Resolution - 55890
�i RESOLUTION NO. 5589
A.RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF -WEST COVINA, CALIFORNIA, APPROVING DEVELOP-.
-MENT PLAN NO. 22 (STUDY PLAN B) IN THE PCD_-1
ZONE .(Hollenbeck Development Company)
TheiI City Council of the City.of West Covina does
resolve as:foilows.:
WHEREAS, there was filed with the Planning Commission
verified appli',cations'on.the.forms prescribed in Section 11203.09
and 10501.04 o!f. the We Covina Municipal Code for the physical
development.of,,-that certain property described as follows:
a.53,A acre parcel of land located northeast
of the intersection of Nogales Street and
La Puente Road and proposed for the develop-
mentl,�,of 976.apartment units; and
WHEREAS, the Planning Commission, upon giving the
required notice, did on the 20th day of July, 1977, conduct
11
a`duly advertised public hearing as prescribed by law to
consider said application; and.
WHEREAS, the Planning Commission, based on evidence
presented as aresult of studies and investigations, found
that the pr.jec;t met required criteria for approval and adopted
Planning Commis+sion.Resolution No. 7-77-2764 approving Develop-
ment Plan No. 22 and certifying the Environmental'Impact Report
therefore; and "
WHEREAS, .an appeal 'of that Planning Commission
decision was filed with the City Clerk of the City of West
Covina requesting a hearing before the City Council of the
City of West Covina;.and
WHEREAS, the City Council, upon giving the required
notice, did on the 12th day of September,.1977, conduct a duly
advertised`=public hearing as prescribed by law to consider said
appeal; and
WHEREAS,; at its meeting of October 10, 1977, by
Resolution No....51i562, the City -Council certified an Environmental
Impact.Report.=four the,project, and by.its Resolution No. 5563,
referred Development;Plan No.- 22-and Tentative Tract Map No.
33553 to.the Planning -Commission for further consideration and
report -with reference to the items specified in said resolution,
and ; ;!
WHEREAS, the Planning Commission at its regular
meeting -.of November;.2, 1977, reviewed the items specified in
City Council Resolution No.. 5563 and recommended that the City
Council approve Study Plan B of -Development Plan No. 22-',author-
izing the development of 536 apartment units on Lots 1, 2, 3,
4- and:5 and authorizing a maximum of 244•residential units for
Lots 6, 7, 8, 9 and 10 of Tentative Tract Map No. 33553, and
�i
WHEREAS'ii, after further notice and public hearing as
required by law, ';the City Council of the City of West Covina
finds and determines that:
1.
Stu''dy Plan B achieves an integrated•.1and.and
:
bui,;lding relationship. overall open space and.
buillding coverage exceeds that required by the
West Covina Municipal Code. �.�dareful consider -
ation.was given to building design, configuration,
and1�placement of the bu"ldings-contanng 536 .
•
apartment units.
2.
The;open spaces, pedestrian.and vehicular circula-
-tion•faciliities, parking facilities, and other
rpertinent:amenities are an integral part of the
landscaping and particular attention was given to
the retention of natural landscape features of
thellsite in that the plan'is designed to maximize
open space -areas, minimize vehicular impact through
separation ,where possible =of vehicular -and ped-
estriian facilities.
3.
The layout of structures. and other facilities in .
Study Plan B_ effects a conservation in street
.:.and utility improvements in that the amount of
vehicular..areas and utility requirements_ -are kept
"
at a''mnimum balancing safety and environmental
considerations.
_
1
4.
assive, are.
Recre�ational•.areas, active and ene-
P are -gene-
rally -dispersed throughout the -area proposed for
the development of.apartments and are -easily acces-
sible from .all dwelling units.
5:-
Archlitectura unity and"harmony-within the develop-
ment "on Lots 1 through 5'. and -with surrounding
•
properties, has-been attained through the design
.of th'e buildings.
t 6.
The.overall densities: -specified in. Study Plan B
conform to•the approved^Community Master Plan which'
jpermits- 1,units`, wi_thta4de_ ns tyy`of 25 .dwe.11ing�
units,per acre on 53.8-acr`es.' YThe overall densities
also conform'to the City's General Plan and do not -
exceed 14.5 units per acre..'The'"combination of
apartments with other.._residential..units_implements
the housing element of the Plan by provid-
-General
ing a1mix of_residential units.
7.
b
The u`'ilding.coverage is..47.7 percent while. 551
-
.,percent building coverage.is permitted.'..
•8..
..The total private" open space areas exceeds -.that _
required, and all utilities are underground as
required by the West Covina Municipal •Code; ID
-9. "
Changes -or alterations have been -,made in -the
project:as specified in Study Plan B which
'nvironmental effects
mitigate the sigriificant,e.
thereof-as,identified in the completed Environ-
"mentallImpact Report.as.follows:
A The finding of the Planning Commission
is'Ithat the 9+ acre parcel is suited to
the -.area and is adequate in size when .
-considered with the commercial -acreage
already developed in the area, which
finding. is adopted by reference.:
l;. -2-
B.`1A supplemental environmental assessment
j{of the development plan for. the.9+ acres
will be made at the time. it is filed for
consideration by the -Planning -Commission
C.- :J;The reduction in the overall density of
• `the.area proposed for residential develop-
iment from 18.1 dwelling units per acre to
14.5 meets general plan standards and will,
�,ireduce potential traffic and nois.e to meet existing'City standards:.
D. !IThe development of townhouses, duplexes,
condominiums -or single,family residences
lion- parcels 6, 7, 8, 9-and 10 will protect
-. "the views of contiguous residential areas -
!and will provide for'a trans.itioraL area
forithe apartment developments on Parcels
2 _3, 4' and 5.
E _The requirement that the entire site -be
trough graded andthe exterior slopes along
;La Puente Road -be landscaped before any
< construction is commenced will -mitigate
'the dust problem during construction and
:the -requirement that erosion control -land-
. scaping be provided -.on -interior -.slopes will
reduce or eliminate the.danger of flood
damage and_mud.slides during -construct ion.,; and
WHEREAS, the applicant.requested the :.following waivers
from -the following MF-20,development standards'with'reference
to. Lots. 1,.2; 3; 4 and 5.
l.: That each 'lot stand on its -own with respect
to all* provisions of Section 9206.
-2 Balconies may extend into -required yards not
more than 25 percent.
3'. Accessory buildings (carports) shall not
encroach into required yards
4.. No building shall.exceed.a length -of 200 feet.
WHEREAS, -studies and investigations concerning these
waivers -:revealed the following facts that justify granting of
the.requested,waivers:.
1. 'There are exceptional: :physical circumstances.
o;n.the property; which substantiate the waivers
requested.', The. waivers are ':-required to limit
g:rading,'maximi,ze.open space, provide efficient
circulation. and protect the view lots of adja-
- 'ent property owners..:
2 These waivers would not have a negative impact
on surrounding -properties.-
NOW, -THEREFORE, BE IT RESOLVED that:
1. Pursuant -to the above -findings and those
findings contained in Resolution No. 5562
_c�ertify;ing_ the Environmental Impact; Report;
and --the findings in_the staff reports dated
July 20,.1977, and supplements dated'September 12,
1977, and dated November 2, 1977,.for said project
which are hereby incorporated herein, the City Council
does hereby approve Development Plan No. 22-(Study.
Plan- B). (PCD-1) .
2. The physical development of the property shall conform
to -said Plan and the following.conditions which,
I xcept 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 a Certificate of Occupancy
is;issued, and the violation of any of which shall
be'grounds for revocation of said Development Plan
by the Planning Commission or City Council.
The -Development -Plan shall not be effective for
any purpose until.the owner of the property
involved (or his -duly. --authorized representative)
has filed`at the office'.of the Planning Department
his affidavit stating that he is aware of,. and
accepts,.all..the conditions of.Development Plan
No. -22 (Study. Plan B)- as stated below:
a. - `Conform :to Study. Plan B dated November 2, 1977,
and.Tentative Tract. Map No. 33553 dated July 20, 1977.
b.- Conform'to all provisions of the Woodside"
Village Master Plan and MF-20 zone standards.
except -.where waived:
c.' Conform to building material, colors, and
`eleva-tions.as submitted
d. All utilities shall be underground in
accordance. with Section 7500.of.-the Municipal Code.
e. The Covenants, -Conditions, and.Restrictions:
applicable to Lots-1, 2, 3, 4, and-5 shall
be submitted to the City Attorney for his
approval prior.to the sale or -occupancy of
-any units.
f. Street trees shall be required .(minimum 40
feet on center)' along,N_ogales Street, "A"
Street, "BY'.; . Street and La_ Puente Road.
g: The total rough grading of the entire site shall
be,completed before any building permits are issued.
h. A precise plan for'the recreation facilities shall
be approved by the`Planning Director prior'to
issuance of building permits.-.
i. The applicant shall-submit_a detailed landscape
plan indicating plant size, irrigation, etc.,
(as'provided in the MF-20 standards) with auto-
matic irrigation to the Planning: Director for
his approval prior.to issuance'of.building
permits for the'development of Lots 1, 2,.3,:-::
4 and of Tentative,Tract 33553.
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i
j.
The "landscaping of the slope•in Lot F
of�.,Development Plan No. 22 (Study Plan B)
shall be installed before the occupancy
of�any apartment units. That portion
not adjacent to the interior street
al"ong Lot•;F may have a temporary irrigation
system.. The landscaping and irrigation
..system shall be approved by the Planning
Director and Recreation and Parks Director.
k.
The wall at the top of the slope along
Lot.F shall -be bonded for installation
and'shall be completed prior to.occupancy
of any structure constructed thereon un-
less a development plan for Lot F (Lots
64 7, 8, 9 and 10 of Tentative Tract
33553 has been approved.
1.
The slope adjacent to`La'�Puente Road
shall be landscaped and irrigated.' The
landscaping plan shall be'approved by
the Planning -Director and Recreation
and Parks Director.
m:
The interior slopes and pads shall be
-landscaped for erosion control purposes.
n.
Provide 36-inch slumpstone walls to
screen parking where visible from public
rights -of -way as indicated on Study Plan "
o.
Provide solid slumpstone wall along eastern
and northern property line (maximum height
6 .feet) as shown on -Study Plan
p.
.The construction or erection of walls,..
_
fences or hedges along interior lot lines
shall be prohibited. This shall be stated
in each parcels deed, of trust.;--.
,q.---
Ten (10) percent of .the required open
Parking spaces shall be provided for
"
guest parking, shall be labeled "Guest
;Parking Only," and -shall be dispersed
:
throughout the development as shown on
Study, Plan " '.
'Covered and uncovered spaces.shall be
Tpermanently maintained for required
ipark-ing, and guest. parking spaces shall
`not" .be used for storage of boats, campers
r"- lio'other recreational. -vehicles.
b
s
i.Bumper guards or wheel, stops shall be
,!provided within each carport to protect
,ithe -walls from damage.
- t.
';All outdoor trash, garbage and refuse
'+containers shall be. screened on all sides
'frompublic view by a minimum five and
one-half ('5 2) foot high concrete, masonry,
orj;decorative-block wall, and the
opening provided with a gate of durable.
wood or comparable material. Such area.
shall be so.locate'd as.to be easily -acces-
sible for trash pick-up.. Type, texture.
and color shall be approved by the Planning
Commission..
U.
Ea°ch unit shall have an enclosed storage
cabiriet�having a minimum size,of one hundred
sixty (16.0) cubic feet. No inside dimension
of .such cabinet shall be less than four-(4)
feet. The .storage. cabinet shall be placed
within a- carport, garage, or in a -cabinet
accessible from the exterior and.in close -
proximity to'the unit. The.storage-of
furniture,- appliances and other similar.
equipment shall be within permanent build-_
ings and completely screened'from public
-,view. No required carport or garage shall
-.be used for such storage.
"v. `= AI11 ground mechanical equipment shall be
completely screened=,behind a permanent
s1tructur6,.and all roof -top mechanical
equipment shall be placed behind a perman-
_
ent parapet wall and shall be completely
reStricted.'from all view. Such screening
_ =
shrill- be:: as high as the .highes,t .portion of
the,'equipment' or ducting and shall -be
a
permanently maintained. All.wall air-
conditioning.units shall be screened from
view with material :that is compatible and .
in'harm'ony, with the..architectural styling
.....and
detailing of the building.
w `,
All identification.:and advertising signs
if
shall be reviewed and approved.by the
Planning Department..
.A11 improvements.shall be continuously
maintained in`a neat, orderly and healthy
condition.
y.,
All access drives w ll-be a minimum of 25
jfeet in -width. •.
.z..
+IRentaI office and parking. shall 'be designated..
.
1'on the precise plan.. '
as
- -
!!Tenant parking spaces and garages shall be
-(assigned numbers which do not correspond
_
iGto the apartments to which they are assigned.
bb.. -
;'The subject property is .' located- within the
±,'boundary of Maintenance District No. 4.
•
±;Should any part of this development be
"parceled in a -manner that the -City would
!have control and maintenance of any slope
.
lareas; the following conditions shall apply.
11"i.
Landscape and automatic irrigation
:a'
..plan for the slope area and open space
•
(i. will be placed in Maintenance
District.No. 4 shall be submitted
and approved by the Planning -Director.
prior to issuance of building permits.
ii.j;.. The.applicant shall assume--the'responsi-
bility of maintenance of the, landscaped
areas that will be included in the
Maintenance District for a minimum of 12
li months after initial•planting has'been
r
approved by the Planning Director or -
until acceptable to the Planning Director.
it
i %I A City representative designated by. the
Planning Director shall inspect the slopes
every three (3) months'during'the period
i set forth in Condition bki=and notify the
applicant of any deficiencies within thirty
(30) days of notification
iv Should any deficiencies be found as part of
Condition bbiii_;_; applicant shall correct
i; these deficiencies within thirty (30) days
of notification. -If not 'corrected, Condition
bb,< shall be extended an additional 12.
li months. -
ii
cc. Lot F-of Development Plan No. 22.(Lots 6, 7, 8,
Y and 10 of Tentative -.Tract No. 33553)-.may only
b'e developed to a maximum of 244 dwelling units
o;f the ownership type such as condominiums, town-
houses, duplexes or s°ngle family residences.
dd. �Engineerinq Department Requirements.:
'. Applicant to comply with all, conditions
contained in Planning Commission, Resolution
i No. 567.
U.' Sanitary sewers shall be provided.
iii. The required street improvements -shall
p. include those portions of "A" and "B
streets (40-foot curb -to -curb width)
contiguous to subject property. These
improvements shall -be provided for
during Phase 1.
iv. The required street dedications shall
include those portions of "A" and "B",•
streets (60-foot right-of-way width)
contiguous to subject property,
v. The access rights to Lots 1 and 2 from.
i1 Nogales and Lots 7 and 8 from La Puente
Road shall be. dedicated to the City.
vi. Nine -foot wide sidewalks (with trees in.
tree wells) shall be constructed along
La Puente Road, Nogales and "A" and "B"
streets adjacent to curb.
-7-
vii.;'.A final.grading and drainage plan
showing existing and. proposed.'e'le'-
vations and drainage structures shall
be submitted.for the approval of the
F Building and Engineering Departments
li prior to issuance of a building. permit.
viii..a.'Ade'quate provision shall be made for. .
acceptance and -disposal of surface,..
•drainage, entering the property from
oadjacent areas.
ixl. Parking lot and driveway improvements'
�! on private property shall comply with
Planning Commission Resolution No. 2513
and be constructed to the City"of*Wes:t
Covina:Standards.
x Applicantshall install.street lights
with.underground wiring and,provide the
necessary trenching and backfill.
xil Applicant shall construct.water service
facilitites to the satisfaction of the
City Engineerfand deed the facilities
i to the City of West Covina.
xiii. A lighting plan for'parking areas and
paseos showing•electrolier types and
locations; average illumination levels,
points of minimum illumination and'.
- photometric data:as.requested shall be.
OV submitted for the approval of'the City
Engineer and Planning Director.
xii ' The proposed subdivision shall conform
{' to Article IX, Chapter 1•, /�)izbdivisions,.
of the West Covina Municipal Code.
xiv. Provide. -conduit and pole boxes for future
ii signalization at the intersection of "A"
!' Street and Nogales Street.
xv.-.Install mail boxes.to City -of West .Covina
Standards.. -
xvi.. The drive approach to parcel three at the
u northern.cul-de-sac on "B" Street will be
of a'specialtype as approved by the City
Engineer:
The unincorporated portion. of land located
at the northeast corner of Nogales Streets
and La,Puente Road contiguous to ELot 1"1
sha-11 be, annexed to the City of West Covina
prior to the recordation -of a final map
which includes Lot 11 of.Tentative Tract
+i
N6..433553..
ee.'Fire Department Requirements:
6i. Provide steamer type'fire hydrants-, to be
j;• James Jones.Model 37.00 or equivalent as
required by the Fire Department.
-g_
ii. ,Water.
system to be eight -inch minimum-
j
mains connected to a total looped system.
- ui_i. j'
.Water mains and hydrants to be-insta-1led`,
inspected" and tested as per City of. West
ji
Covina Water Department Standards or AWWA
•
J�
Standards.
iv.
All hydrants to be flushed and painted by
contractor prior to acceptance by West
jf
Covina Fire -.Department.
v.�
Fire hydrants to be provided by developer
i
prior to framing.,
vi.11
Hydrant outlet opening to fire angle with
.i,.,-traffic
lanes..
vii.!i
z Center .of hydrant head...to be `-30- to 36-
inches above finish grade..
viii.i!-
Provide sprinkler system with manual
override.on all slopes over 15�feet
in height.
Ji
x.
.
'Hydrants shall not.be located in private
-ii
drives or parking" areas where exposed to
traffic flow.
ff.. Police` Department Requirements:
Install solid core doors.
ii�_
-Install -deadboits with a minimum_ of a
one -inch throw (double cylinder it within
36 inches of a -window)'.
iii.
Install eye viewers.in all exterior. doors.
- iv
Install locking. devices .on all sliding
,, ..
glass doors that will prevent their being
.-:lifted
from their '-tracks
v.-
;Submit addressing, and -buildings identifi-
cation. plan- to Police Commander prior 'to -
�..:issuance
of.building permits.
�gg. Building Department=Requirementsz
i�. -
comply with= requirements and -.standards of
li
the UBC, , the- State.. of California... and the
City -of West Covina for accommodation of,
and, access by-, ' .the: phys:icall.y handicapped.
The . developer is encouraged to exceed the
.-minimum requirements of.said codes -where
feasible (recreation. rooms)_.
•
ii.
Comply with requirements of UBC for con-
+!
struction in Fire Zone 3.
FINALLY
RESOLVED, that the City-Clerk.shall certify
to the adoption of this resolution.
ii