Resolution - 2012-4RESOLUTION NO.2012-4
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, OVERTURNING THE DECISION OF THE
PLANNING COMMISSION AND APPROVING PRECISE PLAN NO. 11-02
AND TREE REMOVAL PERMIT NO.11-04
PRECISE PLAN NO. 11-02
TREE REMOVAL PERMIT NO. 11-04
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Eric Chen, Creative Design Associates, Inc
LOCATION: 1607 West Covina Parkway (Southeast corner of West Covina Parkway
and West Garvey Avenue South - Civic Center)
WHEREAS, there was filed with this Council a verified application on forms prescribed
in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a precise
plan of design to:
Construct a four-story 55,680=square foot medical office building with a surface parking
lot and expand the parking lot on the south side of the library
On that certain property generally described as:
A portion of Assessor's Parcel No. 8474-001-906 as listed in the records of the office of
the Los Angeles County Assessor; and
WHEREAS, consistent with the request, the applicant has also requested a General Plan
amendment to change the land use designation on the subject property from "Public Facilities" to
"Service and Neighborhood Commercial"; and
WHEREAS, consistent with this request, the applicant has also requested a zone change
(No. 11-01) from "Public Building" (P-B) .to "Neighborhood Commercial" (N-C); and
WHEREAS, a variance (No. 11-08) from parking requirements has been submitted for
the development of the project; and
WHEREAS, a tentative tract map (No. 71595) has been submitted, for the subdivision of
the lot to allow 39 office condominiums and create a parcel; and
WHEREAS, the Planning Commission, upon giving the required notice, did on'the 22°a
day of November, 2011, conduct, a duly noticed public hearing to consider the subject application
for a precise plan (No. 11-02) and tree removal permit (No. 11-04), at which time the Planning
Commission adopted Resolution No. 11-5450 denying the application; and
WHEREAS, on December 1, 2011, an appeal of the Planning Commission action was filed
by Peichin Lee, CGM Development, Inc; and
WHEREAS, the City Council did, on the I01h day of January 10, 2012, conduct a duly
advertised public hearing as prescribed by law, and ' considered evidence presented by the
Planning Commission, Planning Department, and other interested parties.
WHEREAS, studies and investigations made by this Council and in its behalf reveal the
following facts:
The project consists of a plan to approve the design and allow the construction of a four-
story medical office building with 39 condominium units and a surface parking lot with
218 parking spaces on an approximately 2.69-acre development site. In addition, the
project includes the expansion of the parking lot on the south side of the library to 129
parking spaces.
2. The project includes a General Plan amendment to change the land use designation from
"Public Facilities" to "Service and Neighborhood Commercial."
Resolution No. 2012-4
Page 2
3. The project includes a zone change requesting to change the zone from "Public Building"
(P-B) to "Neighborhood Commercial" (N-C).
4. The project includes a precise plan for the architecture and site plan layout for the
proposed project and a tree removal permit to remove 15 trees located in the front yard
setback.
5. The proposal requires the approval of variance to deviate from parking requirements.
6. The applicant is requesting approval of a tentative tract map to subdivide the building into
office condominiums.
7. Appropriate findings for approval of a precise plan of design are as follows:
a. The proposed development plans and the uses proposed are consistent with the
General Plan and any applicable specific plan.
b. The proposed development is consistent with adopted development standards for
the zone and complies with all other applicable provisions of the Municipal Code.
C. Granting the permit would not be detrimental to the public interest, health, safety,
and welfare and would not unreasonably interfere with the use or enjoyment of
property in the vicinity of the subject property.
d. The site is physically suitable for the type, density and intensity of the
development being proposed, including vehicle access and circulation, utilities,
and the absence of physical constraints.
e. The architecture, site layout, location, shape, bulk and physical characteristics of the
proposed development are compatible with the existing and future land uses, and do
not interfere with orderly development in the vicinity.
8. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of
1970, a MITIGATED 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:
On the basis of the evidence presented, both oral and documentary, the City Council makes
the following findings:
a. The proposed construction consists of a 55,680-square foot medical office building
on the northwesterly portion of the Civic Center property. The subject site General
Plan Land Use Designation is "Public Facilities." This land use designation restricts
uses to governmental facilities such as parks, schools, fire stations, libraries and
police facilities. Therefore, a General Plan Amendment is being sought in
conjunction with this application to amend the General Plan Land Use Designation
from "Public Facilities" to "Service and Neighborhood Commercial."
The "Service and Neighborhood Commercial" General Plan Land Use Designation
primarily encourages retail opportunities such as shopping centers and other
neighborhood and service commercial uses that are compatible with adjacent
residential areas. In this case, the proposed medical office building will provide
medical services that can be accessible to nearby residential areas and citywide.
Specifically, one of the goals of the Service and Neighborhood Commercial calls for
"Shopping centers and other neighborhood and service commercial uses should be
compatible with adjacent residential areas. " With the General Plan amendment and
zone change, the proposed project will be consistent with the General Plan and the
zone in which the project is proposed.
Resolution No. 2012-4
Page 3
b. The proposed project is comprised of a 55,680-square foot, four-story medical office
building and an approximately 88,840-square foot surface parking lot that will
provide a total of 218 parking spaces. The proposed project includes the expansion
of the existing parking lot located to the south of West Covina Public Library. This
parking lot will be expanded into open areas of the County of Los Angeles property
and reconfigured to increase the number of parking spaces from 42 to 129. The
proposed project meets all the development standards of the "Neighborhood
Commercial" zone (setbacks, height, landscaping, etc.), except parking for which a
variance is being sought.
C. 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. The subject property is adjacent to
government offices including the Library and City Hall, and commercial uses
across West Covina Parkway to the west. Conditions of approval, including
restrictions on noise sources, light, landscaping, and surface water runoff have
been placed on the project approval to ensure that the proposed use does not result
in an impact on adjacent properties.
d. The project site abuts West Covina Parkway that is designated a "Principal
Arterial" in the City General Plan, and Garvey Avenue South, which is designated
a "Collector" in the City General Plan. Both West Covina Parkway and Garvey
Avenue South are designed to carry through traffic and provide access to the site.
A traffic study was submitted for the project indicating that the Pacific Avenue/I-
10 westbound on/off ramps/Garvey Avenue would be negatively affected by the
project and providing a new/second northbound left -turn lane could mitigate such
impacts. Granting the precise plan will not adversely affect the General Plan and
will result in an expansion of the economic opportunities and service
opportunities while addressing the sensitivity of the existing community.
e. The proposed project is located within the Civic Center complex. The building
has been designed with one circular tower at the main entrance of the building and
one semi -circular tower facing the corner of West Covina Parkway and Garvey
Avenue. Both towers will provide an entry to the building. The towers are
designed with anodized aluminum trim and blue glazing. An aluminum canopy
will project seven feet from the main tower and six feet from the secondary tower
located near the corner of West Covina Parkway and Garvey Avenue. The top of
the towers will feature a metal aluminum railing above the glass system. The
exterior elevations will incorporate a series of 12" x 14" louver vents above the
windows on the first through third floor. The ground floor units facing west will
have an aluminum canopy at the front entrance. The finish material is cement
plaster. The top floor will be painted in an off-white color (Dunn Edwards
"Precious Pearls") and the remaining floors will be painted in a reddish brown
color (Dunn Edwards "Spice Cake").
Although the height and architectural design is not similar to the rest of the
government related office buildings, the addition of the proposed building would not
be detrimental to the Civic Center. Most of the Civic Center buildings along Garvey
Avenue do not have much visibility from the street unlike the buildings located
along Sunset and West Covina Parkway. The proposed building will complement
the buildings located along West Covina Parkway. As such, the architecture, site
layout, location, shape, bulk and physical characteristics of the ,proposed
development are compatible with the existing and future land uses, and do not
interfere with the orderly development in the vicinity
2. That pursuant to all of the evidence presented, both oral and documentary, and further based
on the findings above, Precise Plan No. 11-02 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 the use or
occupancy of the property is commenced and before the Certificate of Occupancy is issued,
Resolution No. 2012-4
Page 4
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 City Council on January 10, 2012.
b) That the project complies with all requirements of the "Neighborhood
Commercial" Zone and all other applicable standards of the West Covina
Municipal Code.
c) Theseconditions of approval shall be printed on the working drawings submitted
to the Building Division for review.
d) The approved use shall not create a public nuisance as defined under Section 15-
200 of the West Covina Municipal Code.
e) The approved use shall be in compliance with the Noise Ordinance (Chapter 15).
f) Approval of this precise plan is contingent upon, and shall not become' effective
unless and until approval of General Plan Amendment No. 11-01, Zone Change
No. 11-01, and Mitigated Negative Declaration of Environment Impact by the
City Council.
g) This approval shall become null and void if building permit is not obtained within
two (2) years of the date of this approval.
h) The applicant shall sign an -affidavit accepting all conditions of this approval.
i) 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
Community Development Commission and that the written authorization of the
Planning Director shall be obtained prior to implementation.
j) Comply with all requirements of the "Art in Public Places" ordinance (WCMC
Chapter 17), prior to the issuance of building permits. Artwork shall be installed
or required fee paid prior to issuance of Certificate of Occupancy.
k) All new gutters and downspouts shall not project from the vertical surface of the
building pursuant to Section 26-568 (a) (3).
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) The existing parking lot on the north side of the library shall not be demolished until
the City has authorized such demolition of the parking lot to proceed.
n) All approved materials and colors shall be clearly indicated on the plans.
Resolution No. 2012-4
Page 5
o) The office center shall comply with the Transportation and Air Quality Control
Measures section of the Municipal Code. The office center shall maintain a
Transportation Information Area, preferential carpool/vanpool parking, parking
designed to admit vanpools, and bicycle parking. The proposal shall comply with
the following minimums.
• At least one parking space shall be designated as carpool or vanpool parking
at all times to comply with the Transportation and Air Quality Control
Measures section of the Municipal Code.
At least four bicycle parking spaces shall be available on the site at all times
to comply the Transportation and Air Quality Control Measures section of the
Municipal Code.
p) Areas where a two -foot parking space overhang is utilized shall not be calculated
as landscaped area for purposes of complying with minimum landscape
requirements.
q) The exposed retaining and nonretaining walls shall be of decorative' material
(slumpstone, split -faced block, stucco, or as approved by the Planning Director).
r) A minimum of 17,938 square feet (15.34 percent) of the development site shall be
landscaped. Landscaped area sizes shall be submitted with the Landscape Plans.
s) The final paving patterns and textures shall match or be of similar quality to the
plans reviewed and approved by the Planning Commission.
t) Final design plans for areas receiving special paving treatments shall be submitted
to the Planning Department for review and approval prior to the issuance of
building permits.
u) All new ground -mounted, wall -mounted and/or roof -mounted equipment not
shown on the approved plans shall be screened from all views, 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 prior to the issuance of building
permits.
v) 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.
w) 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 prior to installation by the Engineer. 11
x) 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 Planning Department and:the City
Engineer.
y) 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.
z) That prior to final building permit approval, a detailed landscape and irrigation
plan in compliance with AB 1881 shall be submitted for all planted areas to be
affected by the project. Plans shall include type, size and quantity of landscape
materials and irrigation equipment. All vegetation areas shall be automatically
irrigated and a detailed watering program and water budget shall be provided. All
Resolution No. 2012-4
Page 6
damaged vegetation shall be replaced and the site shall be kept free of diseased or
dead plant.materials and litter at all times.
aa) All trees shall be indicated on the grading plan, including trees on, ornear the
property line on adjacent properties. The trees shall be marked as to whether they
will be preserved or removed.
bb) The City may require an Arborist report from a certified arborist to determine if
trees on adjacent properties, at or near the property line, can be preserved, per the
Planning Director.
cc) A barrier fence shall be installed along the property line, prior to commencement
of grading, to restrict access onto City property of construction vehicles. This
barrier fencing shall be indicated on the grading plan.
dd) Provide 118 new trees within the project site as indicated on the conceptual
landscape plan submitted by the applicant. At least 30 of these trees shall be 36-
inch box or larger size.. The remainder trees shall be at least 24-inch box. These
trees shall be installed north of the public library.
ee) At the discretion of the Public Works Department, the applicant shall provide a
minimum of 50 24-inch box trees to be .planted at City parks (as indicated on
memo provided:by applicant dated December 2, 2011) or an in -lieu fee of $200
per tree.
ff) Clinging vines shall be installed on all retaining or freestanding walls to assist in
deterring graffiti.
gg) Graffiti -resistant coatings shall be used on all freestanding or retaining walls,
fences, sign structures, or similar structures to assist in deterring graffiti.
hh) Any graffiti that appears on the property during construction shall be cleaned or
removed on the same business day.
ii) A 36-inch high block wall shall be provided on the outside perimeter of all off-
street parking areas abutting a public street. The wall shall be setback a minimum
of five feet from the property line. If berming is proposed as identified on the
preliminary landscape plan, the proposed berm shall be indicated on the grading
plan. A wall or berm shall be provided per Section 26-575 of the WCMC.
jj) 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 per the standard Engineering Division plans. If the trash enclosure is
visible from a public right-of-way, an architectural cover shall be required. If an
architectural cover or an alternate design is required or preferred, then approval of
construction details by the Building Division is required prior to construction.
kk) All medical waste generated by the businesses at the site shall comply with
California Medical Waste Management Act (§117600-118360 of the California
Health and Safety Code).
11) Any sidewalk, hardscape or parking facility, with potholes, broken, raised or
depressed sections, large cracks, mud and/or dust, accumulation of loose material,
faded or illegible pavement striping or other deterioration shall be repaired.
mm) Parking lots or other paved areas with a cracked, broken or otherwise
deteriorating surface, in excess of ten (10) percent of the surface area'shall be
considered a nuisance and shall be repaired.
nn) Prior to requesting a final inspection, the Planning Department shall inspect the
development.
Resolution No. 2012-4
Page 7
oo) All new utilities shall be placed underground prior to issuance of Certificate of
Occupancy. WCMC 23-273.
pp) Recordation of the legal parcel with the Los Angeles County Recorder is required
prior to issuance of building permits.
qq) 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 application. 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 proposal or any improvements
required for the Precise Plan. The indemnity shall be contained in a written
document approved by the City Attorney.
rr) A declaration of Covenants, Conditions, and Restrictions (CC&R's) shall be
prepared by the developer/property owner and submitted to the Planning Director
and the City Attorney. The CC&R's shall be signed and acknowledged by all
parties having any record title interest in the property to be developed. The
CC&R's shall be reviewed and approved by the City and recorded prior to the
recordation of the final tract map. Written proof of recordation with the Los
Angeles County Recorder/Registrars Office shall be provided to the Planning
Department.
ss) All parking facilities shall comply with the "Parking Lot Design and Lighting
Standards."
tt) 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.
uu) Approval of this precise plan is contingent upon, and shall not become effective
unless and until approval of the Mitigated Negative Declaration of Environment
Impact by the City Council. The applicant shall comply with the mitigation
measures as outlined in the Mitigated Negative Declaration of the Environmental
Impact dated September 2011, and as follows:
1. Prior to issuance of building permits, the City Building Official shall verify.
that construction plans submitted by the project proponent reflect use of
architectural coatings that include the following:
• The content of volatile organic compounds (VOC) in proposed
architectural coatings shall not exceed 50 g/1 for interior applications.
• The content of volatile organic compounds (VOC) in proposed
architectural coatings shall not exceed 100 g/1 for exterior applications.
Resolution No. 2012-4
Page 8
This measure shall be verified through standard building inspections in light
of the performance standard that emissions of volatile organic compounds
from application of interior or exterior coatings shall not exceed the daily
emissions thresholds established by the South Coast Air Quality Management
District. The applicant shall bear the cost of implementing this mitigation.
2. Prior to issuance of grading permits, the City Building Official shall verify
that grading plans submitted by the, project proponent identify the location
where exported soil is to be transferred and that the identified location is 10
miles or less from the project site. This measure shall be verified in light of
the performance standard that criteria pollutant emissions from soil hauling
shall not exceed the daily emissions thresholds established by the South Coast
Air Quality Management District. The applicant shall bear the cost of
implementing this mitigation.
3. If removal of existing, mature trees occurs at any time during March, April,
September, or October, a qualified biologist shall visit the site at least 10 days
prior to initiation of removal to determine whether migratory, non -game bird
species are actively nesting or present in trees proposed for removal. If no
bird nests or species are detected during this survey, then tree removal
activities may proceed. If migratory, non -game bird nesting 'or presence is
confirmed, tree removal shall be delayed until two weeks after the young have
fledged or until the species has fled, as confirmed by a qualified biologist.
The results of the biologist's survey shall be reported to the Planning
Director. The applicant shall bear the cost of implementing this mitigation
4. Prior to excavation and construction of the Project Site, the prime construction
contractor(s) shall be cautioned on the legal and/or regulatory implications of
knowingly destroying cultural resources or removing artifacts, human
remains, bottles and other cultural materials from the Project Site.
5. If potential archaeological materials are uncovered during grading or other
earth moving activities, the contractor shall be required to halt work in the
immediate area of the find, and to retain a professional archaeologist to
examine the materials to determine whether it is a "unique archaeological
resource" as defined in Section 21083.2(g) of the State CEQA Statues. If this
determination is positive, the scientifically consequential information shall be
fully recovered by the archaeologist. Work may continue outside of the area
of the find; however, no further work shall occur in the immediate location of
the find until all information recovery has been completed and a report
concerning it filed with the City Planning Department. The applicant shall
bear the cost of implementing this mitigation.
6. If paleontological materials are uncovered during grading or other earth
moving activities, the contractor shall be required to halt work in the
immediate area of the find, and to retain a professional paleontologist to
examine the materials to determine whether it is a significant paleontological
resource. If this determination is positive, the scientifically consequential
information shall be fully recovered by the paleontologist. Work may
continue outside of the area of the find; however, no further work shall occur
in the immediate location of the find until all information recovery has been
completed and a report concerning it filed with the City Planning Department.
The applicant shall bear the cost of implementing this mitigation.
7. If suspected human remains be encountered during grading or other earth
moving activities, the contractor shall be required halt work in the immediate
area of the find and to notify the County Coroner, in accordance with Section
7050.5 of the California Health and Safety Code, who must then determine
whether the remains are of forensic interest. If the Coroner, with the aid of a
supervising archaeologist, determines that the remains are or appear to be of a
Native American, he/she shall contact the Native American Heritage
Resolution No. 2012-4
Page 9
Commission for further investigations and proper recovery of such remains, if
necessary. The applicant shall bear the cost of implementing this mitigation.
8. Off -Site Medical Waste Treatment Facilities, as defined in the California
Medical Waste Management Act, shall be prohibited.
9. Appropriate erosion control and drainage devices shall be incorporated to the
satisfaction of the Building and Safety Division, such as interceptor terraces,
vee-channels, and inlet and outlet structures, as specified by Section 91.7013
of the Building Code.
10. Leaks, drips and spills shall be cleaned up immediately to prevent
contaminated soil on paved surfaces that can be washed away into the storm
drains.
11. Dumpsters shall be covered and maintained. Uncovered dumpster shall be
placed under a roof or cover with tarps or plastic sheeting.
12. All vehicle/equipment maintenance, repair, and washing shall be conducted
away from storm drains. All major repairs shall be conducted off -site. Drip
pans or drop cloths shall be used to catch drips and spills.
13. The project applicant shall implement stormwater BMPs to retain or treat
runoff from a storm event producing 3/ inch of rainfall in a 24-hour period.
The design of structural BMPs shall be in accordance with the Development
Best Management Practices Handbook, Part B — Planning Activities. A
signed certificate from a California Licensed civil engineer or licensed
architect confirming the proposed BMPs meet this numerical threshold
standard is required.
14. Post development peak stormwater runoff discharge rates shall not exceed the
estimated pre -development rate for developments where the increase peak
stormwater discharge rate will result in increased potential for downstream
erosion.
15. All storm drain inlets and catch basins within, and immediately adjacent to the
Project Site, as permitted and approved by the Department of Public Works,
must be stenciled with prohibitive language (such as "NO DUMPING —
DRAINS TO OCEAN") and/or graphical icons to discourage illegal dumping.
Legibility of stencil and signs must be maintained at all times.
16. Materials with the potential to contaminate stormwater must be: (s) placed in
an enclosure such as, but not limited to, a cabinet, shed, or similar structure
that prevents contact with runoff spillage to the stormwater conveyance
system; or (2) protected by secondary containment structures such as berms,
dikes, or curbs.
17. Storage areas shall be. paved and sufficiently impervious to contain leaks and
spills.
18. An efficient irrigation system shall be designed to minimize runoff, including:
drip irrigation for shrubs to limit excessive spray; shutoff devices to prevent
irrigation after significant precipitation; and flow reducers.
19. During excavation and grading activities, construction contractors shall equip
all construction equipment, fixed or mobile, with properly operating and
maintained mufflers, consistent with manufacturer's standards. Construction
contractors shall place all stationary construction equipment so that emitted
noise is directed away from the West Covina Library, as feasible.
Resolution No. 2012-4
Page 10
20. Construction contractors shall locate equipment staging in areas that will
create the greatest distance between construction -related noise sources and the
West Covina Library during all project construction.
21. Prior to issuance of building permits, the project shall fund construction of an
additional northbound left turn lane at the intersection of Pacific Ave. and I-10
Westbound on/off ramps. This measure shall be reflected on construction
drawings submitted to the City.
22. The project's final site plan shall incorporate grading for a future sidewalk and
street trees behind the future sidewalk along the Garvey Avenue frontage, in
accordance with the City's street improvement specifications. If practical, this
sidewalk construction will be coordinated with the Caltrans work related to
the I-10 HOV Lane improvements that includes a portion of this sidewalk.
vv) Public Works
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. All new on -site utility service lines shall be placed underground.
3. A mitigation fee of $200 per tree is required to fund the replacement of
City trees if the Developer does not replace trees on a one to one basis,
offsite at other locations. The fee shall be paid prior to the issuance of
Building permits and based on the final tally of trees.
4. A ten -foot sidewalk with trees and tree wells is required on Garvey,
however, this requirement is waived in -lieu of Caltrans commitment to
building a future 5-foot sidewalk on Garvey as part of the HOV lane
project.
5. Provide direction signage for the library and civic center. To be approved
by the City. An easement may be required.
6. A legal parcel is required. No building permits shall be issued until the
map is recorded.
7. Obtain approval from LACO for temporary and permanent parking
changes to be negotiated by the CDC in a lease revision with the County.
ww) Building Division
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. Building design shall comply with the 2010 California Building Code
(CBC).
3. Separate application(s), plan check(s), and permit(s) is/are required for:
a) Tenant Improvements
b) Grading (see Engineering Division, for requirements)
c) Retaining walls (see Engineering Division for requirements)
d) Block walls exceeding 6 feet in height
e) Signs
f) Fire sprinkler/Alarm systems (see Fire Department Prevention
Bureau for requirements)
g) Plumbing
h) Mechanical
Resolution No. 2012-4
Page I 1
i) Electrical
4. Complete structural plans with calculations will be required. Submit
design for review at formal plans review.
5. Compliance to California T-24 Energy regulations will be required.
Submit design for review at formal plans review.
6. Separate plumbing, mechanical and electrical plan check may be
required. Submit design for review at formal plans review.
7. A soils and geology report is required to address the potential for and
mitigation measures of any seismic induced landslide/liquefaction. Soils
report shall address foundation design and site preparation requirements.
8. All new on -site utility service lines shall be placed underground. WCMC
23-273.
9. A complete building code analysis is required for plan check. .Address
type of construction, occupancy, exiting, allowable areas, allowable
heights, etc. All calculations shall be presented on the drawings. 1
10. . Compliance with the State of California Accessibility regulations is
required, including:
a) Accessible path of travel to entrances from the public sidewalk and
accessible parking. Clearly show connection from the building
entrance to the public sidewalk/accessible parking. The accessible
path shall be:
i) Located outside of the drive aisle (vehicular path)
ii) 48" minimum width
iii) Slope no more than 5% in the direction of travel with cross slope
no more than 2%.
iv) Any curb within a pedestrian path of travel shall be made
accessible by curb ramps.
b) Provide design or accessible exit discharge to Garvey Avenue.
c) Accessible parking:
i) All parking lots shall be provided with accessible parking stalls
pursuant to CBC§ 1129. This is inclusive of all guest and
employee lots.
ii) Shall be located at each main entrance. Where multiple major
entrances occur, accessible parking shall be equally distributed
among the entrances.
iii) Shall be 9 feet wide by 18 feet deep and be provided' with a
loading and unloading passenger access aisle of 8 feet wide for
Van space and 5 feet wide for regular accessible spaces.
d) All employee areas shall be accessible including behind counters and
attendants.
e) All restrooms serving the building shall be accessible.
f) Drinking fountains, if provide shall be accessible. Drinking fountains
(high/low) are required to be. installed.
g) . All public telephones, if provided, shall be accessible. At least one
and 25% shall be equipped for hearing impaired, volume control. At
least one telephone shall comply with CBC 111713.2.9.2 for text
telephones where there are at least 4 phones on the site.
11. Exiting design shall comply with CBC Chapter 10. Preliminary design
will need to be corrected.
a) Stairs shall be design to incorporate approved areas of refuge per
CBC§ 1007.
Resolution No. 2012-4
Page 12
b) Elevators shall be designed as an approved accessible mean of (exit per
CBC§ 1007.
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12. Provide handicap ramp from stair No. 1. Ground floor exits shall be
accessible. l
13. Provide Fire Alarms and Detection systems complying with CBC § 907
for Group B and M occupancies with occupant load > 500 or with
occupant load > 100 above or below the lowest level of exit discharge.
CBC § 907.2.2 and CBC § 907.2.7. li
14. Provide fire sprinklers pursuant West Covina Municipal Code § 71118.13.
Design and installation shall comply with NFPA-13 standards. ii
15. Total plumbing fixtures required shall be determined by Cal11 ifornia
Plumbing Code (CPC) Table 4-1. Use occupant load specified in CPC
Table A of Chapter 4. Occupancy load factor not shown in Table ��A shall
be determined using California Building Code Table 1004.1.1. Core and
shell construction must provide stub -outs to future tenant spaces if
common restrooms do not provide complying fixture counts. 11
16. Install curb, sidewalk or planter in place of wheel stops. If a planter is
11
used, landscaping shall be low groundcover or turf and shall notjiexceed
the height of the six-inch curb.
17. All retaining and freestanding walls facing the public right of way shall
be landscaped with shrubs or vines so as to discourage graffiti. ii,
18. The final map or other legal land division shall be recorded prioir to the
issuance of building permits.
xx) Engineering Division
1. Comply with all conditions contained in Planning Commission Resolution
No. 567. Which outlined the requirements of grading, street improvement,
exterior lighting, water supply, all bonds, trees, landscaping, drainage, and
building related improvements, etc.
II
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. All existing concrete driveway approaches and wheelchair ramps shall be
removed (if required) and reconstructed to meet current ADA
requirements.
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4. All damaged concrete curbs, gutters, sidewalk, etc., shall be removed and
reconstruct per City standard along West Covina Parkway and,; Garvey
Avenue South adjacent to subject property.
5. The developer shall either deposit $30,000 prior to the issuance of
building permits or provide street rehabilitation work up to centerline of
West Covina Parkway contiguous to subject property. 11
it
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 l this use
shall comply with Planning Commission' Resolution No. 2513 and be
constructed to the City of West Covina Standards. II
8. All of the following requirements, shall be satisfied: I'
Resolution No. 2012-4
Page 13
a) A final grading and drainage plan showing existing and prroposed
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.
1
b) 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.
c) . An itemized cost estimate for all on -site and off -site improvements
to be constructed (except buildings) shall be 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.
Ili
9. 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.
10. The proposed subdivision shall conform to West Covina Municipal Code
Chapter 20 - Subdivisions.
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.
6. The City Clerk shall certify as to the passage of this Resolution.
APPROVED AND ADOPTED on this 10th day of January, 2012.
'Mkyor Michael Touhe
ATT T:
City'Clerk Laur'e 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 held thereof on the 1 oth. day of January 2012 by the following
vote of the City Council:
AYES: Herfert, Lane, Touhey
NOES: Sanderson, Sykes
ABSENT: None
ABSTAIN: None
APPROVED AS TO FORM:
4CAttorncy Arriodd Alvarez-Glasman