Covina City Council
May 3, 2022

Resolution CC 2022-46 Exhibit A

EXHIBIT A

FIRST AMENDED RATE AND METHOD OF APPORTIONMENT
(Please see Exhibit A to Resolution CC 2022-45, Attachment B, in this same packet)

RESOLUTION CC 2022-47

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COVINA,

CALIFORNIA, MAKING CERTAIN FINDINGS, CERTIFYING THE

RESULTS OF AN ELECTION AND ADDING PROPERTY TO
COMMUNITY FACILITIES DISTRICT NO. 2007-1 (PUBLIC SERVICES), ANNEXATION NO. 30
WHEREAS, the City Council of the City of Covina (the “City Council”), has previously formed a Community Facilities District pursuant to the provisions of the “Mello-Roos Community Facilities Act of 1982”, being Chapter 2.5, Part 1, Division 2, Title 5 of the Government Code of the State of California, said Article 3.5 thereof. The existing Community Facilities District being designated as Community Facilities District No. 2007-1 (Public Services) (hereafter referred to as CFD No. 2007-1); and
WHEREAS, the City Council initiated proceedings to annex certain territory to Community Facilities District No. 2007-1 (Public Services), Annexation No. 30 (hereafter referred to as “Annexation No. 30”); and
WHEREAS, at this time the unanimous consent to the annexation of Annexation No. 30 has been received from the property owner or owners of such territory; and WHEREAS, twelve (12) or more registered voters have not resided within the territory of Annexation No. 30 for each of the ninety (90) days preceding May 3, 2022, therefore, pursuant to the Act the qualified electors of Annexation No. 30 shall be the “landowners” of Annexation No. 30 as such term is defined in Government Code Section 53317(f) and each such landowner who is the owner of record, or the authorized representative thereof, shall have one vote for each acre or portion of an acre of land that she or he owns within; and WHEREAS, the time limit specified by the Act for conducting an election to submit the levy of the special taxes on the property within Annexation No. 30 to the qualified electors of Annexation No. 30 and the requirements for impartial analysis and ballot arguments have been waived with the unanimous consent of the qualified electors of Annexation No. 30; and WHEREAS, the City Council adopted on May 3, 2022 a resolution entitled “Resolution of the City Council of the City of Covina, California, Calling a Special Election and Submitting to the Voters of Annexation No. 30 of City of Covina Community Facilities District No. 2007-1 (Public Services) Propositions Regarding the Annual Levy of Special Taxes within Annexation No. 30 to Finance Public Services, and the Establishment of an Appropriations Limit” (the “Resolution Calling Election”), calling for a special election (the “Special Election”) of the qualified electors within Annexation No. 30; and
WHEREAS, pursuant to the terms of said resolution, which are by this reference incorporated herein, the Special Election was held on May 3, 2022, and the City Clerk has on file a Certificate of Election Official and Statement of Votes Cast (the “Certificate”), a copy of which is attached hereto as Exhibit A and by this reference incorporated herein; and WHEREAS, the measures voted upon did receive the favorable 2/3’s vote of the qualified electors, and the City Council desires to declare the results of the Special Election; and

Resolution CC 2022-47 Page 2 of 3
WHEREAS, a map showing the territory to be annexed and designated as Annexation No. 30 (hereafter referred to as the “Annexation Map”), a copy of which is attached as Exhibit B hereto and incorporated herein by this reference, and a list of Properties to be annexed and landowners, a copy of which is attached as Exhibit C hereto and incorporated herein by this reference, has been submitted to the City Council.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. Recitals. The above recitals are all true and correct.

SECTION 2. Findings. This City Council does hereby determine as follows:
(a) The unanimous consent to the annexation of Annexation No. 30 to CFD No. 2007-1 has been given by all of the owners within Annexation No. 30 and such consent shall be kept on file in the Office of the City Clerk. (b) Twelve (12) or more registered voters have not resided within the territory of Annexation No. 30 for each of the ninety (90) days preceding May 3, 2022, therefore, pursuant to the Act the qualified electors of Annexation No. 24 shall be the “landowners” of such Annexation No. 30 as such term is defined in Government Code Section 53317(f). (c) Pursuant to the Certificate, the qualified electors of Annexation No. 30 have unanimously voted in favor of the levy of special taxes within Annexation No. 30 upon its annexation to CFD No. 2007-1 and the establishment of an appropriations limit for Annexation No. 30.

SECTION 3. Annexed Area. The boundaries and parcels of territory within Annexation No. 30 and on which special taxes will be levied in order to pay for the costs and expenses of authorized public services are shown on the Annexation Map as submitted to and hereby approved by this City Council.

SECTION 4. Declaration of Annexation. The City Council does hereby determine and declare that Annexation No. 30 is now added to and becomes a part of CFD No. 2007-1. The City Council, acting as the legislative body of CFD No. 2007-1, is hereby empowered to levy the authorized special tax within Annexation No. 30.

SECTION 5. Notice. Immediately upon adoption of this Resolution, notice shall be given as follows:

An Amendment to the Notice of Special Tax Lien (Notice of Annexation) shall be recorded in the Office of the County Recorder no later than fifteen (15) days after the date of adoption of this Resolution.

SECTION 6. The City Clerk shall certify to the passage and adoption of this resolution and shall enter the same in the Book of Original Resolutions.

Resolution CC 2022-47 Page 3 of 3
APPROVED and PASSED this 3
rd day of May, 2022.

City of Covina, California
BY:

PATRICIA CORTEZ, Mayor
ATTEST:
___________________________________________

GEORGIANNA NICOLE ALVAREZ
Chief Deputy City Clerk

CERTIFICATION
I, Georgianna Nicole Alvarez, Chief Deputy City Clerk of the City of Covina, do hereby certify that Resolution CC 2022-47 was duly adopted by the City Council of the City of Covina at a regular meeting held on the 3
rd day of May, 2022, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Dated:

GEORGIANNA NICOLE ALVAREZ
Chief Deputy City Clerk

Resolution CC 2022-47 Exhibit A

EXHIBIT A

CERTIFICATE OF ELECTION OFFICIAL AND STATEMENT OF VOTES CAST

Resolution CC 2022-47 Exhibit A

CERTIFICATE OF ELECTION OFFICIAL AND STATEMENT OF VOTES CAST

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.

CITY OF COVINA )
The undersigned, ELECTION OFFICIAL OF THE CITY OF COVINA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, DOES HEREBY CERTIFY that pursuant to the provisions commencing with Section 53326 of the Government Code of the State of California, I did canvass the returns of the votes cast at the

CITY OF COVINA
COMMUNITY FACILITIES DISTRICT NO. 2007-1
(PUBLIC SERVICES)
ANNEXATION NO. 30

SPECIAL ELECTION
in the City, held on May 3, 2022.

I FURTHER CERTIFY that this Statement of Votes Cast shows the whole number of votes cast in the area proposed to be annexed, Annexation No. 30 to Community Facilities District No. 2007- 1 (Public Services) of the City of Covina for or against the Measure are full, true and correct.

NUMBER OF ELIGIBLE VOTES:

VOTES CAST ON PROPOSITION A: YES
NO
VOTES CAST ON PROPOSITION B: YES
NO
WITNESS my hand this 3
rd day of May, 2022.
_____________________________________
City Clerk
City of Covina

Resolution CC 2022-47 Exhibit B

EXHIBIT B

ANNEXATION MAP

Resolution CC 2022-47 Exhibit C

EXHIBIT C

LIST OF PROPERTIES TO BE ANNEXED

Resolution CC 2022-47 Exhibit C

LIST OF PROPERTIES TO BE ANNEXED
ANNEXATION NO. 30
ASSESSOR PARCEL NO(S) 8444-010-028
Vesting Tract No.

N/A
Address
342 S Fourth Avenue, Covina, CA 91723
Landowner
66 LLC, A California Limited Liability Company
Attn: Ara Tchaghlassian
4490 Ayers Avenue
Vernon, CA 90058

CC Regular Meeting

AGENDA ITEM REPORT
ITEM NO. PH 2
Meeting: CC Regular Meeting - May 03 2022
Title: Ordinance 22-06 Approving Zoning Code Amendment (ZCA) 22-002 Amending Chapter

17.69 (“Accessory Dwelling Units”) of Title 17 (Zoning) of the Covina Municipal Code Related to Accessory Dwelling Units; and Find the Proposed Zoning Code Amendment to be Exempt From the Requirements of the California Environmental Quality Act (CEQA) Pursuant to CEQA Guidelines Section 15282(h)
Presented By: Brian K. Lee, AICP, Director of Community Development Recommendation: Waive full reading, read by title only, and introduce for first reading Ordinance 22-06 entitled, “An Ordinance of the City of Covina, California, amending various sections of the zoning code (Title 17 of the Covina Municipal Code) regarding accessory dwelling units and junior accessory dwelling units, and making a determination of exemption under the California Environmental Quality Act (“CEQA”).

EXECUTIVE SUMMARY / BACKROUND:

At the duly noticed public hearing on March 22, 2022 the Planning Commission considered the proposed Zoning Code amendment, as described in the title of this report, and adopted Resolution No. 2022-003 PC by a 5-0-0 vote recommending that the City Council approve the proposed ordinance (Attachment A).

DISCUSSION:

On January 25, 2022, the Planning Commission held a Study Session to discuss amending Chapter 17.69 (“Accessory Dwelling Units”) of the Covina Municipal Code to discuss and consider changes in areas where local jurisdiction has the discretion to tailor its ADU regulations based on recent local conditions.

Since its enactment in January 2019, staff has received 112 ADU submittals. Of the 112 submittals received, 12 are 2-story ADUs and 9 are ADUs in multi-family lots. A summary table listing the total number of ADUs under review by Planning, Building & Safety, Number of Permits Issued, and Number of Permits Finaled /Closed are summarized in the table below and further detailed in Attachment C (Planning Commission Agenda Report March 22, 2022).

In light of recent community concerns and volume of ADU submittals received, the proposed ordinance amendment includes changes in Building Height, ADU Size Limits, Design Review/Objective Design Standards, ADUs on Multi-family lots, and ADUs on Hillside properties & High Fire Severity Zones.

A. Building Height and Setbacks. These changes are proposed as a result of complaints received by staff regarding privacy impacts/nuisances resulting from two-story ADUs that are 4 feet from the side and rear property line. The Planning Commission recommended that ADUs greater than 16 feet in height only be permitted within the primary residence “buildable area,” as determined under CMC Sections 17.14 and 17.26 residential development standards.

B. Design Review & Size Limits. State law limits design review unless objective design standards are established. The intent of Objective Design Standards is to provide applicants and developers with a clear understanding of the City’s expectations for residential project design. Objective design standards are written as requirements, rather than guidelines. Attractive design, quality construction, and good land use planning strengthen the image, economy, character and stability of a community while unattractive design and poor planning adversely affects its image and welfare of its residents. The recommended objective design standards outlined within the attached draft ADU Ordinance assist applicants and developers with providing clear and concise development requirements for a better and quality design.

C. Size Limits. State Law provides a maximum floor area of 1,200 square feet for a detached ADU’s and 50% floor area of primary dwelling (1,200 max) for an attached ADU. In many cases, applicants and developers attempt to maximize the ADU size, regardless of lot size and its available open space, resulting in a 2-story ADU option to maximize the 1,200 square foot allowable ADU size. The Planning Commission recommends a size reduction from 1,200 to 1,000 square feet. In doing so, the applicant is afforded the right to construct an ADU and, a smaller ADU will be more in scale with its lot size. Partial preservation of private open space will be maintained, while also serving as a buffer to neighboring properties.

D. ADUs on Multi-family lots. The Planning Commission is also amending the city ADU Ordinance to include ADUs on multi-family lots, so as to be in conformance with recent changes in State Law.

E. ADUs on Hillside properties & High Fire Severity Zones. And lastly, staff has also received ADU submittals for hillside properties. In light of recent submittals in such areas, the planning commission is recommending new development standards for ADUs on hillside properties and High Fire Severity Zoned areas.

At the Planning Commission public hearing of March 22, 2022, the Commission received public comment and following deliberation adopted Resolution No. 2022-003PC (Attachment B) recommending City Council approval of the draft ordinance. The original March 22, 2022 Planning Commission report is provided for City Council review, which has the full background of the proposed code changes. (Attachment C).

FISCAL IMPACT:

No specific development would be approved by the proposed ordinance. It is reasonable to expect that future construction of ADUs pursuant to the ordinance would have fiscal impacts related to increased property tax, community facilities district revenues, other taxes and fees, and costs of providing public services to new residents, but it is not possible to quantify fiscal impacts at this time.

CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT):

The proposed ordinance is exempt from the requirements of the California Environmental Quality Act (“CEQA”) (Cal. Pub. Resources Code, § 21000 et seq.) and the CEQA Guidelines (Cal. Code Reg., tit. 14, § 15000 et seq.) pursuant to California Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282(h).

ATTACHMENTS:

Attachment A - Ordinance 22-06 ZCA 22-002 ADUs
Attachment B - PC Resolution 2022-003 (Amend ADU Ordinance - ZOA 22-002) Attachment C - PC Staff Report with Exhibits
Respectfully submitted,

ORDINANCE 22-06

AN ORDINANCE OF THE CITY OF COVINA, CALIFORNIA,
AMENDING VARIOUS SECTIONS OF THE ZONING CODE (TITLE 17

OF THE COVINA MUNICIPAL CODE) REGARDING ACCESSORY

DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS,

AND MAKING A DETERMINATION OF EXEMPTION UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”)
WHEREAS, the California Department of Housing and Community Development has determined that housing production is not keeping pace with demand, and the housing shortage is causing people to drive longer distances between a home that is affordable and where they work, or double up to share space, both of which reduces quality of life and produces negative environmental impacts; and
WHEREAS, accessory dwelling units can address a portion of the need for additional housing; and
WHEREAS, recent amendments to California Government Code Sections 65852.2 and 65852.22 became effective on January 1, 2020 that regulate the development of Accessory Development Units (“ADUs”) and Junior Accessory Development Units (“JADUs”); and WHEREAS, Zoning Code Amendment (ZCA) 19-07 was adopted May 7, 2019 amending various provisions of Title 17 (Zoning) of the Covina Municipal Code (CMC) to establish appropriate standards and procedures related to accessory dwelling units consistent with State law collectively, the proposed" Zoning Code Amendments"); and WHEREAS, recent amendments to California Government Code Sections 65852.2 and 65852.22 became effective on January 1, 2021 that regulate the development of Accessory Development Units (“ADUs”) and Junior Accessory Development Units (“JADUs”) necessitate amendment to 17.69 for compliance and clarity; and
WHEREAS, Zoning Code Amendment (ZCA) 20-10 was adopted December 1, 2020 amending various provisions of Title 17 (Zoning) of the Covina Municipal Code (CMC) to establish appropriate standards and procedures related to accessory dwelling units consistent with State law collectively, the proposed" Zoning Code Amendments"); and WHEREAS, CMC Section 17. 80. 010 provides that any amendment to the text of Title 17 (Zoning) of the CMC that imposes any regulation not theretofore imposed or removes or modifies any such regulation theretofore imposed shall be made according to the procedure set forth in CMC Sections 17. 80. 020 through 17. 80. 070; and WHEREAS, Zoning Code Amendment (ZCA) 22-002 proposes to amend Chapter 17.69 (“Accessory Dwelling Units”) of Chapter Title 17 (Zoning) of the Covina Municipal Code (CMC) to establish appropriate standards and procedures related to accessory dwelling units consistent with State law (collectively, the proposed “Zoning Code Amendments”); and

Ordinance 22-06 Page 2 of 12
WHEREAS, CMC Section 17. 80. 020 provides that the Planning Commission may initiate proceedings by motion and then hold public hearings and make a recommendation on proposed Zoning Code text amendments as provided in CMC Sections 17. 80. 030 through 17. 80. 050; and
WHEREAS, CMC Section 17. 80. 030 provides that the City' s Planning Department shall study the proposed amendment and shall provide information necessary to assure action consistent with the intent of Title 17 (Zoning) of the CMC and the City of Covina General Plan; and WHEREAS, CMC Section 17. 80. 040 provides that after the Planning Commission initiates proceedings by motion, the Community Development Director shall give notice of a public hearing in accordance with Sections 17. 80.040.B. and C.; and WHEREAS, CMC Section 17. 80. 050 provides that the Planning Commission shall hold a public hearing on the date and at the time and place specified in the notice; and WHEREAS, on March 22, 2022, during a duly noticed public hearing, the Planning Commission adopted Resolution 2022-003 PC, recommending to the City Council the adoption of this Ordinance 22-06 approving Zoning Code Amendment (ZCA) 22-002, a Notice of Exemption and the amendments herein; and
WHEREAS, on May 3, 2022, the City Council held a duly noticed public hearing at which time interested persons had an opportunity to testify in support of, or opposition to, the proposed amendments, and at which time the City Council considered the Notice of Exemption and Zoning Text Amendment.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. The above recitals are all true and correct.

SECTION 2. The City Council has reviewed and considered the information included in the General Plan, Zoning Code and Staff Report for the Public Hearing and public testimony prior to taking action on this Ordinance. This information is on file and available at the Community Development Department at Covina City Hall.

SECTION 3. The City Council finds that the proposed Ordinance amends portions of the Covina Municipal Code is in substantial compliance with State law and is consistent with the following goals and policies of the General Plan and would not be detrimental to the public interest, health, safety, convenience, or welfare of the City. Applicable General Plan goals are identified below with a description of how the Accessory Dwelling Unit/Junior Accessory Dwelling Unit Ordinance furthers the goals of the General Plan:

A. Policy 2 Facilitates housing production commensurate with projected needs for households of all types and income levels.

B. Policy 4 Mitigates potential constraints to housing for households of all income levels and persons with disabilities.

Ordinance 22-06 Page 3 of 12
C. Policy 5 Affirmatively furthers fair housing and equal housing opportunities for all persons.

SECTION 4. The City Council has independently reviewed and considered the requirements of the California Environmental Quality Act (“CEQA”) and finds and determines that the adoption of this Ordinance is exempt pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282 (h), as an action to implement the provisions of Government Code Sections 65852.2 and 65852.22.

SECTION 5. Chapter 17.69 (Accessory Dwelling Units) of Title 17 (Zoning) of the Covina Municipal Code is hereby amended in its entirety to read as follows:
“Chapter 17.69 Accessory Dwelling Units and Junior Accessory Dwelling Units.

17.69.010 Intent.

17.69.015 Definitions.

17.69.020 Application and Approval Process.

17.69.030 Accessory Dwelling Unit Development Standards.

17.69.040 Local Accessory Dwelling Unit Development Standards.

17.69.050 Junior Accessory Dwelling Unit Development Standards.

17.69.010 Intent.

This chapter is intended to implement the requirements of California Government Code Section 65852.2 regarding accessory dwelling units (ADUs) and 65852.22 regarding junior accessory dwelling units (JADUs). In the event of a conflict between the Government Code, as it may be amended from time to time, and this chapter, the Government Code shall prevail. In the event of a conflict between this chapter and another provision of this code, this chapter shall prevail.

17.69.015 Definitions.

The following words shall have the meanings set forth below, unless the context otherwise permits or requires:

1. “Accessory Dwelling Unit” or “ADU” has the meaning ascribed in Government Code Section 65852.2, as the same may be amended from time to time.

2. “Attached ADU” means an ADU that is constructed as a physical expansion (i.e., addition) of the Primary Dwelling and shares a common wall with the Primary Dwelling.

3. “Detached ADU” means an ADU that is constructed as a separate structure from the Primary Dwelling, which does not share any walls with the Primary Dwelling.

4. “Existing structure” means an existing single-family dwelling, multi-family dwelling, or other accessory structure that can be safely converted into habitable space under the California Building Standards Code, as amended by the City, and other applicable law.

Ordinance 22-06 Page 4 of 12

5. “Junior Accessory Dwelling Unit” or “JADU” has the meaning ascribed in Government Code Section 65852.22, as the same may be amended from time to time.

6. “Primary dwelling” means the existing or proposed single-family dwelling or multi-family dwelling on the lot where an ADU would be located.

7. “Public transit” has the meaning ascribed in Government Code Section 65852.2(j), as the same may be amended from time to time.

8. “Tandem parking” means two or more automobiles parked on a driveway or in any other location on a lot, lined up behind one another.

17.69.020 Application and Approval Process.

A. An application for an accessory dwelling unit or junior accessory dwelling unit shall be considered ministerial, without discretionary review or a hearing, within 60 days after receiving a complete application. Certain accessory dwelling units are reviewed through a ministerial building permit only process and shall be subject only to the standards in Section 17.69.030 (see paragraph “D” below), whereas other accessory dwelling units are subject to a ministerial Planning ADU Review and subject to the standards in Section 17.69.030 and the local standards in Section

17.69.040 (see paragraph “E” below). Junior accessory dwelling units shall be reviewed through a ministerial building permit only process and shall be subject only to the standards in Section

17.69.050 (see paragraph “D” below).

B. If an accessory dwelling unit is being proposed as part of a newly proposed accessory structure, the application for the accessory dwelling unit may be considered separate from, and after, the application for the accessory structure.

C. The lot shall contain an existing primary unit at the time an application for an accessory dwelling unit or junior accessory dwelling unit is submitted, or the application for the accessory dwelling unit or junior accessory dwelling unit may be made in conjunction with the development of the primary unit. Where the applicant needs a discretionary approval for the primary dwelling unit, commencement of the 60-day review period shall commence upon the approval of the primary dwelling unit. However, the City may choose to process the accessory dwelling unit / junior accessory dwelling unit and the primary dwelling unit concurrently, so long as the application for the accessory dwelling unit / junior accessory dwelling unit is approved within 60 days after the approval of the primary structure and the primary structure is issued building permits prior to or concurrent with the accessory dwelling unit / junior accessory dwelling unit.

D. The Director of Community Development, or designee, shall approve an application for the following accessory dwelling units and junior accessory dwelling units in a streamlined building permit only process, so long as the proposed ADU complies with the requirements of Section 17.69.030:

1. Accessory Dwelling Units on Single Family Lots (Conversions and Simultaneous Proposals): One accessory dwelling unit within the space of an existing or proposed single-family dwelling or a detached accessory dwelling unit in an existing accessory structure.

The accessory dwelling unit may expand the space of the existing accessory structure by up to 150

Ordinance 22-06 Page 5 of 12
square feet beyond the physical dimensions of the accessory structure to allow for ingress and egress. Rear and side yard setbacks must be sufficient for fire and safety. The accessory dwelling unit must have exterior access separate from the proposed or existing single-family dwelling. An ADU allowed under this subparagraph may be combined with a JADU authorized under Section

17.69.050.

2. Detached Accessory Units on Single Family Lots: One detached, new construction ADU, so long as the ADU maintains at least a 4-foot rear and side yard setback, does not exceed 800 square feet, and does not exceed a height of 16 feet. This ADU may be combined with a JADU authorized under Section 17.69.050.

3. Accessory Dwelling Units in Multifamily Buildings. Multiple ADUs within the portions of an existing multifamily dwelling, in spaces not used as living space. Examples include conversion of storage rooms, boiler rooms, attics, basements, and garages. Each unit must comply with building standards. The number of ADUs that may be created in a multifamily dwelling is equal to 25% of the number of existing units, or one accessory unit, whichever is greater.

4. Detached ADUs on Multifamily Lots: Not more than two detached ADUs, on a lot with an existing multifamily dwelling. The accessory units are subject to a 16-foot height limit and must maintain at least a 4-foot rear and side yard setback. An applicant may apply to build ADUs either under paragraph “3” or paragraph “4” but not both.

E. For an accessory dwelling unit that does not qualify for the approvals under subdivision “D” above, the Director of Community Development, or designee, shall approve a ministerial Planning ADU Review if the ADU complies with the standards in Section 17.69.030 and the local standards in Section 17.69.040.

17.69.030 Accessory Dwelling Unit Development Standards.

The following standards shall apply to all accessory dwelling units:

A. No more than one accessory dwelling unit and one junior accessory dwelling unit shall be permitted on any one lot.

B. The minimum gross floor area of an accessory dwelling unit shall be 220 square feet.

C. The total area of floor space for an attached accessory dwelling unit shall not exceed 50 percent of the existing primary dwelling living area, with a maximum floor area of 1,000 square feet.

D. The accessory dwelling unit may be rented but shall not be sold or otherwise conveyed separately from the primary residence on the lot. The owner of the lot shall enter into a restrictive covenant with the city providing that the accessory dwelling unit shall not be sold, or title thereto transferred separate from that of the property as a whole, and shall not be leased for a period of less than 30 consecutive days.

E. An attached accessory dwelling unit shall have a separate entrance.

F. In addition to the required parking for the primary unit, one off-street parking space shall be provided on the same lot that the accessory dwelling unit is located. However, this paragraph

Ordinance 22-06 Page 6 of 12
“F” shall not require an off-street parking space if:

1. The accessory dwelling unit is located within one-half mile, measured in walking distance, of public transit, including bus stops;

2. The accessory dwelling unit is located within an architecturally and historically significant historic district;

3. The accessory dwelling unit is part of the proposed or existing primary residence or an existing accessory structure;

4. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit; or

5. When there is a designated parking space for a car share vehicle located within one block of the accessory dwelling unit.

G. Off-street parking shall be permitted in front, side, and rear yard setback areas or through tandem parking. The parking does not need to be covered or in an enclosed garage.

H. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or where such structure is converted into an accessory dwelling unit, any off-street parking required for the primary residence that is lost shall not be required to be replaced.

I. No setback shall be required for an existing legally constructed garage that is converted to an accessory dwelling unit, or for a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit. Side yard and rear yard setbacks of four feet shall be required for any other accessory dwelling unit, with the exception of two-story accessory dwelling units. ADUs greater than 16 feet in height, (i.e. detached two-story ADUs, a second-story ADU above a garage, the addition of a second-story ADU to an existing single-story residence, the addition of an attached two-story ADU to the primary residence, or any combination thereof) shall be permitted within the primary residence “buildable area,” as determined under CMC Sections 17.14 and 17.26 residential development standards.

J. Upon approval of an accessory dwelling unit on a lot, the lot shall not be further divided unless there is adequate land area to divide the lot consistent with the general plan and zoning designation.

K. A parcel with an existing guest house may not also have an accessory dwelling unit; however, a guest house may be converted to an accessory dwelling unit subject to the provisions of this chapter.

L. Except as otherwise required herein, all construction, structural alterations or additions made to create an accessory dwelling unit shall comply with current development standards and building, electrical, fire and plumbing codes. This includes a requirement that all accessory dwelling units shall comply with the grading standards and permit processes and requirements for

Ordinance 22-06 Page 7 of 12
development on slopes.

M. Except as otherwise required herein, the accessory dwelling unit shall be subject to the same minimum required front yard setback as the main dwelling unit.

N. A detached accessory dwelling unit that is 800 square feet or less, not more than 16 feet in height, and compliant with a minimum 4-foot side and rear setback, shall be considered consistent with all City development standards, irrespective of any other Municipal Code limitations governing lot coverage, floor area ratio, or open space. For any other detached accessory dwelling unit, lot coverage, floor area ratio, and open space requirements for the underlying zone shall apply.

O. Fire sprinklers are not required for ADUs if they are not required for the primary residence, as determined by the Fire Marshal.

P. If the ADU will be connected to an onsite wastewater treatment system, the city may require that approval from the Regional Water Quality Control Board and a percolation test has been completed within the last 5 years, or 10 years in the case of tests that have been recertified.

Q. An ADU proposed on a lot or parcel that is not served by a public sanitary sewer system shall require approval by the Los Angeles County Department of Public Health, and any other applicable agencies, of a private sewage disposal system, prior to Building and Safety Division permit issuance.

R. Detached ADU sited within four to one or greater slopes, whether upslope or downslope, or within a High to Very High Fire Hazard Severity Zone (FHSZ) designation from Los Angeles County Fire Department, shall meet the following requirements:

1. May encroach into the four to one (4:1) or greater slopes by a maximum distance of 6 feet;

2. Require Planning review and Los Angeles County Fire Department Review;

3. Provide a minimum 10-foot fire defensive zone around the ADU (Defensible space is the buffer you create between a building on your property and the grass, trees, shrubs, or any wildland area that surround it. CALFIRE);

4. Comply with construction requirements in the California Building Code and California Residential Code that are specific to the wildland-urban interface fire area.

5. Roof material shall be tiles, slate or imitation thereof. Where the roof material for the main house consists of composition shingles, detached ADU can include the same material. If composition shingles are used, 40-year or higher grade architectural dimension shingles shall be used.

S. Grading, filling, excavating and construction activities must comply with health and safety requirements of California Building and Grading Standards. Detached ADUs between 500 and 1,000 square feet must submit a drainage plan that provides: existing and proposed topography of the property; existing and proposed drainage system consisting of swales, pipes, catch basins, inlets, outlets; and historic drainage patterns that demonstrate it has not altered in a manner to cause drainage problems to neighboring properties.

Ordinance 22-06 Page 8 of 12

17.69.040 Local Accessory Dwelling Unit Standards.

An accessory dwelling unit approved pursuant to the Planning ADU Review process shall comply with the following standards, in addition to the standards in Section 17.69.030:

A. Design.

1. The colors, exterior finishes, and roof pitch of the ADU shall match those of the primary dwelling. The roof slope of the ADU must match that of the dominant roof slope of the primary dwelling, which is the slope shared by the largest portion of the roof.

2. If the applicant seeks to build an ADU in a garage, and such ADU requires an expansion of more than 150 square feet, the garage door shall be removed and the opening shall be treated and finished to match the primary residence.

3. All windows shall have exterior trims and sills. Exterior window treatments that face the front and side facades of the ADU must include at least one of the following:
decorative shutters, awnings, window shades, or bay windows.

4. Each ADU shall provide a minimum of 60 square feet of covered porch entry with decorative railing and decorative porch lighting.

B. Height and Setback. Maximum building height shall not exceed 16 feet in height when 4 feet from a side and rear property line. ADUs greater than 16 feet in height, (i.e. detached twostory ADUs, a second-story ADU above a garage, the addition of a second-story ADU to an existing single-story residence, the addition of an attached two-story ADU to the primary residence, or any combination thereof) shall be permitted within the primary residence “buildable area,” as determined under CMC Sections 17.14 and 17.26 residential development standards.

C. Unit Size. The maximum size of an ADU shall be 850 square feet for a studio or onebedroom unit and 1,000 square feet for an ADU with two or more bedrooms.

D. Lot Coverage. An accessory dwelling unit larger than 800 square feet shall not cover more than 35 percent of the required rear yard within single family zones.

E. Separation from Primary Unit. A detached ADU larger than 800 square feet shall be separated from the primary dwelling and any other accessory structure by at least 6 feet (measured from eave to eave).

F. Entryway. In cases, where proposed ADU is on a corner lot or reverse corner lot, the entry to an ADU shall face the public right-of-way and shall have a roof cover.

G. Site Plan. A detached ADU shall be located behind the rear building line of the primary residence.

H. Grading and Drainage. Finished ground surfaces/slopes within 5 feet of the ADU shall slope away from the structure at a 5% minimum slope. All exterior hard surfaces shall be installed

Ordinance 22-06 Page 9 of 12
with a 1% minimum slope and shall drain away from the ADU. Drainage swales and drainage pipes shall have a minimum slope of 1%. Lot grading shall not slope towards property lines in a manner which would cause storm flows onto neighboring properties.

I. Fees Charged for Accessory Dwelling Units.

1. Utility Connection Fees and Capacity Charges. Where an accessory dwelling unit will be developed within the space of an existing single-family dwelling or accessory structure (i.e., an ADU conversion), and the ADU qualifies for approval with just a building permit, the City shall not require the applicant to install a new or separate utility connection nor charge connection fees or capacity charges. However, the City may charge connection fees and capacity charges for an ADU that is constructed in conjunction with a new single-family dwelling or if it is a newly constructed ADU that is not a conversion of existing space.

2. Impact Fees. The applicant shall pay to the city all applicable impact fees imposed on new residential development, including, but not limited to, park and recreational facility fees. Impact fees shall not apply to an ADU less than 750 square feet in size. For larger ADUs (i.e., 750 square feet or more), impact fees shall be charged proportionally to the square footage of the primary dwelling unit. For example, if a primary dwelling is 1,600 square feet and a proposed accessory dwelling unit is 800 square feet, the applicable impact fee for the accessory dwelling unit is 50% of the amount of the fee for the single-family dwelling.

17.69.050 Junior Accessory Dwelling Units.

A. These provisions are adopted pursuant to California Government Code Sections 65852.2 and 65852.22. The purpose of these standards is to establish standards for the development of junior accessory dwelling units in a manner that preserves the integrity of single-family development, avoids adverse impacts on such areas, and provides additional housing opportunities consistent with state law.

B. As stated in Section 17.69.020, an application for a building permit to create a JADU shall be considered ministerially, without discretionary review or a public hearing, and approved within 60 days after receiving a complete application, so long as the JADU meets all of the following standards:

1. The lot shall contain an existing primary unit at the time an application for a JADU is submitted, or the application for the JADU may be made in conjunction with the application for the primary unit. A JADU shall be constructed within the walls of the proposed or existing single-family residence.

2. No more than one ADU and one JADU shall be permitted on any one lot.

3. The minimum gross floor area of a JADU including an efficiency unit shall be 220 square feet.

4. The maximum floor area for a JADU shall be 500 square feet.

Ordinance 22-06 Page 10 of 12

5. A JADU may include separate sanitation facilities, or may share sanitation facilities with the existing or proposed single-family dwelling. If the JADU shares sanitation facilities with the single-family dwelling, there shall be interior access between the two units.

6. A JADU shall include an efficiency kitchen, which shall include all of the following:
a. A cooking facility with appliances.
b. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.

7. The owner of the lot shall reside on the lot, either in the primary unit or in the JADU. Prior to issuance of a building permit, the property owner shall enter into a restrictive covenant with the City regarding such owner-occupancy on a form prepared by the City, which shall be recorded against the property. Such covenant also shall provide that the JADU shall not be sold or title thereto transferred separate from that of the property, and the JADU shall not be leased for a period of less than 30 consecutive days. If the owner ceases to reside on the property, use of the junior accessory dwelling unit shall be discontinued and the unit converted into a portion of the primary unit.

8. A JADU shall have a separate exterior entrance from the primary single-family residence.

9. No parking requirements shall be imposed on the JADU.

10. Except as otherwise required herein, all construction or structural alterations made to create the JADU shall comply with current development standards and building, electrical, fire and plumbing codes.

11. Fire sprinklers are not required for a JADU if they are not required for the primary residence as determined by the Fire Marshal.

C. The Director of Community Development, or designee, shall approve an application for a JADU through the streamlined “building permit only” process identified under Section

17.69.020.

D. A JADU is exempt from connection fees, capacity charges, and impact fees.

E. In the event of any conflicts between the standards set forth in this chapter and those set forth in the regulations of the applicable zoning district, the provisions of this chapter shall prevail.

F. A JADU that conforms to this section shall be deemed to be in compliance with the general plan.”
SECTION 6. Severability. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of any competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance, and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional

Ordinance 22-06 Page 11 of 12
without regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional.

SECTION 7. Submittal of Ordinance. The Community Development Director shall submit a copy of this Ordinance to the Department of Housing and Community Development within 60 days after adoption of this Ordinance.

SECTION 8. Effective Date. This Ordinance shall take affect thirty (30) days after its adoption. The City Clerk is directed to certify to the enactment of this Ordinance and to cause this ordinance to be published and/or posted as required by law.

SECTION 9. Certification. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause this Ordinance to be published within 15 days after its passage, in accordance with Section 36933 of the Government Code.

PASSED, APPROVED and ADOPTED this ______day of___________.

City of Covina, California
BY:

PATRICIA CORTEZ, Mayor
ATTEST:
___________________________________________

GEORGIANNA NICOLE ALVAREZ
Chief Deputy City Clerk
APPROVED AS TO FORM:

____________________________________
CANDICE K. LEE, City Attorney

Ordinance 22-06 Page 12 of 12

CERTIFICATION
I, Georgianna Nicole Alvarez, Chief Deputy City Clerk of the City of Covina, do hereby certify that Ordinance 22-06 was introduced for first reading at a regular meeting on the 3 rd day of May,
2022. Thereafter, said Ordinance was duly approved and adopted at a regular meeting of said City Council on the ___ day of _________, 2022, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Dated:
___________________________________________

GEORGIANNA NICOLE ALVAREZ
Chief Deputy City Clerk

RESOLUTION NO. 2022-003 PC

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

COVINA, CALIFORNIA, RECOMMENDING THAT THE CITY
COUNCIL OF THE CITY OF COVINA ADOPT ORDINANCE 22-XX,
AMENDING CHAPTER 17.69 (“ACCESSORY DWELLING UNITS”) OF
TITLE 17 (ZONING) OF THE COVINA MUNICIPAL CODE RELATED

TO ACCESSORY DWELLING UNITS, AND MAKING FINDINGS OF
EXEMPTION UNDER CEQA.

WHEREAS, Covina Municipal Code (CMC) Section 17.80.010 provides that any amendment to the text of Title 17 (Zoning) of the CMC that imposes any regulation not theretofore imposed or removes or modi?es any such regulation theretofore imposed shall be made according to the procedure set forth in CMC l7.80.080 through 17.80.070 (Zoning Code Amendment or Zone change);
WHEREAS, CMC Section l7.80.020 providesthat the Planning Commission may initiate proceedings by motion and then hold public hearings and make a recommendation as provided in CMC Sections 17.80.03Othrough 17.80.050;
WHEREAS, CMC Section 17.80.030 providesthat the City’s Planning Department shall study the proposed amendment and shall provide information necessary to assure action consistent with the intent of Title 17 (Zoning) of the CMC and the City of Covina General Plan; WHEREAS, CMC Section 17.80.040 provides that after the Plarming Commission initiates proceedings by motion, the Community Development Director shall give notice of a public hearing in accordancewith Sections l7.80.040.B. and C; WHEREAS, CMC Section 17.80.050 providesthat the Planning Commission shall hold a public hearing on the date and at the time and place speci?ed in the notice; WHEREAS, Government Code Section 65800 requires that at the hearing, the Planning Commission render its decision in the form of a written recommendation to the City Council , including the reasons for the recommendationand the relationshipof the proposedZoning Cod Amendment (ZCA) 22-002 to the City of Covina General Plan, and transmit the recommendation e to the City Council in such form and manner as speci?ed by the City Council; WHEREAS, CMC Section 17.80.050 ?irther provides that any recommendationby the Plarming Commission for an amendment shall require an af?rmative vote of not less than twothirds of the total voting members after at least one public hearing and must be ?led with the Cit Council, together with a report of ?ndings, hearings, and other supporting data, within thirty y(30) days after the conclusion of the public hearing;
WHEREAS, City staff has prepared proposedZoning Code Amendment (ZCA) 22-002 as set forth in Ordinance 22-XX attached hereto as Attachment “A,” which proposes to establish standards and proceduresfor the construction of accessory dwelling units in conformance wit State law; h

State law;
WHEREAS, on March 22, 2022, the Plarming Commission of the City of Covina held a duly noticed public hearing as prescribed by law to consider the proposed Zoning Code Amendment (ZCA) 22-002 and any comments received prior to or at the public hearing, at which time staff presented its report, and interested persons had an opportunity to and did testify either in support or in opposition to proposed Zoning Code Amendment (ZCA) 22-002. Following consideration of the entire record of information received at the public hearing and due consideration of the proposed Zoning Code Amendment (ZCA) 22-002, the PlarmingCommission closed the public hearing on that same date; and
WHEREAS, all legal prerequisites prior to adoption of this Resolution have occurred.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
COVINA DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. Recommendation for Findings under CaliforniaEnvironmental Quality Act.

The Plarming Commission hereby recommends that the City Council make the followin environmental ?ndings and determinations in connection with the approval of the proposedg Zoning Code Amendment (ZCA) 22-002: Community Development Department staff has determined that the proposed Zoning Code Amendment (ZCA) 22-002, as set forth in the Ordinance attached as Attachment “A” to this Resolution, is exempt from the requirements of CEQApursuant to California Public Resources Code Section 21080.17 and CEQAGuidelines(14 Cal. Code Regs. § 15000 et seq.) Section 15282(h). The City Council has reviewed the Community Developmen Department staffs determination of exemption, and based on its own independent t judgment, concurs in staffs determination that the proposed Ordinance adopting the proposed Zoning Code Amendment (ZCA) 22-002 is exempt from CEQA.

SECTION 2. Recommendationfor Findings for Approval of Zoning Code Amendment (ZCA) 22-O02. Based on the evidence in the record, the Planning Commission recommends that the City Council of the City of Covina ?nd that the proposedZoning Code Amendment (ZCA) 22- 002 is in substantial compliance with State law and is consistent with the following General Plan Policies:

A. Policy 2 Facilitate housing production commensurate with projected needs for households of all types and income levels.

B. Policy 4 Mitigate potential constraintsto housing for households f all income levels and persons with disabilities.

C. Policy 5 Af?nnatively further fair housing and equal housing opportrmities for all persons.

SECTION 3. Recommendationfor Approval of Zoning Code Amendment (ZCA) 22-002.

Based on the entire record before the PlarmingCommission,all written and oral evidence presented to the Plarming Commission, and the ?ndings made in this Resolution, the Plarming Commission hereby recommends that the City Council of the City of Covina introduce for ?rst reading and adopt proposed Ordinance No. 22-XX attached hereto as Attachment “A” and entitled:

DETERMINATION OF EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITYACT (“CEQA”)”
SECTION 4. The Secretary shall certify to the adoption of this Resolution and shall ?le a copy of this Resolution with the City Council, together with any report of ?ndings, hearings, or other supporting data, within thirty (30) days after the date of this Resolution.

APPROVED AND ADOPTED by the members of the Planning Commission of Covina this 22"“day of March, 2022.

RSON JOHN CONNORS
AYES: HODAPP, ZERMENO, MANNING, MCMEEKIN
NOES: NONE
ABSENT: CONNORS

ABSTAIN NONE
I hereby certify that the foregoing is a true copy of a Resolution adopted by the Plannin Commission of the City of Covina at a regular meeting thereof held on the 22"“day ofg March, 2022. by the following vote of the PlarmingCommission:

DRAFT ORDINANCE NO. _ AN ORDINANCE OF THE CITY OF COVINA, CALIFORNIA, AMENDING VARIOUS SECTIONS OF THE ZONING CODE (TITLE 17 OF THE COVINA

MUNICIPAL CODE) REGARDING ACCESSORY DWELLING UNITS AND

JUNIOR ACCESSORY DWELLING UNITS, AND MAKINGA DETERMINATION

OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTALQUALITYACT (IICEQAH)
WHEREAS, the California Department of Housing a d Community Development has determined that housing production is not keeping pace wi e and, and the housing shortage is causing people to drive longer distances between a a hat is affordable and where they work, or double up to share space, both of which red s Iityof life and produces negative environmental impacts;
WHEREAS, accessory dwelling units ddress a port‘ of the need for additional housing;
WHEREAS, recent amendments to Califo ' ov ent Code 'ons 65852.2 and 65852.22 became effective on Jan 1, 2020 th . ate the development of Accessory Development Units (“ADUs”)and Jun! ceessory De ment Units (“JADUs”); and, WHEREAS, Zoning Code Amend nt( 9-07 s dopted May 7, 2019 amending various provisions of Ti Zoning) the C
' Muni I Code (CMC) to establish
appropriate standards ro es rela to sso welling units consistent with State law collectively, the pr . ed" Zom Code ments"),
WHEREA , recent a . to Calif ' Government Code Sections 65852.2 and 65852.22 b tive o nuary .21 » t regulate the development of Accessory Develop e Units (“ " and nior Ac 1 ry Development Units ("JADUs”) necessitate amendmen. 17.69 for c ianc d clarity; and,
WHER Zoning C Amen ent (ZCA) 20-10 was adopted December 1, 2020 amending variou ovisions o itle 17 (Zoning) of the Covina Municipal Code (CMC) to establish appropriate standards and procedures related to accessory dwelling units consistent with State law collectively the -oposed" Zoning Code Amendments"); and, WHEREAS, CMC S ion 17. 80. 010 provides that any amendment to the text of Titl e 17 (Zoning) of the CMC that imposes any regulation not theretofore imposed or removes or modi?es any such regulation theretofore imposed shall be made according to the procedure set forth in CMCSections 17. 80. 020 through 17. 80. 070; and, WHEREAS, Zoning Code Amendment (ZCA) 22-002 proposes to amend Chapter 17.69 (“Accessory Dwelling Units”) of Chapter Title 17 (Zoning) of the Covina Municipal Code (CMC )
to establish appropriate standards and procedures related to accessory dwelling units consistent with State law (collectively, the proposed “Zoning Code Amendments”);

ATTACHMENT “A”
WHEREAS, CMC Section 17. 80. 020 provides that the Plannin mmission may '
proceedings by motion and then hold public hearings and make a recommendation on pro Zoning Code text amendments as provided in CMC Sections 17. 80. 030 through 17. 8 and,
WHEREAS, CMC Section 17. 80. 030 provides that the City‘s Planning Department shall study the proposed amendment and shall provide information necessary to assure action consistent with the intent of Title 17 (Zoning) of the CMC and the City of Covina General Plan; and,
WHEREAS, CMC Section 17. 80. 040 provides that after the Planning Commission initiates proceedings by motion, the Community Develop Director shall give notice of a public hearing in accordance with Sections 17. 80.040. atC.; and, WHEREAS, CMC Section 17. 80. 050 provid att lanning Commission shall hold a public hearing on the date and at the time and speci?e the notice; and, WHEREAS, on March 22, 2022, du a duly noticed p
V
’ hearing, the Planning
Commission adopted Resolution 2022-003 PC, ecommend g to the ' Council the adoption of this Ordinance No. 22-XX approving Zoning e ndment (ZC -002, a Notice of Exemption and the amendments he ., nd,
WHEREAS, on April , . ,
' ity Cou ' eld a duly noticed public hearing
at which time interested persons had an o - po testi 1 upport of, or opposition to, the proposed amendments, a hich time e City til ilcon I red the Notice of Exemption and Zoning Text Ame ; a ,
NOW, T EFORE, ‘ OUNCl1.OF THE CITY OF COVINA DOES ORDAI

AS FOLLO N
Se on 1. The rec s are all true and correct.

Section The City ncil has viewed and considered the information inc uded i the General Plan, - ning Cod d Staff Report for the Public Hearing and public testimonyn prior to taking action on this rdinance. This information is on ?le and available at the Community Developme t Depa ent at Covina City Hall.

Section 3. The Ci ouncil ?nds that the proposed Ordinance amends portions of the Covina Municipal Code is in substantial compliance with State law and is consistent with the following goals and policies of the General Plan and would not be detrimental to the public interest, health, safety, convenience, or welfare of the City. Applicable General Plan goals are identi?ed below with a description of how the Accessory Dwelling Unit/Junior Accessory Dwellin Unit Ordinance furthers the goals of the General Plan: g A. Policy 2 Facilitates housing production commensurate with projected needs fo households of all types and income levels. r
Initiate
posed

0. 050;

ATTACHMENT “A”
B. Policy 4 Mitigates potential constraints to housing for households of all income levels and persons with disabilities.

C. Policy 5 Af?rrnatively furthers fair housing and equal housing opportunities for all persons.

Section 4. The City Council has independently reviewed and considered the requirements of the California Environmental Quality Act (“CEQA”) and ?nds and determines that the adoption of this Ordinance is exempt pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282 (h), as an action to implement the provisions of Government Code Sections 65852.2 and 65852.22.

Section 5. Chapter 17.69 (Accessory Dwelling of Title 17 (Zoning) of the Covina Municipal Code is hereby amended in its entirety to re ' llowsz “Chapter17.69 Accessory Dwelling Un' d Junior essory Dwelling Units.

17.69.010 Intent.

17.69.015 De?nitions.

17.69.020 Application and Approval P c

17.69.030 Accessory Dwe ' Unit Dev nt Standards.

17.69.040 Local Accesso ' 'ng Unit lopment Standards.

17.69.050 Junior Accesso Unit D pment Standards.

17.69.010 Intent.

This chapter is ' n e
' pleme ir ts of California Government Code
Section 65852.2 reg acce ery dwel nits (AD and 65852.22 regarding junior accessory dwelling units DUs). the even a con?ict between the Government Code, as it may be amende from ti to this pter, the Government Code shall prevail. I n the event of .
- een is ap another provision of this code, this chapter shall prevail.

17.69. De?niti
The followin - ords shall ve the meanings set forth below, unless the context otherwise permits or requires:

1. “Accessory well‘ g Unit” or “ADU” has the meaning ascribed in Government Code Section 65852.2, as the same may be amended from time to time.

2. “Attached ADU”means an ADU that is constructed as a physical expansion (i.e., addition) of the Primary Dwelling and shares a common wall with the Primary Dwelling.

3. “Detached ADU”means an ADU that is constructed as a separate structure from the Primary Dwelling, which does not share any walls with the Primary Dwelling.

4. “Existing structure” means an existing single-family dwelling, multi-familydwelling, or other accessory structure that can be safely converted into habitable space under the CaliforniaBuilding Standards Code, as amended by the City, and other applicable law.

ATTACHMENT “A”

5. “Junior Accessory Dwelling Unit” or “JADU” has the meaning ascribed in Government Code Section 65852.22, as the same may be amended from time to time.

6. “Primary dwelling” means the existing or proposed single-family dwelling or multi - family dwelling on the lot where an ADUwould be located.

7. “Public transit” has the meaning ascribed in Government Code Section 65852.2(j), as the same may be amended from time to time.

8. “Tandem parking” means two or more automobiles parked on a driveway or in any other location on a lot, lined up behind one another.

17.69.020 Application and Approval Proce
A. An application for an accessory dwellin it orjunior . essory dwelling unit shall be considered ministerial, without discretionary re" or a hearing, in 60 days after receiving a complete application. Certain accessory ling units are rev d through a ministerial building permit only process and shall be subje lyto the standards ction 17.69.030 (see paragraph “D” below), whereas other accesso elli nits are s t to a ministerial Planning ADU Review and subjectt standards‘ ion 17.69.030 an local standards in Section 17.69.040 (see paragra " below). ' r accessory dwelling units shall be reviewed through a ministerial buildi ' only pro and shall be subject only to the standards in Section 17.69.050 (see pa rap ’ elow).

B. Ifan accesso lll: unit is b
' pro A art 0 a newly proposed accessory
structure, the applicati or the accessory o
' nit m considered separate from, and
after, the application fo e accesso structu
C. The lconta' ' 'mary i it at the time an application for an accessory dwelling u
'
. j ni coesso elling ’ ' su mitted, or the application for the accessory dwelling " orjunior ac sory 'ng unit be made in conjunction with the development of the prima unit. Where ppli eeds a discretionary approval for the primary dwelling unit, comme ent of the ' ay re period shall commence upon the approval of the primary dwellin 't. However e Ci ay choose to process the accessory dwelling unit I junior accessory welling unit d the primary dwelling unit concurrently, so long as the application for the accessory dwelling unit I junior accessory dwelling unit is approved within 60 days after the approval 0 he "mary structure and the primary structure is issued building permits prior to or concurr wit the accessory dwelling unit / junior accessory dwelling unit.

D. The Director of Community Development, or designee, shall approve an application for the following accessory dwelling units and junior accessory dwelling units in a streamlined building permit only process, so long as the proposed ADU complies with the requirements o Section 17.69.0302 f

1. Accessory Dwelling Units on Single Family Lots (Conversions and Simultaneous Proposals): One accessory dwelling unitwithinthe space of an existing or proposed single-family dwelling or a detached accessory dwelling unit in an existing accessory structure. The accessory dwelling unit may expand the space of the existing accessory structure by up to 150 square feet beyond the physical dimensions of the accessory structure to allowfor ingress and egress. Rear

ATTACHMENT “A”
and side yard setbacks must be suf?cient for ?re and safety. The accessory dwelling unit must have exterior access separate from the proposed or existing single-family dwelling. An ADU allowed under this subparagraph may be combined with a JADU authorized under Section

17.69.050.

2. Detached Accessory Units on Single Family Lots: One detached, new construction ADU, so long as the ADU maintains at least a 4—footrear and side yard setback, does not exceed 800 square feet, and does not exceed a height of 16 feet. This ADU may be combined with a JADU authorized under Section 17.69.050.

3. Accessory Dwelling Units in Multifamily Buildings. Multiple ADUs within the portions of an existing multifamilydwelling, in spaces not use livingspace. Examples include conversion of storage rooms, boiler rooms, attics, base , and garages. Each unit must comply with building standards. The number of AD t may be created in a multifamily dwelling is equal to 25% of the number of existing T’s, o e accessory unit, whichever is greater.

4. Detached ADUs on Multifami ts: Not more tha o detached ADUs, on a lot with an existing multifamily dwelling. The a . sory units are subj a 16-foot height limi t and must maintain at least a 4—footrear and side - r set . An appli may apply to build ADUs either under paragraph “3”or ragraph “4” th.

E. For an accessory dwe g ‘itthat does ot qualify for the approvals under subdivision “D”above, the Director of m
' Develo . t, or designee, shall approve a
ministerial Planning ADU ' w ifthe A com .- with t ndards in Section 17.69.030 and the local standards" ct 17.69.0

17.69.030 Ac ory mlling Uni velopment Standards.

The fo ‘ a dar alla lla sory dwelling units:

A. ore than one ccesso dwelling A It and onejunior accessory dwelling unit shall be permitte . any one lo .

B. The mm um gross o area of an accessory dwelling unit shall be 220 square feet.

C. The total area of floor space for an attached accessory dwelling unit shall not exceed 50 percent of the existin '
. elling living area, with a maximum ?oor area of 1,000 square feet.

D.The accessory dwe ling unit may be rented but shall not be sold or othen/vise conveyed separately from the primary residence on the lot. The owner of the lotshall enter into a restrictive covenant with the city providing that the accessory dwelling unit shall not be sold, or title thereto transferred separate from that of the property as a whole, and shall not be leased for a period of less than 30 consecutive days.

E. An attached accessory dwelling unit shall have a separate entrance.

F. In addition to the required parking for the primary unit, one off-street parking space shall be provided on the same lot that the accessory dwelling unit is located. However, this paragraph “F”shall not require an off-street parking space if:

1. The accessory dwelling unit is located within one-half mile, measured inwalking distance, of public transit, including bus stops;

2. The accessory dwelling unit is located within an architecturally and historically signi?cant historic district;

3. The accessory dwelling unit is part of the proposed or existing primary residence or an existing accessory structure;

4. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit; or

5. When there is a designated parking s
‘ a car share vehicle located within
one block of the accessory dwelling '
G. Off-street parking shall be permitt a front, side, an r yard setback areas or through tandem parking. The parking does eed to be covered « an enclosed garage.

H.When a garage, carport, or covered pa l tru V is demolished ' conjunction with the construction of an accessory A
' unit or er uch structure is nverted into an
accessory dwelling unit, any off-stree —
’ required » e primary residence that is lost shall
not be required to be replaced.

I. No setback shal be quired fora xistin . -a const ted garage that is converted to an accessory dwelli I n , or struct c c
' he same location and to the same
dimensions as an exis structu hat is c v d to an accessory dwelling unit. Side yard and rear yard setbacks ‘ r feet s all be req ir for any other accessory dwelling unit, with the exception 0 o-story mes ling un . ADUs greater than 16 feet in height, (i.e. detached tvv to '~ Us, a s. -s o
- U aT a garage, the addition of a second-story
ADU to a sting SI’ e—-tory - 'dence, . ddition of an attached two-story ADU to the primary r nce, or an binat' ‘ thereof) s all be permitted within the primary residence “buildable a as determi under C Sections 17.14 and 17.26 residential development standards.

J. Upon approval of an accessory dwelling unit on a lot, the lotshall not be further divided unless there is adequate land to divide the lot consistent with the general plan and zoning designation.

K. A parcel with an existing guest house may not also have an accessory dwelling unit; however, a guest house may be converted to an accessory dwelling unit subject to the provisions of this chapter.

L. Except as othen/vise required herein, all construction, structural alterations or additions made to create an accessory dwelling unitshall comply with current development standards and building, electrical, ?re and plumbing codes. This includes a requirement that all accessory dwelling units shall comply with the grading standards and permit processes and requirements for development on slopes.

ATTACHMENT “A”
M. Except as othenivise required herein, the accessory dwelling unit shall be subject to the same minimum required front yard setback as the main dwelling unit.

N. A detached accessory dwelling unit that is 800 square feet or less, not more than 16 feet in height, and compliant with a minimum 4-foot side and rear setback, shall be considered consistent with all City development standards, irrespective of any other Municipal Code limitations governing lot coverage, ?oor area ratio, or open space. For any other detached accessory dwelling unit, lot coverage, ?oor area ratio, and open space requirements for the underlying zone shall apply.

0. Fire sprinklers are not required for ADUs if they are not required for the primary residence, as determined by the Fire Marshal.

P. Ifthe ADU willbe connected to an onsite w , er treatment system, the city may require that approval from the Regional Water Quali oard and a percolation test has been completed withinthe last 5 years, or 10 year t case ts that have been recerti?ed.

Q. An ADU proposed on a lot or par ' at is not serve a public sanitary sewer system shall require approval by the Los Ang County Departmen 0 ublic Health, and any other applicable agencies, of a private sewage 1 osal em, prior l uilding and Safety Division permit issuance.

R. Detached ADU sited Withl F 0 one or ater slopes, whether upslope or downslope, or within a High to Very HI Fire ard Se e
‘
. Zone (FHSZ) designation from
Los Angeles County Fire De artment, s l mee - -llowin uirements:

1. May 0 oach -o the fou ; . ( . or greater slopes by a maximum distan f 6 fee"

2. Require in ’ iew and Lo Angeles County Fire Department Review; vide a m
' 0
. ?re ensive zone around the ADU (Defensible
spa the b
‘ r you c b
' een a building on your property and the
grass, tr , shru s r any wil nd area that surround it. CALFIRE); . Comply wit nst .
' n requirements in the California Building Code and
liforniaRes ntial C . e that are speci?c to the wildland-urban interface ?re a. a.

5. Roof material shall be tiles, slate or imitation thereof. Where the roof material for the in h. * consists of composition shingles, detached ADUcan include the same ~ rial. If composition shingles are used, 40-year or higher grade architectura imension shingles shall be used.

S. Grading, ?lling, excavating and construction activities must comply with health and safety requirements of California Building and Grading Standards. Detached ADUs between 500 and 1,000 square feet must submit a drainage plan that provides: existing and proposed topography of the property; existing and proposed drainage system consisting of swales, pipes, catch basins, inlets, outlets; and historic drainage patterns that demonstrate it has not altered i n a manner to cause drainage problems to neighboring properties.

ATTACHMENT “A”

17.69.040 Local Accessory Dwelling Unit Standards.

An accessory dwelling unit approved pursuant to the Planning ADU Review process shall comply with the following standards, in addition to the standards in Section 17.69.030:

A. Design.

1. The colors, exterior ?nishes, and roof pitch of the ADU shall match those of the primary dwelling. The roof slope of the ADU must match that of the dominant roof slope of the primary dwelling, which is the slope shared by the largest portion of the roof.

2. Ifthe applicant seeks to build an ADU in a age, and such ADU requires an expansion of more than 150 square feet, the garage doe all be removed and the opening shall be treated and ?nished to match the primary resi

3. Allwindows shall have exterior tri d sills. erior window treatments that face the front and side facades of the ADU mu ude at leas ' of the following:
decorative shutters, awnings, window shade ay windows.

4. Each ADU shall provide a mini of 60 square feet . overed porch entry with decorative railing and decorativ orch lightin
B. Height and Setback. Maxi . ilding heigh ll not exceed 16 feet in height when 4 feet from a side and rear property Ii A . reater 16 feet in height, (i.e. detached two-story ADUs, a second—storyADU ab a g
' the a n of a second-story ADUto an
existing single-story re
' he addi l of ached -story ADU to the primary
residence, or any co tiont eof) shall e e V
' the primary residence “buildable
area,” as determined ‘ er CMC tions 1 nd 17.26 residential development standards.

C. Unit S.i .The maximu sivz an AD hall be 850 square feet for a studio or onebedroom u ‘t , quare for a w 0 or more bedrooms.

D. Coverage. ccess dwelling nit larger than 800 square feet shall not cover more than 3 percent of the r uired yard within single family zones.

E. Separa from Prim Unit. A detached ADU larger than 800 square feet shall be separated from the primary dwe ling and any other accessory structure by at least 6 feet (measured from eave t eave).

F. Entryway. In cases, ere proposed ADU is on a corner lot or reverse corner lot, the entry to an ADU shall face the public right-of-way and shall have a roof cover.

G. Site Plan. A detached ADUshall be located behind the rear building line of the primary residence.

H. Grading and Drainage. Finished ground surfaceslslopes within 5 feet of the ADU shall slope away from the structure at a 5% minimum slope. All exterior hard surfaces shall be installed with a 1% minimum slope and shall drain away from the ADU. Drainage swales and drainage pipes shall have a minimum slope of 1°/o. Lot grading shall not slope towards property lines in a manner which would cause storm flows onto neighboring properties.

ATTACHMENT “A”
I. Fees Charged for Accessory Dwelling Units.

1. UtilityConnection Fees and Capacity Charges. Where an accessory dwelling unit will be developed within the space of an existing single-family dwelling or accessory structure (i.e., an ADUconversion), and the ADUquali?es for approval withjust a building permit, the City shall not require the applicant to install a new or separate utility connection nor charge connection fees or capacity charges. However, the City may charge connection fees and capacity charges for an ADU that is constructed in conjunction with a new single-family dwelling or ifit is a newly constructed ADUthat is not a conversion of existing space.

2. Impact Fees. The applicant shall pay to t e city all applicable impact fees imposed on new residential development, including, but ' ited to, park and recreational facility fees. Impact fees shall not apply to an ADU less t 0 square feet in size. For larger ADUs (i.e., 750 square feet or more), impact fees sh — rged proportionally to the square footage of the primary dwelling unit. For example, if ‘ a welling is 1,600 square feet and a proposed accessory dwelling unit is 800 s . feet, th licable impact fee for the accessory dwelling unit is 50% of the amount 0
— fee for the si . family dwelling.

17.69.050 Junior Accessory Dwellin nits.

A. These provisions are ad pursuant 'ornia Government Code Sections 65852.2 and 65852.22. The purpo . ese stan T is to establish standards for the development ofjunior accessory dwelli -u» - amann tpreserves the integrity ofsinglefamily development, avoids adverse im ts ‘ . h area , nd provides additional housing
opportunities consistent - .e law.

B. As stated in 3 tion 17.‘ .020, an .
" tion for uilding permit to create a JADU
shall be considered mini ‘ally, - ut discr ary review or a public hearing, and approved within 60 days after receiv a A
‘ e applicafon, so long as the JADU meets all of the
following sta .

1. The lot s contai n existing primary unit at the time an application for a JADU is sub itted, or the lication or the JADU may be made in conjunction with the application for rimary un' . JAD llbe constructed withinthe walls of the proposed or existing single-fam residence.

2. No more than 0 e ADU and one JADU shall be permitted on any one lot.

3. The minim gross ?oor area of a JADU including an efficiency unit shall be 220 square feet.

4. The maximum ?oor area for a JADU shall be 500 square feet.

5. A JADU may include separate sanitation facilities, or may share sanitation facilities with the existing or proposed single-family dwelling. If the JADU shares sanitation facilities with the single-family dwelling, there shall be interior access between the two units.

6. A JADUshall include an efficiency kitchen, which shall include all of the following:

ATTACHMENT “A”
a. A cooking facility with appliances.
b. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.

7. The owner of the lot shall reside on the lot, either in the primary unit or in the JADU. Prior to issuance of a building permit, the property owner shall enter into a restrictive covenant with the City regarding such owner-occupancy on a form prepared by the City, which shall be recorded against the property. Such covenant also shall provide that the JADU shall not be sold or title thereto transferred separate from that of the property, and the JADU shall not be leased for a period of less than 30 consecutive days. Ifthe owner ceases to reside on the property, use of the junior accessory dwelling unit shall be i ntinued and the unit converted into a portion of the primary unit.

8. A JADU shall have a separate exterior tra. from the primary single-family residence.

9. No parking requirements shal Imposed on the U.

10. Except as othenivise required in, all struction o tructural alterations made to create the JADU shall c ly with c . opment stan s and building, electrical, ?re and plumbing codes.

11. Fire sprinklers are no eq 1 for a J if they are not required for the primary residence as determined by the Ir Ma ' '
C. The Directo » omm 'ty Deve r
' ee, shall approve an application
for a JADU through tla treamli . “building a it onl process identi?ed under Section

17.69.020.

D. A A
T . mpt nne fees, pacity charges, and impact fees.

E. e event of a on?i etween e standards set forth in this chapter and those set forth in egulations appl le zoning district, the provisions of this chapter shall prevail.

F. A JADU t a conform to this section shall be deemed to be in compliance with the general plan.”
Section 8. Severabr v . Ifany section, subsection, sentence, clause, or phrase of this Ordinance is for any reason eld to be invalid or unconstitutional by a decision of any court o f any competentjurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that itwould have passed this Ordinance, and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutionalwithout regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional.

Section 9. Submittal of Ordinance. The Community Development Director shall submit a copy of this Ordinance to the Department of Housing and Community Development within 60 days after adoption of this Ordinance.

11 ATTACHMENT “A”
Section 10. Effective Date. This Ordinance shall take affect thirty (30) days a adoption. The City Clerk is directed to certify to the enactment of this Ordinance and to this ordinance to be published and/or posted as required by law.

Section 11. Certi?cation. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause this Ordinance to be published within 15 days after its passage, i n accordance with Section 36933 of the Government Code.

PASSED, APPROVED and ADOPTED this day of
City Council o Covina, California
CANDICE K. LEE, CITYATTORNEY
CE I0
SECTION 1. Geor i nna Nicol varez, Deputy CityClerk ofthe City of Covina, do hereby cert’ t at Ordr introduced for ?rst reading at a REGULA meeting on day ere er, said Ordinance was duly approved R and adopted GU R
‘ etin said Ci . oil on the day of , by
the follo g ote:

AYES: C CIL MEMB -S:

NOES: CO L MEMB ' ABSENT: COUNCLMEMBERQ
ABSTAIN: COUNCIL EMBE s:

Dated:

GEORGIANNA NICOLE ALVAREZ

MARY LOU WALCZAK, CITY CLER
K
, MAYOR
fter it
s

DISCUSSION
On January 25, 2022, the PlarmingCommission held a Study Sessi on
discu amending Chapter to
ss 17.69 (“Accessory Dwelling Units”) of the Covina Municipal discuss and consider to changes in areas where localjurisdiction hasthe discretion to tail or
itregulations ADbased on
Us recent local conditions.

Since its enactment in January 2019, staff hasreceived 112ADU s u
b
Of the submittals 112
received, 12 are 2-story ADUs and 9 are ADUs in multi-farnily lo ts
.
listing theable Asumm
ary total number of ADUs under review by Plarming,Building & Sa fet
y,
Nu of Permits Issued,
mb
er
and Number of Permits Finaled/Closed are summarized in the tabl e
band referenced detail in
e
l
o
under Exhibit “A”. GIS maps identifying all ADUs in Covina, S i
n
g
l
e
Story 2-Story ADUs, and
ADUS are also referenced under Exhibit “B”.

Under Planning Under Building Permits Iss
ue
d
Permit Finaled
Review Review and Closed
Included with the staff report is a matrix summary of (1) the maj or
plaw, of ADU State
r
o
v
i
s
i
o
n
s
(2) identi?es those areas where cities have discretion to tailor t regu based local on latio
ns
conditions, and (3) indicates how the proposed ordinance con for
ms
with State requirements
(Exhibit “C”.) In light of recent community concerns and volu me
received, of ADsubmittals
U the proposed ordinance amendment includes changes in areas local jurisdiction has the TO:

FROM:

SUBJECT:

PLANNI
NG

COAGENDA REPORT
MITEM NUMBER PH1
MI MARCH, 22,022 SSI
ON Chairman and Members of the Commis
sion
Brian K. Lee, AICP, Director o
f
Developmen
t
Zoning Code Amendment (
ZCA
)
Request 2Ato:
2-
0 0
2 1. Amend Chapter 17.69 (“
Acc
esso
ry
Dwellin Units”) of Title (Zoning) 17
g the Covina Municipal Cod
e
Dwelling Accessory Units subject to
standards set forth under Ca
lif
or
ni
a
Law; State and,

2. Find the proposed Zoning C
o
d
e
(ZCA) AmbeExempt from 22-002 to
end
me
nt
the Requirements of the Environme (CEQA) Quality Act
ntal Pursuant to CEQAGuidelin
es
15282(h). Se
cti
on
C
I
T
Y

OFCOVIN

discretion to tailor its regulations based on recent local conditions. Areas in need of well-de?ned language within our ordinance include Building Height and ADU Size Limits, Design Review/Objective Design Standards, ADUs on Multi-family lots, and ADUs on Hillside properties & High Fire Severity Zones.

A. Building Height and Setbacks. These changes are proposed as a result of complaints received by staff regarding privacy impacts/nuisancesresulting from two-story ADUs that are 4 feet from the side and rear property line. Currently, in residential zones, the building height limit is 35 feet however, such structures are setback 25 feet from the rear property line, providing a privacy buffer between properties, as well as to minimize the overall scale of a two-story residential structure in relation to neighboring properties. Established residential development standards aide in creating a site layout design that is not as intrusive to neighboring properties. Accessory structures, such as a garage, recreation room, or storage room, can vary between a 0 to 5-footsetback from a side and rear property line. Such structures are also limited to a 15-foot height limit, making the structure less intrusive to neighboring properties. For example, a proposal to construct an ADU above a garage, with a 4-foot setback from the property line creates a larger structure that is intrusive to adjoining properties and no longer have a rear yard buffer that provides privacy to adjoining properties. During the ADU Study Session, the Planning Commission recommended that ADUs greater than 16 feet in height only be permitted within the primary residence “buildable area,” as determined under CMC Sections 17.14 and 17.26 residential developmentstandards. As such, the following guidelines would be applied to differentiate between one-story and two-story ADUs:
i. One-Stog ADUs. A 16-foot height limit on all ADUs is proposed, when setback four (4) feet from a side and rear property line, as required per State of California ADU law.
ii. Two-Stog ADU Combination. ADUs greater than 16 feet in height, (i.e. detached two-story ADUs, a second-story ADU above a garage, the addition of a secondstory ADU to an existing single-story residence, the addition of an attached twostory ADU to the primary residence, or another combination thereof) be permitted within the primary residence “buildable area,” as determined under CMC Sections

17.14and 17.26 residential developmentstandards. Table-1 below summarizes the that determine the primary residence ‘buildable area:” Table - I Buildable Area for 2—StoryAccessory Dwelling Units (ADUs) Development Standards E-1, E-2-1/2, R-1 20,000, R-1 10,000, and E-5 R-1 8,500, and R-1 7,500 Buildin Hei ht: Setbacks: Front 35?
625?
0 ? Page 31 of 51
Side Yard
Comer Street side Yards
Reversed Comer Side Yard
Rear Yard
Distance between buildings 10 it + 2.5 it
above first sto
Distance between buildings (as 6 ti 6 ft
measured from eave to cave
B. Design Review & Size Limits. State law limits design review unless objective design standards are established. State law de?nes objective standards as those that “involve no personal or subjective judgement by a public officialand are uniformly verifiableby referenceto an external and uniformbenchmark or criterion available and knowable by both the development applicant and public officialprior to submittal.” The intent of Objective Design Standards is to provide applicants and developers with a clear understanding of the City’s expectations for residential project design. Objective design standards are written as requirements, rather than guidelines. The State of California continues to enact new laws that require streamlined housing approval by establishing a by-right, ministerial approval process for residential development. Key to ministerial approval is the replacement of subjective design guidelines with objective standards. The quality of building design and site plarming has a profound effect on the economic and spiritual health of a community and the well-being of its inhabitants. Attractive design, quality construction, and good land use plarming strengthen the image, economy, character and stability of a community while unattractive design and poor planning adversely affects its image and welfare of its residents. The proposed objective design standards outlined within the attached draft ADU Ordinance assist applicants and developers in providing clear and consise development requirementsfor a better and quality design.

Size Limits. State Law provides a maximum ?oor area of 1,200 square feet for a detached ADU’s and 50% ?oor area of primary dwelling (1,200 max) for an attached ADU. In many cases applicants and developers attempt to maximize the ADU size, regardless of lot size and its available open space, resulting in a 2-story ADU option to maximize the 1,200 square foot allowable ADU size. Staff recommends a size reduction from 1,200to 1,000 square feet. In doing so, the applicant is afforded the right to construct an ADU (within foot by right’ ADU) and, a smaller ADU will be more to scale with its lot size and partial preservation of private open space will be maintained, while also serving as a buffer to neighboring properties. Below are the proposed objective design standards and ADU size limits for your A. consideration: Design. 1. The colors, exterior ?nishes, and roofpitch oftheADU shall match those of the primary dwelling. The roofslope ofthe ADU must match that ofthe dominant roofslope ofthe primary dwelling, which is the slope shared by the largest portion ofthe roof 3 30ft 10ft
so11 12.51
60 ft ft15}
soft
‘ft25
lOft+2.5?

2.Ifthe applicant seeksto build an ADU in a garage, and such ADU requires an expansion ofmore than 150 square feet, the garage door shall be removed and the opening shall be treated and?nishedto match the primary residence.

3. All windowsshall have exterior trims and sills. Exterior window treatments thatface thefrontand sidefacadesofthe ADU must include at least one ofthefollowing:
decorative shutters, awnings, window shades, or bay windows.

4. Each ADU shall provide a minimum of60 square feetofcovered porch entry with decorative railing and decorative porch lighting.

B. Height and Setback Maximum building heightshall not exceed 16feetin height when 4 feetfroma side or rear property line. ADUs greater than 16feetin height, (i.e. detached two-story AD Us, a second-story ADU above a garage, the addition ofa second-storyADU to an existing single-story residence, the addition ofan attached two-story ADU to the primary residence, or any combination thereof) bepermitted withinthe primary residence buildable area, as determined under CMC Sections 17.14 and 17.26 residential developmentstandards.

C. Unit Size. The maximum size ofan ADU shall be 850 square feetfor a studio or onebedroom unit and 1,000 square feetfor an ADU with two or more bedrooms.

D. Lot Coverage. An accessory dwelling unit larger than 800 square feetshall not cover more than 35percent ofthe required rear yard within singlefamily zones.

E. Separation fromPrimary Unit. A detached ADU larger than 800 square feetshall be separated fromthe primary dwelling and any other accessory structure by at least 6feet (measured fromeave to eave).

F. Entryway. In cases, whereproposed ADU is on a corner lot or reverse corner lot, the entry to an ADU shallfacethepublic right-of-way and shall have a roofcover.

G. Site Plan. A detached ADU shall be located behind the rear building line ofthe primary residence.

H. Grading and Drainage. Finished ground surfaces/slopes within 5feetofthe ADU shall installed with a 1% minimum and shall drain away the ADU. Drainage and drainage pipes shall have a minimum slope of1%. Lot grading shall not slope towards property lines in a manner which would cause storm flows onto neighboring properties. . ADUs on Multi-family lots. Staff is also amending the city ADU Ordinance to include ADUs on multi-family lots, so as to be in conformancewith recent changes in State Law: a. Accessory Dwelling Unitsin Multifamily Buildings. Multiple ADUs within theportions of an existing multifamily dwelling, in spaces not used as living space. Examples include conversion ofstorage rooms, boiler rooms, attics, basements, and garages. Each unit must comply with building code. The number ofADUs that may be created in a multifamily

dwelling is equal to 25% ofthe number ofexisting units, or one accessory unit, whichever is greater.

Detached ADUs on Multifamily Lots: Not more than two detached ADUs, on a lot with an existing multifamily dwelling. Theaccessory units are subject to a 16-footheight limit and must maintain at least a 4-footrear and side yard setback. An applicant may apply to build ADUs either under paragraph “3
” or paragraph “4” but not both.

D. ADUs on Hillside properties & High Fire Severity Zones. Staff has also received ADU submittals for hillside properties. In light of recent submittals in such areas, staff is proposing new development standards for ADUs on hillside properties and igh Fire Severity Zoned areas. Below are the development standards proposed for your consideration.

R. Detached ADU sited withinfourto one or greater slopes whether upslope or downslope, or within the High to VeryHigh Fire Hazard Severity Zone (FHSZ) designationfromLos Angeles County Fire Department, shall meet thefollowing requirements:

1. ay encroach into thefourto one (4:1) or greater slopes by a maximum distance of6 feet;

2. Require Planning review and Los AngelesCounty Fire Department Review;

3. Provide a minimum 10feetfiredefensivezone around the ADU (Defensible space is the bu?er that is created between a building on the property and the grass, trees, shrubs, or any wildland area that surround it. CALFIRE);

4. Comply with construction requirements in the CaliforniaBuilding Code and CaliforniaResidential Code that are specific to the wildland-urban interface?rearea.

5. Roofmaterial shall be tiles, slate or imitation thereofWhere the roofmaterialforthe main house consists ofcomposition shingles, detached ADU can include the same material. If composition shingles are used, 40-year or higher-grade architectural dimension shingles shall be used.

S. Grading, filling, excavating and construction activities must comply with health and safety requirements ofCaliforniaBuilding and Grading Standards. Detached ADUs between 500 and 1,000 square feet must submit a drainage plan that provides: existing and proposed topography oftheproperty; existing andproposed drainage system consisting ofswales, pipes, catch basins, inlets, outlets; and historic drainage patterns that demonstrate it has not altered in a manner to cause drainage problems to neighboring properties.

The public hearing notice was published in the San Gabriel Valley Examiner newspaper on March 10, 2022, as a display advertisement at least one-eighth page in size, and a minimum ten (10) days before the March 22, 2022 hearing as requiredby law.

ENVIRONMENTAL DETE
RMIN
ATION The proposed ordinance is exe
mpt
Environmental fro the of California requirement Quality ms Act (“CEQA”) (Cal. Pub. Res
ourc
es
(Cal. and Guidelines Code 21000 seq.) the Code, et §CEQA Reg., tit. 14, § 15000 et seq.) p
u
r
s
u
a
n
t
21080.17 California Public Code Section and Resources to CEQAGuidelines Section 15
28 2
(h). RECOMMENDATION
Staff recommends the Plannin
g
CResolution recommending No. 2022-003 PCadopt
o approval of Zoning Code Ame
ndm
ent
City (ZCA) 2022-002 the Council. to
Mercenia Lugo
Senior Plarmer
ATTAC MENTS:

Exhibit A Surmnary Tables of ADUs
Exhibit B GIS maps of ADUs in Cov
ina Exhibit C Comparisonof State ADU and Ordinance Changes ADU Propose d Exhibit D- PC Resolution No. 2022-
003
2022-XX “A” Attac Ordinance
hment
Pr
ep
edbyr

IUS
“A”
Summar
y
Tof A
a
bl
es

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CC Regular Meeting

AGENDA ITEM REPORT
ITEM NO. NB 2
Meeting: CC Regular Meeting - May 03 2022
Title: Resolution CC 2022-48, a Resolution of the City Council of the City of Covina, California, to Approve Site Plan Review (SPR) 22-62, a Conceptual Master Plan for the Covina Recreation Village Located at 640 – 680 North Citrus Avenue Presented By: Brian K. Lee, Director of Community Development Andy Bullington, Director of Public Works
Lisa Evans, Director of Parks and Recreation
Rafael Fajardo, City Engineer
Recommendation: Approve Resolution CC 2022-48 approving the Site Plan Review (SPR) 22-62, a Conceptual Master Plan for the Covina Recreation Village Located at 640 – 680 North Citrus Avenue.

BACKGROUND:

On September 1, 2020, the City Council approved a "Seller Put Option" Agreement for the Purchase and Sale (PSA) between Trumark Homes and the City of Covina for the acquisition by the City of Covina of approximately

2.5 acres of property located at 310 E Front Street and 707 N Barranca Avenue. (Note: the addresses of the properties have been subsequently changed to 640-680 N Citrus Avenue.) The envisioned use for the approximate

2.5- acre property is the conversion of the existing concrete structures, in addition to new construction, that would result in the Covina Recreation Village" civic complex. the property is located immediately east of the Covina Metro link Station.

Site and Project Information
Request: Approve a conceptual Master Plan for the Covina Recreation Village Project which is proposed to adaptably re-use/re-purpose an existing approximately 2.5 acre parcel containing two (2) existing concrete storage/packinghouse structures of approximately 18,196 square feet and approximately 13,530 square feet, and add various new site improvements/amenities.

Applicant: City of Covina
Property Owner: City of Covina
Location: 640-680 N. Citrus Avenue
APN: Pending - new assessor parcel numbers have not yet been assigned by Los Angeles County Site and Surrounding Land Uses-Table 1:

General Plan Zoning Existing Uses
Site
Covina Town Center Specific
Plan F.A.I.R District and
TOD/HDR Zone.

Town Center Specific Plan –
Vacant storage and packhouse
buildings.

North Low Density Residential R-1-7,500 (Single Family
Residential) Single Family Residential
South
Covina Town Center Specific
Plan F.A.I.R District and
TOD/HDR Zone.

Town Center Specific Plan –
F.A.I.R. District and TOD/HDR
zone.

Railroad and Light Industrial
East
Covina Town Center Specific
Plan F.A.I.R District and
TOD/HDR Zone.

Town Center Specific Plan –
F.A.I.R. District and TOD/HDR
zone.

Light Industrial
West
Covina Town Center Specific
Plan F.A.I.R District and
TOD/HDR Zone.

Town Center Specific Plan –
F.A.I.R. District and TOD/HDR
zone.

Metrolink Station and Parking Lot
Site Characteristics: The project site is an approximate 2.5-acre property that was formally owned/operated by the Vita Pakt company. The subject property is disconnected from the larger former Vita Pakt-owned property that is located to the northeast. Although the subject parcel and the larger former Vita Pakt property were separated by approximately 30 feet, there is an access easement that connects the two (2) former Vita Pakt-owned properties. The subject site was utilized for storage, on and offloading of Vita Pakt product from the adjoining railroad. There are two (2) existing concrete tilt-up storage/packinghouse style structures which are approximately 18,196 square feet and approximately 13,530 square feet in floor area.

DISCUSSION:

The proposed project is envisioned to consist of the following major features:
• Repurpose the westerly-most approximately 18,196 square foot concrete packinghouse/storage building into an indoor gymnasium and Parks and Recreation Department administrative offices; • Repurpose the easterly-most approximately 13,530 square foot concrete packinghouse/storage building into a library facility with community meeting rooms, classrooms, study spaces, and similar amenities; • Rock-climbing amenity;
• Dog park;
• Entry plaza, botanical gardens;
• Historical Covina display area (various locations throughout the site); • Relocated cellular antenna facility from the residential development site; • Public art features;
• On-site parking; and;
• Infrastructure upgrades.

FISCAL IMPACT:

None.

CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT):

The project qualifies for a Class 32 (Infill Development) Categorical Exemption pursuant to Section 15332 of the California Environmental Quality Act (CEQA) Guidelines because it is: (1) consistent with the General Plan designation and policies and zoning regulations; (2) is located within the City limits, surrounded by urban uses and is less than 5 acres in size; (3) has no value for endangered, rare or threatened species; (4) would not result in any significant effects related to traffic, noise, air quality or water quality; and (5) can be adequately served by all required utilities and public services. Additionally, this document demonstrates that the project and its circumstances would not result in any exceptions identified in CEQA Guidelines Section 15300.2.

ATTACHMENTS:

Attachment A - Resolution CC 2022-48 Approving Recreation Village Conceptual Master Plan Attachment B - Covina Recreation Village Exemption Checklist

Respectfully submitted,

RESOLUTION CC 2022-48

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, APPROVING SITE PLAN REVIEW (SPR) 22-62, A

CONCEPTUAL MASTER PLAN FOR THE COVINA RECREATION
VILLAGE LOCATED AT 640 – 680 N. CITRUS AVENUE
WHEREAS, the City of Covina is a municipal corporation duly organized and existing pursuant to the Constitution and laws of the State of California; and WHERAS, on June 16, 2020, the City Council of the City of Covina approved a NonBinding Memorandum of Understanding (“MOU”) with Trumark Homes setting basic terms and conditions for the proposed Civic and Residential and Transit-Oriented Development components for the general properties located at 301 E Front Street and 707 N Barranca Avenue; and WHEREAS, on September 1, 2020, the City Council of the City of Covina approved a “Seller Put Option” Agreement (“Agreement”) for the purchase and sale between Trumark Homes and the City of Covina for the acquisition by the City of Covina of approximately 2.5 acres of the property located at 301 E. Front Street and 707 N Barranca Avenue for the Civic Component, located immediately north of, and adjacent to the Metrolink railroad right of way, and southwest of the Transit Oriented residential project; and
WHEREAS, pursuant to the Agreement, the City of Covina purchased the property in January 2022; and
WHEREAS, the Covina Recreation Village project components are consistent with the General Plan and the Covina Town Center Specific Plan – F.A.I.R.; and WHEREAS, the City of Covina conducted several due diligence studies and assigned new addresses to the subject property as 640-680 N Citrus Avenue, and corresponding assessor parcel numbers are pending assignment by the Los Angeles County Office of the Assessor; and WHEREAS, the Covina Recreation Village project has been identified as a capital improvement priority and will create additional open, recreational, and public service opportunities for the community; and
WHEREAS, the City of Covina sees the opportunity to revitalize a portion of the project site from a former single use - light manufacturing location to a multi-use, public recreational, library facilities, and transit oriented civic development; and WHEREAS, the Project qualifies for a Class 32 (Infill Development) Categorical Exemption pursuant to Section 15332 of the California Environmental Quality Act (CEQA) guidelines because it is: (1) Consistent with the General Plan Designation and policies and zoning regulations; (2) is located within the City limits, surrounded by urban uses and is less than 5 acres in size; (3) has no value for endangered, rare, or threatened species, (4) would not result in any significant effects related to traffic, noise, air quality, or water quality; and (5) can be adequately served by all required utilities and public services; and would not result in any exceptions identified in CEQA Guidelines Section 15300.2.

Resolution CC 2022-48 Page 2 of 2

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. The forgoing recitals are true and correct and are incorporated herein and made an operative part of this Resolution.

SECTION 2. The City Council of the City of Covina does hereby approve Site Plan Review (SPR) 22-62; Conceptual Master Plan for the Covina Recreation Village Project.

SECTION 3. Effective Date. This Resolution shall be effective upon adoption.

SECTION 4. Certification. The City Clerk shall certify to the passage and adoption of this resolution and shall enter the same in the Book of Original Resolutions.

APPROVED and PASSED this 3rd day of May, 2022.

City of Covina, California
BY: ______________________________
PATRICIA CORTEZ, Mayor
ATTEST:
__________________________________

GEORGIANNA NICOLE ALVAREZ
Chief Deputy City Clerk

CERTIFICATION
I, Georgianna Nicole Alvarez, Chief Deputy City Clerk of the City of Covina, do hereby certify that Resolution CC 2022-48 was duly adopted by the City Council of the City of Covina at a regular meeting held on the 3rd day of May 2022, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Dated:
____________________________________

GEORGIANNA NICOLE ALVAREZ
Chief Deputy City Clerk

COVINA RECREATION

VILLAGE
Exemption Checklist
January 2022
Lead Agency:

City of Covina
125 E. College Street
Covina, CA 91723
2 Park Plaza, Suite 1120
Irvine, CA 92614

Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina i
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Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina ii
Table of Contents
1 INTRODUCTION........................................................................................................................................................1

1.1 PURPOSE OF NOTICE OF EXEMPTION......................................................................................................1

1.2 DOCUMENT ORGANIZATION.....................................................................................................................1 2 PROJECT SETTING....................................................................................................................................................3

2.1 PROJECT LOCATION.....................................................................................................................................3

2.2 EXISTING PROJECT SITE................................................................................................................................3

2.3 EXISTING LAND USES AND REGULATORY SETTING OF THE PROJECT SITE.....................................3

2.4 SURROUNDING LAND USES........................................................................................................................3 3 PROJECT DESCRIPTION........................................................................................................................................ 14

3.1 PROPOSED PROJECT.................................................................................................................................. 14

3.2 CONSTRUCTION ......................................................................................................................................... 15 4 DISCRETIONARY APPROVALS ............................................................................................................................ 16 5 CLASS 32 INFILL EXEMPTION REQUIREMENTS ..................................................................................................... 32

5.1 PROPOSED PROJECT CEQA EXEMPTION........................................................................................................... 33

5.2 EXCEPTIONS FOR EXEMPTIONS........................................................................................................................... 51 5 REFERENCES............................................................................................................................................................ 53 Figures
Figure 2-1: Regional Location..........................................................................................................................................4 Figure 2-2: Local Vicinity ..................................................................................................................................................6 Figure 2-3: Aerial...............................................................................................................................................................8 Figure 2-4: Site Photos................................................................................................................................................... 10 Figure 2-5: TCSP Designation ....................................................................................................................................... 12 Figure 3-1: Conceptual Site Plan ................................................................................................................................. 18 Figure 3-2: Conceptual Library Floor Plan................................................................................................................. 20 Figure 3-3: Conceptual Indoor Fitness Center Floor Plan........................................................................................ 22 Figure 3-4: Conceptual Parks & Recreation Offices Floor Plan............................................................................. 24 Figure 3-5: Conceptual Gymnasium Floor Plan......................................................................................................... 26 Figure 3-6: West Building Rendering.......................................................................................................................... 28 Figure 3-7: East Building Rendering ............................................................................................................................ 30 Figure N-1: Noise Contours ........................................................................................................................................... 42 Tables
Table 1: F.A.I.R Development Standards.................................................................................................................... 33 Table 2: Project Trip Generation ................................................................................................................................. 35 Table 3: City of Covina Exterior Noise Standards................................................................................................... 38 Table 4: City of Covina Municipal Code Interior Noise Standards ...................................................................... 38 Table 5: Construction Equipment Noise Levels........................................................................................................... 40 Table 6: Predicted Operational Noise Levels (dBA)................................................................................................ 41 Table 7: Regional Construction Emissions Estimates.................................................................................................. 45 Table 8: Regional Operational Emission Estimates................................................................................................... 46 Table 9: Localized Construction Emissions Summary (lbs/day) .............................................................................. 47 Table 10: Greenhouse Gas Emissions.......................................................................................................................... 48 Appendices
A. Trip Generation and VMT Screening Analysis
B. Noise Impact Study
C. CalEEMod Summary
D. Asbestos and Lead-Base Paint Survey Report

Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina iii
E. Cultural Resources Assessment

Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina iv
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Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina 1
1 INTRODUCTION
The City of Covina is seeking approval of a site plan to develop a new recreation village with City Parks and Recreation Offices on a site currently developed with two vacant packinghouses. The City of Covina is the Lead Agency for the proposed project. The Lead Agency will utilize this document as evidence that the proposed project qualifies for the Class 32 Infill Exemption, which is further described below.

1.1 PURPOSE OF NOTICE OF EXEMPTION
Article 19 of the California Environmental Quality Act (CEQA) Guidelines includes, as required by Public Resources Code Section 21084, a list of classes of projects which have been determined not to have a significant effect on the environment. This document demonstrates that the proposed project qualifies for a CEQA Exemption as an Infill Development Project (Class 32 Exemption), consistent with the provisions of CEQA Guidelines Sections 15332 and 15300.2 and provides information for City decision-makers to find that the proposed project is exempt under CEQA.

Pursuant to CEQA Guidelines Section 15332, the project qualifies for a Class 32 Exemption because it is:
(1) consistent with the General Plan designation and policies and zoning regulations; (2) is located within the City limits, surrounded by urban uses and is less than 5 acres in size; (3) has no value for endangered, rare or threatened species; (4) would not result in any significant effects related to traffic, noise, air quality or water quality; and (5) can be adequately served by all required utilities and public services. Additionally, this document demonstrates that the project and its circumstances would not result in any exceptions identified in CEQA Guidelines Section 15300.2.

Existing Plans, Programs, or Policies (PPPs) and Project Design Features (PDFs) Throughout the analysis of this document, reference is made to requirements that are applied to all development on the basis of federal, state, or local law. Existing Plans, Programs, or Policies are collectively identified in this document as PPPs. Where applicable, PPPs are listed to show their effect in reducing potential environmental impacts. The Project incorporates various measures that serve to reduce potentially significant impacts. These measures are referred to as Project Design Features (PDFs) and are listed below.

Additionally, applicable Mitigation Measures from the Town Center Specific Plan (TCSP) EIR are included herein and will be incorporated into the Project. As shown throughout the analysis, the Project does not result in any new impacts and no additional mitigation measures are required. All references to mitigation measures relate only to those from the TCSP.

1.2 DOCUMENT ORGANIZATION
This Class 32 Exemption Checklist includes the following sections:

Section 1. Introduction
Provides information about CEQA, its requirements for environmental review, and explains the Exemption Checklist that evaluates the potential impacts of the proposed project to the physical environment.

Section 2. Project Setting
Provides information about the proposed Project’s location, the Project site, and background.

Section 3. Project Description
Includes a description of the proposed Project’s physical features and construction and operational characteristics.

Section 4. Discretionary Approvals

Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina 2
Describes anticipated approvals and permits needed for implementation of the proposed Project.

Section 5. Class 32 Infill Exemption Requirements
Includes the Exemption Checklist and evaluates the proposed Project’s potential to result in significant adverse effects to the physical environment.

Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina 3
2 PROJECT SETTING

2.1 PROJECT LOCATION
The proposed 2.5-acre Covina Recreation Village Project (“Project” or “proposed Project”) is located within the central portion of the City of Covina. As depicted on Figure 1, Regional Location, the City of Covina is in the San Gabriel Valley region of Los Angeles County, approximately 22 miles east of downtown Los Angeles, 35 miles west of downtown San Bernardino, and 10 miles northeast of Orange County, as shown on Figure 2-1, Regional Location.

As depicted on Figure 2-2, Local Vicinity, the Project site is located at 707 N. Barranca Avenue, directly east of the Covina Metro Station on N. Citrus Avenue. Regional access is provided via Interstate 10 (I-10) located approximately 1.48 miles to the south, Interstate 210 (I-210), approximately 1.86 miles to the north, and State Route 39 (SR-39), approximately 1.43 miles to the west. Local access is provided by N. Citrus Avenue.

2.2 EXISTING PROJECT SITE
The Project site consists of four parcels totaling 2.5-acres (APN 8430-018-009, 8430-018-017, 8430-018- 021, and 8430-018-013). The Project site is developed with two vacant warehouses that formerly functioned as a VitaPakt packing facility, as shown on Figure 2-3, Aerial, and Figure 2-4, Site Photos. The Project site is located directly adjacent and connected to the Covina Metro Link Station.

2.3 EXISTING LAND USES AND REGULATORY SETTING OF THE PROJECT SITE The Project site is located within the Town Center Specific Plan and therefore currently has a General Plan land use designation of Town Center Specific Plan (TCSP). As shown on Figure 2-5, TCSP Designation, the Project site currently has a zoning designation of Food Arts Industrial Residential (F.A.I.R). According to the TCSP, the F.A.I.R Zone is a transitional, “maker’s district” combining light industrial uses with creative uses such as artist studios and galleries, live/work units, restaurants, small-scale craft breweries, warehouses, incubator industrial uses, research and technology uses, and creative office activities. Stand-alone multifamily residential uses are permitted in new and adaptive reuse structures. Adaptive reuse of existing structures and the establishment of shared parking, open spaces for recreation and public gathering are prioritized.

2.4 SURROUNDING LAND USES
The Project site is located within a developed, residential area within the City of Covina as described below:

Existing Land Use General Plan Designation Zoning Designation North Single-Family Residences Low Density Residential Single-Family Residential (R-1- 7500)
West Covina Metro Link Station Town Center Specific Plan Rail South Commercial and warehouse
buildings with storage lots Town Center Specific Plan Food Arts Industrial Residential (F.A.I.R) East Warehouse buildings Town Center Specific Plan Food Arts Industrial Residential (F.A.I.R)

Figure 2-1
Regional Location
Covina Recreation Village Exemption

Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina 5
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Local Vicinity
Covina Recreation Village Exemption Figure 2-2

Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina 7
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Figure 2-3
Aerial View
Covina Recreation Village Exemption
Florence Avenue

Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina 9
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Figure 2-4
Site Photos
Views of western building.

Views fo the eastern building.

Covina Recreation Village Exemption

Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina 11
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Covina Recreation Village Exemption Figure 2-5
TCSP Designation
Project Site
Legend

Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina 13
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Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina 14
3 PROJECT DESCRIPTION

3.1 PROPOSED PROJECT
Project Overview
The Project proposes the adaptive reuse of the two existing warehouse buildings (west and east buildings) with a recreation village (“Project” or “proposed Project”), which would include interior and exterior improvements to site including, a dog park, pocket park, library, historical memorial, fitness center, rock climbing area, City Parks & Recreation offices, and an indoor recreation complex, as shown on Figure 3-1, Conceptual Site Plan. The Project would provide pedestrian pathways and drive aisle connections to the Metro Link Station and adjacent Vita Pakt residential development.

Indoor Recreation Improvements
Library
The Project would construct interior improvements on the west building to develop an approximalty10,216 square foot (SF) public library. The library would include a 5,578 SF open area with computers, seating, and book stacks. It would also include a 787 SF office/workroom/storage space, a 514 SF computer lab, two restrooms, three multipurpose rooms, and three meeting rooms, as shown on Figure 3-2, Conceptual Library Floor Plan.

Indoor Fitness Center
The Project would construct interior improvements on the west building to develop an approximately 7,980 SF fitness center. The fitness center would include a reception/lobby area, yoga studio, two fitness studios of. The center would also include a open fitness area, two all-gender restrooms with showers, and male and female restrooms, as shown on Figure 3-3, Conceptual Indoor Fitness Center Floor Plan.

Parks & Recreation Offices
The Project would construct an approximately 3,830 SF addition to the east building to provide a new City Parks & Recreation office space. The office space would include a lobby, open office area, five staff offices, two restrooms, a conference room, break room, and two storage rooms, Figure 3-4, Conceptual Parks & Recreation Offices Floor Plan.

Gymnasium
The proposed Project would construct interior improvements on the east building to develop an approximately 14,643 SF gymnasium with two basketball/volleyball courts. The gymnasium would include male and female restrooms and an all-gender restroom with a shower, as shown on Figure 3-5, Conceptual Gymnasium Floor Plan.

Outdoor Recreation Improvements
Pocket Park
The proposed Project would construct an entry plaza with a 2,858 SF pocket park that would include native plants and shrubs at the site’s western property line, as shown on Figure 3-1, Conceptual Site Plan.

Dog Park
Additionally, the Project would develop an 8,165 SF dog park. The dog park would include a 7,105 SF dog agility center and park with dog agility equipment, grass area and fencing. It would also include a 971 SF outdoor, covered dog training structure, as shown on Figure 3-1, Conceptual Site Plan. A Plexiglas or glass wall would separate the dog park area from the train tracks.

Outdoor Library Seating & Coffee Kiosk
The Project would include a 410 SF coffee kiosk adjacent to the proposed library and dog park. It would also include a covered outdoor seating area for use by library and coffee kiosk patrons, as shown on Figure 3-6, West Building Rendering. The southern exterior library building wall would feature a Covina historical

Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina 15
walk with multiple mural displays showing moments from Covina’s history, as shown on Figure 3-1, Conceptual Site Plan. A Plexiglas or glass wall would separate the historical walk from the train tracks.

Rock Climbing
The Project would construct an approximately 3,381 SF rock climbing area with an approximately 40-foot tall climbing tower that is fenced, as well as lockers to the east of Building 1, as shown on Figure 3-1, Conceptual Site Plan, and Figure 3-7, East Building Rendering Outdoor Fitness Area
The Project would include a 1,589 SF outdoor fitness area that would be attached to the proposed gym within the west building, as shown on Figure 3-1, Conceptual Site Plan. A Plexiglas or glass wall would separate the outdoor historical walk from the train tracks.

Access and Parking
Primary access to the site would be provided via a driveway connecting to the Metro Link Station parking lot on N. Citrus Avenue. Secondary emergency access and maintenance access would be provided via a gated entrance in the northeast corner of the site. The Project would provide approximately 42 parking spaces.

Landscaping & Fencing
The project would install new drought tolerant ornamental landscaping throughout the Project site, which would include 15 gallon and 24-inch box trees. In addition, a variety of ornamental shrubs, vines, and groundcovers would be installed.

The Project would include a 6-foot high Plexiglas or glass wall along the southern property line in order to screen the proposed outdoor seating areas from the Metro Link line. The at least 6-foot high Plexiglas or glass wall would start at the eastern edge of the western building and proceed to the western property line where it would proceed for approximately 10 feet in a L-shape, as shown on Figure 3-1, Conceptual Site Plan.

Lighting
The proposed Project would install new exterior lighting onsite for security, to accent the landscaping, and to light signage, walkways, and parking areas. The new lighting would be focused on the site, shield off-site areas, and be in compliance with lighting regulations in Municipal Code, Section 17.28.430.

Infrastructure Improvements
Water
The Project would utilize the existing onsite water lines that connect to the water main in N. Citrus Avenue.

Sewer
The Project would utilize the existing onsite sewer system comprised of 6-inch and 8-inch gravity sewer lines that connect to the existing sewer system in N. Citrus Avenue.

Drainage
In the developed condition, stormwater and surface water onsite be conveyed as surface flow to the Project’s backbone storm drain system and conveyed westerly and then southerly to the southwestern corner of the Project site. The southwestern corner of the Project site would include an infiltration basin.

3.2 CONSTRUCTION
Construction activities would last approximately 18 months and would include the following: (1) construction of building additions (2) interior retrofitting; and (3) paving and application of architectural coatings. Interior

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retrofitting would include asbestos abatement by a Cal/OSHA licensed asbestos abatement contractor in accordance with Title 8 of California Code of Regulations (CCR) 1529 and South Coast Air Quality Management District (SCAQMD) Rule 1403. Additionally, any necessary lead stabilization activities would be performed by a California Department of Public Heath licensed abatement contractors. Construction activities would be limited to the hours between 7:00 am to 8:00 pm, Monday through Saturday, excluding federal holidays, which would be consistent with the City’s Noise Ordinance (Municipal Code Section

9.40.110(A)).
4 DISCRETIONARY APPROVALS
The following discretionary approval and permits are anticipated to be necessary for implementation of the proposed Project:
• Lot Merger Approval
• Site Plan Approval

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Covina Recreation Village Exemption Figure 3-1
Conceptual Site Plan
6-foot high plexiglass wall

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Conceptual Library Floor Plan
Covina Recreation Village Exemption Figur e 3-2

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Conceptual Indoor Fitness Center Floor Plan
Covina Recreation Village Exemption Figur e 3-3

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Conceptual Parks and Recreation Offices Floor Plan
Covina Recreation Village Exemption Figure 3-4

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Conceptual Gymnasium Floor Plan
Covina Recreation Village Exemption Figur e 3-5

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Covina Recreation Village Exemption Figure 3-6
West Building Rendering

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Covina Recreation Village Exemption Figure 3-7
East Building Rendering

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5 CLASS 32 INFILL EXEMPTION REQUIREMENTS
Article 19 of the California Environmental Quality Act (CEQA Guidelines Sections 15300 to 15333), includes a list of classes of projects that have been determined to not have a significant effect on the environment and as a result, are exempt from review under CEQA.

Class 32 Infill Exemption
One of the classes of projects exempt from CEQA review are projects that are specified as urban infill development. CEQA Guidelines Section 15332 defines the Class 32 Infill Exemption as a project that meets the following five requirements:
a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
c) The project site has no value as habitat for endangered, rare or threatened species. d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
e) The site can be adequately served by all required utilities and public services.

Exceptions
In addition to meeting the five requirements stated above, the CEQA Guidelines Section 15300.2 provides specific instances where exceptions apply to a project that would otherwise meet the requirements for an exemption. These exceptions are:
a) Location: Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply in all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.
b) Cumulative Impact: All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. c) Significant Effects: A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.
d) Scenic Highways: A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR.
e) Hazardous Waste Sites: A categorical exemption shall not be used for a project located on a site which is included on any list complied pursuant to Section 65962.5 of the Government Code. f) Historical Resources: A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resources.

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5.1 PROPOSED PROJECT CEQA EXEMPTION
The analysis below provides substantial evidence that the Project properly qualifies for an exemption under CEQA Guidelines Section 15332 (i.e., Class 32) and, as a result, would not have a significant effect on the environment. Additionally, the analysis shows there are no exceptions to qualifying for the categorical exemption, as identified in CEQA Guidelines Section 15300.2. a. Criterion Section 15332(a): General Plan and Zoning Consistency: The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.

The City of Covina General Plan land use designation for the Project site is Town Center Specific Plan (TCSP), and the existing zoning designation of the site is Food Arts Industrial Residential (F.A.I.R). Per the TCSP, the F.A.I.R zone is a transitional, “maker’s district” combining light industrial uses with creative uses such as artist studios and galleries, live/work units, restaurants, small-scale craft breweries, warehouses, incubator industrial uses, research and technology uses, and creative office activities. Stand-alone multifamily residential uses are permitted in new and adaptive reuse structures. Adaptive reuse of existing structures and the establishment of shared parking, open spaces for recreation and public gathering are prioritized.

Table 1 shows the Project’s consistency with F.A.I.R Development Standards. As shown, the proposed Project would meet all of the requisite development standards, including lot size, setback, landscaping, and parking requirements. Therefore, the Project would be consistent with the applicable zoning regulations.

Table 1: F.A.I.R Development Standards
Development Standard Required Provided
Non-Residential Building Intensity (FAR)
for sites 0.51 acre or more
Stand-Alone Industrial: 0.75
Stand-Alone Commercial: 1.0
Mixed Use: 2.0

0.33 Maximum Building Height 3 stories, 35’ 1 story, 35’ Ground Floor Height 14’ minimum 35’
Front Setback
No minimum, 5' maximum if used
for landscaping or pedestrian
amenities
Side Setback- Adjacent to
Nonresidential Use or Zoning District
other than R-1
No minimum N/A
Side Setback- Adjacent to Existing
Residential, School, or Park Use 10’ minimum 26 feet
Rear Setback No requirement 10 feet
Rear Setback- Adjacent to R-1 or R-2
Zoning Districts
Where a building is adjacent to
an existing R-1 zone along its side
and/or rear property lines, the
first 2 stories of a structure shall
be set back a minimum of 10'
from the side and/or rear
property line. The building shall
step back a minimum of 30' from
the adjacent side and/or rear
N/A

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property line for a third story and
any story above.

Rail Setback Minimum 5’ setback from rail
right-of-way
5 feet
Parking 1 space for every 200 SF of
ground floor area 42 parking spaces
b. Criterion Section 15332(b): Project Location, Size, and Context: The proposed development occurs within City limits on a Project site of no more than five acres substantially surrounded by urban uses.

The Project is within the city limits of the City of Covina, on a 2.5-acre site, directly to the east of the Covina Metro Station on N. Citrus Avenue. As shown on Figure 2-2 and detailed in Section 2.3, the site is surrounded by single-family residences on the north side, a multi-family residential development to the east, the Metro Line followed by warehouses to the south, and the Covina Metro station to the east. As the Project site is less than five acres and substantially surrounded by urban uses, it meets the criteria of CEQA Guidelines Section 15332(b).
c. Criterion Section 15332(c): Endangered, Rare, or Threatened Species: The Project site was determined to have no value as habitat for endangered, rare or threatened species.

The 2.5-acre Project site is vacant, but completely developed with two warehouse buildings and paving. As such, the whole Project site has been disturbed by previous development and does not contain any endangered, rare or threatened species. In addition, as a standard condition of approval, the Applicant is required to comply with Sections 3503, 3503.5, and 3513 of the California Fish and Game Code and the Migratory Bird Treaty Act (MBTA). Compliance with the California Fish and Game Code and MBTA would ensure that impacts to nesting birds and raptors, which may use vegetation, including existing scattered nonnative trees, on or near the Project site for nesting, during construction would not occur.

Furthermore, the Project would be required to implement TCSP EIR Mitigation Measure BIO-1, as described below, which would require nesting bird surveys pursuant to the MBTA and California Fish and Game Code.

Applicable TCSP EIR Mitigation Measures
The following mitigation measures were included in the TCSP FEIR and are required to be implemented by projects within the TCSP Area to reduce impacts related to biological resources within implementing projects:

Mitigation Measure BIO-1: If vegetation removal is scheduled during the nesting season (typically February 1 to September 1), then a focused survey for active nests shall be conducted by a qualified biologist (as determined by a combination of academic training and professional experience in biological sciences and related resource management activities) no more than five (5) days prior to the beginning of project-related activities (including but not limited to equipment mobilization and staging, clearing, grubbing, vegetation removal, and grading).

Surveys shall be conducted in proposed work areas, staging and storage areas, and soil, equipment, and material stockpile areas. For passerines and small raptors, surveys shall be conducted within a 250-foot radius surrounding the work area (in areas where access is feasible). For larger raptors, such as those from the genus Buteo, the survey area shall encompass a 500-foot radius. Surveys shall be conducted during weather conditions suited to maximize the observation of possible nests and shall concentrate on areas of suitable habitat.

If a lapse in project-related work of five (5) days or longer occurs, an additional nest survey shall be required before work can be reinitiated. If nests are encountered during any preconstruction survey, a qualified biologist shall determine if it may be feasible for construction to continue as planned without impacting the success of the nest, depending on conditions specific to each nest and the relative location and rate of construction activities. If the qualified biologist determines construction activities have potential to adversely

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affect a nest, the biologist shall immediately inform the construction manager to halt construction activities within minimum exclusion buffer of 50 feet for songbird nests, and 200 to 500 feet for raptor nests, depending on species and location. Active nest(s) within the Project Site shall be monitored by a qualified biologist during construction if work is occurring directly adjacent to the established no-work buffer.

Construction activities within the no-work buffer may proceed after a qualified biologist determines the nest is no longer active due to natural causes (e.g., young have fledged, predation, or other non-anthropogenic nest failure).

For the reasons described above, the proposed Project site has no value as habitat for endangered, rare or threatened species and meets the criteria of CEQA Guidelines Section 15332(c). d. Criterion Section 15332(d): Significant Effects: Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

TRAFFIC
The Project proposes the construction of a warehouse and associated office space on the previously undeveloped site. The Project trip generation was prepared using trip rates from the Institute of Transportation Engineers (ITE) Trip Generation, 11th Edition (2021).

As shown in Table 2, the operation of the proposed Project would generate 1,693 daily trips including 74 trips during the a.m. peak hour and 159 trips during the p.m. peak hour as calculated using trip rates from the Institute of Transportation Engineers (ITE).

Table 2: Project Trip Generation
Source: Trip Generation and VMT Screening Analysis, Appendix A The City of Covina Transportation Study Guidelines for Vehicle Miles Traveled and Level of Service Assessment states impact thresholds and screening thresholds to determine if projects would require a vehicle-miles traveled (VMT) analysis. The City’s Guidelines provide criteria for projects that would be considered to have a less-than significant impact on VMT and therefore could be screened out from further analysis. If a project meets one of the following criteria, then the VMT impact of the project is considered less-than significant and no further analysis of VMT would be required:

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1. The project is located within a Transit Priority Area (TPA).

2. The project is located in a low VMT generating area.

3. The project is locally serving or generates less than 110 daily vehicle trips.

The applicability of each criterion to the proposed Project is discussed below.

Screening Criteria 1 - Transit Priority Area Screening: According to the City’s guidelines, projects located in a TPA may be presumed to have a less than significant impact. The project is located in a TPA as shown in Figure 2 however, the proposed Project has an FAR of less than 0.75. Therefore, Screening Criteria 1 cannot be applied to screen the Project from requiring a VMT analysis.

Screening Criteria 2 - Low VMT Area Screening: According to the City’s guidelines, employment-related and mixed-use land use projects may be presumed to have a less than significant impact if the projects can be reasonably expected to generate VMT per resident, per worker, or per service population that is similar to existing land uses in the low VMT area. The SGVCOG VMT Evaluation Tool was used to determine if the proposed project lies in a low VMT area. As shown in the Trip Generation and VMT Screening Analysis, the Project site is located in a low VMT area. Therefore, the Project will screen from requiring a VMT analysis as per Screening Criteria 2.

Screening Criteria 3 – Local Serving Land Use or Trip Generation Screening: According to the City’s guidelines, projects that serve the local community and have the potential to reduce VMT would not be required to complete a VMT assessment. These types of projects include K-12 schools, local serving retail, day care centers, student housing and other community institutions. The Project proposes a recreational center inclusive of library, gym and a fitness center and therefore would be considered a local serving land use.

Therefore, the Project is a locally serving land use and lies in a low VMT generating area would therefore satisfy Screening Criteria 2 and Screening Criteria 3. As such, VMT impacts would be considered less than significant.

The Project vicinity contains sidewalks and a Class II bike lane along N. Citrus Avenue. During Project construction, the existing sidewalk portion and bike lane would remain available. The proposed Project would improve pedestrian and bicycle circulation by providing access between the Covina Metro Link station and the nearby VitaPakt multi-family development.

Public transit in the Project vicinity is provided by Metro, which operates a commuter rail line with eastbound and westbound service at the Covina Station, located directly to the west of the Project site, every 19 to 37 minutes Monday to Friday, with peak hourly weekday activity occurring during the AM and PM commuter periods. The proposed Project would not result in any interruptions to Metro Link services, and Project employees and visitors could utilize the station for public transit.

The proposed Project would not result in any significant effects relating to traffic; therefore, the proposed Project meets the traffic related criteria of CEQA Guidelines Section 15332(d).

NOISE
Noise Terminology
Various noise descriptors are utilized in this noise analysis, and are summarized as follows:

Leq: The equivalent sound level, which is used to describe noise over a specified period of time, typically 1- hour, in terms of a single numerical value. The Leq of a time-varying signal and that of a steady signal are the same if they deliver the same acoustic energy over a given time. The Leq may also be referred to as the average sound level.

Lmax: The instantaneous maximum noise level experienced during a given period of time.

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Lmin: The instantaneous minimum noise level experienced during a given period of time.

CNEL: The Community Noise Equivalent Level, which, similar to the Ldn, is the average A-weighted noise level during a 24-hour day that is obtained after an addition of 5 dBA to measured noise levels between the hours of 7:00 pm to 10:00 pm and after an addition of 10 dBA to noise levels between the hours of 10:00 pm to 7:00 am to account for noise sensitivity in the evening and nighttime, respectively.

Ambient Noise: The “ambient noise level” is the background noise level associated with a given environment at a specified time and is usually a composite of sound from many sources from many directions.

Applicable TCSP EIR Mitigation Measures
The following mitigation measures were included in the TCSP FEIR and are required to be implemented by projects within the TCSP Area to reduce impacts related to noise and vibration within implementing projects:

MM NOI-1: Confirm Compliance with Applicable Noise Standards Requirements.

Prior to the issuance of a building permit for any development in the Planning Area, the City shall review and approve an acoustical analysis, prepared by or on behalf of the project Applicant, and based on the final project design that:

1. For residential development:
a. Identifies exterior noise levels at all exterior building façade locations and exterior recreation areas, including open space area, patios, and roof decks; and b. Identifies the final site and building design features that would:
i. Reduce daytime, exterior noise levels at open space areas, patios, and roof deck areas to less than 55 dBA and 60 dBA Leq (1-hour) for low-density residential and medium- to high-density residential, respectively, consistent with the standards identified in City Municipal Code Section 9.40.0401; and ii. Attenuate exterior building façade noise levels so interior levels do not exceed 45 dBA DNL in habitable rooms, 45 dBA Leq (1-hour) during the daytime, and 35 dBA Leq (1-hour) during the nighttime, consistent with the standards identified in City Municipal Code Section 9.40.060. Potential noise insulation site and building design features capable of achieving this requirement may include, but are not limited to:
• Sound barriers
• Enhanced exterior wall construction/noise insulation design • Use of enhanced window, door, and roof assemblies with above average sound transmission class (STC) or outdoor/indoor transmission class (OITC) values
• Use of mechanical, forced air ventilation systems to permit a windows closed condition in residential units.

2. For non-residential development:
a. Identifies exterior noise levels at all exterior building façade locations, and b. For projects that have an exterior wall exposed to noise levels of 65 dBA Leq (1- hour) or more, comply with Section 5.507.4 of the California Green Building Standards Code. Per Section 5.507.4 of the California Green Building Standards Code, non-residential projects exposed to an exterior noise level of 65 dBA Leq (1- hour) shall be required to have wall and roof-ceiling assemblies with a composite sound insulation rating of STC 50 or higher, exterior windows that have a minimum STC of 40, or assemblies that reduce interior levels to 50 dBA Leq (1-hour) or lower.
1 Based on Municipal Code Section 9.40.040, the allowable noise level or sound level shall be the higher of the following:

A. Actual measured ambient level; or B. 60 dBA Leq for daytime and 55 dBA Leq for nighttime.

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Plan Requirements and Timing: An acoustical report shall be submitted to City Planning for review and approval prior to final sign off on construction, documenting that actual interior and exterior noise level at the locations indicated in this measure meet City and State standards. Monitoring: City Planning staff shall approve the acoustical analysis prior to sign off of final construction.

MM NOI-2: Confirm Compliance with Applicable Vibration Standards.

Prior to the issuance of a building permit for any institutional buildings within 60 feet of the Metrolink rail corridor or structures containing dwelling unit(s) within 40 feet of the Metrolink rail corridor, the City shall review and approve a vibration report, prepared by or on behalf of the project Applicant, and based on the final project design that:

1. Demonstrates vibration noise levels from the Metrolink would be below the appropriate (e.g., residential, commercial) FTA impact criteria at the proposed structure(s), as they are applicable to the proposed land use; or

2. Identifies the final site and building design features that would reduce groundborne vibration from Metrolink operation, such that receptors would not be exposed to vibration levels in excess of applicable FTA impact criteria.

Plan Requirements and Timing: A vibration report shall be submitted to City Planning for review and approval prior to final sign off on construction, documenting vibration at proposed structures would be below applicable FTA impact criteria, or documentation prepared by a qualified engineer that demonstrates building design would reduce interior groundborne vibration to below FTA impact criteria. Monitoring: City Planning staff shall approve the vibration analysis prior to sign off of final construction.

Noise Regulations
City of Covina Municipal Code
Municipal Code Section 9.40.040, Exterior Noise Standards: Table 3 provides the City’s Municipal Code exterior noise standards.

Table 3: City of Covina Exterior Noise Standards
Land Use 7:00 a.m. – 10:00 p.m. 10:00 p.m. - 7:00 a.m.

Residential Estate or
Agricultural
50 dBA 40 dBA
Residential Low Density 55 dBA 45 dBA
Residential Medium and
High Density
60 dBA 50 dBA
Commercial 65 dBA 55 dBA
Industrial 70 dBA 60 dBA
Source: Municipal Code Section 9.40.040
Municipal Code Section 9.40.060, Interior Noise Level Limits: Table 4 provides the Municipal Code interior noise level limits for residential dwellings that apply to a windows closed condition.

Table 4: City of Covina Municipal Code Interior Noise Standards Land Use 7:00 a.m. – 10:00 p.m. 10:00 p.m. - 7:00 a.m.

Residential (All Densities) 45 dBA Leq (1-hr) 35 dBA Leq (1-hr) Source: Municipal Code Section 9.40.060
Municipal Code Section 9.40.060 further specifies that the above standards shall not be exceeded by 5 dBA Leq for a cumulative period of more than one minute or more in any hour, or 10 dBA or the maximum measured ambient for any period of time. Subsection F states all newly constructed residential dwellings

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located in areas that are exposed to ambient noise levels in excess of 60 dBA DNL be designed and built so all habitable rooms comply with these standards.

Municipal Code Section 9.40.090, Controlled Hours of Operation: It is unlawful for any period to operate, permit, use, or cause to operate any of the following other than between the hours of 7:00 AM and 8:00 PM of any one day:
• Powered model vehicles;
• Loading and unloading vehicles such as garbage trucks, forklifts, or cranes in a residential area or within 500 feet of a residence;
• Domestic power tools;
• Law equipment, including, but not limited to: lawn mowers, edgers, cultivators, chainsaws, and leaf blowers in any residential area or within 500 feet of any residence; • Equipment associated with the repair and maintenance of any real property.

Municipal Code Section 9.40.110, Construction: It is unlawful to operate equipment or perform outside construction or repair work within 500 feet of a residential land use between the hours of 8:00 PM of any one day and 7:00 AM of the next day, or on Sundays or public holidays such that a reasonable person of normal sensitivity residing in the area is caused discomfort or annoyance, unless a permit has been obtained in advance.

Municipal Code Section 9.40.120, Loud and Unusual Noises. Prohibits the operation of any device that creates a vibration that is above the vibration perception threshold of an average individual at or beyond the property boundary of the source if on a private property or at 150 feet from the source if on a public space or public right-of-way. Per Section 9.40.020(30) the threshold of perception is considered by the City to be 0.01 in/sec.

Construction. To evaluate whether the Project would generate potentially significant construction noise levels at off-site sensitive receiver locations, a construction-related noise level threshold is adopted from the Criteria for Recommended Standard: Occupational Noise Exposure prepared by the National Institute for Occupational Safety and Health (NIOSH). A division of the U.S. Department of Health and Human Services, NIOSH identifies a noise level threshold based on the duration of exposure to the source. The construction related noise level threshold starts at 85 dBA for more than 8 hours per day, and for every 3 dBA increase, the exposure time is cut in half. This results in noise level thresholds of 88 dBA for more than 4 hours per day, 92 dBA for more than one hour per day, 96 dBA for more than 30 minutes per day, and up to 100 dBA for more than 15 minutes per day. For the purposes of this analysis, the lowest, most conservative construction noise level threshold of 85 dBA Leq over a period of 8 hours or more is used to evaluate the potential Project-related construction noise impacts at nearby sensitive receptors.

Construction Noise: Municipal Code Section 9.40.110 states that construction noise is exempt from noise standards with the following measures:

Noise sources associated with outside construction or repair work provided said activities:
a. When within 500 feet of a residential land use, the noise generating activity does not take place between the hours of 8:00 PM and 7:00 AM on weekdays, including Saturday, or at any time on Sunday or a public holiday.

The Project would comply with the City’s construction hours regulations, as required by standard City Conditions of Approval. To evaluate whether the Project would generate potentially significant short-term noise levels at off-site sensitive receiver locations a Noise Assessment was prepared for the Project, included herein as Appendix B. The Noise Assessment utilized a construction-related NIOSH noise level threshold of 80 dBA Leq is used. For the purpose of the Noise Assessment, the nearest sensitive receptor is located at the residents directly adjacent to the north boundary of the Project site.

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Noise generated by construction equipment would include a combination of trucks, power tools, concrete mixers, and portable generators that, when combined, can reach high levels. Construction is expected to occur in the following stages: excavation and grading, building construction, architectural coating, and paving. Noise levels generated by heavy construction equipment can range from approximately 74 dBA to 84 dBA when measured at 50 feet, as shown on Table 5.

Table 5: Construction Equipment Noise Levels
Construction noise would be temporary in nature as the operation of each piece of construction equipment would not be constant throughout the construction day, and equipment would be turned off when not in use.

The typical operating cycle for a piece of equipment involves one or two minutes of full power operation followed by three or four minutes at lower power settings. Noise levels would be loudest during the grading phase, which would be limited as the site does not require extensive grading. Construction is anticipated to occur during the permissible hours according to the City’s Municipal Code Section 9.40.110 and would be considered significant if construction activities are taken outside the allowable times. Paving operations are expected to be in close proximity to the northern property line adjacent to the existing residential uses. The amount of equipment utilized would be limited due to alignment and work area constraints. Noise levels from paving activities are linear and the equipment would be moving along the property line at an average distance or 20 feet from the existing residences. Based on noise measurements taken at a similar development, the roadway paving operations are anticipated to move along the property line in 200- to 300-foot increments. The average hourly construction noise levels were found to be approximately 72 dBA Leq or lower at 50 feet. At a distance or 20 feet, the noise levels of approximately 76 to 80 dBA may be experienced at local residences at any specific location. There is an existing 6-foot high block wall at the residences that would reduce the noise levels approximately 5 decibels to below an average 75 decibels during an 8-hour period. Therefore, impacts related to construction noise would be less than significant.

Operational Noise: The nearest noise sensitive residential land uses are located adjacent to the Project site along the northern property line. The performance standards found in Section 9.40.040 limit the exterior noise level to the higher of the actual measured ambient noise level or 55 dBA Leq during the daytime hours, and 45 dBA Leq during the nighttime hours at the boundary of residential properties. Additionally, since the measurement location is on the boundary between two zones, the noise level limit of the lower category plus five decibels shall apply. Therefore, the threshold of 60 dBA Leq during the daytime and 50 dBA Leq during the nighttime shall apply.

Construction
Equipment
Noise Level at 25
Feet (dBA, Leq)
Noise Level at 50
Feet (dBA, Leq)
Chain Saw 82.7 76.7
Compactor (Ground) 82.2 76.2
Concrete Pump Truck 81.4 74.4
Dozer 83.7 77.7
Dump Truck 78.5 72.5
Excavator 82.7 76.7
Front End Loader 81.1 75.1
Generator 83.6 77.6
Grader 87.0 81.0
Jackhammer 87.9 81.9
Paver 80.2 74.2
Pumps 83.9 77.9
Scraper 85.6 79.6
Tractor 86.0 80.0
Source: FHWA, 2006.

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Primary noise sources during Project operation include the dog park, rock climbing facility, and mechanical ventilation (HVAC) system. The recreational amenities, including the dog park and rock climbing facility, would only operate during daytime hours and would not result in noise during nighttime hours. The worstcase onsite operational predictions would still fall below the 60 dBA threshold as shown in Table 6: Predicted Operational Noise Levels (dBA). Therefore, noise generated from operation of the proposed project would not exceed noise standards and would be less than significant.

Table 6: Predicted Operational Noise Levels (dBA)
Source
Reference
Noise Level
(dBA)
Reference
Distance
(Feet)
Minimum
Distance to
Property Line
(Feet)
Noise
Reduction due
to distance
(dBA)
Barrier
Reductions
(dBA)
Resultant
Cumulative
Noise Level
(dBA Leq)
Dog Park 64.7 35 65 -5.4 -6.6 52.7
Rock Climbing 81.0 3 60 -26.0 -6.6 48.4
Transformer 58.0 5 40 -18.1 -6.7 33.2
HVAC 65.9 6 70 -21.3 -11.4 42.2
CUMULATIVE NOISE LEVEL @ PROPERTY LINE (dBA) 54.4
Daytime City Standard 60
Complies with City Standards Yes
Railway Noise & Vibration. To determine the future noise environment and impact potential from the existing Metro Link San Bernardino Line to the south of the Project site, the results from the long-term noise measurements detailed in the Noise Assessment were used to plot the future noise contours through the project site as shown in Figure N-1, Noise Contours. Based on the ambient noise measurements, the 70 dBA contour is located beyond the Project limits without any shielding in the western portion of the Project site. Therefore, the noise sensitive uses including the dog park, outdoor library seating, outdoor fitness area, and the outdoor rock climbing area could experience noise levels that exceed the City noise threshold of 70 dBA for libraries and recreational uses.

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Figure N-1: Noise Contours 75 dBA CNEL
70 dBA CNEL
65 dBA CNEL

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The Project is proposing a glass barrier along the southern property line, south of the west building which would reduce the noise levels in these outdoor library seating area and coffee kiosk to below the 70 dBA CNEL threshold. A minimum 6-foot Plexiglas wall or similar barrier would be included along the southern and for approximately 10 feet of the western Project boundary along the dog park, which would attenuate noise from the adjacent rail line, and which results in noise levels at the dog park and outdoor library area of approximately 67 dBA, which is well below the 70 dBA CNEL threshold. The proposed wall shall extend from the glass barrier located south of the west building to the western property line. The proposed Plexiglas walls are included as PDF-1, and the proposed location of the walls is demonstrated on Figure 3-1, Conceptual Site Plan.

The City of Covina, as part of its noise guidelines, also states, consistent with Title 24 of the California Code of Regulations (CCR), a project is required to perform an interior assessment on the portions of a project site where building façade noise levels are above 60 dBA CNEL in order to ensure a 50 dBA CNEL interior noise level. Therefore, in line with the City of Covina noise regulations and TCSP EIR MM N-1, an interior noise assessment is required prior to the issuance of the first building permit. This final report would identify the interior noise requirements to meet the City’s established interior noise limit of 50 dBA CNEL. Therefore, with inclusion of PDF N-1 and adherence to TCSP EIR MM N-1, impacts related to railway noise to the Project site would be less than significant.

As required by TCSP EIR MM N-2, a vibration analysis was prepared to demonstrate vibration noise levels from the Metrolink would be below the appropriate FTA impact criteria for the proposed recreational and office uses. As discussed in the Noise Study, the Metro Link is estimated to generate groundborne vibration levels of approximately 78 VdB (0.0083 in/sec PPV) at 40 feet from the rail centerline, the distance from the rail’s centerline to the nearest Project boundary. Due to the close proximity to the Covina Station, the calculation accounted for the trains traveling at a slower speed which would reduce the vibration levels.

Therefore, groundborne vibration levels would be below the FTA impact criteria. Additionally, the vibration would not cause damage to any new or existing structures along the rail corridor as the vibration of 0.0083 in/sec PPV is below Caltrans vibration threshold of in/sec PPV for extremely fragile buildings.

Aircraft Noise. The proposed Project is not located within an airport land use plan and is not located within two miles of a private or public use airport. The nearest airport is Brackett Field, located approximately 5.2 miles east of the Project site. Therefore, the proposed Project would not result in impacts related to airportrelated noise.

Ground-borne Vibration. Ground-borne vibration can be generated from construction activities such as blasting, pile driving, and operating heavy earthmoving equipment. Construction of the proposed Project would involve grading, site preparation, and construction activities but would not involve the use of construction equipment that would result in substantial ground-borne vibration or ground-borne noise on properties adjacent to the Project site. No pile driving or blasting are proposed, and the site is relatively level, so substantial grading activities are not required. As discussed in the Noise Assessment, at the adjacent single-family residences, a large bulldozer would yield a worst-case 0.0315 peak particle velocity (in/sec), which is below any risk of damage and likely imperceptible. Thus, construction of the Project would not generate significant effects relating to construction vibration. In addition, operation of the recreational uses and offices does not include any activities or equipment that would generate substantial ground-borne noise and vibration. Therefore, the Project would not result in the exposure of persons to or generation of excessive ground-borne noise and vibration.

Overall, the proposed recreational facility would not result in any significant effects relating to noise or vibration; therefore, the proposed Project meets the noise related criteria of CEQA Guidelines Section 15332(d).

Noise Project Design Features

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PDF N-1: A Plexiglas or glass barrier with a minimum height of 6-feet and approximately 8 dBA of sound attenuation shall be included extending from the eastern edge of the western building property line with the railroad to the western property line. The glass barrier shall be included from the southwestern property corner and proceed approximately 10 feet along the western property line.

AIR QUALITY
Applicable TCSP EIR Mitigation Measures
The following mitigation measures were included in the TCSP FEIR and are required to be implemented by projects within the TCSP Area to reduce impacts related to noise and vibration within implementing projects:

Mitigation Measure AIR-2A: Residential Electric Vehicle and Bicycle Parking Requirements The following Residential and Non-Residential Voluntary Measures from the CalGreen Code (Appendix A4) shall apply to new residential (or residential mixed use) development projects located in the Covina Town Center Specific Plan:
• New one and two-family dwellings and townhomes shall include electric vehicle infrastructure consistent with Section A4.106.8.1 of the CalGreen Code. • New multi-family dwellings with 17 or more units shall provide electric vehicle charging spaces capable of supporting electric vehicle supply equipment pursuant to Section A4.106.8.2. • New multi-family dwelling units shall provide bicycle parking pursuant to Section A4.106.9.2.

Mitigation Measure AIR-2B: Non-Residential Electric Vehicle and Bicycle Parking Requirements The following Non-Residential Voluntary Measures from the CalGreen Code (Appendix A5) shall apply to new non-residential (or mixed use) development projects located in the Covina Town Center Specific Plan:
• New non-residential development with more than 10 tenant-occupants shall provide changing/shower facilities for tenant-occupants in accordance with Table A5.106.4.3 of the CalGreen code.
• New non-residential development shall provide designated parking for any combination of lowemitting, fuel-efficient, and carpool/van pool vehicles pursuant to the Tier 1 requirements of Table A5.106.5.1.1 of the CalGreen code. Such parking spaces shall be marked pursuant to Section A5.106.5.1.3 of the CalGreen code.
• New non-residential development shall provide electric vehicle charging spaces capable of supporting electric vehicle supply equipment pursuant to the Tier 1 requirements of Section A5.106.5.3.1 of the CalGreen code. Such spaces shall be marked pursuant to Section A5.106.5.3.3 of the CalGreen code.

Mitigation Measure AIR-2C: Non-Residential Travel Demand Management The following travel demand management provisions shall apply to new non-residential development in the Specific Plan area:
• New commercial and industrial projects greater than 25,000 square feet in size shall incorporate travel demand management TDM strategies that achieve a 10% reduction in trip generation rates below the standard rate published in the latest Institute of Transportation Engineers (ITE) Trip Generation Manual (10th edition), or other reputable source. This trip reduction level may be achieved through site design, transit, bicycle, shuttle, parking restriction, carpooling, or other TDM measures. All TDM plans shall have a designated coordinator who will track the effectiveness of the TDM Program over time.
• New commercial and industrial projects that employ 250 or more employees at a work site, on a full or part-time basis, shall implement an Employee Commute Reduction Program pursuant to South Coast Air Quality Management District Rule 2202, OnRoad Motor Vehicle Mitigation Option.

Air Quality Management Plan. The Project site is located in the South Coast Air Basin (SCAB), which is under the jurisdictional boundaries of the South Coast Air Quality Management District (SCAQMD). The SCAQMD

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and Southern California Association of Governments (SCAG) are responsible for preparing the Air Quality Management Plan (AQMP), which addresses federal and state Clean Air Act (CAA) requirements. The AQMP details goals, policies, and programs for improving air quality in the SCAB. In preparation of the AQMP, SCAQMD and SCAG use land use designations contained in General Plan documents to forecast, inventory, and allocate regional emissions from land use and development-related sources. For purposes of analyzing consistency with the AQMP, if a project’s density is consistent with the General Plan, its emissions would be consistent with the assumptions in the AQMP, and the project would not conflict with SCAQMD’s attainment plans. In addition, the SCAQMD considers projects consistent with the AQMP if the project would not result in an increase in the frequency or severity of existing air quality violations or cause a new violation.

As discussed previously, the proposed Project would be consistent with the existing TCSP and zoning designations. Furthermore, as discussed below, the project would not result in emissions that exceed SCAQMD thresholds and, as such, would not result in an increase in the frequency or severity of existing air quality violations or cause a new violation. As a result, the proposed project would also be consistent with the assumptions in the AQMP and would not conflict with SCAQMD’s attainment plans.

Construction Emissions. Construction activities associated with the proposed Project would generate pollutant emissions from the following: (1) site preparation, grading, and excavation; (2) construction workers traveling to and from project site; (3) delivery and hauling of construction supplies to, and debris from, the project site; (4) fuel combustion by onsite construction equipment; (5) building construction; application of architectural coatings; and paving. The amount of emissions generated on a daily basis would vary, depending on the intensity and types of construction activities occurring.

It is mandatory for all construction projects to comply with SCAQMD Rules, including Rule 403 for controlling fugitive dust, PM10, and PM2.5 emissions from construction activities. Rule 403 requirements include, but are not limited to, applying water in sufficient quantities to prevent the generation of visible dust plumes, applying soil binders to uncovered areas, reestablishing ground cover as quickly as possible, utilizing a wheel washing system to remove bulk material from tires and vehicle undercarriages before vehicles exit the proposed Project site, covering all trucks hauling soil with a fabric cover and maintaining a freeboard height of 12-inches, and maintaining effective cover over exposed areas. Compliance with Rule 403 was accounted for in the construction emissions modeling.

Construction emissions associated with the proposed Project were modeled using CalEEMod, as further discussed in the CalEEMod Emission Summary, included herein as Appendix C. As discussed in the CalEEMod Emission Summary, the CalEEMod model generates an estimate of construction emissions based on a default set of construction activities (demolition, site preparation, grading, building construction, paving, and architectural coating), the length in time of each activity, and an associated inventory of construction equipment for each activity. The estimate of the Project’s construction emissions applied the CalEEMod default assumptions. However, the use of the default assumptions results in an over-estimate of the Project’s construction emissions. As noted above, the Project demolition is expected to be minimal; however, the model lists several large pieces of construction equipment to carry out the demolition. Further, the model assumes that the site preparation and grading activities will affect the entire site when only a small portion of the Project would be prepared and graded (only the non-building area). The model also assumes that new buildings would be constructed for the offices, indoor sports recreation complex, library, and fitness center.

However, the Project proposes to renovate the existing buildings to accommodate the new uses and not construct new buildings. Nonetheless, the default CalEEMod construction schedule and construction equipment inventory were used to conservatively estimate the Project’s construction emissions. As shown in Table 7 the construction emissions generated by the proposed Project would not exceed SCAQMD regional thresholds.

Table 7: Regional Construction Emissions Estimates

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Construction Activity
Maximum Daily Regional Emissions(1)
(pounds/day)
ROG NOX C0 SOx PM10 PM2.5
2022
Demolition
Site Preparation
Grading
Building Construction
Maximum Daily Emission

2.7 3.3

3.7 1.8

3.7 25.7

33.1 38.9

16.1 38.9

21.2 20.4

29.8 27.5

29.8 <0.1
<0.1

0.1 <0.1

0.1 1.4

9.5 5.4

1.1 9.5

1.2 5.5

3.0 0.9

5.5 2023
Building Construction
Paving
Architectural Coating
Maximum Daily Emission

1.7 1.0

19.2 19.2

14.8 10.2

1.3 14.8

17.2 15.1

2.0 17.2
<0.1
<0.1
<0.1
<0.1

1.1 0.7

0.2 1.1

0.8 0.5

0.1 0.8
2022 to 2023
Maximum Daily
Emissions

19.2 38.9 29.8 0.1 9.5 5.5
SCAQMD Significance
Thresholds 75 100 550 150 150 55
Emissions Exceed
Thresholds? No No No No No No
Notes:

ROG = reactive organic gases NOx = oxides of nitrogen PM10 = particulate matter 10 microns or less in diameter PM2.5 = particulate matter 2.5 microns or less in diameter CO = carbon monoxide SOx = sulfur oxides PM emissions reflect SCAQMD Rule 403 reductions
Source: CalEEMod Emission Summary (Appendix C)
Therefore, construction activities would result in a less than significant impact.

Operational Emissions. Implementation of the proposed recreational facilities and office space would result in long-term regional emissions of criteria air pollutants and ozone precursors associated with area sources, such as natural gas consumption, landscaping, applications of architectural coatings, and consumer products.

However, operational vehicular emissions, would generate the majority of emissions generated from the Project.

Operational emissions associated with the proposed Project were modeled using CalEEMod and are presented in Table 8. As shown, the proposed Project would result in long-term regional emissions of the criteria pollutants that would be below the SCAQMD’s applicable thresholds. Therefore, the Project’s operational emissions would not result in a significant effect related to regional emissions.

Table 8: Regional Operational Emission Estimates
Operational Activity
Maximum Daily Regional Emissions
(pounds/day)
ROG NOx CO PM10 PM2.5
Area 0.9 <0.1 <0.1 <0.1 <0.1
Energy <0.1 0.2 0.2 <0.1 <0.1
Mobile 4.4 4.4 40.1 8.5 2.3

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Total Operational Emissions 5.4 4.6 40.3 8.5 2.3
SCAQMD Significance Threshold 55 55 550 150 55
Exceed Threshold? No No No No No
NOx = oxides of nitrogen PM10 = particulate matter 10 microns or less in diameter ROG = reactive organic gases PM2.5 = particulate matter 2.5 microns or less in diameter CO = carbon monoxide Source: CalEEMod Emission Summary, Appendix C
Local Emissions. In addition, the SCAQMD recommends the evaluation of localized NOx, CO, PM10, and PM2.5 construction-related impacts to sensitive receptors in the immediate vicinity of the Project site. Such an evaluation is referred to as a localized significance threshold (LST) analysis. The impacts were analyzed pursuant to the SCAQMD’s Final Localized Significance Threshold Methodology (SCAQMD 2008). SCAQMD has developed LSTs that represent the maximum emissions from a project that are not expected to cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standards, and thus would not cause or contribute to localized air quality impacts. LSTs are developed based on the ambient concentrations of NOx, CO, PM10, and PM2.5 pollutants for each of the 38 source receptor areas (SRAs) in the SCAB. The Project site is located in SRA 9, East San Gabriel Valley.

As shown in Table 9, with implementation of SCAQMD Rule 403, the maximum daily construction emissions from the proposed Project would not exceed any of the applicable SCAQMD LST thresholds. Therefore, the Project’s construction emissions would not result in a significant effect related to localized emissions.

Table 9: Localized Construction Emissions Summary (lbs/day) Construction Activity
Maximum Daily Localized Emissions
(pounds/day)
NOx CO PM10 PM2.5
2022
Demolition
Site Preparation
Grading
Building Construction
Maximum Daily Emission

25.7 33.1

38.8 16.1

38.8 20.6

19.7 29.0

17.5 29.0

1.2 9.3

5.2 0.8

9.3 1.2

5.4 2.9

0.8 5.4
2023
Building Construction
Paving
Architectural Coating
Maximum Daily Emission

14.4 10.2

1.3 14.4

16.2 14.6

1.8 16.2

0.7 0.5

0.1 0.7

0.7 0.5

0.1 0.7
2022 to 2023
Maximum Daily Emissions 38.8 29.0 9.3 5.4
SCAQMD Significance Thresholds 178 1,473 12.0 7.0
Emissions Exceed Thresholds? No No No No
NOx = oxides of nitrogen PM10 = particulate matter 10 microns or less in diameter PM2.5 = particulate matter 2.5 microns or less in diameter CO = carbon monoxide PM emissions reflect SCAQMD Rule 403 emission reductions Source: CalEEMod Emission Summary, Appendix C
According to SCAQMD LST methodology, LSTs would apply to the operational phase of a proposed project if the project includes stationary sources or attracts mobile sources that may spend long periods queuing and

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idling at the site (e.g., transfer facilities and warehouse buildings). The proposed Project does not include such uses, and thus, due to lack of stationary source emissions, would not have a significant impact.

Greenhouse Gas Emissions: The analysis methodologies from SCAQMD are used in evaluating potential impacts related to greenhouse gas (GHG) emissions from implementation of the proposed project. SCAQMD does not have approved thresholds; however, does have draft thresholds that provides a tiered approach to evaluate GHG impacts, which includes:
• Tier 1: determine whether or not the project qualifies for any applicable exemption under CEQA • Tier 2: determine whether the project is consistent with a greenhouse gas reduction plan, which would mean that it does not have significant greenhouse gas emissions. • Tier 3: determine if the project would be below screening values; if a project’s GHG emissions are under one of the following screening thresholds, then the project is less than significant:
o All land use types: 3,000 MTCO2e per year
o Residential: 3,500 MTCO2e per year
o Commercial: 1,400 MTCO2e per year
o Mixed use: 3,000 MTCO2e per year
In addition, SCAQMD methodology for project’s construction GHG emissions are to average them over 30- years and then add them to the project’s operational emissions to determine if the project would exceed the screening values listed above.

Construction activities produce combustion emissions from various sources, such as site excavation, grading, utility engines, heavy-duty construction vehicles onsite, equipment hauling materials to and from the site, asphalt paving, and motor vehicles transporting the construction crew. Exhaust emissions from onsite construction activities would vary daily as construction activity levels change.

In addition, operation of the proposed Project would result in area and indirect sources of operational GHG emissions primarily from vehicle trips, electricity and natural gas consumption, water transport (the energy used to pump water), and solid waste generation. GHG emissions from electricity consumed by the building would be generated off-site by fuel combustion at the electricity provider. GHG emissions from water transport are also indirect emissions resulting from the energy required to transport water from its source.

The estimated operational GHG emissions that would be generated from implementation of the proposed Project are shown in Table 10. Additionally, in accordance with SCAQMD recommendation, the Project’s amortized construction related GHG emissions are added to the operational emissions estimate in order to determine the Project’s total annual GHG emissions.

Table 10: Greenhouse Gas Emissions
Emission Source Annual GHG Emissions(1)
(MTCO2e)
Area
Energy
Mobile
Waste
Water
Total Project Operational Emissions
<1
119
1,392
5 53
1,569
Total Project Construction Emissions 20
Total Project Construction and Operation Emissions 1,589

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Significance Threshold 3,000
Project Exceeds Threshold? NO
Note:
(1) The CalEEMod model provides GHG estimates for three pollutants: carbon dioxide, methane, and nitrous oxide. Carbon dioxide contributes over 97 percent of the total GHG emissions.

Source: CalEEMod Emission Summary, Appendix C
As shown on Table 10, the Project would result in approximately 1,589 MTCO2e per year which would not exceed the screening threshold of 3,000 MTCO2e per year (Vince Mirabella, 2021). Therefore, GHG emissions from the Project would not result in a significant effect. Furthermore, the Project would comply with the California Title 24, California Energy Code, and the CALGreen Code, which would provide for efficient energy and water consumption. Therefore, the proposed Project would not result in a conflict with plans, policies, or regulations adopted for the purpose of reducing GHG emissions.

Overall, the proposed recreational facility and offices would not result in any significant effects relating to air quality or greenhouse gas emissions; therefore, the proposed Project meets the air quality related criteria of CEQA Guidelines Section 15332(d).

WATER QUALITY
The Project site is within the Los Angeles River watershed and under the jurisdiction of the Los Angeles Regional Water Quality Control Board (RWQCB), which sets water quality standards for all ground and surface waters within its region. Water quality standards are defined under the Clean Water Act (CWA) to include both the beneficial uses of specific water bodies and the levels of water quality that must be met and maintained to protect those uses (water quality objectives). Water quality standards for all ground and surface waters overseen by the Los Angeles RWQCB are documented in its Basin Plan, and the regulatory program of the Los Angeles RWQCB is designed to minimize and control discharges to surface and groundwater, largely through permitting, such that water quality standards are effectively attained.

Construction. Construction of the proposed Project would require grading and excavation of soils, which would loosen sediment, and then have the potential to mix with surface water runoff and degrade water quality. Additionally, construction would use heavy equipment and construction-related chemicals, such as concrete, cement, asphalt, fuels, oils, antifreeze, transmission fluid, grease, solvents and paints. These potentially harmful materials could be accidentally spilled or improperly disposed of during construction and, if mixed with surface water runoff could wash into and pollute waters.

These types of water quality impacts during construction of the Project would be prevented through implementation of a stormwater pollution prevention plant (SWPPP). Construction of the Project would disturb more than one acre of soil; therefore, the proposed Project would be required to obtain coverage under the NPDES General Permit for Discharges of Storm Water Associated with Construction Activity. Construction activity subject to this permit includes clearing, grading, and ground disturbances such as trenching, stockpiling, or excavation. The Construction General Permit requires implementation of a SWPPP that is required to identify all potential sources of pollution that are reasonably expected to affect the quality of storm water discharges from the construction site. The SWPPP would generally contain a site map showing the construction perimeter, proposed buildings, stormwater collection and discharge points, general pre- and post-construction topography, drainage patterns across the site, and adjacent roadways. The SWPPP would also include construction Best Management Practices (BMPs) such as:
• Prompt revegetation of proposed landscaped areas;
• Perimeter gravel bags or silt fences to prevent off-site transport of sediment; • Storm drain inlet protection (filter fabric gravel bags and straw wattles), with gravel bag check dams within paved roadways;

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• Regular sprinkling of exposed soils to control dust during construction and soil binders for forecasted wind storms;
• Specifications for construction waste handling and disposal; • Contained equipment wash-out and vehicle maintenance areas; • Erosion control measures including soil binders, hydro mulch, geotextiles, and hydro seeding of disturbed areas ahead of forecasted storms;
• Construction of stabilized construction entry/exits to prevent trucks from tracking sediment on City roadways;
• Construction timing to minimize soil exposure to storm events; and • Training of subcontractors on general site housekeeping.

Adherence to the existing requirements and implementation of the appropriate BMPs as ensured through the City’s construction permitting process would ensure that the Project would not violate any water quality standards or waste discharge requirements, potential water quality degradation associated with construction activities would be minimized, and impacts would be less than significant.

Operations. The proposed Project would operate a recreational facility and offices on the Project site, which would introduce the potential for pollutants such as, chemicals from cleaners, pesticides and sediment from landscaping, trash and debris, and oil and grease from vehicles. These pollutants could potentially discharge into surface waters and result in degradation of water quality. The proposed Project area runoff will be directed to an onsite underground infiltration system that would be located on the northwestern corner of the site. Once the design capture volume is reached, the system would then begin to discharge to the storm drain in N. Citrus Avenue. However, in accordance with RWQCB Order No. R8-2010-0036 and the City’s Municipal Code, the proposed project would be required to incorporate a Water Quality Management Plan (WQMP) with post-construction (or permanent) site design, source control, and treatment control BMPs.

A Preliminary WQMP will be prepared for the Project and include source control and treatment control BMPs and site design. The source control BMPs would minimize the introduction of pollutants that may result in water quality impacts; and treatment control BMPs that would treat stormwater runoff. The proposed Project would install an onsite system to treat stormwater, which remove coarse sediment, trash, and pollutants (i.e., sediments, nutrients, heavy metals, oxygen demanding substances, oil and grease, bacteria, and pesticides). The site design would minimize impervious surfaces and provide infiltration of runoff into landscaped areas.

With implementation of the operational source and treatment control BMPs that will be outlined in the Preliminary WQMP and required by the City during the project permitting and approval process, potential pollutants would be reduced to the maximum extent feasible. Plans for grading, drainage, erosion control and water quality would be reviewed by the City’s Engineering Department prior to issuance of grading permits to ensure that the applicable and required LID BMPs are constructed during implementation of the Project. Adherence to the existing requirements would ensure that activities associated with operation of the proposed Project would not result in any significant effects relating to water quality.

Overall, the proposed recreational facility would not result in any significant effects relating to water quality; therefore, the proposed Project meets the water quality related criteria of CEQA Guidelines Section 15332(d).
e. Criterion Section 15332(e): Utilities: The site can be adequately served by all required utilities and public services.

The utilities necessary to construct and operate the proposed Project (electric, natural gas, trash, water, and sewage) would be adequately provided by existing utility service systems. The Project site is located in an urbanized and developed area. The proposed Project would connect to existing utility service lines within the Project site. Trash collection services would be arranged prior to the issuance of building permits. All

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service confirmations would be addressed prior to occupancy. School public services will not be impacted by the Project since it is a recreational facility with no residential uses. Given the Project size and its location within an area that is currently served by utilities, the site can be adequately served by all required utilities and public services. Therefore, the proposed Project meets the criteria of CEQA Guidelines Section 15332(e).

5.2 EXCEPTIONS FOR EXEMPTIONS
In addition to investigating the applicability of CEQA Guidelines Section 15332 (Class 32), this CEQA document also assesses whether any of the exceptions to qualifying for the Class 32 categorical exemption for an Infill Project are present. The following analysis compares the criteria of CEQA Guidelines Section 15300.2 (Exceptions) to the Project.
a. Criterion 15300.2(a): Location: Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply all instances, except where the project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.

The Project does not qualify for an exemption under Classes 3, 4, 5, 6 or 11. The Project is located within an urban developed area and is not located within a sensitive environment. In addition, the Project would not result in any impacts on an environmental resource of hazardous or critical concern. Therefore, the exception under criterion 15300.2(a) is not applicable. b. Criterion 15300.2(b): Cumulative Impact: All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant.

The effects of the proposed Project would generally be beneficial, as the proposed Project would create a space for recreation in the City of Covina on an underutilized parcel of land. The proposed Project would develop a vacant packinghouse facility that is surrounded by industrial and residential uses and is already served by utilities and public services, as well as transportation. Any construction effects would be temporary, confined to the Project vicinity, and reduced to a less than significant level by implementing existing applicable regulatory requirements. No successive projects of the same type in the same place are known or expected to occur over time that would result in cumulatively considerable impacts. Therefore, the exception under CEQA Guidelines Section 15300.2 (b) does not apply to the Project. c. Criterion 15300.2(c): Significant Effects: A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.

There are no known unusual circumstances that are applicable to the Project, and which may result in a significant effect on the environment. The proposed Project consists of the adaptive reuse of two vacant warehouses for creation of recreational facilities and office space within a developed area that is served by utilities and transportation. The Project site would be consistent with the City’s General Plan and the TCSP.

The provision of a recreational space and office uses would not introduce a new activity to the area that could result in a significant effect on the environment. Therefore, the exception under CEQA Guidelines Section 15300.2(c) does not apply to the Project.
d. Criterion 15300.2(d): Scenic Highways: A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR.

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The Project site is not located along an officially designated scenic highway corridor. The nearest officially designated state scenic highway, SR-2, is located more than 14 miles north of the proposed Project site in the San Gabriel Mountains and is not visible from the site. Therefore, the exception under CEQA Guidelines Section 15300.2(d) does not apply to the Project.
e. Criterion 15300.2(e): Hazardous Waste Sites: Hazardous Waste Sites: A categorical exemption shall not be used for a project located on a site which is included on any list complied pursuant to Section 65962.5 of the Government Code.

The Project site currently consists of two vacant warehouses. The Project site is not listed on the State Water Resources Control Board’s Geotracker or Department of Toxic Substance Control’s Envirostor. As such, the site is not on any list pursuant to Section 65962.5 of the Government Code or any other list compiled for purposes related to identifying the prior release of hazardous materials. Therefore, the exception under CEQA Guidelines Section 15300.2(e) does not apply to the Project. f. Criterion 15300.2(f): Historical Resources: A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resources.

The Project site is currently developed with two industrial warehouse buildings. The western building was constructed in 1988 and the eastern building was constructed by 1964, and therefore, are of historic age.

As such, a historical resource assessment was conducted and is included herein as Appendix F. The historical resource assessment determined that the property is not eligible for listing in the National Register of Historic Places, California Register of Historical Resources, or for local designation under Covina Municipal Code Chapter 17.81. Therefore, the Project would not destroy, demolish, or alter known historic resources. All construction would be confined to the Project site. Project construction would not impair the significance of any historic structures. Therefore, the exception under CEQA Guidelines Section 15300.2(e) does not apply to the Project.

On the basis of the evidence provided above, the Project is eligible for a Class 32 Categorical Exemption in accordance with Section 15332, Infill Development Projects, of the CEQA Guidelines. Because the proposed Project meets the criteria for categorically exempt infill development projects listed in CEQA Guidelines Section 15332 and it would not have a significant effect on the environment, this analysis finds that a Notice of Exemption may be prepared for the Project.

Covina Recreation Village
Class 32 CEQA Exemption Checklist
City of Covina 53
5 REFERENCES
Converse Consultants. “Asbestos and Lead-Base Paint Survey Report.” October 21, 2021. Appendix D.

EPD Solutions. “Trip Generation and Vehicle Miles Traveled (VMT) Screening Analysis.” December 22, 2021. Appendix A.

LDN Consulting, Inc. “Noise Assessment.” December 9, 2021. Appendix B.

Mermilliod, Jennifer. “Cultural Resources Survey for the Recreation Village Project, Covina, Los Angeles County, California.” December 20, 2021. Appendix E.

MIG. “Covina Town Center Draft Environmental Impact Report.” 19 August 2019. https://covinaca.gov/sites/default/files/fileattachments/planning_commission/page/7231/covina_town_ center_sp_deir_no_appendices.pdf
MIG. “Covina Town Center Specific Plan.” 17 October 2019. https://covinaca.gov/sites/default/files/fileattachments/planning_commission/page/7231/covina_town_ center_specific_plan_all_chapters_merged.pdf
Vince Mirabella. “CalEEMod Emission Summary.” December 11, 2021. Appendix C.