Resolution - 2005-70RESOLUTION NO.2005-70
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO. 05-08 ON
APPEAL OF PLANNING COMMISSION ACTION
PRECISE PLAN NO. 05-08
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Alicia Mardini, East Valley Community Health Center (EVCHC)
LOCATION: 420 South Glendora Avenue
WHEREAS, there was filed with this City 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:
Construct a 25,018-square foot three-story community health center on a 45,576-square foot
site (including 8,526-square foot leased area)
on that certain property described as:
Assessor's Parcel Nos. 8476-022-020, 8476-022-018 and No 8476-022-918, 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 9th day of
August, 2005, the 13th day of September, 2005, and the I Ith day of October, 2005, conduct duly
advertised public hearings as prescribed by law to consider said application; and
WHEREAS, a conditional use permit application has been submitted for the approval of
the operation of an Institute of Philanthropic Nature (a non-profit community health center); and
WHEREAS, the Planning Commission did adopt Resolution No. 05-5062 approving the
precise plan; and
WHEREAS, on October 14, 2005, an appeal of the Planning Commission action was
filed by East Valley Community Health Center; and
WHEREAS, on October 18, 2005, an appeal of the Planning Commission action was
filed by the Committee Representing Residents on Bandy Avenue, Ashwood Street, and Walnut
Creek Parkway, and
WHEREAS, the City Council did, on the 1st day of November, 2005, and on the 15`h day
of November, 2005, 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, studies and investigations made by this City Council and in its behalf reveal
the following facts:
1. The project consists of the request for a precise plan and conditional use permit to
construct a community health center. The applicant is requesting a precise plan to allow
a 25,018-square foot three-story community health center on a 45,576-square foot site
• (including 8,526-square foot leased area). The applicant is further requesting a
conditional use permit for the operation of a Community Health Facility determined to be
an Institution of Philanthropic Nature. The proposed project is bordered by Glendora
Avenue to the west, Walnut Creek Parkway to the north, Walnut Creek Wash to the south
and office uses to the east. Additionally, 10,914 square feet of landscaping and 83
parking spaces are proposed.
2. The applicant is requesting a joint use parking agreement with the property at 512 South
V alinda Avenue (Immanuel First Lutheran Church).
Resolution No. 2005-70
November 15, 2005
3. The project is consistent with the General Plan land use designation of "Service &
Neighborhood Commercial" and the zoning classification of "Service Commercial"(S-C).
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. 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:
SECTION 1: On the basis of the evidence presented, both oral and documentary, the City
Council makes the following findings:
a. The project consists of the request for a precise plan and conditional use permit to construct
a community health center. The applicant is requesting a precise plan to allow a 25,018-
square foot three-story community health center on a 45,576-square foot site (including
8,526-square foot leased area). The applicant is further requesting a conditional use permit
for the operation of a Community Health Facility determined to be an Institution of
Philanthropic Nature. The proposed project is bordered by Glendora Avenue to the west,
Walnut Creek Parkway to the north, and Walnut Creek Wash to the south and office uses to
the east. Additionally, 10,914 square feet of landscaping and 83 parking spaces are proposed
on -site. In order to comply with parking requirements a joint use parking agreement with
the property owner at 512 South Valinda Avenue (Immanuel First Lutheran Church) is
required. The proposed project, as conditioned, meets or exceeds all applicable Municipal
Code requirements, including but not limited to, setbacks, parking spaces, landscaping, and
building coverage. The property is zoned "Service Commercial' Zone (S-C).
b. The site is located on Glendora Avenue with frontage also on Walnut Creek Parkway. The
subject site consists of two parcels that form an L-shaped site connecting Glendora Avenue
and Walnut Creek Parkway. Both lots will be used for the construction of this project. The
lot frontage on Glendora Avenue is currently vacant, but was the site of the former East
Valley Community Health Center. The adjacent lot proposed for parking is currently
developed with two modular buildings that are being used as the temporary location for the
community health center.
Proposed construction consists of constructing a 25,018-square foot, three-story
community health center. The parking proposed is 83 parking spaces on -site and 50
spaces off -site, which complies with the parking study submitted and conditions of
approval of the associated Conditional Use Permit No. 05-09. Therefore, the
construction of a 25,018-square foot building will not depreciate property values,
interfere with the use or enjoyment of property in the vicinity, or endanger the public peace,
health, safety or general welfare, due to its location, and the general compatibility of the
project with the other uses in the surrounding area.
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Resolution No. 2005-70
November 15, 2005
C. The development is found to facilitate the orderly development of the precise plan area.
The architectural design of the community health center is proposed in a manner that will
blend with the existing buildings in the vicinity. The site design includes the 25,018-
square foot building, parking facilities and landscaped area.
• SECTION 2: That pursuant to all of the evidence presented, both oral and documentary,
and further based on the findings above, Precise Plan No. 05-08 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 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.
SECTION 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.
SECTION 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.
SECTION 5. That the approval of the precise plan is subject to the following conditions:
a. Comply with Study Plan "A," dated October 11, 2005.
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. Approval of this precise plan is contingent upon the approval of Conditional Use Permit No.
05-09 and certification of the Negative Declaration of Environmental Impact.
e. The operation of the health facility shall be reviewed by the Planning Commission six
month and at 12 months from the issuance of a certificate of occupancy. The Planning
Commission may revise or add conditions of approval at the time of review.
f. Commercial deliveries shall not be permitted between the hours of 9:00 p.m. to 7:00 a.m.
g. All construction shall comply with the provisions of the West Covina Municipal Code
and the requirements of the Engineering and Building Departments.
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 number of compact spaces shall be limited to 21 spaces. All other spaces shall comply
with parking space dimensions of 8'6" by 18'.
j. The number tandem parking spaces is limited to 38 spaces. The back row of tandem parking
spaces must be marked as employee parking only.
k. A total of 83 parking spaces shall be available at all times. Parking stalls that are not
employee parking must be marked for patron parking only.
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Resolution No. 2005-70
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1. Joint Use parking with Immanuel First Lutheran Church (512 South Valinda Avenue) is
allowed. The following conditions of approval shall be completed prior to the issuance
of building permits.
i. Joint use parking, as allowed by WCMC Section 26-581 (e) shall be provided.
Additional parking at Immanuel First Lutheran Church shall be provided.
ii. There shall be no substantial conflict in the principal operating hours for the
buildings or uses for which the joint use of off-street parking facilities is proposed.
If such a conflict arises, the precise plan and conditional use permit may be reviewed
again to evaluate conditions of approval.
iii. The owners of the property at 512 South Valinda Avenue and the applicant for the
joint use of off-street parking facilities shall complete an agreement for such joint
use by a proper legal instrument approved by the City Attorney as to form and
content. Such instrument shall be recorded in the office of the county recorder and
copies thereof filed with the Planning Department, and Building and Engineering
Divisions.
in. A planning directors modification for the changes to the operation of the Church facility at
512 South Valinda Avenue, must be approved prior to the issuance of a building permit.
Additionally, the parking lot must be constructed, approved by all city departments and in
operation, prior to the issuance of any building permits for the construction of the Medical
Center.
n. A parking management plan shall be submitted for review and approval by the Planning
Director, prior to the issuance of building permits. The parking management plan shall be
implemented and on file with the Planning Department at all such time as the building is
open for business.
o. A 50-year land lease for parking purposes shall be maintained between the EVCHC and
LACFCD.
p. Relocate drive approach on Walnut Creek Parkway to provide for a clear drive aisle,
reconfigure landscaping accordingly.
q. The location of electrical transformers or other mechanical equipment, not indicated on
the approved Study Plan, must be approved by the Planning Director.
r. 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.
S. The proposed business shall not constitute a public nuisance as defined under Section 15-
200 of the West Covina Municipal Code.
t. This approval does not include approval of signs.
U. 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.
V. Prior to final building permit approval, a detailed landscape and irrigation plan 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 fully 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.
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Resolution No. 2005-70
November 15, 2005
W. 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.
X. This Precise Plan No. 05-08 approval shall become null and void if building permit is not
• obtained within one (1) year of the date of this approval.
Y. The applicant shall sign an affidavit accepting all conditions of this approval.
Z. 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.
aa. All new gutters and downspouts shall not project from the vertical surface of the building
pursuant to Section 26-568 (a) (3).
bb. 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.
cc. 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.
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.
ee. 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.
The proposed trash enclosure shall be relocated to be outside of the required setbacks and
be designed with a trellis roof cover to minimize visual impacts.
ff. 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.
gg. Comply with the mitigation measures as outlined in the Mitigated Negative Declaration
of the Environmental Impact dated July 20, 2005, and as follows:
1. Approval of a conditional use permit to allow for the operation of a non-profit
community health center.
2. All grading and construction shall comply with the provisions of the West Covina
Municipal Code and the requirements of the Engineering and Building
Departments.
• 3. 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).
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Resolution No. 2005-70
November 15, 2005
4. 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.
5. 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.
6. Trucks importing or exporting earthen materials shall be covered or sprinkled
with water prior to entering public streets.
7. 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.
8. The number of pieces of equipment operating simultaneously should be
minimized through efficient management practices.
9. Construction equipment shall be maintained in proper tune to reduce exhaust
emissions.
10. Diesel -powered equipment such as booster pumps or generators should be
replaced by electric equipment, if feasible.
11. 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.
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. Landscaping plans shall be submitted to the Planning Department. The
landscaping plan shall conform to the approved site plan. Additionally, all areas
not requiring paving shall be landscaped.
18. All project landscaping shall be installed prior to occupancy.
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Resolution No. 2005-70
November 15, 2005
19. A lighting 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. A screening wall shall be installed to
limit glare from the headlights of vehicles in the drive thru aisle.
hh. Building Division Requirements:
0 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 (if provided) 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. All
sidewalks and curb within any pedestrian path of travel shall be made
accessible by use of curb ramps.
c) Accessible parking shall be located at each main entrance. Pedestrians
shall not be required to pass behind another vehicle other than their own.
d) All employee areas shall be accessible.
e) Drinking fountains (high/low) are required to be accessible.
f) 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.
g) Aisles and seating shall be accessible.
h) Sound systems for meetings or assembly use shall comply with assistive
listening.
i) At least one and 5% of dressing rooms in each area shall be accessible, if
any.
j) 1 % of all lockers shall be accessible, if any.
k) Equal access shall be provided for the men's locker room shower.
1) Accessible parking, including at least one eight foot wide loading zone on
the passenger's side. One loading zone shall be 8 feet wide, and one 5 feet
wide.
m) When outpatient services are provided, 10% of parking shall be reserved
as accessible. If services for persons with immobility is included, 205 of
spaces shall be accessible.
3. An approved fire alarm system is required. Fire sprinklers are required.
4. It appears that a separate plumbing, mechanical and electrical plan check may be
required. Obtain checklist from room 215 for more information.
5. Health Department approval is required for x-ray.
6. Specify State license(s) for operation. Specify if any licensing requires this
building to be constructed to meet OSHPD or OSHPD 3 requirements.
7. If classified as a B-occupancy, no restraint of occupants is permitted; occupants
shall be ambulatory and capable of self-preservation in an emergency.
• 8. For a B-occupancy, no more than 5 patients in a tenant space may be incapable of
unassisted self-preservation.
9. No restraint of occupants is permitted; occupants shall be ambulatory and capable
of self-preservation in an emergency (except as permitted for a B-occupancy
clinic).
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Resolution No. 2005-70
November 15, 2005
10. Corridor serving exit occupant load over 30 shall be one hour rated with all
opening protected per UBC 1005. Elevators shall be separated by corridors by a
one -hour lobby or additional doors per UBC1005.10. Exit path shall be separate
from the lobby. Dead end corridor may not exceed 20' in length from where it is
possible to exit in two directions. UBC 1005.5
• 11, All exits doors shall be readily openable from the inside (or both sides when
exiting in both directions). Doors shall swing in the direction of exit when
serving 50 or more occupants.
12. Specify use of all occupied roofs and decks, if any. Provide complying exits. Is
it occupied or is it for service of the building only.
13. All occupants above the first floor shall have access to not less than two exits at
all times.
14. Halls may not form a dead end exit greater than 20' in length.
15. Sanitation District Industrial waste approval or waiver is required. (310)945-8200
16. Comply with all City parking and engineering standards, including throat, parking
stops, width of approaches, distance of approach from intersection.
17. Drive aisles shall be designed for efficient flow of circulation and proper turning
radiuses.
18. Sidewalks, street trees and trees in tree wells are required.
19. All public improvements to the centerline of each street shall be made.
20. Approval of SCE is required for improvments in easement area.
21. A parking easement or agreement is required to be recorded with LA CO Flood
Control prior to issuance of any grading or building permits.
22. Install curb, sidewalk or planter in place of wheel stops. If a planter is used,
landscaping shall be low groundcover or turf and shall not exceed the height of
the six-inch curb.
23. Any development over 1 acre of disturbed land may be required to file a Notice of
Intent (NOI) obtain a permit from the State Regional Water Quality Board.
24. 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:
• Redevelopment (if creating at least 5000 sf new impervious area)
25. 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.
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Resolution No. 2005-70
November 15, 2005
26. All new on -site utility service lines shall be placed underground.
27. Stamped colored concrete within the right of way shall comply with ADA
requirements and the property owner shall maintain such concrete within the right
of way.
• ii. 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 required street improvements shall include those portions of Glendora
Avenue and Walnut Creek Parkway contiguous to subject property.
4. A 10-foot street dedication shall include that portion of Glendora Avenue
contiguous to subject property be recorded in the Office of the Los Angeles
County Recorder prior to the issuance of building permits and engineering
permits.
5. Nine -foot wide sidewalks with trees in tree wells shall be constructed along
Glendora Avenue adjacent to the property line and five-foot sidewalks with trees
shall be constructed adjacent to the curb along Walnut Creek Parkway.
6. Adequate provision shall be made for acceptance and disposal of surface drainage
entering the property from adjacent areas.
7. 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.
8. 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.
9. 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.
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Resolution No. 2005-70
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Ll
•
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.
10. Joint use parking and access agreement to the satisfaction of the City Engineer
and City Attorney shall be recorded with the Los Angeles County Recorder.
11. 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.
12. Covenant to hold two or more parcels as one shall be recorded with the Los
Angeles County Recorder. A copy of the recorded document shall be filed with
the City Engineer.
13. Turning movements from the property onto Glendora Avenue shall be restricted
to right turn only. Signage indicating "Right Turn Only" shall be indicated on the
plans and installed prior to certificate of occupancy.
14. The developer shall submit to the City a Letter of Credit from a financial
institution stating that $25,000 is available for withdrawal for future street
rehabilitation on Glendora Avenue and Walnut Creek Parkway (up to centerline).
ff. Fire Department Requirements
1. The "Conditions of Approval" as required by the Fire Department shall appear on
the cover page of the plan submittal for initial review.
2. The Fire Department must be contacted a minimum of 3-5 days in advance to
schedule inspections or testing.
3. An approved number or address must 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. UFC, Section 901.4.4
4. Fire lanes shall be determined by the Fire Department and painted, or posted,
before construction final.
5. Submit a site plan which show 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 of 12 ft.). 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. UFC,
Section 902.2.2
6. Plans for fire department access roads shall be submitted for review and approval
prior to construction. Access roads shall have an unobstructed width of not less
than 20 feet and an unobstructed vertical clearance of not less than 13 feet 6
inches. All parts of the buildings exterior wall shall be within 150 feet of an
approved fire department access road. UFC, Section 901.
7. A Knox box must be installed at a location determined by the Fire Inspector.
Applications are available from Fire Administration. Installation shall be
completed before construction final.
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November 15, 2005
8. Plans and specifications for fire hydrant systems shall be submitted to the Fire
Department for review and approval prior to construction. Fire hydrant location
and spacing shall comply with UFC, Appendix III -A. Fire flow shall comply with
UFC, Appendix III-B.
9. New public and/or on -site fire hydrants may be required. Maximum spacing is
• 300', or 150' from the end of a cul-de-sac or dead-end. Show all fire hydrant
locations on a site map within 300' of the project. Fire flow shall comply with
Fire Code requirements, but shall not be less than 1000 gpm (residential) or 1500
gpm (commercial), for duration of 2 hours. A letter from the Water Company
shall verify required fire flow. UFC, Section 903.2 and 901.4
10. A 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
construction phase of the development. Plans for the on -site water system shall
be submitted and approved by the Fire Department before work begins.
11. All fire stopping systems shall be installed as detailed in the installation
instruction of the listing. CBC, Section 703, 709, and 710.
12. Identify the use of each building room area so that compliance with ADA strobe
location provisions may be verified. UFC, Section 1001.3 and CBC, Section
3504.
13. Construction barriers shall be provided with a minimum of two (2) exits/entrances
for Fire Department response.
14. Submitted plans must identify the scope of project, occupancy classification,
construction type, total square feet of the building, square feet of tenant
improvement area, occupant load justification, dispersal are justification (if Used)
and if there is currently a sprinkler or fire alarm system.
15. Sprinkler system plans for modifications, or for new systems, are permitted
separately by the Fire Department and must be approved before work begins.
Submit a minimum of three sets of drawings. There shall be a current letter from
the water company verifying fire flow data.
16. Fire alarm plans for modifications, or for new systems, are permitted separately
by the Fire Department and must be approved before work begins. Submit a
minimum of three sets of drawings.
17. Certification of installation — The installer shall, upon completion of installation
and testing, provide the NFPA 72 "Certificate of Compliance" to the inspector
stating that the system has been installed in accordance with the approved plans
and specifications. CFC, Section 1007.3.4.2a.
18. Alterations, or demo, to the area must comply with CFC, Article 87 and CBC,
Chapter 33. A copy of the asbestos testing report is required. If abatement is
required by SCAQMD, an additional permit from Fire Dept. must be completed.
19. All decorative materials and furnishing must be made from a non-flammable
material or be treated and maintained in a flame retardant condition by a licensed
applicator. All finish materials not more than'/< inch in thickness used for folding
doors, room dividers, decorative screens and similar applications that don't create
concealed spaces must be flame resistant. Title 19, CCR, Section 3.08 and 3.21.
20. Provide portable fire extinguishers with a minimum rating of 2A1 OBC. Locations
shall be determined and equipment mounted before final construction approval.
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Resolution No. 2005-70
November 15, 2005
21. The path of exit to, and within, a building are required to be identified by exit
signs conforming to the requirements of the California Building Code. Exit signs
are required to be readily visible from any direction of approach. Exit signs are
required to be located as necessary to clearly indicate the direction of egress
travel. CBC, Section 1003.2.8.
• 22. Gated access to the property is required to have a card reader installed which will
open the gate automatically, for emergency personnel, with a master card.
23. This development shall conform to Title 19 and Title 24 of the California Code of
Regulations, 2001 CFC, CBC, CIVIC, CPC, CEC and WCMC.
24. Exit signage and emergency illumination is required to comply with UBC,
Sections 1003.2.8 and 1003.2.9.
25. The power supply for emergency lighting will normally be supplied by the
premises' electrical supply. In the event of its failure, illumination shall be
automatically provided from an emergency system if occupant loads are 100 or
more. CBC, Section 1003.2.9.
26. All rooms used for assembly, classrooms, dining rooms or similar rooms, with an
occupant load in excess of 50 persons must have the room capacity posted in a
conspicuous location. The sign must be durable having a contrasting color from
the background to which it is attached. Title 19, Section 3.30
27. All exit doors from assembly occupancies shall not be provided with a latch or
lock unless it is panic hardware, unless it is a main exit door from the building
and there is a sign over the door that states, "This door is to remain unlocked
whenever the building is occupied". CFC, Section 2501.8.2 and CBC, Section
1007.2.5.
28. All hardware on exits doors shall be of the No Knowledge single action type and
the main entrance shall state over the door "This door to remain unlocked
whenever the building is occupied". CBC, Section 1007.2.5
29. If vehicle access gates to the property will be installed, gates are required to have
a card reader installed that will open the gate automatically with a master card, for
emergency personnel.
• All 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 item.
SECTION 6: The applicant shall indemnify, hold harmless and defend the City Of West
Covina (City), its agents, officers, and employees from any claim, action, proceeding or damages
against the City, its agents, officers, or employees to attack, set aside, void, or annul the approval by
the City of this Tract Map. Further, the applicant shall indemnify, hold harmless and defend the
• City Of West Covina (City), its agents, officers, and employees from any claim, action, proceeding
or damages against the City, its agents, officers, or employees arising out of the action, inaction or
negligence of the applicant, its employees, officers, agents, contractors, subcontractors, successors
or assigns in planning, engineering, constructing or in any manner carrying out the Tract Map or
any improvements required for the Tract Map. The indemnity shall be contained in a written
document approved by the City Attorney.
12
Resolution No. 2005-70
November 15, 2005
•
SECTION 7: The City Clerk shall certify as to the passage of this Resolution.
PASSED AND APPROVED on this 15`h day November 2005.
Mayor Shelley Sanderson
ATTEST:
�L' 1�-a-
City Clerk aurie Carrico
I, LAURIE CARRICO, 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 15`h day of December 2005, by the following
vote of the City Council:
AYES:
Hernandez, Miller, Wong
NOES:
Herfert, Sanderson
ABSENT:
None
ABSTAIN:
None
EXPIRATION DATE:
November 15, 2006
if not used.
APPROVED AS TO FORM:
tzg Attorney Arnd Alvarez-Glasman
City Clerk Laurie Carrico
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