Resolution - 8794RESOLUTION NO. 8794
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, CERTIFYING THE ENVIRONMENTAL
IMPACT REPORT FOR GENERAL PLAN AMENDMENT NO. I-92-14,
EAST HILLS SPECIFIC PLAN AMENDMENT NO. 7, ZONE CHANGE
NO. 633, TENTATIVE TRACT MAP NO. 50037, AND PRECISE PLAN
• NO. 834, AND TREE REMOVAL PERMIT NO. 60 INCLUDING
REQUIRED FINDINGS PURSUANT TO THE CALIFORNIA ENVIRON-
MENTAL QUALITY ACT OF 1970, AS AMENDED.
WHEREAS, there was filed with this Commission a verified
application on the forms prescribed in Chapter 20 and 26 of the
West Covina Municipal Code, requesting approval of General Plan
Amendment No, I-92-14, East Hills Specific Plan Amendment No. 7,
Zone Change No. 633, Tentative Tract Map No. 50037, and Precise
Plan No. 834, and Tree Removal Permit No. 60 to allow the
construction of 56 townhouse condominium units on that certain
property described as follows:
Assessor Parcel Nos. 8277-001-012, and 8277-001-013, as
shown on the latest rolls of the Los Angeles County
Assessor's records; and
WHEREAS, the proposed project is considered a "project"
pursuant to the terms of the California Environmental Quality Act
(CEQA); and
WHEREAS, an initial study was prepared for said project; and
WHEREAS, based upon the findings of the initial study, a Draft
Environmental Impact Report ("EIR") was prepared and distributed
pursuant to the California Environmental Quality Act (CEQA) and
state and local guidelines, rules, regulations and procedures
adopted pursuant thereto; and
WHEREAS, during the environmental assessment process the City
has encouraged open and broad public participation, and has
provided the opportunity for.citiz,ens, professional disciplines and
public agencies to critically evaluate the environmental documents
and the environmental impacts of the proposed actions through,
public hearings and consultation with public agencies and private
organizations; and
WHEREAS, a Final Environmental Impact Report ("EIR"), relating
to the proposed development on the site, has been prepared pursuant
to said statute, guidelines, rules, regulations and procedures; and
WHEREAS, the Draft EIR and the Final EIR has been indepen-
dently reviewed by city staff and reflects the independent judgment
of the City; and
WHEREAS, said Final EIR concludes that all potential adverse
impacts associated with the project can be mitigated to a level of
insignificance; and
WHEREAS, said Final EIR includes:
1. The Draft EIR;
2. Comments and recommendations received on the Draft EIR
from agencies or persons consulted, or who otherwise
commented on the Draft EIR either at public hearing or by
written communications to the City;
3. A list of persons-, organizations, and public agencies
commenting on -the Draft EIR;
0148-92/C:CC/EIRGOLDR.ICH/em
Resolution No. 8794
EIR/Goldrich/Kest/Industries
March 17, 1992 - Page 2
4. Responses of the City to significant environmental points
raised in the review and consultation process; and
5. Mitigation measures and monitoring requirements as
recommended by staff for project impacts as identified in
• Attachment I (attached hereto and incorporated by
reference); and
WHEREAS, non-compliance with any of the aforementioned
mitigation measures as determined by the monitoring department/
agency and any measures taken to correct said non-compliance shall
be immediately reported to the Planning Department on the
Mitigation Monitoring and Reporting Program. Checklist for the
subject project (Attachment II); and ,
WHEREAS, the applicant agrees to implement the aforementioned
mitigation measures and monitoring or reporting requirements; and
WHEREAS, failure to comply with any of the aforementioned
mitigation measures and/or monitoring or reporting requirements
will result in a written notice of violation from the City to the
applicant at which time the City may order that all or a portion of
pre -construction, construction, post -construction activity or
project implementation must cease until compliance is reached; and
WHEREAS, The California Environmental Quality Act (CEQA) and
State and local guidelines, rules, regulations and procedures
adopted pursuant thereto permits the City of West Covina to impose
any fees or charges associated with implementing the above
monitoring program upon the applicant; and
WHEREAS, the Planning Commission upon giving the required
notice, conducted a duly advertised public hearing as prescribed by
law on the 24th day of February, 1992, to consider said applica-
tions; and
WHEREAS, after considering the information contained in the
Final EIR with respect to said application, the Planning Commission
recommended that the City Council certify the Final EIR.
SECTION NO. 1: After receiving and considering all determin-
ations, studies, documents, and recommendations, as well as
other appropriate public comment, the City Council does hereby
certify the Final EIR which has been prepared and completed in
compliance with CEQA and State and local guidelines, rules,
regulations, and procedures adopted pursuant thereto.
SECTION NO. 2: The City Council does hereby recommend that
the City Council find with respect to the potential adverse
environmental impacts detailed in the Final EIR:
a. That based on the information set forth in the Final EIR,
• mitigation measures have been incorporated into the
project or included as conditions of approval which
mitigate or avoid each of the potential adverse environ-
mental impacts as discussed in Attachment III, Findings
(attached hereto and incorporated by reference).
b. No additional adverse impacts will have a significant
effect or result in a substantial or potentially
substantial adverse change in the environment as a result
of the proposed project.
0148-92/C:CC/EIRGOLDR.ICH/em
•
Resolution No. 8794
EIR/Goldrich/Kest/Industries
March 17, 1992 - Page 3
SECTION NO. 3: The City Council does hereby find and
determine that all environmental effects identified in the
Final EIR,have been reduced to an acceptable level in that:
a. All environmental effects that can feasibly be avoided,
have been eliminated or substantially lessened as
determined through the findings set forth in paragraphs
2.a and b of this resolution.
b. Based upon the Final EIR and the documents in the record
referenced therein and Attachment I, special economic,
social, or other considerations make infeasible the
project alternatives identified in said Final EIR.
SECTION NO. 4: The City Council does hereby find that the
Draft EIR and the Final EIR independently and thoroughly have
been reviewed by staff, and represents the independent
judgement df the City.
SECTION NO. 5: The City Clerk shall certify to the passage of
this resolution.
PASSED AND APPROVED THIS 17th day of March, 1992.
ATTEST:
l./l.0
City Cl
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF WEST COVINA )
I Janet Berry, City Clerk of the City of West Covina, do
hereby certify that the foregoing Resolution No. 8794 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 March, 1992.
AYES: Jennings, Herfert, Manners, McFadden
NOES: None
ABSENT: None
City Cler
APPROVED AS TO FORM:
6 City Attorney
0148-92/C:CC/EIRGOLDR.ICH/em
•
I
•
w
P%ml
0
s
0
•
r 0 w D
rq ry0
a
GL
tl .. 0.
a \O
P CL cr
y �5
�., Oho
(] pa
^ yo
tj
5 5
e
H y N > °
fix- �S@_.
�n5'
o
C cr
mom
■
o
■ b
o
n
5
ti
y qQ
O
p.
1pp
0.
a
�
O
�
n
p
a n
n
o n
Q
7d
w �e
Da
g 2.
t7�
do
9
a
e
n
b
gn
4
GJ
•
0
g
o
pp°
ryxry
S
5 O o
p�p
w
a
�i
"
y
CEY
❑
'� 00
O O
P ro
�
5
�.
n
0
C<
�i
�pV Ll.
N
. Ir0 P'
5.g
3
�
O
YR
O
ry
yo
7^
P
O
o
H
5. 5
� �
fni^
5 `y°
o 'o
(D
rr
y
�
o
�'
"O
g
5
"
5
co ry°ry•
m
•°
G •o m
m
Vo
o
�.
5
2
rye"
e
y
n
m
'O
d
m' p
5' o
^
�'.
w
-�
o�C��
a
yCS
C
w.
t� �.
d C
'. C
O
n
P
C
C
b
C
C
°
N
y
A
00
C
N
C
C
CL
P
a
A
Is
�
d
N
8
P
p
p
p
P
'
^on
on
m
t"n
romn
^. s
Mn
m
.�
.�
•e
�
mP •c
O
£°°
R°^
ri
tv
d�
d�
g
d6
des
b
3n
C
sJ
•
6
n
aw rn
m ()
C
T�
� 0 5
?
cr
D
E=
o m
E
tj
Es
ro$
9
aEr
R. Sn � rrCL
ro
ro
ro
C ro
v
Pr
ti �
o
UQ
M
5
c
a
a o
°a
oa
oo
5�
c
QQ�
�o
i6
b
bn
m-0
n
5'O
R°
qeq
a
■
•
9
9 m e
g_Wg.
O
P
5
O
n
C
o a
e
w
o
o
o
°o
�P Ef�
Er o
$ a g
_
a'
fi
C
P^ O N rJ C
N dC3
. b P
_
W
.i `J
110
00
N gcr
0'So
rs
?o.
B6
cep
o �.
m
w
apao
n F N
oio s
m
3
%i
a
o p .so
o i o a v1 R
H o.Fr
o.�p•
_
0 r.n
O
p
O
9
Q
0
r
0
N
O
P
O
w
'O
eo ,
ro
eo �e
Ars
<
<
pp<
c
�S
gAg
6
1
•
Q
,
0
c �' ro
"
N
am+
a
ro�= ro D
x R rn
b o
o 6- '0
11�� .o m a
,'^, °.
v fi
y
A
xx ,v
b n o
do. m
�^
° ro
m ° N
0
^�
b y
2 4&
c
o 0
E,
((pp o "
Cr
a
Q
C
_
�
0
p�y1 m
coo
0 0
m
�y�tf � a ..���1 Mry�
w �, p.
B (�p
o
�4
Er C n
cb
zl
; „
° a
°=
rzmS
w
o<
o
5
_
w w,
o
S
#.
10
p
o��° °
G
m m
6 N o
g
0
9
rn
C
g
wo
L
E�
nRa��sa
o
tea-
ro
ro
ro
'd
o
a
o
0
0
0
0
0
c
'
CyN.
0
prC�.
rpCyl.
^0
0
°
'qf
O
of
tit
F
a
�
a
C
ro n
ro n
e A
o
n
e
e
00 ,c
g'
w
e
o
o
^
� e
a
•
is
w 9
c
0 o
a. n e m N
o
a 0
D N
n
.�
to,
W
F
N
Iq
y
M
O
rm
ts5= fl
2
4 o
a
R
p
<
n n m y S 5
+. -�
•v�i
m
a
��.
ag
n5�a
m
p 0
,Q
s
y��
o`
p
p
p
O
O
C
C
C
O
O
nb
y
cab
�
nb �
�•
�•
a
fi
a.
x
w
w
w
`G
`G
o n
'bp (�
t7o 'tip n
ron
ron
o
rm .z
g 5
g 6
6
Q
C
b
a�
6
°o
0
ow oE�
o�.b�
0
z
7'
�n°yF�a
r
n
N
Cp7;
Sao°-
s"
=_���
;z
a T N
o�
— 5 m
^_� �
� m�
e
0
Er
qQ
o
m E. E
rn o
m 2 o m
g
O
_C'
54
e
o
�°
r
=$ e
E Ev
s
e 3 G C
c y o '�
°
< S
a
? 0
9
0 o m
o as
o
m
E030
y
E
.b
ro
g
ro
a
■
■ n
o
s
s
a
o
CL
o
c c
fm
e.
'
0
Ow
O
°n
y
0
0
0
c
C
ftp49
.0
rowmn
rovW
-
tin
c o n
E. ; 1<
m ,<
c
fn e
' R °
R °
"
dR
IV
tv
o
a
C
a
�4
11
GJ
i
•
n
m
00
•
6
w C
gOm
o
00 0o C C
v ccr
rs
o
z a
\
c n
m- c �- m
V fD
Is
o° E° c
H
?
° 6°
s w rn o
"•
9 d
v a am
p
aE3 o
w
y�
D
g"
°
m
on
c
paoc�
p.
7c.
vi °a ^.
C
°p
w
^5
c.n?nL'1wa5o
a 2
a
E N 7
?
E o
o
d s O
no
p
w E
$
a5.
��D^
r)N
�vES
a
to,
� �°..�.
p8 ,
° m
-
R
G
gr
a ^'
ro
� •yyn
� ti
� •wop
rn
"
O'
0
a.
m m
N •'1..
2.
Q 6
0
0 E
i6
. 9
Tf
•OG
C
tv n
Cbcfn
roC]
17�n
E
90
G•�
9•<
o�
<�
m
al�''
6
�
O
^
91
^
•
•
� O,
Aa
...
1143
O .D
.'T•
� .D
y tOi
V.
P. �
O
01
N
°
a
`4.
o.
�
• �D
a
oo
d
0.
gr
°. �°
g
�.
fi
ii
0�a `G
7 m
p
m
�_
E
e
R
�'
G T
G
•O IIO �
0. w
C
< G
N
p•
Owpp 0.,
N N
y
(pp�ppppp,,
DQ
ro
ro
ro
ro
ro
o
o
ITI
cr
r.
p
p p
6
00
y'
q
ti
c
a
�
W n
c-
wn
c
MWn
p z
MbC C�
p c
"i1n
'ate
a `
S.
aqry' a `
�'
00
44
00
r
e
a
4
C J
•
M, C
"�
C O 7'
Ei
0 7'
q
,y
J
g
ti
%n on C R
�'
(�
13
m �+
n F m �1
S y
m=�t
C'
r
m
O p .m.,
C7
N
A
w
0. a
F w
m
oLT
;<
m o G
ro
❑.
ro
n.
ro
7.
0
^
0
^
0
^
0
0
0
m
cr
d
m
m n
tv
1 t� n
'7 `G
R' O
"
F 6�
g-°e.
o
A
ro
a
.�
n
b
n
r
■
•
CITY OF WEST COVINA
MITIGATION MEASURE MONITORING CHECKLIST
Project Case Name/Number:
Project Coordinator Phone #
Project Location:
Mitigation Measure Status:
Mitigation
Date Measures.
Nature of Steps taken to
Non-compliance. correct non-compliance.
I hereby certify I have inspected the project plans/site and that the
above information is true to the best of my knowledge.
Name(Print)
Department
Signature
Date
ATT A CA M E MT Tl
U
•
hwme NT m
ENVIRONMENTAL FINDINGS PURSUANT TO SECTION
15091 OF THE STATE CEQA GUIDELINES, AS AMENDED
■ IIOLT AVENUE TOWNHOMES ■
■ General Plan Amendment No. 14
■ East Hills Specific Plan Amendment No. 7
■ Zone Change No. 633
■ Tentative Tract No. 50037
■ Precise Plan No. 834
■ Tree Removal Permit No. 60
INTRODUCTION
Pursuant to Section 15091(a) of the State CEQA Guidelines, as amended, the City
of West Covina Planning Commission and City Council shall not approve or
carry out a project for which an EIR has been completed which identifies one or
more significant environmental effects of the project unless they make one or
more written findings for each of those significant effects. Each finding shall be
accompanied by a brief explanation of its rationale. As conveyed in Sections
15091(a)(1)(2) and (3) of the State CEQA Guidelines, as amended, the possible
findings are:
(1) Changes or alterations have been required in, or incorporated into,
the project which avoid or substantially lessen the significant
environmental effect asidentified in the final EIR.
(2) Such changes or alterations are within the responsibility and
jurisdiction of another public agency and not the agency making the
finding. Such changes have been adopted by such other agency or can
and should be adopted by such other agency.
(3) Specific economic, social, or otter considerations make infeasible
the mitigation measures or project alternatives identified in the final
EIR.
The findings herein are based upon a Final Environmental Impact Report
addressing several discretionary actions which define the proposed project. These
discretionary actions, which are subject to the California Environmental Quality
Act of 1970, as amended, and whose approval or disapproval are within the
Page 1
•
•
purview of the West Covina Planning Commission and City,Council, 'are as
follows:
■ General Plan Amendment No. 14 and East Hills Specific Plan
Amendment No. 7 from "Suburban Residential" (2.1 - 4.0 du/ac) to
"Medium Residential" (8.1 - 15.0 du/ac). General Plan Amendment
No. 14 will also include a textual amendment to the Housing Element
of the General Plan.
■ Zone Change No. 633, in order to change the site's current R-A
designation (Residential -Agriculture, Area District IV) to MF-15 (Low
Density Multiple -Family).
■ Tentative Tract Map No. 50037, in order to subdivide the site into 56
lots for multiple -family attached (28 separate buildings with two units
per building) residential development.
■ Precise Plan No. 834 for the design of 56 townhome condominium units
on 6.3 acres.
■ Tree Removal Permit No. 60 for the removal and/or relocation of on -
site trees.
PROJECT DESCRIPTION
Exhibit A provides a vicinity map and location of the proposed project, while
Exhibit B depicts the project site plan. The requested entitlements would
facilitate the development of 56'townhome units within 28 separate buildings on
approximately 6.3 acres. The project will feature four different floor plans
ranging in size from 1,700 square feet to 2,710 square feet. Total building
square footage of the townhomes will be approximately 119,040 square feet.
All townhomes will be two stories high (25 feet) and will have two -car garages.
They also feature concrete tile roofs, and flagstone veneer along the front and
wood -trimmed windows. Plan "A" is the largest at 2,710 square feet and
includes four (4) bedrooms and a large entry court and foyer. Plan "B" is 2,700
square feet and will also have four (4) bedrooms. Plan "C" is 2,120 square
Page 2
u
T
N
LOS ANGELES COUNTY
\
• PdmJ.k
f
• N—mn
• N'eY Cmiw
�•.c.nL, Monb
JI
Exhibit A
Regional and Vicinity Location Map
Page 3
V
e
f
Exhibit B
•
Site Plan
Page 4
feet with three bedrooms, and Plan "D" will have 1,700 square feet and two
bedrooms. All four plans utilize similar architecture which reinforces the identity
of the project site as cohesive and well -planned.
The primary entry into the site will be from Holt Avenue. A secondary entry
• will be from the cul-de-sac at the Temple Way terminus. Both entries will feature
electronic security gates. Internal circulation will be via a 28-foot north -south
trending main roadway with driveway access to each dwelling unit. Pedestrian
access is provided between dwelling units throughout the site.
The project will include a common pool and tennis court and will be landscaped
throughout. Landscaping will be relatively dense along the project perimeter
which will serve to buffer the site from adjacent streets and the freeway.
Development of the site will require the existing slope to be re -contoured in a
terraced fashion to provide flat building pads. This will involve approximately
60,700 cubic yards of cut earth and approximately 34,100 cubic yards of fill.
The natural drainage which bisects the southern portion of the site in an east -west
direction will be replaced" by a 16x 10 foot buried concrete culvert. The culvert
will not follow the direction of the natural drainage, but will align directly with
the culvert which currently exists in Grand Avenue.
BACKGROUND
The City of West Covina completed an Initial Study for the proposed project on
March 15, 1991 pursuant to Section 15063 of the State CEQA Guidelines, as
amended. On the basis of the Initial Study, the City found that the proposed
project could have possible significant effects upon the environment and
determined that an EIR should be prepared which addressed the following issues:
■
Earth (Geotechnical Hazards)
■ Public Services/Utilities
■
Air Quality
- Fire Protection
■
Water (Drainage)
- Law Enforcement
■
Biological Resources
- Education
■
■
Traffic and Circulation
Aesthetics
- Parks and Recreation
- Maintenance of Public Facilities
■
Noise
- Water Supply
■
Land Use
Page 5
All other potential impacts were determined not to be significant. Next, in full
accord with Section 15082(a) of the aforementioned Guidelines, the City, on
March 22, 1991, prepared and circulated a Notice of Preparation (NOP). The
State Clearinghouse assigned the following number to the CEQA documentation
for the proposed project upon its receipt of the NOP: SCH #91041012. A Draft
• EIR was prepared on the basis of the Initial Study and responses to the NOP.
The Draft was circulated for public and agency review during the period of
November 11, 1991 to December 25, 1991 pursuant to Section 15087 of the State
CEQA Guidelines, as amended. Acknowledgement from the State Office of
Planning and Research identified the official review period as being November
18, 1991 through January 2, 1992. Additionally, notice of its availability was
published in the San Gabriel Valley Tribune on November 11, 1991. Copies of
the subject Draft EIR were also made available for public review at the City of
West Covina Public Library and at the counter of the City of West Covina
Planning Department.
Subsequent to release of the Draft EIR for public and agency review, the City
determined that an amendment to the Housing Element of the West Covina
General Plan should also be included as part of the set of discretionary actions
comprising the proposed project and should have been presented and addressed
in the Draft EIR. As a consequence, a revised Notice of Completion with
pertinent amended text to the Draft EIR was filed with the Stale Clearinghouse,
distributed to all recipients of the earlier Draft EIR, and made available for public
review at the same aforementioned locations as the Draft EIR. A notice that this
Draft EIR amendment was available for review was published in the�San Gabriel
Valley Tribune on December 26, 1991. Concurrently, the public and agency
review period was . extended from January 2, 1992 to February 10, 1992.
Subsequent to the public and agency review period, all comments received upon
the Draft EIR, as amended, were evaluated and responded to pursuant to Section
15088 of the amended State CEQA Guidelines and provided in a Response to
Comments Volume dated February, 1992. As a result, in accord with Section
15132 of the same aforementioned Guidelines, the amended Draft EIR and
Responses Volume combined to form the Final EIR for the proposed project.
FINDINGS
S
a) With regard to earth (geotechnical hazards), air quality, water (drainage),
biological resources, traffic/circulation, aesthetics, noise, land use, fire
protection, law enforcement, education, parks and recreation, maintenance
of public facilities, water supply, and wastewater treatment, that is, all
Page 6
potentially significant effects addressed in the Final EIR for the proposed
project, the Final EIR concluded that no significant project -induced or
cumulative impacts would occur as a result of project implementation.
b. With regard to the issues described in a) above, various measures have '
• been required of the, project as conditions of approval, which further assure
that a significant environmental effect due to the proposed project shall not
occur. These measures are as follows:
■ All grading shall be completed in accordance with Chapter 9'of the City of
West Covina Municipal Code and Chapters 29 and 70 of the Uniform
Building Code.
■ A grading plan shall be submitted to the City Engineer for review and
approval.
■ All recommendations contained in the May 22, 1991 Addendum
Ceotechnical Report prepared by Foundation Engineering Co, Inc.
regarding foundations, the box culvert, retaining wall, pavement design and
earthwork shall be implemented.
■ The site shall be graded to slope away from the foundation of any
buildings. Areas where water could pond adjacent to buildings (in planter
areas or where walks and drives would create depressed areas) shall be
eliminated by use of area drains or placement of fill sloped to drain.
■ Vigorous wetting procedures or other dust palliative measures shall be
maintained during earth -moving operations to minimize fugitive dust
emissions in compliance with applicable codes and ordinances pertaining
to dust suppression requirements (including SCAQMD RULE 403).
■ Roadways shall be swept periodically as determined by the City.
Maintenance Director or otherwise cleared of any spilled materials to assist
in minimizing fugitive dust.
■ Trucks importing or exporting earthen materials shall be covered or
sprinkled with water prior to entering public streets.
■ Heavy-duty construction equipment shall be kept on -site when not in
operation to minimize exhaust emissions associated with vehicles
repetitiously traveling to and from the project site.
Page 7
■ Construction equipment shall be maintained in proper tune to reduce
exhaust emissions.
■ Implement any intended vegetative ground cover as soon as practicable
after completion of earth -moving operations to provide effective i soil
• stabilization.
■ In addition to other Title 24 requirements, energy -efficient electrical and
gas appliances shall be included in all dwelling units.
■ The applicant shall submit a site drainage plan to the City Engineer for
review and approval.
■ The applicant shall submit plans for the improvement of the Holt Avenue
Drain to the City of West Covina and to the Los Angeles County Flood
Control District for review and approval.
■ The applicant's engineer shall coordinate with the engineer of the proposed
project to the west across Grand Avenue to ensure integrated drainage
improvements.
■ All manufactured slopes shall be protected with suitable groundcover.
Native wildflowers such as California poppy and lupine shall be
considered.
■ The proposed project shall comply with the City of West Covina Ordinance
No. 1849 regarding the preservation, protection, and removal of significant
trees, as identified in the tree study conducted by Urban Forestry
Consultants dated June, 1991. The final decision regarding which trees are
to be preserved will be made upon City review of the final Grading Plan
and a detailed Tree Report which outlines tree preservation measures.
■ Prior to the issuance of a grading permit, the applicant shall obtain a 1603
streambed alteration permit from the California Department of Fish and
Game.
■ To improve the unacceptable condition at the Grand/I-10 westbound ramp
intersection it is recommended that an additional northbound through lane
designed to the City's specifications, for a total of three, should replace the
two northbound through and one northbound right -turn lanes. This
improvement is subject to Caltrans approval.
Page 8
■ The intersection of Holt and Grand Avenues shall be reconstructed to
accommodate one left -turn lane, one combined left/through lane and one
right -turn lane for the westbound movement.
■ The westbound left -turn lanes 'at the Holt/Grand intersection shall be
• approximately 75 feet in width; the shared transition for the intersection
and site entrance left -turn pockets shall be approximately 25 feet in length;
and the left -turn pocket into the site shall be approximately 50 feet in
length.. A left -turn channelization lane shall be constructed from the east
curb of the site entrance to a point approximately 100 feet east of the
project entrance.
■ A Prospective Homebuyers Awareness Package (PHAP) will be made
available to prospective on -site homebuyers by the applicant, as required
by the City of West Covina. Among other data, the PHAP shall identify
bus stop locations most proximal to the project site.
■ Project landscaping shall be in accordance with the approved landscape
plan to act as a visual buffer between on -site and off -site uses.
■ Size and type of trees and shrubs along Grand Avenue shall be minimum
specimen 24-inch and 36-inch box size trees and a minimum 5-gallon
container size shrub.
■ Both sides of the retaining wall shall be lined with trees to make the wall
less visually prominent.
■ All earthwork and grading proposed for site preparation shall be prepared
in accordance with the provisions of the May 22, 1991 Addendum
Geotechnical Report prepared by Foundation Engineering Co. Inc.
■ Excavation, grading, and other construction -related activities shall be
restricted to daytime hours as promulgated in the City's Grading Ordinance
(Section 9-17 of the West Covina Municipal Code) and Noise Ordinance
(Section 15-95 of the West Covina Municipal Code).
■ Stockpiling and/or vehicle staging areas shall be located as far as
practicable from existing noise -sensitive uses.
■ All construction equipment, stationary or mobile, shall be equipped with
properly operating and maintained mufflers.
Page 9
•
11
■ All construction equipment shall be stored on the project site during the
construction phase to eliminate daily heavy-duty truck trips on vicinity
roadways.
■ The applicant shall inform residents, adjacent to the proposed project of
grading and/or construction activities at least five (5) calendar days prior
to the commencement of said activities.
■ A twelve (12) foot high (above the future grade as shown on the
topographical plan) solid wall/berm shall be constructed along the northern
property line. A twelve (12) foot high second sound wall shall also be
constructed from the northwestern border of the site southerly up to or
beyond the second row of housing units. An eight (8) foot wall shall be
constructed from the northeastern corner of .the site southerly up to or
beyond the fourth row of housing units.
■ Prior to release of certificates of occupancy, noise tests shall be conducted
by an acoustical engineer to ensure compliance with the 45 dBA interior
noise standard. The test shall be performed over a 24-hour period at three
locations determined by the Planning Director.
■ The proposed security gate at the northeast corner of the site shall be solid
(i.e., minimum 3/4-inch exterior grade plywood) and have a total height of
ten (10) feet above grade at that point.
■ All windows and glass doors facing north in the first row of buildings and
facing west in all buildings in the first row along Grand Avenue shall be
fitted with a minimum STC 32 window pane assemblies (dual pane
assemblies with 1/2-inch air space or 1/4-inch laminated glass). In
addition, all northeast and northwest corner rooms in the first row of
buildings on the north side of the site shall have a minimum STC 32
window pane assembly.
■ No exterior balconies shall be constructed in the first row of buildings
facing north towards the freeway, or in the first row of buildings facing
west toward Grand Avenue.
■ Additional hydrants shall be provided at maximum intervals of 300 feet.
The water mains serving these hydrants should be a minimum of eight (8)
inches in size.
Page 10
•
•
■ A minimum of 25-foot wide access streets with two means of ingress and
egress shall be provided.
■ Project design features shall include adequate street access for ingress and
egress, and adequate street signage and address display for emergency
vehicles.
■ Municipal code building security and lighting requirements shall be adhered
to.
■ The applicant shall pay any fees as required by the Covina Valley Unified
School District (currently set at $1.58 per square foot).
■ The project applicant shall pay all required park dedication fees to the City
of West Covina prior to the issuance of building permits.
■ The water supply system shall be designed and installed by Valencia
Heights Water Company.
■ The City shall require that plumbing fixtures which reduce water usage and
loss (i.e., low -volume toilet tanks, Flow control devices for faucets, etc.)
as required by Title 24 of the California Administrative Code be utilized.
■ Pursuant to California Health and Safety Code authority to have the County
Sanitation Districts charge a fee for the privilege of connecting to their
sewer system, the applicant shall pay a connection fee prior to the issuance
of a sewer connection permit.
c) Implementation of the aforementioned measures are assured in that they are
contained in a Mitigation Monitoring and Reporting Program (MMRP)
prepared pursuant to Section 21081.6 of the Public Resources Code. The
subject MMRP is incorporated herein by reference.
d) The Final EIR, despite concluding that no significant project -specific or
cumulative impacts would occur as a result of the proposed project, also
assessed three alternatives to the proposed project, that of No Project, as
required by Section 15126(d)(2) of the State CEQA Guidelines, as
amended, an Alternative Consistent With Existing Zoning, and a Clustered
Townhomes alternative. The No Project alternative and the Alternative
Consistent With Existing Zoning were found to be environmentally superior
to the proposed project, while the Clustered Towtthotnes alternative was
Page 11
•
•
determined to be environmentally inferior to the project as proposed.
However, in that the proposed project will not result in any significant
project -specific or cumulative impacts, all three alternatives were rejected
in favor of the proposed project.
•
Page 12