sound level in dBA that corresponds to the average energy content of the noise being measured over a 24-11our period but includes a ten (10) dBA weighting penalty for noise that occurs during the nighttime hours between 10:00 PM and 7:00 AIM. The Ldn is a noise rating method recommended by the Environmental Protection Agency because it takes into account those subjectively more annoying noise events that occur during normal sleeping hours. (2) CNEL is the sound level in dBA that corresponds to the average energy content of the noise being measured over a 24-11our period but includes a five (5) dBA penalty for noise that occurs during the evening hours between 7:00 PM and 10:00 P.9, and a ten (10) dBA penalty for noise that occurs during the nighttime hours between 10:00 Piet and 7:00 Ali. For typical highway vehicular traffic situations, computer analysis has shown that the Ldn and CNEL values correlate within 0,5 dBA. The percentile figures Lit,, L,;, and Lx) can be directly scaled from a graphical recording of the measured noise sample over a particular time period, These figures can also be measured directly using modern automatic noise measuring equipment. Measurement of the parameters Le, Leq, Ldn and CNEL requires even more sophisticated and correspondingly expensive noise measuring equipment, As a result, engineers have devised trays of estimating Leq (and hence, Ldn) using standard instrumentation and methods. CHRISTOPHER JEAN & ASSOCIATES, INC. ACC>I:S"IICAI. CUNSUI."1'ING SL:RVICES A P P F V D_I N..,.-21 ,_ EXISTING TRAFFIC NOISE CALCULATIONS P. 0. BOX 2325 • FU1.L.ERTON. CALIFORNIA • 978+7 PHONE: 714-SO;-011; rOURLY NOISE LEVEL PROJECT TRACT 72152 STREET NAME SAN BERNARDINO ROAD SITE TYPE SOFT INPUT DATA AUTO N:ETK HVTK SPEED: 40 40 40 $ VOLUME: 90.8 VOLTMiE = 789 nV'i IRK GRADIENT = 0 DEA NOISE LEVEL AUTO 64.8 MED.TRK. 62.9 HVY.TRK. 66.6 TOTAL 69.8 NOISE LEVEL AT 75 FT AUTO MEDIUM TRK HEAVY IRK TOTAL -------------- --------- ----- 52.1 50.2 63.9 67.1 -------------------------- LEQ AT SPECIFIED DISTANCES -------------------------- DISTANCE LEQ 50 69.6 75 67. 100 ._.- 125 ».8 150 c2.6 175 51. 6 20C 60.7 250 59.3 300 58.1 350 57.1 400 56.2 450 55.5 500 54.8 550 54.2 600 53.E 650 53.1 700 52.6 750 52.1 800 51.7 1000 50.3 CHRISTOPHER JEAN & ASSOCIATES, INC. AC(7L'S'1'I(;AL CUN'S(:l.TIN(; SERVICk;S APPENDIX RAILROAD MEASUREMENT PRINTOUTS P. O. BOX 2125 • FULLERTON, CALIFORNIA - 92837 PHONE: 714-805-0115 DATA __PORT LARSON-DAVIS LASS -- MODEL 700 03%7.4J05 C9:21:14 SN 700B0677 PASS 1 Dose 1.6 Froj 0.6 SEL 117.3 L`3L 67.6 Time 0324:40:10 i min. 55.5 Wax 111.0 Lok 122.0 OVLD 00 RMS Ex 0000 PA 6x 0000 R/S Memory 1066 . 0 L'02 66.5 ' L06 67.0 L25 56.0 Wo 64. Detc FAST Wa'nt A =k U.,iwgt =0 crit 90.0 Thld 32.0 xch 3 LDL =0 RMS Thld Fk Thld hyst Kull date _top data Run time _ Stop time 1 Run time 2 Stop tine 2 Excd =0 Inty =1 Time 00:03 Auto- Stop -0 Ln =U liS.0 I-0.0 0 00 00 OOj00 99:00 99:00 99:00 99:00 SETUP DATA TR7T', LA_ SON-DAVIG LABS MOD' 03114105 002(.'8 ''! pi*_',iF, 2 C2':i -VL SE-L Lmax Lp.{ Lmin Dale Time Dur. _- Y:{ Td i 5 8E.0 68.5 80.0 58.5 10 MAR :':OO:G1. U:05 h:m 0 0 0 2 c3.5 8E .0 69.0 F23.0 60.5 10 MAR 10: 05. 01 0•:0--- h 0 0 0 62.5 67.5 7'J.5 82.0 60,0 10 V;NR ll :lO:'Ji C, OE .I D 0 0 4 63.': or. .0 78._ 87.. 61.0 10 h'*__R I-,!15:01 0: C'S h:m D C 0 S 63.0 88.0 70.5 84.5 61.0 10 MLP.. 1C:20:01 G:UE h:m: D 0 0 6 65.0 89.5 75.0 81.0, 62.0 10 ?AR Ii :25:01 C:05 h:m 0 0 0 7 65.0 9G.0 72.5 85.5 62,5 10 MAR i0:30:01 ^':05 h:m. D 0 0 c 4" S 89.0 68.5 82.E 63.0 10 V_?P. _C:35:01 G:05 h:m D 0 0 9 54-5 B9.5 72.5 83.5 62.0 1G ?_AR 10:40:01 .::05 h:r,: D 0 0 :.0 6'':.5 89.5 75.0 64 0 61.0 10 MAR 1G:45: C.1 0:05 h:m 0 0 0 E5.5 90.5 75.0. 03.0 62.5 10 10:50:01 .:05 h:r. 0 D G i2 67.0 92.0 81.0 91.0 62.S 10 YLAR 1C':55:U1 D:05 h:m: J G 0 66.5 91.5 75.5 90.0 64.0 iO ?IAR 11:00:01 0:05 h:r. 2 0 0 14 66.5 91._ 70.5 81.5 63.0 10 ?L)R 11:05:01 0:05 h:r. 3 0 0 _ 65.S 90.5 68.5 82.5 62.0 10 MAP. i1:_G:Ol 0:05 h:m C 0 0 _6 E5.5 90.5 72.5 84.0 62.0 10 MAR 11:15:01 0:05 h:r. 0 0 _, E6.0 91.0 79.0 92.0 63.0 10 MAR 11:20:01 0,05 h:r 0 0 _E E6.5 91.5 82.0 9D.0 63.0 10 KkR 11:25:01 0:05 h:r 0 0 0 :.9 67.0 92.0 74.0 83.5 63.0 10 IMAR 11:30:01 0:05 h:r. 0 0 0 20 E7.0 92 A 70.0 62.0 64.0 10 :N..R 1_:35:01 0:05 h:r: D 0 0 21 71.0 96.0 91.5 105.0 65.0 10 ?tkR 11:40:01 0:05 h:r _ 0 0 22 E4.5 89.0 70.5 81.0 59.5 10 MAR 1iAE :01 C.:05 h:m 0 0 23 63.0 68.0 67.5 79.5 59,5 10 iW, 11 50:01 0:05 h:m C 0 0 24 E2.5 67.5 73.0 34.0 59.5 10 YEAR 11:55:01 0:DS h:m G 0 25 6'-.0 86.0 67.5 79.5 58.0 10 ;•:yR 12:00:01 0:05 h:m 0 D 0 26 62 . 0 8 7 . 0 74 . 5 87. i0 5^.. O 10 AAP 12 : 05:01 0 : O5 ri: r. D 0 0 27 E0.0 E4.5 79.5 91.0 55.5 10 h'AR 12:10:01 0:05 h:m J 0 0 2B 63.0 87.5 73,5 67.5 58.0 10 ;KAR. 12:15:01 O:OE h:m D 0 0 29 4.0 BE 61A 97.0 61.5 10 MAR :2:20:01 0:OS h:m D 0 0 30 64.0 89.0 70.5 '?9.5 62.0 1U SAP. 12:25:01 C':OS h:m J 0 (! 3i 65.5 90.5 '10.5 86.0 64.0 10 NEAP. 1_.30:01 C':OS h:m D 0 0 32 �3.0 92.5 67.0 98,5 62.0 10 'AR 12:3S:01 ;:OS h:n; 0 0 C: 33 E3.0 88.0 66.E 78.5 6^'.5 10 MAR 12:40:01 U:05 h:m D 0 0 34 63.5 88.5 70.5 84.0 62.0 10 MAR 12:45:01 0:O5 h:m D 0 0 35 E4.0 88.5 69.5 81.5 62.0 10 u?:R 12:50:01 0:05 h:m 0 0 0 36 E3.5 66.5 67.5 79.0 61.5 10 ?AR 12:55:01 C, 0: h:m 0 0 0 37 63.5 68.0 71,5 67.5 61.0 10 %.ALR 13:0D:01 0:05 h:m 0 0 0 38 2.0 86.5. 55.5 82.5 59.0 10 KAR 13:G5:01 :DS h:m o 0 G 39 64.0 89.0 68.0 83.5 G _.0 10 Mr1? 13:10:01 =:05 h:m D 0 G 40 E4.5 89.0 69.5 82.5 62.5 1D ?LIAR i3 i5:0i ::05 h:m 0 0 0 41 65.0 90.0 72.0 65.0 63.5 10 HAR 13:20:01 0:05 h:m 0 0 0 42 69.5 89.5 '13.0 69.0 62.0 10 BAR 13:25:01 (.':OS h:tP 0 0 0 43 .,1.0 89.0 7?.5 34.0 62.5 10 iwR 12:30:01. 0:05 h:m 0 0 0 44 69.0 93.5- 89.0 100.0 61.5 10 MAR 13:35:01 .:05 h:m 0 0 0 45 GE .S 93.'7 91.5 102.5 60.5 10 YAR _--- :40:01 C':OS h:m 0 0 C' 46 63.5 88.D, 68.5 '%9.0 61.0 10 Mir R la;45:01 C:OE h:m 0 0 0 47 65.5 9'J . 0 71. 5 82 . 0 62 .0 10 :11A.>= 13 : 50: 01 0:05 ..: m 0 0 0 46 63.5 88.5 6=.0 51.0 61.0 1..) NIAR 1'_:55:01 0:05 h:m 0 0 a 49 64.0 88.5 68.5 81.5 62.0 10 .'.AR 14:00:01 G:OS h m 0 0 0 CO 94.0 89.:') 79.5 91,0 61.0 1.0 '.,VaR 1=--:OS:O1 0:U5 h:m D 0 C 5: 62.5 58.= 68.0 61.0 61.0 10 MAR 14:'_0:01 0:05 h:m 0 0 0 52 63.5 68.5 66.5 82.5 1.O 10 t{.AR 14:15:01 : :05 h:m D 0 0 S3 64.5 69.D 66.5 76.5 62.0 10 VAR 14:20:01 0:05 h:m 0 0 0 54 6<1.0 88.5 68.5 80.5 62.0 .1.0 N„kR 14:25:01 0:05 h:m 0 0 0 55 64.5 89.0 73.5 83.5 51.5 10 MAR 1.4:30:01 C:05 h:m 0 D 0 56 69.5 94.5 90.0 10z.5 59.5 10 ML�,R 14:35:01 0:05 h m 0 G 0 57 71.0 96.0 93.5 109.0 59.0 10 MAR 14:40:01 0:C5 h:m. 0 0 0 59 64.0 88.5 70.0 81.5 62.0 10 MAP 14:'15:01 0:05 hare: 0 0 0 59 64.5 o9.0 60.5 78.5 6i.5 10 YLAR 14:50:0?. G:05 h:m 0 0 0 60 64.0 89.0 74.5 88.0 61.5 10 vAR 74:55:01 0:05 h:m 0 0 61 64.0 96.5 77.0 86.0 61.5 10 MS=R 15:00:01 0:05 h:m 0 0 0 62 64.0 E6.5 65.5 81.0 61.5 10 �!;�R 15:05:01 0:05 h:m 0 C 0 62 64.0 69.0 68.0 81.0 62.0 10 MAR 15:10:01 0:05 -i:m 0 C 0 64 63.5 E3.5 69.0 81.5 61.5 10 A-F. 1E:15:01 0:05 :.1 m 0 0 0 65 63.5 E8,5 _.0 82.5 61.5 10 ML`_R 15:20:01 0:05 r.:m 0 0 0 66 611 E9.0 69.0 83.5 63.0 10 -MAR 15:25:01 0:C5 h:m U 0 G 67 65.0 E9.5 66.0 78.5 63.5 10 -AR 15:30:01 0:05 ::m 0 0 C 63 69.5 94.0 91.5 102.0 63.0 10 MAR 15:35:01 0:05 h m 0 0 0 69 94.0 10E.5 1-11.0 122.0 63.0 10 Y'LR 15:40:01 0:05 :m 0 0 0 70 65.5 90.5 76.5 85.5 61.5 10 `AR. 1,5:45:01 0:05 .::m 0 0 0 11.11 v R,:.eDRT T ARSOM DH'J1S l.viiBS 70,5 01/14l05 09:22:39 SPA 7Ci:BCc7' FAGE 3 Cnt _AM SEL ..:max LD.± Lm:l., Dace lime Dur Ex =.F D-11, 1 65.0 90.0 0.0 85.0 63.5 10 IMR 15._•0:0"_ O:OS hcm 0 0 72 ^5.5 90.5 72.0 52.0 61.E 1D 1,1;�R :5:55,01 'D:DS h:m 0 _. 73 65.0 59.5 7E .0 89.0 61.5 10 1,13P 16:OO:C1 '2:05 h:m 0 0 _ 74 68.0 9'.0 0 l00,0 6;,0 10 ?1`.F j,E:[iS:C_ 0:05 n' 0 _ 75 ;5.0 ?,^.ti, P2.5 E9.5 63.5 10 iru�_F 16:10,C1 :05 h:m. 0 3 C 76 65.= 90.5 75.0 &4.0 6=,5 1D MAR i6:15;fi1 _',:OS 11:m. 0 0 C 7. 61S.0 .._i.5 ._.0 85.0 63.0 10 iru?R 26:20:01 :05 h:Cn 0 0 G 78 S.5 90.5 7E .0 28.5 65.0 10 !vLAR 16:25:01 ..:CS h::;: 0 0 C 7° =.6.0 9C.� 65.5 8i.0 63.5 10 T�1A,P 15'30:01 0:05 h: t11 0 .. 0 50 65.5 90.5 71.0 85.0 64 D 10 N;AAs? ."7:35:C'1 .:05 11:m D O 0 t1 69.5 9- .:5 c8.5 :.v0.5 6-,-5 10 h1AP, 15:4 7:01 005 h:m J 0 G 92 72.5 97.0 9_.0 lOL S 559.0 10 MAR 15:4501 0:05 h:m D C G C3 64 0 62.5 79.,. 9\ti.5 E0.5 10 1�L.F..: jr :51:01 :05 h:m D 0 CI 64 63.5 85.5 75.0 58." 60.5 10 MAR 0 :55:0.1 0:05 h:m 0 0 0 85 69.5 94.0 89.5 101.5 60.5 10 PiA:R 17:00:01 0:05 h:m 0 G C 86 65.0 90.0 69.5 87.5 63.0 10 NAR 17:05:01 0:05 h:m 0 0 0 E7 _4.5 89.E 75,5 8E.5 61.0 "1u inn, 17:10:01 0:05 h:m 0 G 0 59.5 94... 90.0 100.5 61.5 10 iip„ 17:i5:01 C:05 hr,T. 0 0 0 _.,, E.9 4 . , 59.0 69.5 --1.0 61.5 10 KAP, 1 7:2; :O1 0:05 h:m 0 0 0 9:7 c,5.0 89.5 71 Ao.O E3.0 1.6 bi A�,T? 17:25:01 0105 h:m. D n Cl 91 1 .5 09.5 73.5 83.5 62.5 1Cr 'r R 1i:30:0i 0:05 h:m Gr C, 92 69.0 94.0 08.5 99.0 63.0 10 MAR 17:35:01 0:05 h:m 0 C 0 93 64"5 89.5 70.5 9C.0 62.0 10 UT 17:_':01 0:05 h:rr 0 0 C' '?4 68.0 93.0 87.0 °9.5 62.5 1Cr MR 1745:01 0:05 h:m 0 C 0 95 65,0 90.D 73.5 88.5 620 10 1�R 17:50:01 0:05 h:m 0 C' C. 96 64.5 89.5 80.5 91.5 62.5 10 MAR 17:55:01 0:05 h7m 0 C 0 97 611.5 89.5 77.5 83.5 61.5 10 M: IR le:O.0:01 0:05 h:m 0 :_ 0 S3 _°.5 -_.'D 85.5 _•�o.n 62.0 10 MAR '_5u05:01 C':05 h:m 0 C- 0 a? 6 .0 69.0 rr v, 6:-5 79.0 62.5 10 MA 1E_ . :O1 0:05 h:m 0 G 0 :.`s.5 7?.5 62.5 10 F-k? _°;15:Oi 0:05 h:m D C D 101 71.0 9_. 1=2.0 102.5 62.0 10 =1R lE: G:01 0:05 h:m 0 C. D 102 66 0 91.0 72.0 8?.0 63.0 10 :•'_4R s!25:01 0:05 h:m 0 C 0 103 66.0 91.0 u..5 80.5 52.0 10 1031 15:30701 0:05 .:m D O 0 1C4 66.5 91.5 68.f 51. 65.0 10 M?R 1.s'....C:01 o:05 h:m 0 21 O 105 65.5 90.5 67.5 79.0 64.5 16 MAR i5: 40: J:. 0:05 h,:m 0 0 _0^ c5..., �'D D 5" D 7G S 69.0 1.0 MAR _.E:45: 01 0:05 h:m 0 .} C, 1D7 66.0 RC+.5 70.0 62.5 64.0 10 KU, 18:50:01 0:05 h:m G C: 108 E5.5 9C.5 69.5 83.5 S3.5 10 Kw 18:55:01 0:05 h:Tr. O 0 _OS. C6.0 SC.5 70._ 21.0 64.0 10 MAR 19:00:01 D:05 h:m 0 3 0 11G 74.5 95.0 104.0 117.5 6?.5 10 VIAR 2_:05:01 0:05 h:m 3 0 lli 65.0 90.0 E 9.. 53.E 62.5 1.0 MA.R --.:10:01 0 : C 5 h:n 0 G C' ES . G 90 .5 78. ^ 86.5 62,5 10 1r:AR 15:15: D1 0 :05 h:m 0 C :. _13 71._ a6.5 .2.0 202.0 63.5 ii V_zaP S:2C:01 0:05 h:m 6 0 tin 6c.5 9i.5 ..5 F, F, 63.0 10 N:AR :5:25:01 O:OS h:m '0 C 0 .. ].5 7.0 92.0 75.5 04.6 65._ 1.0 'IAP, ^�:'30: ii1 0:05 h:m 0 G 0 L'16 E7.0 91.5 68.0 51._ 65.0 10 MAR 00 5:Oi 0:05 h:m 0 0 G 1L7 57.0 91.5 71,5 86.5 64. 5 10 PA=. 19:€O:01 0:05 h:m J G 6 113 67.0 91.5 76.0 84.5' 65.0 10 ifyR 19:45:01 0:05 h:m 0 C 0 119 6;_^, 92.0 83.5 9o.r; 63.5 10 MAR _-:50:0'1. 0:05 h:m 0 C 6 120 75"O iCO.0 101.0 "'_11.5 63.0 1.0 MAR 19:SS:p]. 0:05 11:ill J G C' 121 66.0 51.0 69.0 51..5 n--).^t 10 NiAa 20:0C., 01 0:05 h:m D' C C' 122 66.5 91.5 70.5 ?2.3 64.0 10 MtAR 20:05:01 0:05 h:m rD _ C 123 65.E 9!).5 75.5 90.: 63.0 iV iMA7 20:iC':01 0:05 h:m 0 0 C 1L? ?G.') 95.D 35.5 i5. .4.5 10 MAR 20:_E;C1 0:05 h:m D Q 0 125 U7 r'J 91...5 '73.5 98.0 64.0 10 MAR 20:2C:01 0:05 h:rn 0 0 0 126 6E.5 91.0 14.0 0.:.0 65.0 1C PIAR 20:25:01 _:CS :?:m C 0 0 127 6E.5 91.0 69.0 80.5 63.5 1G Mr`s: 20:30:01 .:05 h:m 0 0 G 28 6c' . 0 91 . 3 78 . 0 92 . 5 63 .5 --C M_; 20 ::;5 : 01 : 05 Yt : m 0 0 0 129 6E.0 9i.J "9.0 81.0 65.0 1C RA F. 20:40:01 C, OS Yl:m c 0 0 1.30 65.5 30.5 71.0 80.0 64.0 1C ''A:R 20:45:01 0:05 h nt C 0 0 13'_ 6S.5 DC 73.0 84.5 63.5 1G 4, R 20 50:01 0:0� ??:m C 0 J 132 65.5 90.5 .0 73.0 64.5 62.0 i0 MhR 20:55:01 0:05 n m C 0 0 133 65.5 90.3 75.0 86.0 o'2.0 _0 YAR 21:00:01 0:05 's?:m 0 0 0 131 6°.0 90.0 67.0 79.0 64.0 10 MtAR 21:055:02 0:05 h:m C 0 0 135 65.5 90.5 72.5 S2.5 53.0 °_C 'AAR 21:10:0_ 0:05 h:m 0 0 0 136 69.5 34.5 69.5 100.5 63.0 "_0 MAY. 21:15:01 0:05 h:m 0 0 0 137 7°..5 98.0 90.0 200.5 63.S iC AAR 21 2C:01 0:05 11:m 0 0 0 138 65.5 90.5 79.5 90.5 63.0 10 3AR 21:2501 C:05 h:m 0 0 0 139 65.0 89.5 70.0 80.5 63.0 10 MAR 21:30:01 005 h:m 0 0 0 140 65.0 30.0 71.0 81.0 62.0 10 `-kR 21:25 01 O:OS h:m 0 0 0 L..KS.ON-IDS-,, T- ; L=MS >:onF- , 00 03 1=,01 Oi:22:53 SN 700 GS7 PAGE 4 `v'L SRL LmRX 1.sp-: Lmin Da:e Time Dur Ex k O EG,Q ,:.._ 68.5 62,0 63,0 _ 01 V.-A 21:40:01 0:05 ._:m 0 0 0 242 G6.0 91.0 68.0 8G.^. 65.0 .�_1 MAR 2i.,,5;0'. ..:0° !':;m �l 0 0 143 67.0 920 a"2.0 86,0 64.0 10 MAR 21 :-;O:._ _:05 _-:m 0 G 0 144 65... 90.0 67.0 7?.5 63.0 10 h R :3i.__:u1 05 h;r: J 0 C ..i$ ;.4 910 F.3.5 S3.5 62.5 10 QGZ 22:'JC:01 .. o5 I:: m. U Q J' 146 _„0 _ .1 75.0 94.0 62.5 10 r;rR 22;'jS:01 ;::OS n:m -a 0 0 147 66.5 S, 76.; 86.0 63.0 10 b'AR 22:10:01' :05 h:m. 0 0 0 14E 15,0 _.0 c._.0 70,5 80.5 62.5 10 AUR 22:15:01 0:05 h:r,: 0 0 199 66.0 9C .5 84.0 91.0 63.0 10 N:.=OT 22:20:01 .:05 h:rr; 0 0 C 150 72.5 97.0 92,0 118.r1 53,5 ,-, .LAR 22:25:01 0:05 h:m 0 0 0 15 64.5 85.5 71.5 85,0 F:2.0 10 MAR 22:3C:01 C::c h:m. 0 0 0 152 65 90.., 71 5 65.0 0.5 It Y.O., 22:25:01 C:05 h:m 0 0 0 153 .0 55.0 9v.,, 69,5 61.0 63.0 iv 'D.R 22:4C:01 0:05 h:m C 0 0 154 E6 .5 91.0 4 .0 62.5 64.0 10 ;?AR 22: -_ :01 C : 05 h :m 0 0 0 ,:,w 56.5 91 .5 74.0 810 64.5 10 O 22:50:01 0:05 h:m l' 0 0 155 E6 0 91.0 77.5 89.5 64.0 10 Y,,R 22:55:01 0:05 h:m G 0 0 151 Q 0 91 Q 72.. 80.5 64.0 to 51AR 23:00:01 0:c5 In a 0 c, ISE 16... 91.5 ._... 81.5 64.0 10 M;, R 7i:'-)5:01, 0:0,5 h:m i0" 0 0 153 E6,0 91 .5' 68.- c0,0 64.5 10 MAR 23:10:01 C:05 h:m C 0 0 161 ES DO .5 72.0 84.5 64.5 10 U;R 23:15:0 0:05 h:m C 0 0 161 ._.0 .n 0 69.0 80.5 63.0 10 HIR 23:20:0. 0 05 h:rr C, 0 10 162 64.S 89.E 70.1 80.0 62.5 1:0 KJ-R 23:25:02 0:05 h:m 0 0 U 16= 65.0 ED 5 69,1 81,0 53.5. 10 jQR 2?:30:01 Q:05 h:::, 0 0 0 164 ES .0 29.5 71._ ,,2.5 63.G 10 O 23: 5 01 0:05 h:m _. 165 C5.0 °0.0 73,0 85,0 62.0 10 MAR 2.3:aG:M 0:05 h:m C 0 0 16E 66.0 90.5 77.5 88.c 6_.5 -1 C, ?3:45:01 0:05 h:m. C 0 C, 167 E2.5 F7.0 B0._ 27.3 59.0 10 MAR 22:5001 0:05 h:m 0 0 0 16E 66.0 90.5 75.2 8F,0 60.5 15 YAR 22.55:01 0:05 ':r _ 0 0 169 U.0 98.0 70.0 91.5 61.0 __ YL1R 0:00:01 :05 h:m C 0 0 , . 65. C 90 .0 74 .3 zs4. 1, 53.0 i_ �JCAR 0 55:01 Ci :05 h:T: 0 0 0 17 e5.0 90.0 ' 3.., 64.5 c2.5 11 P'_':k 0 10..0,1 0:05 h:ly C 0 172 64.5 89.5 70.5 60.0 62.5 1i Mid? 6:15:01 0:05 h:m C 0 0 172 64 .5 81 .0 66 .5 79.5 E2.. li NBUZ 0 : 20 1 0: 05 in lit C 0 C. 174 65.0 .90.0 76.5 53.5 63.0 11 'X.AR C:2-9 1 0:05 h:m 0 0 C. 17S 64 .5 59 .5 74 .5 34 . _ 62.5 11 .Ad 0: 20:01 0 : 05 :a T. C 0 0 1.76 65. 0 90.0 30.5 25.5 52.5 11 .'•LAT% ,..35:01 0:05 h:T 0 0 0 177 6:,;.0 9:0.0 66/5.5 30.5 :L2.5 --I MAR - 0:40: 03 0:O5 h:m. G 0 C. 178 63.0 90.0 12.0 31.5 63.0 1 1ML'UR V:r,5! Q. :05 in m. C 0 o 179 55.5 90.5 72.. 85.9 52.5 11 NIA 0:50:01 0:05 h M. 0 0 C 185 65 .0 89 .5 71 . _ 33.5 6t.0 11 MAR 0:55:01 :05 : : T; 0 0 0 181. 62.0 40 67.1 79.0 6L.'j I MAR _. V0[ - C't 05 h:m 0 C 0 182 9E.0 ?_._ 3C�.. 88S 53.0 1.1 Mw.R _:05:,_ 0:05 h:m C 0 0 183 63 . 5 38 .2 70 V 22.0 51.5 1_ MA.R 1 10 0:. 0:05 h: m C 0 0 64.7 7.. -4.5 62 0 li HAR, ,c.:01 0 05 h:m C' 0 0 185 65 5 90 ED C 50.0 S ..-i I MAR 20 7j 0 05.h:,n C i) 0 _E6 ,G C, 3'. 72._ _... +:.. li Feu-R 2_ C, 05 h:m n 0 p 187 56, 0 91 C 09_0 Q. _ 62.'J 11 MAR _ .30 D-- 0:05 h:m C 0 17 _v' 66 5 ._ 0 E el.3 64,) 11 .i*-AR _ 35"')- -;05 ,1:m C 0 :. 189 67.0 ._.5 70.0 EIA E5.5 11 %:AP 1.40 )l 0:05 I:7, C 0 190 5^.0 92.2 7:0.0 21.5 66.0 II NIAR I4;S :01 'J:05 h:m C' 0 0 1.9.-z,. 67.0 32,,. 69.5 ci1.�0 to ' 11 ..:".R _:50:?i 0:05 I:m 0 0 392 67.5 92.5 16.. 54.0 65.3 11 1,--A,R _:55:0_ 3:05 h:,.. ^.,• 0 0 293 66.0 90.5 67.5 90,5 64.0 11 h'_AR 2r')0:01 0:05 n:m J 0 0 194 60.5 i0.0 i>9. -'0..S E3.0 11 HAR 3 o5:1J '_ 0:05 h:ID ,. 0 0 195 5_ .0 90.i. 79.i] 91.5 61.5 --1, MAR 2:10:01 0:05 h:m 0 0 0 ar es ea s« es czs »a 3= 3 a s a s o a fS1 5 g, 42 »s «s ;25 c I MAR a: as «s e« »s 6<11 : 2, as 2s o« oa aae : &:«z 2a «a sa &zs G« y: Ga es 2a 863 Gag & w: ea 6s ax es csa G; w; as xa ga va &a9»¥ ar as wz 9s as Asa.a; »r as 9s «s.v« eze #; wn 65.0 ea as 643.64zo YAIR 2: sa va as ea es a: 205 es es ea ez Ase a: «s »» «> ea ca» G; cast cs Dcu „ »»a: es e,, _, cw<: es6m: : : c33 c C. s +m 0 C , 233 « c a sm : r , c<« 2 4 Ss1 005 0 _ : 2 :23: es «m, c : east es ym0 r : »ce: «a Cm= u ; v«o: zs DTr, : , : » 2 01 s 3 Sm : : , ,aa a z J em : : , :20: s s sm , , , » a e: e 5 '1 E, 2 =NTS ..,_.rOR. LASS `sv 8'77 p_r-E 5 LVIJ n^� a: px L min Da-_e i ,c Jur Er PkOv 9.S ,..0 62 1' S4.= 89.0 7"..0 52.0 63.0 1, bt F: 3:35r7i ^,:C5 h:rn 0 C 0 g9,S 7G.5 _.0 62.. ;1.5 ° 0 _ aR 3.45 ?' C C5 .S h:m 0 G 0 GG^_ _ C 90 in 13.0 - .0 1 :Y '.1; 0 05 in 0 U J 4:0C:01 0 JS a:m 0 0 0 55 0 50.0 c_.v 92.G 62.0 11 '•1R 4;to 01. 0:OS h:m 0 0 219 5S.0 89.5 r1.5 61.5 6"_.n 11 ?UR 4 10:01 Cl 05 h:m 0 0 0 J 6 .0 92.G c ..0 85.0 65.5 li N�?R 4::_:Di 05 h:m C 0 _ 5 S 0 0 ':1A 9'. 62.5 L %V,R 2 Cj C1 0:05 h:rr. C 0 C' 2 0 , '^_?R 2 :U 1 0 05 h:7, C 0 0 '_ 65.5 ^. 73.0 E3. 69.5 _ h,Arl 7: 30:01 O:Q5 h:m 0 0 0 66.v .,..5 65.ii 62.0 1i KAF 4:2E:!71 0 05 htm 0 0 o �24 225 >%.-- .._.0 G2.0 9i.5 =.= f82.,, 69.G 11 Mi:R S.^_�_:Ol 0:05 h:;n 00 22E 65.5 90.5 ....5 E2._ 11 's:R ?:^=S:C1 0:05 h:m 0 0 227 65.0 90.0 ;C...0 83.0 63.0 11 M.AR 4:�.C.:01 0:05 h:m 0 0 C 3E 6:'.0 94.0 5:.5 99.,. 53.0 11 NiAR 4 -,S:01 0:+05 h:r' 0 0 C' 229 61.5 89.5 7 1.5 92.5 62.0 11 hiAR 5 01 0:05 h:m 0 0 _ 2,-5:r 65 . o 89 .5 '% ..0 36.5 62. 0 11 MAR 5: C5: 02 0:05 htnt 0 G 55 I, -) 8. 6 .0 11 MR 510:0 0:0 5 him 0 0 02i 232 4 90,0 64,0 h1LR 9:15:(1 0:05 1:m G 0 J _i. 55.., 4G.0 _:.5c,1.0 ';?. 5 11 iirR 5:20:01 J:05 n:m. 0 :1 iD 63 .5 S8.5 71 . ; 87. _ c2. 0 I ihUG,. _ : 2 5: 01 :: CS h:m 0 0 .�° 6? 0 :l.'J 8<..0 ...' 60.0 11 '1AR 30:01 0:0 - n i m C i; 0 _ 63.0 38.0 0 ?^._ _.0 11 :r;LU 5:35:01 ;:OS h:m u^ 0 :- 6 31 =a., 71 n 62.e 1= :AR =.1'.:01 05 11 o 0 23 F, 64.0 oE.S 70. 5.... 52.7 1 _R r:4a:01 0:OS !::m :i:' 63.5 58.G 6:` - 81.5 61.0 11 AR S SG':Ol 0 OF h C 0 C %40 '.0 11 ttr,k 01 0:05 h: r. 0 0 63.5 .0 61.5 ..7 MUp 6 _.. .'.Ji .r G 0 U .. 242 u4.0 99.0 7..5 -84.0 61.0 11 i-ikR. 6:u'_--;01 OS h:m 0 0 .. 2k3 64.0 58.5 76.0 SS.5 62.0 11 i•LU 6:10:01 0:05 h:m 0 0 _ 264 70.0 :4... 89..; ..03.0 62.0 I1 .uR F: :01 I 1:05 h:m 0 0 C 215 63.5 ;8.5 fe6.0 78.0 G2 5 1 `IAR 6:2 :U. 0 05 h:m C 0 64.0 59.0 7'.l _.' 52.0 11 24' 69.0 53.5 9C. 0 0G.0 62.0 11 :'" 6:_ ,r1 05 h::n 0 0 o 246 o9.S -.,: ^°... ?S.0 c2.S i I ^,4.'{ r _-:C-. 05 h:ini 0 0 _. 249 65 R:9.Q S2.'0 _!, ;rf< 6 4L:1:_ u:CJ T p 25C 65.5 9'�.i: E6.5 �7 .5 c2.. l'i � 1AR 6 : -'0-- _... _ �J_t h:m 0 0 _ 251 b4.5 89.E 70.5 8i;.0 =3. 11 `tt.=. 6:5C:01 0:05 h:m 0 0 L. 252 cS.0 69.5 71.5 8b.5 ..3.5 11 KzF- 6:75:01 0:D5 h c m 0 0 253 -7.0 1.01. 102.0 2.0 2.5 11,rAa r;00:0i 0:05 h:m 0 0 C 254 ra,� 8,9,5 5?., F0.0 3.0 i1 AAB. .:05:G1 U:�S h;m rJ 0 0 255 _ C, .,. 0r.0 ;�_._ 82S 3.0 �� h3A2%:C1 , rJ:CS h m C� 0 0 `".2 o ,05 '6i3 .0 117.0 63.5 11 i'llR "':"IS:ol ",:.," h•:m 0 0 0 2 Si7 64 s 89 0 a1.._ 63 __ :1AnR _-2tl I 0:__ h:ln �: 0 0 258 G4. 8t. 73.0 88.0 52.0 11 MAR 7:25:01 0:..S h:cu c 0 0 2°9 6S.0 89.5 E&.5 SOS C2.0 11 ir:-R '7:30:01 G:C'5 h:m 'C 0 0 250 77.0 97,.5 97,., i.08.5 _a_S __ .."itF. 7:35:01 0:0 in .. 0 0 .. .," 6� 53.0 1 ":;=.6' 7. 0:01 0 ..= h:m 0 0 V 262 6E.0 89 C 2 .0 8c..0 63.S 11 XAR .:4c.01 0:25 in C 0 0 762 81.0 10G.0 1U7.0 1:.5.5 6+.5 -_ iMAR 7:50:U1 0:G5 11:m C 0 0 264 „>c r. 91.... 82.0 62.0 11 MAF. :5S:01 0 = h:m 0 0 is ..� F1.5 8`• 5 ....S 7._, ;1+.0 52.0 �1 "u:R B:OC:�� �:J5 h:m G 0 3 sz os ea ea ss ess G: an y a o< » z s a s a« a: », r», J«» s e a s a c w: x> G a « a 6R 1 g a s es: e< as os sass w: Ea o< »0 g0 g«e 2= &s, 6D g s e s o 2 s r , 3! wz 392 as Gs gee. 2 wz «a «z 2s aas : «» oz «s «ax»: cs c yr gE oa 9\ ss.ga Q«e Gs 27 6 s E o a » s 6 s» G; eE ws es &s ss ga& G: o, a s 9D C. « a & s c »r 9; gs ga sa ea caa . saes mass c a v z, > 6 \ 1 a a z » z= « 6 6, : e 2 0! 6 e Gm = : : Cm ce o: m 3 6m E : , z e «1 c « m: ; : , 85 )- c a 3m : , n e«s: ea sm003 E s a! « J 6m , , , xc«: cshim ,a 91S0 m a ss , ; , . -7 v»e mL s »: « 0y» « <«» w saeca ; - =: wZ : :r m: s /\ar, <!/s\ /\ g: \ 6z s : /s , E a \\ z 5a s a » /; a s 2\ \\ - - s <: 2 - - #p»: /} \\ \ \\ /\ & zaam /\: \%2\9 , , .5 - 0 s G; s <! cs : e , z\a \ /\ as s Gs \s ccem= , , v: oa «s «a as eas +: ease cams: , , x! , - r sa sac Ga sacs >« Dmn : , 2: \\ /\ \\ a< 3zs G: xazs »««m= » u 30, a »< 0csM7 020e >a+s e „ 75-4 : 5, , - ; J G2 x.2 e c s »e , : , -- \ c 3 »m , : : /\ \ - _ _ F. « 6 \m n , a; / \ / \ /\}1 \ 1 / \\ / z a >m 2 / , CHRISTOPHER JEAN & ASSOCIATES, INC. ACOUS'FICAL C'()NSI7i.'i-ING SERVICES APPENDIX �4 FUTURE TRAFFIC NOISE CALCULATIONS P. 0. BOX 2325 • FULLERTON, CALIFORNIA • 92817 PHONE: 71 a-805-01 15 m .2 g 6 HIS NOISE PREDICTIONmDEz PROJECTA :TRACT 315: SITE LOTION :WEST mqA s6PTlON :SAN . SITE, 7YPE . :iARD ------------ q.sn AUTO ------------------ guru: ---�UCK G�lkJ-------------- _ Ge ;= w w tv aa: cv 3! ,l os; 0 .9 c& t NIGHT 9.34 a, zB >s s a, :6 :w VOLU7e aw, --------------- ---- AVERAGE --------------------- HOURLYNOISE LEVELS AT »FEET--- yEVENING NIGHT a LOUR CNEL ---------------------------------------------------------------------------------- AUTO 62, g5: 653; as; MEDIUM» Ev 3 2 an 2 as 58.44 61.51. HEAVYAc C2.00 52.97 . 5432 59.62 6 a, mow: axy '6a: 61a7 666a5 7045 a:T EVEL AT SPEC!FIED DISTANCES DISTANCE CNEL ,5 E8.39 cs w a, a, 5aE !w Ea » :w a a3 w; (3,92 \d % \} :a o a2 !g « «, ,a 61,40 ;o o s: s \\ d/ \\ / a: g 2, w: g &: CHRISTOPHER JEAN & ASSOCIATES, INC. A C () I'S'I* I CA 1, C () N S 1: 1, 'Y I N G S F, R V I C F. S APPENDIX 5 SOUND WALL HEIGHT CALCULATIONS P. O. BOX 2325 • FULLERTON, CALIFORNIA • ()2837 PHONE: 714-805-0115 BARRIER NOISE REDUCTION ANALYSIS,:aALL HEIGHT VARIABLE --- - - - - -- - -- --------------..------ REFERENCH VEHICLE LEVELS AT 50 FEET AUTO ..... ....= 6 a . M.TRUCK... ...= 61.51 H.TRUCK...... = 62.69 PPOJECT...... TRACT 72152 DESCRIPTION. SAN BERNARDINO ROAD SO7.JND WALLS SOURCE ELEVATION....... 0 RECEIVER ELEVATION..... 0 BAP.RIER ELEVATION...... 0 RECEIVER HEIGHT........ S :)TSTPN,CE i'O SOURCE. .. 50 DISTANCE TO RECEIVER... 10 AUTO NOISE LEVEL...... 67.7082 M.TRK NOISE LEVEL...... 60.71819 H.TRK NOISE LEVEL...... 61.89819 SOURCE NOISE LEVEL...:. 69.36 ANGUI.,A:R CORRECTION (DB) - 0 Y:ALi HEIGHT ?iNL MTNL lTNL TNL 0.00 67.71 60.72 61.90 69.36 FN 0.0000 0.0000 0.0000 1.00 67.71 60.72 61.90 69.36 FN 0.0000 0.0000- 0.0000 2.00 67.71 60.72 61.90 69.36 FN 0.0000 0.0000 0.0000 2.G0 67.71 60.72 61.90 69.36 FN 0.000 1, 0.t,00c D.00co 4.0.0 67,71 60.`12 61.90 69.36 FN u.0000 0.O0v0 0.0000 S.OG 62.26 55.55 61..90 65.55 =N 0.03-9 0.0146 0.0000 6.00 61.18 54.50 56.73 63.15 FN 0.1966 0.1343 0.0148 7.00 59.79 53.28 55.68 61.86 FN 0.4'715 0.3719 0.1327 8.00 _..34 .51..74 54.49 60.40 N 0„85_=•9 0.7233 0.3648 TIL 0.00 0.00 0.00 0. Do 0.00 3.81 6.22 7.50 6.95 POINT SOURCE BARRIER REDUCTION, 7,4ALL HEIGHT VARIABLE 50 F`!. SOURCE REFERENCE LEVEL. .....- F7„ PROJECT...... TRACT 72152 DESCRIPTION.. WEST PROPERTY LINE SOUND WALL SOURCE :IEIGi!T.......... ",1 SOURCE ELEVATION....... 0 RECEIVER ELEVATION..... 0 BARRIER ELEVATION .... .. 0 RECEIVER HEIGGHT......... 5 DTSTPtiCE TO SOURCE..... 25 DISTANCE TO RECEIVER... 10 NOISE LEVEL AT RECEI,IF..R W/0 BARRIER........... 71.0 WAL HEIGHT TNL 0.0 71.1 71,0 FN 0.0000 1.0 71.0 71.0 FN 0.0000 2.0 71.0 71.0 FN 0.0000 3.0 71.0 71.0 FN 0.0000 4.0 71.0 71.0 FN 0,0000 5.: 7'_.0 71.O FN 0.0000 :.0 71.0 71.0 FN 0.0000 7.0 G5.9 65.9 FN 0.0054 8.0 64.3 64.3 FN 0.1.088 3.0 62.G 62.6 FN 0.3391 1G.0 60.6 60.6 =N 6891 11.0 55.9 56.9 'N 1.1504 12.0 57.5 57.5 FN 1.7149 TIL 0.0 0.0 0.0 0.0 0.0 0.0 0. 5.1 6.7 8.4 10.4 12.1 13.5 SARRIER NOISE REDUCTION ANALYSIS PROjECT...... TRACT 72152 DESCRIPTION..RIILROAD SOUND SOURCE ELEVATION....... 1 RECEIVER ELEVATION..... 0 FARRIER ELEVATION...... 0 RECEIVER. HEIGHT........ 5 DIS`ANCE TO SOURCE..... 15 DISTANCE TO RECEIVER.... 10 SOURCE NOISE LEVEL .... . 71. WALL HEIGHT _.00 .00 3.00 4.00 5.00 6.00. 7.00 8.00 9.01 10.00 I1.00 12.09 _3.00 14.00 NOISE LEVEL 71. 00 71.00 71.00 71..00 7i.00 71.00 71.00 71.00 66.00 65.27 64.14 62.61 61.04 59.63 Moog] 00 INSERTION LOSS 0.00 0.00 C.00 0.00 0.00 0.00 0.00 0.00 5.00 5.73 6.86 8.39 9.96 11.37 POINT SOURCE BARRIER REDUCTION, ;'TALL HEIGHT VARIABLE 50 FT. SOJRCE REFERENCE LEVEL......= 7:. PROJECT...... TRACT 72152 DESCRTOTION..ROOFTOP EXHAUST VENT SOUND, WALLS SOURCE HEIGHT.......... 3 SOURCE ELEVATION....... 20 RECEIVER ELEVATION..... 0 BARRIER ELE'iATION...... 20 RECEIVER HEIGHT........ 5 DISTANCE TO SOURCE..... 1- DISTANCE TO RECEIVER... 30 NOISE LEVEL AT RECETVER W/0 BARRIER........... 74.6 WALL HEiGH7 TNL 0.0 74.6 74.6 FN 0.0000 5 74.6 74.6 FN 0.0",00 1.0 74.6 74.6 FN ^.0000 1.5 69.6 69.6 FN 0.0023 2.0 68.7 68.7 FN 0.0541 "._ 67.4 67.4 FN 0.1824 3.0 65.8 65.6 FN 0.3955 3.5 64.2 64.2 FN 0.6966 4.0 62.7 62.7 FN 1.0824 _.5 61.5 61.5 Fti :i.5442 5.0 60.4 60.4 FN 2.0705 5.5 59.5 59.5 FN 2.6497 6.0 58.7 58.7 FN 3.2716 TIL 0.0 0.0 0.0 5.0 5.9 7.3 8.8 10.4 i I . 9 13.1 14 .2 i5.1 1s.9 CHRISTOPHER JEAN & ASSOCIATES, INC. AC01:S-1IC A1, CONSUL -FIN'G SERVICF,S APPENDIX 6 INTERIOR NOISE- REDIJCTION CALCULATIONS P O. BOX 2325 • FULLERTON, CALIFORNIA • 92837 PHONE: 714-805-0115 WORK SHEET FOR CALCIT ATING ROOM NOISE REDUCTION VALUE ROOM NA14E P•'IASTF,R BEDROOM + STC = 22 FLOOR AREA 168 SURFACES TL ? AREA T*S EXT.WA-LL 1 4C 92 0.00920 EX'i'."v;ALI: 2 3 8i 0.00406 EXT.WALL 3 50 0 0.00.000 INT . WAL.S, 208 WINDOW 1 20 .05 20 0.20000 WINDOW 2 21 OS 15 0.07518 WINDOW 3 ?0 .05 0 0.00000 SGD 20 .05 0 0.00000 DOORS 0 .04 0 0.00000 RC)0F 40 .04 168 0.01680 FLOOR .6 168 -- -- ET*S -- - -- - ------ -- - - - -- - -- - -- --- ----- - - -- --- 0.30524 -10LOG (ET*Si 5.2 10LOGA 20.8 NOISE REDUCTION 20.0 WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE ----------------------------------------------------- ROOM NAME MASTER BEDROOM + STC = 24 FLOOR AREA 168 SURFACES TL k AREA T*S FXT.'ixL 40 92 0.0092G EXI.WALL 2 43 81 0.00406 EXT.WALL 3 50 0 0.00000 INT.WALL 206 WINDOW _ 22 .05 20 0.12619 WINDOW 2 25 .05 15 C.04743 WINDOW 3 32 .65 0 0.00000 SGD 22 .05 0 0.00000 DOORS 0 .04 0 0.00000 ROOF 40 .04 168 0.0'_G80 F',OOR 'c 168 -------------- ET*S --------- --------------- --------.------ -------------- 0 .20365 _ -10LO,,-a=*S) F.9 10LOGA 20.8 NOISE REDUCTION 21.8 WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE ------------------------------------------------------ RO:M NAMIE MASTER BEDROOM + STC = 25 FT OCR PPEA 18 SURFACES TL ,. AREA T*S XT.WA:., 92 0.00920 EXT.WALL c3 81 D.00406 n T.4uAL:L 3 50 0 0.00000 INT.WALL 208 WINDOW 1 24 .0- 20 0.07962 WT:NDOW' 2 27 OS 15 0.02993 WINDOS9 3 34 .05 0 0.00000 SGE 24 .05 0 0.00000 DOCKS ^ 04 0 0.00000 ROOF 40 .04 i68 0.01680 FLOOR 6 168 ----------- -- ET*S -- ----- -- - -- --- -- --- -- - - - - - -- -------- -------- 0.1.3961 ------ -1OLOG(ET*S1 8.6 10LOGA 20.8 NOISE REDUCTION 23.4 WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE --------------------------------------------------- .000i%i NAME MASTF? BEDROOM . STC = 28 FLOOR AREA 1G8 SURFACES Ti 1 AREA T*S EXT WALL 1 40 92 0.00920 EXT.I9ALL 2 43 81 0.00406 E= WALL - 50 0 0.00000 I`ST. WALL 208 WINDOW 1 26 OS 20 0.05024 WINDOW 2 29 OS 15 0.01868 WINDOW 3 36 OS 0 0.00000 SGD 26 .0 0 0.00000 DOORS O .04 0 0.00000 ROOF 40 .04 168 0.01G80 F L 0 168 -.-------------- EIT*S --------- -------------- ------------- -------- 0.09918 ------ -10LOG T*S1 10.0 1 LOi A 20.b NOISE REDUCTION ------------------------------------------------------------- 24.9 WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE ROOM NAME MASTER BEDROOM + SIC = 30 FLOOR AREA 168 SURFACES TL c3 AREA T*S EXT.WALL 1 40 42 0.00920 EXT.WALL 2 43 81 0.00406 EXT.WALL 3 50 0 0,00000 INT.WALL 208 WINDOW 1 28 .05 20 0.03170 WINDOW 2 31 .05 15 0.01:1.91 WINDOW 3 38 .05 0 0.00000 SGD 28 .05 0 0.00000 DOORS 0 .04 0 0,00000 ROOF 40 .04 168 0.01680 FLOOR .6 168 ------- ET*S '-______ ------------------------------.-------------- 0.07367 -10LOG(ET*S) 1.1.3 10LOGA 20.8 NOISE REDUCTION 26.2 WORK SHEET FOR CALCULATING ----------------------------------------------------- ROOM NOISE REDUCTION VALUE, ROOM NAME MASTER BEDROOM a- STC 32 FLOOR AREA 168 SURFACES TL 0 AREA T*S EXT.WALT' 1. 40 92 0.00920 EXT.WALL 2 43 81 0.00406 EXT.WALL 3 SO 0 0.00000 INT.WALL 208 WINDOW 1 30 .05 20 0.02000 WINDOW 2 33 .05 15 0.007S2 WINDOW 3 40 .05 0 0.00000 SGD 30 .05 0 0.00000 DOORS 0 .04 0 0.00000 .ROOF 40 .04 168 0.01680 FLOOR 6 168 -------------------------------- r.ET*S --------------------------- `---- 0.05758 -.10LOG(ET*S) 12.4 10LOGA 20.8 NOISE REDUCTION 27.2 WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE ROOM s MASTER BEDR e:i = » FLOOR AREA yE SURFACES =: ; AREA ------------ ys EXT.WALL 1 ;E w cyg; :.c ! g w 600406 EXT.WALL 7 w ' , 0.200: !r .WA . 208 WINDOW 1 g &9 a 0.012i2 WINDOW 2 a zs is 0.00474 WINDOW J 6 «s , «ao, = 2 «: : 0.009E DOORS OR, z; : u 9 ye ROOF w z; 165 comae FLOOR - ----------------------------- a 168 w 0,04742 a,mGGyG 13.2 10LOGA ' wa NOISE REDUCTION ----------------------------------------------------------------- * 28.1 WORK SHEET ----------------------------------------------------- FOR CALCULATING ROOM NOISE REDUCTION Am£ 7 NAME MASTER BEDROOM - w: a mz AREA ya SURFACES TL a A za EXT.WALL 2 w 92 cow, EXT.WALL 2 w d 0.0040E EXT.WALL ! w , syy, !NT.WALT, 208 ::mil: g 0.0079G }eN ;2 / cya, WINDOW w » cGy= or / \} ; coR: DOORS : aoou ROOF d G! coae FLOOR aB y/------ �w ----------- ----y a. sy% /1/10- ::z 20.8 NOISE REDUCTION a« WORK SKEET FOR CALCULATING ROOT NOISE REDUCTION VALUE ROOM NAME MASTER BEDROOM + STC = 38 FLOOR AREA 168 SURFACES TL ` AREA T*S EXT.WALL 1 4C 92 C.00',920 EXT.WALL 2 E3 $i 0.00406 EXT.WALL 3 50 0 0.00000 INT.WA'LL 208 WINDOW 1 36 20 0.00502 WINDOW 2 39 .01 15 0.001$9 WINNDOW 3 46 .03 0 0.00000 SGD 36 .05 0 0.00000 DOORS 0 .04 0 0.01^1000 ROOF 40 .04 168 0.01680 FLOOR .6 168 ---------------------------- ET*S --....--------- ------------------- 0.0360-017 l0LCGA 20, . 8 NOISE REDUCTION ---------•------- ------------------------------------------------ 29.2. WORb: SHEET FOR. CALCULATING ROOM NOISE REDUCTION VALUE ROOM NAME MASTER BEDROOM STC - 40 --r)vR AREA 168 SURFACES TL AREA T*S EXT.WALL 1 40 92 0.00020 EXT.WALL 2 43 $1 0.00406 EXT.WALL 3 5u 0 0.00000 INT.WAL.L, 208 WINDOW 1 38 .05 20 C.00317 WINDOW 2, 41 .05 i5 0.001i9 SNINDO`I 3 48 .05 0 0.00000 SGD 38 .15 0 0.00000 DOORS 0 .04 0 0.00000 R3GF 40 04 168 0.01680 FLCC) R . c 10`8 ------------- ET*S ------------------- ------------ ------------ -- - - - - -u }" 0-42 -10!? OG(ET*Si 14.6 iOLOGA 20.8 NOEL REDUCTION 29. WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE ROOM NAME BEDROOM 2 STC = 22 FLOOR AREA 110 SURFACES ----------------------------------------------------------------- TL AREA T*S nXT.WALL 1 40 68 0.00680 EXT.WALL 2 43 80 0.004G1, EXT.WALL 3 50 0 0.00000 INT.WALL 168 WINDOW 1 20 05 20 0.20000 WINDOW 2 23 OS 0 0.00000 WINDOW 3 10 OS 0 0.00000 Sir 20 .05 0 0.00000 DOORS G .04 0 0,00000 ROOF 40 .04 ii0 0.01100 FLOOR ----------------------------------------------------------------- . 5 1 i Il ET*S 0.22181 -10LOG(ET*S) 5.5 lOLOGA 19.1 NOISE REDUCTION ----------------------------------------------------------------- 19.7 WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE ROOM NAME BEDROOM 2 + STC = 24 FLOOR ARET. 110 SURFACES --------------------------- TL ------------------------- AREA ----------- T*S EXT.WALL ' 40 68 0.00680 EXT.WALL 2 43 80 0,00401 EXT.WA',.L 3 50 0 0.00000 INT.WALL 168 WINDOW 1 22 .05 20 0.12619 WINDOW 2 25 .05 0 0.00000 WINDOW 3 32 O5. 0 0.00000 SGD 22 .05 0 0.130000 DOORS 0 .04 0 0.00000 ROOF 40 .04 110 0.01100 FLOOR .6 110 ----------- ------------ ET*S --------------- ----------- ---------------- 0.14900 -10LOG(ET*S) 8.3 10LOGA 19.1 NOISE REDUCTION 21.4 WORK SHEET FOR ----------------------------------------------------- CALCULATING ROOM NOISE REDUCTION VALUE ROOM NAME BEDROOM 2 + STC = 26 FLOOR AREA 110 SURFACES TL 0 AREA T*S EXT.WALL 1 40 68 0.00660 EXT.WALL 2 43 80 0.00401 EXT.WALL 3 50 0 0.00000 INT.WALL 168 WINDOW 1 24 .05 20 0.07962 WINDOW 2 27 .05 0 0.00000 WINDOW 3 34 .05 0 0.00000 SGD 24 .05 0 0.00000 DOORS 0 .04 0 0.00000 ROOF 40 .04 110 6.01100 FLOOR .6 110 ----------------------------------------------------------------- ET*S 0.10143 -10LOG (ET*S) 9.9 10LOC-A 19.1 NOISE REDUCTION ----------------------------------------------------------------- 23.1 WOR%; SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE ----------------------------------------------------- GROOM NAME BEDROOM 2 + STC = 28 FLOOR AREA 110 SURFACES TL :5 AREA T*S EXT.WALL 1 40 68 0.00680 EXT.WALL• 2 43 80 0.00401 EXT. WALL 3 50 0 0.00000 IN!. WAI,:� 168 WINDOW "_ 26 .05 20 0.05024 WINDOW 2 25 .05 0 O.00000 WINDOW 3 36 05 0 0.00000 SGD 26 .05 0 0.00000 DOORS 0 .04 0 0.00000 ROOF 40 .04 110 0.01100 FLOOR .6 110 ------------ FT*S --------------- ---------- ----------------- ----- 0.07205 ------ -10LOGfET*S) 11.4 10LOGA 19,7- NOT SE REDUCTION ----------------------------------------------------------------- 24.6 WOF.K SHEET FOR CALCULATING ----------------------------------------------------- ROOM NOISE REDUCTION VALUE ROOM NAME BEDROOM 2 + STC = 30 FLOOR AREA 110 SURFACES ----------------------------------------------------------------- TL 12X AREA T*S EXT.WALL ]. 40 68 0.00660 EXT. WALL 2 43 80 0.00401 EXT.WALL 3 50 0 0.00000 INT.WALL 168 WINDOW 1 28 05 20 0.03170 WINDOW 2 31 .05 0 0.00000 WINDOW 3 38 .05 0 0.00000 SGD 28 .05 0 0.00000 DOORS 1 .04 0 0.00000 ROOF 40 .04 110 C.01100 FLOOR ----------------------------------------------------------------- G 110 ET*S 0.05351 -10LOG(ET*S? 12.7 10LOGA i9.1 NOISE: REDUCTION ----------------------------------------------------------------- 25.8 WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION4 VALUE ROOM NAME BEDROOM 2 + STC = 32 FLOOR AREA 110 SURFACES TL AREA T*S EXT.i•l ALL _ 40 '09 0.00680 EXT.WALL 2 43 80 0.00401 EXT.WALL 3 SO 0 0.00000 INT.WLLL 168 WINDOW 1 30 .05 20 0.04-000 WINDOW 2 33 .05 0 0.00000 WINDOW 3 40 .05 0 0.00000 SGD 30 .05 0 0.00000 DOORS 0 .04 0 0.00000 ROOF 40 .04 1.10 0.01100 FLOOR .6 110 -------------------------------------- ET*S -------------------------- 0.04181 -10LOG(ET*S) 13.8 10LOGA 19.1 NOISE REDUCTION 26,5 WORT: SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE ROOM NAME BEDROOM 2 + STC = 34 FLOOR AREA 110 SURFACES ----------------------------------------------------------------- TL 4 AREA T*S E'XT.SdAL,', 1 40 68 0.00680 EXT.WALL 2 43 80 0.00401 EXT.WALL 3 50 0 0.00000 INT.WALL 168 WINDOW_ 32 .05 20 0.01262 WINDOW 2 35 OS 0 0.00000 WINDOW 3 42 .05 0 0.00000 SGD 32 .05 0 0.00000 DOORS 0 .04 0 0.00000 ROOF 40 .04 110 0.01100 FLOOR .6 i10 ----------------------------------------------------------------- ET*S 0.03443 -lOLOG(ET*S) 14.6 !OLOGA 19.1 NOISE REDACTION ------------------------- -------------- ------------- 27.8 - ------------ WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE ------------------------------------------------------ ROOM NAME BEDRCOM STC = 36 FLOOR AREA 1l0 SURFACES TL AREA T*S EXT.WALL 1 40 68 _1.00680 EXT. WALL 2 '._ 80 0.00401 EXT.P;ALL ? 50 C 0.00000 INT.WALI, 168 WINDOW 1 34 .05 20 0.00796 WIINEO 7 2 37 .05 0 0.00000 WINEIOW 344 Cis 0 0.00000 S G D 3u .CS 0 0.00000 DOORS 0 .94 0 0.00000 ROOF 40 .04 110 0.01100 FLOOR .6 I10 --- -- -- - --- -- - - ------- --- ----- ----- ---- ----- - - -- -- - 0.02977 - -10LOG{ET*S) 15.3 ICLOGA 19.1 NcOISE RSDUCTIOt3 28.4 WOR_. SHEET FOR ----------------------------------------------------- CALCULATING ROOM NOISE REDUCTION VALUE ROOM NAME BEDROOM 2 + STC = 38 LOOR AREA I ' D SURFACES ----------------------------------------------------------------- TT_.: AREA T*S EXT.Wjij.I, I 40 60 0.00680 EX.T.WAL,L 2 43 80 0.00401 EXT.WALL 3 50 0 0.00000 I N T . 1'dAI,1, 168 WI?1DGW 1 365 20 0.00502 .11NDOW 2 39 .t,y 0 0.00000 WINDOW 3 46 .05 0 0.00000 SGD 26 .05 0 0.00000 DOORS 0 .04 0 0.00000 ROOF 40 .04 110 0.01100 FLOOR ----------------------------------------------------------------- .6 110 El*S 0.02683 -1 OL0 , (ET*S1 15. 7 10LOG?. i9.1 NNO'_SE REDJC7" ON 28.S WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE ----------------------------------------------------- ROOM NAME SEDROOM _ + STC = 40 FLOOR A -EA 110 SURFACES TL AREA T*S EXT.WALL 1 40 68 0.00680 EXT.WAL;L 2 43 80 0.00401 EXT.WALL 3 50 0 0.00000 INT.WALL 168 WINDOW 1 38 .05 20 0.00317 WINDOW 2 41 .05 0 0,00000 L97NDOW 3 48 .05 0 0.00000 SGD 38 .05 0 0.� 0000 DOORS 0 .04 0 0.00000 ROOF 40 .04 110 0.01100 FLOOR .6 110 _-------- ET*S -------------..------------ 0.02498 -10LOGfET*S) 16.0 10LOGA 19.1 NOISE REDUCTION ----------------------------------------------------------------- 29.2 CHRISTOPHER JEAN & ASSOCIATES, INC. ACt>1'S1'1CA1. CONSI'L1`ING SERVICES APPENDIX 7 INTERIOR NOISE REDUCTION CALCULATIONS WITH UPGRADED EXTERIOR GVALLS P. O. BOX 2325 • FUL.L.ERTON. CALIFORNIA • 92837 PHONNE: 714-80.-0115 WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE ROOM: NkME MASTER BEDROOM + STC 50 'liALLS + STC = 34 FLOOR AREA 16is SURFACES TL AREA T*S EXT.WALL 1 50 92 0.00092. EXT.WAL7 2 53 81 0.00041 EXT.WALL 3 60 0 0.00000 INT.WALL 208 PiINDOW 1 32 .05 20 0.01262 WINDOW 2 35 .05 15 0.00474 WINDOW 3 42 .OS 0 0.00000 SGD 32 .05 0 0.00000 DOORS 04 0 0.00000 ROOF 40 .04 168 0.01680 FLOOR _6 168 ------------------------------------------- ET*S -- -------- 0,01-549 -IOLOG(ET*S) 14.5 101,OGA 20.8 NOISE REDUCTION 29.3 WORK SHEET FOR CALCULATING ROOF, NOISE REDUCTION VALUE ROrl"M NAIE MASTER BEDROOM STC.' S0 WALLS STC = 36 FLOOR AREA IoB SURFACES ----------------------------------------------------------------- TL s AREA T*S EXT.WALL 1 50 92 0.00092 EXT.WALL 2 53 81 0.00041 EXT.WALL 3 60 0 0.00000 INT. WALLL 208 WLdD047 1 34 .05 20 0.0079G WINDOW 2 31 015 15 0.00299 WINDOW 3 44 .05 0 0.00000 3GD 34 .05 0 0.00000 DOOsS 0 .04 0 0.00000 ROOF 40 .04 1 G 9 0.(D1680 FLOOR G 168 ------------------------- ET*S ---- ----------------------------- -1.0LCGIET*S) 15.4 10LOGA 20.8 NOISE REDUCTION 30.2 WORK SFiE.ET FOR CALCULATING ROOM NOISE REDUCTION VALUE ------------------------------------------------------ ROOM NAMIE ',TASTER BEDROOM; + STC 50 WALLS + STC = 38 FLOUR A.RLtx _ b SURFACES ^L AREA i*S EXT.WALL 1 50 92 0.00092 EXT.WALL 2 53 61 0.00041 EXT.WALL ? 6O 0 0.00000 INT.WALL 208 WINDOW 1. 3h 05 20 0.00502 WINDOW 2 39 .05 15 0.00189 :•IIRTDOW = 46 .05 0 0.00000 SGD 35 .05 0 0.00000 DOCKS 0 .04 0 0.00000 ROOF 40 .04 168 0.01680 FLOOR ------------- c 168 ET*S --------------------------------------------------- O.O2504 - I HOG (FT--Q } 16 . D IOLOGA 20.8 NOISE REDUC^ION 30.9 WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE --------------------------------------- ROOM NAME MASTER BEDROOM + STC SO WALLS + STC = 40 FLOOR AREA 168 SURFACES ----------------------------------------------------------------- TL 3 AREA T*S F:XT.WALL i SO 92 O.ODCG92 EXT.WALL 2 53 81 0.00041 EXT.WALL 3 O 0.00000 INT.WALL 208 WIND+�W 38 = 20 0.00317 tdT_tiDOW 2 41 .0S 15 0.00119 WINDOW 3 48 OS 0 0.00000 SGD 38 OS 0 0.00000 DOORS 0 .04 0 0.00000 ROOF 40 .04 168 O.Oi680 FLOOR ------------ ,r_. -ArD - ET*S ---------- -------------- ---- 0.02249 -10LOG ET*S) 10.5 IOLOGA 20.9 NOISE REDTJC'i'ION 31.3 WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE ROOM NAME BEDROOM .. STC 50 WALLS + STC = 34 FLOOR AREA i1V SURFACES TT, AREA T*S EXT.WA L _ 50 68 0.00066 EXT.WALL 2 53 80 0.00040 EXT.WALL 3 60 0 0.00000 INT. WALL 168 WINDOW 1 32 .05 20 n.01262 WINDOW 2 35 .05 0 0.00000 WINDOW -3 4 2 .05 0 0.00000 SGD 32 .05 0 0.00000 DOORS 0 .04 0 0.00000 ROOT 40 .04 110 0,01100 FLOOR .6 110 ---------------------------------- ET*S - ------------------------- 0.02470 -IQLOG(ET*S! 16.1 10LOGA 19 '- NOISE REDUCTION ----------------------------------------------------------------- 29.2 WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE ROC:? SPT1E BEDROOM 2 5TC 50 WALLS + STC _. z6 r_.,vR AREA 110 SURFACES TT C' AREA T*S EXT.WALL I 50 66 0.00068 EXT.WALL2 53 80 0.00040 = I.WALL 3 60 0 0.00000 I NT . WAL;.: 16 8 WINDOW i 34 .05 20 0.00796 WINDOW 2 °.7 .05 0 0.00000 WINDOW 3 44 .05 0 0.00000 SGD 34 o- 0 0.00000 DOORS 0 04 0 0.00000 ROOF 40 .04 110 0.01100 FLOOR 6 110 ----------- ------------------------------------------------------ LT*S 0.0200-' -10LOG(ET*S) 17.0 10LOGA 19.1 NOISE REDUCTION 30.1 WORK SHEET FOR CALCULATING ROOM NOISE REDUCTION VALUE ROOM NAME BEDROOM 2 + STC 50 WALLS + STC = 38 FLOOR AREA 110 SUPFACES TL _ AREA T*S EXT.WALL 1 S0 68 0.00068 rXT.WALL 2 53 so 0.00040 EXT.WALL 3 60 0 0.00000 INT, - WALL 168 WIidD04d 1 36 .05 20 0.00502 KIN 3J 05 0 0.0000E WINDOW 3 45 .05 0 0,00000 S C D 36- .05 0 a.00000 DOORS 04 0 0.00000 ROOF 40 .04 1.1.0 0.01100 FLOOR .6 110 ------------ ET*S --------- --------------- ------------- - - - -- --- 0.01710 ------- -10LOG(ET*S) 17.7 10LGGA 19,1 NOISE REDUC-ION 30.6 WO-<:, S EE'I' FOR CALCULATING ROSIN NOISE REDUCTION VALUE --------------------------------------------------------- ROOM ivAt+E BEDROOM 2 + STC 50 i4ALT, + STC - 40 FLOOR AREA 110 SURFACES ----------------------------------------------------------------- TL @ AREA T*S E-XT.WALL 1 50 68 0.00068 EXT. WALL S3 so , 00040 EXT.t:ALL - 6n o 0.00000 1NT.S'tA T:I lE8 Cl 1 s 05 20 0.00317 WINDOW 2 -;l .0� 0 0.00000 .,_NDOW t 4s 05 0 0.00000 SGD '8 .05 0 0.00000 i"lOORS 0 .04 0 0.00000 ROOF 40 I na_ i10 0.011.0E FLOOR .6 110 ------------------------ ET*S ------ ----------------------------- 0.01525 -1 0LOG(ET*S) 19.2 10LOC-A 19.1 NOISE. RED- ' T.ON 31.. ? CHRISTOPHER JEAN & ASSOCIATES, INC. ACM STICAL (CONSt,:L 'ING SL RVIC ES APPENDIX 8 PLUMING AND ELECTRICAL INSTALLATIONS P. O. BOX 2325 • FULLERTON, CALIFORNIA - 92837 PHONE: 714--805-01 15 CHRISTOPHER JEAN & ASSOCIATES ACOUSTICAL Ct)NSVI-'I'ING SERVICI{S PLUMBING NOISE RED CTION REOLIU-ANiLN1 S FOR COVIPLIANU WITH TIECAi IF(A , 1A Co E OF REGULA, ICINS T1TI..E Z4,RART 2.APPENDIX CHAPTER _i REQL]RJFD PLU%1BING DESIGN FEATURE IN CONMON WALL AND FLOOR/CEILING ASSE\jBLIES The plumbing system, by its nature, can degrade the acoustical integrity of a common wall or Floor/ceiling assembly. This is primarily due to the fact that the plumbing system, a sound carrier and a sound source, is generally attached to the studs, plates or joists of walls and floors. In order to alleviate the problem of pipe noise, one hundred percent of the plumbing system must be isolated from the building ftainework (not just as common assemblies). Special installation requirements are necessary in order to: (1) reduce the le; el of noise From the plumbing sy stem, and (2) isolate the total plumbing system from the building structure. These 'special isolation procedures may be accomplished by using an approved commercial isolation system. Hard plastic "isolators' are NOT acceptable. Examples of approved commercial isolation systems in order of preference are: (1) the "AC0USt0-Plumb' ,t-nt system by Specialty Products. inc.. (2) the Holdrite Silencer System by Holdrite, Inc._ and P. 0, BOX 2325 • FULLERTON. CALIFORNIA • 92837 PHONE: 714-805-0115 ( 3 ) the felt lined series of isolators, clamps and hanger's from Tolco, Inc, Only when appropriate commercial isolation products are not available for unusual applications or extra large pipe sizes, it will be acceptable to use high density, If4" thick, 2" wide, adhesive backed felt wrap attd,'or I/'_--" thick pre -formed, self adhesive foam rubber pipe insulation such as Armaflex or Rubatex. If the felt wrap or pre -formed pipe insulation is used. great care must be taken not to compress the insulation material when strapping or anchoring the attachment points. Use of expanding foam products as plumbing isolation is strieth prohibited. SUPPLY LINES • All hot and cold water pipes, fittings and valves shall 1EVER come in direct contact with either the building structure framing or drywall. Supply lines are to be isolated using Acousto-Plumb, Holdrite Silencer System, Tolco felt lined products, 1(4" high density felt wrap or 1C" pre-fonned pipe insulation. Acousto- Plumb and Holdrite Silencer System products and installation details are attached for your review. :acceptable Tolco products are also attached for your review. Installation details are also attached for use of felt wrap or pre -formed pipe insulation. If felt wrap or pre -formed pipe insulation are used (and only with prior approval by the acoustical consultant when appropriate commercial isolation products cannot be located), these installation details must be followed to the letter. No deviations from these details will be allowed, • All sink and shower faucets, spouts and risers shall be isolated with resilient _gaskets that are positioned between the faucet, spout or riser and its mounting surface. • Water supply stub -outs shall be temporarily isolated from the drywall using the Acousto-Sleeve TM during drywall installation, and then permanently isolated using the :Acousto-Scutcheon T11 or resilient caulking and a standard plumbing escutcheon. • Water pressure shall not exceed 6,5 psi. • Shower head flow restrictors shall be used to limit water flow to less than three (3 ) gallons per minute. • The pipe stubs commonly installed to combat water hammer are not effective. A commercially produced water hammer device consisting of a bellows, similar to that made by Plumbing Products, Inc- is recommended. WASTE LINES + The cavity under plastic or fiberglass tubs and showers shall be packed with fiberglass or spray -on insulation materials. The bottoms of such tubs shall be blocked to reduce drumming. • Waste lines above the slab and at the penetrations of any color/ceiling assemblies and any walls (including non -common walls) shall be cast iron. The use of ABS waste lines is not recommended in attached livima units. If ABS is used, the entire framing cavity surrounding the ABS pipe shall be completely packed with fiberglass; mineral wool or spray --on adhesive cellulose insulation materials. The elbows below, the toilet and tub waste outlets shall be isolated from all positioning blocks using carpet padding or high density 1/4" felt material. The entire framing cavity surrounding these elbows shall be completely packed with fiberglass, mineral wool or spray -on adhesive cellulose insulation materials • Waste lines of a diameter treater than two and a half inches (2.5") shall never be installed in a wall framed with less than 2` by 6" studs. Walls framed with Z" by 4" studs simply don't allow sufficient clearance to property insulate and isolate waste lines and/or avoid pipe contact with the drywall. Failure to COMPLETELY isolate the plumbing system from the building structure will result in a significant transfer of plumbing noise into the building. Therefore, it is important that all of the above measures and techniques are employed. Collectively, these measures and techniques act as a system themselves, each designed to perform a particular function of the total effort Any circumvention of the function of any one component, whether intentional or not. will ultimately lessen the effectiveness of the entire system. QUALITY CONTROL IS CRITICAL TO PROPER PLUMBING SYSTEM ISOLATION. Errata City of West Covina • Mitigated Negative Declaration . Initial Study TTM 72152, Planned Residential Development e 1611,1623, and 1733 San Bernardino Road ATTACHMENT 20 ERRATA FOR THE MITIGATED NEGATIVE DECLARATION INITIAL STUDY TENTATrvE TRACT MAP 72152 PLANNED RESIDENTIAL DEVELOPMENT 16nq 1623, AND 1733 SAN BERNARDINo ROAD WEST COVINA, CALIFORNIA LEAD AGENCY: CITY OF WEST COVINA PLANNING DEPARTMENT 1444 WEST GARVEY AVENUE WEST COVINA, CALIFORNIA 91793 NOVEMBER 20, 2014 Wcov 001 PAGE Errata City of West Covina • Mitigated Negative Declaration • Initial Study TTM 72152, Planned Residential Development • 1611,1623, and 1733 San Bernardino Road The original Mitigated Negative Declaration/Initial Study (MND/IS) for the proposed project was circulated for a 20-day review period that began on October 9, 2014 and concluded on October 28, 2014. This final version of the MND/IS reflects a number of minor changes that were recommended by City Staff and/or were made to address public comments at or before the October 28, 2014 Planning Commission hearing on this matter. The revisions are noted strikeout for deletions and underlining for additional information. The aforementioned revisions do not alter the conclusions of the original MND/IS. Project Description, Section 1.8, Pages 7 and 8. The amount of open space changed slightly as part of the site plan's refinement. The revisions are shown below. The proposed project will include g9;291 76.96o square feet of open space accounting for approximately 26% of the total site area. Three larger open space areas will include "parkettes" consisting of picnic areas and tot -lots. These areas are located within Lot B, Lot C, and Lot D on the site plan. The par4ette laeafed in Lot B will have a total area of 3*994 32.42v square feet, the parkeAe laeatea- in Lot C will have a total area ofie,736 lo.7.,ly square feet, and the _ «lEette leeeted ift Lot D will have a total area of-ft,528 g3 70 square feet. Project Description, Section 1.8, Page 8. The scheduled dates for the various construction phases have now been changed to reflect the extended review periods and overall delays related to the proposed project's implementation. The duration of each construction phase did not change. The timetable for the demolition and construction activities are outlined below (this revised construction timetable will not affect the air quality analysis): • Demolition — r-•-••- , •, 20015 ; July 1. 201A to September '40 2019• • Site Preparation — ; October 1. 2or� to March �r 2016• • Grading — 9etebef - ber31,5!915; April 1, 2016 to June 10, 2016• • Building Construction (135 units over 7 phases) — January - ^ July 1, 20162016 to January 2018; • Paving — ub• 29i7te September , February 1 2018 to April o z 1& • Painting and Finishing — Oetabe_ •, ^^•; te DeeemberMay 1. 2018 to Julv Sl zo18 and ERRATA • NOVEMBER 20, 2014 PAGE 2 Errata City of West Covina • Mitigated Negative Declaration . Initial Study TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road • Completion of entire project—,;arttaFyimiTAueust 1. 2018- Air Quality Impacts, Section 3.3•11, Page 39• The scheduled dates for the various construction phases have now been changed to reflect the extended review periods and overall delays related to the proposed project's implementation. The duration of each construction phase did not change and, as a result, the modeled emissions calculations will not change.. The entire development is anticipated to commence in July. 2015 and will be entirely completed in dsntieey-2e18 August 2018. The entire development period is expected to last for approximately 36 months and would include the demolition of the existing buildings and hardscape, and grading, construction, painting and finishing, and paving. Air Quality Impacts, Section 3.3.13, Page 40. The figures Table 3-3 indicating "Total Mitigated" emissions did not include the calculated emissions with the implementation of mitigation. The added figures indicate the total operational emissions will be substantially less than the worst -case "Unmitigated" levels. Table 3-3 Estimated Operational Emissions (Year 2018) Emissions Type Criteria Pollutants (lbs/day) ROG NO, Co SO, PM,a PM,.s Area -wide 38.68 1.02 7907 0.10 10.37 10.37 Energy 0.05 0.49 0.20 -- 0.03 0.03 Mobile 11.56 9.71 36.68 0.09 7.14 2.00 Total (Unmitigated) 50.30 11.22 t15.96 0.21 17.56 12.41 Total (Mitigated) 15,17 10-4Z A8.12 0o.10 7.41 2.26 Daily Thresholds 55 55 550 150 150 32 Source: California Air Resources Board, CaIEEMod [computer program]. Air Quality Impacts, Section 3.3.13, Page 41. There are required revisions to better describe the methodology followed in calculating localized air quality impacts. The Applicant indicated that while the total site area is greater that S-acres, grading will not exceed one acre on any given day. In addition. Mr. Gordon Mize, Air Quality Specialist, at the SCAOMD, indicated that the use of the screening tables would be permitted as long as the affected graded and/or construction area on any given construction day would not exceed the five acre area. Mr. Mize ERRATA • NOVEMBER 20, 2014 PAGE 3 Errata City of West Covina a Mitigated Negative Declaration a Initial Study TTM 72152, Planned Residential Development e 1611, 1623, and 1733 San Bernardino Road suggested that a mitigation measure be expanded to limit all graded areas to s o acres or less Mitigation 2 has been amended to reflect the recommended language Air Quality Impacts, Mitigation Measures, Page 43• Mitigation Measure No 2 has been revised to incorporated the language recommended by Mr. Gordon Mize (Air Quality Specialist) from the SCAQMD. Mitigation Measure No. 2 (Air Quality). 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. All undeveloped portions of the site must be landscaped if the area is undeveloped for more than 3o days. The contractors will be required to limit all graded/construction areas to S o acres or less pursuant to the SCAOMD's recommendation Geology and Soils Impacts, Section 3.6.AI, Page 53• There was a typographical error that has been corrected. Since the site is located within the seismically active Southern California region, there is some possibility that there could be a-( trace of (e) a previously unidentified fault(s) on the project site. Geology and Soils Impacts, Section 3.6.AIV, Page 54• There was a typographical error that has been corrected. The second period after the first sentence should be deleted. Therefore, the probability of a seismically induced landslide affecting the project site is considered to be remote. As such, no impact is anticipated. Greenhouse Gas Emissions Impacts, Section 3.7.11, Page 62. The source for Table 3-6 should be changed to read as follows: Source: California Environmental Protection Agency Climate Action Team Proposed Early Actions to Mitigate Climate Change in California. ERRATA • NOVEMBER 20, 2014 PAGE 4 Errata City of West Covina • Mitigated Negative Declaration . Initial Study TTM 72152, Planned Residential Development • 16n, 1623, and 1733 San Bernardino Road Hydrology and Water Quality Impacts, Section 3.9.131, Page 72. The amount of open space changed slightly as part of the site plan's refinement. The revisions are shown below. Once the site is redeveloped, the proposed project will include over one acre (73,2}176 46o square feet) of landscaped open space accounting for approximately 26% of the total site area. Land Use and Planning Impacts, Section 3.10.131, Page 78. The paragraph describing the discretionary approvals was corrected. The following discretionary approvals will be required as part of the proposed project's implementation: a General Plan Amendment (GPA) to change the General Plan designation from the current Industrial land use designation to Multiple -family Residential; afidy a Zone Change to rezone the project site from the existing Manufacturing (M-1) Zone to Speeffie Plan, Precise Plan; and a Tentative Tract Map. [space] A change in both the General Plan and Zoning Designations would be beneficial given the location and extent of nearby sensitive receptors that includes multiple -family development along the east side and a single-family residential neighborhood and an elementary school located to the south, on the south of San Bernardino Road. Noise Impacts, Section 3.12.A, Page 81. The paragraph describing the characteristics of sound and the discussion of noise measurement metrics was expanded to include an explanation of "dBA." This subsection focuses on the existing noise environment and long-term operational noise associated with the proposed project's implementation. The potential construction noise impacts are discussed under Subsection D. The most commonly used unit for measuring the level of sound is the decibel (dB). Zero on the decibel scale represents the lowest limit of sound that can be heard by humans. The eardrum may rupture at 14o dB. In general, an increase of between 3.o dB and 5.o dB is the ambient noise level that is considered to represent the threshold for human sensitivity. In other words, increases in ambient noise levels of 3.o dB or less are not generally perceptible to persons with average hearing abilities.(i) A dBA unit of measurement include an "A" weighting to take into account those noise levels and periods when persons are more sensitive to noise. A noise study was prepared by Christopher Jean and Associates, Inc (CJAI) and this noise study characterized the existing ambient noise environment, described the future ambient noise environment, described potential noise exposure, and recommended mitigation. The noise study, in its entirety, is included in the appendix. ERRATA* NOVEMBER 20, 2014 PAGE 5 Errata City of West Covina • Mitigated Negative Declaration • Initial Study TTM 72152, Planned Residential Development • 1611, 1623, and 1733 San Bernardino Road Public Services Impacts, Section 3.14•13, Page 93• The staffing levels for the West Covina Police Department changed singe the circulation of the original Initial Study, MND. The West Covina Police Department (WCPD) provides police protection services in the City of West Covina, which is located at 1444 West Garvey Avenue. In 2010, WCPD had an authorized 201 ) full- time workforce of +ta g3 sworn officers and 7e 66 civilians. WCPD also has approximately 55 part- time staff, including crossing guards, reserve officers and clerical staff. Public Services Impacts, Section 3.14.1), Page 94. The amount of open space changed slightly as part of the site plan's refinement. The revisions are shown below. The proposed project will include 73v291 76.g6o square feet of open space accounting for approximately 26% of the total site area. Three larger open space areas will include "parkettes" consisting of picnic areas and tot -lots. These areas are located within Lot B, Lot C, and Lot D on the site plan. Lot B will have a total area of 3i,89e 3.2.427 square feet, the par4ette leeat-a :_ Lot C will have a total area of ia,736 10.737 square feet, and the parkette Lot D will have a total area Of 33,52E 3-%796 square feet. Recreation Impacts, Section 3.15.A, Page 96. The amount of open space changed slightly as part of the site plan's refinement. The revisions are shown below. The proposed project will include 73,29! 76,0o square feet of open space accounting for approximately 26% of the total site area. Three larger open space areas will include "parkettes" consisting of picnic areas and tot -lots. These areas are located within Lot B, Lot C, and Lot D on the site plan. Lot B will have a total area of 3}-,8�8.12,427 square feet, the paelkette leeated in Lot C will have a total area of ae;736 1o.7a7 square feet, and the paAEet`e leeat a in -Lot D will have a total area of 33,528 33,70 square feet. ERRATA • NOVEMBER 20, 2014 PAGE 6 ATTACHMENT 21 a Heavenly'Pet Resort, West Covina Recipient: West Covina City Council Members Letter: Greetings, We urge you to consider the harm that comes from allowing WC Homes to build the 136 three-story homes on 1611, 1623 and 1773 West San Bernardino Road. Anyone who would potentially occupy those homes may complain of the noise from our resort. Bear in mind that this area was zoned for manufacturing/industrial businesses. This jeopardizes our business, Heavenly Pet Resort, and the many residents that depend on our viable business within the West Covina community. We urge you to review our petition, supporters signatures and their comments before making your decision. change.org ,,-rlrtirrn ❑r.... . r LIN lhr6 panYon `{Ipa npperb::�� ^ U.-rinr nr-q�p I'f-ar¢r.mIr, vu,, I (,uvII II cnkrurit Attention to all our West Covina Residents that are our customers!!! Sign the online petition or sign the petition at the West Covina Kennel"Heavenly Pet Resort". Once again, we are faced with the threat of developers proposing to build horns in close proximity to our kennel. They are proposing to build 1313 fhree-story homes on 1611, 1423 and 1773 West San Bernardino Road. In West Covina This area Is zoned for industrialfmanufactLirina end not for housing if this project goes through new honleowneis will start complaining about the noise from the dogs This vwrfld threaten the existence of Heavenly Pet Resort that has been here for 17 years We are asking for you to sign our petition 1u give to the City Council cf West Covina WC Homes is going in front of the City Counct on Trresday_ December 2 at 700 p m to apply for the zone change So time IS of the essence and we need you to either sign the online petition or come to Sian at `:Vest Covina Kennel S ,Inn r I u 1:9"frtle . '..e I � Iu rP� rn rl 'lloulpnr n In ill r -�, I r:u� u H itr ulz. r, 1 h a .ilp c. r Y' l4lenlrOn to ,It u1l e-I C,nun Rt. ut nl. f luvlla filmd, V L•vilrb Email SlA Isul all ad to>hnw this peliuon to Ilona Irclorma] supponcrs r._ Promote thtspetitiop ` /® Signatures Name Location Date Gloria Landaverde , United States 2014-11-25 Amber wood Covina, CA, United States 2014-11-25 Kimberly Brown West Covina, CA, United States 2014-11-25 Lydia Cortez Mount Baldy, CA, United States 2014-11-25 Cristina Berumen El Monte, CA, United States 2014-11-26 Manny Amaya Covina, CA, United States 2014-11-26 Audrey Collin Temple City, CA, United States 2014-11-26 Gertrude Taylor West Covina, CA, United States 2014-11-26 Betty Tibbett West Covina, CA, United States 2014-11-26 Rick Mroczek West Covina, CA, United States 2014-11-26 Alfonso Quintero Chino Hills, CA, United States 2014-11-26 Jennifer Rhyne West Covina, CA, United States 2014-11-26 Jennifer Valbuena West Covina, CA, United States 2014-11-26 richard hughes West Covina, CA, United States 2014-11-26 Valerie Mergil West Covina, CA, United States 2014-11-26 dolores montijo West Covina, CA, United States 2014-11-26 Teresa Cardenas Baldwin Park, CA, United States 2014-11-26 Justin Guillaume Chino, Ca, CA, United States 2014-11-26 Lavon OConnor Portage, IN, United States 2014-11-26 Myra Duvall Fullerton, CA, United States 2014-11-26 Kristina Sagehorn West Covina, CA, United States 2014-11-26 Elizabeth Franco Ontario, CA, United States 2014-11-26 Claudia Medina Azusa, CA, United States 2014-11-26 Lisa Maggiore Upland, CA, United States 2014-11-26 Zemi Bertonneau Azusa, CA, United States 2014-11-26 rhonda janssens Anaheim, CA, United States 2014-11-26 RjoyaAtu Kaneohe, HI, United States 2014-11-26 Todd zeidner Covina, CA, United States 2014-11-26 Tina Olson West Covina, CA, United States 2014-11-26 Jourdanne Cadavona Los Angeles, CA, United States 2014-11-26 Name Location Date Mary Creighton Virginia, MN, United States 2014-11-26 Rachel Lujan pomona, CA, United States 2014-11-26 Philip Lujan Pomona, CA, United States 2014-11-26 Heather Flowers San Diego, CA, United States 2014-11-26 Angelic Rael Long Beach, CA, United States 2014-11-26 Pam Farley Thousand Oaks, CA, United States 2014-11-26 Robert Lee San Diego, CA, United States 2014-11-26 Millie hankerd West Covina, CA, United States 2014-11-26 Tara Crawford West Covina, CA, United States 2014-11-26 Sandy Warren lascassas, TN, United States 2014-11-26 Raymond Flores Covina, CA, United States 2014-11-26 Cecilia Diaz West Covina, CA, United States 2014-11-26 Donna Tomanelli marlboro, NJ, United States 2014-11-26 John R. Young and James P. East Norriton, PA, United States 2014-11-26 Higgins Donna Bishop Covina, CA, United States 2014-11-26 Tam Stilgenbauer West Covina, CA, United States 2014-11-26 tanya regan La Canada Flintridge, CA, United States 2014-11-26 christopher salcido Long Beach, CA, United States 2014-11-26 davina Mendoza Covina, CA, United States 2014-11-26 Paige Treadwell Bossier city, LA, United States 2014-11-26 Christina Hernandez West Covina, CA, United States 2014-11-27 charmian sampson West Covina, CA, United States 2014-11-27 sandy tapia Long Beach, CA, United States 2014-11-27 Jeff judziewicz San Diego, CA, United States 2014-11-27 animal lover cumbria, ENG, United Kingdom 2014-11-27 Nicolas SCHACK Selles/Cher, France 2014-11-27 Criz Lazz Cortz 'SP' (Vizkaia-Euskadi), Brazil 2014-11-27 Ronald grosland Rancho Cucamonga, CA, United States 2014-11-27 Nancy Peggs San Dimas, CA, United States 2014-11-27 Lisa Salazar Foster City, CA, United States 2014-11-27 Elizabeth Avila Alhambra, CA, United States 2014-11-27 Name Location Date Melissa Boyd Las Vegas, NV, United States 2014-11-27 Marina Munoz Los Angeles, CA, United States 2014-11-28 Sheila wright Jeannette, PA, United States 2014-11-28 Melissa Williams Creston; IA, United States 2014-11-28 Carla Roy Bargersville, IN, United States 2014-11-28 grant siebers Spokane, WA, United States 2014-11-28 Timothy Tibbett West Covina, CA, United States 2014-11-28 sandy glenn Ottawa, KS, United States 2014-11-28 Chris Taylor West Covina, CA, United States 2014-11-28 Tina Yerkish West Covina, CA, United States 2014-11-28 elena gonzalez oxnard, CA, United States 2014-11-28 Sammi Formby Palacios, TX, United States 2014-11-28 Cynthia Simmons Azusa, CA, United States 2014-11-28 barb vanparis kawkawlin, MI, United States 2014-11-28 Itzel Flores Oxnard, CA, United States 2014-11-28 Martin Meisner Lake Forest, CA, United States 2014-11-28 Donna Smith Azusa, CA, United States 2014-11-28 shirrea moya West Covina, CA, United States 2014-11-29 Yesenia Mendez West Covina, CA, United States 2014-11-29 Gary Friedel West Covina, CA, United States 2014-11-29 Elena Macdonald Baldwin Park, CA, United States 2014-11-29 Ebelia Vargas West Covina, CA, United States 2014-11-29 Debbie Leonard West Covina, CA, United States 2014-11-29 Jose Velazquez West Covina, CA, United States 2014-11-29 Gerardo torres West Covina, CA, United States 2014-11-29 diana maximo West Covina, CA, United States 2014-11-29 Ryan McCabe West Covina, CA, United States 2014-11-29 Robert Gallegos West Covina, CA, United States 2014-11-29 Cynthia Diaz West Covina, CA, United States 2014-11-29 Kelly cole West Covina, CA, United States 2014-11-29 margie gutierrez West Covina, CA, United States 2014-11-29 Amy Wilson West Covina, CA, United States 2014-11-29 Ce Name Location Date Christina Sanchez West Covina, CA, United States 2014-11-29 Joanna sancheZ West Covina, CA, United States 2014-11-29 trisha castaneda West Covina, CA, United States 2014-11-29 Tracy Do West Covina, CA, United States 2014-11-29 Estela Penales West Covina, CA, United States 2014-11-29 sandra ochoa West Covina, CA, United States 2014-11-29 Paula Livas West Covina, CA, United States 2014-11-29 Marilyn Jensen West Covina, CA, United States 2014-11-29 tanya hanamaikai West Covina, CA, United States 2014-11-29 J. Macias West Covina, CA, United States 2014-11-29 Rachel Baylon West Covina, CA, United States 2014-11-29 Jenna Cerulli West Covina, CA, United States 2014-11-29 Shanell santi West Covina, CA, United States 2014-11-29 Tiffany Silva West Covina, CA, United States 2014-11-29 Lorena Martinez West Covina, CA, United States 2014-11-29 Mike nguyen Baldwin Park, CA, United States 2014-11-29 Marylu Montgomery West Covina, CA, United States 2014-11-29 paris sampson West Covina, CA, United States 2014-11-29 Hillarey Pacheco La Puente, CA, United States 2014-11-29 Maria Reyes West Covina, CA, United States 2014-11-29 Donna Chia West Covina, CA, United States 2014-11-29 Dolores Entwistle West Covina, CA, United States 2014-11-29 Jeremy Monge san dimas, CA, United States 2014-11-29 Rebecca Vasquez West Covina, CA, United States 2014-11-29 daniel naranjo West Covina, CA, United States 2014-11-29 Monica Duldulao West Covina, CA, United States 2014-11-29 Tara Hale West Covina, CA, United States 2014-11-29 Mya arellano La Puente, CA, United States 2014-11-29 Alyssa Segura West Covina, CA, United States 2014-11-29 Odalys cardenas La Puente, CA, United States 2014-11-29 Roxanne argel West Covina, CA, United States 2014-11-29 Armando De Leon West Covina, CA, United States 2014-11-29 Name Location Date jose donis West Covina, CA, United States 2014-11-29 Jamie king West Covina, CA, United States 2014-11-29 Jessica Quirarte Baldwin Park, CA, United States 2014-11-29 Gabriel Garcia West Covina, CA, United States 2014-11-29 Rolinda Maxwell West Covina, CA, United States 2014-11-29 West Covina, CA, United States 2014-11-29 Desiree guerrero Angelo Mendez Azusa, CA, United States 2014-11-29 vincent hidalgo Lancaster, CA, United States 2014-11-29 debra stapleton West Covina, CA, United States 2014-11-29 Veronica oseph West Covina, CA, United States 2014-11-29 Nikki sand San Diego, CA, United States g 2014-11-29 Vivian xiao West Covina, CA, United States 2014-11-29 Teresa Garcia West Covina, CA, United States 2014-11-29 Hermie Jacob West Covina, CA, United States 2014-11-29 alina arias West Covina, CA, United States 2014-11-29 Louie Pinedo West Covina, CA, United States 2014-11-29 Victoria Sic west covina, CA, United States 2014-11-29 Kristin Sotelo West Covina, CA, United States 2014-11-29 J Olivares La Puente, CA, United States 2014-11 29 Norma Martinez as West Covina, CA, United States 2014-11-29 Cynthia Davis west covina, CA, United States 2014-11-29 Laura Sanchez West Covina, CA, United States 2014-11-29 ivy Williams West Covina, CA, United States 2014-11-29 Daniel Dirige West Covina, CA, United States 2014-11-29 Ann Elizabeth Caballero West Covina, CA, United States 2014-11-29 Alicia Mendoza West Covina, CA, United States 2014-11-29 Araceli Moreno West Covina, CA, United States 2014-11-29 Jennifer marler Duarte, CA, United States 2014-11-29 Brittney Herrera West Covina, CA, United States 2014-11-29 Indiana Hurley Covina, CA, United States 2014-11-29 lance lewis West Covina, CA, United States 2014-11-29 Rhina-rene' Post West Covina, CA, United States 2014-11-29 a Name Location Date lisa kennon West Covina, CA, United States 2014-11-29 Cynthia bower West Covina, CA, United States 2014-11-29 Thomas Stapleton West Covina, CA, United States 2014-11-29 Sonia Lopez Upland, CA, United States 2014-11-29 Kerry Gomez West Covina, CA, United States 2014-11-29 Aida Diaz West Covina, CA, United States 2014-11-29 renee vazquez West Covina, CA, United States 2014-11-29 Yvonne Daniel West Covina, CA, United States 2014-11-29 Shannon Esqueda West Covina, CA, United States 2014-11-29 Gina Romero West Covina, CA, United States 2014-11-29 Genevieve Sosa West Covina, CA, United States 2014-11-29 Becky Ramirez West Covina, CA, United States 2014-11-29 Patricia Pena Pasadena, CA, United States 2014-11-29 Carole mullner West Covina, CA, United States 2014-11-29 Josie aguilera West Covina, CA, United States 2014-11-29 Bernice Garcia West Covina, CA, United States 2014-11-29 Roxanne Garnet West Covina, CA, United States 2014-11-29 Lupita Macias West Covina, CA, United States 2014-11-29 Jackie Romero West Covina, CA, United States 2014-11-29 Duy Chau West Covina, CA, United States 2014-11-29 Erica Nelson West Covina, CA, United States 2014-11-29 Cynthia Ayala West Covina, CA, United States 2014-11-29 Guillermo Galaz West Covina, CA, United States 2014-11-29 Rosa Walters West Covina, CA, United States 2014-11-29 Patricia Hamon West Covina, CA, United States 2014-11-29 Angela Holanda West Covina, CA, United States 2014-11-29 Rose Roman West Covina, CA, United States 2014-11-29 Julia Dodson West Covina, CA, United States 2014-11-29 cynthia castro West Covina, CA, United States 2014-11-29 Debra Teichrow West Covina, CA, United States 2014-11-29 dayna grigsby West Covina, CA, United States 2014-11-29 Noemi Flamenco El Monte, CA, United States 2014-11-29 I Name Location Date Steve Pacheco West Covina, CA, United States 2014-11-29 Alyssa Monarrez West Covina, CA, United States 2014-11-29 Hermanto Halim West Covina, CA, United States 2014-11-29 Barbara Hamm West Covina, CA, United States 2014-11-29 Erika Hernandez West Covina, CA, United States 2014-11-29 Amanda bermudez La Puente, CA, United States 2014-11-29 Marlene Luna West Covina, CA, United States 2014-11-29 Sharon Freeman West Covina, CA, United States 2014-11-29 Julia Tran West Covina, CA, United States 2014-11-29 Gonzalo Pantoja San Dimas, CA, United States 2014-11-29 Gina Cota West Covina, CA, United States 2014-11-29 Bridget soto West Covina, CA, United States 2014-11-29 Barbara Diaz La Puente, CA, United States 2014-11-29 Ben Perez West Covina, CA, United States 2014-11-29 Robin Munoz West Covina, CA, United States 2014-11-29 April Magallanes West Covina, CA, United States 2014-11-29 Angie Sandoval Castro Corona, CA, United States 2014-11-29 Odette Perez West Covina, CA, United States 2014-11-29 kyle bowlay Covina, CA, United States 2014-11-29 tommie vaughn West Covina, CA, United States 2014-11-29 Kirby Quito West Covina, CA, United States 2014-11-29 Sandra Mauna West Covina, CA, United States 2014-11-29 erika vigil West Covina, CA, United States 2014-11-29 Rommy Chaves West Covina, CA, United States 2014-11-29 Lorraine Villalvazo West Covina, CA, United States 2014-11-29 patcharapron partida West Covina, CA, United States 2014-11-29 christine mastrapa West Covina, CA, United States 2014-11-29 Jennifer Fernandez West Covina, CA, United States 2014-11-29 Benjamin Gutierrez West Covina, CA, United States 2014-11-29 Laura Araujo West Covina, CA, United States 2014-11-29 Stephanie Kennon West Covina, CA, United States 2014-11-29 Ryan Morgan West Covina, CA, United States 2014-11-29 jD Name Location Date faith rhyne West Covina, CA, United States 2014-11-29 kris mikhailidis La Puente, CA, United States 2014-11-29 Sylvia Solis West Covina, CA, United States 2014-11-29 Vincent Almeida West Covina, CA, United States 2014-11-29 Cecilia Provencio West Covina, CA, United States 2014-11-29 Rene Ortega West Covina, CA, United States 2014-11-29 Brenda Garcia West Covina, CA, United States 2014-11-29 Alixandra Solis La Puente, CA, United States 2014-11-29 crystal rose West Covina, CA, United States 2014-11-29 concepcion mendez West Covina, CA, United States 2014-11-29 Racquel Caragao Baldwin Park, CA, United States 2014-11-29 Karl Umaguing West Covina, CA, United States 2014-11-29 Arlene lopez West Covina, CA, United States 2014-11-29 Andrea Gutierrez West Covina, CA, United States 2014-11-29 Mervin Gutierrez West Covina, CA, United States 2014-11-29 Julie Lefler West Covina, CA, United States 2014-11-29 Jesus Lara Baldwin Park, CA, United States 2014-11-29 Monique Moreno West Covina, CA, United States 2014-11-29 Adriana cardenas West Covina, CA, United States 2014-11-29 Pam cooke West Covina, CA, United States 2014-11-29 Angel Celis West Covina, CA, United States 2014-11-29 Joanna Hernandez West Covina, CA, United States 2014-11-29 Heather Page West Covina, CA, United States 2014-11-29 Akemi Matsuno West Covina, CA, United States 2014-11-29 Sarah Hernandez Walnut, CA, United States 2014-11-29 Mirna Nunez West Covina, CA, United States 2014-11-29 Monique heppler West Covina, CA, United States 2014-11-29 Hannah Huskey West Covina, CA, United States 2014-11-29 Justine Inchausti West Covina, CA, United States 2014-11-29 Alberta Vanettes West Covina, CA, United States 2014-11-29 Espy Tarazona West Covina, CA, United States 2014-11-29 AnneMarie Shao Walnut, CA, United States 2014-11-29 r( Name Location Date Jessica Garcia West Covina, CA, United States 2014-11-29 Kathy Campbell West Covina, CA, United States 2014-11-29 beth mohn West Covina, CA, United States 2014-11-29 Angelica Solis Covina, CA, United States 2014-11-29 Itzel Rueda West Covina, CA, United States 2014-11-29 Marta Felix West Covina, CA, United States 2014-11-29 Teana Hsu West Covina, CA, United States 2014-11-29 Kristiana Johnson West Covina, CA, United States 2014-11-29 Danielle Lara Baldwin Park, CA, United States 2014-11-29 Melissa Carmona West Covina, CA, United States 2014-11-29 lisa bomengen West Covina, CA, United States 2014-11-29 Fabian lopez West Covina, CA, United States 2014-11-29 Jennifer Edo West Covina, CA, United States 2014-11-29 Dolores Vargas West Covina, CA, United States 2014-11-29 Sandra Lujan West Covina, CA, United States 2014-11-29 Tammy lanier West Covina, CA, United States 2014-11-29 Jeanne Newton West Covina, CA, United States 2014-11-29 Christine johnston West Covina, CA, United States 2014-11-29 Adriana Bustillos West Covina, CA, United States 2014-11-29 Cheyla Soza West Covina, CA, United States 2014-11-29 Aggie Ramirez West Covina, CA, United States 2014-11-29 Melanie stimmell West Covina, CA, United States 2014-11-29 Roxann Salazar West Covina, CA, United States 2014-11-29 Lupe barceleau Baldwin Park, CA, United States 2014-11-29 Dee Lara West Covina, CA, United States 2014-11-29 Phuong Tran West Covina, CA, United States 2014-11-29 Nicole Gonzales West Covina, CA, United States 2014-11-29 Karen Yogi Ewa Beach, HI, United States 2014-11-29 Cat Flores West Covina, CA, United States 2014-11-29 Dae han West Covina, CA, United States 2014-11-29 Rhonda Maldonado Covina, CA, United States 2014-11-29 grace Rodriguez West Covina, CA, United States 2014-11-29 FIA Name Location Date Terresa Buenrostro West Covina, CA, United States 2014-11-29 Cecilia Yunes Davis West Covina, CA, United States 2014-11-29 Karen Worman La Puente, CA, United States 2014-11-29 Della Gertler glendora, CA, United States 2014-11-29 Jennifer reyes Weat covina, CA, United States 2014-11-29 Sharon Franco West Covina, CA, United States 2014-11-29 Gina Deiamin West Covina, CA, United States 2014-11-29 Jacleen Guevara West Covina, CA, United States 2014-11-29 Jillian Munguia West Covina, CA, United States 2014-11-30 Shana Baiz Los Angeles, CA, United States 2014-11-30 Warner Alas West Covina, CA, United States 2014-11-30 Cynthia Murillo West Covina, CA, United States 2014-11-30 Irma Mendoza Arcadia, CA, United States 2014-11-30 Juliet Rhea West Covina, CA, United States 2014-11-30 kim Boulais West Covina, CA, United States 2014-11-30 Danielle Brenner West Covina, CA, United States 2014-11-30 Gina Loiacono West Covina, CA, United States 2014-11-30 JULIAN Lutz West Covina, CA, United States 2014-11-30 Linda Huerta West Covina, CA, United States 2014-11-30 Ozge Cakir Beverly Hills, CA, United States 2014-11-30 Cathleen Meadows West Covina, CA, United States 2014-11-30 ANTOINETTE Flowers West Covina, CA, United States 2014-11-30 Danny roman West Covina, CA, United States 2014-11-30 Justine Lai West Covina, CA, United States 2014-11-30 Carlos Garcia West Covina, CA, United States 2014-11-30 Katelyn Worman La Puente, CA, United States 2014-11-30 Leticia Ramirez West Covina, CA, United States 2014-11-30 Christina Kluver West Covina, CA, United States 2014-11-30 Rona Gonzales West Covina, CA, United States 2014-11-30 Linda Hernandez West Covina, CA, United States 2014-11-30 Divine Ramirez West Covina, CA, United States 2014-11-30 Deborah Santi West Covina, CA, United States 2014-11-30 Name Location Date Kim Johnson West Covina; CA, United States 2014-11-30 Stacey Korine West Covina, CA, United States 2014-11-30 Selina Sandoval West Covina, CA, United States 2014-11-30 Miguel Mata West Covina, CA, United States 2014-11-30 Andrea Garcia West Covina, CA, United States 2014-11-30 Jackie murillo West Covina, CA, United States 2014-11-30 Ivonne Lam West Covina, CA, United States 2014-11-30 ariel segura Hacienda Heights, CA, United States 2014-11-30 Stephanie Sarabia West Covina, CA, United States 2014-11-30 Jill Anderson Covina, CA, United States 2014-11-30 Tony Meza West Covina, CA, United States 2014-11-30 Samantha Asad West Covina, CA, United States 2014-11-30 Ramon Perez Jr West Covina, CA, United States 2014-11-30 Norma garza West Covina, CA, United States 2014-11-30 amber barraco Covina, CA, United States 2014-11-30 Yuri Figueroa West Covina, CA, United States 2014-11-30 Jennifer castro Yakima, WA, United States 2014-11-30 Laura Wood La Puente, CA, United States 2014-11-30 amy martinez West Covina, CA, United States 2014-11-30 Carolyn C Miller walnut, CA, United States 2014-11-30 Bruce wilkison West Covina, CA, United States 2014-11-30 Melinda Prescott Prescott Covina, CA, United States 2014-11-30 Rose Estrada West Covina, CA, United States 2014-11-30 Virginia Macias West Covina, CA, United States 2014-11-30 Lillian Rios West Covina, CA, United States 2014-11-30 audra airey Covina, CA, United States 2014-11-30 Nicole Reyes West Covina, CA, United States 2014-11-30 Caroline Rufin West Covina, CA, United States 2014-11-30 Victoria Pantoja West Covina, CA, United States 2014-11-30 Michelle Ruiz Upland, CA, United States 2014-11-30 Lauren Lovoy West Covina, CA, United States 2014-11-30 Rechelle Rubio -Martinez Covina, CA, United States 2014-11-30 Name Location Date Mary Saenz W. Covina, CA, United States 2014-11-30 Michelle Evans Upland, CA, United States 2014-11-30 Bryant Sanchez West Covina, CA, United States 2014-11-30 Pauline Uribe West Covina, CA, United States 2014-11-30 Melanie Del Rosario West Covina, CA, United States 2014-11-30 Amber Martinez Covina, CA, United States 2014-11-30 Evelyn lopez West Covina, CA, United States 2014-11-30 Leah morales West Covina, CA, United States 2014-11-30 Greg Diaz La Puente, CA, United States 2014-11-30 Irma Guevara West Covina, CA, United States 2014-11-30 David Vong West Covina, CA, United States 2014-11-30 Valerie Verity -Mock West Covina, CA, United States 2014-11-30 Elaine Olono West Covina, CA, United States 2014-11-30 Marissa cooke West Covina, CA, United States 2014-11-30 Jannis Faller West Covina, CA, United States 2014-11-30 Jennifer Buhac West Covina, CA, United States 2014-11-30 Diana Cabanas West Covina, CA, United States 2014-11-30 Sheri Pinedo Hacienda Heights, CA, United States 2014-11-30 debra shelton West Covina, CA, United States 2014-11-30 brandi hassell West Covina, CA, United States 2014-11-30 Andrea Castaneda Walnut, CA, United States 2014-11-30 Melanie Hayward West Covina, CA, United States 2014-11-30 Julia H Baldwin Park, CA, United States 2014-11-30 Ashlie Martinez West Covina, CA, United States 2014-11-30 marcos o West Covina, CA, United States 2014-11-30 Helene Grosflam West Covina, CA, United States 2014-11-30 Tyffani Rivera West Covina, CA, United States 2014-11-30 Andrew garcia West Covina, CA, United States 2014-11-30 Jennifer Valitano West Covina, CA, United States 2014-11-30 nancy cella West Covina, CA, United States 2014-11-30 Rhonda Roeder West Covina, CA, United States 2014-11-30 Cecilia Rico West Covina, CA, United States 2014-11-30 Name Location Date Bianca Jones West Covina, CA, United States 2014-11-30 Luz Osterheim West Covina, CA, United States 2014-11-30 valerie sander Diamond Bar, CA, United States 2014-11-30 Deborah Lucas Galveston, TX, United States 2014-11-30 Greg hummel West Covina, CA, United States 2014-11-30 Diana Flores La Puente, CA, United States 2014-11-30 Carrie Acuna West Covina, CA, United States 2014-11-30 Mindy Huls West Covina, CA, United States 2014-11-30 Arisdelsy Ramirez West Covina, CA, United States 2014-11-30 Melody Quintana Pomona, CA, United States 2014-11-30 Ana vallejo West Covina, CA, United States 2014-11-30 Dulce Delgado West Covina, CA, United States 2014-11-30 Jennifer Sanchez West Covina, CA, United States 2014-11-30 Suzanne Myers West Covina, CA, United States 2014-11-30 Cheryl Myers West Covina, CA, United States 2014-11-30 Maria medina Whittier, CA, United States 2014-11-30 caroline carroll West Covina, CA, United States 2014-11-30 lanette trejo West Covina, CA, United States 2014-11-30 Heather Flores West Covina, CA, United States 2014-11-30 Rose Reyes WEST COVINA, CA, United States 2014-11-30 heather forsythe Baldwin Park, CA, United States 2014-11-30 Alyssa Ruiz Baldwin Park, CA, United States 2014-11-30 Lindsey Garcia Covina, CA, United States 2014-11-30 Miguel vilchis West Covina, CA, United States 2014-11-30 Ala dela Pena West Covina, CA, United States 2014-11-30 Christian Vasallo La Puente, CA, United States 2014-11-30 Manolito Pangilinan West Covina, CA, United States 2014-11-30 Cecilia Griego West Covina, CA, United States 2014-11-30 Kathy Clark West Covina, CA, United States 2014-11-30 Renee Leake-Scott West Covina, CA, United States 2014-11-30 Elizabeth Grajeda West Covina, CA, United States 2014-11-30 Esther carrasco West Covina, CA, United States 2014-11-30 Name Location Date duney issa West Covina, CA, United States 2014-11-30 Alex Russell Montclair, CA, United States 2014-11-30, Cindy Miller West Covina, CA, United States 2014-11-30 David Hernandez West Covina, CA, United States 2014-11-30 jason noren West Covina, CA, United States 2014-11-30 Viola Romero Glendora, CA, United States 2014-11-30 Morgan Wynia West Covina, CA, United States 2014-11-30 Ashley DeMatteo West Covina, CA, United States 2014-11-30 Jim gurol Chino, CA, United States 2014-11-30 Severina Villar Los Angeles, CA, United States 2014-11-30 Valerie Villalobos La Puente, CA, United States 2014-11-30 Judy Juan West Covina, CA, United States 2014-11-30 Angela Gonzalez West Covina, CA, United States 2014-11-30 isadora medina West Covina, CA, United States 20141-11-30 mariela lopez West Covina, CA, United States 2014-11-30 Adonis Belt West Covina, CA, United States 2014-11-30 JULIETTE ROSE Upland, CA, United States 2014-11-30 Cristina Castro West Covina, CA, United States 2014-11-30 Cassandra Franklin West Covina, CA, United States 2014-11-30 Domingo David West Covina, CA, United States 2014-11-30 Karla Edrial Covina, CA, United States 2014-11-30 Tabitha Bracamante West Covina, CA, United States 2014-11-30 Lou Dominguez West Covina, CA, United States 2014-11-30 Miguel Tapia West Covina, CA, United States 2014-11-30 Maria Elena Esquer West Covina, CA, United States 2014-11-30 Jessica Scott West Covina, CA, United States 2014-11-30 Susana Astudillo Covina, CA, United States 2014-11-30 Jenny Tyner IowaCity, IA, United States 2014-11-30 Athena Sims West Covina, CA, United States 2014-11-30 Belisa Tirado West Covina, CA, United States 2014-11-30 Christopher battung West Covina, CA, United States 2014-11-30 Angela Melgoza La Puente, CA, United States 2014-11-30 Name Location Date Annabel Rodabaugh West Covina, CA, United States 2014-11-30 andres castaneda Covina, CA, United States 2014-11-30 Rosheba Gadsden West Covina, CA, United States 2014-11-30 Patricia Ornelas West Covina, CA, United States 2014-11-30 stephen esquivel West Covina, CA, United States 2014 1 1 -30 lisa murphy Covina, CA, United States 2014-11-30 Michelle Lam West Covina, CA, United States 2014-11-30 Vanessa Zavala West Covina, CA, United States 2014-11-30 marlin mejia West Covina, CA, United States 2014-11-30 maximino mejia jr West Covina, CA, United States 2014-11-30 Armando Perez West Covina, CA, United States 2014-11-30 Bruce Lambertz jr West Covina, CA, United States 2014-11-30 loretta tafoya West Covina, CA, United States 2014-11-30 Angela Olton Covina, CA, United States 2014-11-30 Sonia Diaz West Covina, CA, United States. 2014-11-30 susie mccullough San Dimas, CA, United States 2014-11-30 Linda Flores West Covina, CA, United States 2014-11-30 Sonia galindo West Covina, CA, United States 2014-11-30 Leticia Ortiz West Covina, CA, United States 2014-11-30 Rose Gray West Covina, CA, United States 2014-11-30 richard mendoza West Covina, CA, United States 2014-11-30 Janea Olton Covina, CA, United States 2014-11-30 cyndi quintero west covina, CA, United States 2014-11-30 martin lopez west covina, CA, United States 2014-11-30 Amy Larson Covina, CA, United States 2014-11-30 Karina tarpinian GLENDALE, CA, United States 2014-11-30 Jose Romero Covina, CA, United States 2014-11-30 Carley valadez West Covina, CA, United States 2014-11-30 Lorena Chavira West Covina, CA, United States 2014-11-30 Nila Alvidrez La Puente, CA, United States 2014-11-30 Aury Chamale La Puente, CA, United States 2014-11-30 Samantha trejo West Covina, CA, United States 2014-11-30 0 Name Location Date Luis Bello West Covina, CA, United States 2014-11-30 Cesar ramirez West Covina, CA, United States 2014-11-30 Consuella rhodes West Covina, CA, United States 2014-11-30 Hartman Roa West Covina, CA, United States 2014-11-30 Frank sardegna West Covina, CA, United States 2014-11-30 Erin Marquez West Covina, CA, United States 2014-11-30 Michael Wenger West Covina, CA, United States 2014-11-30 Jennifer Bustin Covina, CA, United States 2014-11-30 Natalie Yrineo West Covina, CA, United States 2014-11-30 Christal Fimbres west covina, CA, United States 2014-11-30 Oscar De Leon West Covina, CA, United States 2014-11-30 Toni Hobson West Covina, CA, United States 2014-11-30 Joseph Gomez West Covina, CA, United States 2014-11-30 Carolyn purvis West Covina, CA, United States 2014-11-30 Mark Miller West Covina, CA, United States 2014-11-30 Donald Waters West Covina, CA, United States 2014-11-30 leslie amparan West Covina, CA, United States 2014-11-30 Teresa ruiz San Dimas, CA, United States 2014-11-30 Anthony Reymann West Covina, CA, United States 2014-11-30 Stephen crosmer West Covina, CA, United States 2014-11-30 gamino carmen West Covina, CA, United States 2014-11-30 michelle ardila West Covina, CA, United States 2014-11-30 Toni Esparza West Covina, CA, United States 2014-11-30 Gloria Taylor West Covina, CA, United States 2014-11-30 Diane Clark Canoga Park, CA, United States 2014-11-30 Dianna Lopez West Covina, CA, United States 2014-11-30 Maria cevallos West Covina, CA, United States 2014-11-30 Krista Amato West Covina, CA, United States 2014-11-30 Connie Plowman La Verne, CA, United States 2014-11-30 Jessica Knowles West Covina, CA, United States 2014-11-30 Quentin Cordova Hawthorne, CA, United States 2014-11-30 valerie moore West Covina, CA, United States 2014-11-30 f� Name Location Date jeanelle Correa West Covina, CA, United States 2014-11-30 Andrew Moya West Covina, CA, United States 2014-11-30 Laurie Burton West Covina, CA, United States 2014-11-30 Bea Quintana Covina, CA, United States 2014-11-30 Joann Maturino Chino, CA, United States 2014-11-30 Kathleen Acosta West Covina, CA, United States 2014-11-30 Steven McConaughy West Covina, CA, United States 2014-11-30 Pamela Santos West Covina, CA, United States 2014-11-30 Samantha pastoriza West Covina, CA, United States 2014-11-30 Adriana Flores West Covina, CA, United States 2014-11-30 Darlene scheidler West Covina, CA, United States 2014-11-30 Kristi Nagel San Dimas, CA, United States 2014-11-30 Jessica Noriega West Covina, CA, United States 2014-11-30 Rebecca gomez Covina, CA, United States 2014-11-30 Samantha dominguez West Covina, CA, United States 2014-11-30 Cindy Haskell Graham, WA, United States 2014-11-30 Catalina Taylor Adelanto, CA, United States 2014-11-30 Michelle Rivas Baldwin Park, CA, United States 2014-11-30 Annalise Maisano Covina, CA, United States 2014-11-30 Lorena Chavez West Covina, CA, United States 2014-11-30 Sara Sanders West Covina, CA, United States 2014-11-30 Florence angara San Gabriel, CA, United States 2014-11-30 norma Tolliver West Covina, CA, United States 2014-11-30 Janine Crawford West Covina, CA, United States 2014-11-30 sonia abdon West Covina, CA, United States 2014-11-30 Sylvia MOYA West Covina, CA, United States 2014-11-30 Matthew Hunter West Covina, CA, United States 2014-11-30 Sylvia Serrano West Covina, CA, United States 2014-11-30 Alexis Hernandez West Covina, CA, United States 2014-11-30 leah walton West Covina, CA, United States 2014-11-30 Laura zoelle West Covina, CA, United States 2014-11-30 Vincent Cordova Covina, CA, United States 2014-11-30 Name Location Date Pat Rodriguez West Covina, CA, United States 2014-11-30 Amy Macias La Puente, CA, United States 2014-11-30 peggy venti West Covina, CA, United States 2014-11-30 Helen carbajal Fontana, CA, United States 2014-11-30 Lizeth Lopez Covina, CA, United States 2014-11-30 Vanessa Calderon. West Covina, CA, United States 2014-11-30 Vivian Inchausti West Covina, CA, United States 2014-11-30 Gladys Dickson West Covina, CA, United States 2014-11-30 Valerie Johnson Fontana, CA, United States 2014-11-30 kelly raney Baldwin Park, CA, United States 2014-11-30 Joy Ye Arcadia, CA, United States 2014-11-30 Matt Danpongchareon West Covina, CA, United States 2014-11-30 Manuel Irigoyen West Covina, CA, United States 2014-11-30 belinda caldera West Covina, CA, United States 2014-11-30 Carolina Delgado West Covina, CA, United States 2014-11-30 Alena inchausti Covina, CA, United States 2014-11-30 Breanne Reyes West Covina, CA, United States 2014-11-30 Anna Gayle jardine West Covina, CA, United States 2014-11-30 erika flores Diamond Bar, CA, United States 2014-11-30 Monique Contreras Baldwin Park, CA, United States 2014-11-30 Shannon Medrano La Puente, CA, United States 2014-11-30 . Nattaly Valenzuela-Meza West Covina, CA, United States 2014-11-30 Sandra Mendez West Covina, CA, United States 2014-11-30 Mary Cowan Covina, CA, United States 2014-11-30 Krystal Montes Covina, CA, United States 2014-11-30 Mary Ann Garcia West Covina, CA, United States 2014-11-30 Marchia Stone West Covina, CA, United States 2014-11-30 Alex Bonsol West Covina, CA, United States 2014-11-30 Hiraycrist Mende West Covina, CA, United States 2014-11-30 Veronica benitez West Covina, CA, United States 2014-11-30 Aileen Pastrana-Ritch ie West Covina, CA, United States 2014-11-30 James Gutierrez West Covina, CA, United States 2014-11-30 aI Name Location Date Jeanette Gerardo West Covina, CA, United States 2014-11-30 Tanya Truong West Covina, CA, United States 2014-11-30 tim oliva West Covina, CA, United States 2014-11-30 Lindsay Ilagan West Covina, CA, United States 2014-11-30 Sennia Garcia West Covina, CA, United States 2014-11-30 Denise Lennox West Covina, CA, United States 2014-11-30 Gilbert Garcia West Covina, CA, United States 2014-11-30 Daniel Leong West Covina, CA, United States 2014-11-30 Bobby Martinez West Covina, CA, United States 2014-11-30 Araceli Marrufo West Covina, CA, United States 2014-12-01 Heide Winkenwerder West Covina, CA, United States 2014-12-01 Nirvana Gonzalez Baldwin Park, CA, United States 2014-12-01 Kathryn Mathos Covina, CA, United States 2014-12-01 maria bender Homestead, FL, United States 2014-12-01 Annette Valencia West Covina, CA, United States 2014-12-01 Donna Gerhart West Covina, CA, United States 2014-12-01 Norma losoya La Puente, CA, United States 2014-12-01 yvonne diaz West Covina, CA, United States 2014-12-01 grace Holmes West Covina, CA, United States 2014-12-01 Shacane Smith Pomona, CA, United States 2014-12-01 Connie yang West Covina, CA, United States 2014-12-01 Kathleen Gustafson Covina, CA, United States 2014-12-01 michelle martinez Rowland Heights, CA, United States 2014-12-01 varun deo West Covina, CA, United States 2014-12-01 Jason Kerns West Covina, CA, United States 2014-12-01 Yvonne Robles La Puente, CA, United States 2014-12-01 Evelyn Diaz West Covina, CA, United States 2014-12-01 erin estrada West Covina, CA, United States 2014-12-01 Juan Cortez Covina, CA, United States 2014-12-01 Victoria Phillips West Covina, CA, United States 2014-12-01 Linda peterson West Covina, CA, United States 2014-12-01 Jennie Burwell Baldwin Park, CA, United States 2014-12-01 Name Location Date Erin Moore West Covina, CA, United States 2014-12-01 susan watkins West Covina, CA, United States 2014-12-01 Mitchell Rocha West Covina, CA, United States 2014-12-01 Toni Kitagawa West Covina, CA, United States 2014-12-01 Erick Hamdja West Covina, CA, United States 2014-12-01 Christy Cruz Covina, CA, United States 2014-12-01 Cathy uribe West Covina, CA, United States 2014-12-01 Celina Duran Baldwin Park, CA, United States 2014-12-01 Adrian Smith West Covina, CA, United States 2014-12-01 Trina Brenner West Covina, CA, United States 2014-12-01 Yesenia ruvalcaba West Covina, CA, United States 2014-12-01 Nancy kuiland West Covina, CA, United States 2014-12-01 Anahi Briseno Baldwin Park, CA, United States 2014-12-01 cynthia young West Covina, CA, United States 2014-12-01 Louie Hernandez West Covina, CA, United States 2014-12-01 Patricia Gomez West Covina, CA, United States 2014-12-01 Susan Zaragoza West Covina, CA, United States 2014-12-01 Kevin Parra West Covina, CA, United States 2014-12-01 Debra Rodriguez West Covina, CA, United States 2014-12-01 Eduardo Cobian West Covina, CA, United States 2014-12-01 Yesenia Garcia West Covina, CA, United States 2014-12-01 ELIZABETH RAMOS West Covina, CA, United States 2014-12-01 Angelica flores West Covina, CA, United States 2014-12-01 Yvette G. Covina, CA, United States 2014-12-01 debby chapman West Covina, CA, United States 2014-12-01 Alyssa Castro West Covina, CA, United States 2014-12-01 Erika Avalos West Covina, CA, United States 2014-12-01 Jasmine Briones West Covina, CA, United States 2014-12-01 Joy Beckstrom Hacienda Heights, CA, United States 2014-12-01 Simon Wright West Covina, CA, United States 2014-12-01 Alicia Beers La Puente, CA, United States 12014-12-01 Albert Benitez West Covina, CA, United States 2014-12-01 a3 Name Location Date Deborah Mesko West Covina, CA, United States 2014-12-01 Paulette White West Covina, CA, United States 2014-12-01 Marta Palos Whittier, CA, United States 2014-12-01 latina bradford Baldwin Park, CA, United States 2014-12-01 Renee ybarra La Puente, CA, United States 2014-12-01 brian cole Los Angeles, CA, United States 2014-12-01 Amanaka miller West Covina, CA, United States 2014-12-01 Andreina Herrera West Covina, CA, United States 2014-12-01 Windy Hodgson West Covina, CA, United States 2014-12-01 Roxxann Roman West Covina, CA, United States 2014-12-01 Jeremy infranca West Covina, CA, United States 2014-12-01 Yadira Anglin San Dimas, CA, United States 2014-12-01 Nick Mora West Covina, CA, United States 2014-12-01 Annette Coronado West Covina, CA, United States 2014-12-01 Maria Roa West Covina, CA, United States 2014-12-01 Natalie Parra Glendora, CA, United States 2014-12-01 Marta alllen West Covina, CA, United States 2014-12-01 alma barron covina, CA, United States 2014-12-01 Hayden LUJAN Los angeles, CA, United States 2014-12-01 jaime gutierrez West Covina, CA, United States 2014-12-01 Micaela Caudillo West Covina, CA, United States 2014-12-01 TIFFANY VALDEZ WEST COVINA, CA, United States 2014-12-01 diane jaime West Covina, CA, United States 2014-12-01 Carl Boley West Covina, CA, United States 2014-12-01 Ashley Miller West Covina, CA, United States 2014-12-01 Brent marteney West Covina, CA, United States 2014-12-01 Lisa Cheney La Verne, CA, United States 2014-12-01 Valerie Arca West Covina, CA, United States 2014-12-01 Myrtle Shott West Covina, CA, United States 2014-12-01 Monica Perez West Covina, CA, United States 2014-12-01 Hugo Rojas West Covina, CA, United States 2014-12-01 jeanne st gaudens west Covina, CA, United States 2014-12-01 Name Location Date Jerelyn O'Keefe West Covina, CA, United States 2014-12-01 Elizabeth navarrete Covina, CA, United States 2014-12-01 Michelle Agostino West Covina, CA, United States 2014-12-01 kal wong Monterey Park, CA, United States 2014-12-01 Wesley Hansen West Covina, CA, United States 2014-12-01 Diane Okura West Covina, CA, United States 2014-12-01 Heidi Townsend La Puente, CA, United States 2014-12-01 Elizabeth Snavely West Covina, CA, United States 2014-12-01 wendy mekhaiel West Covina, CA, United States 2014-12-01 Kat LeBeck Rancho Cucamonga, CA, United States 2014-12-01 Kim larimore West covina, AZ, United States 2014-12-01 Isabel Perez West Covina, CA, United States 2014-12-01 Joanne Guerrero West Covina, CA, United States 2014-12-01 Charles Canez West Covina, CA, United States 2014-12-01 Ashley Malavenda West Covina, CA, United States 2014-12-01 javier capetillo West Covina, CA, United States 2014-12-01 McKenna Bishop West Covina, CA, United States 2014-12-01 Michael Townsend La Puente, CA, United States 2014-12-01 Alyssa fuentes Baldwin Park, CA, United States 2014-12-01 Robert Ruiz La Puente, CA, United States 2014-12-01 Luz Rodriguez West Covina, CA, United States 2014-12-01 Gennyffer Santamaria West Covina, CA, United States 2014-12-01 Airam Marin La Puente, CA, United States 2014-12-01 Virginia Olivas West Covina, CA, United States 2014-12-01 shannai romero West Covina, CA, United States 2014-12-01 Julie shewmaker West Covina, CA, United States 2014-12-01 Stacy todhunter West Covina, CA, United States 2014-12-01 Michael Dorgan West Covina, CA, United States 2014-12-01 P omiya West Covina, CA, United States 2014-12-01 Susan Wong West Covina, CA, United States 2014-12-01 Valine estrada West Covina, CA, United States 2014-12-01 Kristina lopez West Covina, CA, United States 2014-12-01 Name monique tauceda Silvia Taylor marissa ramirez ArtReyna Dan Smith YVONNE HERTZOG Sabrina Hernandez James Hsu Florence Corey Gloria Barrera Becky Simonds Randall Muraoka Inez Cruz Leilani quesada Krisell Valenzuela Pauline Negrete Francisco chavez Gail Kitani Melissa victoria Jennifer Garcia Samantha Mendoza Eugene Lee John Auger Helen Esteves Sarah Kaleikau Debbie daneri Cherry Cherry.ordonez@me.com Connie Langford Tracy Floyd sherry fischer rosalinda martinez Andrea moreno Location Baldwin Park, CA, United States West Covina, CA, United States West Covina, CA, United States West Covina, CA, United States San Bernardino, CA, United States West Covina, CA, United States Baldwin Park, CA, United States West Covina, CA, United States West Covina, CA, United States West Covina, CA, United States West Covina, CA, United States West Covina, CA, United States Baldwin Park, CA, United States West Covina, CA, United States West Covina, CA, United States West Covina, CA, United States La Puente, CA, United States West Covina, CA, United States West Covina, CA, United States West Covina, CA, United States West Covina, CA, United States Baldwin Park, CA, United States West Covina, CA, United States West Covina, CA, United States Tustin, CA, United States West Covina, CA, United States west Covina, CA, United States West Covina, CA, United States West Covina, CA, United States West Covina, CA, United States Covina, CA, United States Covina, CA, United States Date 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 2014-12-01 a� Name Location Date Myra Azuelo West Covina, CA, United States 2014-12-01 Scott Fowler West Covina, CA, United States 2014-12-01 Amber Olvera West Covina, CA, United States 2014-12-01 paula Peterson West Covina, CA, United States 2014-12-01 Maria Rodea West Covina, CA, United States 2014-12-01 Karen Hong West Covina, CA, United States 2014-12-01 Hayden. Blakemoore West Covina, CA, United States 2014-12-01 J Rocha West Covina, CA, United States 2014-12-01 Jerry torres West Covina, CA, United States 2014-12-01 Timothy avila West Covina, CA, United States 2014-12-01 claudia butler Baldwin Park, CA, United States 2014-12-01 David muro West Covina, CA, United States 2014-12-01 Neddy Chavez Covina, CA, United States 2014-12-01 Sarah Keeter West Covina, CA, United States 2014-12-01 Lily Chacon West Covina, CA, United States 2014-12-01 elizabeth merida West Covina, CA, United States 2014-12-01 gail flores West Covina, CA, United States 2014-12-01 Elvira Rodriguez West Covina, CA, United States 2014-12-01 Desiree Lopez West Covina, CA, United States 2014-12-01 Alexandria Villaloboz West Covina, CA, United States 2014-12-01 Celena Dixon Baldwin Park, CA, United States 2014-12-01 Barbara Davids West Covina, CA, United States 2014-12-01 Shannon Gardner West Covina, CA, United States 2014-12-01 wendy cisneros West Covina, CA, United States 2014-12-01 Marie Tijerina West Covina, CA, United States 2014-12-01 Elena Cabrera West Covina, CA, United States 2014-12-01 Kelly porter West Covina, CA, United States 2014-12-01 Gaile Bernard West Covina, CA, United States 2014-12-01 Jennifer Hewitt Baldwin Park, CA, United States 2014-12-01 Steven castro West Covina, CA, United States 2014-12-01 Ashton Miller West Covina, CA, United States 2014-12-01 Kelly hearn Covina, CA, United States 2014-12-01 �1 Name Location Date Shawna castaneda Covina, CA, United States 2014-12-01 Mark Munoz West Covina, CA, United States 2014-12-01 Michael Fowlkes West Covina, CA, United States 2014-12-01 Maritza Ortiz Covina, CA, United States 2014-12-01 Stephanie Hernandez West Covina, CA, United States 2014-12-01 Debra Brown La Puente, CA, United States 2014-12-01 Daniel Wright West Covina, CA, United States 2014-12-01 Lizsa Pinedo West Covina, CA, United States 2014-12-01 Shannin Poso West Covina, CA, United States 2014-12-01 Miranda Baker West Covina, CA, United States 2014-12-01 tiffany Claudio Baldwin Park, CA, United States 2014-12-01 Andy Martinez West Covina, CA, United States 2014-12-01 Jennifer Chean West Covina, CA, United States 2014-12-01 Maria Diaz West Covina, CA, United States 2014-12-01 victor Marquez West Covina, CA, United States 2014-12-01 Eloise Bienvenu West Covina, CA, United States 2014-12-01 Janice Schuler West Covina, CA, United States 2014-12-01 Jennifer Garcia Medford, OR, United States 2014-12-01 Carlos Cespedes West Covina, CA, United States 2014-12-01 Luis Sequeira Covina, CA, United States 2014-12-01 amanda lundberg West Covina, CA, United States 2014-12-01 Dee Gray West Covina, CA, United States 2014-12-01 Helen Cani West Covina, CA, United States 2014-12-01 Liz Thatcher West Covina, CA, United States 2014-12-01 Mary Lawson West Covina, CA, United States 2014-12-01 regena gomez corona, CA, United States 2014-12-01 Kristen Cook West Covina, CA, United States 2014-12-01 Christine Nagata West Covina, CA, United States 2014-12-01 Juan Velasco Duarte, CA, United States 2014-12-01 brandy morales Pomona, CA, United States 2014-12-01 Jeanette Stone Menifee, CA, United States 2014-12-01 Natalie Quiros West Covina, CA, United States 2014-12-01 21 Name Location Date Nicole Argos west covina, CA, United States 2014-12-01 Diane Turnet West Covina, CA, United States 2014-12-01 Lenore garcia South El Monte, CA, United States 2014-12-01 Jovan Aligam westcovina, CA, United States 2014-12-01 Irma Alvarez West Covina, CA, United States 2014-12-01 Sarah McHargue West Covina, CA, United States 2014-12-01 Edgar de leon West Covina, CA, United States 2014-12-01 Stephanie Trejo Upland, CA, United States 2014-12-01 jeremy esparza El Monte, CA, United States 2014-12-01 Richard flores West Covina, CA, United States 2014-12-01 Siena velasquez West Covina, CA, United States 2014-12-01 Susan Lew West Covina, CA, United States 2014-12-01 isabelle Salazar West Covina, CA, United States 2014-12-01 Rosalie Valdez West Covina, CA, United States 2014-12-01 Joanna Janczak West Covina, CA, United States 2014-12-01 Leslie Martinez Rialto, CA, United States 2014-12-01 Maria Rodriguez West Covina, CA, United States 2014-12-01 Jesse flores West Covina, CA, United States 2014-12-01 natalie endo West Covina, CA, United States 2014-12-01 Craig Takamiya West Covina, CA, United States 2014-12-01 Pam Fowlkes West Covina, CA, United States 2014-12-01 Morgan Maynard Jurupa Valley, CA, United States 2014-12-01 Larissa Solis Covina, CA, United States 2014-12-01 Michelle Delgado Rowland Heights, CA, United States 2014-12-01 Phyllis Estrada West Covina, CA, United States 2014-12-01 jason entwistle West Covina, CA, United States 2014-12-01 Pamela Urban West Covina, CA, United States 2014-12-01 Debbie Valadez West Covina, CA, United States 2014-12-01 Scott dadour West Covina, CA, United States 2014-12-01 jenny ngo Alhambra, CA, United States 2014-12-01 Bailey Barcenas West Covina, CA, United States 2014-12-02 Flor Martinez West: Covina, CA, United States 2014-12-02 ral Name Location Date Lawrence Shotton West Covina, CA, United States 2014-12-02 MARIA KASFY West Covina, CA, United States 2014-12-02 Tony Garay West Covina, CA, United States 2014-12-02 Nathan rodarte Twin Peaks, CA, United States 2014-12-02 john Hughes West Covina, CA, United States 2014-12-02 jessica gonzalez West Covina, CA, United States 2014-12-02 Monique McCormick Covina, CA, United States 2014-12-02 Hilary Frias West Covina, CA, United States 2014-12-02 Natalie Rodriguez West Covina, CA, United States 2014-12-02 Joanne Horton La Puente, CA, United States 2014-12-02 kevin bradfield Baldwin Park, CA, United States 2014-12-02 Aurora Jimenez west Covina, CA, United States 2014-12-02 Jennifer Cooke West Covina, CA, United States 2014-12-02 celeste rios West Covina, CA, United States 2014-12-02 Emilia Gombos West Covina, CA, United States 2014-12-02 MARK LEFLER West Covina, CA, United States 2014-12-02 Stephanie Daugherty Covina, CA, United States 2014-12-02 Maritza Cruz West Covina, CA, United States 2014-12-02 Mary Jane Wilson La Puente, CA, United States 2014-12-02 ray crummitt West Covina, CA, United States 2014-12-02 laura trujillo West Covina, CA, United States 2014-12-02 Veronica Villalobos West Covina, CA, United States 2014-12-02 Maritza Arrua Long Beach, CA, United States 2014-12-02 Sterling Putman West Covina, CA, United States 2014-12-02 Maxine Hicks West Covina, CA, United States 2014-12-02 Scott Hicks West Covina, CA, United States 2014-12-02 deanne Kistler West Covina, CA, United States 2014-12-02 Samira Mejia West Covina, CA, United States 2014-12-02 Cynthia Garcia West Covina, CA, United States 2014-12-02 Donna Nash Barstow, CA, United States 2014-12-02 Andrea Mesa -Cruz West Covina, CA, United States 2014-12-02 Masami Matsuno Redondo Beach, CA, United States 2014-12-02 Name Location Date Katarina Negrete West Covina, CA, United States 2014-12-02 Lisa Stone Burbank, CA, United States 2014-12-02 Lynn Howard Georgetown, ID, United States 2014-12-02 Amber Ortiz Fontana, CA, United States 2014-12-02 Zachary Uniza Baldwin Park, CA, United States 2014-12-02 Taylor Stratford Reno, NV, United States 2014-12-02 kevin crosby West Covina, CA, United States 2014-12-02 ana alarcon West Covina, CA, United States 2014-12-02 Richard willison West Covina, CA, United States 2014-12-02 Karen Agronovitz West Covina, CA, United States 2014-12-02 Jesus Hernandez West Covina, CA, United States 2014-12-02 macy chavez West Covina, CA, United States. 2014-12-02 Donaji Zamora West Covina, CA, United States 2014-12-02 Laura Duarte West Covina, CA, United States 2014-12-02 Walter Brugman West Covina, CA, United States 2014-12-02 JoAnn Munson Glendora, CA, United States 2014-12-02 jenisse ramirez West Covina, CA, United States 2014-12-02 laura medina Baldwin Park, CA, United States 2014-12-02 Sofia Gabaldbn west covina, CA, United States 2014-12-02 Giovanna Del rio El Monte, CA, United States 2014-12-02 Andres Garcia Jr. West Covina, CA, United States 2014-12-02 Jane thompson West Covina, CA, United States 2014-12-02 randi ayala Covina, CA, United States 2014-12-02 Ledona Barnett West Covina, CA, United States 2014-12-02 Nora Ortega West Covina, CA, United States 2014-12-02 Brenda Ramirez West Covina, CA, United States 2014-12-02 Desiree Estrada Pasadena, CA, United States 2014-12-02 Josefina Cortez Covina, CA, United States 2014-12-02 Marcos Garcia Fontana, CA, United States 2014-12-02 libby absher mocksville, NC, United States 2014-12-02 debbie wilson parkersburg, WV, United States 2014-12-02 Robert Shipley West Covina, CA, United States 2014-12-02 3( Name Location Date Julie Montoya West Covina, CA, United States 2014-12-02 Susana Zuniga Covina, CA, United States 2014-12-02 Cynthia Vasquez West Covina, CA, United States 2014-12-02 Susan Ray Lisbon, ME, United States 2014-12-02 Tina Baker Saint Cloud, FL, United States 2014-12-02 Peter Leddy East Providence, RI, United States 2014-12-02 blanca macias West Covina, CA, United States 2014-12-02 Suzanne Hall Mont Alto, PA, United States 2014-12-02 audrey lane West Covina, CA, United States 2014-12-02 Anni Jensen Covina, CA, United States 2014-12-02 Haley Hughes Essex, MA, United States 2014-12-02 Terry Boyce Parlin, NJ, United States 2014-12-02 Pamela Shaw Cincinnati, OH, United States 2014-12-02 Katherine jazyk Covina, CA, United States 2014-12-02 Ofelia Rufin West Covina, CA, United States 2014-12-02 Nelly Sanchez West Covina, CA, United States 2014-12-02 Emma Cortes West Covina, CA, United States 2014-12-02 yvonne Rodriguez Covina, CA, United States 2014-12-02 Debbie Abundis Pomona, CA, United States 2014-12-02 Melinda Clarke West Covina, CA, United States 2014-12-02 Linda Waine Taunton, MA, United States 2014-12-02 Patricia Tripi Amherst, NY, United States 2014-12-02 Savannah larson West Covina, CA, United States 2014-12-02 TRACIE MCELROY West Covina, CA, United States 2014-12-02 Nicole Weber Pasadena, MD, United States 2014-12-02 Paula Ritter Arlington, MA, United States 2014-12-02 Kathryn Steele Clarkesville, GA, United States 2014-12-02 natalia ranganathan kansas city, MO, United States 2014-12-02 cylvia nava West Covina, CA, United States 2014-12-02 Margaret abeyta West Covina, CA, United States 2014-12-02 cheryl maybee West Covina, CA, United States 2014-12-02 Rochelle Roybal Covina, CA, United States 2014-12-02 �3 � Name Location Date Brandy Sax West Covina, CA, United States 2014-12-02 Diana Zuniga Montclair, CA, United States 2014-12-02 Sylvia gonzales West Covina, CA, United States 2014-12-02 Beatrice Hernandez West Covina, CA, United States 2014-12-02 Claudette Bristol West Covina, CA, United States 2014-12-02 Kohl Crawford West Covina, CA, United States 2014-12-02 SANDRA HESS Ontario, OR, United States 2014-12-02 Kari Lindewirth Florissant, MO, United States 2014-12-02 Ryan Beck Covina, CA, United States 2014-12-02 michelle martel West Covina, CA, United States 2014-12-02 amanda munro West Covina, CA, United States 2014-12-02 Jasmine Rosales Baldwin Park, CA, United States 2014-12-02 Name City State Zip Code Country Signed On Gloria Landaverde United States 11/25/2014 Amber wood Covina California 91724 United States 11/25/2014 Kimberly Brown West Covina California 91790 United States 11/25/2014 Lydia Cortez Mount Baldy California 91759 United States 11/25/2014 Cristina Berumen El Monte California 91732 United States 11/26/2014 Manny Amaya Covina California 91723 United States 11/26/2014 Audrey Collin Temple City California 91780 United States 11/26/2014 Gertrude Taylor West Covina California 91790 United States 11/26/2014 Betty Tibbett West Covina California 91790 United States 11/26/2014 Rick Mroczek West Covina California 91792 United States 11/26/2014 Alfonso Quintero Chino Hills California 91709 United States 11/26/2014 Jennifer Rhyne West Covina California 91790 United States 11/26/2014 Jennifer Valbuena West Covina California 91790 United States 11/26/2014 richard hughes West Covina California 91791 United States 11/26/2014 Valerie Mergil West Covina California 91790 United States 11/26/2014 dolores montijo West Covina California 91790 United States 11/26/2014 Teresa Cardenas Baldwin Park California 91706 United States 11/26/2014 Justin Guillaume Chino, Ca California 91710 United States 11/26/2014 Lavon OConnor Portage Indiana 46368 United States 11/26/2014 Myra Duvall Fullerton California 92835 United States 11/26/2014 Kristina Sagehorn West Covina California 91791 United States 11/26/2014 Elizabeth franco Ontario California 91762 United States 11/26/2014 Claudia Medina Azusa California 91702 United States 11/26/2014 Lisa Maggiore Upland California 91784 United States 11/26/2014 Zemi Bertonneau Azusa California 91702 United States 11/26/2014 rhonda janssens Anaheim California 92801 United States 11/26/2014 Rjoya Atu Kaneohe Hawaii 96744 United States 11/26/2014 Todd zeidner Covina California 91723 United States 1112612014 Tina Olson West Covina California 91790 United States 11/26/2014 Jourdanne Cadavona Los Angeles California 90036 United States 11/26/2014 Mary Creighton Virginia Minnesota 55792 United States 11/26/2014 Rachel Lujan pomona California 91767 United States 11/26/2014 Philip Lujan Pomona California 91767 United States 11/26/2014 Heather Flowers San Diego California 92110 United States 11/26/2014 Angelic Rael Long Beach California 90804 United States 11/26/2014 Pam Farley Thousand Oaks California 91362 United States 11/26/2014 Robert Lee San Diego California 92101 United States 11/26/2014 Millie hankerd West Covina California 91791 United States 11/26/2014 Tara Crawford West Covina California 91790 United States 11/26/2014 Sandy Warren lascassas Tennessee 37085 United States 11/26/2014 Raymond Flores Covina California 91722 United States 11/26/2014 Cecilia Diaz West Covina California 91792 United States 11/26/2014 Donna Tomanelli marlboro New Jersey 12542 United States 11/26/2014 John R. Young and James P. Higgin East Norriton Pennsylvanl9401-1531 United States 11/26/2014 Donna Bishop Covina California 91722 United States 11/26/2014 Tam Stilgenbauer West Covina California 91791 United States 11/26/2014 tanya regan La Canada Flintridge California 91011 United States 11/26/2014 christopher salcido Long Beach California 90805 United States 11/26/2014 davina Mendoza Covina California 91722 United States 11/26/2014 Paige Treadwell Bossier city Louisiana 71111 United States 11/26/2014 Christina Hernandez West Covina California 91790 United States 11/27/2014 charmian sampson West Covina California 91790 United States 11/27/2014 sandy tapia Long Beach California 90805 United States . 11/27/2014 Jeff judziewicz San Diego California 92129 United States 11/27/2014 animallover cumbria England CA143DL United Kingdom 11/27/2014 Nicolas SCHACK Selles/Cher 41130 France 11/27/2014 Criz Lazz Cortz 'SP' (Vizkaia-Euskadi) 4278020 Brazil 11/27/2014 Ronald grosland Rancho Cucamonga California 91730 United States 11/27/2014 Nancy Peggs San Dimas California 91773-3731 United States 11/27/2014 Lisa Salazar Foster City California 94404 United States 11/27/2014 Elizabeth Avila Alhambra California 91803 United States 11/27/2014 Melissa Boyd Las Vegas Nevada 89117 United States 11127/2014 Marina Munoz Los Angeles California 90019 United States 11/28/2014 Sheila wright Jeannette Pennsylvan 15644 United States 11/28/2014 Melissa Williams Creston Iowa 50801-173E United States 11/28/2014 Carla Roy Bargersville Indiana 46106 United States 11/28/2014 grant siebers Spokane Washingto 99206 United States 11/28/2014 Timothy Tibbett West Covina California 91790 United States 11/28/2014 sandy glenn Ottawa Kansas 66067 United States 11/28/2014 Chris Taylor West Covina California 91790 United States 11/28/2014 Tina Yerkish West Covina California 91790 United States 11/28/2014 elena gonzalez oxnard California 93033 United States 11/28/2014 Sammi Formby Palacios Texas 77465 United States 11/28/2014 Cynthia Simmons Azusa California 91702 United States 11/28/2014 barbvanparis kawkawlin Michigan 48631 United States 11/28/2014 Itzel Flores Oxnard California 93033 United States 11/28/2014 Martin Meisner Lake Forest California 92630 United States 11/28/2014 Donna Smith Azusa California 91702 United States 11/28/2014 shirrea moya West Covina California 91790 United States 11/29/2014 Yesenia Mendez West Covina California 91791 United States 11/29/2014 Gary Friedel West Covina California 91791 United States 11/29/2014 Elena Macdonald Baldwin Park California 91706 United States 11/29/2014 Ebelia Vargas West Covina California 91791 United States 11/29/2014 Debbie Leonard West Covina California 91790 United States 11/29/2014 Jose Velazquez West Covina California 91792 United States 11/29/2014 Gerardo torres West Covina California 91790 United States 11/29/2014 diana maximo West Covina California 91790 United States 11/29/2014 Ryan McCabe West Covina California 91790 United States 11/29/2014 Robert Gallegos West Covina California 91790 United States 11/29/2014 Cynthia Diaz West Covina California 91791 United States 11/29/2014 Kelly cole West Covina California 91791 United States 11/29/2014 margie gutierrez West Covina California 91791 United States 11/29/2014 Amy Wilson West Covina California 91790 United States 11/29/2014 Christina Sanchez West Covina California 91791 United States 11/29/2014 Joanna sancheZ West Covina California 91790 United States 11/29/2014 trisha castaneda West Covina California 91792 United States 11/29/2014 Tracy Do West Covina California 91792 United States 11/29/2014 Estela Penales _ West Covina California 91792 United States 11/29/2014 sandra ochoa West Covina California 91792 United States 11/29/2014 Paula Livas West Covina California 91790 United States 11/29/2014 Marilyn Jensen West Covina California 91790 United States 11/29/2014 tanya hanamaikai West Covina California 91791 United States 11/29/2014 J. Macias West Covina California 91791 United States 11/29/2014 Rachel Baylon West Covina California 91792 United States 11/29/2014 Jenna Cerulli West Covina California 91790 United States 11/29/2014 Shanell santi West Covina California 91791 United States 11/29/2014 Tiffany Silva West Covina California 91791 United States 11/29/2014 Lorena Martinez West Covina California 91791 United States 11/29/2014 Mike nguyen Baldwin Park California 91706 United States 11/29/2014 Marylu Montgomery West Covina California 91791 United States 11/29/2014 paris sampson West Covina California 91790 United States 11/29/2014 Hillarey Pacheco La Puente California 91744 United States 11/29/2014 Maria Reyes West Covina California 91790 United States 11/29/2014 Donna Chia West Covina California 91791 United States 11/29/2014 Dolores Entwistle West Covina California 91791 United States 11/29/2014 Jeremy Monge san dimas California 91773 United States 11/29/2014 Rebecca Vasquez West Covina California 91790 United States 11/29/2014 daniel naranjo West Covina California 91790 United States 11/29/2014 Monica Duldulao West Covina California 91792 United States 11/29/2014 Tara Hale West Covina California 91790 United States 11/29/2014 Mya arellano La Puente California 91744 United States 11/29/2014 Alyssa Segura West Covina California 91792 United States 11/29/2014 Odalys cardenas La Puente California 91744 United States 11/29/2014 Roxanne argel West Covina California 91790 United States 11/29/2014 Armando De Leon West Covina California 91792 United States 11/29/2014 jose donis West Covina California 91792 United States 11/29/2014 Jamie king West Covina California 91790 United States 11/29/2014 Jessica Quirarte Baldwin Park California 91706 United States 11/29/2014 Gabriel Garcia West Covina California 91790 United States 11/2912014 Rolinda Maxwell West Covina California 91790 United States 11/29/2014 Desiree guerrero West Covina California 91791 United States 11/29/2014 Angelo Mendez Azusa California 91702 United States 11/29/2014 vincent hicialgo Lancaster California 93535 United States 11/29/2014 debra stapleton West Covina California 91790 United States 11/29/2014 Veronica oseph West Covina California 91792 United States 11/29/2014 v=� J Nikki sand San Diego California 92126 United States 11/29/2014 Vivian xiao West Covina California 91791 United States 11/29/2014 Teresa Garcia West Covina California 91792 United States 11/29/2014 Hermie Jacob West Covina California Nest Covina United States 11/29/2014 alina arias West Covina California 91791 United States 1112912014 Louie Pinedo West Covina California 91790 United States 11/29/2014 Victoria Sic west Covina California 91790 United States 11/29/2014 Kristin Sotelo West Covina California 91790 United States 11/29/2014 J Olivares La Puente California 91744 United States 11/29/2014 Norma Martinez as West Covina California 91791 United States 11/29/2014 Cynthia Davis west covina California 91792 United States 11/29/2014 Laura Sanchez West Covina California 91790 United States 11/29/2014 ivy williams West Covina California 91790 United States 11/29/2014 Daniel Dirige West Covina California 91792 United States 11/29/2014 Ann Elizabeth Caballero West Covina California 91790 United States 11/29/2014 Alicia Mendoza West Covina California 91790 United States 11/29/2014 Araceli Moreno West Covina California 91790 United States 11/29/2014 jennifer marler Duarte California 91010 United States 11/29/2014 Brittney Herrera West Covina California 91791 United States 11/29/2014 Indiana Hurley Covina California 91723 United States 11/29/2014 lance lewis West Covina California 91790 United States 11/29/2014 Rhina-rene' Post West Covina California 91791 United States 11/29/2014 lisa kennon West Covina California 91790 United States 11/29/2014 Cynthia bower West Covina California 91791 United States 11/29/2014 Thomas Stapleton West Covina California 91790 United States 11/29/2014 Sonia Lopez Upland California 91786 United States 11/29/2014 Kerry Gomez West Covina California 91790 United States 11/29/2014 Aida Diaz West Covina California 91790 United States 11/29/2014 renee vazquez West Covina California 91791 United States 11/29/2014 Yvonne Daniel West Covina California 91791 United States 11/29/2014 Shannon Esqueda West Covina California 91791 United States 11/29/2014 Gina Romero West Covina California 91790 United States 11/29/2014 Genevieve Sosa West Covina California 91790 United States 11/29/2014 Becky Ramirez West Covina California 91791 United States 11/29/2014 Patricia Pena Pasadena California 91104 United States 11/29/2014 Carole mullner West Covina California 91792 United States 11/29/2014 Josie aguilera West Covina California 91791 United States 11/29/2014 Bernice Garcia West Covina California 91791 United States 11/29/2014 Roxanne Garnet West Covina California 91790 United States 11/29/2014 Lupita Macias West Covina California 91791 United States 11/29/2014 Jackie Romero West Covina 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West Covina California 91790 United States 11/30/2014 Aileen Past rana-Ritchie West Covina California 91790 United States 11/30/2014 James Gutierrez West Covina California 91790 United States 11/30/2014 Jeanette Gerardo West Covina California 91790 United States 11/30/2014 Tanya Truong West Covina California 91790 United States 11/30/2014 tim Oliva West Covina California 91791 United States 11/30/2014 Lindsay Hagan West Covina California 91792 United States 11/30/2014 Sennia Garcia West Covina California 91790 United States 11/30/2014 Denise Lennox West Covina California 91792 United States 11/30/2014 Gilbert Garcia West Covina California 91790 United States 11/30/2014 Daniel Leong West Covina California 91791 United States 11/30/2014 Bobby Martinez West Covina California 91791 United States 11/30/2014 Araceli Marrufo West Covina California 91791 United States 12/1/2014 Heide Winkenwerder West Covina California 91792 United States 12/1/2014 Nirvana Gonzalez Baldwin Park California 91706 United States 12/1/2014 Kathryn Mathos Covina California 91722 United States 12/1/2014 maria bender Homestead Florida 33035 United States 12/1/2014 Annette Valencia West Covina California 91791 United States 12/1/2014 Donna Gerhart West Covina California 91792 United States 12/1/2014 Norma losoya La Puente California 91744 United States 12/1/2014 Yvonne diaz West Covina California 91790 United States 12/1/2014 grace Holmes West Covina California 91790 United States 12/1/2014 Shacane Smith Pomona California 91767 United States 12/1/2014 Connie yang West Covina California 91790 United States 12/1/2014 Kathleen Gustafson Covina California 91722 United States 12/1/2014 michelle martinez Rowland Heights California 91748 United States 12/1/2014 varun deo West Covina California 91791 United States 12/1/2014 Jason Kerns West Covina California 91790 United States 12/1/2014 Yvonne Robles La Puente California 91744 United States 12/1/2014 Evelyn Diaz West Covina California 91791 United 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Blakemoore J Rocha Jerry torres Timothy avila claudia butler David muro Neddy Chavez Sarah Keeter Baldwin Park California 91706 United States 12/1/2014 West Covina California 91792 United States 12/1/2014 West Covina California 91790 United States 12/1/2014 West Covina California 91792 United States 12/1/2014 La Puente California 91744 United States 12/1/2014_ West Covina California 91791 United States 12/1/2014 West Covina California 91791 United States 12/1/2014 West Covina California 91792 United States 12/1/2014 West Covina California 91791 United States 12/1/2014 Baldwin Park California 91706 United States 12/1/2014 West Covina California 91790 United States 12/1/2014 West Covina California 91790 United States 12/1/2014 Tustin California 92780 United States 12/1/2014 West Covina California 91791 United States 12/1/2014 west Covina California 911789 United States 12/1/2014 West Covina California 91790 United States 12/1/2014 West Covina California 91790 United States 12/1/2014 West 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California 91790 United States 12/1/2014 victor Marquez West Covina California 91792 United States 12/1/2014 Eloise Bienvenu West Covina California 91791 United States 12/1/2014 r s� Janice Schuler West Covina California 91791 United States 12/1/2014 Jennifer Garcia Medford Oregon 97504 United States 12/1/2014 Carlos Cespedes West Covina California 91791 United States 12/1/2014 Luis Sequeira Covina California 91723 United States 12/1/2014 amanda lundberg West Covina California 91792 United States 12/1/2014 Dee Gray West Covina California 91791 United States 12/1/2014 Helen Cani West Covina California 91790 United States 12/1/2014 Liz Thatcher West Covina California 91790 United States 12/1/2014 Mary Lawson West Covina California 91791 United States 12/1/2014 regena gomez corona California 92880 United States 12/1/2014 Kristen Cook West Covina California 91790 United States 12/1/2014 Christine Nagata West Covina California 91791 United States 12/1/2014 Juan Velasco Duarte California 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Maine 4250 United States 12/2/2014 Tina Baker Saint Cloud Florida 34769 United States 12/2/2014 Peter Leddy East Providence Rhode Islar 2915 United States 12/2/2014 blanca macias West Covina California 91791 United States 12/2/2014 Suzanne Hall Mont Alto Pennsylvan 17237 United States 12/2/2014 audrey lane West Covina California 91792 United States 12/2/2014 Anni Jensen Covina California 91722 United States 12/2/2014 Haley Hughes Essex Massachus 1929 United States 12/2/2014 Terry Boyce Parlin New Jersey 8859 United States 12/2/2014 Pamela Shaw Cincinnati Ohio 45216 United States 12/2/2014 Katherine jazyk Covina California 91722 United States 12/2/2014 Ofelia Rufin West Covina California 91791 United States 12/2/2014 Nelly Sanchez West Covina California 91790 United States 12/2/2014 Emma Cortes West Covina California 91791 United States 12/2/2014 Yvonne Rodriguez Covina California 91722 United States 12/2/2014 Debbie Abundis Pomona California 91767 United States 12/2/2014 Melinda Clarke West Covina California 91790 United States 12/2/2014 Linda Waine Taunton Massachus 2780 United States 12/2/2014 Patricia Tripi Amherst New York 14228-195S United States 12/2/2014 Savannah iarson West Covina California 91791 United States 12/2/2014 TRACIE MCELROY West Covina California 91790 United States 12/2/2014 Nicole Weber Pasadena Maryland 21122 United States 12/2/2014 Paula Ritter Arlington Massachus 2476 United States 12/2/2014 Kathryn Steele Clarkesville tieorgia 30523 United States 12/2/2014 natalia ranganathan kansas city Missouri 64112 United States 12/2/2014 cylvia nava West Covina California 91790 United States 12/2/2014 Margaret abeyta West Covina California 91790 United States 12/2/2014 cheryl maybee West Covina California 91790 United States 12/2/2014 Rochelle Roybal Covina California 91724 United States 12/2/2014 Brandy Sax West Covina California 91792 United States 12/2/2014 Diana Zuniga Montclair California 91763 United States 12/2/2014 Sylvia gonzales West Covina California 91790 United States 12/2/2014 Beatrice Hernandez West Covina California 91790 United States 12/2/2014 Claudette Bristol West Covina California 91790 United States 12/2/2014 Kohl Crawford West Covina California 91790 United States 12/2/2014 SANDRA HESS Ontario Oregon 97914 United States 12/2/2014 Kari Lindewirth Florissant Missouri 63031 United States 12/2/2014 Ryan Beck Covina California 91724 United States 12/2/2014 michelle martel West Covina California 91790 United States 12/2/2014 amanda munro West Covina California 91791 United States 12/2/2014 Jasmine Rosales Baldwin Park California 91706 United States 12/2/2014 I'm signing because when my boyfriend and I need a place for our dog to stay that we trusted when we went on vacation, this was the best place to take our dog. And I would hate to see it go! • Monique heppler it [;;.,.; Lilo 11 im signing because that's not right for them to take it down a lot of people go there and these people that want to help animals deserve to stay ! • Josselyn Nunez r,•i: o n Like n I use this pet resort when I travel a d i am pleased with their service. It would be such a shame if it had to close down. • Sarah Hernandez ,r;rn, ,�.f o ;(,,,.,,--;) n n I'm signing because we need to care more about animals and less about money. • Angel Celis ,, :-, C,r ', ",,, .. o Adriana cardenas •, :•. I rc f: ,. I_il:c 0 I'm a pet ownerand don't want to lose this pet resort in my neighborhood. Julie Lefler � ;% i 1'ovi;,: % CA o am(i aao U. N Likc 0 I'm a past customer and Dogs need a place to go when their owners are away and can't look after them and want a safe place to take them to....... Mervin Gutierrez v ,;.;_ r r:,:wi%,,s_ ( ', Likc 0 i support Heavenly Pet Resort. They are a great asset to this community and serve to create a second caring home for our pet family. Karl Umaguing v 17 1 r, ;, it ;,. Lil:z 0 I take my dogs to Heavenly Pet Resort. Alixandra Solis I_% i'cc::r,�, ('A U Likc 0 Before I adopted my dog Syd this is where lie lived when he was rescued. . Rene Ortega :, ,...;i r(r r. ,. 0 Lil;c 0 I feel that hosing is already avail. We dont need more. . Vincent Almeida wi > rc� -i,, \. C I,il:c 0 I love animals and there should always be a place for them to feel safe amd loved • Stephanie Kennon va! Ir , ,)VI oo . C Like U Because our dogs go there. It's a wonderful place for the dogs. This is what happens when you have selfish bastards who want to take EVERYTHING away for their own gain. Leave things alone that you can't have. STOP BEING GREEDYM • Rommy Chaves ,er<i cW11, A A 91 Like 0 I Work at Azusa foothill kennels we never had any problems like that but I think they knew that kennel is there before they bought their house I Dont think they should giving the kennel any prombles HEAVENLY PET RESORT SHOULDN'T HAVE TO BE GOING THREW THIS WISH YOU THE BEST OF LUCK AND GOD BLESS. • Odette Perez ,, : ; r (:(, ' \ n Likc U I live in West Covina and have boarded my dog and cat at the Heavenly Pet Resort while going on vacation. They took such a great job that I've recommended them to friends. Without a local facility near, we will be forced to go elsewhere NOT in the community. Pets are family and its hard to find an affordable place to board them. You take a way a community business, then you leave the residents in West Covina no choice but to give our business to other Communities. • Barbara Diaz I..� I1t um 1 i 1):; I:, res; 0 3 dui � s oi,�n Like 0 HEAVENLY PET RESORT WAS THERE FIRST. PLANT LOTS OF TREES AROUND YOUR FACILITY. PERHAPS HOUSES NEAREST PRH COULD BE OFFERED TO BE SOLD FOR LESS TO BUYERS WHO WILL SIGN A CONTRACT OF TOLERANCE FOR DOG BARKING. THERE IS A WAY. • Amanda bennudez i . 0 D i absolutely love heavenly pet resort, the staff is awesome, and both my dogs love it even more! • Erika Hernandez v',-i:�.r,�.�.:•� 0 d.rv:,;��,�� Lilac u Its an industrial location keep it that way! Barbara Hamm :vr�; i (:(, : n: f � o !:,h)sa.;n 0 Like n pet owners need to have a safe place to board their pets We have a situation in my neighbourhood but WC has not done a damn thing about it. Behind our properties on Cortez St is a property that has over 8 kennels and they said the only have 3 large dogs. They are raising and selling dogs. The smell is disgusting and they have a generator going constantly. WCwill not do anything about this but will try to shut down a legitimate business. This is because of greed. They don't care about home owners because there is no Money in that but they will justify their plans because of more tax money. Sickening. Thank you Supreme Court for passing Eminent Domain. • HermantoHalim,,'r,,;i :o,,i':,, r,. N Like 0 I want this place stay as it belong • Steve Pacheco Nersi c..v Like 0 U "l, I want to keep heavenly pet resort a thriving business. There's a reason why the originally put there business in the location it's in so that there's no issues with home owners and noise with the animals. Noemi Flamenco i i % d1: r ,. o .i d:rvs Lilac 0 Our family has taken our dog Darla for grooming and boarding. We love the nice and friendly service. Heavenly resort makes us feel at ease leaving our beloved Darla. It would be heartbreaking to lose at establishment like Heavenly resort :( • cynthia castro i � 1.) , r,=-\. c?. J I _ikr. 0 I have 2 dogs and I know the feeling of neighbors Complaining. Rose Roman i :-r c _ :>:, i the 0 As a resident of West Covina and dog owner, I have used this kennel and have been very happy with there service. We need this kennel. Angela Holanda v; i 1,: i u„ .. (' (e­-? i love heavenly pet resort! They always took care of my dog and we're always pleasant! . Roxanne Gamet°;,'r;rr.i!d!;ii�,r.1r:; 513 Like I'm signing because I as a West Covina home owner have a right to quality kennels for my pets while I'm out of town. If you build home in this perfect location for a kennel, that bothers no one but provides quality care for pets you will be turning this whole zoning matter upside down! You don't need to put homes in a manufacturing areajust for greed and profit to eventually put this kennel out of business! We all know it will happen! Stop the greed and keep the mom and pops in business! • Bernice Garcia ri rcovir:a_r.v. 0 Eel Likc 0 Plan and simple ...they are a great place and very helpful. . Carole mullner (�:���h:.�_t:;, o 3 1,1V n L.ikc u the housing project is bad for our city, and will add way too many people to our town. Water is a huge issue and so is traffic. We should not add more population to this city. . Patricia Pena 'A:)Ane'.;^,.' A a Like ( ,S 0 the city should not build houses on an area that is zoned for business! Gina Romero r o S ilnYF-nec 0 Like 0 Gina Romero • Aida Diaz ,+ai k w, ii o t dais rro 0 I.ike 11 Area is zoned commercial. Pet resort and Vet cannot fear for business based on new homes being built around them. • Kerry Gomez o, i t; i (, )vr: \, � ,% O a Likc 0 They need to stop building houses and taking away all of our local businesses o Like 0 Its just not right to put houses there & disrupt our great kennel. We don't need more houses. We NEED THE KENNEL. b -1. . Rhina-rene'Post c'I, ( I,rnii:r):.r,,,.., C Lila 0 This place gave me a piece of mind when 1 went on vacation. My dogs were keep t safe and taken care of 100% lance lewis�crs'r o 0 Like n We love dogs. • jennifer marler iAi..i: rP, c,, 0 0 I_ikc U Homes should not be build in a industrial part of town. • Laura Sanchez ,i ro- f( 1)!W. Lill 0 my dog loves going to Heavenly Pet Resort when we go out of town. Much more friendly and accommodating than Petsmart. . Kristin Sotelo ;, ;: , r, o1 ; ,. c", -1 O Likc 0 There have been to many housing developments going up. This city has so many projects going on. Finish what you started. Leave the area for animals. They have rights and deserve theor own space. • Louie Pinedov.i',rrm.;r:.,. C Like 0 We need a big supermarket there which we are lacking on this area not more homes!!! al na arias �1l^',i (*r<1 .1. r.A o , rla�•s :ne', V Likc U This is where we take our dogs when we go on vacation. They love it there. We never have to worry about them not being taken care of when they are here. Teresa Garcia err': I I %, )v l> .1, � n o dm,,: Like 0 I'm a supporter :) • Angelo Mendez :\iaa. ,. i ,� 0 1 dkr, Z. -r,;{n 0 I( Like 0 Zoning laws do not permit housing. Without the industrial area Covina has, many jobs would not be available to the citizens of Covina including those of neighboring cities. . Desiree guerrero wry; : - ivr �,C n W Lilac U i want to help the cause to spare the animals . Jessica Quirarte i .i !-1 i;� A U Life 0 This place is amazing n great. And has been open for such a long time please no more housing buildings. . Odalys cardenas i >. i•i i,: d I ,. C \ o •i ,ino5 L2n n Like u no more homes ! It's already crowded in so cal ! . Mya arellano i,.. ri rarc. C Li!<c U i take both of my pets here . Love the And they're service . • Rebecca Vasquez r..,rr,;;•dca..,.;, U Li1,C 0 Heavenly Pet Resort should be allowed to remain in business and not fear being shut down. • Jeremy Monge i t 1 ,rin. ❑V I to 1 ;rA I1. 0 1 rirrvs Gn Likc 0 Too many real estate big -wigs invading our cities. Dolores Entwistle sIi-,i , ,�,iy:n ,.', c d ,fm,•: a„n Like 0 I've been a customer here for years and Heavenly Pet Resort has treated my animals with the most love, care, and compassion that any pet owner can asked for when faced with having to leave your animals with strangers for the first time. This city needs a play like this where the town can support local businesses and support local animals in the process. Please help keep this place alive! • Pans Sampson v. f :I i ,, i ,vr•v.. , ,. 0 1 n Likr. 11 I love animals . LorenaMartinez 'a, i, r.,:a.,_<'. C I_il:e U I'm an animal lover!!!! . Tiffany Silva ns--r,_,n,;�\,., Lila 0 We need an establishment like this in every community. West Covina can do without one housing development. • Shane]] Santi wt:'�r, :=:r, _,',: lilac 0 i know about the heavily pet resort and they do good work I would hate to see them go • Paula Livas wr i (:,), r;.,. c.. Liltt: 0 Our long established businesses should not be forced out to build new homes. This is in a primarily industrial area and if small businesses like this are forced out, West Covina will not have quality services that make it a special place to live. • sandra ochoa i.;, % t is:.-, c,v U Likc U It would be difficult for this business to find a new location. . EstelaPenales ,.i., i,'( i�,:iii'n�:r.,.rr1 Likc 0 I'm a pet owner and I know what joy they can offer especially dogs and 1 appreciate what your place does. • Joanna sancheZ a=r,. t r f ,vi,!,n C::,, Lib.c. U i am a customer of heavenly pet resort and live in West Covina. . Amy Wilson ., , ; ,; .. _ r_ o .} n Likc n We need to take care of our animals • margie gutierrez r. r�, i c �r. r, �.�., cA 13 I.il;c n I love this resort and it's been here for years. Sad to see gone for more houses/apartment to over populate west covina. Leave the animal locations alone. Just another Rich person trying to make money. • Robert Gallegos w r 0 Like n keep this area industrial.cities with little industrial areas are always financially strapped think of the future! • Gerardo tortes '•::rsr O 0 Lil:e 0 Im a dog owner • Jose Velazquez vn ;, i ro l'_ r% , .. o 0 Like 0 I love dogs and developers need to find a new place for their developments. • Ebelia Vargas r ; r c; ,, r•!:,_ o J s;it_, Lila n Because my pets go stay there while my family is out of town. They treat my pets as their own and take excellent care of them. Gary Friedel �,. i.,;! ti:,; o l ikc 0 My Lab is treated very well at Heavenly and I don't want it closed because some developer is trying to cut a fat hog by changing ordinances • Donna Smith szi rn. ra Lilcc 0 There are very few places to board my dogs and this is by far the best one. I do not know what we would do without it. • Martin Meisner i_t"^iu,uvi.:n.:; C Lil:r 0 We need more places like this to help rescued dogs. We keep complaining about water shortages in CA, yet kept building ore homes? Let's leave some open space for organizations that are actually helping a worthwhile cause • Carla Roy aa.ri,i,!r•.:;:iijI_i.�.nI_�ic�., o ,.L-fr'. n:11,; 1, U Lil:c 0 1 am not in favor of the zoning change requested by WC Homes. • Nancy Peggs v;_cA P] I,ikc (I My dogs love to come there!!!!! • Christina Hernandez \a�, i k , wi- C ,ike (I This kennel and groomer is a nice place for pets, let's give them a break for once. christopher salcido i o.,,, � nr,,t.i i. Like 0 I used their services many times before and look to keep returning business to them. • tanya regan . :<r t7 Like 0 I know they have a very Valid point. There's always someone who decides to complain and makes it their focus in life to be heard. I would say only if a legal doc is drawn up between was is and what will be that the current business can continue even if complaints and that a disclosure to all future tenants/owners that they cannot bring charges, complain, etc. Just ideas though. • Tam Stilgenbauer:;rs;i rr =c n.c'.,. C Like 0 Come on council! Should I bring my bulldog to your homes when I go on vacation? • Donna Bishop ;vn.; r.;•, o fi rLi�s: n:�n Lilac o Because I live right down the street and have NEVER had any problems with this business. We not only need small business owners in our community, but our community needs to have pet resorts that are local and caring. We love having Heavenly Pet Resort so close. • Cecilia Diaz v.'a,,i , 1;,-r=,%_,:.%. o 6 dm�s :r2•, Like 0 Allowing residential homes will threaten the businesses currently in that area. Consider the future complaints to come from homeowners/renters regarding noise or other environmental factors common to industrial areas. Millie hankerd ,. is-) t..u�'ror'%, o �CI L,il:c 0 I am a mobile groomer I have customers who use them and they are happy with them • Angelic Rael i.(r ,; i;r v_i i c MI Heavey Pet Resort is one of the best pet boarding places. It would be a tragedy to lose them. • Jourdanne Cadavona i na ike I adopted my pet from Good Dog Dog Talk and this location provided him a home while waited for someone to adopt him. Since we trust the dog hotel accommodations, we drive all the way from Los Angeles to have him stay there while we go on vacation. This place is extremely beneficial and relocating them would be detrimental to the company and all of their customers. Tina Olson e.rs i , i-.; v, r„ Like 1) This city has too much residential land as is. West Covina is suppose to be BUSINESS FRIENDLY too! • Rjoya Atu :.:;,;.�eni w i u 0 Likc 0 Q I was told by relatives that Heavenly Pet Resort, West Covina, did wonders for their rescued dog that endured years of abuse. . Zem i Bertonneau . � r, iv.+., t , 0 7 d�rrs, nsrn N Like 0 This is the only place I trust to leave my pets. They love it there!! . Myra Duvall i- ii.i i-,ri r-.1;;,;i i i�i, s , i i s, n Lil.c 0 It's a really nice kennel that provides a great service. . Justin Guillaume ( ,,, a:im ),;'i l n 0 7,Inv:: e^_n 0 Lil:c U Plain and simple, when areas like this are over ran by homes, home owners complain about everything that was already there and shut down their local economy but shutting down. those original businesses down. • Rick Mroczek %:. 1. :r. 0 7 cL•rvs roan n Like 0 3( I'm against West Covina building more homes. I take my dogs to Heavenly Pet Resort and they LOVE it. They also provide a home for countless homeless dogs that would of been euthanized if it were not for the Hesvenly Pet Resort. Please do not re -zone for housing. . Audrey Collin l itn irr,F i r 11.:'A IJ Uke U Because there are not alot of great places to board your animals. This is one of the few excellent places for your animals with a great caring staffl! . Manny Amaya . _�t;i� - 0 a 0 Like 0 One of the few true places I feel I can leave my pet and know my Bella will enjoy her stay. Great place and a staple of the community. . Kimberly Brown i S i�rr; rrr, ( a i,1n;;: •�e,�,. L i I<c: U This is a wonderful place to take your dogs. It would be a disservice to both the dogs and potential home owners who may not realize that they would be subjected to many barking dogs. Besides, the kennel has been there for 17 years and has been a good neighbor and viable business in West Covina. Is this how West Covina treats their businesses? . Amber Wood2 ro, r:,, , o 3?- Lilac Heavenly pet resort is the best. My dog loves to come visit and stay. Good location awesome people very welcoming and warming. a PETITION TO STOP THE ZONE CHANGE AND BUILDING OF 131 THREE-STORY HOMES ON 1611,1623 AND 1773 WEST SAN BE, RNARDINO ROAD, WEST COVINA West Covina City Council. The residents of West Covina that do business with Heavenly Pet Resort are asking you to please turn this project down. This is M1 Industrial property and her business is made for this zoning. Putting housing in this area will destroy her business. Please remember we are supposed to be business friendly city. PLEASE DO NOT CHANGE ZONING. NAME ADDRESS DATE PLFnI� VE_9a /Z3z (IV, EU(C�Mr W AVM V `4 f)}� r UY1141 (Z-f% F/ 7 q, o /2 —o AV6 TVA ac vua cgs-r cwjo1 ,, Cf� �I` qo lal s7 ehru 9a� f o -e% (,leradYr, 2r r`dez f 335 S. 1= va1)WookAvQ ;&44�x'rorvo �&_5t cli rr"r,(CA `3 (7 9 v _ Cc v r vet .C:A 9 / > 9 0 � J, r/ / J Ag I m� i Ay 3( PETITION TO STOP THE ZONE CHANGE AND BUILDING OF 131 THREE-STORY HOMES ON 1611, 1623 AND 1773 WEST SAN BERNARDINO ROAD, WEST COVINA West Covina City Council. The residents of West Covina that do business with Heavenly Pet Resort are asking you to please turn this project down. This is M1 Industrial property and her business is made for this zoning. Putting housing in this area will destroy her business. Please remember we are supposed to be business friendly city. PLEASE DO NOT CHANGE ZONING. NAME ADDRESS DATE 1, i ti y D 2 t G .z w .(�� �G 1 9 d 42 - ! y U /1 n l If rt 6 Z r� 1 ` `c t PETITION TO STOP THE ZONE CHANGE AND BUILDING OF 131 THREE-STORY HOMES ON 1611, 1623 AND 1773 WEST SAN BERNARDINO ROAD, WEST COVINA West Covina City Council. The residents of West Covina that do business with Heavenly Pet Resort are asking you to please turn this project down. This is M1 Industrial property and her business is made for this zoning. Putting housing in this area will destroy her business. Please remember we are supposed to be business friendly city. PLEASE DO NOT CHANGE ZONING. NAME ADDRESS DATE PETITION TO STOP THE ZONE CHANGE AND BUILDING OF 131 THREE-STORY HOMES ON 1611, 1623 AND 1773 WEST SAN BERNARDINO ROAD, WEST COVINA West Covina City Council. The residents of West Covina that do business with Heavenly Pet Resort are asking you to please turn this project down. This is M1 Industrial property and her business is made for this zoning. Putting housing in this area will destroy her business. Please remember we are supposed to be business friendly city. PLEASE DO NOT CHANGE ZONING. NAME ADDRESS DATE I Please d on°f C 4 no Zom bJC-0_&oJInA09 9i746 _7Lcv foci nS lo3) R&6)/)4/,e_Sr II--/'/ 2 qaz ' � IOC S 65c 06,( Asp 0 M' '` R)k w al Co ut tc, C/} 1011 S. 6q y64( � v � VQ M` W, e6� COVIA cam, 51�g[7 IL -I' ICI 0' �;, pa CAf� C t t -7 �o �2 ol-Zo�`� �Zz� Cry v we ;7 iZ a� sr� 1 C:L Zor PETITION TO STOP THE ZONE CHANGE AND BUILDING OF 131 THREE-STORY HOMES ON 1611, 1623 AND 1773 WEST SAN BERNARDINO ROAD, WEST COVINA West Covina City Council. The residents of West Covina that do business with Heavenly Pet Resort are asking you to please turn this project down. This is Ml Industrial property and her business is made for this zoning. Putting housing in this area will destroy her business. Please remember we are supposed to be business friendly city. PLEASE DO NOT CHANGE ZONING. NAME ADDRESS DATE/ Gv� i 90 1 � ��� �nd,�✓sbzdc 174`iaJ S� e to C(rrem Pool V_J- V eC4 Canso, CA q Pq 0 Vjfs-�- cool OaIM a FM I l �A islS ee Su-qse�t 1 L- v� Gil �� � I I I 121P119 Ir c 20 -0 U C r _ i If7i 7`7- f b331 PETITION TO STOP THE ZONE CHANGE AND BUILDING OF 131 THREE-STORY HOMES 1611, 1623 AND 1773 WEST SAN BERNARDINO ROAD, WEST COVINA West Covina City Council. The residents of West Covina that do business with Heavenly Pet Resort are asking you to please turn this project down. This is M1 Industrial property and her business is made for thi zoning. Putting housing in this area will destroy her business. Please remember we are supposed to be business friendly city. PLEASE DO NOT CHANGE ZONING. NAME ADDRESS DATE A(c:/)o W C _ C44 �-•-� �- ems-( coo c-vA q f7 Zo 129 � w, CM'PiV AcVC 116117 �d- aW oAq- 7171 o �2VJ- Ccnsic� P&�e \, (I17 h Gorvlw_. G(/,� gl`j�'t7 / L � I 30// � i COUIn4- VV / `+V � 11 PETITION TO STOP THE ZONE CHANGE AND BUILDING OF 131 THREE-STORY HOMES ON 1611, 1623 AND 1773 WEST SAN BERNARDINO ROAD, WEST COVINA West Covina City Council. The residents of West Covina that do business with Heavenly Pet Resort are asking you to please turn this project down. This is M1 Industrial property and her business is made for this zoning. Putting housing in this area will destroy her business. Please remember we are supposed to be business friendly city. PLEASE DO NOT CHANGE ZONING. NAME ADDRESS DATE P#/U iU t Y7'jUC'b-ei7i \7A\1i0—CciEQeS tiq-1 w_(6asAo Ztvz,. W eSr cG< K0 PETITION TO STOP THE ZONE CHANGE AND BUILDING OF 131 THREE-STORY HOMES ON 1611, 1623 AND 1773 WEST SAN BERNARDINO ROAD, WEST COVINA West Covina City Council. The residents of West Covina that do business with Heavenly Pet Resort are. asking you to please turn this project down. This is M1 Industrial property and her business is made for this zoning. Putting housing in this area will destroy her business. Please remember we are supposed to be business friendly city. PLEASE DO NOT CHANGE ZONING. NAME ADDRESS DATE i�v�� S (erd✓ ilc� ce -) /C ��- C� I�ZIC'41 J r /.4�— VY ?�2 N ' f -71rd Sri�^,c�� h�9 Ma1�111�� $23 0 qa I)imf- Ata. SA).00VJ'JAi GA 917.117 l�F��VIi (►�flI�O�Lu A141 liriY� All 4 wb %l, v-, vJ`� � • b � G � � �� � Grp 1�'s �, �,1 ) (iA G )Ifi�l� 04u(IwIP, �Iu� b� 60Y k/- C-l•hV'--V1-fJ q( PETITION TO STOP THE ZONE CHANGE AND BUILDING OF 131 THREE-STORY HOMES ON 1611, 1623 AND 1773 WEST SAN BERNARDINO ROAD, WEST COVINA West Covina City Council. The residents of West Covina that do business with Heavenly Pet Resort are asking you to please turn this project down. This is MI Industrial property and her business is made for this zoning. Putting housing in this area will destroy her business. Please remember we are supposed to be business friendly city. PLEASE DO NOT CHANGE ZONING. NAME ADDRESS DATE � '�01 fN, 't•I"li�,VO W `I� c (I eq, ql �19r• ( S;/'t�� u M)/! i �Cy�"Z` N /tJ,, y L..�viS���l�.� ViNe`�:}3 It��I Wl✓o••IC+hgh Adz 1,T) , J � i 0 t'l I 749- PETITION TO STOP THE ZONE CHANGE AND BUILDING OF 131 THREE-STORY HOMES ON 1611, 1623 AND 1773 WEST SAN BERNARDINO ROAD, WEST COVINA West Covina City Council. The residents of West Covina that do business with Heavenly Pet Resort are asking you to please turn this project down. This is MI Industrial property and her business is made for this zoning. Putting housing in this area will destroy her business. Please remember we are supposed to be business friendly city. PLEASE DO NOT CHANGE ZONING. NAME ADDRESS DATE IC,l'v2'- 1 v� �. c.slc�v'✓; 7r, �e�✓�r1Gc 0(t 72 rS change.org . :;, w,;, ",: ,,,:, RF,AS()NS VOld SIGNIN( Mo< l r,.hld u • Molly farreII ,i i .i=,r. [l 0 i.: , ,,., .:.. Like U this business serves clients well. To build near this establishment will run it out of business. Keep the zoning intact. Please. • Diana Villa ow,, \ L Lilac 0 The exceptional service provided by this establishment. • John Stilgenbauer ,', � -I , „ IN L 0 73 T Pets need homes too. • Lynette Rodriguez : f, r,.. . o I t 11(, . Lil:e u My family and fur family live there. These pets deserve to have this resort. • Viviana Ruano i i i:,i Like 0 I'm signing this because our pets matter!! They have feelings too and deserve a great, caring place to be in when owners need to be away. • juan Padilla ::i ;;.+.. o Lil:e u Dogs need a place to vacation, relax, and play and not treated as a nuisance! That area is bad for homes anyway they'll smell like siracha homes. Let's the dogs stay put not bothering anyone • Dean Smith : );i;,,�_c, Lils 0 I am a dog owner and have used this business many times for my pets when I am forced to leave home for work. I!WO • sabrinatrueba ,,:t �f,r vf,,;,,:., o U] I_il:a U 1 take my dog there when we go out of town and it is a great place and his safety is very important to me • Donna Melone f:mrrr�.;f;:.�.�, ,:,f E3 0 I need a great place to bring my pets. The Heavenly Pet Resort was there first. The city needs residents support business and not more housing. • Terry Martin + _ ; ,.. , . , o nl��.�w d lanu,� L I,i6e fl It's a wonderful place for your pets.we kept my Dad's dog there for 4 weeks • Daisy Piatt rr,i,,,:- , ,. bike 0 This is a great company that has been dedicated to west covina for 17 years. We need to appreciate our west covina business partners. A • amanda munro r;:, I,,;,.,,,. c , 11 L.iI c 11 I'm signing this because the heavenly resort has been there for many years and deserves to stay in business and not have people complain about the dogs. • Michelle Martel v.�1,a-, w, ', %, o11,uf I 1n!", .c:�. Like u I love Heavenly Pet Resort as much s my Jack Russell does and we don't want to see it go! • Ryan Beck r rwi.,, o nA ,r�rd 114 p lIZ. r.(in Like The Heavenly Pet Resort has been a loyal WC business for nearly 2 decades. They have many loyal customers throughout the region and provide a service that other areas do not have. I believe in remaining loyal to long time businesses' interests, especially "mom and pop" businesses. I realize that WC is a great place to live and there is a steady demand to provide affordable housing but its only a matter of time before the new residents of the proposed housing developments complain about the inevitable noise that the Heavenly Pets business creates but again, at this point isnt bothering anyone. • Claudette Bristol v.c ova;:,%.. ,, 13.441 0 Likc U I support the dogs!!!! And people trying to help them! • Diana zuniga a if M Like p Because I love this facility and they are amazing!!! • A(mi Jensen r r u: ,- c,%. Lil;e 0 We need heavenly pet resorts more than we need more houses! • cynthia Vasquez rs, i ( f - > :,. �.n .Ike 0 I am signing this because.this. establishment should be left to service our community. And we have plenty.of housing in this city. T • Susana Zuniga :., ;+ 1, , _ rI ri_ . r.( I , r,, bAke 0 I have been taking my dogs to this resort since they first opened their doors! The owner is wonderful and she has a great supporting staffl She loves to rescue and takes care of abandoned dogs! Lets all sign the petition!!!! • Robert Shipley e, ., rr ;,,, i,;;..,,:.,, o ;d,�w, n Like 0 Stupid developers should leave existing business alone • Marcos Garcia rr o nh. ,d Lilac 0 No kill facilities are great. • Josefina Cortez , , ; i .,,_ , E I_il.c 0 The service is amazing and none like it in our area. Nora Ortega r,:', 1, i�d.,.. (' o ce Like 0 I care and are unable to go to the site myself. Please count my vote. r34� • Ledona Barnett c ; c- „ (" N7 I_il:c 0 1 love animals and don't want to see you loose what you have over new codes and construction • Jane thompson '"i i 0 Lilac 0 no new housing • Donaji Zamora 0 nhrrrt 1-;. hour>. ; 0 0 I am a realtor and a pet owner, West Covina needs these type of services, even though a development of this size would be a better financial decision for the city. I moved to Eest Covina because there is just about any store, restaurant and service here without having to drive to the next city. • macy chavez r, r.;, r r � vl!!n%. r ,, Like 0 That area is not zoned for homes. • Richard willisonv,.:rra��-r,:.�,C1, q- 0 Li!r� 0 We love Heavenly!! And the city doesn't need more apartments. • zacharyuniza!,�;i.r,":i�:;���,�:F.;_n. U Like 0 Let mans best friend live in peace • KatarinaNegrete ;- i r,.,.i;,,�_r C I ike 11 I am dog and animal lover and I believe they need a place of their own • DonnaNash l+�-:, .r.-v o SL.,In 1 / 11: 1,; :, 0 LIICO a I lived in Wesr Covina for 40 years before moving to barstow and I have compassion for abandoned animals • SamiraMejia',,;r.-i,.,,!r:.,..\. 0 Like NO 0 Im signing because our 3 year old Poodle Nilla loves this place!! • scott hicks %. r,,•,,I; o ;i,; •:m :'errs n 0 Lilac 0 1 am a customer of heavenly pet reaort. Please keep this small business in w covina. • Maxine Hicks r, i :— O _..r;;u I.ikc U I am a customer. It's hard to find a good boarding kennel when going oil vacation. Keep them in west covina • Maritza Arrua l �i:ulu:n:'n o I_il<c 0 1 live in Long Beach and drive all the way to Heavenly Pet Resort to board my pups because of the care and love they show to our babies. • IaUratnglllo,,,I::;i!;r;r,i..,�:,. 12i`% Im signing because the dogs don't bother at all. And I have been their customer for a long time. When we go on trips or we are remodeling. So they r important for our family. • Janie Wilson c.,.0 .(-,,. [N Liw 0 I feel that it's important to support Heavenly Pet Resort. They are a great business & take wonderful care of our animals. • stephanie daugherty •.� i i u..; :•_ r ,:. 0 ,b,,,;d )n Ln..... :zn 0 Lilac. 0 For the animals to save them • Emilia Gomboscri ,i t+ ii,,v , 0 Likc 0 Yes • Aurora Jimenez 1A ; rr o;1 o 0 Like 0 I am signing this petition. �J (D Monique McCormick ; : c r 0 Like n That land deserves to remain undisturbed and for new development to not move that great resort out. I get it, people need places to live and relax but so do animals. Animals deserve that same right, to relax, socialize and thrive at pet sanctuary. • john Hughes ,. s r; ,;,. i,, I., •: . 0 Lilac 0 They are a great business and take great care of our dogs. It would be difficult to find a replacement. • jason entwistle i : i r, ivi:, % 0 Like u I LOVE Heavenly Pet Resort! From the amenities to the people, this place should be here for a very long time! • Phyllis Estrada c;•• n : %- r � Lilac n This kennel has been here for years and a good place to leave our pets and feel secure • Pam Fowlkes 0 Lilac 0 We love dogs and use your facility when we travel! You guys are the best kennel in town. • Craig Takamiya .\ :,, r(:rr,:!",,`..,.,. Lilac n I'm signing as a Pet "Parent" and Pet Lover. Although I have not used the services of Heavenly Pet Resort, I feel it is important to support a local business that has been part of the community for so many years. • Jesse Flores is i � c,,, i ::_ r y 2 I;f n:O . 1,0 I,ib:e a i support you guys! • Rosalie Valdez I , rwi�! r 0 1 �:I, M I.il:a II I love DOGS • Richard flores v: c,: i ,. r,\'ir;, . 3 0- L i!:e 0 we are getting overcrowded in west covina • Sarah McHargue ),. ; : : , � , 0 Lila: 0 I'm not thrilled about high density housing in this area. We have problems already from people in the apartments and condos around us. . Nicole Argos z :. j i i i; , i 5.3 I,ikc Please don't let residential build on non residential land, People need places like the heavenly pet resort. There has to be other places for these houses • brandy morales i i ! ., ,',; M a I want to save the dogs they need help to • Kristen Cook , i , %, i,:,: f .� At (3 0 Like Im signing because I believe the need for our local animals having affordable kennels in and around our suburban neighborhoods is FAR greater than MORE housing where more and more animals will be brought and they will get Out eventually over the years and where will the descendants of those animals go? To Animal Control? The Animal Control (pounds) all around Los Angeles County are killing hundreds of thousands of great, loving and highly intelligent animals every single year and I find it exceptionally absurd how the majority of suburban communities are turning a blind eye toward the desperate need to have NO -KILL kennels and shelters for our domestic animals! PLEASE heed this dire issue and help suburban neighborhoods stop overcrowding-- human traffic, vehicle traffic, public school traffic! There are so many people living in this area now as it is! We need more havens for the animals than we need more housing development in this area! PLEASE do not turn your back on this delicate, yet supremely important concern of necessity! Thank you immensely! Kristen J. Cook • regena gomez f , (j,r.:11:n r: r Beautiful kennel, • Helen Cano .�,i ,rc:_rn:- ,. ,, o I J:'i"I,, Like We have enough houses but not enough places for our dogs to enjoy themselves • EloiseBienvenu:,cs,I ,:-e•=�i. 01� u West Covina is allowing too many high density housing projects in close proximity to each other -- The Wickes area, the Valinda/Clendora area, the Lark Ellen Ave. area. The traffic in these areas is already very bad and it will be much, much worse when the developments are completed. What in the world are the councilpersons thinking about? What kind of incentives are the builders offering that contributes to the affirmative votes on these projects? Three story homes are just too much. Why aren't they pursuing industrial/manufacturing projects that will bring in more money to the city coffers? victor Marquez';.; 'r i:rl ; .... 0 1 I.ik<- u I am a animal lover and want a safe environment for them • Debra Brown i r;; .:;au; r. 0 a Lilac 0 the zoning shouldn't change to line some bank account with $$ shame on the land owners and development for their actions These actions could cause the rescue to be closed and that would create a lot of animals to be put to death Maritza Ortiz o 1 f;r. 0 c U I puppot Heavenly Pet, because I care about dogs. • Michael Fowlkes ;,rt r.:,.', .. roll . i i<r 0 I love Heavenly Pet resort and so does my entire familyd (including our doggies!) • Marie Tijerina .'I L.ikc 0 I'm signing because I care much about dogs • wendy cisneros %:; - i f.; .;r„t s lil<� 0 no zone change. 1 support Heavenly Pet • Shannon Gardner .: i ',r.!:• Lilac 0 Heavenly Pet Resort provides a much needed service in this area, and their existence will be jeopardized by building residential buildings (in a commercially zoned area) close to their facility. • Barbara Davids i , )� i; .\ , .. o � d:r: • �r�; M Likc 0 Established business serves the community. • gail flores e, i : i . r,% l;.i U Lila 0 It is industrial a d s It iszoned as industrial and should not be changed. Businesses were there first, we don't need more empty homes! • David muro':';.,r e rr•; is i. .. . 0 Like 11 David muro • Hayden. Blakemoore j 0 1 :!n• ::nn 0 u I'm a pet owner and small business supporter (3 I-� • Maria Rodea, +) r !: - . e Lilac u 1 live in West covina. • Scott Fowler �. r!'ovc1.\. ,: \ 0 Lilac n A business that has been there so long should not have to worry about being forced to close or relocate because of zoning changes. They have provided a great service for a long time and should be able to continue. • sheryfischer v. ,;, r.� A kike 0 It a local business where my dog, Sophia can go and I feel her care is excellent. Don't send me out of the city to do business. Zoning for homes will have a triple, negative outcome for for the city, and both pets and their owners, least not to mention the business of 17 years. • Connie Langford •,, r: r rcrru•s , l .� e Like I) This is an Industrial area, it is not zoned for residential! • Sarah Kaleikau I' r 1 , 0 1,. z" Lilac 0 Leave the dogs alone. Find another place to build your homes. • HelenGsteves,,�;;I �!I11nt:r,1e,; Likc n Build somewhere else!! Leave the dogs alone!!! • Krisell Valenzuela r; i �..; r r,., ;;.,., rp, C Like 0 There are enough homes in west Covina • Becky Simonds v,:! ; r, c n This area should remain zoned industrial. • Gloria Barrera : , o 1 f;". t3(I Like 0 I support the animals and their living space. <3 • Susie Wong >i 0 Like 0 , I'm signing because We use this resort for our dogs. It is a great place and convenient for West Covina residents. • shannairomero n,t:,r.P!l o I,ie 0 Like 0 1 love animals • AlyssaFuentesia.,,inc,;�i.;,i.r C\ N Like 0 Heavenly pet resort has been the only place I feel comfortable taking my dogs to get groomed and taken care of not many places are as Welcoming as heavenly pet resort. • McKenna Bishop +, c , i ,:� , 1 o i Aae o[-n Likc 0 DOGS HAVE FEELINGS TOO! 5�/ • Joanne Guerrero , i .: 0 . d.r. n Lilac U 1 think the City Council should NOT approve a zone change. • Kim larimore ��. i :.1 1 r, 0 1 dx..-a;, 0 Like n kerp heavenly pet resort. It's s wonderful and needed local small business! • Diane Okura ,:n;l (_rr„I;;,._i 0 1 Jnc:mo D TJk-c 0 I've used Heavenly Pet Resort to board my animals and love how they treat them. They need to have the area around them free of homes to be allowed to run. Their business as always. • Elizabeth navarrete ia!` i!:,, C Lilac Il Because I take my dog there and she loves it. I think the place and staff are great, they took the time get to know my dog • Monica Perez r-,, .'r•. I , WMG 0 1 �I�a r Lilo 0 Heavenly pet resort is a great business for the surrounding area. This area should not have the zoning changed. Valerie Area 1 r rn lr; O 1 r11ry :'!,' a Like II I am not a customer, I am signing because I live in West Covina and resepect the industrial part of our city! Keep it the way it is!!!!!! Go build homes on flat vacant land like in the desert not here!!!!!!! • Natalie Parra (.1 ;:;.;rr;l? v I c:rrl'u rr„ i i:: Al Lilac (1 Isupport Heavenly! • Maria Roa'mi:. i ( ), ;a, . (- 0 1 rl;r; -2ri a Lila u We support local business... heavenly Pet Resort is a great asset to the city with exceptional services to residents of West Covina and surrounding cities! We fillly support them!! • Nick Mora,.,:; � i ( , , r ... rr. O 1 i1; ;m 0 Like u I like dogs more than people. • Yadira Anglin ;: \;v o W., I U It's the right thing to do. This has been an establishment for years. And people always complain about pets. Bringing homes here will lead to a loss of a business many use and need. Jeremy infranca ^,' cr",�.;r:,,. 0 1 der ., n Likc 0 Its not right for the city. • Amanaka miller -1.c',: i., :, ; ..,. a 0 animals Are everything • Brian Cole %:n; o ..:I,�,,, 101 Like (�� 0 People do have the tendency to COMPLAIN about noise thinking they are privileged. Sorry. Animals deserves privilege too and they were there first. • latina bradford r , ;<r . o r.. Ike. 0 To support and keep their place open • debby chapman v, i ! i I; I � , o r Lil:r U Heavenly Pet Resort has always been an outstanding place to board your animals, be it for the day, or a week or more when on vacation. New homes built by it would only cause everyone grief • ELIZABETH RAMOS c rr i (. r: <; . c, s 0 I.it:e 0 I care for animals and we dont need any more houses in this area • Eduardo Cobian e.l: i ,-, r \., � 0 A U I do not think West Covina should start building homes in industrial zoned areas. o n Debra Rodriguez "' ': 1 r vil _ . ( � u I have dogs and may need to board my 2 girls. Patricia Gomez %ii;;i x 'r ,�.;' \ o ., ��n';7 ,i ME Lilco n I am a pet owner. • Toni Kitagawa o.r:, i )"t ,.,...., o np, Lilre 11 I am signing because I have adopted from the West Covina shelter and they are so infested with disease and poor care for dogs they made sick that I am in support of shelters that take care of the animals properly. • Linda Peterson v,a < <, ,, i::;,. t ;-. 0 tJ I love this place! Great place to leave your best friend. Trustworthy, clean and honest! Don't screw all of us for the sake of 131 people! You owe us ore than that! S, • Victoria Phillips ,; r c_ .' 1 ' \ ,. I M Like u Im sighing this because I support the petition. It is not fair for the animals to have to be put out of there safe place because the possibility of house owners complaints. Nothing should ever effect the lives of these animals and or effect their future for adoption. • Evelyn Diaz Il i r,::,I 1>; 0 0 1,16c I I • michellemartinez ,_;,.rr ;ii,, (. Lilc� n My coworker referred this place and I felt really comfortable leaving my dogs here. I actually plan on leaving them next time I go on vacation. • Norma losoya i i,,:i :. i! . , 0 Lilac U Anywhere else to take my dog, 1 love this place �97� • maria bender rr_v,. i . 1.3 Lil:e U They provide an important community -based service and have a long standing presence. They should not be pushed out, which would surely happen if the zoning change is approved. . Bobby Martinez -i r:�i`:'i , ..,:. a I_ i Int II Pets need a safe place. . Daniel Leong ., i :; r � r. T ,. CA L. i Ix U To support Heavenly Pet Resort • Gilbert Garcia C Like U No more housing • Jeanette (Nana) Ortega ,; ". Wm .. >. l� 0 Lil;c a keep this place up ...Animals are family too, i have heard great things about this place ....West Covina is already crowded enough... Hirayerist Mende: : i + _o,.r� , Lihc 0 this is a great place • Mary Ann Garcia v,,i.s i c, c.� I.ilir 0 The city of west Covina doesn't know what they are doing to our community. • Sandra Mendez A i:,, r c'� i 1,+.. (k Like a I am signing because I am in favor of heavenly pet resort to remain at it's current building location and do not want to see the homes built in the area. Zone changes should not be allowed for housing. I strongly oppose the housing idea. • Alena inchausti ( tr,'w __ E Like 0 im for the animals • Carolina Delgado %%c , i n Heavenly pet resort has not only been the community groomer but has also proven their passion for loving caring for animals it would be a big loss to have it shutdown • belinda caldera r,;!<r: 1 .,. ra o .i:iv::::prt 7 Like it I am a pet lover and since they can't speak for themselves its up to those who can. The last thing we need is more housing. The pets need a place to live also. • joy Ye ,n� :" i.,. ':A o n Like 0 Pm an animal lover. • Gladys Dickson Al Lille U I have been taking my pet there for a few years. It's a great pet resort, we need it! ,3C • Vivian Inchausti o:I s r zYs ;.. C C Like. 11 Animals who have no home deserve a home. Which is why 1 support in keeping the kennel! • Lizeth Lopez cn•. rd..:,% o s nini C Likc 0 I have taken my dog here and he loved it. • Helen carbajal r ;: i:.::,. C 0 1 used to live I in la puente and would take my dog to Heavenly Pet Resort, I still do as I like the location and the people. Please do not build homes near this place. • Peggy venti \� i s r � (;•\ us.\ , +. 0 Like 0 It's the right thing to do. • Vincent Cordova, i) , r:. •._ k:.. p33 C I.ib:e n Heavenly pet resort is a great place to take your pets when you go on vacation. • Laura zoelle 1,.1:, 1 , � n. �. , C Uke 0 animals have rights too • Sylvia Serrano o:r,,irr,v;;,.�,_,„ Lu« 0 I have boarded my pet there and the service there is awesome. It is the only place where I leave my dog. • Matthew Hunter o. i-- i ( -i, :; r 0 L i l<e u I care about our city. • Sylvia Moya i; c wil,, r ,, R Likc 0 F' 30 The pet resort has been there for so many years and provides a great service to us pet owners of the area. • sonia arca ,`. i :, I-I:UvI,'d,1- I :; ,iIlL , L,I i i.,i 0 L.il:c D My kids have dogs. • Janine Crawford 1,, .s i .^;,%.. (.-1 0 Lilo u The city needs to leave the zoning as is. • norma toliver t+ ilSrC C;`.-ra a. i:.% M. like, 0 My doggie loved her stay there! • Cindy Haskell ^ •i;,\r,l 1:,,:1� J,�,1, II ME Likc II i was originally from that area and they do great work. They should not be forced out and that is exactly what will happen if housing is allowed in... O�3 • Kristi Nagel ; ;-d r,;.•;:.,-;, C:, 0 Likc u fin signing this petition because they should keep the area zoned for industry, and not housing. • Darlene scheidler �. i s; c . o _ Jn,.•. neo n Lilac 0 thisvis a great business and we don't need any more housing in that area • Laurie Burton %,. is>ri c, wi;v.�. rn 0 ' ,hoes (n,o n Like 0 I care about my neighborhood • Andrew Moya o,-r...; i : •,;. o 0 Like i� I like pets. • Maria cevallos wi :: r cu .i dn. ( + O .. •,liy �. lira ri 133� U 0 Likc 0 i don't wanted to deal with added traffic Diane Clark� r ,iii,.r Like 0 Great place for animals. I boarded my dog there and received awesome care. • Gloria Taylor o r:. i r A,... cd;,. (:': . I.i4x 0 They take good care of our pets • gamino carmen `vrsrr; rl�•i:a ,,. c., A Like 0 I take my dog there and i don't Iike the fact that it can be closed down because of some greedy developers and bought out politicians. Leave it alone and find somewhere else to build!! Stephen crosmer r; i:., f i :,, i::;,. < , N D 5 the pet hotel deserves to stay open. Building houses in an industrial part of town is an awful idea. Whoever thought it up isn't so smart. • Leslie AmparanV.,1;r(s±n�0..,, o � (iil V� pint. r like 0 There is a need for this business • Donald Waters xr>-i C,: % ri:;_ c.\ C im a small business owner, if we keep running our small business' away we will destroy our economy beyond repair. If you move forward with allowing homes to be built them you MUST draw an amendment to protect the current business's already operating and the home builders MUST be made to inform potential buyers of these new homes of the current business's in the surrounding area of the homes. • Joseph Gomez vei . r rrr; : .1, CA C Like u My dogs really love this kennel! Toni Hobson 5: ->ri I ., A<C n I'm signing this petition because I am an animal lover and 1 believe they deserve their piece of mind too.. There's so much animal cruelty as it is and now this.. Sad to say I've already moved 3 deceased dogs out of the road within a 2 month period.. Let the animals keep their safe haven please!! • Natalie Yrineo r.ri ( r C Like. 0 I'm a customer of the resort 1 love the service and I trust them! • Michael Wenger �.% r,.io; i� : �,: c•.. 0 Like n Long have people moved in to an area then demand change. Santa Monica airport, cemeteries etc. These places were here. Serving their communities and residents long before greed built houses. Existing services should be allowed to stay • Hartman Roa s : i , ;t'I •; .. , o I,il:c u I want to keep local businesses • Samantha trejo ', i rr o: rn;•v_ ; A o Likc 0 I love animals • Nila Alvidrez i v: n ;,-n:. c\ L.iLa 0 We take our dog there. The housing developer can also incorporate the cost of rebuilding a pet friendly resort and create good will among the commuhury5. • Amy Larson i:t v (:.� Lil;c a This place and people are amazing. They took such good care of my sweet Bobby. The world needs more loving people like this! • Linda Flores ,.vr ; i -: 1=•:11 1.1 5 i.:, o d:rr, :rda 0 Likc 0 I have dogs. • Angela Olton tw[ .; ,.. 1I1.;1 r;a;;-: r.1 ri :. N C I love animals and admire the folks tjat put so much time into caring for them the way they deserve to be cared for!!! loretta tafoya f- r : ,:�r; N":,+ Likr, 11 I don't want more traffic on our streets. • Armando Perez r; 11 , o c I.il.c 11 The proposed housing is not ideal for the current zoning and will compromise local businesses. • Angela Melgoza i r;:i-•r; i:, c U Like U Heavenly pet resort is a wonderful place for pets and should not be threatened by more homes. Chris battung o;,:.>:, ( Vi' ..;:A o 0 u i love animals especially dogs!!! • Athena Sims ;.•_.• •,.,.. , _ .rro :r:, is 0 Likc u 1 believe this kennel should not ne threatened. • Jenny Tyner rr, i.::iwii,;I,, i.: o n;. Like U I used to live in West Covina, the area is designated for IDUSTRIAL or BUSINESS not Residential. This business has 17 years of serving the communities pets. Keep the zoning as is! • Maria Elena Esquer ':. FS 1 Like I I I have pets and I am a dog and cat lover. • Miguel Tapia w;>;i ?, •,,i, %,! 0 Likc n It's a nice place, I live nearby and it would just be a shame if that housing development went through Lou Dominguez v:i =i �3 to r.. Lik,: 0 Its the right thing to do for our community. • Adonis Belt yr <, , .n o ;n 0 Like. u Lets leave traffic congestion out of our community. To many condos, town homes ,clutters of homes is enough. Leave industrial and businesses in designated places away from residences. Let animals have their place. DONT BE CRUEL. • Judy Juan errsi I),. i:!.._ N Like 0 My pets love heavenly pet resort • jason noren Sri;=; i rnv,r ,;�_ n Like n every animal needs a home • Alex Russell c >; n i.. ?.I ., n Like. �k—( n I work in the city of West Covina and am a huge supporter of animal rights • duney issa w::, 1 ::;,;i; :;., .,, 0 I_il:c n Im signing this petition because the resort is a great asset yo our community. Its a safe place to leave our pets and they are the only resort I would trust my pet to. • Elizabeth Grajeda i s o x.! ?,. r o C Like 0 We need to keep small businesses open and thriving in West Covina. • Ala dela Pena r (:, w ,. , o C Lil:c 0 Heavenly pet resort has taken great care of my dogs over the years. • Miguel vilchis o c, c+:. ,:,,., ., U Likc n Heavenly Pet Resort is a wonderful place for my family, yes pets are family. rya • Alyssa Ruiz 0 0 Like. 0 This isn't right. Please don't build homes • Heather Flores i., rrc,,;v.;� :.\ o d:r;hado 0 Like n Signed for my fur friends! I love dogs! • carolinecarrollo.r;�1!1:. ,,c , Like 0 I support small businesses in West Covina! • Maria medinav,: tol i !.,:..... 0 0 I.il:e u I'm signing this because we need to have a reliable and safe place for our pets. They have taken great care of our dog on several occasions. Please keep this place open. • Suzanne Myers, cry,r<�,"i,..1, o r� (3 I.ike u I have been a Heavenly Pet Resort customer for over 10 years. I use them for boarding and grooming & the city of West Covina needs to keep good successful businesses! Jennifer Sanchez vs:..rt,:,.r n o r 1w, . rl?n u 1 have taken my yorkie aka Lola there & it's a great place and has been there for yrs! West Covina dint need anymore homes built anyways lol • Dulce Delgado ::rrl ;rn.r R Likc II im signing this because I don't take my dog anywhere else other than here he is comfortable here and all those dogs are in danger leave heavenly pet resort ALONE!!! • Carrie Acuna ;' , ', r i " r-: ,. , :n o ,. n Lil;c. u I have boarded my pets there many times and love it. Very friendly staff and clean facility. • Luz Osterheim' ,'rr:•r-<_( % o 9�- L.il:c it For years a have had to leave my pet at Heavenly Pet Resort. I do not know or will trust any other place. • Cecilia Rico s; ; ri . 0 0 There is a need for this type of animal care. Andrew garcia ::: r; , COII v.,. ( A Like 0 1 feel this is a wrong decision, homes and industrial don't go together. That's why they call it industrial • TyffaniRivera %'! iti;r.r....t'A C Lil;e U Because this is threatening a great business and the area around this business is zoned for industrial use, NOT HOUSING! marcos o . rs r ;.;.;1:-:A. ; 0 0 I.iFe `jT� Animals should be important to this community!!! We have enough homes!! Sell the ones we have!! • Ashhe Martinez a i :, i, ..w rr,l:,. ; ;, o U Like 0 My dogs stay there on occasions and they do an excellent job. • Julia H i.,,; ,w!"'i I•.,iap:. i ,; 0 G Like; 0 Im against homes being in that area • debra shelton �rr�r, . , r:.\ c \ o -. .1dw: u�•n Lilac 0 I live at the Serrano Apartments and 1 am not looking forward to them building all those new homes it will mean more traffic more people and besides this part off west covina isn't the right place to build homes like that. . • Jennifer Buhac ,:. -1 r, r,ci>,;.: _,. o , ,i::': nG) 0 Likc 0 I'm signing because I am a customer of this establishment and would hate to see its existence endangered. . JannisFaller`%'i'fa,'•-,,•.ry o asn 0 Like 0 this is a fine business that pet owners use and need. They are reasonable and reliable . • .Elaine Olono e;; �-� r.. : r;,�. � .�, U Like 0 We refer a lot of our clients to this facility. They have been around for years and always had a good experience with them. . David Vong v, ,'.:.. , rr.,i'.:. •. o i ri: rrc nttn R Likc 0 Dogs need a place to go and sometimes cant help but make a little noise • Pauline Uribe Likc 0 I'm signing because I don't want to see this dog facility to become nonexistent . We always take our dog there because it is safe for him and the staff is great with him. • Michelle Evans in j ).: 0 0 Libs 0 1 am a heavenly pet resort customer • audra airey , o El MIN 1 have boarded my own animals here in time of need and they treated my pet as their own. Its unfortunate that we would continuously build these ridiculous buildings for people in need,just like these animals when the time is due. I believe The project going on in Glendora is big enough that covina does not need to build such a monstrosity. • Lillian Rios U I.ib;c 11 I'm a dog lover & owner showing support for our 4-legged West Covina residents • Melinda Prescott Prescott is ,: o _, n Likr n Its the right thing !!! • Carolyn C Miller :.:,. ri::.; ... 0 f3 q? 0 4legs children deserve the best. • Miguel Mata n Ax 11 We used to bring Jawz, our pitbull there. Its a great facility with a great staff and my wife and woukd hate for its existence to be threatened by new development. • Deborah Santi r; I:. I ;:, r., , U 11 after 34 years living in this city ,it seems they let whatever is not right become "their right". Everyone too has a council member in their pocket ... Shame on this City one more time • rona gonzales r: is<.; r.,,. r; r;, 0 0 11 We need a kennel in our neighborhood! Don't take it away Katelyn Worman i. % ri 1 1! , . •. U ice, 510 UIx 0 I volunteer with the Cats In Need, Puente Hills chapter and they have used this place in the past to help shelter cats. • Carlos Garcia c., : i C L.il:c 0 I'm signing because I feel like it and these dogs where here first f yo houses and your money making idias • Cyn Murillo a:::. r , ,,r ,::,. ( Like n Animals can't talk. We are their voice. • Jillian Munguia :: z !' ::- !.•_ c: 0 0 Im signing this because my dog has been going here for years. They are amazing and loving to our animals. • Sharon Franco ::r�., ( ovi. �,., .\ O 0 IJU I bring my dog to Heavenly Pet Resort • Jennifer reyes , , -; ( : )V!": 1, ;.,.. R bike 0 I'm signing because I've been a loyal customer of this business. They are ethical, respectful, and great for the community. • RHONDA MALDONADO '( r.r ;. 0 Ir We don't need any more homes in'the area. All these communities are congested enough. More homes are also going to over crowd our schools and cause more wear and tear on our streets and throughout our neighboring communities that we will somehow be taxed on for the up keep. NO MORE HOMES!!! 0 Lilac U i own a pet • Phuong Tran 0 1..ikc 0 �SG People are noiser, and complain about everything. • Melanie stimmell ; . r 0 R Like II I'm signing because this is the only pet resort in this area and they are kind hearted people who run it. We need more places like this!! • Aggie Ramirez !::i rn..:;- : . 0 Il I love my community, pets and my West Covina City and having more condos/homes is going to take away from the beautiful of our old town; WC business owners alike Heavenly Pet are pillars of the community that we need not another housing project..... • Tammy lanier r; r,, :.;•,. Like 0 supporting Heavenly Pet Resortand businesses in the area. Enough of the building. This change will affect businesses that have been here, paying taxes for years. It's not right. • Dolores Vargas v r'.I r %! , o 0 �s� I've used this kennel many times and they do great work and really take care of the animals as if they were their own. This is one of the very few kennels in our area and it would be a shame for it to have to close down. • Itzel Rueda i , ; rvirI N.,, Lil;e 11 Has been there since I was little, brings back memories and is a great place ! • Angelica Solis r., Lilac U Heavenly Pet Resort is the only kennel I trust with my pet when we vacation. They provide a caring and humane environment that I can depend on year after year. • Alberta Varieties r (,vi i -.. o :S (f:n;:,.:'o A Like 0 Because this is a zoned area for businesses and homes should not be placed near area where my pet stays and u support Heavenly Pet Resort. • Justine Inchausti %, i ( (1l,:... o C �5T r:vw:�. _KeVd ra WC HOMES, LLC 1773 San Bernardino Road B-41 West Covina, CA 91791 December 2, 2014 Via e-mail Mayor Fredrick Sykes and Honorable City Council Members City of West Covina 1444 West Garvey Ave South West Covina, CA 91790 Re: General Plan Amendment No. 14-02, Zone Change 14-02, Precise Plan No. 14-02, Tentative Tract Map No. 72152 and the related Mitigated Negative Declaration Dear Mayor and City Council, The purpose of this letter is to respectfully request that the City Council's consideration of the above - referenced Project be continued to the December 16, 2014 City Council meeting. To facilitate this, we would request that you open the public hearing scheduled for this evening only for the purpose of a motion to continue the hearing to that date. Following the Planning Commission hearing of October 28, 2014, where the Project was recommended for approval by a 4-1 vote of the Planning Commission, we began meetings with interested parties in an attempt to address the concerns expressed by our neighbors and the West Covina citizenry in general. These discussions have been productive and have resulted in several Project modifications that have made the proposed development more attractive and acceptable to many of those who spoke against the Project at the Planning Commission. These enhancements include increased Open Space, additional Parking, and greater setbacks at the cost of fewer units. Unfortunately, the review by Staff and some others has not been completed as of this date, and therefore the newest Site Plan, though in substantial conformance with our previous submittal, is not available for consideration by the Council. Rather than have the Council consider a Project that has community opposition, we respectfully request that consideration of Project be continued for two weeks. This continuation will enable the Staff, interested parties and the applicant to complete our collaborations and present a less contentious Project to the Council. KOA CORPORATION PLANNING 8 ENGINEERING ATTACHMENT 23 2141 West Orangewood Avenue, Suite A Orange, CA 92868 t: 714.573.0317 f: 714.573.9534 www.koacorporatio n.com TECHNICAL MEMORANDUM Date: January 15, 2015 To: Mr. Craig Cook WC Homes, LLC 1773 San Bernardino Road, Suite B42 West Covina, California 91790 From: Subject: Min Zhou, P.E., Vice President — KOA Corporation Entry gate queuing study for the proposed 135-Unit the City of West Covina KOA Corporation is pleased to submit this queuing study technical memorandum for the proposed 135- unit townhome development project in the. City of West Covina. The project site is located at 1611. 1623, and 1773 San Bernardino Road (Tentative Tract Map no. 72152). KOA had previously submitted a traffic impact study report, dated September 24, 2014, for the proposed, project The queuing study was conducted to determine the adequacy of the entry storage length during the peak hours of operation. A security gate is proposed to be installed at the entrance and exit of the project site. The entrance gate would be activated by a programmed remote control. A keypad with passcode will be installed at the entrance. The proposed design would provide a storage space of approximately 60 feet from the gate to the public road right of way. The queuing analysis was performed using a standard methodology of arrival/service rate. Peak hour trip generation data, from previously submitted traffic impact study report was used to determine the amount of vehicles that would arrive at the entrance of the proposed project The peak hour entering volume was based on the ITE Trip Generation Manual, Ninth Edition, and is provided in Table I below: LOS ANGELES ONTARIO ORANGE SAN DIEGO SOUTH BAY KOA CORPORATION rM. d EM1',111HVR,jC. TABLE 1 Peak Hour Entering Volume Land Use Quantity Entering Volume AM PM Peak Peak Hour Hour Residential Townhomes 135 DU 23 61 ITE Code 231 DU— Dwelling Unia The entering volume was adjusted to present the highest arrival volumes that the project site may experience during the peak hour. The volumes were adjusted with a peak hour factor of the intersection closest to the project driveway. Peak hour factor of 0.931 for the AM peak hour and 0.960 for the PM peak hour was used which were obtained from San Bernardino Road and Orange Avenue intersection peak hour counts. To determine the service rate of the entry gate, inquiry with security gate company was made to derive with a reasonable assumption. As per the discussion with the staff of Seacost Garage Doors LLC, the cycle length of the gate operation (open and close) would be in the range of 8 to 15 seconds, depending on the requirement of the property management. For our analysis a rate of 12 seconds was assumed for the gate to open and the vehicle to enter the premises. With 12 seconds required per vehicle, the service rate of the entry gate would be 300 vehicles per hour. The contact information of the security gate company is provided in Appendix A. Table 2 illustrates the arrival queuing analysis calculations for the two peak hours: TABLE 2 Oueuine Analvsis AM Peak PM Peak Traffic Volume Entering (vehiclelhour) 23 61 Peak Hour Adjusted Volume (vehiclelhour), v 25 64 Service Rate (vehiclelhour), s 300 300 Traffic Intensity, v/s 0.08 0.21 Average Queue Length, (number of vehicles) 0 0 Required Reservoir Size (number of vehicles) I I Based on the calculation shown in Table 2, no queue will be observed for both the AM and PM peak hours and a storage length to accommodate one car would be sufficient. With the available space of approximately 60 feet from the gate to the public road right of way line, the storage space would be adequate. 2 KOA CORPORATION C i Al-WWJC 3 BiJGtWEFKIIJG Based on the queuing analysis, the proposed entry storage length will provide enough capacity for arrival traffic for both the peak hours and would accommodate the project queues. No public street will be impacted by the proposed location of the entry gate. KOA is pleased to provide this technical memorandum. Please contact us at (714) 573-0317 if you have further questions.. Appendix A — Security Gate Company Information Security Gate Company Contacted Through Phone Conversation: Dealer of Nortek Security and Control LLC (Formerly Linear LLC) gates Seacoast Garage Doors 1835 Whittier Ave # F12 Costa Mesa, CA 92627 949-642-3490 REc61VED ATTACHMENT 24 JAN, 5 2015 PLANNING DEPT, Jeff Anderson WC Homes LLC 1773 West San Bernardino Road Suite B-42 West Covina, Ca# 91791 626 255 6646 We request an amendmentto the conditions of approval forthe 135 unit Bella Vista project. We request a condition of approval be added for a $4000.00 per unit General Fund fee be added to the total fees paid for the project. The fee is paid before the per unit building permits are pulled. This fee proposal is for the 135 unit version of the Bella Vista only. The total fee is $540,000.00 for the 135 unit project. WC Homes, Ilc Crab ncvs=s • �.. ATTACHMENT 25 JAN 1g 75 PETITION IN SUPPORT OF PLANNED HOUSING DEVELOPMENT: BELLA VISTA PROJECT PLANNING DEPT. We, the undersigned, are members of the West Covina business community and/or residents of West Covina and hereby request the West Covina City Council approve the development of the Bella Vista Project, Tract Map 72152, planned unit development 1611, 1623 and 1773 West San Bernardino Road. We fully support and urge the West Covina City Council to recommend the zone change and general plan amendment for the creation of the housing development. We believe the City Council's approval and ultimate construction of the development will have significant positive impacts on the West Covina community as a whole. Name of Petitioner Business Name/Positlon Business Address Date Resident of West Covina 1 Print Name C FA 8usiness Address Birthda Yes No o sFA (929 w. RACb 1 Ignature city Zip 7 Toda s Date We— ii f 7 2 Print me r /✓ 2� Business Adsi l� BI t 1 Yes No Jl�t/yJ�/j 13d1 o .u: Si / ' r y✓ 6ry Zip To t/ le ✓z�' "' zsrvlW 91?¢ v ! 3 Prinl Name n f$fa�E. Cg11t.DYt�t/ dff'u'-�dd"."'I Business Address I7�3+t1, SrYA B hdate' Yes No -'- — ('- s%� u a�lalat City Zip A11016TV—c cA A 7 X Signatur Toda s Date oy%,a 4 P,41 liam&/j `.1 c7 l I �� Bu�%"ness Address ��� �li �' Swe. ce.+ Birthdate (� T Yes No Sign Cit ZIP U TodaVs Qate 5 int Name / Busines Addrvss� Irt d t Yes No /R's/ (P pA� Si n e ci / ^ Zip,J n„ _ j Toda s Da e 6 Prl tNa s 1 7JoJln� S t 8usiness Address wow- Birth ate f Yes No si re •6!� Todly ate city ip�` Ca 7 Pdnt amen PITY e t7 i�,a Yes No N Si w-Pdu_w/drtc city 7iDat 7 '[tF� T �,M Ca gPtName ri i ,4A/Cu --e&4 S S Ko Business Addressat 2��F. GA2✓=YA S R �z 8 Yes No 0 VV N Ciry Zip ] S c00 NA at 17 4 Toda$ Dat f sl a.. -15"Ao 9 Prl tName Jw cell'c o Business Adtlresz r7lt. rA:u6w ndte Birthdate 11 i- 4 Yes No Signature City Zip t4 t c + f cwnz' Tod -sate 10 PHIV4 to ( G7/[ O Business Add ass t B�he� Yes No 1/1'// ✓' C by T ys to rjhdn � �0.WS Lt(� Business/Address �t�tyfC&, Birth ate Yes No L �t 1Q\ �J0Oil, Y141S at IQiI✓ld1 zi- lt�cll To �t / slgnatur a 212MA 1.DDC% Name of Petitioner Business Name/Position Business Address Date Resident of West Co ' 12 Print Name 1 rlkth� Business Address i SZZ �2� 71)ia�v+.l.+t Birthdate ly •�r' T y' Date it c. C 114 Yes wewe City up •t-�t) f CO...ti j o o 13 Print N t - ,.:I Bust. ess Address ??Z iJt� n�ti t��stio - Birthdate 4r ± S l a Yes No -_ Signature s Ctry $''= s I C' Zip iJ' '( tCY'IA Cj ) 6 � L y 1� Today's Date It (](� rliJ 14 Print Name Lrrrr Cher 5,••.s;1W Business Address /S ,KtH ''/b Birthdate! �"/I"'! �•ll Yes No / �{k�N City Zip el V1117,4 Today's Date 15 Print Name p C(:, _ //C67L 5 GG✓/✓ei Business Address O 177-3City WBidat es No Zito, 132/ W :vi .. 7 Q 16 Prin Name Bvsness Addresss ryryd e No C J Signature c ftC2 ' ZCYE� Zo � �rlc� cl�foIYZ Today's to 17 Print /flame r /' . S!n n . S 1 auslness Adc.,C h-dia es' NO signau City C ri7 Z Tasa7 'I "rI 18 \.Unp e` j 9:.sine5s.+dd:e5c. ale Ye No ✓s 194 Print ame -j tt / /�tS�". ' C-1'' � �� + Business Address Cr.-✓VC 6irthda Yes No Signa ren�r +� GtY Zip � . TOd�ay}z Da e Idra2 Print Nam C lti,e ZAI �2�n4G S�> P Busine sAddress ;)Li-c S at, -As Birthdate es No Slgnalut city Cbvi� Zip WrS{ � -rn t Today's Date II lzb l 21 Print Name ^ _`'`� IXNt'rw Business Address %S 3P E • u3e�l.n.A.� aifthhddi, jam, es No 4atu Ciry Zip -fry'° i aY Date 22V1l_,_.x Y1.f.V,� C.l p t. „F. 1 +y A/`�en� Bu pSs Add. ` rth [et I 0 Yes No sign,"Ci. Zi T s wnf✓ 23 Print Na .rIct E `\ i t �J SWC t�V BLv ess. dd e s hda t� Yes No Signatur city Zip c l nr CA, yuy(a� QW,•.e( tJ Today, to l 24 Pri ame _ IDE!>.K.r NEn C— th ✓Y}� (/� �� 19usin^ss /r! •7�/ iji.,, r-1-t3 Ciusa,lCY<-- `',`/} address iJ- AM.�e gi to 8-5 r Yes 0 Signat Cry Zip J.!Oy. Today%Dace 2$ Print Name fN V G L u PReAA. o 3 Tress Address` i}}5 ✓ iANB£RN. �R Birthdate ualti'�& Yes No' slgnat Oty Z, cc',/. cA A I'+ d roc sDate i p RaD�Crs UG 212864_1.DDCx J PETITION IN SUPPORT OF PLANNED HOUSING DEVELOPMENT: BELLA VISTA PROJECT We, the undersigned, are members of the West Covina business community and/or residents of West Covina and hereby request the West Covina City Council approve the development of the Bella Vista Project, Tract Map 72152, planned unit development 1611, 1623 and 1773 West San Bernardino Road. We fully support and urge the West Covina City Council to recommend the zone change and general plan amendment for the creation of the housing development. We believe the City Council's approval and ultimate construction of the development will have significant positive impacts on the West Covina community as a whole. Name of Petitioner Business Name/Position Business Address Date Resident of Covina 1 P' Name " tore n� n V; �e5 ie� Business Atldyess ore_! Birth ale. Toda�s ate 1125 iY Yes No City lip � Oil. Y171--� 2 Pr CName. r V Ctu r. [jre�cS r ..l I i)�1i.•2.4- I A.Nness Adcres5 jave zip 1 C�. 1n[t t�ll2i B' Date io 30 T @ 4 f/° `�s Yes No V N 3 Print Name ritY.i.-+ICI r /-✓.<.', _ ,_ f T :"c. C f I Business ACdreS , 7 BiMd to Tpday'z Date Yes No , Si atur rye. / ..tt//JJttLLdd Cn Zip 4 Print Name arJ ^ I i ttv� o�.aabfl'O �� Business:.odress j3"I !Y'to R4JNA, airth a[e I2 JD 7u p� �I i Yes i No Slgnat 7 CA7UI rJa a1 9 5 Pri N e c I,ii© Be•` aAddr �. ?� :y Lp Binhdate Yes I q / No Signature ,t TgP Yes Date 6 Pr'tName E` .S td--Loa _. I-ZY�rS stsirers Address SiMdate_ Yes f7o Si r ca Zip rz1. ✓!r 0I. I l' rI T datWz Da e / / 7 '^r r ��.,+� yy�� I p'N U Y7l0LiCNsA�, I v�s Addrrthdate i�'-,6�V Yes No Signatur ill CItT Tcda z Date $ rif P tNaml a I vPra ewe ' Busness Address Binhdate Today's Date Yes tAo 1 Uri .5p Ct till I � Wedir 9 ame !� AeS�s Business Address ZilS Gb�tSf, BWtrt�hdia Yes No d�C Js ate TadaV rfn ame �WPtn �f0A11 9o�j f yP��r, Ave-4 �l:a E 11 � t Yes No L}agl Tod( ib 11 Print Na a ^ram ,)IAAnk. IOW Vit/ BuVsiT Addreii �, �j(,ylt ,�/,' �{ f•OEi CJ9' �/ �r1 Lp N(vLtJV t Binh ate YeS No Signat 94 Way's Gate U 212864_}.DOCX r �— Name of Petitioner Business Name/Position Business Address Date Resident of West Covina 12 Print Name Si nal e I �(f5� p of / ref ti t y,eS JQ.t� r VsA)l Business Address s Birthdate Toa�dtay' �te Yes �fl C'h'�f �J.tyy Zlµ�j�7q `^`fY _/ 13 Prt tName I N U Q a1, n Omnwa 0yy��r Aey 71 C r �Urs<��ti�Gc2 C, /j 2iy/�LLO Birthdate G !�"1� Today' D(e es No Signature 14 Int Na r {�_4 yJ}\ Q,. Z�Dj \ImA�` 9uv. s Yes Nc nature 15 P•In[flaame i Siets,rw„ . _�' �..%�_.1 Pnpf ° _ r1 '? / /�✓f�'1 t ! UY 3Must��es:A'd^t'�s .�alrth �l jFy'`t.�tJ��l ate o s.� a e a /1 1 e Date rl No On' J :�t,�, . , tc� (1 �, � �i' ��—j.� Business Addicts ! 773 L✓ J.lr, �Z tv 16 Yes $ienatur Gty 210 WO O u , 17 P tNmme �%w-- r Business Atl ress �Itt lip r w r,l�s., e:� Todays Dare I Yes No 5 nature vtr ✓ 18 PC me r 0(4 Cie- �J Business Address L7—(!Jf a �� �_a�. Todays Date Yes No is I Oty . Zip CF P Na ,,,,xtl( C� , Business Address Bi ate ay Date Yes. ,., Na nu Gaa" Zip ? 91 2 r Nam L _ ' ' ( t'a✓a�l Business Address Birthdate Yes No 9m r l �C— GtY.CJ, r 2iP y 1 jy I I Today s Date 21 PrftNa 1 fi?5riu— �7(d ri.T.i" �bQ/ �>es<AddresJsp�%+�t�+ �,�-! , �1L✓.SLf'�t�oµrPill� Birthdate �}�u�^ T� L �s a �er� 1 Nc 51 re s [:. i ' I 22 Print Name s- s'� L14L'JLi� 1 �t.'lI'i"' Vt'W's r'� I eusiwss 6ddren '7.'.1f1 SF 1'. ,Yt" t: [n ,, Birthdate 1�ZT%�I•K�l Toslays Date f Yes `�. No 51 h Cin s ZAP 23 PrintN Business Add ess Bltthtlate Ye No Signature City LP Todays Date 24 Print Name Business Adtlrns Blrthtlata Yes No Signature City Zip Todayr Date 25 Print Name Business Address Bithate City Ip TDa odas te518nature 212864_1.DDCX PETITION IN SUPPORT OF PLANNED HOUSING DEVELOPMENT: BELLA VISTA PROJECT We, the undersigned, are members of the West Covina business community and/or residents of West Covina and hereby request the West Covina City Council approve the development of the Bella Vista Project, Tract Map 72152, planned unit development 1611, 1623 and 1773 West San Bernardino Road. We fully support and urge the West Covina City Council to recommend the zone change and general plan amendment for the creation of the housing development. We believe the City Council's approval and ultimate construction of the development will have significant positive impacts on the West Covina community as a whole. Name of Petitioner Business Name/Position Business Address Date Resident of West Covina 1 t ame ♦ y .�` Ow Business Adatus� Q Birthdate T ay' Da t �i l Yes o Si naturer city Zip t,-COL 4✓ti- llSU 2 Pr' tame / �a5;tip of �✓rR 6'Suel&Auto San Business Ad rem ✓tnMiCj 9 - te/� YesNo Si tore tI, Crty� - 2i '(p� I iM rk/ Gi, Today',[�j� %f-51 3 PrintN, me 0 West UOV110, /26 960-92 9 `Lim0 `�?�iJi V "-A Business Address aty Zip V r Birthdate Yes No i afore Todays Date 4 ,in[ Nyna ' 1 1 N R1.. L 1- {; wtC4,,cfi1 n 0 a I 'M1 8u:Ines: Address _4.; /itC/i� Birthdate yes f/ No Signature —� ate' Zip coda a 5 Print Name Easiness Address urthildto Yes No Signature City Zip I Todays Date 6 Print Name Business Address &rthdate Yes No Signature city Lp Todays Date 7 Print Name Business Address Birthdate Yes No Signature City Zip Todays Date g Print Name Business Address Birthdate Yes Re Signature City zip Todays Date 9 Print Name Business Address Birthdate Yes No Signature CAY ,p Todays Date 10 Pnnt Name BusinessAddress Birthdate Yes No Signature CITY ?ip Todays Date 11 Print Name Business Address Birthdate Yes No signature city Zio Todays Date 212864}.1)OCX