Resolution - 2021-79RESOLUTION NO. 2021-79
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, APPROVING PRECISE
PLAN NO. 20-06 AND TREE REMOVAL PERMIT NO. 21-03
AT 1024 W. WORKMAN AVENUE
WHEREAS, there was filed with the 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:
Construct a 119-unit residential development on that certain property described as:
Assessor's Parcel No. 8457-029-906, in the records of the Los Angeles County
Assessor; and
WHEREAS, a General Plan Amendment has been submitted to amend the land use
designation of the property located at 1024 W. Workman Avenue (former Vincent School) from
"Civic: Schools" to "Neighborhood Medium" to allow for development to occur as indicated by
the Specific Plan; and
WHEREAS, a Zone Change has been submitted to change the zoning of the site from
"Single -Family Residential" (R-1) to Specific Plan-31: Vincent Place Specific Plan; and
WHEREAS, a Tentative Tract Map has been submitted to allow for the condominium
subdivision of air rights; and
WHEREAS, the Planning Commission upon giving the required notice did on May 25,
2021, conduct duly advertised public hearings as prescribed by law to consider said application
and voted to recommend the City Council's approval of the above stated application; and
WHEREAS, the City Council upon giving the required notice, did on July 20, 2021,
conduct a duly noticed public hearing to consider the precise plan and tree removal permit
applications; and
WHEREAS, studies and investigations made by the City Council and on its behalf reveal
the following:
1. The applicant is requesting approval of a precise plan to demolish all existing
school buildingshises on the site and construct 119 dwelling units (47 detached two-
story units ranging from 1,465 to 2,125 square feet, and 72 three-story attached
townhome-style units in ten buildings, ranging from 1,214 sq. ft. to 1,822 sq. ft.),
internal drive aisles, common open space, guest parking spaces, and other
associated incidental improvements on the 8.05-acre site. The project also includes
a tree removal permit to remove 8 significant trees on the site (7 Oak trees, 1 Crepe
Myrtle tree).
2. 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 General Plan and any applicable specific plan.
b. The proposed development is consistent with adopted development
standards for the zone 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.
Pursuant to the requirements of the California Environmental Quality Act (CEQA) of
1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT has been prepared indicating the project will not have a significant effect
on the environment.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF WEST COVINA
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. 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 General
Plan and may applicable specific plan.
The project is a request for a Precise Plan to allow for the construction of a 119-unit
residential development. There will be 238 garage parking spaces and 47 guest parking
spaces onsite as well as 21 parallel parking spaces along the Workman Avenue frontage. The
applicant is also requesting approval of a General Plan Amendment from Civic: Schools (S)
to Neighborhood —Medium (NM) to change the allowed residential density to accommodate
the proposed density of 14.8 dwelling units per acre. The project is also requesting approval
of a Vesting Tentative Tract Map to create individual lots for sale. The proposed project is
consistent with the following General Plan policies and actions:
Policy 3.3 New growth will complete, enhance, and reinforce the form and character
of unique West Covina neighborhoods, districts and corridors.
The project will create an appropriate transition from the traditional single-family
neighborhood to the west and north towards a higher density along Vincent and Garvey
Avenues. Two-story residences will be nearest to the existing homes. The character of the
project will be pedestrian -oriented along both street frontages. This infrll site will have a
distinctive and high -quality residential experience.
Policy 3. ¢ Direct new growth to downtown area and the corridors. Adapt
economically underused and blighted buildings, consistent with the character of
surrounding districts and neighborhoods, to support new uses that can be more
successful. Provide opportunities for healthy living, commerce, employment
recreation, education, culture, entertainment, civic engagement, and socializing.
The project site is just north of the downtown and located on a busy street. Both Workman
and Vincent Avenues are served by transit. This urban infrll site is suitable for residential
development and will be compatible with the existing residential development in the area.
Policy 3.6 Reduce West Covina's production ofgreenhouse gas emissions and
contribution to climate change, and adapt to the effects of climate change.
By promoting infrll development, the project creates needed housing without sprawl. This
helps reduce impacts to climate change. The site is served by transit, giving residents the
option to reduce the use of automobiles.
The proposed project is consistent with the following Housing Element Goals:
Goal 2 Provide a variety of housing types to accommodate all economic segments of
the City.
The project will create new for -sale housing near the downtown at densities designed to more
affordable than traditional detached housing.
Goal 4 Promote equal housing opportunity for all residents.
The project will meet current requirements that ensure new housing is available to anyone
who might be interested.
Goal 5 Identify adequate sites to achieve housing variety.
The project will be an infrll development of a site in transition near the downtown area. It
will help revitalize the street. It will provide for -sale, detached and attached housing as an
alternative to more traditional detached housing forms or attached apartments.
b. The proposed development is consistent with adopted development standards for the
zone and complies with all other applicable provisions of the Municipal Code.
As documented in Section III of the report, the project conforms to the proposed General
Plan designation of Neighborhood —Medium (NM), and the standards of the Vincent Place
Specific Plan, and all other applicable development standards in the Zoning 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.
The proposed project is on a rectangular site currently developed with school. The site will
be developed according to applicable development standards. The project is designed to be
compatible with adjacent residential development.
The project will include required parking. The site will be landscaped. Mitigation measures
and conditions of approval will ensure that the site is developed such that it will 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 ofphysical
constraints.
The proposed project site is 8.05 acres, flat and is physically suitable for the proposed project
and adequate to accommodate the size and shape of the buildings, parking and all required
development standards set forth in the West Covina Municipal Code. The site is served by all
necessary utilities. Appropriate mitigation measures and conditions of approval will ensure
that the site is improved in a manner consistent with City standards.
e. The architecture, site layout, location, shape, bulk and physical characteristics of the
proposed development are compatible with the existing and fidnre land uses, and do not
interfere with orderly development in the vicinity.
The buildings are contemporary in style with a variety of finishes, materials and colors. The
detached residences are two -stories tall and located nearest to the existing single-family
homes to the west and north. The attached residential buildings on the site are three stories
tall and located closer to Vincent and Garvey Avenues. The detached buildings will come in
3 architectural styles; each style will have 3 color schemes. The attached buildings will have
two color schemes, one primarily in grey tones with white trim and brownish -orange front
doors. The other scheme uses dark green and olive tones with white trim and light tan front
doors. All buildings are finished with stucco, lap siding and brick and composition shingle
pitched roofs. New concrete block walls will be constructed along the westerly and southerly
property lines and along much of the Garvey and Vincent Avenue frontages. Both the
detached and attached residences along the street frontages have front doors facing the street,
enhancing the sense of connectedness to the existing residential community. The design
characteristics create an attractive project with architectural interest and substantial
landscaping.
SECTION 2. Pursuant to all of the evidence presented, both oral and documentary, and
further based on the findings above, Precise Plan No. 20-06 and Tree Removal Permit No. 21-03 are
approved subject to the provisions of the West Covina Municipal Code, provided that the physical
development of the herein described property shall conform to said plan and the conditions set forth
herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall
be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy
of the property is commenced and before the Certificate of Occupancy is issued.
SECTION 3. The precise plan shall not be effective for any purpose until the applicant (or a
duly authorized representative) has filed at the office of the Planning Director, his/her/its affidavit
stating he/she/it is aware of, and accepts, all conditions of this precise plan as set forth below.
Additionally, no permits shall be issued until the applicant (or a duly authorized representative) pays
all costs associated with the processing of this application pursuant to City Council Resolution No.
8690.
SECTION 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.
SECTION 5. The City Council approves the precise plan subject to the following conditions:
PLANNING DEPARTMENT
1. Comply with plans reviewed by the City Council on July 20, 2021.
2. Approval of this precise plan is contingent upon, and shall not become effective unless and
until, approval of General Plan Amendment No. 20-02, Zone Change No. 20-03 and
Tentative Tract Map No. 83166.
3. These conditions of approval shall be printed on or attached to the working drawings
submitted to the Building Division for approval.
4. That the project complies with all requirements of the Vincent Place Specific Plan and all
other applicable standards of the West Covina Municipal Code.
5. The approved use shall not create a public nuisance as defined under Section 15-200 of the
West Covina Municipal Code.
6. The approved use shall be in compliance with the Noise Ordinance (Chapter 15)
This approval shall become null and void if the building permit is not obtained within two
(2) years of the date of this approval.
8. The applicant shall sign an affidavit accepting all conditions of this approval
9. The applicant shall defend, indemnify, and hold harniless the City of West Covina, its agents,
officers, and employees from any claim, action or proceeding against the City or its agents,
officers, or employees to attack, set aside, void or annul, approval of this Vesting Tentative
Tract Map. The City will promptly notify the applicant of any such claim, action or
proceeding against the City and will cooperate fully in the defense.
10. In the event the City determines that it is necessary to take legal action to enforce any of the
provisions of these conditions, and such legal action is taken, the applicant agrees to pay any
and all costs of such legal action, including reasonable attorney's fees, incurred by the City,
even if the matter is not prosecuted to a final judgment or is amicably resolved, unless the
City should otherwise agree with the applicant to waive said fees or any part thereof. The
foregoing shall not apply if the permittee prevails in the enforcement proceeding.
11. 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.
12. Graffiti -resistant coatings shall be used on all walls, fences, sign structures or similar
structures to assist in deterring graffiti.
13. Any graffiti that appears on the property during construction shall be cleaned or removed on
the same business day.
14. The applicant shall install signage on the site prohibiting parking along the fire lanes and in
front of garages. The required signs shall be installed prior to Building Permit Final and
issuance of the final certificate of occupancy.
15. The roofing material for all of the townhomes within the development shall be upgraded to
concrete roof tiles. The plans shall be revised to incorporate the building material change
prior to building permit issuance.
16. A Flock Safety security camera system or similar security camera system with the
capabilities to read license plates shall be installed adjacent to the development's driveway
entrances along Garvey and Workman Avenues. The security camera system shall be
installed prior to building permit final and occupancy.
17. The applicant shall work with the Engineering Division in providing enhanced street
lighting, pathway lighting and illumination to increase safety and security along Garvey
and Vincent Avenues to the satisfaction of the City Engineer.
18. All outstanding fees and Development Impact Fees will be due at the time of building permit
issuance.
19. All second -floor windows along the west elevation of each unit located along the west
property line shall be made of frosted glass designed to obscure views and preserve the
privacy of the single-family residential properties to the west. The frosted glass windows
shall be maintained and shall not be replaced with windows that do not protect the privacy
of the neighbors to the west.
20. 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.
21. All approved materials and colors shall be clearly indicated on the plans.
22. Areas where a two -foot parking space overhang is utilized shall not be calculated as
landscaped area for purposes of complying with minimum landscape requirements.
23. 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.
24. 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.
25. All parking facilities shall comply with the "Parking Lot Design and Lighting Standards."
26. All new pole mounted parking lot lighting shall be accurately indicated on the grading plan
and shall be located within landscaped or handscaped area. Pole locations shall be accurately
staked prior to installation by the Engineer. Poles shall be limited to a maximum height of
14 feet.
27. 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.
28. 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.
29. 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.
30. That prior to final building permit approval, a detailed landscape and irrigation plan in
compliance with AB 1881 and executive order 13-29-15 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. All landscaping and irrigation shall be installed prior to building permit final. A
licensed landscape architect shall certify that the landscaping was installed per the approved
landscape plan.
31. The landscape plan shall include the planting of eight 36" box -sized replacement trees
pursuant to Tree Removal Permit No. 21-03. The replacement trees shall be identified as
such on the landscape plan and shall be installed prior to building permit final.
32. The landscape plan shall include the installation of 15'-0" tall podocarpus trees along the
westerly property line adjacent to 208, 214, 224, 228, and 234 N. Morada Avenue. A mixture
of 24" and 36" box -sized podocarpus trees shall be installed along the remainder of the
westerly property line not directly adjacent to the properties mentioned above. The
podocarpus trees shall be installed prior to building permit final of the detached units that the
required trees are installed to screen/buffer.
33. All trees shall be indicated on the grading plan, including trees on, or near the property line
on adjacent properties. The trees shall be marked as to whether they will be preserved or
removed. Trees that are preserved should not be topped but should be pruned to preserve
their natural form.
34. Clinging vines shall be installed on all street facing perimeter retaining or freestanding walls
to assist in deterring graffiti. The vines shall be installed prior to building permit final.
35. 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.
36. 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.
37. Prior to requesting a final inspection, the Planning Division shall inspect the development.
38. All new utilities shall be placed underground prior to issuance of Certificate of Occupancy
per WCMC 23-273.
39. 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.
40. The Zoning Code provides for up to two one-year extensions to keep entitlements
active. Therefore, prior to permit expiration, (if building permits have not been obtained)
you are urged to file a letter with the department requesting a one-year extension of time. The
required submittal is a letter stating the reasons why an extension is needed, as well as an
applicable processing fee. Please be advised that the applicant will not be notified by the
Planning Department about the pending expiration of the subject entitlement.
41. The new development shall comply with the Development Impact Fees (Ordinance No. 2286
and Resolution No. 2015-81). Development Impact Fees for the current fiscal year
(2020/2021) are $1,809 (per unit) for detached single-family and $1,289 (per unit) for single-
family attached/multi-family. The total development impact fees required would be
$177,831.00. The impact fees will be due at the time of building permit issuance.
42. During construction, outdoor operations of equipment, and construction activity shall be
limited to the hours between 7:00 a.m. and 8:00 p.m.
43. During construction, the delivery of materials and equipment shall be limited to the hours
between 9:00 am and between 5:00 pm.
44. A construction staging/parking management plan shall be submitted prior to Building Permit
issuance. The plan shall indicate the location where all construction workers would park to
carpool or be dropped off at the job site. Construction street parking shall be limited to legal
street parking spaces directly in front of the project site.
45. 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.
46. Prior to plan check, the plans shall be revised to demonstrate that the signage for the project
is limited to one monument sign per street frontage.
47. The applicant shall establish a homeownership assistance program for no less than 12 homes.
The homeownership assistance program shall be made available to first-time homebuyers
with preference provided to existing West Covina residents and/or low- or moderate -income
individuals/families. A minimum of $ 200,000 shall be dedicated to the program. The
homeownership assistance program shall be established prior to the approval of the model
home marketing complex and shall be reviewed and approved by the Community
Development Director and City Attorney's Office.
48. BUILDING DIVISION
a) All Conditions of Approval as approved by the City Council shall appear as notes on
the plans submitted for building plan check and permits.
b) Building design shall comply with the 2020 County of Los Angeles Building Codes.
Plans shall be submitted for plan check and required permits shall be obtained from the
Building & Safety Division prior to start of construction.
c) Separate application(s), plan check(s), and permit(s) is/are required for:
i. Model/Sales Office Temporary Use
ii. Grading (see Engineering Division for requirements)
iii. Demolition work
iv. Retaining walls (see Engineering Division for requirements)
v. Required masonry wall or trash enclosure construction.
vi. Signs
vii. Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for
requirements)
viii. Plumbing
ix. Mechanical
x. Electrical
xi. Sewer
d) Proof of payment of School Development Fees required prior to permit issuance.
e) Photovoltaic system is required in compliance with the 2019 California Energy Code
f) Compliance with the State of California Accessibility regulations is required:
A minimum of ten (10) percent, but not less than one of the multistory dwelling units
shall comply with the provisions of C.B.C. Section 1102A.3.1
(1) The primary entry to the dwelling unit shall be on an accessible route
(2) At least one powder room or bathroom shall be located on the primary entry level
served by an accessible route and shall comply with the provisions in Division IV.
(3) All rooms or spaces located on the primary entry level shall be served by an
accessible route.
(4) Common use areas shall be accessible.
g) The minimum number of multifamily dwelling units which must comply with the State
of California Accessibility regulations shall be calculated using the total number of all
multistory dwelling units in buildings on a site which are subject to the provisions of
C.B.C. Section 1102A.3.1. Any fraction thereof shall be rounded to the next highest
whole number.
h) Fire sprinklers are required and shall be installed pursuant to the West Covina Municipal
Code. WCMC § 7-18.13.
i) Prior to issuance of building permits, the applicant shall submit and obtain approval for
a Waste Management Plan (WMP) for Construction and Demolition providing:
i. Estimated volume or weight of materials that can be reused or recycled.
ii. Estimated maximum volume or weight of materials that can be reused or recycled
iii. Identify the vendor or facility that the applicant proposes to use to collect and receive
the materials.
iv. Estimated volume of waste materials that will be landfilled.
v. Identify any special or specific activities that will be used to comply with the
Recycling and Disposal requirements.
vi. Submit Security Deposit.
j) Prior to final inspection and approvals, the applicant shall submit documentation and
obtain approval from the WMP Compliance Official showing that the Waste Diversion
Requirement has been met, and shall include the following information:
i. Receipts from the vendor and/or facility that collected and received each material,
showing the actual volume or weight of that material.
ii. A copy of the previously approved WMP for the project adding the actual volume or
weight of each material diverted or disposed of at a landfill.
iii. Security Deposit will not be returned until this has been accomplished
iv. Any additional information the applicant believes is relevant to assist in making the
determination that the necessary efforts to comply have been achieved.
k) All work shall be completed with a valid permit and in accordance with applicable
Building Regulations. Final building inspection and approvals shall be completed prior
to the occupancy of the building.
49. ENGINEERING DIVISION
a. The second sheet of building plans, grading plans and/or offsite improvement plans is to
list all conditions of approval and to include a copy of the City Council Decision letter.
This information shall be incorporated into the plans prior to the first submittal for plan
check.
b. Applicant shall provide a site plan with proposed Private Street names and proposed
addressing prior grading plan check submittal to be approved by City Engineer and/or
designee during the plan review process. An application to assign addresses shall be filed
with Engineering Division prior to plan check submittal.
c. A geotechnical and soils investigation report is required, the duties of the soils engineer
of record, as indicated on the first sheet of the approved plans, shall include the following:
i. Observation of cleared areas and benches prepared to receive fill;
ii. Observation of the removal of all unsuitable soils and other materials;
iii. The approval of soils to be used as fill material;
iv. Inspection of compaction and placement of fill;
v. The testing of compacted fills; and
vi. The inspection of review of drainage devices.
d. The owner shall retain the soils engineer preparing the Preliminary Soils and/or
Geotechnical Investigation accepted by the City for observation of all grading, site
preparation, and compaction testing. Observation and testing shall not be performed by
another soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical
engineer submits and has accepted by the Public Works Department, a new Preliminary
Soils and/or Geotechnical Investigation.
C. A grading and drainage plan shall be approved prior to issuance of the building permit. The
grading and drainage plan shall indicate how all storm drainage including contributory
drainage from adjacent lots is carried to the public way or drainage structure approved to
receive storm water.
f. Stormwater Planning Program LID Plan Checklist (Form PC) completed by Engineer of
Record shall be copied on the first sheet of Grading Plans. The form can be found at the
following link hUps://www.westcovina.org/home/showdocument?id=18427 An LID
report and plan is required. A SWPPP is required.
g. 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.
h. Conduct a sewer capacity study of existing sewer facilities that serve the proposed
development. The developer shall either pay in -lieu fees equal to the estimated cost (based
on Los Angeles County Land Development Division Bond Calculation Sheets) of the
proposed development's percentage of design capacity of the existing sewer system prior to
the issuance of building permits or provide sewer improvements to deficient sewer segments
serving the subject property to the satisfaction of the City Engineer.
i. Prepare a hydrology/hydraulic study of existing and proposed development per the Los
Angeles County Hydrology Manual.
Prior to (issuance of Building Permit) (approval of a final map), all of the following
requirements shall be satisfied:
i. 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.
ii. An itemized cost estimate based on Los Angeles County Land Development Division
Bond Calculation Sheets 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, shall be posted prior to final approval of the
plans.
iii. A soils erosion and sediment control plan shall be submitted to and approved by the
Planning Department and Engineering Division
iv. Approval from easement holders where any of work/encroachment proposed within the
easement.
k. A park dedication in -lieu fee shall be paid to the City of West Covina prior to issuance of a
Building Permit pursuant to Section 20-40 of the Municipal Code. The estimated park fee is
438 x 119 (No. of units) x $25/sgft (unit price of a developed park) = $1,303,050.
Provide will serve letter from the water purveyor that services the project area.
in. The project shall be reviewed and approved by the City Traffic Engineer, prior to the issuance
of permits. Any improvement measures needed as a result of findings from the traffic study
shall be made at the sole cost to the property owner/developer.
n. The required street improvements shall include those portions of roadways contiguous to the
subject property to centerline and include:
a) Remove and reconstruct existing driveway approaches shall be removed and
reconstructed to meet current ADA requirements.
b) Remove and reconstruct all damaged and off -grade curbs, gutters, sidewalks, and
ADA ramps.
c) Evaluate and update street lighting to current County requirements.
d) Install catch basin trash grates per NPDES requirements and City standard.
The required street improvements shall include those portions of roadways contiguous to the
subject property to centerline. The developer shall either pay an in -lieu fee equal to the
estimated cost of street rehabilitation based on Los Angeles County Land Development
Division Bond Calculation Sheets prior to the issuance of building permits or provide street
rehabilitation work up to centerline of all streets contiguous to subject property.
p. The access rights to interior lots and private streets from public roadways shall be dedicated
to the City to the satisfaction of the City Engineer.
q. Sidewalks (with trees in tree wells or in parkways) shall be constructed along roadways
contiguous to subject property adjacent to curb or R/W line to the satisfaction of the City
Engineer.
Easements contiguous to the street right-of-way shall be granted for utility, street lighting,
and traffic signing purposes to the satisfaction of the City Engineer.
S. Private street improvements shall comply with Municipal Code Chapter 19, Article 8, and
Planning Commission Resolution No. 2519.
t. Obtain "will serve letter" from the Los Angeles County Sanitation District for the discharge
of sewer into the sewer trunk line.
U. Prior to approval of the final map, the applicant shall prepare and submit for approval with
the City and County of Los Angeles Sanitation District a sewer plan for the sewer main and
laterals within the private street and connection to the sewer main.
V. Provide the dedication of the necessary sewer easements or public utilities easement on the
final map.
w. The following are Public Works conditions and shall be incorporated into submittal plans,
show the conditions on site plans and on grading plans (no handwritten notes, stickers etc.
shall be accepted):
W WORKMAN AVE & N VINCENT AVE
PWL Replace existing curb ramp at the corner of Workman Ave and Vincent Ave with
new curb ramp in accordance with SPPWC Standard Plan 111-5 and as directed by
the City Engineer or his/her designee.
PW2. Install new driveway approach in accordance with SPPWC Standard Plan 110-2,
and as directed by the City Engineer or his/her designee.
PW3. Close existing driveway apron, and install necessary improvements (parkway,
landscape, sidewalk, curb and gutter, any others as applicable) to match required
adjacent sections, and as directed by the City Engineer or his/her designee.
PW4. Remove and replace broken and off grade sidewalk in accordance with SPPWC
standard plan 113-2, and as directed by the City Engineer or his/her designee.
PW5. Remove and replace broken and off grade curb and gutter in accordance with
SPPWC Standard Plan 120-2, and as directed by the City Engineer or his/her
designee.
PW6. The approved building addresse(s) shall be painted on the curb to the City's
standards as required by the Public Works Inspector prior to final inspection.
PW7. Underground all utility services to the property.
PW8. Protect, reestablish, and install all survey monumentation including centerline ties
and subdivision monumentation.
TRAFFIC ENGINEERING
X. For safety purposes, in addition to other requirements for red curb at the projects access
points, a minimum of 20 feet of red curb be painted on either side of the Garvey Avenue
driveway (Driveway K) since vehicles traveling NB on Vincent Avenue will be entering
Garvey Avenue in an uncontrolled movement.
y. Referring to Figure 19 in the Focused Traffic Analysis:
a) Install 70.6 feet of red curb to the west of Driveway A.
b) Install 39 feet of red curb to the east of Driveway A
c) Install Stop Bar and Stop Sign for Exiting traffic at Driveway A
Z. All Red Curb and signage on Internal Sheets in the development shown in Figures 20 thru
Figure 28 of the Focused Traffic Analysis should meet applicable Engineering Standards.
All internal streets should provide for clear sight triangles at each internal intersection by
removing either parking or shrubs that may obscure vehicles sight from other vehicles or
pedestrians.
aa. Stop bar and Stop Sign will need to be installed for exiting traffic at Driveway K.
bb. Construction Work Site Traffic Control Plan shall be submitted to City for review and
approval.
50. FIRE DEPARTMENT
a. Provide NFPA 13D/13R/13 Fire Sprinkler System.
b. Ensure turning radius of 45' Outside and 19' Inside
c. New Fire Flow Test required.
d. Required Fire Flow of 1,000 GPM @ 20 PSI for two (2) hours (each unit).
e. Ensure one (1) fire hydrant within 600 feet of all property lines.
f. Hard -wired smoke and carbon monoxide detectors with battery back-up are required.
g. Provide/Maintain 26ft Fire Apparatus Access Road.
h. Gate card readers will be required for any mechanical gates
NOTE: Additional Fire Department Requirements may be set upon future review of a full set of
architectural plans.
SECTION 6. The City Clerk shall certify to the adoption of this Resolution and shall enter
it into the book of original resolutions.
APPROVED AND ADOPTED on this 20th day of July, 2021.
APPROVED.AS TO FORM
Thomas P'Duafte
City Attorney
Letty��! s, :ors
Mayor
ATTEST
Lisa Sherri
Assistant ty Clerk
I, LISA SHERRICK, Assistant City Clerk of the City of West Covina, California, do
hereby certify that the foregoing Resolution No. 2021-79 was duly adopted by the City Council of
the City of West Covina, California, at a regular meeting thereof held on the 20th day of July,
2021, by the following vote of the City Council:
AYES:
Castellanos, Diaz, Lopez-Viado, Tabatabai, Wu
NOES:
None
ABSENT:
None
ABSTAIN:
None
Lisa Sherri 1
Assistant ' y Clerk