Resolution - 2021-84RESOLUTION NO. 2021-84
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, APPROVING TENTATIVE
TRACT MAP NO. 83216 AT 1600-1616 W. CAMERON AVENUE
WHEREAS, there was filed with this Commission a verified application on the forms
prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a
tentative tract map to:
Subdivide the 3.25-acre site into 84 multi -family condominium air space lots on that certain
property described as:
Assessor's Parcel Numbers 8468-015-010 and 8468-015-024, in the records of the
Los Angeles County Assessor; and
WHEREAS, a precise plan has been submitted for the approval to construct 84 residential
condominium units (three-story attached townhome-style units in ten buildings, ranging from 1,210
sq. ft. to 1,796 sq. ft.), internal drive aisles, common open space, guest parking spaces, and other
associated incidental improvements on the 3.25-acre site; 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, the Planning Commission, upon giving the required notice, did on June 22,
2021, conduct duly noticed public hearings 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 tentative tract map application; and
WHEREAS, studies and investigations made by the City Council and on its behalf reveal
the following:
The applicant is requesting approval of a tentative tract map to allow the subdivision of a
3.25-acre site into 84 multi -family condominium air space lots.
2. The proposed project includes a precise plan for the development of 84 residential
condominium units (84 attached three-story townhome style units, ranging from 1,210 sq.
ft. to 1,796 sq. ft.), internal drive aisles, common open space, guest parking spaces, and
other associated incidental improvements on the 3.25-acre site.
Appropriate findings for approval of a tentative tract map are as follows:
a. That the proposed map is consistent with applicable general and specific plans.
b. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
C. That the site is physically suitable for the type of development.
d. That the site is physically suitable for the proposed density of development.
e. That the design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure fish,
wildlife or their habitat.
Neither the design of the subdivision nor the type of improvements are likely to
cause serious public health problems.
g. That the design of the subdivision or the type of improvements will either (i) not
conflict with recorded or adjudged easements, acquired by the public at large, for
access through or use of, property within the proposed subdivision; or (ii) alternate
easements, for access or for use, will be provided, and these will be substantially
equivalent to ones previously acquired by the public.
4. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970,
a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has
been prepared indicating 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 map is consistent with the general plan and any applicable adopted
specific plans.
An amendment to the City's General Plan land -use map to change the designation
of the project site from Neighborhood Medium (9 to 20 units/acre) to Neighborhood
High (21 to 54 units/acre), would be required in order to develop the site. The
proposed project density will be 25.8 units per acre. The proposed General Plan
designation of Neighborhood High allows a maximum density of 54 units per acre.
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 also 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 61a 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 infill 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 design or improvement of the proposed subdivision is consistent with the
general plan and applicable adopted specific plans.
The design and improvements of the proposed subdivision and precise plan are
consistent with the General Plan in that the proposed condominium subdivision is
compatible with single-family and multi -family residential and commercial uses in
the vicinity. The project involves changing the land use designation of the project site
from Neighborhood —Medium (NM) to Neighborhood —High (NH) to allow the
construction of an 84-unit multiple -family residential development. The project
conforms to the standards of the Downtown Specific Plan and all other applicable
development standards in the Zoning Code.
C. The site is physically suitable for the type of development.
The 3.25-acre site is flat and is a size and shape compatible with the proposed
development. Residential uses are to the west and southeast; commercial uses are
to the north and east. Adequate provisions have been incorporated into the design
to accommodate the required development standards as specified in proposed
Specific Plan. The site has access from Cameron Avenue.
d. The site is physically suitable far the proposed density of development.
The proposed project type is consistent in form with style recommended by the
Downtown Specific Plan. The proposed development will be accessible from a
driveway along Cameron Avenue. The site is 3.25 acres and, as conditioned, is
physically suitable for the proposed project and adequate to accommodate the size and
shape of the buildings, parking and all required standards of the proposed Specific
Plan subject to the approval of the Zone Change and General Plan amendment. The
proposed General Plan designation of Neighborhood High allows a maximum density
of 54 units per acre. The proposed project density will be 25.8 units per acre.
Additionally, there is a condition that requires that CC&Its be recorded as a part of
this project to ensure orderly operation. The site will be developed in accordance with
the grading and construction requirements of the West Covina Municipal Code and
the City Engineer.
e. The 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.
The site consists of a 3.25-acre parcel developed with office buildings, parking and
landscaping. No known endangered, threatened or rare species or habitats, or
designated natural communities, wetlands habitat, or wildlife dispersal, or migration
corridors are present on site. A mitigated negative declaration was prepared for the
project, which included required mitigation measures for Biological Resources,
Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Noise,
Transportation, Tribal Cultural Resources, and Utilities and Service Systems, to
ensure that the project will not cause substantial environmental damage or injure fish,
wildlife, or their habitat.
f. Neither the design of the subdivision nor the type of improvements are likely to
cause serious public health problems.
The proposed map and improvements will have access to a public sanitary sewer
system for the removal and disposal of wastewater and to other necessary utility
services. The site will be developed in accordance with the standards of the
Engineering Division, the Municipal Code, the Uniform Building Code, and other
applicable requirements.
g. The design of the subdivision or the type of improvements will either (i) not conflict
with recorded or adjudged easements, acquired by the public at large, for access
through or use of, property within the proposed subdivision; or (ii) alternate
easements, for access or for use, will be provided, and these will be substantially
equivalent to ones previously acquired by the public.
There are no easements on the property that would be affected by implementation of
the proposed project. Access to the site will be provided via Cameron Avenue.
SECTION 2. Pursuant to all of the evidence presented, both oral and documentary, and
further based on the findings above, the tentative tract is approved subject to the provisions of the
West Covina Municipal Code, provided that the physical development of the herein described
property shall confonm 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 Community Development 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 tract map by the Planning Commission or City
Council.
SECTION 3. 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 Community
Development Director, his affidavit stating he is aware of, and accepts, all conditions of this tentative
tract map and 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.
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 ttentative tract map No. 83216 subject to the
following conditions:
PLANNING DIVISION
a. Comply with plans reviewed by City Council on July 20, 2021.
b. 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.
C. Approval of this vesting tentative tract map is contingent upon, and shall not become
effective unless and until, approval of Precise Plan No. 20-09 and General Plan
Amendment No. 20-04.
d. These conditions of approval shall be printed on or attached to the working drawings
submitted to the Building Division for approval.
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. The applicant shall sign an affidavit accepting all conditions of this approval.
h. 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.
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.
j. That any proposed change to the approved vesting tentative tract map shall be reviewed by
the Planning, Public Works, Fire and Police Departments, and the written authorization of
the Community Development Director shall be obtained prior to implementation.
k. The proposed subdivision shall conform to West Covina Municipal Code Chapter 20 -
Subdivisions.
1. 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
those sections of the CC&R's implementing conditions o and p below shall be enforceable
by the City and may not be modified without the express written consent of 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/Registrar's Office shall be provided to the Planning Division.
in. 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.
n. The CC&R's shall include the following:
i. No addition of habitable space is permitted.
ii. No permanent ground floor patio covers are permitted.
iii. The parking or storage of recreation vehicles, such as RVs, boats, trailers, fifth wheels,
ATVs, etc, is prohibited.
iv. Parking on driving aisles is prohibited.
V. Garages shall be used to park vehicles.
vi. Trash storage areas in the garages shall be permanently utilized for storing the trash and
recycling containers.
vii. All exterior maintenance of the common interest structures will be the responsibility of
the HOA, including perimeter walls, garage doors, windows, exterior architectural
materials and roof.
viii. Cleanup of graffiti is the responsibility of the Homeowner's Association (HOA).
ix. The homeowner's association shall ensure that the perimeter trees are maintained to not
encroach on the neighboring adjacent single-family residential properties.
X. The homeowner's association shall allow individual unit owners to install a CCTV
system without invading the privacy of neighbors.
xi. The homeowner's association shall establish a parking permit program for the guest
parking spaces and work with a local towing company to enforce the properties parking
regulations.
xii. Revisions to the sections of the CC&Rs implementing these conditions of approval
shall require City Council approval.
o. The HOA shall be responsible for maintenance of the following: all streets, curbs, and
gutters, utilities (sewer and storm drain), perimeter walls, the Cameron Avenue street
frontage (including landscaping, sidewalks, and steps), common interest building exteriors,
the public common area at the rear of the lot, all public landscaping, all sidewalks and site
walls, entrance.
P. Prior to the recording of the final map, 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 Division. Such package shall include:
i. A standardized cover sheet as approved by the Planning Division.
ii. Zoning and General Plan information.
iii. School information.
iv. Special assessment district information.
V. Utility providers.
vi. A copy of the Covenants, Conditions and Restrictions (CC&Rs) applicable to the
project.
vii. Any additional information deemed necessary by the Planning Division, Planning
Commission, or City Council for the full disclosure of pertinent information.
q. This approval shall become null and void if the building permit is not obtained within two
(2) years of the date of this approval.
The applicant shall sign an affidavit accepting all conditions of this approval.
ENGINEERING DIVISION
a. A final tract map prepared by or under the direction of a registered civil engineer or licensed
land surveyor shall be submitted to and approved by the City prior to being filed with the
Los Angeles County Recorder.
b. A soils report is required.
C. A preliminary tract map guarantee shall be provided which indicates all trust deeds (to
include the name of the trustee), all easement holders, all fee interest holders, and all
interest holders whose interest could result in a fee. The account for this title report shall
remain open until the final tract map is filed with the Los Angeles County Recorder.
d. Easements shall not be granted or recorded within any area proposed to be dedicated,
offered for dedication, or granted for use as a public street, alley, highway, right of access,
building restriction, or other easements until after the final tract map is approved by the
City and filed with the Los Angeles County Recorder; unless such easement is subordinated
to the proposed dedication or grant. If easements are granted after the date of tentative
approval, a subordination shall be executed by the easement holder prior to the filing of the
final tract map.
e. Monumentation of tract map boundaries, street centerlines, and lot boundaries is required
if the map is based on a field survey.
f. All conditions from City Departments and Divisions shall be incorporated into the tract
map prior to submitting the tract map for review.
g. In accordance with California Government Code Sections 66442 and/or 66450,
documentation shall be provided indicating the mathematical accuracy and survey analysis
of the tract map and the correctness of all certificates. Proof of ownership and proof of
original signatures shall also be provided.
h. Proof of Tax clearance shall be provided at the time of tract map review submittal.
i. Upon submittal of the parcel map for review by the City, a letter signed by both the
subdivider and the engineer shall be provided which indicates that these individuals agree
to submit one (1) blueprints and one sepia mylar and pdf copy on a CD of the recorded
map to the City Public Works Department.
j. A reciprocal easement for ingress and egress, sanitary sewer, utility, drainage, water shall
be provided for each property that does not front on or have direct access to the public
way. Services to each property shall be underground and shall be located in a trench
within this easement.
k. Existing structures shall be demolished prior the approval of the final map.
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 20thday of July, 2021.
APPROVE TO FORM
Thomas . D rte
City Attorney
ATTEST
Lisa errick
Ass' ant City Clerk
I, LISA SHERRICK, Assistant City Clerk of the City of West Covina, California, do
hereby certify that the foregoing Resolution No. 2021-84 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 Sh ck
Assista City Clerk