Resolution - 2022-42RESOLUTION NO. 2022-42
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, APPROVING PRECISE
PLAN NO. 21-01 AND TREE REMOVAL PERMIT NO. 20-01
AT 1912 W. MERCED AVENUE
WHEREAS, there was filed with the City, a verified application on the forms prescribed in
Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a Precise Plan to:
Construct a 39-unit multifamily residential townhome style development on that certain
property described as:
Assessor's Parcel Numbers 8467-016-020 in the records ofthe Los Angeles County Assessor;
and
WHEREAS, a General Plan Amendment has been submitted to amend the land use
designation of the property from "Neighborhood Low" to "Neighborhood Medium" 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 April 12,
2022, 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 May 17, 2022,
conduct a duly noticed public hearing to consider the precise plan and tree removal permit
applications; and
WHEREAS, studies and investigations made by the City Council and on its behalf reveal
the following:
The applicant is requesting approval of a precise plan to approve the design and
allow the construction of a 39-unit multifamily residential townhome style
development.
2. Appropriate findings for approval of a precise plan of design are as follows:
a. The proposed development plans and the uses proposed are consistent with
the General Plan and any applicable specific plan.
b. The proposed development is consistent with adopted development
standards for the zone and complies with all other applicable provision of
the Municipal Code.
C. Granting the permit would not be detrimental to the public interest, health,
safety, and welfare and would not unreasonably interfere with the use or
enjoyment of property in the vicinity of the subject property.
d. The site is physically suitable for the type, density and intensity of the
development being proposed, including vehicle access and circulation,
utilities, and the absence of physical constraints.
e. The architecture, site layout, location, shape, bulk and physical
characteristics of the proposed development are compatible with the
existing and future land uses, and do not interfere with orderly development
in the vicinity.
3. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of
1970, a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT has been prepared indicating the project will not have a significant effect on
the environment.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF WEST COVINA
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. On the basis of the evidence presented, both oral and documentary, the City
Council makes the following findings:
a. The proposed development plans and the uses proposed are consistent with the
General Plan and any applicable specific plan.
The project is a request for a Precise Plan to allow for the construction of a 39-
unit residential development. There will be 78 garage parking spaces and 8
guest parking spaces onsite as well as parallel parking spaces along the Merced
Avenue frontage. The applicant is also requesting approval of a General Plan
Amendment from Neighborhood- Low to Neighborhood —Medium (NM) to
change the allowed residential density to accommodate the proposed density of
17.26 dwelling units per acre. The project is also requesting approval of a
Vesting Tentative Tract Map to create individual lots for sale. The proposed
project is consistent with the following General Plan policies and actions:
Policy 3.3 New growth will complete, enhance, and reinforce the form and
character of unique West Covina neighborhoods, districts and corridors.
The project will create an appropriate transition from the traditional single-
family neighborhood to the west and north towards a higher density along
Merced Avenue. The character of the project will be pedestrian -oriented along
both street frontages. This infill site will have a distinctive and high -quality
residential experience.
Polices 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 site is served by
transit, giving residents the option to reduce the use of automobiles.
The proposed project is consistent with the following Housing Element Goals:
Goal 2 Provide a variety of housing types to accommodate all economic
segments of the City.
The project will provide attached for -sale housing. The attached housing will
come in three floor plans. The variety of layouts and size will provide options
to the buyers and assist the City in meeting housing production requirements of
the Housing Element.
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 be compatible with the single-family neighborhood
to the north, west, and east and with the Masonic Lodge and Iurst Ranch to the
south of the project site.
b. The proposed development is consistent with adopted development standards
for the zone and complies with all other applicable provisions ofthe Municipal
Code.
The project conforms to the proposed General Plan designation of
Neighborhood —Medium (NM), and the standards of the Grove at Merced
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 ofproperly in the vicinity of the subject property.
The proposed project is on a triangular shaped vacant lot that was previously
developed with school. The site will be developed according to applicable
development standards. The project is designed to be compatible with adjacent
residential development.
The project will include required parking. The site will be landscaped. Mitigation
measures and conditions of approval will ensure that the site is developed such
that it will not be detrimental to the public interest, health, safety, and welfare and
would not unreasonably interfere with the use or enjoyment of property in the
vicinity of the subject property.
d. The site is physically suitable for the type, density and intensity of the
development beingproposed, including vehicle access and circulation, utilities,
and the absence ofphysical constraints.
The proposed project site is 2.26 acres, flat and is physically suitable for the
proposed project and adequate to accommodate the size and shape of the
buildings, parking and all required development standards set forth in the West
Covina Municipal Code. The site is served by all necessary utilities. Appropriate
mitigation measures and conditions of approval will ensure that the site is
improved in a manner consistent with City standards.
e. The architecture, site layout, location, shape, bulk and physical characteristics of
the proposed development are compatible with the existing and future land uses,
and do not interfere with orderly development in the vicinity.
The buildings utilize Spanish style architecture with a variety of finishes,
materials and colors. The two-story buildings are designed to be compatible
with and complement the existing neighboring single-family residential homes.
New open block walls/fencing will be constructed along the Merced and Van
Horn Avenue frontages, and tubular metal fencing will be constructed along the
property line separating the site from the Walnut Creels Channel. The proposed
residences will have front doors facing the street, enhancing the sense of
connectedness to the existing residential community. The design characteristics
create an attractive project with architectural interest and substantial
landscaping.
SECTION 2. Pursuant to all of the evidence presented, both oral and documentary, and
further based on the findings above, Precise Plan No. 21-01 and Tree Removal Permit No. 20-01 are
approved subject to the provisions of the West Covina Municipal Code, provided that the physical
development of the herein described property shall conform to said plan and the conditions set forth
herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall
be secured by bank or cash deposit satisfactory to the Planning Director, before the use or occupancy
of the property is commenced and before the Certificate of Occupancy is issued.
SECTION 3. The precise plan shall not be effective for any purpose until the applicant (or a
duly authorized representative) has filed at the office of the Planning Director, his/her/its affidavit
stating he/she/it is aware of, and accepts, all conditions of this precise plan as set forth below.
Additionally, no permits shall be issued until the applicant (or a duly authorized representative) pays
all costs associated with the processing of this application pursuant to City Council Resolution No.
8690.
SECTION 4. The costs and expenses of any enforcement activities, including, but not limited
to attorneys' fees, caused by the applicant's violation of any condition imposed by this approval or
any provision of the West Covina Municipal Code shall be paid by the applicant.
SECTION 5. The City Council approves the precise plan subject to the following conditions:
PLANNING DIVISION
a. Comply with plans reviewed by the Planning Commission on April 12, 2022.
b. Approval of this precise plan is contingent upon, and shall not become effective unless and
until, approval of General Plan Amendment No. 21-01, Zone Change No. 21-02 and Vesting
Tentative Tract Map No. 83576.
C. These conditions of approval shall be printed on or attached to the working drawings
submitted to the Building Division for approval.
d. The approved use shall not create a public nuisance as defined under Section 15-200 of the
West Covina Municipal Code.
e. The approved use shall be in compliance with the Noise Ordinance (Chapter 15).
f. This approval shall become null and void if the building permit is not obtained within two
(2) years of the date of this approval, unless as otherwise allowed to be extended per
condition jj below.
g. The applicant shall sign an affidavit accepting all conditions of this approval.
h. The applicant shall defend, indemnify, and hold harmless the City of West Covina, its agents,
officers, and employees from any claim, action or proceeding against the City or its agents,
officers, or employees to attack, set aside, void or annul, approval of this 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.
i. In the event the City determines that it is necessary to take legal action to enforce any of the
provisions of these conditions, and such legal action is taken, the applicant agrees to pay any
and all costs of such legal action, including reasonable attorney's fees, incurred by the City,
even if the matter is not prosecuted to a final judgment or is amicably resolved, unless the
City should otherwise agree with the applicant to waive said fees or any part thereof. The
foregoing shall not apply if the permittee prevails in the enforcement proceeding.
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.
k. No parking signs shall be posted to ensure that vehicles are not parked on fire lanes and in
front of garages.
Graffiti -resistant coatings shall be used on all walls, fences, sign structures or similar
structures to assist in deterring graffiti.
in. Any graffiti that appears on the property during construction shall be cleaned or removed on
the same business day.
n. All outstanding fees and Development Impact Fees will be due at the time of building permit
issuance.
o. All new gutters and downspouts shall not project from the vertical surface of the building
pursuant to Section 26-568 (a) (3).
p. 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.
q. All approved materials and colors shall be clearly indicated on the plans.
r. Areas where a two -foot parking space overhang is utilized shall not be calculated as
landscaped area for purposes of complying with minimum landscape requirements.
S. 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.
t. The location of new electrical transformers, vaults, antennas, mechanical and all other
equipment not indicated on the approved plans must be approved by the Planning Director
prior to the issuance of building permit. Provide construction details prior to issuance of a
building permit.
U. 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.
V. All parking facilities shall comply with the "Parking Lot Design and Lighting Standards."
w. A lighting plan showing electrolier types and locations, average illumination levels, points
of minimum illumination and photometric data in conformance with Planning Commission
Resolution No. 2513 and as requested shall be submitted to and approved by the Planning
Division and the City Engineer.
X. Building and parking lot lighting is required to be architecturally integrated with the building
design. Standard security wall packs are not acceptable unless they are provided with
hooding that is architecturally compatible with the building.
y. 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.
Z. 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.
aa. The landscape plan shall include the planting of at least 19 - 36" box -sized replacement trees
pursuant to Tree Removal Permit No. 20-01. The replacement trees shall be identified as
such on the landscape plan and shall be installed prior to building permit final.
bb. 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. The new street trees shall be a minimum of 36" box -sized trees, unless
the City Engineer otherwise requires smaller sized trees.
cc. 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.
dd. 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.
cc. Prior to the issuance of building permits, the applicant shall submit a detailed wall and
fencing plan to the Planning Director for review and approval. Fences and/or walls shall be
constructed around all properties, as determined by the Planning Director. Said plan shall
indicate the locations for all fences and walls, and shall further indicate the height, materials,
and colors for all fences and walls. Perimeter block walls/retaining walls shall be constructed
of a decorative material, such as slumpstone or split -face block. The wall and fencing plan
shall include the location, design and materials.
ff. Any sidewalk, hardscape or parking facility, with potholes, broken, raised or depressed
sections, large cracks, mud and/or dust, accumulation of loose material, faded or illegible
pavement striping or other deterioration shall be repaired.
gg. Prior to requesting a final inspection, the Planning Division shall inspect the development.
hh. All new utilities shall be placed underground prior to issuance of Certificate of Occupancy
per WCMC 23-273.
ii. 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.
jj. The Zoning Code gives provisions for up to two one-year extensions to keep entitlements
active. Therefore, prior to permit expiration, (if building permits have not been obtained)
you are urged to file a letter with the department requesting a one-year extension of time. The
required submittal is a letter stating the reasons why an extension is needed, as well as an
applicable processing fee. Please be advised that the applicant will not be notified by the
Planning Department about the pending expiration of the subject entitlement.
kk. The new development shall comply with the Development Impact Fees (Ordinance No. 2286
and Resolution No. 2015-81). Development Impact Fees for attached residential
development are calculated at $1,298 per unit. The proposed project will have 39 Units; the
estimated fees are $50,600 (39 x $1,298 = $50,600). The impact fees will be due at the time
of building permit issuance.
11. During construction, the delivery of materials and equipment, outdoor operations of
equipment, and construction activity shall be limited to the hours between 7:00 a.m. and 8:00
p.m.
mm. The project shall comply with to the provisions of the All in Public Places ordinance (WCMC
Section 17-41) prior to issuance of building permits.
on. The applicant shall establish a homeownership assistance program for no less than 5 homes.
The homeownership assistance program shall be made available for first-time home buyers
with preference provided to existing West Covina residents/and or low- or moderate -income
individuals/families. A minimum of $100,000 shall be dedicated to the program. The
homeownership assistance program shall be established prior to the approval of the model
home marketing complex and shall be reviewed and approved by the Community
Development Director and City Attorney's Office.
oo. Black metal tree grates shall be installed to protect the City trees and to maintain/provide
pedestrian safety. The tree grates shall be installed to the specification of the City Engineer.
The property owner and/or Homeowner Association (HOA) shall be responsible for the
maintenance, repair, and/or replacement of the tree grates located on the sidewalk in front of
the property
pp. The developer shall provide all homes with both electrical and gas utility comiections in
order to provide future residents/homeowners options.
BUILDING DIVISION
a. The second sheet of building plans is to list all conditions of approval and to include a copy
of the Platming Decision letter. This information shall be incorporated into the plans prior to
the first submittal for plan check.
b. New construction development impact fees per unit per Municipal Code Chapter 17 article
IV shall be paid prior to the issuance of the building permit.
C. School Developmental Fees shall be paid to the School District prior to the issuance of the
building permit.
d. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance of the
building permit.
C. Applicant shall submit a site plan to Building Official for proposed addressing at the same
time with the grading or building plan check submittal. An application to assign address shall
be filed with Engineering Division.
f. In accordance with paragraph 5538(b) of the California Business and Professions Code, plans
are to be prepared and stamped by a licensed architect.
g. Structural calculations prepared under the direction of an architect, civil engineer or
structural engineer shall be provided.
It. A geotechnical and soils investigation report is required, the duties of the soils engineer of
record, as indicated on the first sheet of the approved plans, shall include the following:
i. Observation of cleared areas and benches prepared to receive fill;
ii. Observation of the removal of all unsuitable soils and other materials;
iii. The approval of soils to be used as fill material;
iv. Inspection of compaction and placement of fill;
V. The testing of compacted fills; and
vi. The inspection of review of drainage devices.
The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical
Investigation accepted by the City for observation of all grading, site preparation, and
compaction testing. Observation and testing shall not be performed by another soils and/or
geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and
has accepted by the Public Works Department, a new Preliminary Soils and/or Geotechnical
Investigation.
Prior to permit issuance the pdf copy of the soils report shall be provided by the applicant.
k. A grading and drainage plan shall be approved by Engineering Division 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.
1. Prior to submitting grading plans to Engineering Department, LID review shall be completed
and approved.
in. Projects shall comply with the requirements of the NPDES (NATIONAL POLLUTION
DISCHARGE ELIMINATION SYSTEM) prior to issuance of a Demolition, Grading &
Building permit. These include requirements for sediment control, erosion control, and
construction activities control to be implemented on the project site.
n. All State of California disability access regulations for accessibility and adaptability shall be
complied with.
o. The property shall be surveyed and the boundaries shall be marked by a land surveyor
licensed by the State of California.
p. Foundation inspection will not be made until the excavation has been surveyed and the
setbacks determined to be in accordance with the approved plans by a land surveyor licensed
by the State of California. THIS NOTE IS TO BE PLACED ON THE FOUNDATION
PLAN IN A PROMINENT LOCATION.
q. Electrical plan check is required.
r. Mechanical plan check is required.
S. Plumbing plan check is required.
t. Project shall comply with the CalGreen Residential requirements.
U. No form work or other construction materials will be permitted to encroach in to adjacent
property without written approval of the affected property owner.
V. Separate building permit is required for each detached structure.
w. Prior to the issuance of building permit, a written consent shall be obtained from the current
easement holder(s) for any proposed development encroaching into existing easement(s).
X. All fire spritlder hangers must be designed, and their location approved by an engineer or an
architect. Calculations must be provided indicating that the hangers are designed to carry the
tributary weight of the water filled pipe plus a 250-pound point load. A plan indication this
information must be stamped by the engineer or the architect and submitted for approval
prior to issuance of the building permit.
Separate permit is required for Fire Sprinklers.
Z. The Los Angeles County Plumbing Code requires each building to have a separate
and independent connection to the public sewer. Multiple buildings can share a
private main line sewer only if the Sewer Covenant is completed and recorded with
the Los Angeles County Recorder.
aa. Building permits shall not be issued until the final map has been prepared to the satisfaction
of the Building Official.
ENGINEERING DIVISION
a. The second sheet of building plans, grading plans and/or offsite improvement plans is to list
all conditions of approval and to include a copy of the Planning Commission Decision letter.
This information shall be incorporated into the plans prior to the first submittal for plan
check.
b. Applicant shall submit a site plan to Building Official for proposed addressing at the same
time with the grading or building plan check submittal. An application to assign address shall
be filed with Engineering Division.
C. A geotechnical and soils investigation report is required, the duties of the soils engineer of
record, as indicated on the first sheet of the approved plans, shall include the following:
a) Observation of cleared areas and benches prepared to receive fill;
b) Observation of the removal of all unsuitable soils and other materials;
c) The approval of soils to be used as fill material;
d) Inspection of compaction and placement of fill;
e) The testing of compacted fills; and
f) The inspection of review of drainage devices.
d. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical
Investigation accepted by the City for observation of all grading, site preparation, and
compaction testing. Observation and testing shall not be performed by another soils and/or
geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and
has accepted by the Public Works Department, a new Preliminary Soils and/or Geotechnical
Investigation.
C. A grading and drainage plan shall be approved prior to issuance of the building permit. The
grading and drainage plan shall indicate how all storm drainage including contributory
drainage from adjacent lots is carried to the public way or drainage structure approved to
receive storm water.
f. Stormwater Planning Program LID Plan Checklist ( Form MS4-1 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 https://www.westcovina.org/home/showdocument?id=l8427
g. 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.
h. Conduct a sewer capacity study of existing sewer facilities that serve the proposed
development. The developer shall either pay in -lieu fees equal to the estimated cost (based
on Los Angeles County Land Development Division Bond Calculation Sheets) of the
proposed development's percentage of design capacity of the existing sewer system prior to
the issuance of building permits or provide sewer improvements to deficient sewer segments
serving the subject property to the satisfaction of the City Engineer.
Prepare a hydrology/hydraulic study of existing and proposed development per the Los
Angeles County Hydrology Manual.
j. Adequate provision shall be made for acceptance and disposal of surface drainage entering
the property from adjacent areas.
k. Parking lot and driveway improvements on private property for this use shall comply with
Planning Commission Resolution No. 2513 and be constructed to the City of West Covina
Standards.
1. Water service facilities shall be constructed to at least meet the requirements for fire flow
established by the City's Fire Department and the requirements of the subsequent water
purveyor/owner of the facilities.
in. 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.
n. Private street improvements shall comply with Municipal Code Chapter 19, Article 8, and
Planning Commission Resolution No. 2519.
Prior to (issuance of Building Permit) (approval of a final map), all of the following
requirements shall be satisfied:
a) A final grading and drainage plan showing existing and proposed elevations and
drainage structures (and showing existing and proposed on -site and off -site
improvements) shall be submitted to and approved by the Planning Department and
Engineering Division.
b) Arrangements for the installation of streetlights with underground wiring shall be made
with Southern California Edison Company. At the time of installation, the applicant
shall provide the necessary trenching and backfill. Submit two sets of the subdivision
and/or development plans to the Engineering Division, Traffic and Lighting Section, to
be used for designing the street lighting system.
c) A parking lot lighting plan showing electrolier types and locations, average
ilhuination 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.
d) An itemized cost estimate based on Los Angeles County Land Development Division
Bond Calculation Sheets for all on -site and off -site improvements to be constructed
(except buildings) shall be submitted to the Engineering Division for approval. Based
upon the approved cost estimates, required fees shall be paid and improvement
securities for all on -site and off -site improvements (except buildings) and 100%
labor/material securities for all off -site improvements, shall be posted prior to final
approval of the plans.
e) A soils erosion and sediment control plan shall be submitted to and approved by the
Planning Department and Engineering Division
The proposed subdivision shall conform to West Covina Municipal Code Chapter 20 -
Subdivisions.
q. 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
r. A park dedication in -lieu fee shall be paid to the City of West Covina prior to approval of
the final map or prior to issuance of a Building Permit pursuant to Section 20-40 of the
Municipal Code. The estimated park fee is approximately 438 x (No. of lots) x $25/sgft (unit
price of a developed park).
S. Provide will serve letter from the water purveyor that services the project area.
t. Project shall be reviewed and approved by the City Traffic Engineer, prior to the issuance of
permits. Any improvement measures needed as a result of findings from the traffic study
shall be made at the sole cost to the property owner/developer.
u. Obtain "will serve letter" from the Los Angeles County Sanitation District for the discharge
of sewer into the sewer trunk line.
Prior to approval of the final map, the applicant shall prepare and submit for approval with
the City and County of Los Angeles Sanitation District, a sewer plan for the sewer main and
laterals within the private street and connection to the sewer main.
w. Provide the dedication of the necessary sewer easements or public utilities easement on the
final map.
X. The required street improvements shall include those portions of roadways contiguous to the
subject property and include:
Remove and reconstruct existing driveway approaches shall be removed and
reconstructed to meet current ADA requirements.
ii. Repair all damaged and off -grade curbs, gutters and sidewalks.
y. 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.
Z. Required street dedications shall include those portions of roadways contiguous to subject
property 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.
aa. The access rights to interior lots and private streets from public roadways shall be dedicated
to the City to the satisfaction of the City Engineer.
bb. 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.
cc. Replace existing curb ramp at the corner of Merced Avenue and Van Iorn Avenue with new
curb ramp in accordance with SPPWC Standard Plan 111-5 and as directed by the City
Engineer or his/her designee.
dd. Reconstruct the driveway approach located at 1912 W Merced Avenue in accordance with
SPPWC Standard Plan 110-2, and as directed by the City Engineer or his/her designee.
cc. Close existing driveway apron, and install necessary improvements (parkway, landscape,
sidewalk, curb and gutter, any others as applicable) to match required adjacent sections, and
as directed by the City Engineer or his/her designee.
ff. Remove and replace broken and off grade sidewalk in accordance with SPPWC standard
plan 113-2, and as directed by the City Engineer or his/her designee.
gg. Remove and replace broken and off grade curb and gutter in accordance with SPPWC
Standard Plan 120-2, and as directed by the City Engineer or his/her designee.
hh. The approved building addresse(s) shall be painted on the curb to the City's standards as
required by the Public Works Inspector prior to final inspection.
ii. Relocate water meter from the side walls as directed by the City Engineer or his/her designee
jj. Install new street light to match existing street light standards in the street block, and as
directed by the City Engineer or his/her designee.
I& Rehabilitate both Merced and Van Horn Avenues existing AC street pavement along the
length of the property frontage to the centerline of the street, and as directed by the City
Engineer or his/her designee.
11. Underground all existing and new utility services to the property.
mm. Replace any missing street trees as directed by the City Engineer or his/her designee
no. LACFCD approval required for any proposed work encroaching to LACFCD property.
FIRE DEPARTMENT
a. NFPA 13d Fire Sprinkler System
b. Provide/Maintain 26ft Fire Apparatus Access Road and required turnaround in accordance
with 2019 CFC Appendix D. Ensure turning radius is 19' inside per plan submitted fire
access plan/WCFD spec
c. New Fire Flow Test Required
d. Required Fire Flow (Each Unit) of 1,000 GPM @ 20 psi for 2 hours
e. Ensure 1 fire hydrant within 600 feet of all property lines or an additional hydrant will
be required.
f. Include fire lane striping and signage in architectural plan submittal. Fire lane identification,
painted red curbs, striping and signage must all be completed prior to final.
g. 2019 CFC Chapter 33 along with Sec 3308.1/3308.2/3308.3 will be required and enforced
for the duration of the project
h. Hard -wired smoke and carbon monoxide detectors with battery back-up required.
Premises identification/address numbers must be added and approved by fire code official
prior to final
j. Additional Fire Department requirements may be set upon future review of a full set of
architectural plans. Fire flow, hydrant & monitoring requirements will require more
information and may be subject to change based on modifications involving type of
construction, building configuration/square footage, stories in height, and/or fire sprinkler
design criteria.
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 17th day of May, 2022.
APPROVEDAS,TO FORM
Thomas P. Du e
City Attorney
Dario Castellanos
Mayor
ATTEST
Lisa S rrick
Assis .t City Clerk
I, LISA SHERRICK, Assistant City Clerk of the City of West Covina, California, do
hereby certify that the foregoing Resolution No. 2022-42 was duly adopted by the City Council of
the City of West Covina, California, at a regular meeting thereof held on the 17th day of May,
2022, by the following vote of the City Council:
AYES:
Castellanos, Lopez-Viado, Tabatabai, Wu
NOES:
None
ABSENT:
Diaz
ABSTAIN:
None
Li herrick
s istant City Clerk