Resolution - 2004-98RESOLUTION NO. 2004-98
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO. 04-02 ON
APPEAL OF PLANNING COMMISSION ACTION
PRECISE PLAN NO. 04-02
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: William McIntyre
LOCATION: Southwest comer of Citrus Street and Workman Avenue.
205-235 North Citrus Street (odd) and 2504-2534 East Workman
Avenue (even).
WHEREAS, there was filed with this Council a verified application on forms prescribed
by the Council, a request for a precise plan of design for the construction of an auto dealership
and revised retail center on the southwest corner of Citrus Street and Workman Avenue,
requesting approval of a precise plan to:
Construct a 40,000-square foot auto dealership on a 5.62-acre property and reconstruct a
retail center to a total of 30,400 square feet on a 2.53-acre property
on that certain property described as:
Assessor's Parcel No. 8453-015-(025, 026, 900 and 901) and 8453-016-023, as listed
in the records of the office of the Los Angeles County Assessor; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 23rd
day of November, 2004 conduct a duly advertised public hearing as prescribed by law; and
WHEREAS, the Planning Commission did adopt Resolution No. 04-4983 approving the
application; and
WHEREAS, on November 24`h, 2003, an appeal of the Planning Commission's approval
was filed by the McIntyre Companies; and
WHEREAS, the City Council did, on the 7th day of December, 2004, conduct a duly
advertised public hearing as prescribed by law, and considered evidence presented by the
Planning Commission, Planning Department, and other interested parties; and
WHEREAS, the proposed zone change is consistent with the proposed General Plan
Designation of "Service and Neighborhood Commercial"; and
WHEREAS, a zone change to allow for a change to the zoning classification has been
submitted with the project; and
WHEREAS, studies and investigations made by this Commission and in its behalf reveal
the following facts:
1. The project consists of a request for a precise plan to construct a 40,000-square foot auto
dealership and redesign to allow for a 30,400-square foot retail center.
2. The project consists of a zone change requesting to change the zone from "General
• Commercial" (C-2) to "Service Commercial" (S-C) Zone.
3. The project is consistent with the proposed General Plan land use designation of "Service
and Neighborhood Commercial."
Resolution No. 2004-98
Precise Plan No. 04-02
December 7, 2004 - Page 2
4. 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.
5. The initial study prepared for the project disclosed that the project will not have a
significant impact on the environment. Mitigation measures have been incorporated into
the project's design and as conditions of approval to reduce impacts on the environment
to a less than significant level. A Negative Declaration of Environmental Impact 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 construction consists of 40,000-square foot auto dealership on the
southerly portion of the property and a 30,400-square foot on the northerly portion.
The proposed maximum height of the buildings is 28 feet. The maximum height for
the "Service Commercial" (S-C) Zone within 100 feet of single-family residential is
35 feet. All buildings proposed on the subject property will be in compliance with
the standard. The proposed project meets or exceeds all applicable Municipal Code
requirements, including but not limited to, setbacks, parking spaces, landscaping,
and building coverage. The subject property is adjacent to single-family residential
properties to the west. A landscape planter that complies with the required six-foot
minimum dimension is included in the proposed project.
b. The proposed project is compatible with surrounding commercial uses. The site
is designed to accommodate efficient vehicular circulation on -site without
creating any impacts on adjacent properties. Conditions, including restrictions on
noise sources, light, landscaping, and surface water runoff have also been placed
on the project approval to ensure the proposed use does not result in an impact on
adjacent properties.
C. The project site abuts Citrus Street, designated a "Principal Arterial" in the City
General Plan, and Workman Avenue, designated a "Minor Arterial" in the City
General Plan. Both Citrus Street and Workman Avenue are designed to carry
• through traffic and provide access to the site. Granting the precise plan will not
adversely affect the General Plan as the project is designed and conditioned, and
will result in an expansion of the economic opportunities and shopping
opportunities while addressing the sensitivity of the existing community.
Addition of the auto dealership and commercial retail opportunities will provide a
convenient source for residents to service their needs.
Resolution No. 2004-98
Precise Plan No. 04-02
December 7, 2004 - Page 3
2. That pursuant to all of the evidence presented, both oral and documentary, and further
based on the findings above, Precise Plan No. 04-02 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 Planning Director, before
isthe 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 Planning Director,
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 plans reviewed by the Planning Commission' on November 23,
2004.
b. Comply with all applicable sections of the West Covina Municipal Code.
C. Comply with all requirements of the "Service Commercial" (S-C) Zone.
d. Commercial deliveries shall not be permitted between the hours of 9:00 p.m. to 7:00
a.m.
e. No loading shall occur upon the north -south secondary driveway. Loading or
unloading of vehicles shall only occur on the east -west driveway within the auto
dealership property.
f. No exterior public address or amplification devices shall be installed or utilized at
the site.
g. A copy of the recorded Reciprocal Easement Agreement (REA) granting
ingress/egress rights between the subject property and adjacent fast food restaurant
property and office building property shall be filed with the City Engineer and
Planning Director. No grading, building, plumbing, foundation or electrical permits
shall be issued until an access easement between the properties has been provided to
the Planning Department.
h. All ground mounted, wall -mounted and/or roof -mounted mechanical equipment
not shown on the approved Study Plan shall be screened from all view, in a
manner that is architecturally compatible with the main building. Plans and
elevations indicating the type of equipment and method of concealment shall be
submitted to the Planning Director for review and approval in the event new
• mechanical equipment is proposed at the exterior of the building.
i. The location of electrical transformers or other mechanical equipment, not
indicated on the approved Study Plan, must be approved by the Planning Director.
j. The precise plan may be revoked, amended or suspended by the Planning
Commission under the provisions of Section 26-253 of the West Covina Municipal
Code.
Resolution No. 2004-98
Precise Plan No. 04-02
December 7, 2004 - Page 4
k. The proposed business shall not constitute a public nuisance as defined under
Section 15-200 of the West Covina Municipal Code.
1. This approval does not include approval of signs; a separate sign permit shall be
obtained. All signs shall be required to comply with the City of West Covina Sign
• Code.
m. Sign Criteria establishing consistent sign standards for the center shall be submitted
prior to the issuance of building permits. The Sign Criteria shall be approved prior
to the issuance of building permits.
n. A minimum of 49 employee parking spaces shall be provided on the dealership lot at
all times.
o. Employee and customer parking spaces be clearly identified as such with signage,
pavement stencils; or both.
P. Licenses and permits as required by Chapter 14 of the West Covina Municipal Code
shall be obtained before the start of the operation of the business.
. ,
q. Prior to the issuance of building permits, a detailed landscape and irrigation plan
shall be submitted to and approved by the Planning Department for all planted areas
to be affected by project. Said plan shall include type, size, and quantity of
landscaping'materials to include a combination of trees, shrubs, and groundcover, as
well as a fiilly automatic comprehensive watering system. Landscaped 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 Planning Department.
All vegetation areas shall be automatically irrigated and a detailed watering program
and water budget shall be provided. All damaged vegetation shall be replaced and
the site shall be kept free of diseased or dead plant materials and litter at all times.
All installation of landscaping and irrigation shall be completed prior to issuance of
a certificate of occupancy.
r. Individual awning colors and locations shall be approved by the Planning Director
prior to installation.
S. No signage shall be placed_ on the awnings as part of this approval. Signage on
awnings shall be in compliance with the approved Sign Criteria for the development.
t. Awnings shall be kept clean and well maintained. Worn or damaged awnings shall
be replaced.
U. Building and parking lot lighting is required to be architecturally integrated with the
building design. Standard security wall packs are not acceptable unless they are
provided with hooding that is architecturally compatible with the building.
t
V. This Precise Plan No. 03-14 approval shall become null and void if building
permit is not obtained within one (1) year of the date of this approval.
i
W. Comply with all requirements of the Art in Public Places Ordinance prior to the
issuance of building permits.
isx. The applicant shall sign an affidavit accepting all conditions of this approval
Y. That any proposed change to the approved site plan, floor plan or elevations be
reviewed by the Planning, Building, Fire and Police Departments and the
Redevelopment Agency and that the written authorization of the Planning
Director shall be obtained prior to implementation.
Resolution No. 2004-98
Precise Plan No. 04-02
December 7, 2004 - Page 5
Z. All new gutters and downspouts shall not project from the vertical surface of the
building pursuant to Section 26-568 (a) (3).
aa. The location of new electrical transformers, vaults, antennas, mechanical and all
other equipment not indicated on the approved plans must be approved by the
• Planning Director prior to the issuance of building permit. Provide construction
details prior to issuance of a building permit.
bb. All new pole mounted parking lot lighting shall be accurately indicated on the site
plan and shall be located within landscaped or hardscaped area. Pole locations
shall be accurately staked prior to installation by the Engineer.
cc. 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.
dd. 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 prior to
issuance of a building permit.
ee. Prior to.the issuance of grading or building permits for Phase I (construction of
auto dealership), the following must be completed.
a. The submittal of a parking lot plan for the retail center on Workman
Avenue indicating that 93 parking spaces will be provided for use by
employees and patrons of the businesses located therein.
b. The submittal of a Landscape and Irrigation Plan providing information on
the proposed landscaping and irrigation of the area where the theater
building will be demolished, the landscape area along the westerly
property line of the subject property and any other landscaped areas that
will be changed during the construction process.
ff. Prior to the issuance of a Certificate of Occupancy for the auto dealership, the
following must be completed.
a. Landscaping of the area where the theater building will be demolished, the
landscape area along the westerly property line of the subject property and
any other landscaping changed by the construction must be completely
installed and irrigation functioning.
b. The parking lot redesign for the Workman Avenue retail center must be
completed and striped to the satisfaction of the Planning Director.
C. The curb on Workman Avenue shall be painted red per Engineering
Division requirements.
d. A 14-foot block wall shall be constructed at the rear property line of the
first three houses from Workman Avenue. The remainder of the wall
along the westerly property line shall remain a six-foot wall.
• gg. Building permits for the construction of the retail center (Phase 2) must be
approved within five years of the date of this resolution or the approval will be
null and void. (Extensions of Phase 2 may be considered based on Section 26-
235.)
Resolution No. 2004-98
Precise Plan No. 04-02
December 7, 2004 - Page 6
hh. Prior to the issuance of building permits, the applicant shall demonstrate, to the
satisfaction of the Planning Director, that all roof mounted mechanical equipment
is placed behind a permanent parapet wall and is completely restricted from all
ground level views, pursuant to Section 26-568 of the Municipal Code.
• ii. The applicant shall meet any and all monitoring or reporting requirements
necessary to ensure compliance with the mitigation measures contained in the
Mitigated 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.
jj. Comply with the mitigation measures as outlined in the Mitigated Negative
Declaration of the Environmental Impact dated November 19, 2003, and as
follows:
1. 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).
2. During construction, water truckvor 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.
3. Roadways shall be swept periodically as determined by the City Engineer
and/or Maintenance Services Superintendent or otherwise cleared of any
spilled materials to assist in minimizing fugitive dust.
4. Trucks importing or exporting earthen materials shall be covered or
sprinkled with water prior to entering public streets.
5. Heavy-duty construction equipment shall be kept on -site when not in
operations to minimize exhaust emissions associated with vehicles
repetitiously traveling to and from the project site.
6. The number of pieces of equipment operating simultaneously should be
minimized through efficient management practices.
7. Construction equipment shall be maintained in proper tune to reduce
exhaust emissions.
8. Diesel -powered equipment such as booster pumps or generators should be
replaced by electric equipment, if feasible.
9. During Santa Ana wind conditions with wind speeds exceeding 15 mph,
soil disturbance areas shall be watered hourly or active operations on
unpaved surfaces shall, be terminated until the wind speeds no longer
• exceed 15 mph.
10. In order to provide an adequate number of parking spaces for employees,
it is recommended that nine (9) additional on -site parking spaces planned
for inventory storage or customers be reserved for employees. A total of
at least 40 parking spaces shall be reserved for employees.
Resolution No. 2004-98
Precise Plan No. 04-02
December 7, 2004 - Page 7
11. If it is clear that spillover parking is occurring during the first three
months of the dealership's operation, signage should be displayed
indicating that the parking spaces north of the wall adjacent to the retail
uses are strictly for patrons of those uses.
12. Use construction best management practices (BMPs) typically
• implemented as part of construction to minimize the potential negative
effects to groundwater and soils from construction activities. The
following shall be implemented as necessary to avoid any significant
effects:
• Follow manufacturer's recommendations on use, storage and disposal
of chemical products used in construction;
• Avoid overtopping construction equipment fuel gas tanks;
• During routine maintenance of construction equipment, properly
contain and remove grease and oils; and
• Properly dispose of discarded containers of fuels and other chemicals.
13. During grading and construction, delivery of materials and equipment,
outdoor operations of equipment, and construction activity shall be limited
to the hours between 7:00 a.m. and 8:00 p.m.
14. All construction equipment, stationary or mobile, shall be equipped with
properly operating and maintained mufflers.
15. All construction equipment shall be stored on the project site during the
construction phase to eliminate daily heavy-duty truck trips on vicinity
roadways.
16. The operation of the facility shall comply with the West Covina Noise
Ordinance.
17. If pile driving is required for construction, such construction shall be
limited to the hours between 7:00 a.m. and 8:00 p.m.
18. Landscaping plans shall be submitted to the Planning Department. The
landscaping plan shall conform with the approved site plan. Additionally,
all areas not requiring paving shall be landscaped.
19. All project landscaping shall be installed prior to occupancy.
20. A lighting/photometric plan check shall be conducted to ensure that light
does not "spill over" onto adjoining property. All exterior lighting shall
be hooded and directed so as to reflect away from adjoining properties.
kk. Building Division Requirements:
1. All Conditions of Approval as approved by the Planning Commission shall
appear as notes on the plans submitted for building plan check and permits.
2. Compliance with the State of California Accessibility regulations is required,
including:
a) Passenger loading zone shall have a 60" by 240" minimum access and
• unloading aisle alongside and parallel to the loading zone.
b) Accessible path of travel to entrances from the public sidewalk.
Clearly show connection to public sidewalk.
c) All sidewalks and curb within any pedestrian path of travel shall be
made accessible by use of curb ramps.
d) Accessible parking shall be located at each main entrance. Four
required for auto dealer and 5 for retail.
e) All employee areas shall be accessible including behind counters and
attendants.
Resolution No. 2004-98
Precise Plan No. 04-02
December 7, 2004 - Page 8
f) Drinking fountains (high/low) are required to be accessible.
g) All public telephones shall be accessible. At least one and 25% shall
be equipped for hearing impaired, volume control. At least one
telephone shall comply with CBC 1117B.2.9.2 for text telephones
where there are at least 4 phones on the site.
h) Aisles and seating shall be accessible.
• i) At least one and 5% of dressing rooms in each area shall be accessible.
j) 1% of all lockers shall be accessible.
k) Accessible path of travel to entrances from parking to each building.
Access from each building to all other buildings.
3. Fire sprinklers are required.
4. Show floor plans. Show all dimensions for plan, parking aisles etc.
5. Sanitation District Industrial waste approval or waiver is required. (310) 945-
8200.
6. Mechanical ventilation may be required for service building.
7. See all comments on plans.
8. Provide a detailed Standard Urban Stormwater Mitigation Plan (SUSMP) to
incorporate any best management practices to prevent pollution, trash. Litter
etc. from entering any storm drain, channel or waterway. This plan must be
approved prior to the public hearing and will become one of the Conditions of
Approval. Covered discretionary projects include:
• Auto Repair Shop
9. SUSMP provisions applicable to all covered projects
• May not increase post -construction runoff where downstream erosion
may occur
• Conserve Natural areas
• Minimize pollutants of concern
• Protect slopes and channels
• Provide storm drain stenciling and signage
• Properly design storage and trash areas
• Provide ongoing maintenance of all BMP's
• Infiltrate or treat the volume of a 0.75-inch storm event prior to any
discharge to the storm drain system.
10. Show where all vehicles will be washed. Comply with Clean Water Act.
11. Show all dimensions for adjacent streets and distance from centerline to
property line. Show all medians and turning movements. Show adjacent
drive aisles on Citrus. Are they to be aligned to allow turns in and out?
12. Comply with parking lot standards for turn-arounds and dead end aisles. Also
a 50 ft throat is required on main drive aisle. Remove parking and change
remaining parking to angled.
• 13. Show all lot lines. Specify if lot line adjustment or parcel map is required.
14. Cross lot egress/ingress easements may be required. If required they shall be
recorded prior to issuance of building permits.
15. An agreement to hold parcels, as one may be required. . If required they shall
be recorded prior to issuance of building permits.
Resolution No. 2004-98
Precise Plan No. 04-02
December 7, 2004 - Page 9
16. Indicate all new buildings.
17. Show all parking and circulation for adjacent fast food and drive though.
18. Show all public and private sidewalks. Min 4 foot wide required.
• 19. Show section/wall between commercial and residential.
20. All lighting shall be designed so there is minimum spillover and no glare onto
residential properties.
21. All new on -site utility service lines shall be placed underground.
11. Fire Department Requirements:
1. This development shall conform with California Code of Regulations Titles
19 and 24, West Covina Municipal Codes and approved standards of
installation.
2. This development shall be provided with fire sprinkler systems.
3. Fire alarm systems shall be installed as required by the Fire and Building
Code.
4. Placement of the construction barrier shall be provided with a minimum of
2 entry gates for the Fire Department.
5. Fire Department fees shall be reviewed, approved and paid at Fire
Administration (if there is a balance) before construction final or issuance
of temporary occupancy.
• Plan review
• Expedite plan review or inspections.
• Fire protection inspections in excess of 2 inspections.
• All construction inspections.
• Non-compliance fees.
• Additional accumulated fees related to the above items.
6. Acceptable methods of alternative protection shall be submitted in writing
to the Building and Fire Department and approved before plan approval.
7. The "Conditions of Approval' as required by the Fire Department shall
appear on the cover page of the plan submittal for initial review.
8. If this operation will require the storage and/or use of flammable,
combustible, or hazardous materials, an updated hazardous materials
inventory and management plan shall be included as part of the initial plan
review process when submitted to the Building Department.
9. Fire lanes shall be painted, or posted, before construction final. Information
showing location of all fire lanes must be on the initial drawing submittal to
• the Building and Safety Department for evaluation.
10. An approved number or address shall be provided in a position that will be
plainly visible from the street, or road fronting the property. Numbers are
required to be a minimum of 6 inches in height.
11. This project requires the installation of lock boxes. Locations shall be
identified by the Fire Dept. and boxes shall be installed, with keys, before
construction final.
Resolution No. 2004-98
Precise Plan No. 04-02
December 7, 2004 -Page 10
12. if gated access is desired to any part of this property, the gated access is
required to have a card reader installed which will open the gate
automatically, for emergency personnel, with a master card.
13. New on -site fire hydrants are required for this project. Existing hydrant
locations within 300 feet of this project were not shown on this
informational package. The water supply system shall be designed and
installed, capable of providing the minimum fire flow as required by the
Fire Code, and verified by a letter from the Water Department. On -site fire
hydrants shall be installed as required prior to the delivery of construction
materials to the job site. Plans for the on -site water system shall be
submitted and approved by the Fire Department before work begins.
14. Fire Department access and turn around compliance has not been shown on
this informational package. A site plan that shows fire apparatus access
roads with an unobstructed width of not less than 20 feet and a vertical
clearance of 13'-6". Cul-de-sac and turn radiuses shall be a minimum of
35' (on -center). Approved provisions for the turning radius of fire
apparatus shall also be provided when a dead-end access roadway (if
applicable) is in excess of 150' in length. An all-weather surface shall be
provided before construction materials are delivered to the site.
15. A permit to use the building for the purpose of servicing motor vehicles is
required from the Fire Depaiment. All vehicle fuel types must be
identified. This information was missing from the information package
submitted through the Planning Department. A statement identifying the
fuel types of! vehicles to be serviced must be shown on the drawings
submitted to the Building and Safety Department for evaluation. If CNG,
LNG or hydrogen vehicles will be serviced, additional requirements apply.
In addition, service CNG,,LNG or hydrogen alternate fuel vehicles requires
mechanical ventilation that will exhaust a minimum of 1 cubic per minute
per square ifoot of garage space. Exhaust inlet openings shall be located
within 6 iriches of the floor. Exhaust duct openings shall be located to
effectively remove vapor accumulations from all parts of the area. System
must be independent of the heating and air conditioning systems and must
operate continuously.
16. Floors must drain to an approved oil separator or trap discharging to sewers
in accordance with the Plumbing code. If an alternate method is
considered, an evaluation will be required for spill control in accordance
with UBC and UFC requirements.
17. Portable fire extinguishers, with a minimum rating of 3A30 BC shall be
provided within 50 feet of all portions of the building in the service garage
area and 75 feet in all other areas. The locations, and classifications, must
be provided on the initial drawing submitted to the Building and Safety
Department for evaluation.
18. Rooms, buildings, or areas used for storage, dispensing, use, mixing, or
handling of flammable and combustible liquids shall be provided with spill
control and secondary containment. Information showing locations of any
above ground tank locations were not shown on this informational
• submittal. This information must be provided with the initial drawings
submitted to the Building and Safety Department for evaluation.
19. Floors must be coated with a non -absorbent material.
20. If any area may accumulate flammable vapors in basements or pits, the
basement or pit must have ventilation designed to prevent accumulation of
those vapors. CFC, Section 2902.5.
Resolution No. 2004-98
Precise Plan No. 04-02
December 7, 2004 - Page 11
21. Alterations, or demo, to the area must comply with CFC, Article 87 and
CBC, Chapter 33. A copy of the asbestos testing report must be submitted
with initial submittal to the Building and Safety Dept. If abatement is
required by SCAQMD, an additional permit from the fire Department is
required.
mm. Engineering Division Requirements:
1. Comply with all conditions contained in Planning Commission Resolution
No. 567.
2. Sanitary sewers shall be provided to each "lot" in Compliance with
Municipal Code Chapter 23, Article 2, and to the satisfaction of the City
Engineer.
3. The seven -foot irrevocable easement shall be granted on Workman Avenue
and five-foot street dedication shall include that portion of Citrus Street
contiguous to the subject property.
4. Adequate provision shall be made for acceptance and disposal of surface
drainage entering the property from adjacent areas.
5. Parking lot and driveway improvements on private property for this use
shall comply with Planning Commission Resolution No. 2513 and be
constructed to the City of West Covina Standards.
6. 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.
7. Prior to issuance of Building Permit, 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 Planning Department and Engineering Division.
b. Arrangements for the installation of streetlights with underground
wiring shall be made with Southern California Edison Company. At
the time of installation, the applicant shall provide the necessary
renching and backfill. Submit two sets of the subdivision and/or
development plans to the Engineering Division, Traffic and Lighting
Section, to be used for designing the street lighting system.
c. 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.
d. An itemized cost estimate for all on -site and off -site improvements to
• be constructed (except buildings) shall e submitted to the Engineering
Division for approval. Based upon the approved cost estimates,
required fees shall be paid and improvement 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.
•
Resolution No. 2004-98
Precise Plan No. 04-02
December 7, 2004 - Page 12
8. Joint use parking and/or access agreement to the satisfaction of the City
Engineer and City Attorney shall be recorded with the Los Angeles County
Recorder. Under no circumstances shall any grading or building permits be
issued until this condition has been fulfilled.
9. Comply with all regulations of the Los Angeles Regional Water Quality
Control Board and Article II of Chapter 9 of the West Covina Municipal
Code concerning Stormwater/Urban Run-off Pollution control.
10. No parking shall be allowed on the street adjacent to the project on
Workman Avenue. The curb shall be painted red per Engineering Division
requirements.
11. The developer shall deposit with the City $35,000 for future street
rehabilitation work on Workman Avenue and Citrus Street.
5. The City Clerk shall certify as to the passage of this Resolution.
PASSED AND APPROVED on this 7`h day of December, 2004.
Mayor Michael L. Miller
ATTEST:
Deputy City Clerk Susan Rush
I, SUSAN RUSH, DEPUTY CITY CLERK of the City of West Covina, California, do 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 71h day of December, 2004, by the
following vote of the City Council:
AYES:
Hernandez, Sanderson, Wong, Miller
NOES:
None
ABSENT:
Herfert
ABSTAIN:
None
EXPIRATION DATE:
December 7, 2005, if not used.
APPROVED AS TO FORM:
4/4—
Cityrnvarez-Glasman
JU014,4 It - -
Deputy City Clerk Susan Rush