Resolution - 9042O
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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.
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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.
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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
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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
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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.
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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.
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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.
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' 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.
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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.
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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
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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
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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.
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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.
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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
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City C1 k