Resolution - 9692-RESOLUTION N0.9692
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA,
CALIFORNIA, UPHOLDING THE DECISION OF THE PLANNING COMMISSION
AND APPROVING PRECISE PLAN NO. 868.
• WHEREAS, there was filed with this Council a verified application on the forms prescribed
in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a precise plan
to:
Allow the construction of a 188-unit senior adult affordable multiple -family residential
apartment complex.
on that certain property described as:
Assessor's Parcel No. 8443-002-009, in the records of the Los Angeles County
Assessor; and
WHEREAS, the Planning Commission, at a duly authorized public hearing on the 27"'
day of April, 1999, at which time the hearing was continued to May 11, 1999; and
WHEREAS, on May 11, 1999, the Planning Commission did adopt Resolution No. 05-
99-4550 approving. Precise Plan No. 868; and
WHEREAS, on May 19, 1999, USA Properties Fund, Inc., filed an appeal of the
Planning Commission's May 11, 1999 action to the City Council regarding certain timing issues
relating to approval of the precise plan, the conditional use permit, and the tentative parcel map;
and
WHEREAS, this appeal has been noticed as required by the West Covina Municipal
Code (WCMC) and other laws for modification of a precise plan; and
WHEREAS, studies and investigations made by this Council and in its behalf reveal the
following facts:
The applicant is requesting approval of a precise plan to approve the design and allow the
construction of a 188-unit senior adult affordable multiple -family residential apartment
complex and appurtenant features including covered and uncovered parking, a
recreational building, a pool and spa, maintenance and laundry facilities, a storm -water
detention basin, and an off -site water line extension necessary to serve the site.
2. This precise plan application is submitted in conjunction with a request for approval of a
zone change from "Specific Plan No. 4" (SP-4) to "Specific Plan No. 12" (SP-12), a
tentative parcel map to allow the establishment of two parcels, and a conditional use
permit to approve a density bonus and certain deviations from development standards of
the Zoning Ordinance.
3. The proposed precise plan is contingent upon the approval of Zone Change No. 662 by
the City Council.
• 4. The project meets or exceeds the development standards of the "Specific Plan No. 12"
(SP-12) and "Multiple -Family Residential" (MF-20) Zones, with the exception of density
standards and certain deviations in development standards as enumerated within and
approved under Conditional Use Permit No. 520.
5. The project is consistent with the General Plan land use designation of "Planned
Development" and the zoning designation of "Specific Plan No. 12" (SP-12), with the
added approval of a density bonus to a maximum density of 26.5 dwelling units per acre.
6. Approval of the requested precise plan will not be detrimental to adjacent properties.
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City Council Resolution No. 9692
Precise Plan No. 868
USA Properties Fund, Inc.
June I, 1999
Page 2 of 12
7. Appropriate findings for approval'of a precise plan of design are as follows:
a. That consideration has been given and restrictions imposed to the extent necessary
to permit the same degree of enjoyment of the subject property, but subject to the
• same degree of protection of adjoining properties, as would be accorded in normal
circumstances, by the standard restrictions imposed by the Municipal Code.
b. That strict adherence to the development standards of the applicable zone and the
proposed precise plan will not measurably depreciate property values in the vicinity
or interfere with the use or enjoyment of property in the vicinity or endanger the
public peace, health, safety or general welfare.
C. That the project is reviewed in terms of its architectural design, general exterior
appearance, landscaping, color, texture of surface materials and exterior
construction, shape and bulk and other physical characteristics including location
and type of public utility facilities and is found to facilitate the orderly
development of the precise plan area.
8. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970,
a NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has been prepared
indicating that although the project could have a significant effect on the environment, there
will not be a significant effect due to mitigating measures.
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 project is unique in that it provides needed affordable housing for
lower -income senior citizens. In order to accomplish this objective while making
the project economically feasible, it has been necessary to increase the allowable
density for the site from 20 units per acre to 26.5 units per acre, and also allow
certain other deviations from the development standards of the "Multiple -Family
Residential" (MF-20) Zone.
Specific development standards have been applied that are appropriate for the
multiple -family residential project with consideration of the existing and
established single-family residential units adjacent to the project on the south and
the east. Setbacks averaging from approximately 60 to 80 feet for the residential
units, height limitations of two stories and 25 feet, building articulations and
architectural styles assist in blending the project into its environmental
surroundings. Further, landscape buffers are proposed to interface adjacent
properties and an eight -foot high decorative masonry wall is to be constructed
along property lines that border single-family residential properties. This
notwithstanding, the project has been designed so as to properly adjust the use to
the site and the surrounding area, and provide for the necessary features and
amenities to provide a desirable living environment for the residents of the
project.
• b. The proposed project has been designed to so as to not create any adverse visual
or physical impacts on surrounding properties. The two proposed driveways
serving the site from Badillo Street and Phillips Avenue will not interfere with
access to from surrounding properties, screening walls and a landscape buffer
have been provided between adjoining properties, and the design and architecture
of the buildings will not pose any adverse aesthetic impacts. The residential units
and the carport structures have both been designed such that the building mass has
been broken-down into smaller portions thereby reducing the visual scale.
Further, setbacks averaging from approximately 60 to 80 feet for the residential
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City Council Resolution No. 9692
Precise Plan No. 868
USA Properties Fund, Inc.
June 1, 1999
Page 3 of 12
units, carports that line the outer perimeters of the project (as an added buffer),
height limitations of two stories and 25 feet, building articulations and
architectural modernized "Craftsman" styles with use of wood siding, rock and
shadow -line style composition roofing materials assist in blending the project into
• its environmental surroundings. The applicant will be required to submit and
comply with a management plan, which will include provisions for security,
tenant ground rules, tenant selection criteria, and ongoing maintenance of the
grounds and buildings.
C. The modernized "Craftsman" style design and the architecture of the proposed
buildings reflect standards and materials that will make them architecturally
interesting and aesthetically appealing. Use of materials includes hardboard
siding, fiberglass composition shingle roofing, and wooden trim around windows.
The community building features river rock accent siding materials, and covered
porches with support posts and balustrades. Massing schemes are varied and
articulated, including low-pitched roofs with multiple gables. A substantial
degree of on -site amenities have also been provided. Included is a community
center and swimming pool, common (passive) open space areas, and a community
garden. Landscaped areas will be incorporated throughout the open space areas of
the project and in various areas of the site to soften the relationship between the
proposed project and existing single-family units.
2. That pursuant to all of the evidence presented, both oral and documentary, and further based
on the findings above, the decision of the Planning Commission is upheld and Precise Plan
No. 868 is approved subject to the provisions of the West Covina Municipal Code; provided
that the physical development of the herein described property shall conform to said plan
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 City Planner, before the use or occupancy of the property is commenced and before the
Certificate of Occupancy is issued, and the violation of any of which shall be grounds for
revocation of said precise plan by the Planning Commission or City Council,
3. That the precise plan shall not be effective for any purpose until the owner of the property
involved (or a duly authorized representative) has filed at the office of the City Planner, his
affidavit stating he is aware of, and accepts, all conditions of this precise plan as set forth
below. 'Additionally, no permits 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 precise plan is subject to the following conditions:
a. Comply with Study Plan "A," dated May 11, 1999.
• b. Comply with Exhibits 1-24, dated May 11, 1999.
C. Comply with color and material boards, dated May 11, 1999. Submit a plan to the
City Planner for review and approval of locations where color schemes shall be
applied.
d., Approval of this precise plan is contingent upon the approval of Zone Change No.
662and certification of the associated Negative Declaration of Environmental
Impact by the City Council.
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City Council Resolution No. 9692
Precise Plan No. 868
USA Properties Fund, Inc.
June 1, 1999
Page 4 of 12
e. Comply with all applicable sections of the West Covina Municipal Code.
f. Comply with all requirements of the "Specific Plan No. 12" (SP-12) and the
"Multiple -Family Residential" (MF-20) Zones, with the exception of those density
• standards and other deviations in development standards as enumerated within
and approved under Conditional Use Permit No. 520.
g. The approved use shall not create a public nuisance as defined under Section 15-200
. of the West Covina Municipal Code.
h. Prior to the issuance of building permits, the applicant shall submit detailed
landscaping and irrigation plans to the City Planner for review and approval. Said
plans shall include the type, size, and quantity of landscaping materials, as well as a
fully automatic comprehensive irrigation system. The plans shall comply with the
City's standards for water efficiency. Landscaping areas are to be kept free of litter
and diseased or dead plants. Diseased, dead, damaged and/or disfigured plants shall
be replaced as deemed necessary by the City Planner. All installation of
landscaping and irrigation shall be completed prior to issuance of a building permit
final.
Prior to the issuance of building permits, the applicant shall submit a detailed wall
and fencing plan to the City Planner for review and approval. Said plan shall
indicate the locations for all fences and walls, and shall further indicate the height,
materials, and colors for all fences and walls. Perimeter block walls shall be
constructed of a decorative material, such as slumpstone or split -face block.
j. Prior to the issuance of building permits, the applicant shall submit a detailed plan
for the common community building, recreational area, and the community garden
to the City Planner for review and approval.
k. Prior to issuance of grading permits, the applicant shall submit a detailed plan for
the detention basin (including secondary passive recreational usage) to the City
Planner for review and approval.
1. Provide, refuse and recycling, collection facilities in accordance with the
requirements of Municipal Code Section 26-517. Provide recycling program for
review and approval by the City Planner and the Director of Environmental Services
Department.
in. All ground -mounted, wall -mounted, and roof -mounted equipment not shown on the
approved Study Plan shall be screened from all views in a manner that is
architecturally compatible with the buildings on which they are mounted. Plans and
elevations, indicating the type of equipment and method of concealment shall be
submitted to the City Planner for review and approval prior to the issuance of
building permits.
n. All antennas and antenna support structures shall be placed and installed in a
manner which screens at least 75 percent of the antenna when viewed from ground
level of any adjacent public right-of-way, park, school, or residentially -zoned
. property. Such screening may include landscaping, fencing, or walls that has been
integrated with the design of the building. Plans shall be provided to the City
Planner for review and approval prior to issuance of building permits.
o. Gutters and downspouts shall not project from the vertical surface of the buildings
pursuant to Municipal Code Section 26-568(a)(3).
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City Council Resolution No. 9692
Precise Plan No. 868
USA Properties Fund, Inc.
June 1, 1999
Page 5 of 12
p. The location of the electrical transformers and other mechanical equipment, if not
indicated on Study Plan "A," shall be approved by the City Planner prior to issuance
of the associated permit.
• q. The applicant shall meet any and all monitoring or reporting requirements necessary
to ensure compliance with the mitigation measures contained in the Negative
Declaration of Environmental Impact as those may be determined by the City,
including, but not limited to, entering into an agreement to perform and/or 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 requirement and that such a provision may be
part of any agreement of City and applicant.
r. Comply with the mitigation measures as outlined in the Initial Study/Environmental
Assessment dated April 9, 1999 as follows:
1) The concentration of storm water runoff generated by the project shall not
exceed 25 cubic feet per second for a 100-year storm. A detention basin
shall be constructed to reduce the flow of storm water delivered to the
public alley. The design of the detention basin and any enclosure or
planting screens shall be reviewed and approved by the City Planner and the
City Engineer prior to the issuance of grading permits.
2) The detention basin shall be constructed with a secondary relief spillway
and all new habitable space shall have finish floor elevations a minimum of
two feet above the freeboard elevation. Grading plans identifying all
pertinent elevations shall be submitted to the City Planner and the City
Engineer for review and approval prior to issuance of grading plans.
3) To assure proper operation of the detention basin devices, maintenance
shall be scheduled as needed and, at a minimum, annually. Schedule all
inspections of maintenance work with the Engineering Division.
4) Dust generated by the development activities shall be kept to a minimum
with a goal of retaining dust on the site through the following methods:
a) Construction at the project site shall be conducted in compliance with
SCAQMD Rule 403 —Fugitive Dust (as amended 12/11/1998).
b) During construction, water trucks or sprinkler systems shall be used to
keep all areas of vehicle movement damp enough to prevent dust from
leaving the site. At a minimum, this would include wetting down such
areas in the later morning and after work is completed for the day and
whenever wind exceeds 15 miles per hour.
c) Soil stockpiled for more than two days shall be covered, kept moist, or
treated with soil binders to prevent dust generation.
. 5) All trucks hauling dirt to or from the site shall have their loads wet down or
covered.
6) Any construction equipment used on the site shall meet the following
conditions in order to reduce NO, emissions:
a) The number of pieces of equipment operating simultaneously should
be minimized through efficient management practices. .
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City Council Resolution No. 9692
Precise Plan No. 868
USA Properties Fund, Inc.
June 1,1999
Page 6 of 12
b) Construction equipment shall be maintained in tune per manufacturer's
specifications.
c) Equipment shall be equipped with 2 to 4-degree engine timing retard
• or pre -combustion chamber engines.
d) Catalytic converters shall be installed, if feasible.
e) Diesel -powered equipment such as booster pumps or generators should
be replaced by electric equipment, if feasible.
7) Since the presence of hazardous materials is unknown, testing of existing
materials to be removed, for the presence of lead -based paints and asbestos,
shall be performed by a qualified testing laboratory prior to the removal of
any such materials. The report shall also identify the magnitude of such
presence and identify any removal or disposal procedures necessary. The
report shall be submitted to the City Building Official for review and
approval prior to issuance of demolition permits.
8) At a minimum, any asbestos -containing material or lead -based paint
surfaces shall be wetted during the demolition process and the material
removed from the site in covered trucks to a suitable disposal facility.
9) A secondary point of ingress/egress shall be provided for vehicular and
emergency equipment access where indicated on Study Plan "A." A
Reciprocal Easement Agreement (REA) shall be submitted to the City
Planner and the City Engineer for review and approval and be recorded with
the County of Los Angeles Registrar/Recorder's Office prior to the issuance
of grading permits. A copy of a recorded REA granting ingress/egress
rights with the property owner to the west (Hospice) shall be filed with the
City Engineer and the City Planner prior to the issuance of building
permits.
10) A pedestrian gate shall be provided along the west property line adjacent to
the Hospice for access by emergency personnel. Plans showing the location
of the gate shall be reviewed and approved by the City Planner and the Fire
Marshal prior to issuance of building permits.
11) Provide driveway stop sign controls at each exit from the facility. All
signing and marking shall conform with Caltrans Standard plans dated 1997
and specifications dated 1995, Caltrans Traffic Manual, latest edition.
Provide plans for review and approval by the City Planner and the City
Engineer prior to the issuance of building permits.
12) All construction equipment shall be stored on the project site for the
duration of the particular construction phase in order to eliminate daily
heavy-duty truck trips on vicinity roadways.
13) A construction worker parking plan shall be submitted to the City Planner
• for review and approval prior to issuance of grading permits. .
14) During initial construction, delivery of materials and equipment, outdoor
operations of equipment, and outdoor use of hammers, power tools and
other such tools or equipment shall be limited to the hours between 7:00
a.m. and 8:00 p.m. on weekdays and 9:00 a.m. to 6:00 p.m. on Saturdays,
Sundays, and holidays.
15) A solid wall eight feet in height shall be constructed along the east and
south property boundary as early in the development process as is practical.
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City Council Resolution No, 9692
Precise Plan No. 868
USA Properties Fund, Inc.
June 1, 1999
Page 7 of 12
16) Maintenance of the facilities shall be in compliance with the West Covina
Municipal Code. Parking lot sweeping and landscape maintenance shall be
limited to between 8:00 a.m. and 8:00 p.m. daily.
• 17) Truck deliveries for ongoing operations shall be limited to between the
hours of 8:00 a.m. and 8:00 p.m. daily.
18) The first row of apartment units facing Badillo Street shall be constructed to
include sufficient noise attenuation to reduce maximum interior levels to
below a CNEL of 45dBA. This would require, at a minimum, the use of
double -paned windows on both the first and second floor for those windows
that face the street. Such windows shall have a minimum STC of 30.
Solid -core doors shall be used for those doorways facing the street and they
shall be insulated in conformance with California Title 24 requirements.
The exterior wall facing material shall be stucco, or if wood facing is used,
it shall have a surface mass of at least 4 pounds per square foot.
19) A six-foot high wall shall be constructed along the northerly property
boundary between the Badillo Street right-of-way and the nearest units.
Such a wall shall have a surface mass of at least 4 pounds per square foot.
20) Mechanical equipment to be installed on the site shall be required to operate
below 65 dB levels as measured from the nearest property line.
21) All utility connection efforts shall be coordinated with on -site construction
activities and all utility connections shall be made during the same period to
minimize disruptions to area residents. Provide a construction management
plan for the installation of off -site utilities, proposed lane -closures, and
blockage of driveways to the City Planner and the City Engineer for review
and approval prior to issuance of building permits. The plan shall include,
at a minimum, identification of a coordination plan approved by the City of
Covina, a construction schedule, hours of construction, specification of
work zone traffic control, truck routes, queuing areas, construction worker
parking and cleaning requirements.
22) Energy conservation measures that meet the minimum requirements of Title
24 of the California Code of Regulations, shall be incorporated into any
building construction.
23) Specific lighting impacts shall be mitigated through compliance with
Planning Commission Resolution No. 2513 and West Covina Municipal
Code Section 26-570.
S. Throughout the grading and construction phase, soil shall be kept moist to reduce
fugitive dust.
t. A nine -foot wide by twenty -foot long (9'x2O') parking stall located on the hospice
parcel and most adjacent to the west entrance gate of the project shall be striped
• and dedicated for the purpose of turn -around movements. The Reciprocal
Easement Agreement shall be modified, as necessary, to incorporate the turn-
around.
U. Provide one handicap accessible parking stall adjacent to Building 2 at the east
end of the carports.
V. Prior to the issuance of grading permits, the applicant shall submit a detailed plan to
the City Planner for review and approval showing the locations of vehicular and
pedestrian security gates including ingress/egress loops, emergency card reader,
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City Council Resolution No. 9692
Precise Plan No. 868
USA Properties Fund, Inc.
June 1, 1999
Page 8 of 12
phone entry system, and any other devices integral to the function of the gate
design. A pedestrian door shall be located adjacent to each vehicular gate.
W. That a tree preservation plan be submitted for review and approval by the City
• Planner prior to the issuance of grading permits.
X. All outdoor trash areas shall be screened on all sides from public view by a
minimum 5'6" high decorative block wall with a gate constructed of durable
materials and an architectural cover. Provide construction details for review and
approval by the City Planner prior to issuance of a building permit.
Y. Prior to issuance of building permits, submit construction details and color and
material samples for the 8-foot high decorative masonry wall to be constructed at
the east and south perimeters of project that border residentially -zoned properties
and for the six-foot high fence to be constructed along the north sides of Buildings
1 and 2 to the City Planner for review and approval.
Z. Construction activity and storage of materials and equipment shall be performed in a
manner that minimizes any affects on adjacent residents and shall include the
following means:
1) The site shall be kept in a neat and orderly manner during the construction
process, which includes regular weed abatement and removal of debris from
the site.
2) Where practicable, the storage of materials shall occur behind the proposed
residences.
aa. Prior to issuance of a Certificate of Occupancy, provide evidence of all approvals
obtained from the City of Covina.
bb. For the purposes of determining park dedication fees, the average household size for
units reserved for senior citizens shall be established at 1.25 persons per household.
cc. This precise plan approval shall become null and void if a building permit is not
obtained within two (2) years of the date of this approval.
dd. The applicant shall sign an affidavit accepting all conditions of this approval prior
to issuance of any permits.
ee. Building and Engineering Division requirements:
1) Comply with all conditions contained in Planning Commission Resolution
No. 567.
2) Adequate provision shall be made for acceptance and disposal of surface
drainage entering the property from adjacent areas.
• 3) 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.
4) Water service facilities shall be constructed to at least meet the requirements
for fire flow established by the City's Fire Department and the requirements
of the subsequent water purveyor/owner of the facilities.
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City Council Resolution No. 9692
Precise Plan No. 868
USA Properties Fund, Inc.
June 1, 1999
Page 9 of 12
5) Sanitary sewers shall be provided to each parcel in compliance with
Municipal Code Chapter 23, Article 2, and to the satisfaction of the City
Engineer.
• 6) All new utilities shall be placed underground prior to issuance of
Certificate of Occupancy. All relocated on -site utility service lines shall
be underground when the cost or square footage of an addition or
alteration exceeds 50% of the existing value or area. WCMC 23-273.
7) Prior to the issuance of building permits, all of the following requirements
shall be satisfied:
a) 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 City Planner and the City Engineer.
b) Arrangements for the installation of street lights with underground
wiring shall be made with the electrical utility purveyor. At the time
of installation, the applicant shall provide the necessary trenching
and backfill. Submit two sets of the subdivisions and/or
development plan to the Building and Engineering Division, Traffic
and Lighting Section, to be used for review of the design of the street
lighting system.
c) Provide sidewalks with trees in tree wells along Badillo Street
adjacent to the curb.
d) All new pole -mounted parking lot lighting shall be accurately
indicated on the grading plan and shall be located within
landscaped or hardscaped area. Pole locations shall be accurately
staked by prior to installation by the civil engineer of record. All
site lighting and building lighting shall be reviewed for
architectural compatibility with the proposed development. 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 Planner and the City Engineer.
e) An itemized cost estimate for all on -site and off -site improvements
to be constructed (except buildings) shall be submitted to the
Building and Engineering Division for approval. Based upon the
approved cost estimates, required fees shall be paid and
improvements securities for all on -site and off -site improvements
(except buildings) and 100% labor/material securities for all off -site
improvements, shall be posted prior to final approval of the plans.
• 8) Comply with all requirements of the following Codes of the City and State:
a) 1994 Uniform Building Code
b) 1994 Uniform Plumbing Code
c) 1994 Uniform Mechanical Code
d) 1993 National Electric Code
e) Title 24 State of California Energy/Insulation Regulations and
Handicapped Persons Standards, including route of travel to and
from all buildings and from sidewalk.
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City Council Resolution No. 9692
Precise Plan No. 868
USA Properties Fund, Inc.
June 1, 1999
Page 10 of 12
f) West Covina Municipal Code Chapter 7, Article XIV -
Building Security.
g) Demolition permits will be required.
9) Prior to the issuance of building permits, record a final parcel map to result
in the creation of two (2) separate parcels as delineated in the tentative map.
10) Concurrent with or prior to recordation of the final parcel map, a covenant
and agreement shall be recorded with the County of Los Angeles
Registrar/Recorder's Office permanently providing a reciprocal access
easement between Parcels 1 and 2.
ff. Fire Department Requirements:
1) Provide a minimum of seven (7) steamer fire hydrants (2-1/2" x 4" outlets) -
James Jones model 3700 or approved equal at locationsas specified by the
Fire Department.
2) Water system supplying hydrants shall be looped and a minimum of eight
inches in size. The hydrants shall flow a minimum of 1,000 gpm actual
flow.
3) Maximum 300-foot spacing between hydrants.
4) Fire hydrants on plan to be flushed and painted by contractor or developer
before Fire Department acceptance.
5) Both hydrant outlet openings shall form a 45' angle with curb face.
6) Center of hydrant head outlet openings to be .18" - 36" above finish grade.
7) On -site water serviceable hydrants to be provided by developer before
framing started. Hydrants to be provided as development progresses
supplied with water.
8) Provide a minimum 1500 gpm fire flow to the site. Fire flow shall be
verified by a letter from the water company.
9) Recommended steamer hydrants on main artery street corners where
commercial developments go in. This is to avoid blocking main streets.
10) Water mains and hydrants to be installed as per City of West Covina Water
Department Standards or AWWA Standards. See C600, "AWWA
Standards for Installation of Cast Iron Water Mains", and AWWA Manual
M17, "Installation, Operation and Maintenance of Fire Hydrants," and
AWWA C503-75 "Wet Barrel Fire Hydrants."
11) Provide minimum 20-foot access drives.
12) Provide 35-foot turning radius for pumper.
13) Two separate means of ingress, egress for development.
14) Interior drives shall provide circulation around complexes and vehicle
access within 150 feet of any building or portion thereof.
15) All security gates shall be operated by a Fire Department approved system.
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City Council Resolution No. 9692
Precise Plan No. 868
USA Properties Fund, Inc.
June 1, 1999
Page I I of 12
16) Fire access roads shall be properly posted and marked as fire lanes per
Engineering Department standards and requirements.
• 17) West Covina Building Division clearance form for building permit. Note on
plans all requirements as authorized on Precise Plan or noted on final
Planning Commission approval.
18) Provide automatic fire sprinkler system.
19) Provide fire alarm system for monitoring the automatic fire sprinkler system
(water flow and tampers).
20) Provide fire alarm with manual pull station only, evacuation system. (If fire
sprinkler system provided then fire sprinkler activation can announce alarm).
21) If the buildings are provided with a fire sprinkler system then it can used as
the substitute to the fire alarm requirement as long as activation of the fire
sprinkler system will sound an alarm to notify all occupants to evacuate.
gg. Police Department Requirements:
No Requirements.
hh. Redevelopment Agency Requirements:
No Requirements.
6. That the City Clerk shall certify to the adoption of this resolution.
7. This action by the City Council is final. The appellant may challenge it in a court action
filed within the time frames allowed by law.
ADOPTED AND APPROVED this V day of June, 1999.
Mayor
(/ CJ
City Clery
• Expiration Date
June 1, 2001
If not used.
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City Council Resolution No. 9692
Precise Plan No. 868
USA Properties Fund, Inc.
June 1, 1999
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I, Janet Berry, City Clerk of the City of West Covina, do hereby certify that the foregoing
resolution was adopted by the City Council of the City of West Covina, at a regular meeting held
on the V day of June, 1999 by the following vote, to wit:
AYES: Herfert, Melendez, Touhey, Wong, Howard
NOES: None
ABSENT: None
APPROVED AS TO FORM:
City Clerk
C:AWINDOWSVTEMP\nadillo St E 1950 (PP Reso.01).doc