Resolution - 5774RESOLUTION NO. 5774
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF WEST COVINA, CALIFORNIA, APPROVING
TENTATIVE TRACT NO. 32323 (Southern
California Savings & Loan Association)
• THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, DOES
HEREBY RESOLVE AS FOLLOWS:
WHEREAS, there was filed with the Planning Commission
of the City of West Covina, a verified application on the forms
prescribed in Section 9100 of the West Covina Municipal Code for
the physical development of that certain property generally
described as follows:
95 acres south of Alpine and Hollencrest
Drives, east of Galster Park, west of
Tentative Tract No. 32324, and north of
the main San Jose Hills divide.
WHEREAS, the Planning Commission upon giving the required
notice did on the 3rd day of May, 1978, conduct a duly advertised
public hearing as prescribed by law to consider said application;
and
WHEREAS, said hearing was continued and renoticed to
May 17, 1978, and subsequently continued to June 7, 1978, June 21,
1978 and July 19, 1978; and
WHEREAS, studies and investigations made by the Planning
Commission and in its behalf reveal the following findings:
. -1. The proposed tentative tract map under consideration will
subdivide 95+ acres into 97 lots of which 93 will be
used for residential purposes, l for a water reservoir,
2 for common open space, and 1 for public park purposes.
2. That the proposed map is consistent with applicable
general and specific plans in that the density is within
the .1 to 1 dwelling unit per acre designation set forth
in these plans. The circulation system is consistent
with the City's adopted Master Plan of Streets and City
Council Resolution No. 5554 regarding circulation through
the Hillsides.
3. That the design or improvement of the proposed subdivi-
sion is consistent with applicable general and specific
plans because as stated earlier the circulation system
is consistent with those and other documents adopted by
the City. In addition, by utilizing the density trans-
fer the tract's design realizes the economics, social,
aesthetic and environmental goals set forth in the Gen-
eral and East Hills Specific Plans; most notably of pre-
serving large natural areas while providing a quality
residential development without waiving any public im-
provements; with the exception of sidewalks on local
streets.
4. That the site is physically suitable for the type of
development in that the site is suited for low density
single family residential development that preserves
natural area and is compatible to adjacent existing
developments.
5. That the site is physically suitable for the proposed
density of development in that an overall density of one
dwelling unit per acre can easily be accommodated on the
site. This density coupled with the density transfer
encourages development of the land that is most suited
for development; and discourages development of those
areas that would require the greatest amount of grading.
• 6. The design of the subdivision of the proposed improve-
ments are not likely to cause substantial environmental
damage or substantially and avoidably injure fish, wild-
life or their habitat in that the density transfer de-
sign and expansion of natural areas to Galster Park pre-
serves sizable areas in their natural state. In addition,
there are no rare or endangered species of plants or
wildlife in the area.
7. That the design of`the subdivision or the type of im-
provement is not likely to cause serious public health
problems in that the public facilities such as sewers,
water, fire protection, and circulation have been taken
into account in the design of the tract. City codes,
development standards., as well as the imposed conditions
on the tentative map will further ensure that no public
health problems will arise from the development of the
subdivision.
8. That the design of the subdivision or the type of im-
provements will not conflict with easements acquired by
the public for access through or use of property within
the proposed subdivision. The Planning Commission may
approve a map if it finds alternate easements will be
provided if substantially equivalent to previously ac-
quired easements by the public. There are presently no
• public easements affected that lie on the property.
Furthermore, a condition of Tentative Tract Map approval
will be to ensure the public'c right of future access to
the Hillside area.
9. An Environmental Impact Report has been prepared encom-
passing this subdivision and any significant adverse
impacts to the environment have been mitigated.
WHEREAS, said tentative tract had a zone change appli-
cation pending in connection with said map; and approval of said
zone change rests solely with the City Council; and said tentative
map was part of a project involving areas outside of the City of
West Covina requesting annexation to the City; and said tentative
map is an integral part of an overall project consisting of four
separate tentative maps, all to be developed pursuant to and con-
sistent with City adopted General and Specific Plans; and, there
was serious public controversy concerning said project and its
impacts before the Planning Commission; all of the above factors
requiring the Planning Commission to recommend that the City
Council review and make final disposition of said tentative map
and project; and
WHEREAS, the Planning Commission on July 19, 1978,
adopted Resolution No. 7-78-2875 recommending that the City Council
• approve Tentative Tract Map No. 32323 subject to certain conditions
contained therein; and
WHEREAS, the City Council upon giving the required notice
did on the 28th day of August, conduct a duly advertised public
hearing to consider said application and subsequently continued
said hearing to September 11, 1978; and
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WHEREAS, testimony and staff reports received at said
hearings affirmed the findings made by the Planning. Commission
during its hearings of May 17, 1978, June 7, 1978, June 21, 1978
and July 19,.1978, and set forth in this resolution.
NOW, THEREFORE, BE IT RESOLVED THAT:
A. Pursuant to the findings made in Planning Commission
Resolution No. 7-78-2875 and reaffirmed by this Council;
and those findings contained in City Council Resolution
No. certifying the Environmental Impact Report, and
the findings in the staff reports dated -May 17, 1978 and
supplements dated July 19, 1978 and August 28, 1978 for
said tentative tract map which are hereby incorporated
herein, the City Council does hereby approve Tentative
Tract Map No. 32323.
B. The physical development of the property encompassed
by Tentative Tract Map No. 32323 shall conform to the
following conditions which, except as otherwise expressly
indicated, shall be fully performed and completed shall
be secured by bank or cash deposit satisfactory to the
Planning Director, and the violation of any of which shall
be grounds for revocation of said tentative tract map by
the Planning Commission.
Conditions of approval:
1. Conform to the Tentative Tract Map No. 32323, dated
May 17, 1978, as set forth in the State Subdivision Map
Act.
2. Integrate any necessary grading with adjoining topography
of adjacent property.
• 3. Conform to all requirements of the R-1 Zone, Hillside
Overlay District.
.4. Prior to the issuance of any building permits, site plans
and elevations showing types and locations of all pro-
posed units shall be filed for approval by the Planning
Director.
5. The developer shall draft a Prospective Homebuyer's
Awareness Package (PHAP) pursuant to Section 9135 of the
Municipal Code.
6. Prior to the issuance of building permits all test pits,
trenches and other man-made "scars" (other than fire
roads) will be restored to their natural contour in the
ungraded areas of the site.
7. All manufactured slopes that rise or fall into a natural
area shall be contoured to the existing topography.
8. Any use other than recreational uses in the co-mon, open
space areas shall be prohibited in a recorded deed
restriction, with authority vested in the City of West
Covina to enforce said restriction, Recreational devel-
opment in these open space areas will be permitted if
approved by the Planning Commission and will be subject
to any conditions, thereto.
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9. Legal instruments shall be recorded concurrently with
recordation of the Final Map that will establish future
easements through irrevocable offer of easement for
riding and hiking trails.through the common, open space
lots. Such instruments shall be submitted to the
Planning Director and the City Attorney prior to Final
Map approval for their review and approval. The maximum
width of said trail shall be 25 feet.
• 10. Prior to the issuance of building permits, landscaping
and irrigation plans for all private, manufactured slopes
shall be submitted to the Planning Director for his re-
view and approval. Jute matting may be required on cer-
tain 12 to 1 slopes to stabilize the soil during the
landscaping establishment period. All planting shall be
completed and all irrigation shall be operative prior to
final approval of the grading. The developer will be
responsible for the maintenance of these landscaped
slopes until such time as the residences for these slopes
are appurtenant to, are sold.
11. A method of maintaining all surface drainage facilities
in the common open space and private areas shall be
approved by the City and set forth in the C.C. & R.'s.
12. Prior to the issuance of building permits, landscaping
and irrigation plans for all common area, manufactured
slopes shall be submitted to the Planning Director for
his review and approval. Said slopes shall also be
planted and irrigated prior to the issuance of any
building permits. Jute matting may be required on
certain 12 to 1 slopes to stabilize the soil during the
landscaping establishment.period. The plant regimen
shall consist of hardy natives and adaptable, exotic
species that are drought -resistant, fire -retardant, and
that require a.relatively low level of maintenance. The
applicant/developer shall assume the responsibility for
maintenance of these common, landscaped areas for a mini-
mum of 12 months after the initial planting has been
approved, after which time the tract's residents will
assume responsibility, pursuant to duly formed Homeowners
Assocation.
13. A performance and maintenance bond covering the full cost
of improvements plus contingencies shall be required for
the landscaping and irrigation improvements required on
the common, manufactured slopes. Life of the bond shall
be contingent on the maintenance period for the land-
scaping improvements.
14. The developer shall dedicate open space lot "A" to the
City for incorporation into Galster Park for wilderness
area. Said lot shall be fenced with the existing six-
foot high chain link to incorporate into existing park
area. An access gate at Hillside Drive shall be provided.
15. Site plans and elevations for the future construction of
any reservoir facilities shall be submitted to the Plan-
ning Director for design considerations. Adequate
• screening of such facilities will be required.
16. A copy of the C.C. & R.'s shall be submitted to the Plan-
ning Director and the City Attorney for their review and
approval.
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17. Fire -retardant roofing material shall be used in the con-
struction of all residences. Should said material con-
sist of treated woodshake or equivalent; the C.C. & R.'s
shall establish a period for periodic retreatment to the
satisfaction of the Fire Department.
18. Prior to Final Map recordation, further analysis of Ten-
tative Tract Map No. 32323 shall be performed in accord-
ance with the recommendations in the San Jose Hills
Draft EIR, P. 47-48 and the San Jose Hills Draft EIR
Addendum, P. 70.
19. Open Space Lot B will be expanded to a minimum dimension
of 25 feet adjacent to the southerly portion of Lot No.
65 and to a minimum dimension of 25 feet between Lot Nos.
64 and 65.
20. The City of West Covina and its citizens deem the natural
environment of the Hillsides to be of critical importance
and mandate that the physical development of these Hill-
sides shall proceed with the maximum possible maintenance
of the natural areas within the parameters of the approved
maps and plans.
21. Engineering Department Requirements:
a. Applicant to comply with all conditions contained in
Planning Commission Resolution No. 567.
b. Sanitary sewers shall.be provided.
C. The required.street improvements shall include those
portions of Hillside, Alpine, Hidden Valley, Hollen-
crest, Aroma connector and "A" through "C" Streets
. contiguous to subject"property.
d. The required street dedications shall include those
portions of Hillside, Hidden Valley, Alpine, Hollen-
crest, Arome connector (60'), and "A" through "C"
Streets (52') contiguous to subject property.
e. 4.0 foot wide sidewalks with street trees behind
sidewalk shall be constructed along Hillside Drive
adjacent to curb.
f. Applicant shall request the opening of 1-foot lots
in Tract 32323 for street and highway purposes.
g. A final grading and drainage plan showing existing
and,proposed elevations and drainage structures shall
be submitted for the approval of the Building and
Engineering Departments prior to approval of a final
map.
h. Adequate provision shall be made for acceptance and
disposal of surface drainage entering the property
from adjacent areas.
i. Parking lot and driveway improvements on private
• property'shall comply with Planning Commission
Resolution No. 2513 and be constructed to the City
of West Covina Standards.
J. Applicant shall install street lights with under-
ground wiring and provide the necessary trenching
and backfill.
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k. Applicant shall be responsible for construction of
any required off -site sewer and storm drain facili-
ties.
1. Applicant shall guarantee to the satisfaction of the
City Council the construction of an adequate water
system prior to the approval of.a final map.
. M. No manufactured slope shall be steeper than 2 hori-
zontal to 1 vertical unless substantiated by a soils
and geology report and approved by the City Engineer,
Planning Director and Building/Safety Director.
n. The proposed subdivision shall conform to Article IX,
Chapter l - Subdivisions of the West Covina Municipal
Code.
o. Initial access shall be provided from the Aroma
connector, which shall be constructed prior to the
opening of Alpine and Hollencrest.
p. The developer shall construct all portions of Hill-
side Drive located within the .boundary of the tenta-
tive tract with the first phase of construction and
shall have these improvements completed prior to the
occupancy of any dwelling units.
q. The developer shall construct an adequate storm
drain system including any facilities outside the
boundaries of the tentative tract necessary to
connect to the.City's existing -storm drain system.
The required storm drain system shall be built in
accordance with the requirements, of the Los Angeles
County Flood Control District. The design of the
• storm drain shall be based upon the following cri-
teria:
i. Hillside Drive, Citrus Street, East Hills Drive.
aa. 10'year storm - maintain one 11-foot un-
flooded traffic lane in each direction.
bb. 25 year storm - maintain 1/2 of one 11-foot
unflooded traffic lane in each direction.
CC. 50 year storm - prevent water from ponding
beyond the property line.
dd. 25 year storm, or less - depth -velocity
product (expressed in feet and feet per
second) shall not exceed 6. (Ref. L. A.
County Road Department "Highway Design
Manual").
ii. Local collector streets (2-lane streets with
actual or projected traffic volumes of 1,000
ADT or more).
iii. Cul-de-sac loop streets and minor collector
• streets (annual or projected volumes of less
than 1,000 ADT).
aa. 25 year storm - maintain flow at top of
8-inch curb.
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bb. 50 year storm - prevent water from ponding
beyond the property line.
CC. 25 year storm, or less - depth -velocity
shall not exceed 6.
r. The developer may enter into an agreement with the
City to form an assessment district, under the
Municipal Improvement Act of 1911 for the purpose
of constructing storm drain facilities and the Aroma
connector.
s. The developer constructing storm drain improvements
also benefiting property not within his subdivision
• shall enter into a reimbursement agreement with the
City pursuant to Section 66487(c) of the Subdivision
Map.Act. The required storm drain system shall be
completed prior to the occupancy of any dwelling
units.
t. The developer shall construct a sewer system conform-
ing to the requirements of the West Covina Municipal
Code including any needed off -site facilities. The
required sewer system shall be completed prior to
the occupancy of any dwelling units.
U. The developer shall construct or arrange for the con-
struction of an adequate water system conforming to
Article VII, Chapter 9 of the West Covina Municipal
Code, including but not limited,to pump stations,
reservoirs, transmission mains, distribution mains
and appurtenant facilities. Such water system shall
be completed and fully operational before the occu-
pancy of any dwelling units. No occupied dwelling
units shall be served by hydropneumatic tanks or any
type of temporary water system. The developer shall
construct or provide for the construction of any off -
site water facilities needed to serve his subdivision.
V. An irrevocable offer to dedicate appropriate ease-
ments for storm drains shall be made to the City
prior to the approval of any final map.
W. Prior to the final map approval, plans and improve-
ments bonds insuring completion of a "backbone" sys-
tem for streets, water, storm drains and sewers
within the subject tract will be submitted to the
City Engineer. The improvements bonds shall guaran-
tee completion of said "backbone" system within a
12-month period following final map approval. Bonds
for completion of Hillside Drive will not be released
until all development within the subject tract has
been completed.
X. Construction equipment and materials shall be brought
to the site via the Aroma connector between the hours
of 9:00 A.M. and 4:00 P.M.
22. Fire Department Requirements:
a. Applicant to provide forty-six steamer fire hydrants
(James Jones Model 3700 or approved equal), in loca-
tions specified by Fire Department.
b. Water system to be eight -inch minimum mains connected
• to a total looped system with a required fire flow
of 2500 GPM.
C. Fire hydrants to be flushed and painted by contractor
or developer prior to acceptance by West Covina Fire
Department.
d. On -site hydrants to be provided by developer before
framing is started.
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e. Both hydrant openings shall form a 450 angle with
curb face.
f. Center of hydrant head outlet openings to be 30 to
36 inches above finish grade.
g. Water mains and hydrants to be installed as per City
of West Covina Water Department Standards or AWWA
• Standards.
h. Water main plans for fire hydrants to be submitted
and approved before Fire Department will "sign off"
building permit.
i. Prior to rough grading permit being issued, fire
road access shall be delineated on the rough grading
plan.
23. Police Department Reauirements:
no requirements.
24. Building Department Requirements:
Comply with requirements of Uniform Building Code.
FINALLY RESOLVED, that the City Clerk shall certify to
the adoption of this resolution.
ATTEST:
APPROVED and ADOPTED this llth day of September, 1978.
City Clerk
Mayor
W10
I HEREBY CERTIFY that the foregoing resolution No_.5774 was duly
adopted by the City Council of the City of West Covina at a regular
meeting thereof held on the llth day of September, 1978, by the
following vote of the Council:
AYES: Councilmen: Miller, Shearer, Browne, Chappell, Tice.
• NOES: Councilmen: None
ABSENT: Councilmen: None
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•
APPROVED AS T �FORM :
City Attorney
City Clerk