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Resolution - 9042O O RESOLUTION NO. 9042 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, UPHOLDING THE DECISION OF THE PLANNING COMMISSION AND 'APPROVING TENTATIVE TRACT MAP NO. 51794. WHEREAS, there was filed with this Commission a verified application on the forms prescribed in Chapter 20 and Chapter 26 of the West Covina Municipal Code, requesting approval of a tentative tract map on that certain property generally described as follows: Assessor Parcel Nos. 8480-017-900, as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, the Planning Commission upon giving the required notice, did on the 14th day of December, 1993, conduct a public hearing to consider said application; and WHEREAS, at said public hearing, the Planning Commission adopted Resolution No..12-93-4201 approving Tentative Tract Map No. 51794; and WHEREAS, on December 21, 1993, in response to concerns advanced by the Valencia Heights Water Company, a member of the City Council called up the Planning Commission's decision on Tentative Tract No. 51794 for City Council consideration; and WHEREAS, the City Council upon giving the required notice, did on the 4th day of January, 1994, conduct a public hearing to consider said appeal; and WHEREAS, studies and investigations made by the City Council and in its behalf reveal the following facts: 1. The applicant is requesting approval of a tentative tract map to allow a 51-unit senior condominium development. 2. This application is submitted in conjunction with requests for a General Plan Amendment from "Suburban Residential (2.1-4.01du/ac)11 to "Planned Development," an East Hills Specific Plan Amendment from "Fire Station and Library" to "Planned Development," a zone change from "Residential Agricultural (R-A), Area District III" to "Specific Plan No. 10," and a precise plan of design. 3. Approval of said tentative tract map is contingent upon the approval of General Plan Amendment No. 21, East Hills Specific Plan Amendment No. 8, and Zone Change No. 642. 4. Appropriate findings for approval of a tentative tract map are as follows: a. That the proposed map is consistent with the General Plan and applicable Specific Plans. b. That the design and improvements of the proposed subdivision are consistent with applicable General and Specific Plans. C. That the site is physically suitable for the proposed type of development., d. That the site is physically suitable for the proposed density of development. e. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish, wildlife or their habitat. 2136-93/A:/TTMBRTCH.RES/bjc r Resolution No. Birtcher Senior Properties Tentative Tract Map No. 51794 January 4, 1994 - Page 2 f. That the design of the subdivision or the type of improvements are not likely to cause serious public health problems. O g. That 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 proposed subdivision. S. Based on an initial study prepared for the subject project, it has been determined that although the project could have a significant effect upon the environment, there will be none in this case due to mitigation measures which have been incorporated into the project design or required as conditions of approval. A Negative Declaration of Environmental Impact Report has been prepared pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, as amended. NOW, THEREFORE, the City Council of the City of West Covina does resolve as follows: 1. On the basis of the evidence presented, both oral and documentary, the City Council makes the following findings: a. The proposed tentative tract map is consistent with and aids in the implementation of the proposed General Plan land use designation of "Planned Development." The proposed tentative tract map is also consistent with the proposed East Hills Specific Plan designation of "Planned Development." .The subdivision and proposed development of the site with 51 condominium units also aids in the implementation of the goals and policies of the Housing Element of the General Plan by allowing for the development of an otherwise underutilized residential site. b. The design and improvements of the proposed subdivision of this map are consistent with the development standards of the proposed zoning and General Plan designation for the site. The site can accommodate the proposed 51 senior citizen condominium developments due to its size, topography, and access to Barranca Street. C. The 1.29 acre subject site is physically suitable in size and dimensions for a development of this nature. The site is relatively flat, is of adequate size and has direct access to Barranca Street. The proposed development has been designed in a manner which meets or exceeds the proposed standards under Specific Plan No. 10 and all other applicable standards of the West Covina Municipal Code. O d. Approval of the map will create 51 senior citizen units and permit a density of approximately 40 dwelling units per acre. This is consistent with the density that would be permitted under the City's highest density multiple -family zone of MF-20 coupled with the 100°s density bonus provisions pursuant to the City's senior housing provisions. It has been designed in conformance 2136-93/A:/TTMBRTCH.RES/bjc 0 0 Resolution No. 904 Birtcher Senior Properties Tentative Tract Map No. 51794 January 4, 1994 - Page 3 with the proposed Specific Plan No. 10 zoning of the site and is consistent with the proposed "Planned Development" designations for the General Plan and East Hills Specific Plan. e. An initial study prepared for the subject project has determined that the proposed subdivision map and housing development will not substantially and avoidably injure fish, wildlife or their habitat as the site is not environmentally sensitive and is located within an existing urbanized area. Further, the Negative Declaration of Environmental Impact that was prepared for this project also concludes that all potentially significant adverse environmental effects can and will be reduced to a level of insignificance through changes incorporated into the design of the project and implementation of specific mitigation measures. f. . The proposed map and improvements are not likely to cause serious health problems as provisions have been made to allow each unit access to a public sanitary sewer system and all applicable public health and building codes shall be adhered to. In addition, the Negative Declaration of Environmental Impact analyzed potential project impacts (e.g. noise) associatedwith the site's location near the freeway. The Negative Declaration concluded that all potentially significant impacts could be mitigated to a level of insignificance. A Phase I and limited Phase II environmental assessment of the site was also conducted. Although indications of diesel fuel spillage near the existing water well was found, the concentrations were not considered to be significant. The Valencia Heights Water Co. has been instructed to use better housekeeping practices for using and storing potentially hazardous materials near its well. g. The design of the proposed tentative tract map and related improvements do not conflict with easements acquired by the public for access through or use of the subject site. 2. That pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, the City Council of the City of West .Covina hereby upholds the decision of the Planning Commission to approve Tentative Tract Map No. 51794, subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said map and the conditions set forth herein which, except 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 the recordation of a final map in the office of the Los Angeles County Recorder, and the violation of any of which shall be grounds for revocation of said Tentative Tract Map by the Planning Commission or City Council. 3. The Tentative Tract Map shall not be effective for any purpose until the owner of the property involved (or his duly authorized representative) has filed at the office 2136-93/A:/TTMBRTC14.RES/bjc Resolution No. gjg42Z Birtcher Senior Properties Tentative Tract Map No. 51794 January 4, 1994 - Page 4 of the Planning Director his affidavit stating he is aware of, and accepts,,all conditions of this Tentative Tract Map as set forth below. Additionally, no permits O shall be issued until the owner of the property involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690. 4. The costs and expenses of any enforcement activities, including, but not limited to, attorneys' fees caused by the applicant's violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant. 5. That the approval of the Tentative Tract Map is subject to the following conditions: a. Comply with Tentative Tract Map No. 51794, dated December 14, 1993. b. Comply with all requirements of the "Specific Plan No. 10" zone and all applicable regulations of the West Covina Municipal Code. C. Approval of Tentative Tract Map No. 51794 shall not be effective until the effective date of Zone Change No. 642. d. Prior to the recordation of the final map, the Covenants, Conditions, and Restrictions for the project shall be submitted to the Planning Director and City Attorney for review and approval. e. Prior to the recordation of the map, the developer shall draft 'a Prospective Homebuyer's Awareness Package (PHAP), and submit it to the Planning Director for review and approval. Such package shall include: i. A standardized cover sheet developed by the Planning Department. ii. Zoning, General Plan and land use information. School information (e.g. community colleges and universities). iv. Special assessment district information. V. A copy of the Covenants, Conditions, and Restrictions (CC & R'S) applicable to the tract. vi. Any additional information deemed necessary by the Planning Department, Planning Commission or City Council for 0 the full disclosure of important information. f. Prior to the issuance of grading permits, the applicant shall submit detailed screening wall and retaining wall plans to the Building and Engineering and Planning Departments for review and approval. 2136-93/A:/TTMBRTCH.RES/bjc Resolution No.94gy0'' Birtcher Senior Properties Tentative Tract Map No. 51794 January 4, 1994 - Page 5 g. Prior to the issuance of grading permits, the applicant must secure City Traffic Committee approval and Planning Director concurrence for time O restrictions for the five off -site parking spaces along Barranca Avenue. h. Prior to the issuance of grading permits, the applicant shall submit detailed plans for the driveway entrance at Barranca to the Planning Director and City Engineer for review and approval. Said plan shall include, but not be limited to: location and design of walls, gates, paving treatments and materials, enhanced landscaping improvements and lighting. i. The applicant shall meet any and all,monitoring or reporting requirements necessary to ensure compli- ance with the mitigation measures contained in the CEQA resolution prepared for this project, includ- ing but not limited to entering into an agreement to perform and/or pay for monitoring and reporting during project construction and implementation. The applicant further agrees it will cease construction of the project immediately upon written notice of a violation.of such requirements and that such a provision may be made a part of any agreement of City and applicant. j. Comply with the mitigation measures as outlined in the Initial Study/Environmental Assessment prepared in November 1993 as follows: i. A grading and drainage plan shall be submitted to the City Engineer for review and approval. ii. All grading shall comply with Chapter 9 of .the West Covina Municipal Code and Chapter 29 and 70 of the Uniform Building Code. Normal wetting procedures or other dust palliative measures shall be followed during demolition and excavation activities to reduce fugitive dust emissions in order to meet AQMD Rule 403 requirements. iv. Grading and construction activity shall comply with the City's grading and noise ordinances. Requirements include but are not limited to, restricting the hours for excavation, grading and other construction activities between 7:00 AM to 8:00 PM. Also, all construction equipment, stationary or mobile, shall be required to have properly operating and maintained mufflers. V. Barriers and warning signs shall be employed where appropriate to maintain traffic and pedestrian safety during the grading and construction period. 2136-93/A:/TTMBRTCH.RES/bjc Resolution No. 90 WA Birtcher Senior Properties Tentative Tract Map No. 51794 January 4, 1994 - Page 6 vi. Units along the north elevation facing the San Bernardino Freeway, affected by O exterior noise impacts over the 65 dBA level shall be required to install noise barriers on the perimeters of their respective decks or patios. These barriers may be constructed using opaque or transparent materials. vii. Noise barriers shall be required on the patios and decks of all the units facing Barranca Street. The barriers may be constructed using a combination of opaque and transparent materials. viii. Prior to release of certificates for 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 to be determined by the Planning Director. Any unit experiencing interior noise levels over the 45 dBA level, shall be required to install 30 STC windows, and any other appropriate measure as determined by the Planning Director, in order to lower the interior noise level to the acceptable limit. ix. To minimize light glare spillage and protect privacy, a minimum of six feet of the site's rear yard abutting single family residences shall be landscaped with specimen plant materials and trees appropriate in size and shape to create a solid plant screen, subject to the approval -of the Planning Director. X. Lighting on the site shall comply with Section 26-519 of the West Covina Municipal Code and Planning Resolution No. 2513. xi. Prior to the issuance, of building permits, the applicant shall submit a formal request to the City Traffic Committee for purposes of determining and implementing appropriate time limits for the off -site guest parking spaces along Barranca Street. xii. The private street design shall conform to Chapter 19 of the City's Municipal Code, Planning Commission Resolution No. 2519 and the City's standards for Oprivate drives. Project access from Barranca Street shall be provided by a gated driveway, semi- circular in shape, that shall allow both residents and visitors to enter and exit the project without backing onto Barranca Street and impacting traffic flow. 2136-93/A:/TTMBRTCH.RES/bjc ' Resolution No. 904(.9, Birtcher Senior Properties Tentative Tract Map No. 51794 January 4, 1994 - Page 7 Design elements to be incorporated in the driveway configuration include adequate driveway width to ensure visitors using O the guest call box do not obstruct the entry of residents. xiv. Based on forecasted project traffic volumes, one vehicle stacking space shall be provided for visitors using the guest call box or waiting for the entry gate to open. xv. The operation of the automatic entry gate for residents shall be through a remote access control system similar to a garage opener device. Residents shall be able to activate the gate as they approach the entry from Barranca Street. xvi. The City Fire Marshal shall review all detailed design plans prior to the issuance of building permits. Items to be reviewed include accessibility for emergency fire equipment, adequate interior circulation, and other safety considerations. xvii. A fire hydrant shall be provided, to service the project and the building shall be equipped with a fire sprinkler system. xviii. Security lighting shall be installed throughout the project. xix. The project's perimeter shall be secured by a six foot high combination of wall and fence. Project access for pedestrians and motorists shall be through respective security gates activated by residents using a security code. outside visitors will have to use a call box in order to be "buzzed" in by residents.' xx. The project shall comply with Title 24 of the California Administrative Code. Specifically, the project shall install plumbing fixtures which reduce water usage and loss such as low -volume toilet tanks and flow control devices -for faucets. Also, energy efficient electrical and gas appliances shall be used throughout the project. Trash compactors shall be installed in each unit to minimize solid waste bulk. O xxi. A landscape and automatic irrigation plan shall be submitted to the. Planning Department for review and approval before issuance of building permits. Drought tolerant landscaping will be utilized where appropriate to minimize water consumption. 2136-93/A:/TTMBRTCH.RES/bjc O Resolution No. 9O i�t Birtcher Senior Properties Tentative Tract Map No. 51794 January 4, 1994 - Page 8 xxii. Architectural variety shall be provided by variations in color, massing, surface articulation and the use of several unit floor plans and alternate exterior elevations. Color and materials shall be coordinated within each elevation to provide a harmonious streetscape consistent with the architectural theme. xxiii. All exterior walls and fences along public streets shall be constructed with materials similar to and complementary to the projects overall architectural theme. xxiv. Common areas shall be maintained by a property owners' association. xxv. All ground mounted utilities such as transformers and backflow preventors shall be screened from public view and all electrical and telephone lines shall be installed underground. xxvi. The perimeter of the project shall incorporate landscaping which includes a variety of large and medium scale trees, shrubs, turf, and groundcover in order to provide scale to the project and protect the privacy of the residents living adjacent to the project. The landscaping shall also be used to serve as visual screening that is effective as visual walls and relatively imperious to graffiti and vandalism. xxvii. The project shall provide recreational facilities including but not limited to, a landscaped courtyard featuring a proposed spa and gazebo. Also to be provided shall be an approximately 2,600 square foot multi -purpose room featuring a kitchen, crafts room, and restrooms which can be used by residents and their guests. xviii. A Prospective Homebuyers Awareness Package (PHAP) shall be made available to prospective homebuyers. Among other data, the PHAP will identify the nearest bus stop locations. k. Engineering Department Requirements: i. Comply with all conditions contained in Planning Commission Resolution No. 567. ii. Sanitary sewers shall be provided to each "lot" in compliance with Municipal Code Chapter 23, Article 2, and to the satis- faction of the City Engineer. iii, Five-foot wide, curvelinear sidewalks with trees in tree wells shall be constructed along Barranca Street. 2136-93/A:/TTMBRTCH.RES/bjc • O Resolution No. gdovz Birtcher Senior Properties Tentative Tract Map No. 51794 January 4, 1994 - Page 9 iv. Adequate provision shall be made for acceptance and disposal of surface drain- age entering the property from adjacent areas. V. 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. vi. Water service facilities shall be con- structed to at least meet the require- ments for fire flow established by the City's Fire Department and the require- ments of the subsequent water purveyor/owner of the facilities. vii. Water service facilities constructed for a subdivision and/or a development in the Hillside Overlay Zone shall as a minimum comply with Municipal Code Chapter 23, Article 3, Division 3. viii. Five-foot easements contiguous to the street right-of-way shall be granted for utility, street lighting, and traffic signing purposes. ix. The proposed subdivision shall conform to Municipal Code Chapter 20 - Subdivisions. X. Submit a detailed Engineering -street plan and profile for Barranca Street improvements; indicate all drainage details associated with catch basin on Barranca Street. xi. Show placement of all utility easements on site. xiv. Private street improvements shall comply with Municipal Code Chapter 19, Article 8, and Planning Commission Resolution No. 2519. xv 2136-93/A:/TTM13RTCH.RES/bjc Prior to approval of a final map all of the following requirements shall be satisfied: aa. A final grading and drainage plan showing existing and proposed elevations and drainage structures, and showing existing and proposed on -site and off -site improvements, shall be submitted to and approved by the Planning, Building and Engineering Departments. bb. Arrangements for the installation of street lights with underground wiring shall be made with Southern California Edison Company. . At the time of installation, the applicant shall provide the necessary Resolution No.gI9yz Birtcher Senior Properties Tentative Tract Map No. 51794 January 4, 1994 - Page 10 trenching and backfill. Submit two sets of the subdivision and/or precise plan to the Engineering O Department, Traffic and Lighting Section, to be used for designing the street lighting system. CC. An itemized cost estimate for all on -site and off -site improvements to be constructed (except buildings) shall be submitted to the Engineering Department for approval. Based upon the approved cost estimates, required fees shall be paid and improvement securities for all on -site and off -site (except buildings) and 1000 labor/material securities for all off -site improvements, shall be posted prior to final approval of plans. dd. A parking lot lighting plan showing electrolier types and locations, average illumination levels, points of minimum illumination and photometric data in conformance with Planning Commission Resolution No. 2513 and as requested shall be submitted to and approved by the City Engineer and Planning Director. 1. Fire Department Requirements: i. Provide a minimum of one (1) steamer fire hydrant, (2 1/2" x 4" outlets) - James Jones Model 3700, at location as specified by the Fire Department. ii. Provide a 300-foot spacing between hydrants. Fire hydrants on plan shall be flushed and painted by contractor or developer. before Fire Department acceptance. iv. Both hydrant outlet openings shall form a 45 degree angle with curb face. V. Center of hydrant head outlet openings to be 18" - 36" above finish grade. vi. On -site water serviceable hydrants shall be provided by developer before framing is started. Hydrants, supplied with water, shall be provided as development progresses. O vii. Provide access drives with a minimum 25-foot width. viii. All interior access roads shall be designated as fire lanes. ix. Provide a minimum 1500 gpm fire flow to site. Each fire hydrant to flow a 2136-93/A:/TTMBRTCH.RES/bjc Resolution No. 9OyA Birtcher Senior Properties Tentative Tract Map No. 51794 January 4, 1994 - Page 11 minimum 1000 gpm fire flow. Fire flow to be verified by letter from water company. O X. All security gates shall be operated by way of fire department master card system. 0 xi. Automatic fire sprinkler and fire alarm system to be provided. xii. Fire detection and fire alarm system to be provided. xiii. Provide automatic fire sprinkler system 100% throughout complex. Fire sprinkler shall be designed and installed per N.F.P.A. 13. xiv. Provide a wet standpipe system. Design and installation shall conform to N.F.P.A. #14. 1. Building Department Requirements: i. Comply with all requirements of the following Codes of the City and State: a). 1991 Uniform Building Code b). 1991 Uniform Plumbing Code c). 1991 Uniform Mechanical Code d). Title 24 State of California Energy/Insulation Regulations and Handicapped Persons Standards West Covina Security Ordinance e). 1990 National Electric Code f). West Covina Security Ordinance M. Police Department Requirements: No requirements. 2136-93/A:/TTMBRTCH.RES/bjc Resolution No. 9042 Birtcher Senior Properties Tentative Tract Map No. 51794 January 4, 1994 - Page 12 5. That the City Clerk shall certify to the adoption of this resolution. OADOPTED AND APPROVED this 4th day of January, 1994. O City Clerk I, hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 4th day of January, 1994, by the following vote, to wit: AYES: Herfert, Manners, McFadden, Wong, Jennings NOES: None ABSENT: None APPROVED AS TO FORM: &k'ct � Cf, u,'UnQ City Attorney 2136-93/A:/TTMBRTCH.RES/bjc City C1 k