7/20/2021 - AGENDA ITEM 8 - CAMERON II - CONSIDERATION OF GENERAL PLAN AMENDMENT NO. 20-04AGENDA ITEM NO.8
AGENDA STAFF REPORT
City of West Covina I Office of the City Manager
DATE: July 20, 2021
TO: Mayor and City Council
FROM: David Carmany
City Manager
SUBJECT: CAMERON II - CONSIDERATION OF GENERAL PLAN AMENDMENT NO 20-04,
PRECISE PLAN NO. 20-09, VESTING TENTATIVE TRACT MAP NO.83216, TREE
REMOVAL PERMIT NO.21-05, AND MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT TO CHANGE THE GENERAL PLAN LAND -USE
DESIGNATION FROM NEIGHBORHOOD MEDIUM TO NEIGHBORHOOD
HIGH, DEMOLISH ALL EXISTING BUILDINGS/USES ON THE SITE AND
CONSTRUCT 84 RESIDENCES (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 A 3.25 ACRE SITE. AT 1600 -1616 W. CAMERON
AVENUE.
RECOMMENDATION:
It is recommended that the City Council conduct a public hearing, and thereafter adopt the following
resolutions:
RESOLUTION NO. 2021-81- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, CERTIFYING THE MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT FOR GENERAL PLAN AMENDMENT NO
20-04, PRECISE PLAN NO.20-09, AND VESTING TENTATIVE TRACT MAP NO.83216,
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS
AMENDED
RESOLUTION NO.2021-82 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF WEST COVINA, CALIFORNIA, ADOPTING GENERAL PLAN AMENDMENT NO.20-04
CHANGING THE GENERAL PLAN LAND -USE DESIGNATION OF 1600-1616 W. CAMERON
AVENUE FROM NEIGHBORHOOD -MEDIUM TO NEIGHBORHOOD -HIGH
RESOLUTION 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
RESOLUTION NO. 2021-84 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
1/13
WEST COVINA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO.83216 AT 1600-
1616 W. CAMERON AVENUE
BACKGROUND:
The project was initially reviewed by the Planning Commission on June 22, 2021. During the public
hearing, two neighbors spoke with concerns regarding density, noise, traffic, and parking. The Planning
Commission voted 5-0 to recommend City Council approval of the project with the following changes:
• Reduce the number of residential units from 84 to 80 in order to provide a total of 25 on -site guest
parking spaces (10 additional) and increase the common open space area.
• Increase safety and security by providing efficient onsite lighting along the walkways, drive aisles/lane,
common open space areas, and guest parking areas.
• Post no parking signs to ensure that vehicles are not parked on fire lanes and in front of garages.
• Revise the landscape plan to change the perimeter trees from cypress to podocarpus.
• Revise the perimeter wall design to a minimum 6-6" tall split -face cinder block wall.
• Ensure the following items are addressed in the Covenant, Conditions, and Restrictions (CC&R):
o The homeowner's association shall ensure that the perimeter trees are maintained to not encroach
on the neighboring adjacent single-family residential properties.
o The homeowner's association shall allow individual unit owners to install a CCTV system without
invading the privacy of neighbors.
o 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.
o Revisions to the CC&Rs shall require City Council approval.
The applicant has provided an alternate site plan and data table with the Planning Commission's recommended
changes.
DISCUSSION:
The project site is a 3.25-acre property consisting of two assessor parcels (8468-015-010 and 8468-015-024)
located on the southwest side of West Cameron Avenue, between its intersections with Orange Avenue and
Sunset Avenue. The site is currently developed with office buildings and surface parking lots. Both parcels
have parking lot trees, ornamental shrubs, and grassy knolls around the buildings. The site is in an urban area
that is developed on all sides.
To the north the project site is bordered by the Floor & Decor shopping center; the residential development by
the same applicant (Cameron 56 Townhomes) is to the east; single-family residential properties on Sawyer
Street are along the south; and office uses are along the west. There are three existing driveways to the site;
these will all be removed and a new driveway constructed near the center of the site.
ITEM
DESCRIPTION
ZONING AND
GENERAL
Downtown Plan, T4 General Urban Zone; Neighborhood - Medium (NM)
PLAN
ast: Shopping Center and medical office; Downtown Plan, T-5 Urban Center Zone
SURROUNDING
north of Toluca) and T-4 General Urban Zone (south of Toluca)
AND USES
orthw st Medical office; Downtown Plan, T4 General Urban Zone
D ZONING
Single-family neighborhood; Single -Family Residential (R-1) Zone
that Cameron 56 Townhomes; Downtown Plan, T-4 General Urban Zone
CURRENT
fiice buildings, parking lot, and landscaping
EVELOPMENT
I
otices of Public Hearing have been mailed to 93 owners and occupants of properties
LEGAL NOTICElocated
within 300 feet of the subject site. The Public Hearing Notice has also been
posted on the City's website and published in the San Gabriel Valley Tribune.
2/13
The applicant proposes to build an 84-unit residential project consisting of attached, rowhouse-style single-
family residences. The units will be distributed among 8 buildings; two buildings with 12 units each along
Cameron Avenue; and six buildings, each with 10 units, will be located interior to the site. Parking will be
provided with 2-car garages for each unit plus 15 guest parking spaces (including one Americans Disability
Act (ADA) -compatible space) arranged in parallel configuration along the westerly side of the property.
The project requires the granting of the following entitlements:
• General Plan Amendment to change the General Plan designation of the site from Neighborhood
Medium (9-20 dwelling units per acre) to Neighborhood High (21-54 dwelling units per acre)
• Precise Plan for the development of the site
• Tree removal Permit to remove five (5) significant trees
• Tentative Tract Map to re -subdivide the site and create individual properties for each home/unit
General Plan Amendment
Approval of a General Plan Amendment (GPA) is required to enable the project to be built at the proposed
density of 25.8 dwellings per acre and the Planing Commission's recommended density of 24.6 units per acre.
The existing designation of Neighborhood Medium (NM) allows from 9 to 20 dwelling units per acre; the
Neighborhood High (NH) designation allows from 21 to 54 dwelling units per acre. These designations
supports a range of land uses, including residential.
The project is in the T4 General Urban Zone of the Downtown Specific Plan. The T4 General Urban Zone is
intended to be a transitional zone between the T5 Urban Center and T4 Urban Neighborhood zones. New
buildings are to be block scale, up to three stories in height with buildings moved forward to the right-of-way.
The proposed project is designed to meet the intent of the Downtown Specific Plan. The Plan does not have a
minimum or maximum allowed density. It is a form -based code, emphasizing the design of the buildings and
their presence in the public realm. The proposed project adheres to the standards of the T-4 zone and the
rowhouse style of building proposed. The buildings are a maximum of 3 stories tall. The rowhouse design is
one of the allowed styles in the zone. The buildings are pushed to the street and incorporate a front stoop along
the Cameron frontage. The project provides sufficient parking.
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.
3/13
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 opportunityfor all residents.
The project will meet current requirements that ensure new housing is available to anyone who might be
interested.
• Goal 5Identify 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 proposed project supports 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 6.1 a Adopt new form -based development code for Downtown area that emphasizes pedestrian
orientation, integration of land uses, treatment ofstreetscapes 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 7.1 b 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.
Precise Plan
The project as initially proposed is an 84-unit residential rowhouse-style single-family residences. The
Planning Commission is recommending that the project is reduced by 4 units, from 84 to 80 residential units,
in order to increase the common open space area and to increase the number of onsite parking spaces
provided.
4/13
Three floor plans will be provided:
Plan 1 - has two bedrooms, a two -car garage and totals 1,210 square feet.
Plan 2 - has three bedrooms, a two -car garage with tandem parking and totals 1,500 square feet.
Plan 3 - has three bedrooms, a two -car garage and totals 1,796 square feet.
The two buildings fronting Cameron Avenue each contain 12 units and are 3-stories tall. These building
incorporate a front stoop, as required by the Downtown Specific Plan. Eight more 3-story buildings, each with
10 units, are located across the middle of the site. The site is flat. The precise plan is for the review of the site
plan and architecture.
The table below summarizes how the project compares with the Downtown Plan and Code standards, and the
Planning Commission's recommended changes:
PLANNING
STANDARD
EXISTING
PROPOSED
COMMISSION
REQUIRED/ALLOWED
RECOMMENDATION
65
Number of
n/a
84
80
175 (with General Plan
Units
Amendment
Vesting Tentative Tract
of Area
3.25 acres-
141,570 sq.
Map combining two lots,
No change
Existing Legal Lots
ft.
creating condominium
development
wilding
Type
1-2 story
commercial
buildings
Rowhouse
No change
Rowhouse, Flex, Court,
Hybrid, Linear, Live -Work
Conventional
Stoop, Forecourt,
rontage
Type
with parking
Stoop
No change
Shopfront, Gallery, or
in front
Arcade
T-0" max.
0'min. 10'max.
E
7.2'min.
No change
0'min.
'50'min.
50'
3 stories, 34'-10" Win
ding
FHeli!
1-2 stories
100' of SFR; 36-6" max.
No change
35'-0" within 100' of SFR;
ht
w/ on Cameron Ave.
up to 40'-0" beyond
(beyond 100' from SFR)
first Floor
eight
Approx. 16
feet
10'-0"
No change
10'-0"
Rowhouse &
Pedestrian
�
From primary street
No change
From primary street
ccess
owhouse
ehicle
Enclosed garages and
No change
Enclosed, covered, or open
ccess &
open
Parkin
168 garage spaces, 14
160 garage spaces, 23
arking
parallel guest parking
guest parking spaces, 2
2 per unit, 168 total
spaces, 1 ADA (183
ADA (185 parking spaces
parking spaces total)
total)
ate
n Space
Vi*n.Area
---No
Plan 1: 140 sf
Plan 2 & 3: 101 sf
change
100 sf min
5/13
6' upper floor space
--- 11 3,260 square feet 11 6,600 square feet 11 No requirement
Site Design
The proposed development will be visible from the surrounding area, including the homes in the single-family
neighborhood along Sawyer Avenue behind the project site. Each of the homes along Cameron Avenue has an
entrance facing the street, opening onto a raised stoop. The buildings along Cameron have 5 to 7-foot front
setbacks, a 10-foot setback to the northerly property line, and a 20-foot setback to the southerly property line.
The buildings are just over 12 feet from the entrance driveway and 4.3 feet from the interior street (Street B)
providing access to the garages for these units. Building 3, located near the northerly property line, has interior
setbacks of 7.2 to 10.5 feet from the northerly property line, at least 50 feet from the westerly property line,
approximately 10 feet from the extension of Street east of the building, and 4 feet from Street south of the
building. A 4-foot path runs along the northerly property line and provides access to the front doors of the
units. The garages of Buildings 3 and 4 are separated by over 40 feet across Street. Buildings 4 and 5, and
Buildings 6 and 7, are separated by 4-foot wide paths. They are 8 feet apart measured at the patio fences, at
least 20 feet from front door to front door of Plan 2 units, and 24 feet from front door to front door of Plan 3
units. Buildings 5 and 6 are each 3.4 feet from Alley. Building 6 and 7 have identical interior separations as
Buildings 4 and 5. Buildings 4, 5, 6 and 7 are 5 feet from Street and 9 feet from Street. Building 7 is 8.8 feet,
and Building 8 is 3 feet, from Street. Building 8 has a 7.5-foot minimum and 10.5-foot maximum setback from
the southerly property line. It is 10 feet from Street, 3 feet from Street, and at least 50 feet from the westerly
property line. A 4-foot path runs along the northerly property line and provides access to the front doors of the
units. Buildings 7 and 8 are 39.3 feet apart from garage to garage. All setbacks conform to the standards of the
Downtown Plan. Setback details are provided on sheet S-3.
The homes in the project come in 3 different floor plans; only plans 2 and 3 are used in the buildings fronting
Cameron Avenue. The buildings along Cameron are designed with an elevated front stoop as required by the
Downtown Specific Plan. The homes in the other buildings are at -grade. Floor plan 1 and 2 units have the
front door behind an unfenced porch, while the front door for plan 3 units is within a fenced patio.
Air conditioning condensers for all dwellings are at the ground level. The condensers for some dwelling units
along Cameron are within the front setback. Others are located at each end of the buildings. They will be
screened by a combination of metal screens and landscaping. The location of all condensers is shown on plan
sheet L-3. Screening and stoop details are shown on plan sheet L-2.
A single driveway to Cameron Avenue provides access to the site. The driveway and the internal drive aisles
that also function as fire lanes will be 26-feet wide. There will also be a 20-foot-wide alley separating
buildings 5 and 6. There will be 28 feet between the garage doors facing this alley providing adequate backup
distance for vehicles entering and exiting the garages along the alley.
Architecture
All buildings on the site are the same contemporary style. Buildings along the Cameron Avenue frontage each
have 12 dwellings and are raised above grade to incorporate a front stoop. Total height of the buildings along
Cameron Avenue, including the stoop, will be 36 feet 6 inches. The buildings behind the frontage are at -grade
and will have an overall height of 34 feet 10 inches. The Downtown Plan allows rowhouses to be 3-stories or
40 feet tall. 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.
Color schemes and material details are shown on plan sheet A-21.
An existing 7-foot-tall metal fence along the westerly property line will be retained and painted black. New 6-
foot-tall concrete block walls will be constructed along the northerly and southerly property lines. Wall and
6/13
fence details are found on sheet L-3. Light poles, approximately 21 feet tall to the fixture, will be located along
the westerly property line, illuminating the parallel parking spaces. Low bollards and sconces will provide
illumination throughout the rest of the site. Lighting details are shown on sheet L-5.
Parking
The parking requirements for the T-4 General Urban Zone are 2 spaces for dwellings with two or more
bedrooms. The total parking requirement is 168 spaces. The applicant's proposed project exceeds the
Downtown Plan & Code parking requirement by providing 15 parallel guest parking spaces (guest parking is
not required) including 1- ADA compatible space. Per the Planning Commission's recommended changes to
remove 4 units, 10 additional guest parking spaces would be provided (resulting in a total of 25 guest parking
spaces including 2 ADA spaces).
Landscaping
The applicant is proposing to install landscaping on all non-paved/non-built surfaces of the site, primarily
around the buildings. Tulip trees, or other street trees approved by the City, will be planted along Cameron
Avenue within the parkway. Brisbane Box, California Sycamore and Magnolias will be planted along the
north, south and westerly property lines. Specimen Olive trees will be planted at the northwest and southwest
corners of the site. Queen and Date Palms will be planted beside the entrance driveway. Australian Willows,
Italian Cypress, Crepe Myrtle and Strawberry Trees will be planted as accents in various locations. A variety
of shrubs and groundcovers will also be planted. Approval of a final landscape and irrigation plan is required
per the conditions of approval.
Tree Removal
An arborist performed a tree survey of the site as part of the environmental review. There are a total of 70 trees
either on -site or immediately adjacent to the property that could be impacted by development. Development of
the site will require removal of all 62 of the on -site trees and 7 street trees. Of these, 5 trees are Significant
Trees. Per Section 26-289 of the West Covina Municipal Code, a significant tree is a tree located on private
and/or public property that meets one (1) or more of the following requirements:
a. is located in the front yard of a lot or parcel and has a caliper of one (1) foot or more;
b. is located in the street -side yard of a corner lot and has a caliper of one (1) foot or more; and
c. is located anywhere on a lot, has a caliper of six (6) inches, or more, and is one of the following
species: Valley Oak, California Oak, Canyon Oak, Scrub Oak, Mesa Oak, Live Oak, California
Sycamore, or American Sycamore.
In addition, a California Sycamore located offsite near the northerly corner of the site is Significant and could
be affected by site development. The removal of the on -site trees requires the approval of a tree removal
permit by the Planning Commission. Mitigation measures are proposed as part of the Precise Plan Conditions
of Approval and Mitigated Negative Declaration to address the loss of the 5 Significant Trees and to protect
the offsite California Sycamore. The 5 significant trees are required to be replaced on a 1:1 ratio with 5 - 36"
box -sized trees. The applicant proposes to plant a total of I I I trees of various species on the property,
including 16 street trees and 42 trees 24-inch box size or larger.
Open Space
Each unit has private open space in the form of decks on the upper floors. Plan 1 has a 70 square foot deck on
both the 2nd and 3rd floors, totaling 140 square feet. Plan 2 has a 101 square foot deck on 2nd floor. Plan 3 has
a 101 square foot deck on the 3rd floor. In addition, the Plan 3 units that are in buildings 4 and 5, and 6 and 7,
have a ground floor patio approximately 101 square feet in area enclosed by a low stuccoed wall. The
applicant's proposed project exceeds the Downtown Plan & Code open space requirement by providing 1,630
square feet of common areas (not required) in the northwest and southwest corners of the site (3,260 square
feet total) that will feature pet areas, seating and the community mailboxes. Per the Planning Commission's
recommended change to remove 4 units, the total private open space area will increase by 3,340 square feet
(6,600 square feet common open space total; 1,670 square foot increase on each corner).
Public Art
7/13
The project is subject to the provisions of the Art in Public Places ordinance (WCMC Section 17-41). The
project has elected to pay an in -lieu fee. This will be enforced by a condition of approval.
Development Impact Fees
The City adopted Development Impact Fees in December, 2015. In this case, the fees are currently (for FY
2020/2021) $1,297 per attached residential unit. The estimated cost for the development impact fee is
$108,948 for 84 residential units and $103,760 for 80 residential units.
Signs
The applicant is proposing to construct two entry signs for the project on either side of the entry driveway. An
example of these monument signs is shown on sheet L-3 (detail 8). Other details have not been provided.
Section 26-342 of the WCMC allows one monument sign per street frontage up to a maximum of two. The
sign may be up to 40 square feet in area and up to 6 feet tall. Signage will be approved ministerially under a
separate review process.
Tentative Tract Mao
The applicant has applied for a Vesting Tentative Tract Map (No. 83216) to resubdivide the land and create
parcels for home ownership. As proposed, the project will have 84 individual for -sale lots and 6 street and
alley lots in common ownership. The Planning Commission's recommendation would reduce the project to 80
individual for -sale lots, but would increase the size of the common ownership areas to provide for more
common open space and guest parking. The project will utilize a Homeowner's Association (HOA) that will be
responsible for maintaining the entire project, except for the interior of the units. Covenants, Conditions, and
Restrictions (CC&Rs) will be created to regulate the HOA. The HOA will maintain all streets, curbs, and
gutters, utilities, perimeter walls, building exteriors, common open space areas, sidewalks, site walls, entrance
monument, and exterior lighting.
The proposed project density will be 25.8 units per acre while the Planning Commission's recommended
density is 24.6 units per acre. The proposed General Plan designation of Neighborhood High allows a
maximum density of 54 units per acre.
Communitv Outreach
Due to the Covid-19 pandemic, a typical community meeting could not be held. Between April 3, 2021, and
April 10, 2021, the applicant scheduled video conference calls with interested neighbors. Notices of the
meeting were mailed to the 93 property owners and occupants within 300 feet of the property (Attachment No
5). According to the applicant, the plans were revised to address the neighbor's concerns. The applicant has
continued to reach -out to concerned neighbors.
REQUIRED FINDINGS:
Findings are required to approve the precise plan and tentative tract map. Findings are not required for
approval of a general plan amendment. The findings for entitlements are included in each individual resolution
(Attachment Nos. 2 and 3) and are also presented below.
Findings necessary for the approval of a Precise Plan are as follows:
a. The proposed development plans and the uses proposed are consistent with the General Plan and any
applicable specific 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
8/13
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 5Identify 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 6.1 a Adopt new form -based development code for Downtown area that emphasizes pedestrian
orientation, integration of land uses, treatment of streetscapes as community living spaces.
9/13
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 7.1 b 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 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 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.
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 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 being proposed,
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 buildings, parking and all required development standards set forth in the Downtown Specific
Plan. 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, 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.
The buildings are contemporary in style and provide for a variety of articulation in building surfaces and a
variety of 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
10/13
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 design characteristics create an attractive project with substantial landscaping and buildings with visual
interest.
Findings necessary for the approval of a Tentative Tract Map are as follows:
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 to Neighborhood High (21 to 54 units/acre) would be required in order to develop the
site. The proposed density will be 25.8 units per acre, which is consistent with the proposed designation. As
listed in Finding A for the General Plan Amendment, the project is consistent with a number of Goals, Policies
and Actions of both the General Plan and the Downtown Specific Plan.
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 for 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&Rs 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.
11/13
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 the implementation of the proposed project.
Access to the site will be provided via Cameron Avenue.
LEGAL REVIEW:
The City Attorney's Office has reviewed the staff report and the attached resolutions as to form.
OPTIONS:
The City Council has the following options:
1. Approve the project as recommended by the Planning Commission; or
2. Provide alternative direction.
ENVIRONMENTAL REVIEW:
The Mitigated Negative Declaration of Environmental Impact (MND) prepared for the project disclosed that
the project will not have a significant impact on the environment. Mitigation measures have been incorporated
into the project's design and as conditions of approval to reduce impacts on the environment to a less than
significant level. The MND has been prepared pursuant to the requirements of the California Environmental
Quality Act (CEQA) of 1970, as amended and was circulated for public comment for 20 days (from May 19,
2021 to June 8, 2021).
Comments were received from the County Sanitation Districts of Los Angeles County and from two
concerned individuals. A Response to Comments was prepared and is provided has been included as Appendix
J in the Final IS-MND document.
Traffic
Ganddini Group prepared a traffic analysis for the project in November 2020, to assess traffic impacts. The
traffic analysis evaluated potential project -related traffic impacts on Cameron Avenue and at the Cameron
Avenue/Toluca Avenue intersection.
The existing office uses on the site generated a total of 342 daily trips. The proposed residential use is
estimated to generate 457 daily trips. The net impact was an increase of 115 daily trips, but 11 fewer trips
during the AM peak period and 3 fewer during the PM peak period. The project Vehicle Miles Traveled
(VMT) impact was assessed in accordance with the City of West Covina VMT guidelines and guidance from
City staff. The proposed project was found to satisfy the criteria for projects in a Transit Priority Area (TPA),
and is therefore presumed to result in a less than significant VMT impact in accordance with City guidelines.
The traffic impact analysis determined that the addition of project -related trips to existing traffic levels would
have less than significant impact on the study intersection, and that project traffic would fall below significant
impact thresholds with the implementation of various traffic design features. Since the traffic study was
12/13
completed utilizing the applicant's proposed project, the analysis reflects the traffic impact for an 84 unit
project.
Air Quality
According to the Air Quality Study (Attachment A of the Initial Study), the construction and operation
emissions are below the regional thresholds of significance. The cumulative short-term construction -related
emissions and long-term operational emissions from the project will not contribute considerably to any
potential cumulative air quality impact because short-term project and operational emissions will not exceed
any SCAQMD daily threshold. Conditions of Approval are included to minimize construction emissions,
including watering of the site, covering truck beds leaving the site and limiting idling times for diesel
equipment.
Required Mitigations
• The environmental study concluded that mitigation measures are required for the following topics:
• Biological Resources (nesting birds and tree protection);
• Cultural Resources (archeological resources);
• Geology and Soils (paleontological resources);
• Hazards and Hazardous Materials (materials in buildings to be demolished, potential soil
contamination);
• Noise (protecting residents from elevated noise levels in new buildings);
• Transportation (implementing design features to ensure safe turning movements entering and exiting the
site);
• Tribal Cultural Resources;
• Utilities and Service Systems (replacing sewer lines).
A Mitigation Monitoring Program is an exhibit of Attachment No. 1 and provides information on the
mitigation measures and monitoring by responsible agencies.
LARGE ATTACHMENTS
A copy of the plans and Mitigated Negative Declaration of Environmental Impact is posted on the City
website at https//www.westcovina.org/departments/conirnunity-development/planning-division/projects-and-
environmental-documents
Prepared by: Jo -Anne Burns, Planning Manager
Attachments
Attachment No. 1- Mitigated Negative Declaration Resolution
Attachment No. 2 - General Plan Amendment Resolution
Attachment No. 3 - Precise Plan Resolution
Attachment No. 4 - Tentative Tract Map Resolution
Attachment No. 5 - Neighborhood Outreach Letter
Attachment No. 6 - June 22, 2021 Planning Commission Staff Report
CITY Achieve Fiscal Sustainability and Financial Stability
COUNCIL Enhance the City Image and Effectiveness
GOALS & Engage in Proactive Economic Development
OBJECTIVES:
13113
ATTACHMENT NO. 1
RESOLUTION NO.2021-81
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, CERTIFYING THE MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT FOR GENERAL
PLAN AMENDMENT NO 20-04, PRECISE PLAN NO.20-09, AND
VESTING TENTATIVE TRACT MAP NO.83216, PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS
AMENDED
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, the proposed project is considered a "project" pursuant to the terms of the
California Environmental Quality Act (CEQA); and
WHEREAS, an initial study was prepared for said project; and
WHEREAS, based upon the findings of the initial study, it was determined that the
proposed project will not have a significant impact on the environment and will not individually
or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the
California Fish and Game Code; and
WHEREAS, revisions to and/or conditions placed on the Project, were made or agreed to
by the applicant before the mitigated negative declaration was released for public review, were
determined by the environmental coordinator to avoid or reduce the potentially significant effects
to a level that is clearly less than significant and that there was, therefore, no substantial evidence
that the Project, as revised and conditioned, would have a significant effect on the environment;
and
WHEREAS, a Mitigated Negative Declaration of Environmental Impact was prepared for
the proposed project pursuant to the requirements of the California Environmental Quality Act of
1970, as amended, and mitigation measures are included in said Negative Declaration in support
of the finding that there will not be a significant effect on the environment as a result of this project.
WHEREAS, the City Council upon giving the required notice, did on July 20, 2021,
conduct a duly advertised public hearing to consider the subject application, at which time the City
Council adopted a resolution certifying the Mitigated Negative Declaration; and
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF WEST COVINA,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Based on the initial study, the revisions and conditions incorporated into the
Project, and information received during the public review process, the City Council of the City
of West Covina finds that there is no substantial evidence that the Project, as revised and
conditioned, may have a significant effect on the environment.
SECTION 2. The mitigated negative declaration reflects the independent judgment of the
City Council.
SECTION 3. All feasible mitigation measures identified in the City of West Covina
General Plan Environmental Impact Reports which are applicable to this Project have been adopted
and undertaken by the City of West Covina and all other public agencies with authority to mitigate
the project impacts or will be undertaken as required by this project.
SECTION 4. After receiving and considering all determinations, studies, documents, and
recommendations, as well as other appropriate public comments, the City Council certifies the
Mitigated Negative Declaration of Environmental Impact, subject to compliance with the
mitigation measures that are recommended in the Mitigated Negative Declaration of
Environmental Impact as set forth in Exhibit A.
SECTION 5. The Mitigation Monitoring Program prepared in connection with the Project
is hereby recommended for approval for the Project.
SECTION 6. The documents and other materials that constitute the record of proceedings
upon which the City Council has based its decision are located in the office of the West Covina
Community Development Director, 1444 West Garvey Avenue South, West Covina, CA 91790.
The custodian of these documents and other materials is the West Covina Community
Development Director.
SECTION 7. Upon approval of the Project by the City Council, the environmental
coordinator shall file a Notice of Determination with the County Clerk of Los Angeles County
and, if the project requires a discretionary approval from any state agency, with the State Office of
Planning and Research, pursuant to the provisions of section 21152(a) of the Public Resources
Code and the State EIR Guidelines adopted pursuant thereto.
SECTION 8. Non-compliance with the aforementioned mitigation measures as
determined by the monitoring department/agency, and any measures taken to correct said non-
compliance, shall be immediately reported to the Planning Department on the City of West Covina
Monitoring Checklist Form.
SECTION 9. The applicant agrees to implement the aforementioned mitigation measures
and monitoring or reporting requirements.
SECTION 10. Failure to comply with any aforementioned mitigation measures and/or
monitoring or reporting requirements will result in a written notice of violation from the City to
the applicant at which time the City may order that all or a portion of pre -construction,
construction, post -construction activity or project implementation must cease until compliance is
reached.
SECTION 11. The California Environmental Quality Act (CEQA) and State and local
guidelines, rules, regulations, and procedures adopted pursuant thereto permits the City of West
Covina to impose any fees or charges associated with implementing the above monitoring program
upon the applicant.
SECTION 12. 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. Duarte
City Attorney
Letty Lopez-Viado
Mayor
ATTEST
Lisa Sherrick
Assistant City Clerk
I, LISA SHERRICK, Assistant City Clerk of the City of West Covina, California, do
hereby certify that the foregoing Resolution No. 2021-81 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:
NOES:
ABSENT:
ABSTAIN:
Lisa Sherrick
Assistant City Clerk
EXHIBIT A
MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT AND MITIGATION
MONITORING AND REPORTING PROGRAM
Mitigation Monitoring and Reporting Program
Mitigation Monitoring and Reporting Program
Mitigation Monitoring and Reporting Program
Introduction to the MMRP
The California Environmental Quality Act (CEQA) requires that a reporting or monitoring program be
adopted for the conditions of project approval that are necessary to mitigate or avoid significant
effects on the environment (Public Resources Code [PRC] 21081.6). PRC Section 21081.6 provides
general guidelines for implementing mitigation monitoring programs and indicates that specific
reporting and/or monitoring requirements, to be enforced during project implementation, shall be
defined prior to final certification of the Final Initial Study -Mitigated Negative Declaration (IS-MND).
This mitigation monitoring and reporting program (MMRP) is intended to track and ensure
compliance with adopted mitigation measures during the project implementation phase. For each
mitigation measure recommended in the IS-MND, specifications are made herein that identify the
action required, the monitoring that must occur, and the agency or department responsible for
oversight.
MMRP Matrix
Table 1, Mitigation Monitoring and Reporting Program, below, lists mitigation measures and project
design features that reduce the potentially significant effects of the proposed project to a less than
significant level. These measures correspond to those discussed in in the IS-MND. To ensure that the
mitigation measures are properly implemented, a monitoring program has been devised that
identifies the timing and entity/agency responsible for monitoring each measure. The City of West
Covina will have the responsibility for implementing the measures, and various public agencies will
have the primary responsibility for enforcing, monitoring, and reporting the implementation of the
mitigation measures.
Mitigation Monitoring and Reporting Program
City of West Covina
Cameron II Project
This page intentionally left blank.
c
c
c
0
s°
2
3 m
3
m c O
k
m c O
k
O N
W
m
QU'�
JCY m��`oo
Y
a .i vL
E�'
>
EcE
vv
`o
w.J�,
Y 3 vJ
c$ -°
E a E
« m v c
o o m«°>
u
m E
j
°V «
YJ T C L'
d a°+
u°
3 NE ,o 0
m o aw
o
0
.o
a m .c o
j m
N
Y c
N«^
« m ° O 00
co
Q?
msa
n 3 $ 0a
E o.$
a` u
m
c
N_
N N T
0
c N v
c m
W
W
N
c
Y N J N
i o
O
m"
j V
o
3 0 a m m T
G` m O
Y+
O
c
m p y J
m
O V
m
O
y °- ry O
6 a
d
ah
J a Ya N
V c
° r m w
�
m W
v E
¢ « v v
m «
o °1
w a c
w o ycLv,
a
m
E `o
°' m
t E
wo
o m -o
- v
v
3
°°
m
,L°.
a'
m° o c
a
3 c
v
u v
w
QL
m-am
m�_t
pu
c
acO`,NOYO
o
�U
yJ'°m
u w
°-
w
r
m= w c°
c
o °
N
Eo o_
+�-'
c«
o m
E
ov' E -�
a c iO
e
N
W
-aO
W
n c -O c«=
m aT
m
U
U. o -o
N 6 J
E'
V fj
a 2
N
y
y C V
$ m r
n
c
.�
Y
,v,
a
c
c a
v o
A
N, c o
o¢o
v'
ocoa
N
m y
m
m
Leo °
w d o
a a
°
E
0
tH00
o
°
awm
o
u
N>Eo
o
«o
o o
°$
o«°
m
.£a
E
ow`
y
,>v
o
E
$ M
s
c o
mm
6a
v c
o m
N
3
c w c a
N
0 m
s
y o
g a
a o a
c
a
o
w
-m.
c m
'Q E
o a! a
'2 v
c
>
L
a V ON O C
C u m
> u 0
m= b h_
S c N
m O
o c w
T m
m m W
vJi -O O
m C •O
E C c m
m
L «
m C_
a O
'm^ N>
�o.`00u2v
C m V c
O O¢ m
o W°
0
m W m
c
�
m E
U
E�'�ac
a
mo
3m ax
Ov
LYH
dam
C3
vomcf0
m
nAEmVc
O 0W
L-aoc°c
"
0J`
Nm
vGaT
E6m
Rv
w—N—_Jv0n
mac
v o o y
a
o'y
a m
mwuowavi
aO
ma3mm
c 'm
mu
l a
a
w ^>
aYm
n«o EE
£a°
o
v
o
O
o
y.e_o
vcv
c
a
EOo
`o
v o
m
a0
vd°£
uoc
o
o
o>
v
ocO
o
E E
m°°�,
o
m
JN>LL
o
a
0
u :2
c
co m
,aJo.No
;a
O vc
mvm
N
a
40
o
Fhum
o $
a>
HN
E
a
oma¢
g
p
v a
d
m
u S
.
m
< , o
> Vo
> Vo
V C
`o
yV
a
Y v v a
U V
'c'-
o
ry C
2a
uu a
u a E
u
0`m
c 'N
m v
o
� c
0
v
a j
V
$
L V
a m
�
C
J
� c
a
-O
° E
o
o
`o_ >
_
o >-
a
V
N a
EN o m m 0 E w
o a >« o v E
0«
o
N O Y« O O a w
i s L 2al
L
c LQ
� 3
m m u w« v w E v c
c r . a c c a y .E E 'E m u E
z '3 0 «' O o
a
`o
3 c a a m E v- 3 o 0 ° 0`0 a
`o $ M o Y c
m
al a o m a u v E'a a 0
0 o N v o w G v > o « m °> n c
m E > `o m e oa 3
a m m a N o o- c '` J i o = N
E�ea o> a �« v
v c o 0 m= w v s 1O c
m E 5'a E a v. m y r n._c
o m a E H c E « 0 3
m 2 m
mO o E m v v a c c y N
C h O� 00 °V O m 'a° a 9 L
o E o° 3 s n° a
J s uo N L 'N o$ o m
TM m
co m m a `O
u o v v o u a n v c x E o.
u w o
E
> C
> L
°
U
N
W ❑
W ❑
3�
3�
O C
O c
m
m
u a
u a
v �
c a
J °
'>
a
r
a m a 9
o
« a « c
« C
O E
c
N
m
L
o-
V O Q (p O`
0 �0
a w
c m
«' a
Y Q V O
O
u `m `o E u
?i m E
V
u
« ° 0
°
C a
c o N
w ^ >
C CO N O.
' C � L
m9
o SO z `v =
J m N m
F a °' c 3
U-a N
L
o z a E o m
c
a
u y E o
m c m c a m
o Z' m
n J+ v a
t
m
v o Z. « W
c a
o
m
aC mQ w i0 a
m
0 0
ao a a¢
v V O
c
E
m
a
r m J
U
o
E N«"
a w E
m E 0 '^ u o
2Y N
E E a +'� o m
`u
pp
E
0 .'Y^
m >, o
O m 0 ;> c
o
`p
A o m
3�« m f
uci
.0
m
m J T
o 4
m m '" = _ m
'm
m C CJ 9 C
U H m C
W o N"W a 2
c
m
u
on 'o o 0
w« c m
o o u
eo v
Q
w
y
,.. vwa E
u
¢ m a d
a
C > C > C
U 'ui U 0 U in
o'c o'c o'c
T C T C T C
Y N Y N Y 10
V a V d V d
C i ° O
O N 2 O y
`o o 3
E
m o N° o f 1O m°
o « � oo m O w v c` c a m m '+ m c` o6 2 v v
Y° m Y
« p u m E 'p
,m a
a wE
oo
p Om m nA
N N g m myw Oc 12
3m m o ._ a n m L, E o E
m E n ._ m a
m L m o o ca L m c Y mu w
m E w m m w a L m E o
C « « V C « « O
o O
m L O m L O m
- E
E `-
m c y c
> V d C O V W C
c_ a o >_ y o
m ° v m
m
E
E a :�' '� E a :«
3 02 E 3 0` E
m Z-
0 w
c m 'ao c w c =o N p p m o cc T
V p 0 p a O V 0 9 ._ N n 0 9 m p Y
N
IE!
¢zmw y mCwta `°n vvy
:ZOo m o m
S woO o E
w u w O
omm m W
ao=00`o
o 3 v v E 'w
E c
m u E `° c E aoo �^' c 10 a« E o -O u
c c E i m m c
p .0 c a Y> $ Y y $ w Y J o i o m m c a ami '= °� °
0 n cm�c-
m m w« E v =o a° m 'o T c a« 2 m V i -% m m E« m m
1>m y o C` m W T O C -° £^ O O C N
' u a' m y m N 01 o '3 42 `o' v 3 m o N«« c a w L'° E
o ry Wi t. 3> E 00 n u 'o a d E? -O y E m c v u o
r c a > c v z r m a g z >> m W « '^ °> `m - N m° a m r °. E
c m - m o m m v u 1O 3 w c o a E c
w c c y 3 n .` '° ` O « n u. w > E c u Inc . O
m o m ^' o a d« 3 E '^ o °m `-' o a n w m r t T u= 3 a z t
y
cyc L?o~v
i-SOpVY O w V m C
u m Zw m 0WZ` acomo'
Vm a u a N c E o 3 'p m E 3
mu°om 'N ow m WC° ¢ "° u
o o oY c
E oNo
�uo
im°^>oM w m
m n'4 '000 a w >u`Epcu�� E o � E 2 .o
c w m v o 0A ° u E Ou o c
mN ?O mm m Ea o c Yu mc°ry o i ° a m y a « o
" oN cv� -MmE O « a w a 0 2 0£ >Yo 'n £ ^oo o m>
-°°E
° o
me j m ° mm E wwE�c
c c'��umv�aoa yYoo�nmw o'�� 5 «YaamLu0O
'm E 3u°O ¢`a'w!=v a�.m�.� u �4 ma $ �� ac3 ° u Ew cmi a� 0 v
h
c
c
c
C
o
, C
> C
0
s°
w 0
w 0
w o
o 'c
o c Cy
o 'c
N
Y C
N
Y C
N
Y C
V a
U
U 6
E
w w w
o
m c 6u
m o o m
-p
«
e
m
E m u = N u
c °
E
w
-2 O O c m
a
w
m
y '� w m O y
O
O
w> « a c° ry
> a c w m V N
c
N
c
N
u 0 m E
0
N o m w e
N
N
a O J c 'AO
•n
Y
a
`o_ E
J L Y N n J
w a a L m E o
W
a s
W
a s
o
w N
$ v c E c w
�
«
$
c
o«
1
o 'v m s E
o
w Z' w
i N
Q'a o
u c m u
3° w
t w E
w L
w m u U .. y
w
o
> C w C
j
m C m
Ej
3 3 v E
3 m u
m"
u
m c C a°
c c w 1O 0
Ta
Nawwc
O
°' w o E
w u w a w m E m
a
=
°
n°
m
o.�2 E o 0
f
Lc"
V w w 2 o
o o Ec
Ly
m
OON
a o o c° O
uw'--°c`onnc
imn
f
o
m
J C
^
�E
m
$w
¢
n� yo NONn
o-o
c
m
Y
°
cEm
u°
w
yw
o E
w
c
m
E
ca
c
m
o
e
m
m
m w J° c
N
a> D t
o0 Ou
p
am -Ew
°
o cmc
ama
V c
0
-a.w, 0
.w,
m
c m nw
ma �
`o
-a m co
i
°' 3 'wc
a m v
$ c U w
.�°
«_ c N u o o
c.o
w
m N J 0
3 w
E
N « N «
N
N Om 0 w oo a w
m
n w« v -° n
a c y
m
c w
t
w0
xw
v 0 0 v N Q
N
Q N K N
N
L
W
m w
C
N W
u
m o w v w n w
a .0 m `a m
o
w d w p m
E wL. « E -°
w .>_. «
- E
~
E E
-
e '°
'o
m
u u aL.
'G nc w n'uoc
n
vz cr v
`a
(i a m J
vim
m m n
voi
c E
m w
CCOdQO 'E
2 y
m
J O N m'°
"ym0
w
h m
a m
mo `m 0 m c >
m 0 0
d o m
'^
m m
J
co
._
a m
m m;
E
E
w n w Q w
w
a E u c ,�
m E 5 w u Y
�-' E.J.
o _v ?�'
:i
$ c_ ry
w E c
ri
°
w
t> m w O m C c a
O m-c w E m
C V N
N
8 w
�i a .� J
S
d O> H °U a v«i
L m .'_L
S
d y
0
�
C
C
«
C
> C
O O
`p O
w C
U
w 'p
W O
p'j
$
3 m
T m
C
«
O C
T C
U C_
O>
N
T
u NJ
2
m U
0
c
a
M.
3
4
.�
m o ''v 10 w
w
3
w
.
n 0
c
c w
w a
a
c c
E v
a y
a m m w n
o
w a
w
Lw,
w
s46
m cm
m
a c
r= z E
u a w u£ >
o
c>
° a-
E
o.'-muw
.°..E m a
o a o
c
w
n
`w
`w m
6
v
E
E
0 6
o
L
N
a
N
V >
O O
C C N
W
O N .-
a 'o
S
a c
c o
m
w
o c
m ¢
N o
C
c m
C
O
aw+ C
y V
V
« m J
« k
J
V
3aa
3'>v
C O
C C W mL «
O`O
w
m
y 3
`o
c m
N
:� oz o
m ,n 'o n a
Q
w w
U ,n ,o0 9
N
C
m
L
p' L
Z
y y y N =
d
a
W
O
N
ry N a
0
£
o
c
n
A 9 Y
p. O n
h o M v a -3o wc y
E c
o_ x
z c m w uo
a
w
0
0- n a
o 0
W.
w
3
ti c o.
w c w w v
N
>
o
d
J
c n
L
= v> y o t o
d
O
N
C
m C N
N¢
N J iJj N F'
w v
a>
N o
3
o w m a
° v c w E A «
`o
w
n w
m m
E c m
u m
¢ J m c o$
¢ E
o u�
w
m `m
'c o
`.
£ «p
c
w
c 'a
£ o
n ry
mo
p
m
a
u o
.`°, = 0 w m
ry co+o
O t
L
N
L 3 w
«
w Y
m« o n
t o n
a
av
01
w
w F
n a
c m -Jo n n '°
m w
N v n
o
wm
m
2.�
Ja N
N � o.w c a'mn'
a s
>
m
E w
w
n« m°
N" W !^ 'a c tic a
o
m w
n x
m a
c
L 2 J
O i a c
a c
c N .w,
— w
5
c
c
3«,�o
m o.
am��o
N�o"w'v
omNCLo
°u
mE
`o E
2 3
m a
2 E
v
o o c
o¢ w w
1t V
C
O¢
C
L
O p
m w
u
On O m
3 m 9
F 2 m
w O O m O
0 3
w w
'w^
— '�
£ Z' w
E E o w
_
L f0 u
o a n
o
m
°i a
'w' -mo a
E a a
a
3 a o w m 0 m
w
J
a
:o
w 'a
y
'c 2
C.
u
t
t m
n N
in '�£i
w
°
w` a
E a N«
0
E o E~ a> v Y
w C
N
a` 3 L 0
H ou
•
•
•
•
2
� u 0 0 m — —
n
00
w0
E0
k)0
oo
e! \w
®[
.L U0o
(
2;E
]
fV
}
z
bB
()
7
!
�\
(\_}
\k
—
_
\\
\
\\
0 0
m0
}})t\\o
�3(a)§0
m
A
!!r
}!l;70
:
„
){))3�a
:»E
_
)\
)/
j\
\\
/§
-
-
46
§®!4
«:!§
_
_£!;!l0
2
E!!e
_!)f!fƒca
g((f
E-
/!§I$#]::B!
a;�!
` \)!
r|){)
//}
-
�)§ƒ§)}}\
c U E
)r!;){\}\
i«tfz
�- !4#0
w
))
kjf|2
)k�(§k)k))
7f)/6
)t\]!|})\§
-!a;
!)})�;!
4;
-
1;;0 > ,!
_ .�
75»|§\
-
»-§!§!_
w
\\\\\
}\}\ }
\
_
§
E�.
{
§EWW
-
_
|§«§!!
2§}\f)$!a#
-
8
ATTACHMENT NO.2
RESOLUTION NO.2021-82
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF WEST COVINA, CALIFORNIA, ADOPTING GENERAL
PLAN AMENDMENT NO. 20-04 CHANGING THE
GENERAL PLAN LAND -USE DESIGNATION OF 1600-1616
W. CAMERON AVENUE FROM NEIGHBORHOOD -
MEDIUM TO NEIGHBORHOOD -HIGH
WHEREAS, there was filed with the City a verified application to change the General Plan
land -use designation of 1600-1616 W. Cameron Avenue from "Neighborhood Medium" (9 to 20
units/acre) to Neighborhood High (21 to 54 units/acre); and
WHEREAS, the Phnning Commission, upon giving the required notice, did on June 22,
2021, conduct a duly advertised public hearing as prescribed by law 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 general plan amendment application; and
WHEREAS, studies and investigations made by the City Council and on its behalf reveal
the foflowing:
1. The project includes a general plan amendment requesting to amend the land use
designation of the property located at 1600-1616 W. Cameron Avenue from
"Neighborhood Medium (NM)" to "Neighborhood High (NH)" to allow for
development to occur as indicated by the Precise Plan and the Downtown Specific
Plan.
2. The project includes a Vesting Tentative Tract Map to allow for the subdivision of
the property and sale of the dwelling units.
3. The project includes a precise plan to demolish all existing buildings/uses on the
site and construct 84 dwelling units (84 attached three-story townhorne style units,
ranging from 1,210 sq. ff. 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. The project also includes a tree removal permit to remove 5 significant
trees on the site (Ficus trees).
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. The above recitals are true and correct and are incorporated herein as if set
forth herein in full
SECTION 2. The City Council of the City of West Covina hereby adopts General Plan
Amendment No. 20-04, amending the land use designation for the subject property as set forth on
the Land Use Map of the Land Use Element as shown on Exhibit "A.
SECTION 3. Should any provision of this Resolution, or its application to any person or
circumstance, be determined by a court of competent jurisdiction to be unlawful, unenforceable or
otherwise void, that determination shall have no effect on any other provision of this Resolution
or the application of this Resolution to any other person or circumstance and, to that end, the
provisions hereof are severable. The City Council of the City of West Covina declares that it would
have adopted all the provisions of this Resolution that remain valid if any provisions of this
Resolution are declared invalid.
SECTION 4. 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.
Thomas P. Duarte
City Attorney
Letty Lopez-Viado
Mayor
ATTEST
Lisa Sherrick
Assistant City Clerk
I, LISA SBERRICK, Assistant City Clerk of the City of West Covina, California, do
hereby certify that the foregoing Resolution No. 2021-82 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:
NOES:
ABSENT:
ABSTAIN:
Lisa Sherrick
Assistant City Clerk
Indicates the area to be changed from "Neighborhood Medium "to
"Neighborhood —High"
Subject Property: Neighborhood Medium
1600-1616 W. Cameron Avenue
ATTACHMENT NO.3
RESOLUTION 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 'investigation 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 arty 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 fin re 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 with the
General Plan and any applicable specific plan.
The project is a request for a Precise Plan to allow for the construction of an 84-
unit, rowhouuse-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 night 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 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 fomrbased 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 amix 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 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 being proposed, including vehicle access and circulation, utilities,
and the absence of physical 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
proposedproject 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, 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.
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 tail. 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
firther 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 My 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 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.
£ 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
i 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.
j. In the event the City detemvnes 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 attorneys 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.
L The applicant shall revise the plans to reduce the number of residential units from 84 to 80
in order to provide a total of 25 on -site guest parking spaces (10 additional) and increase the
common open space area.
m The applicant shall increase safety and security by providing efficient onsite fighting 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.
n. No parking signs shall be posted to ensure that vehicles are not parked on fire lanes and in
front of garages.
o. 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
p. Graffiti -resistant coatings shall be used on all walls, fences, sign structures or similar
structures to assist in deterring graffiti
q. Any graffiti that appears on the property during construction shall be cleaned or removed on
the same business day.
r. All outstanding fees and Development Impact Fees will be due at the time of building permit
issuance.
S. This approval does not include approval of signs; a separate sign permit shall be obtained.
All signs shall be required to comply with the City of West Covina Sign Code.
t. All approved materials and colors shall be clearly indicated on the plans.
IL Areas where a two -foot parking space overhang is utilized shall not be calculated as
landscaped area for purposes of complying with minunum landscape requirements.
V. 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.
w. The location of new electrical transformers, vaults, antennas, mechanical and all other
equipment not indicated on the approved plans nnast be approved by the Planning Director
prior to the issuance of building permit. Provide construction details prior to issuance of a
building permit.
x. All new pole mounted parking lot lighting shall be accurately indicated on the grading plan
and shall be located within landscaped or hardscaped area. Pole locations shall be accurately
staked prior to installation by the Engineer. Poles shall be limited to a maximum height of
16 feet.
y. All parking facilities shall comply with the "Parking Lot Design and Lighting Standards."
Z. A parking lot lighting plan showing electrolier types and locations, average illumination
levels, points of minimum Abomination and photometric data in conformance with Planning
Comarssion Resolution No. 2513 and as requested shall be submitted to and approved by
the Planning Division and the City Engineer.
aa. Building and parking lot lighting is required to be architecturally integrated with the budding
design. Standard security wall packs are not acceptable unless they are provided with
hooding that is architecturally compatible with the building.
bb. 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.
cc. 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.
dd. 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.
ee. The landscape plan shall be revised to change the perimeter trees from cypress to
podocarpus.
ff. 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, orarborist. Compaction of
the soil within the dripline of the California sycamore shall be nmilinized 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.
gg. 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
hh. 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
ii. 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
jj. Prior to the issuance of budding 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 fiuther 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.
kk. Any sidewalk, hardscape or parking facility, with potholes, broken, raised or depressed
sections, large cracks, rind and/or dust, accurnalation of loose material, faded or illegible
pavement striping or other deterioration shall be repaired.
11. Prior to requesting a final inspection, the PlTrnvng Division shall inspect the development.
mm. All new utilities shall be placed underground prior to issuance of Certificate of Occupancy
per WCMC 23-273.
nn. 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 (ally in the defense.
oo. 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 attorneys 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 pernuttee prevails in the enforcement proceeding.
pp. 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 irnmediately upon written notice of a violation of such
requirement and that such a provision may be part of any agreement of City and applicant.
qq. The Zoning Code provides for up to two one-year extensions to keep entitlements
active. Therefore, prior to permit expiration, (if budding 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.
rr. The new development shall comply with the Development Impact Fees (Ordinance No. 2286
and Resokrtion 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.
ss. During construction, the delivery of materials and equipment, outdoor operations of
equipment, and construction activity shall be limited to the hours between 7:00 am and 8:00
p.m.
ft. 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.
BUILDING DIVISION
a. All Conditions of Approval as approved by the Planning Conni ssion 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 Budding 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 Budding & Safety
Division prior to start of construction.
C. Separate application(s), plan check(s), and pemrit(s) is/are required for:
i Model/Office hnprovements & 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.
£ Fire sprinklers required pursuant to the West Covina Municipal Code.
g. The building sanitary system shall be connected to a public sewer. A separate pern it shall
be obtained from the Engineering Division for any work within the public right-of-way.
In. 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.
j. 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 I IO2A.3.1
• The primary entry to the dwelling in* 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.
L A Prior to issuance of building pemuts, 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 volume 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.
m 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 wdl 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 Budd ing
Regulations. Final building inspections and approvals shall be completed prior to the
occupancy of the building.
ENGINEERING DIVISION
a. The second sheet of budding plans, grading plans and/or of£site 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 fast 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 fa-
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 sods 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 httpsY/www.westcovina.org/home/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
i The required street improvements shall include those portions of roadways contiguous to
the subject property and include:
1. 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.
j. 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.
L 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.
M. 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 Connnission 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 fine 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 Connvssion Resolution No.2519.
r. Prior to (issuance of Budding 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 Corrgpany. 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 Divis io n
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
IL A park dedication in -lieu fee shall be paid to the City of West Covina prior to issuance of
a Budding 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.
£ Hard -wised smoke and carbon monoxide detectors with battery back-up are required.
g. ProvideAtaintain 261l 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 fidure 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. Duarte
City Attorney
Letty Lopez-Viado
Mayor
ATTEST
Lisa Sherrick
Assistant City Clerk
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, Califomia, at a regular meeting thereof held on the 20th day of July,
2021, by the following vote of the City Council:
AYES:
NOES:
ABSENT:
ABSTAIN:
Lisa Sherrick
Assistant City Clerk
ATTACHMENT NO.4
RESOLUTION 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:
1. 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.
3. Appropriate findings for approval of 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 (m) 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 (n) 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 -se 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 win be urban infill on a site
suitable for residential development, in the style reconmvnded 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 fallowing Goals, Policies and Actions of the
Downtown Specific Plan:
Goal 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-ouality. 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 proiects with a mix of product and unit types, and ownership la
ranee of affordable housing live -work spaces. co -housing onuortmuties.
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 rudtiple-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; corrunercial 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 for 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 ofNeighborhood 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&Rs 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 wiH 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 docurnentary, and
further based on the findings above, the tentative tract is approved subject to the provisions of the
West Covina Municipal Code, provided that the physical development of the herein described
property shall conform to said plan and the conditions set forth herein which, except as otherwise
expressly indicated, shall be fully performed and completed or shall be secured by bank or cash
deposit satisfactory to the Coumnunity 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 tentative 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 Budding 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. Revise the map to reduce the number of residential units from 84 to 80 in order to provide
a total of 25 on -site guest parking spaces (10 additional) and increase the common open
space area.
b. The applicant shall sign an affidavit accepting all conditions of this approval
i. The applicant shall defend, inderrmify, 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 fiilly in the defense.
j. 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 attorneys 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 pemvttee prevails in the enforcement
proceeding.
k. 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.
L The proposed subdivision shall conform to West Covina Municipal Code Chapter 20 -
Subdivisions.
in 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&Ws 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.
n. 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.
o. 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, traders, 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
P. 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.
q. 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
r. This approval shall become null and void if the building permit is not obtained within two
(2) years of the date of this approval
S. 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 souls 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 hollers 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 Sled 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.
C. Monumentation of tract map boundaries, street centerlines, and lot boundaries is required
if the map is based on a field survey.
E All conditions from City Departments and Divisions shall be incorporated into the tract
map prior to submitting the tract map for review.
g. hi 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.
IL 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 20th day of July, 2021.
APPROVED AS TO FORM
Thomas P. Duarte
City Attorney
Letty Lopez-Viado
Mayor
ATTEST
Lisa Sherrick
Assistant 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:
NOES:
ABSENT:
ABSTAIN:
Lisa Sherrick
Assistant City Clerk
P
MEN ON 0 ■ ■■■■
Hello Neighbor,
Meritage Homes is excited to share with you details about a new
residential community being proposed in your neighborhood. Due
to current social distancing guidelines, we are making ourselves
available to you via video conference between April 3, 2021 and
April 10, 2021. We invite you to reserve a time so we can meet
you, inform you about this exciting proposal, and answer any of
your questions. Please either scan the QR code or visit the website
provided on the back of this card to schedule an appointment.
While we have reserved this time for video conferences, we are
available via phone or email anytime. Please feel free to contact
Matt Maehara at the phone number or email address provided
below. Please do not hesitate to reach out. We look forward to
speaking with you!
Sincerely,
-rkz M ear U' -age TeawV,
2021.02.11_Cameron_Ouue hCard.indd 1 4*y
Me`rdageHomes
Setting the standard for energy- efficient hm e
3/11/2021 4:40:28 PM
11
J
Ik
About Meritage Homes
Meritage Homes is the seventh largest public
homebuilder in the United States. We believe that
every family deserves to live better, smarter and
healthier. Since 1985, we have designed and built
over 135,000 homes and have gained a reputation
for distinctive style, high -quality construction, and
award -winning customer service. Meritage is a leader
in energy -efficient homebuilding and has received
the USA Environmental Protection Agency (EPA)
ENERGY STAR Partner of the Year Award for Sustained
Excellence every years since 2013 for innovation and
industry leadership in energy efficiency.
To schedule your video
conference, please scan this QR
Code or visit:
https:Hcalendly.com/
meritage-homes/west-
cameron?month=2021-04
ATTACHMENT NO.6
AGENDA
ITEM NO.2.
DATE: June 22, 2021
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
GENERAL PLAN AMENDMENT NO.20-04
PRECISE PLAN NO. 20-09
TENTATIVE TRACT MAP NO. 83216
TREE REMOVAL PERMIT NO. 21-03
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Aaron Talarico, Meritage Land Company
LOCATION:1600 -1616 W. Cameron Avenue
REQUEST: The project consists of a request for the approval of a precise plan and
vesting tentative tract map to demolish all existing buildings/uses on the site and
construct 84 residences (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 a 3.25 acre site. A tree
removal permit is required to remove 5 significant trees on the site (3 Little Leaf Figs,
2 Banyan Figs).
The project also involves a request for a General Plan Amendment to change the
general plan land -use designation from Neighborhood Medium to Neighborhood
High
BACKGROUND
The property site is a 3.25-acre property consisting of two assessor parcels (8468-015-010
and 8468-015-024) located on the southwest side of West Cameron Avenue, between its
intersections with Orange Avenue and Sunset Avenue. The site is currently developed with
office buildings and surface parking lots. Both parcels have parking lot trees, ornamental
shrubs, and grassy knolls around the buildings. The site is in an urban area that is
developed on all sides.
To the north the project site is bordered by the Floor & Decor shopping center; the
residential development by the same applicant (Cameron 56 Townhomes) is to the east;
single-family residential properties on Sawyer Street are along the south; and office uses
are along the west. There are three existing driveways to the site; these will all be removed
ATTACHMENT NO.6
and a new driveway constructed near the center of the site.
ITEM
IDESCRIPTION
ZONING AND
Downtown Plan, T4 General Urban Zone; Neighborhood -
GENERAL PLAN
Medium (NM)
East: Shopping Center and medical office; Downtown Plan, T-5
Urban Center Zone (north of Toluca) and T-4 General Urban
Zone (south of Toluca)
SURROUNDING
Northwest: Medical office; Downtown Plan, T-4 General Urban
LAND USES AND
Zone
ZONING
West: Single-family neighborhood; Single -Family Residential
1 Zone
Southeast: Cameron 56 Townhomes; Downtown Plan, T-4
General Urban Zone
CURRENT
DEVELOPMENT
Office buildings, parking lot and landscaping
Notices of Public Hearing have been mailed to 93 owners and
LEGAL NOTICE
occupants of properties located within 300 feet of the subject
site. The Public Hearing Notice has also been posted on the
City's website and published in the San Gabriel Valley Tribune.
DISCUSSION
The applicant proposes to build an 84-unit residential project consisting of attached,
rowhouse-style single-family residences. The units will be distributed among 8
buildings; two buildings with 12 units each along Cameron Avenue; and six buildings,
each with 10 units, will be located interior to the site. Parking will be provided with 2-
car garages for each unit plus 15 guest parking spaces (including 1 Americans
Disability Act (ADA) -compatible space) arranged in parallel configuration along the
westerly side of the property. A precise plan, general plan amendment, and vesting
tentative tract map are required to allow the development of the project. The subject
property is located in the Downtown Specific Plan T-4 General Urban zone; the
General Plan designation is proposed to change from Neighborhood Medium (NM) to
Neighborhood High (NH). A Vesting Tentative Tract map (No. 83216) has been
submitted to resubdivide the site and create individual properties for the homes.
Because the project includes a request for a General Plan Amendment, the City
Council is the foal decision -making authority for the project.
General Plan Amendment
Approval of a General Plan Amendment (GPA) is required to enable the project to be
ATTACHMENT NO.6
built at the proposed density of 25.8 dwellings per acre. The existing designation of
Neighborhood Medium (NM) allows from 9 to 20 dwelling units per acre; the
Neighborhood High (NIT) designation allows from 21 to 54 dwelling units per acre.
This designation supports a range of land uses, including residential.
The project is in the T4 General Urban Zone of the Downtown Specific Plan. The T4
General Urban Zone is intended to be a transitional zone between the T5 Urban Center
and T4 Urban Neighborhood zones. New buildings are to be block scale, up to three
stories in height with buildings moved forward to the right-of-way. The proposed
project is designed to meet the intent of the Downtown Specific Plan. The Plan does
not have a minimum or maximum allowed density. It is a form -based code,
emphasizing the design of the buildings and their presence in the public realm The
proposed project adheres to the standards of the T-4 zone and the rowhouse style of
building proposed. The buildings are a maximum of 3 stories tall The rowhouse
design is one of the allowed styles in the zone. The buildings are pushed to the street
and incorporate a front stoop along the Cameron frontage. The project provides
sufficient parking.
The proposed project is consistent with the following General Plan policies and
actions:
Policy 3.3 New growth will complete, enhance, and reinforce theform 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
Policv 3.6 Reduce West Covina's production of greenhouse gas emissions and
contribution to climate change, and adapt to the effects of climate change.
ATTACHMENT NO.6
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 ofthe 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
night be interested.
• Goal S 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 proposed project supports 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 keypublic 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 la 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 far 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.
ATTACHMENT NO.6
• Action 7.1 b Facilitate the development of higher intensity and high -quality
residential projects with a mix ofproduct 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.
Precise Plan
The proposed project is an 84-unit residential project consisting ofrowhouse-style
single-family residences. Three floor plans will be provided:
• Plan 1 - has two bedrooms, a two -car garage and totals 1,210 square feet.
• Plan 2 - has three bedrooms, a two -car garage with tandem parking and totals
1,500 square feet.
• Plan 3 - has three bedrooms, a two -car garage and totals 1,796 square feet.
The two buildings fronting Cameron Avenue each contain 12 units and are 3-stories
tall These building incorporate a front stoop, as required by the Downtown Specific
Plan. Eight more 3-story buildings, each with 10 units, are located across the middle
of the site. The site is flat. The precise plan is for the review of the site plan and
architecture.
The table below summarizes how the project compares with the Downtown Plan and
Code standards:
STANDARD
EXISTING
PROPOSED
REQUIRED/ALLOWED
Vesting Tentative
3.25 acres -
Tract Map combining
Lot Area
141,570 sq. $.
two lots, creating
Existing Legal Lots
condominium
development
1-2 story
Building Type
commercial
Rowhouse
Rowhouse, Fleas, Court,
buildings
Hybrid, Linear, Live -Work
Conventional
FYontage Type
with parking in
Stoop
[Stoop, Forecourt, Shopfront,
front
Gallery, or Arcade
ATTACHMENT NO.6
Setbacks
Front (street)
20-30 ft
1-0" max
0' min. 10' max.
Side
0'
7.2' min.
0' min.
Rear
> 50'
50' min.
50'
3 stories, 34'-10"
w/in 100' of SFR 36-
Building
1-2 stories
6" max. w/ on
35'-0" within 100' of SFR; up
Height
Cameron Ave.
to 40'-0" beyond
(beyond 100' from
SFR)
First Floor
Approx. 16
10'-0"
10'-0"
Height
feet
Rowhouse &
Pedestrian
---
From primary street
From primary street
Ac cesss
Rowhouse
Enclosed garages and
Vehicle Access
---
Enclosed, covered, or open
& Parking
open
168 garage spaces,
Parking
14 parallel, 1 ADA
2 per unit, 168 total
(183 parking spaces
total)
Private Open
Space
Plan 1: 140 sf
100 sf min
Min. Area
---
Plan 2 & 3: 101 sf
Min.
Dimension
6' upper floor space
6' min.
Site Design
The proposed development will be visible from the surrounding area, including the
homes in the single-family neighborhood along Sawyer Avenue behind the project
site. Each of the homes along Cameron Avenue has an entrance facing the street,
opening onto a raised stoop. The buildings along Cameron have 5 to 7-foot front
setbacks, a 10-foot setback to the northerly property line, and a 20-foot setback to the
southerly property lime. The buildings are just over 12 feet from the entrance driveway
and 4.3 feet from the interior street (Street B) providing access to the garages for these
units. Building 3, located near the northerly property lime, has interior setbacks of 7.2
to 10.5 feet from the northerly property line, at least 50 feet from the westerly property
line, approximately 10 feet from the extension of Street east of the building, and 4 feet
from Street south of the budding. A 4-foot path runs along the northerly property line
ATTACHMENT NO.6
and provides access to the front doors of the units. The garages of Buildings 3 and 4
are separated by over 40 feet across Street. Buildings 4 and 5, and Buildings 6 and 7,
are separated by 4-foot wide paths. They are 8 feet apart measured at the patio fences,
at least 20 feet from front door to front door of Plan 2 units, and 24 feet from front
door to front door of Plan 3 units. Buildings 5 and 6 are each 3.4 feet from Alley.
Building 6 and 7 have identical interior separations as Buildings 4 and 5. Buildings 4,
5, 6 and 7 are 5 feet from Street and 9 feet from Street. Building 7 is 8.8 feet, and
Building 8 is 3 feet, from Street. Building 8 has a 7.5-foot minimum and 10.5-foot
maximum setback from the southerly property be. it is 10 feet from Street, 3 feet
from Street, and at least 50 feet from the westerly property line. A 4-foot path runs
along the northerly property line and provides access to the front doors of the units.
Buildings 7 and 8 are 39.3 feet apart from garage to garage. All setbacks conform to
the standards of the Downtown Plan. Setback details are provided on sheet S-3.
The homes in the project come in 3 different floor plans; only plans 2 and 3 are used
in the buildings fronting Cameron Avenue. The buildings along Cameron are designed
with an elevated front stoop as required by the Downtown Specific Plan The homes in
the other buildings are at -grade. Floor plan 1 and 2 units have the front door behind an
unfenced porch, while the front door for plan 3 units is within a fenced patio.
Air conditioning condensers for all dwellings are at the ground level The condensers
for some dwelling units along Cameron are within the front setback. Others are
located at each end of the buildings. They will be screened by a combination of metal
screens and landscaping. The location of all condensers is shown on plan sheet L-3.
Screening and stoop details are shown on plan sheet L-2.
A single driveway to Cameron Avenue provides access to the site. The driveway and
the internal drive aisles that also fimction as fire lanes will be 26-feet wide. There will
also be a 20-foot-wide alley separating buildings 5 and 6. There will be 28 feet
between the garage doors facing this alley providing adequate backup distance for
vehicles entering and exiting the garages along the alley.
Architecture
All buildings on the site are the same contemporary style. Buildings along the
Cameron Avenue frontage each have 12 dwellings and are raised above grade to
incorporate a front stoop. Total height of the buildings along Cameron Avenue,
including the stoop, will be 36 feet 6 inches. The buildings behind the frontage are at -
grade and wig have an overall height of 34 feet 10 inches. The Downtown Plan allows
rowhouses to be 3-stories or 40 feet tall 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. Color schemes and material details are shown on plan sheet A-21.
ATTACHMENT NO.6
An existing 7-foot-tall metal fence along the westerly property line will be retained
and painted black. New 6-foot-tall concrete block walls will be constructed along the
northerly and southerly property lines. Wall and fence details are found on sheet L-3.
Light poles, approximately 21 feet tall to the fixture, will be located along the westerly
property lime, illuminating the parallel parking spaces. Low bollards and sconces will
provide illumination throughout the rest of the site. Lighting details are shown on
sheet Lr5.
Parking
The parking requirements for the T-4 General Urban Zone are 2 spaces for dwellings
with two or more bedrooms. The total parking requirement is 168 spaces. In addition
to a two -car garage in each unit, 15 parallel parking spaces, including 1- ADA
compatible space, are located along the westerly side of the property.
Landscaping
The applicant is proposing to install landscaping on all non-paved/non-built surfaces
of the site, primarily around the buildings. Tulip trees, or other street trees approved
by the City, will be planted along Cameron Avenue within the parkway. Brisbane
Box, California Sycamore and Magnolias will be planted along the north, south and
westerly property lines. Specimen Olive trees will be planted at the northwest and
southwest comers of the site. Queen and Date Palms will be planted beside the
entrance driveway. Australian Willows, Italian Cypress, Crepe Myrtle and Strawberry
Trees will be planted as accents in various locations. A variety of shrubs and
groundcovers will also be planted. Approval of a final landscape and irrigation plan is
required per the conditions of approval
Tree Removal
An arborist performed a tree survey of the site as part of the environmental review.
There are a total of 70 trees either on -site or immediately adjacent to the property that
could be impacted by development. Development of the site will require removal of
all 62 of the on -site trees and 7 street trees. Of these, 5 trees are Significant Trees. Per
Section 26-289 of the West Covina Municipal Code, a significant tree is a tree located
on private and/or public property that meets one (1) or more of the following
requirements:
a. is located in the front yard of a lot or parcel and has a caliper of one (1) foot
or more;
b. is located in the street -side yard of a comer lot and has a caliper of one (1)
foot or more; and
c. is located anywhere on a lot, has a caliper of six (6) inches, or more, and is
ATTACHMENT NO.6
one of the following species: Valley Oak, California Oak, Canyon Oak, Scrub
Oak, Mesa Oak, Live Oak, California Sycamore, or American Sycamore.
In addition, a California Sycamore located offsite near the northerly corner of the site
is Significant and could be affected by site development. The removal of the on -site
trees requires the approval of a tree removal permit by the Planning Corninission.
Mitigation measures are proposed as part of the Precise Plan Conditions of Approval
and Mitigated Negative Declaration to address the loss of the 5 Significant Trees and
to protect the offsite California Sycamore. The 5 significant trees are required to be
replaced on a 1:1 ratio with 5 - 36" box -sized trees. The applicant proposes to plant a
total of 111 trees of various species on the property, including 16 street trees and 42
trees 24-inch box size or larger.
Open Space
Each unit has private open space in the form of decks on the upper floors. Plan 1 has a
70 square foot deck on both the 2nd and 3rd floors, totaling 140 square feet. Plan 2 has
a 101 square foot deck on 2nd floor. Plan 3 has a 101 square foot deck on the 3rd
floor. In addition, the Plan 3 units that are in buildings 4 and 5, and 6 and 7, have a
ground floor patio approximately 101 square feet in area enclosed by a low stuccoed
wall There will also be small cormnon areas in the northwest and southwest comers
of the site that will feature pet areas, seating and the comaranity mailboxes.
Public Art
The project is subject to the provisions of the Art in Public Places ordinance (WCMC
Section 17-41). The project has elected to pay an in -lieu fee. This will be enforced by
a condition of approval.
Development Impact Fees
The City adopted Development Impact Fees in December, 2015. In this case, the fees
are currently (for FY 2020/2021) $1,297 per attached residential unit. The estimated
cost for the development impact fee is $108,948.
Signs
The applicant is proposing to construct two entry signs for the project on either side of
the entry driveway. An example of these monument signs is shown on sheet L-3
(detail 8). Other details have not been provided. Section 26-342 of the WCMC allows
one monument sign per street frontage up to a maximum of two. The sign may be up
to 40 square feet in area and up to 6 feet tall Signage will be approved ministerially
under a separate review process.
Tentative Tract Map
ATTACHMENT NO.6
The applicant has applied for a Vesting Tentative Tract Map (No. 83216) to
resubdivide the land and create parcels for home ownership. The project will have 84
individual for -sale lots and 6 street and alley lots in common ownership. The project
will utilize a Homeowner's Association (HOA) that will be responsible for
maintaining the entire project, except for the interior of the units. Covenants,
Conditions, and Restrictions (CC&Rs) will be created to regulate the HOA. The HOA
will maintain all streets, curbs, and gutters, utilities, perimeter walls, building
exteriors, common open space areas, sidewalks, site walls, entrance monument, and
exterior lighting.
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.
Community Outreach
Due to the Covid-19 pandemic, a typical community meeting could not be held.
Between April 3, 2021, and April 10, 2021, the applicant scheduled video conference
calls with interested neighbors. Notices of the meeting were mailed to the 93 property
owners and occupants within 300 feet of the property (Attachment No. 5). According
to the applicant, the plans were revised to address the neighbor's concerns. The
applicant has continued to reach -out to concerned neighbors.
REQUIRED FINDINGS
Findings are required to all the Planning Comarission to approve the required precise
plan and vesting tentative tract map. Findings are not required for approval of a
general plan amendment. The findings for entitlements are included in each individual
resolution (Attachment Nos. 2 and 3) and are also presented below.
Findings necessary for the approval of a Precise Plan are as follows:
a. Theproposed developmentplans and the usesproposed are consistent with the
General Plan and any applicable specific 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 of25.8 dwelling units per
acre. The project is also requesting approval of a Vesting Tentative Tract Map to
ATTACHMENT NO.6
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 fallowing 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 night 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:
ATTACHMENT NO.6
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 cornmanity 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 proiects with a sec of product and unit types, and ownership (a range
of affordable housing. live -work spaces. co -housing oonortunities. 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 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 High (NIT), 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.
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.
ATTACHMENT NO.6
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 of physical 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
buildings, parking and all required development standards set forth in the
Downtown Specific Plan. 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, bulk and physical
characteristics of theproposed 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 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
design characteristics create an attractive project with substantial landscaping and
buildings with visual interest.
Findings necessary for the approval of a Vesting Tentative Tract Map are as
follows:
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
ATTACHMENT NO.6
designation of the project site from Neighborhood Medium to Neighborhood
High (21 to 54 units/acre) would be required in order to develop the site. The
proposed density will be 25.8 wets per acre, which is consistent with the
proposed designation. As listed in Finding A for the General Plan Amendment,
the project is consistent with a number of Goals, Policies and Actions of both
the General Plan and the Downtown Specific Plan.
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 (NIA
to allow the construction of an 84-unit multiple -family residential development.
The project conform 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 for 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&Rs 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.
ATTACHMENT NO.6
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 the
implementation of the proposed project. Access to the site will be provided via
Cameron Avenue.
ENVIRONMENTAL DETERMINATION
The Mitigated Negative Declaration of Environmental Impact (MND) prepared for the
project disclosed that the project will not have a significant impact on the
environment. Mitigation measures have been incorporated into the project's design
and as conditions of approval to reduce impacts on the environment to a less than
significant level The MND has been prepared pursuant to the requirements of the
California Environmental Quality Act (CEQA) of 1970, as amended and was
circulated for public comment for 20 days (from May 19, 2021 to June 8, 2021).
ATTACHMENT NO.6
Comments were received from the County Sanitation Districts of Los Angeles County
and from two concerned individuals. A Response to Comments was prepared and is
provided as Attachment No. 6.
Traffic
Ganddini Group prepared a tragic analysis for the project in November, 2020,
to assess traffic impacts. The traffic analysis evaluated potential project -related
traffic impacts on Cameron Avenue and at the Cameron Avenue/Toluca Avenue
intersection.
The existing uses on the site were estimated to generate a total of 342 daily
trips. The proposed use was estimated to generate 457 daily trips. The net
impact was an increase of 115 daily trips, but 11 fewer trips during the AM
peak period and 3 fewer during the PM peak period. The project Vehicle Miles
Traveled (VMT) impact was assessed in accordance with the City of West
Covina VMT guidelines and guidance from City staff The proposed project
was found to satisfy the criteria for projects in a Transit Priority Area (TPA),
and is therefore presumed to result in a less than significant VMT impact in
accordance with City guidelines. The traffic impact analysis determined that the
addition of project -related trips to existing traffic levels would have less than
significant impact on the study intersection, and that project traffic would fall
below significant impact thresholds with the implementation of various traffic
design features.
Air Quality
According to the Air Quality Study (Attachment A of the Initial Study), the
construction and operation emissions are below the regional thresholds of
significance. The cumulative short-term construction -related emissions and
long-term operational emissions from the project will not contribute
considerably to any potential cumulative air quality impact because short-term
project and operational emissions will not exceed any SCAQMD daily
threshold. Conditions of Approval are included to minimize construction
emissions, including watering of the site, covering truck beds leaving the site
and limiting idling times for diesel equipment.
Required Mitigations
The environmental study concluded that mitigation measures are required for
the following topics:
• Biological Resources (nesting birds and tree protection);
• Cultural Resources (archeological resources);
• Geology and Sods (paleontological resources);
ATTACHMENT NO.6
• Hazards and Hazardous Materials (materials in buildings to be
demolished, potential soil contamination);
• Noise (protecting residents from elevated noise levels in new buildings);
• Transportation (implementing design features to ensure safe turning
movements entering and exiting the site);
• Tribal Cultural Resources;
• Utilities and Service Systems (replacing sewer lines).
A Mitigation Monitoring Program is an exhibit of Attachment No. 1 and provides
information on the mitigation measures and monitoring by responsible agencies.
Staff recornends that the Planning Commission adopt Resolrtions Nos. 21-6084
through 21-6087, recommending to the City Council approval of the Mitigated
Negative Declaration of Environmental hnpact, General Plan Amendment No. 20-04,
Precise Plan No. 20-09, and Vesting Tentative Tract Map No. 83216.
LARGE ATTACHMENTS
A copy of the plans and Mitigated Negative Declaration of Environmental Impact is
posted on the City website at https//www.westcovina.org/departments/conununity-
development/p lanning-divis ion/proje cts-and-environmental-documents
Submitted by: Jeff Hamilton, Contract Planner
Attachments
Attachment No. 1 - Mitigated Negative Declaration Resolution
Attachment No. 2 - General Plan Amendment Resolution
Attachment No. 3 - Precise Plan Resolution
Attachment No. 4 - Tentative Tract Map Resolution
Attachment No. 5 - Neighborhood Outreach Letter
Attachment No. 6 - Responses to Comments