Resolution - 2021-83RESOLUTION NO. 2021-83
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO. 20-09
AND TREE REMOVAL PERMIT NO. 21-05 AT 1600-1616 W.
CAMERON 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 an 84-unit residential rowhouse-style development on that certain property
described as:
Assessor's Parcel No. 8468-015-010 and 8468-015-024, 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 from "Neighborhood Medium" to "Neighborhood High" to allow for
development to occur as indicated on the project plans; 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 June 22,
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 approve the design and
allow the construction of an 84-unit residential rowhouse-style development.
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.
3. 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 ivith the
General Plan and any applicable speck plan.
The project is a request for a Precise Plan to allow for the construction of an 84-
unit, rowhouse-style residential development. There will be 168 garage parking
spaces and 15 parallel parking spaces along the driveway adjacent to the
westerly property line. The applicant is also requesting approval of a General
Plan Amendment from Neighborhood —Medium (NM) to Neighborhood —
High (NH) to change the allowed residential density to accommodate the
proposed density of 25.8 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 is located on a street in transition. The former Kmart site across
the street is vacant. A 3-story tall residential project, Cameron 56, by the
same developer was constructed adjacent to the project site. The design of
that project is very similar to that of the proposed project.
Policy 3.4 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 in the Downtown Plan. It will be urban infill on a site
suitable for residential development, in the style recommended by the
Downtown Plan.
Policy 3.6 Reduce West Covina's production of greenhouse gas
emissions and contribution to climate change, and adapt to the effects of
climate change.
By promoting infill development, the project creates needed housing
without sprawl. This helps reduce impacts to climate change.
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 in 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 infill development of a site in transition in the
downtown area. It will help revitalize the street. It will provide for -sale,
attached housing as an alternative to more traditional detached housing
forms or attached apartments.
The project is consistent with the following Goals, Policies and Actions of the
Downtown Specific Plan:
Goal 3 Reinforce the Downtown West Covina brand as a Great
Place to Live Work and Play in the San Gabriel Valley.
Policy 3.1 Direct new growth in the downtown area to create vibrancy
and invest in key public improvements.
The project is infill development within the Plan area. It creates new
housing and promotes a healthy mix of uses within the area.
Goal 6 Make great places by insisting on the highest standards of
quality in architecture urban design and landscape architecture
Action 6.1a Adopt new form -based development code for Downtown
area that emphasizes pedestrian orientation integration of land uses
treatment of streetscapes as community living spaces.
The project complies with the standards of the Downtown Specific Plan.
The buildings along Cameron Avenue have pedestrian orientation. The
design of the front stoops will help promote an active streetscape.
Goal 7 Provide high -quality, urban housing for a diverse range of income
levels.
Policy 7.1 Provide a production of a range of housing types that meet
the diverse needs of the community.
Action 7.1b Facilitate the development of higher intensity and high -quality
residential projects with a mix of product and unit types, and ownership (a
range of affordable housing, live -work spaces, co -housing opportunities,
senior housing and assisted living facilities).
The project creates infrll residential development with high quality
architecture. It will provide for -sale housing at a density that should support
a more affordable product. It will help to re -invigorate downtown.
b. The proposed development is consistent with adopted development standards
for the zone and complies with all other applicable provisions of the Municipal
Code.
The project conforms to the proposed General Plan designation of
Neighborhood High (NH), and the standards of the T-4 General Urban zone
of the Downtown Specific Plan, and all other applicable development standards
in the Zoning Code. The proposed project includes parking and landscaping
improvements.
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 ofproperty in the vicinity of the subject property.
The proposed project is on a rectangular site currently developed with one and
two-story office buildings. The site will be developed according to applicable
development standards. A similar project to the south abuts the project site.
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 beingproposed, including vehicle access and circulation, utilities,
and the absence ofphysical constraints.
The proposed project will be located on Cameron Avenue near the intersection
with Toluca Avenue. The site is 3.25 acres, flat and is physically suitable for the
proposed project and adequate to accommodate the size and shape of the building,
parking and all required development standards set forth in the West Covina
Municipal Code. The site is served by all necessary utilities. A similar project was
developed adjacent to the project. 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, bank 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.
The buildings are contemporary in style and provide for a variety of articulation
in building surfaces and a variety of fagade materials. The eight buildings on
the site are three stories tall. The buildings along Cameron have a stoop that
increases the overall height to 36 feet 6 inches. The other buildings on the site
are at -grade and have a height of 34 feet 10 inches. The 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. The buildings are finished with stucco, lap siding and
brick and composition shingle pitched roofs. New concrete block walls will be
constructed along the northerly and southerly property lines. The overall
characteristics create an attractive project as viewed from the street with
substantial landscaping and a building with visual interest and will be
comparable in style to the adjacent residential project to the south.
SECTION 2. Pursuant to all of the evidence presented, both oral and documentary, and
further based on the findings above, Precise Plan No. 20-09 and Tree Removal Permit No. 20-05 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 properly 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 DIVISION
a. Comply with plans reviewed by the City Council on July 20, 2021.
b. Approval of this precise plan is contingent upon, and shall not become effective unless and
until, approval of General Plan Amendment No. 20-04 and Vesting Tentative Tract Map No.
83216.
C. These conditions of approval shall be printed on or attached to the working drawings
submitted to the Building Division for approval.
d. That the project complies with all requirements of the "T-4 General Urban" Zone and
Rowhouse-style development as described in the Downtown Specific Plan, and all other
applicable standards of the West Covina Municipal Code.
e. The approved use shall not create a public nuisance as defined under Section 15-200 of the
West Covina Municipal Code.
f. The approved use shall be in compliance with the Noise Ordinance (Chapter 15).
g. This approval shall become null and void if the building permit is not obtained within two
(2) years of the date of this approval.
h. The applicant shall sign an affidavit accepting all conditions of this approval.
The applicant shall defend, indemnify, and hold harmless 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 Precise Plan. The
City will promptly notify the applicant of any such claim, action or proceeding against the
City and will cooperate fully in the defense.
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.
k. 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.
1. The applicant shall increase safety and security by providing efficient onsite lighting along
the walkways, drive aisles/lane, common open space areas, and guest parking areas. The
required lighting shall be included in the site lighting plan and shall be installed prior to Final
Occupancy.
in. No parking signs shall be posted to ensure that vehicles are not parked on fire lanes and in
front of garages.
n. The perimeter wall design shall be revised so that the minimum height is 6-6" and is made
of a split -face cinder block wall.
o. Graffiti -resistant coatings shall be used on all walls, fences, sign structures or similar
structures to assist in deterring graffiti.
Any graffiti that appears on the property during construction shall be cleaned or removed on
the same business day.
q. All outstanding fees and Development Impact Fees will be due at the time of building permit
issuance.
r. 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.
S. All approved materials and colors shall be clearly indicated on the plans.
t. 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.
U. 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.
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. Poles shall be limited to a maximum height of
16 feet.
X. All parking facilities shall comply with the "Parking Lot Design and Lighting Standards."
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 Division and the City Engineer.
Z. 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.
aa. 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.
bb. 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.
cc. The landscape plan shall include the planting of five 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.
dd. The landscape plan shall be revised to change the perimeter trees from cypress to
podocarpus.
cc. The California Sycamore tree located on the neighboring property shall be shielded from
damage during construction with an appropriate construction barrier, such as chain link and
steel stake fence enclosing the entire dripline area. All exposed roots shall be inside the fence
or barrier. The fence or barrier shall have a minimum height of 6 feet measured from the
grade. The fence or barrier shall be installed prior to commencement of any development
activity on the site and shall remain in place throughout all phases of construction. Fences
may not be removed without obtaining written authorization from the Planning Director.
Branches that interfere with the development activity may be pruned to the satisfaction of
the Planning Director, superintendent of maintenance operations, or arborist. Compaction of
the soil within the dripline of the California sycamore shall be minimized to the greatest
extent feasible. Cutting of roots shall not occur within a distance equal to three and one-half
times the trunk diameter, as measured at ground level. The trunk diameter of the California
sycamore is 26 inches; accordingly, the appropriate root avoidance distance is at least 7.5
feet from the trunk. Any roots encountered within the dripline shall be cleanly cut with a
sharp cutting tool such as a lopping shear or hand saw and not ripped by equipment.
ff. The applicant shall work with the Public Services Department and Engineering Division for
the removal of street trees and to identify the proper locations for new street trees. The new
street trees shall be identified as such on the landscape plan and shall be installed prior to
building permit final.
gg. 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.
hh. 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.
ii. 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 split -face block. The wall and fencing plan
shall include the location, design and materials. Wood fences shall include steel posts for
maintenance purposes.
jj. 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.
kk. Prior to requesting a final inspection, the Planning Division shall inspect the development.
11. All new utilities shall be placed underground prior to issuance of Certificate of Occupancy
per WCMC 23-273.
min. The applicant shall defend, indemnify, and hold harmless 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.
nn. 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.
oo. 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.
pp. 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.
qq. The new development shall comply with the Development Impact Fees (Ordinance No. 2286
and Resolution No. 2015-81). Development Impact Fees for attached residential
development are calculated at $1,297 per unit. The proposed project will have 84 units; the
estimated fees are $108,948 (84 x $1,297 = $108,948). The impact fees will be due at the
time of building permit issuance.
IT. During construction, the delivery of materials and equipment, outdoor operations of
equipment, and construction activity shall be limited to the hours between 7:00 a.m. and 8:00
p.m.
ss. The project shall comply with to the provisions of the Art in Public Places ordinance (WCMC
Section 17-41) prior to issuance of building permits.
tt. The applicant shall establish a homeownership assistance program for no less than 10 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.
BUILDING DIVISION
a. All Conditions of Approval as approved by the Planning Commission 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 and 2019
California Green Building Standards Code and California Energy Code. 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/Office Improvements & Removal
ii. Grading (see Engineering Division for requirements)
iii. Demolition work
iv. Retaining walls (see Engineering Division for requirements)
V. Required Masonry Walls
vi. Signs
vii. Fire sprinkler/Alarm systems (see Fire Department Prevention Bureau for
requirements)
viii. Plumbing
ix. Mechanical
X. Electrical
xi. Sewer
d. A soils and geology report is required to address the potential for and the mitigation
measures of any seismic induced landslide/liquefaction. Soils report shall address
foundation design and site preparation requirements.
C. All new on -site utility service lines shall be placed underground.
f. Fire sprinklers required pursuant to the West Covina Municipal Code.
g. The building sanitary system shall be connected to a public sewer. A separate permit shall
be obtained from the Engineering Division for any work within the public right-of-way.
h. Proof of payment of Sanitation District connection fee or waiver is required. Please contact
(562) 699-7411, Ext 2727 for additional information.
i. Proof of payment of School Development Fees required prior to permit issuance.
Photovoltaic system is required in compliance with the 2019 California Energy Code.
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
• The primary entry to the dwelling unit shall be on an accessible route
• 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.
• All rooms or spaces located on the primary entry level shall be served by an
accessible route.
• Common use areas shall be accessible.
k. 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.
A Prior to issuance of building permits, the applicant shall submit and obtain approval for
a Waste Management Plan (WMP) for Construction and Demolition providing:
• Estimated volume or weight of materials that can be reused or recycled.
• Estimated maximum volume or weight of materials that can be reused or recycled
• Identify the vendor or facility that the applicant proposes to use to collect and
receive the materials.
• Estimated volurne of waste materials that will be landfilled.
• Identify any special or specific activities that will be used to comply with the
Recycling and Disposal requirements.
Submit Security Deposit.
in. 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:
• Receipts from the vendor and/or facility that collected and received each material,
showing the actual volume or weight of that material.
• 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.
• Security Deposit will not be returned until this has been accomplished
• Any additional information the applicant believes is relevant to assist in making the
determination that the necessary efforts to comply have been achieved.
n. All work shall be completed with a valid permit and in accordance with applicable Building
Regulations. Final building inspections and approvals shall be completed prior to the
occupancy of the building.
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. 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.
C. 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.
d. 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.
e. 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 htti)s://www.westcovina.orwbome/showdocument?id= 18427
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.
g. 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.
h. Prepare a hydrology/hydraulic study of existing and proposed development per the Los
Angeles County Hydrology Manual.
The required street improvements shall include those portions of roadways contiguous to
the subject property and include:
Remove and reconstruct existing driveway approaches shall be removed and
reconstructed to meet current ADA requirements.
2. Repair all damaged and off -grade curbs, gutters and sidewalks.
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.
k. Required street dedications shall include those portions of roadways contiguous to the
subject property and be recorded in the Office of the Los Angeles County Recorder prior
to the issuance of any Building Permits and/or Engineering Permits to the satisfaction of
the City Engineer.
Sidewalks (with trees in tree wells or in parkways) shall be constructed along roadways
contiguous to subject property adjacent to curb or WW line to the satisfaction of the City
Engineer.
in. Adequate provision shall be made for acceptance and disposal of surface drainage entering
the property from adjacent areas.
n. 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.
o. Water service facilities shall be constructed to at least meet the requirements for fire flow
established by the City's Fire Department and the requirements of the subsequent water
purveyor/owner of the facilities.
P. 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.
q. Private street improvements shall comply with Municipal Code Chapter 19, Article 8, and
Planning Commission Resolution No. 2519.
r. Prior to (issuance of Building Permit) (approval of a final map), all of the following
requirements shall be satisfied:
1. 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.
2. Arrangements for the installation of streetlights with underground wiring shall be
made with Southern California Edison Company. At the time of installation, the
applicant shall provide the necessary trenching and backfill. Submit two sets of the
subdivision and/or development plans to the Engineering Division, Traffic and
Lighting Section, to be used for designing the street lighting system.
3. 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.
4. 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.
5. A soils erosion and sediment control plan shall be submitted to and approved by the
Planning Department and Engineering Division
S. The proposed subdivision shall conform to West Covina Municipal Code Chapter 20 -
Subdivisions.
t. 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.
U. 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 approximately 438 x (No. of lots) x $25/sqft (unit price of a developed park).
V. Provide will serve letter from the water purveyor that services the project area.
FIRE DEPARTMENT
a. Provide NFPA 13D 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 2611 Fire Apparatus Access Road (excludes Alley A)
h. Premises identification/address numbers must be added and approved by fire code official
prior to final
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.
APPROVE TO FORM ATTEST
Thomas P. Duarte Lisa S e ickity Clerk
City Attorney Assis C
I, LISA SHERRICK, Assistant City Clerk of the City of West Covina, California, do
hereby certify that the foregoing Resolution No. 2021-83 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 rrick
Assis t City Clerk