Resolution - 5777n
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RESOLUTION N0. 5777
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF WEST COVINA, CALIFORNIA, APPROVING
TENTATIVE TRACT NO. 33835 (Southcoast
Pacific Corporation)
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:
south of Cameron. Avenue, and west of
Grand Avenue in the unincorporated
County territory, east of Tentative
Tract No. 33656.
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 subdivision consists of 246 lots of which
240-are to be used for single residences and 6 are common
open space lots.
2. The proposed map is consistent with applicable general
and specific plans. The number of residential lots,
circulation system and public improvements proposed are
consistent with the General Plan and the East Hills
Specific Plan which call for a. residential land use with
a density ranging from .1 to 1.0 dwelling units per acre,
and all public improvements except for sidewalks on
local streets:
3. The design or improvements of the proposed subdivision
is consistent with applicable general and specific plans.
The density transfer design that is employed in the de-
sign 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 motably, 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 develop-
ment. The land most suited for development will be de-
veloped while the land that is least suitable for devel-
opment or that possesses outstanding physical character-
istics 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 over-all density of
1 DU/AC. This flexibility allows a development pattern
that develops on the most suitable land, and that spares
.development in areas requiring most preparation.
• 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.
7. The design of the subdivision or the type of improve-
ments is not likely to cause serious public health prob-
lems.. 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 improvements
will not conflict with easements acquired by the public
for access through or use of property within the pro-
posed subdivision. An existing easement to Southern
California Gas Company has been relocated and approved
by Southern California.Gas Company.
9. An Environmental Impact Report encompassing Tenta.tive
Tract No. 33835 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. 7-78-2881 recommending that the City Council
approve Tentative Tract Map No. 33835 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
• 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.
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NOW, THEREFORE, BE IT RESOLVED THAT:
A. Pursuant to the findings made in Planning Commission
Resolution No. 7--78-2881 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. 33835.
B. The physical development of the property encompassed
by Tentative Tract Map No. 33835 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. 33835, dated May 17,
1978, as set forth in the State Subdivision Map Act.
2. Integrate any necessary grading with the adjoining
topography of 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 Zone.
• 5. 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 review with the Planning
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 slopes that rise or fall into a natural
area shall be contoured to blend with the existing topog-
raphy.
9. Any use other than recreational uses in the common, open
space areas shall be prohibited in a recorded deed
restriction, with authority vested in the City of West
Covina to enforce the restriction. Recreational develop-
ment in these open space areas will be permitted if
approved by the Planning Commission and will be subject
• to any conditions, thereto.
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 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. Maximum
width of said trail shall be 25 feet.
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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 land-
scaped slopes until such time as the residences these
slopes are appurtenant to, are sold.
12. 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.
13. 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 build-
ing permits. Jute matting may be required on certain
lZ to 1 slopes to stabilize the soil during the land-
scaping 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 min-
imum 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.
. 14. The two cut slopes bordering Hillside Drive just west of
Grand Avenue shall receive extraordinary landscaping
treatment with specimen size plant material to minimize
the visual impact of the road cut. The 2 to 1 slopes
shall be graded in an undulating, contoured manner so
as to appear natural.
15. Prior to issuance of building permits, landscaping and
irrigation plans shall be submitted for open space lots
241, 242 and 248. The plant regimen shall consist of
hardy natives and adaptable exotic species that are
drought-resistant,.fire-retardant, require a very low
level of maintenance, and that supplement the existing,
native material on.the site. Such landscaping shall be
planted prior to the issuance of any building permits on
the subject tract. The applicant/developer will be
responsible for the.maintenance of these landscaped areas
for a period of 12 months after the initial planting has
been approved by the Planning Director.
16. A paved walkway will be provided from the sidewalk on
East Hills Drive through open space lot No. 248, down
the graded slope to the edge of the future neighborhood
park. Such walkway shall be constructed within a 12-
month period following final map approval.
17. A performance and maintenance bond covering the full
cost of improvements plus contigencies shall be provided
for the improvements required in Condition Nos. 11 thru
16. Life of the bond shall be for a period of 12 months
following final map approval after installation of
planting and irrigation.
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18. Development of the downslope areas in Lots 231 to 240,
inclusive, shall be prohibited in a recorded deed
restriction, with authority vested in the:City of West
Covina to enforce the restriction.
19. Prior to approval of a final map, plans and improvements
bonds insuring completion of a backbone system for
• streets, water, storm drains and sewers within the sub-
ject tract will be submitted to the City Engineer. The
improvements bonds shall guarantee 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.
20. Site plans and elevations for the future -construction of
any reservoir facilities shall be submitted to the Plan-
ning Director for design considerations. Adequate screen-
ing of such facilities will be required.
21. A copy of the C.C. & R.'s shall be submitted to the
Planning Director and the City Attorney for' their review
and approval.
22. 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.
23. Open Space Lot No. 245 will be expanded to a minimum
.dimension of.25 feet adjacent to the southerly portions
of Lot Nos. 38 -.44, and adjacent to Lot Nos. 94 and 95.
• 24. 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.
25. 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 Drive, East Hills Drive, and
"A" through "K" Streets contiguous to subject prop-
erty; in addition, applicant shall pay his fair
share of the cost of constructing the Aroma connector.
d. The required street dedications shall include those
portions of Hillside Drive (60'), East Hills and "A"
through "K" Streets (52') contiguous to subject prop-
erty.
• e. 4.0 foot wide sidewalks shall be constructed along
Hillside Drive, East Hills Drive and Cameron Avenue
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 issuance of a
building permit.
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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. The proposed subdivision shall conform to Article IX,
Chapter 1 - Subdivisions of the West Covina Municipal
Code.
k. Applicant shall be responsible for construction if
any off -site street, sewer and storm drain improve-
ments are required.
1. Applicant shall guarantee to the satisfaction of the
City Council for construction of an adequate water
system prior to the issuance of building permits.
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 developer shall construct all portions of Hill-
side Drive located within the boundary of the Tenta=.
tive Tract prior to occupancy of 100 units. Appli-
cant shall bond for costs to construct the entire
alignment of Hillside Drive contained in Tentative
Tract No. 33835 prior to the approval of any final
map
o. The developer shall construct an adequate storm
drain system including any facilities outside the
boundaries of the tentative tract necessary to con-
nect to the City's existing storm drain system. The
required storm drain system shall be built in accord-
ance 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 land 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").
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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
Municipal Improvement Act of 1911 for the purpose
of constructing 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.
r. The developer shall construct a sewer system con-
forming to the requirements of the West Covina
Municipal Code including any needed off -site facili-
ties. 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 sub-
division.
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 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.
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v..'Rail guards along Hillside Drive shall be installed
as required by the City Engineer.
26. Fire Department Requirements:
a. Applicant to provide forty-six steamer fire hydrants
(James Jones Model 3700 or approved equal), in loca-
tions specified by the 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 the 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.
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.
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27. Police Department Requirements:
No requirements.
28. 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.
ATTEST:
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City Clerk
AU 4- w-
Mayor
I HEREBY CERTIFY that the foregoing Resolution No. 5777
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
APPROVED AS TO FORM:
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City Attorney
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City C1d k