Resolution - 5775RESOLUTION NO. 5775
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF WEST COVINA, CALIFORNIA, APPROVING
TENTATIVE TRACT NO. 32324 (B. H. Taper)
• 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:
215 acres south of Hidden Valley Drive,
Sandy Hill Drive, Montezuma Way, east of
Tentative Tract No. 32323, west of Tenta-
tive Tract No. 33656, and north of the
main San Jose Hills Divide, in unincor-
porated county area.
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 215+ acres into 220 lots of which 215 are resi-
dential lots, 1 lot to be dedicated as a reservoir site,
and 4 common open space lots.
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2. The proposed map is consistent with applicable general
and specific plans. The number of residential lots
proposed is -consistent with the General Plan and the
East Hills Specific Plan which calls for a residential
land use with a density ranging from .1 to 1.0 dwelling
units per acre. In addition, no public improvements
except for sidewalks on local streets shall be waived
as set forth in the East Hills Specific Plan Policies.
3. The design or improvement of the proposed subdivision
is consistent with applicable general and specific
plans. The density transfer design that is employed
in the design of the subject tract realizes the economic,
social, aesthetic and environmental goals that are set
forth in the General Plan and the proposed East Hills
Specific Plan. Most notiably, the design preserves much
of the Hillside in its natural state, while providing
a quality residential environment.
4. The site is physically suitable for the type of devel-
opment. The land must suited for development will be
developed while the land requiring the greatest grading
and preparation, and possessing outstanding physical
characteristics is being preserved.
5. The site is physically suitable for the proposed density
of development. The density -transfer design concept is
being employed, coupled with an overall density of
1 DU/AC. This flexibility allows a development pattern
that develops on the most physically suitable land, and
allows the construction of necessary public improvements
stated earlier.
• 6. The design of the subdivision or the proposed improve-
ments are not likely to cause substantial environmental
damage or substantially and avoidably injure fish, wild-
life or their habitat. The density -transfer concept
that is being employed preserves sizable areas in their
natural state to mitigate impacts on wildlife.
7. The design of the subdivision or the type of improve-
ments is not likely to cause serious public health
problems. The usual hillside problem areas (i.e., fire,
landslides, inadequate water pressure) have been taken
into account in the design of the tentative tract. City
Codes and Standards, and conditions of Map approval will
further insure that no public health problems will arise
from the construction or the habitation of the subject
tract.
8. The design of the subdivision or the type of improve-
ments 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 insure the public's right of future access to
the Hillside.
9. An Environmental Impact Report which encompassed this
subdivision has been prepared and any significant adverse
impacts -on 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. 7-78-2877 recommending that the City Council
approve Tentative Tract Map No. 32324 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. 7-78-2877 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. 32324.
B. The physical development of the property encompassed
by Tentative Tract Map No. 32324 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 Tentative Tract Map No., 32324,.dated May 17,
1978, as set forth in State Subdivision Map Act.
2. Integrate any necessary grading or with the adjoining
topography or adjacent properties.
• 3. Park fees shall be paid to the City of West Covina as
provided by Section 9134 of the Municipal Code.
4. Conform to all requirements of the R-1 Zone, Hillside
Overlay District.
5. Prior to the issuance of any building permits, site
plans and elevations showing types and locations of all
proposed units shall be filed for review with the Plan-
ning Director.
6. The developer shall draft a Prospective Homebuyer's
Awareness Package (PHAP), pursuant to Section 9135 of
the Municipal Code.
7. 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.
8. All manufactured alopes that rise or fall into a natural
area shall be contoured to the existing topography.
9. Any use other than recreational uses in the common, open
• space areas shall be prohibited in a recorded deed re -
restriction, with authority vested in the City of West
Covina to enforce the 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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10. 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 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 shall be 25 feet.
11. 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 review and approval. Jute matting may be required
on certain 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 these slopes are
appurtenant to, are sold.
12. Prior to the issuance of building permits, landscaping
and irrigation plans for all common area, manufactured
slopes shall be submited to the Planning Director for
his review and approval. Said slopes shall also be
planted and irrigated priot to the issuance of any
building permits. Jute matting may be required on cer-
tain 1z 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 and irriga-
tion installation has been approved, after which time
the tract's residents will assume responsibility pursuant
to a duly formed Homeowners Association.
13. An irrevocable offer to dedicate appropriate easements
for storm drains shall be made to the City prior to the
approval of any final map.
14. 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.
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
Planning Director and the City Attorney for their re-
view and approval.
• 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.
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18.. The developer shall realign "A" Street.so its outlet ontc
Sandy Hill Drive will not occur directly opposite the
residence at 1344 Sandy Hill Drive (Lot 78, Tract 29957).
19. 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.
20. 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, Citrus and "A" through "L"
Streets contiguous to subject property. In addition,
applicant shall pay his fair share of the cost of
constructing the Aroma connection.
d. The required street dedications shall include those
portions of Hillside (60'), Citrus (60') and "A"
through "L" Streets contiguous to subject property.
e. 4.0-foot wide sidewalks with street trees behind
sidewalk shall be constructed along Hillside and
Citrus adjacent to curb.
f. 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.
g. Adequate provision shall be made for acceptance and
disposal of surface drainage entering the property
from adjacent areas.
h. 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.
i. Applicant shall install street lights with under-
ground wiring and provide the necessary trenching
and backfill.
j. Applicant shall be responsible for construction of
any required off -site street, sewer and storm drain
facilities.
k. 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.
• 1. No manufactured slope shall be steeper than 2 hori-
zontal to 1 vertical unless substantiated by a soils
report and approved by the City Engineer, Planning
Director, and Building/Safety Director.
M. The proposed subdivision shall conform to Article IX,
Chapter 1 - Subdivisions of the West Covina Municipal
Code.
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n. The developer shall construct all portions of Hill-
side Drive located with the boundary of the Tentative
Tract prior to constructing connection with Sandy
Hill, Fairway Knolls Road and Hidden Valley Drive,
or occupancy of 100 units, whichever occurs first.
Applicant shall bond for costs to construct the
entire alignment of Hillside Drive contained in
• Tentative Tract No. 32324 prior to the approval of
any final maps.
o. The developer shall construct an adequate storm drain
system including any facilities outside the bound-
aries 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 criteria:
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 z 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.
bb. 50 year storm - prevent water from ponding
beyond the property line.
CC. 25 year storm, or less - depth -velocity
shall not exceed 6.
p. The developer may enter into an agreement with the
City to form an assessment district,under the Munici-
pal.Improvement Act of 1911 for the purpose of con-
structing storm drain facilities and the Aroma
connection.
• q. 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.
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r. 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.
S. The developer shall construct or arrange for the
• construction of an adequate water system conforming
to Article VII, Chapter 9 of the West Covina Munici-
pal 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.
t. 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.
U. Prior to final map approval, plans and improvement
bonds.ensuring completion of a "backbone" system for
streets, water, storm drains and sewers within the
subject tract will be submitted to the City Engineer.
The improvement bonds shall guarantee completion of
said "backbone" system within a 12-month period
following final map approval, except as provided
herein. Bonds for completion of Hillside Drive will
not be released until all development within the sub-
ject tract has been completed.
• V. Construction equipment and materials shall not be
brought to the site via Hidden Valley Drive, Fairway
Knolls Road or Sandy Hill Drive.
w. All equipment and materials shall be brought to the
site between the hours of 9:00 A.M. and 4:00 P.M.
21. 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.
• 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.
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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.
• 22. Police Department Requirements:
No requirements.
23. Building Department Requirements:
Comply with requirements of Uniform Building Code.
FINALLY RESOLVED, that the City Clerk shall certify to
the adoption of, this resolution.
APPROVED and ADOPTED this llth day of September, 1978.
ayor
ATTEST:
• City Clerk
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•
I HEREBY CERTIFY that the foregoing resolution No 5.775 wa.s 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
APPROVED AS TO FORM:
City Attorney
City erk