Resolution - 2012-6RESOLUTION NO.2012-6
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, OVERTURNING THE DECISION OF THE
PLANNING COMMISSION AND APPROVING TENTATIVE TRACT MAP
NO. 71595
TENTATIVE TRACT MAP NO. 71595
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 the forms prescribed
in Chapter 26, Article VI of the West Covina Municipal Code, requesting approval of a tentative
tract map to subdivide the 14.9-acre site to create a 29,000-square foot parcel for medical office
condominiums on that certain property described as:
Assessor's Parcel Numbers 8474-001-906 in the records 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 precise plan (No. 11-02) for the site plan and architecture and a tree
removal permit to remove significant trees has been submitted for the development of the
project; 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 22nd
day of November, 2011, conduct a duly noticed public hearing to consider the subject application
for a tentative tract map (No. 71595), at which time the Planning Commission adopted
Resolution No. 11-5452 denying the application; and
WHEREAS, on December 1, 2011, an appeal of the Planning Commission action was filed
by Peiching Lee, CGM Development, Inc; and
WHEREAS, the City Council did, on the 1 oth day of January, 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:
1. 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.
Resolution No. 2012-6
Page 2
2. The project includes a General Plan amendment to change the land use designation from
"Public Facilities" to "Service and Neighborhood Commercial."
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 a 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 tentative tract map are as follows:
a. That the proposed map is consistent with applicable general and specific plans.
b. That the design or improvement of the proposed subdivision is consistent with
applicable general and specific plans.
C. That the site is physically suitable for the type of development.
d. That the site is physically suitable for the proposed density of development.
e. That the design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage or substantially and avoidably injure fish,
wildlife or their habitat.
f. That the design of the subdivision or the type of improvements are not likely to
cause serious public health problems.
g. That the design of the subdivision or the type of improvements will not conflict with
easements acquired by the public for access through or use of property within the
proposed subdivision.
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:
1. On the basis of the evidence presented, both oral and documentary, for Tentative Tract Map.
No. 71595, the City Council makes the following, findings:
a. With the approval of a General Plan amendment and zone change, the approval of
the tentative tract map is consistent with the City of West Covina General Plan.
The proposed office building will be constructed to meet the development
standards of the zone, except for parking for which a variance is being sought, and
the California Building Code.
b. The design and improvements of the proposed subdivision and precise plan is
consistent with the General Plan in that the proposed medical office condominium
is compatible with Public Facilities, commercial, and residential uses in the
vicinity. The project is also consistent with.the "Neighborhood Commercial" (N-
C) Zone.
Resolution No. 2012-6
Page 3
11
C. The site consists of a 2.69-acre development site. The tentative tract map would
create an approximately 29,000-square foot parcel where the medical office
building would be constructed. The City would lease the approximately 88,840-
square foot surface parking lot to the medical office building. Therefore, the
development site would be physically adequate to accommodate the development.
d. The subject site is physically suitable for the type and density of development
proposed by the tentative tract map because the site is surrounded by other office
uses. Therefore, being an infill development, infrastructure can easily be extended to
the project site to serve the project. The site will be developed in accordance with
the grading and construction requirement of the West Covina Municipal Code and
the City Engineer.
e. The subdivision design and type of improvements proposed in the tentative tract
map are not likely to cause serious public health problems because the
development and public improvements will be performed per the requirements of
all applicable standards and codes, and the mitigation measures identified in the
Initial Study/Mitigated Negative Declaration. There are no known endangered,
threatened or rare species or habitats, or designated natural communities, wetlands
habitat, or wildlife dispersal or migration corridors present on site.
£ The proposed map and improvements will have access to a public sanitary sewer
system, for the removal and disposal of wastewater, and to other necessary utility
services. The site will be developed in accordance with the standards of the
Public Works Department, the Municipal Code, the California Building Code and
other applicable requirements.
g. The tentative tract map does not call out any easements. If any easements exist
within the site, the developer will be responsible for any relocation or maintaining
existing easements to avoid any negative impacts as of result of the implementation
of the proposed project.
2. That pursuant to all of the evidence presented, both oral and documentary, and further based
on the findings above, the tentative tract 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 tentative map by the
Planning Commission or City Council.
3. That the tentative tract 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
and tree removal permit 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 pursuant to all of the evidence presented, both oral and documentary, and further based
on the findings above, Tentative Tract Map No. 71595 is approved subject to the following
conditions:
a. Comply with plans reviewed by the City Council on January 10, 201.2.
Resolution No. 2012-6
Page 4
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. These conditions of approval shall be printed on the working drawings submitted to
the Building Division for review.
d. Recordation of the legal parcel with the Los Angeles County Recorder is, required
prior to issuance of building permits.
e. 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.
f. All trees shall be indicated on the grading plan, including trees on, or near the
property line on adjacent properties. The trees shall be marked as to whether they will
be preserved or removed.
g. 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.
h. 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.
i. The exposed retaining and nonretaining walls shall be of decorative material
(slumpstone, split -faced block, stucco) as approved by the Planning Director.
j. The approved use shall not create a public nuisance as defined under Section 15-200
of the West Covina Municipal Code.
k. The approved use shall be in compliance with the Noise Ordinance (Chapter 15).
1. Approval of this tentative tract map 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.
in. This approval shall become null and void if a building permit is not obtained within
two (2) years of the date of this approval.
n. The applicant shall sign an affidavit accepting all conditions of this approval.
o. That any proposed change to the approved tentative tract map shall be reviewed by
the Planning, Public Works, Fire and Police Departments, and the written
authorization of the Planning Director shall be obtained prior to implementation.
p. 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.
q. All new gutters and downspouts shall not project from the vertical surface of the
building pursuant to Section 26-568 (a) (3).
r. All new pole mounted parking lot lighting shall be accurately indicated on the grading
plan and shall be located within landscaped or hardscaped area. The Engineer shall
accurately stake Pole locations prior to installation.
s. A parking lot lighting plan showing electrolier types, and locations, average
illumination levels, points of minimum illumination and photometric data in
Resolution No. 2012-6
Page 5
conformance with Planning Commission Resolution No. 2513 and as requested shall
be submitted to and approved by the Planning Department and the City Engineer.
t. 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
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 damaged
vegetation shall be replaced and the site shall be kept free of diseased or dead plant
materials and litter at all times.
u. All trees shall be shown on the grading plan. The plan shall clearlyindicate what
trees are to be preserved and what trees are to be removed.
v. 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.
w. All new utilities shall be placed underground prior to issuance of Certificate of
Occupancy. WCMC 23-273.
x. A declaration of Covenants, Conditions, and Restrictions (CC&R's) shall be prepared
by the developer/property owner and submitted to the Planning Director and4he 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.
y. All common areas shall be owned, operated and maintained by the Property) Owners
Association.
z. The Property Owners' Association (POA) shall be responsible for the maintenance of
the common open space and all improvements. Any graffiti applied to the sound wall
or any common wall shall be promptly removed by the Property Owners' Association.
aa. 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 project. 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 project or any improvements required for the project. The indemnity shall be
contained in a written document approved by the City Attorney.
bb. The applicant shall meet any and all monitoring or reporting -requirements necessary to
ensure compliance with the mitigation measures contained in the Negative
Declaration of Environmental Impact as those may be determined by the City,
including, but not limited to, entering into an agreement to perform and/or for
monitoring and reporting during project construction and implementation. The
applicant further agrees it will cease construction of the project immediately upon
written notice of a violation of such requirement and that such a provision may be part
of any agreement of City and applicant.
Resolution No. 2012-6
Page 6
cc. 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/l for exterior applications.
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
Resolution No. 2012-6
Page 7
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 li shall be
fully recovered by the paleontologist. Work may continue outside of th'e 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 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.
Resolution No. 2012-6
Page 8
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 shallequip 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.
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.
dd. 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
approximate 29,000 square foot parcel to be acquired by Developer 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. 4
ee. Building Division
L. 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).
Resolution No. 2012-6
Page 9
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
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.
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.
Resolution No. 2012-6
Page 10
f Drinking fountains, if provided, 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 1117B.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 designed to incorporate approved areas of refuge per CBC§
1007.
b . Elevators shall be designed as an approved accessible mean of exit per CBC§
1007.
12. Provide handicap ramp from stair No. 1. Ground floor exits shall be accessible.
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.
14. Provide fire sprinklers pursuant West Covina Municipal Code § 7-18.13. Design
and installation shall comply with NFPA-13 standards.
15. Total plumbing fixtures required shall be determined by California 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.
16. 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.
17. All retaining and freestanding walls facing the public right of way shall be
landscaped with shrubs or vines so as to discourage graffiti.
18. The final map or other legal land division shall be recorded prior to the issuance
of building permits.
ff. 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.
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.
4. All damaged concrete curbs, gutters, sidewalk, etc., shall be removed and
reconstructed per City standard along West Covina Parkway and Garvey Avenue
South adjacent to subject property.
Resolution No. 2012-6
Page 11
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.
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. 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) 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.
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 Il 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 10`h day of January, 2012.
May r Michael Touhey
ATTEST:
City Clerk daurie Carrico
Resolution No. 2012-6
Page 12
o California, hereby certify I, LAURIE CARRICO, CITY CLERK of the City of West Covina, Ca o a, do y e y
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
r.
NOES: Sanderson, Sykes
ABSENT: None
ABSTAIN:. None - - -
City Clerk La e Carrico '
APPROVED AS TO FORM:
C ty Attorney Adold Alvarez-Glasman