Covina City Council
June 18, 2024

• If the proposed project is retail, the project is considered “screened out” if it is located within the low VMT areas of the “Total Daily VMT per Service Population”. • If the proposed project is a mixed-use development, all components of the project should be analyzed against the low VMT maps for either the dominant project land use (if applicable) or for each individual land use (if there is no dominant project land use). Reductions in VMT may be applied to account for internal trips that would occur within the project site. The project must be analyzed as a whole and all elements must screen out to qualify for Low VMT screening.

For this screening, the SCAG travel forecasting model was used to measure VMT performance for individual traffic analysis zones (TAZs). TAZs are geographic polygons similar to Census block groups used to represent areas of homogenous travel behavior. Total daily VMT per service population was estimated for each TAZ. This may not be appropriate if the project land uses would alter the existing built environment in such a way as to increase the rate or length of vehicle trips. The project applicant should document whether or not any increase to the trip generation rate or length of vehicle trips is expected.

The SGVCOG VMT Screening Tool was utilized to determine if the project is located within a low VMT area.

The input variables included the property’s Assessor Parcel Number (APN) and a 2024 baseline year. The project is not located within a low VMT area (refer to Attachment 1). Nevertheless, the hotel is local serving in nature and there is nothing unique about the Project that would attract patrons from outside of the City. Therererfore, the low VMT area screening threshold is not met.

Step 3: Project Type Screening
Projects generating less than 110 daily vehicle trips2. This generally corresponds to the following “typical” development potentials:
• 11 single family housing units;
• 16 multi-family, condominiums, or townhouse housing units; • 10,000 sq. ft. of office;
2 This threshold ties directly to the OPR technical advisory and notes that CEQA provides a categorical exemption for existing facilities, including additions to existing structures of up to 10,000 square feet, so long as the project is in an area where public infrastructure is available to allow for maximum planned development and the project is not in an environmentally sensitive area. (CEQA Guidelines, § 15301, subd. (e)(2).) Typical project types for which trip generation increases relatively linearly with building footprint (i.e., general office building, single tenant office building, office park, and business park) generate or attract an additional 110-124 trips per 10,000 square feet. Therefore, absent substantial evidence otherwise, it is reasonable to conclude that the addition of 110 or fewer trips could be considered not to lead to a significant impact.

Local serving retail projects less than 50,000 square feet may be presumed to have a less than significant impact absent substantial evidence to the contrary. Local serving retail generally improves the convenience of shopping close to home and has the effect of reducing vehicle travel. In addition to local serving retail, the following uses can also be presumed to have a less than significant impact absent substantial evidence to the contrary as their uses are local serving in nature:
• Local-serving K-12 schools;
• Local parks;
• Day care centers;
• Local-serving gas stations; and,
• Local-serving banks.

The Project involves the construction of a 68-room local serving hotel. This hotel brand is designed to serve local businesses for their visitors and guests of the residents of the City and the hotel will not feature any unique amenities that would attract patrons from outside of the region. Given the Project’s size and amenities provided, it is considered a non-destination local serving hotel. The Project also totals 30,200 square feet, which falls within the 50,000 square feet threshold. Therefore, this threshold is met.

Conclusion/Summary of VMT Screening
Based on the analysis provided above, the Project complies with Step 1: Transit Priority Area Screening and complies with Step 3: Project Type Screening. It is important to note that the Project is local serving in nature and the Project is replacing an existing, local serving office building. Therefore, a comprehensive project-level VMT assessment is not required.

Project Trip Generation
To estimate the Project’s expected trip generation, trip rates from the most recent version of the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition) were used. Specifically, the trip generation rates for the following land uses were used in the analysis:
 Land Use Code 712: Small Office Building (Existing Land Use)  Land Use Code 310: Hotel (Proposed Land Use)
Table 1 summarizes the trip generation findings. As shown in Table 1, the Project is expected to generate an additional 453 trips during a typical weekday, with a net increase of 21 trips during the weekday morning peak hour and a net increase of 27 trips during the weekday evening peak hour. In addition, the Project will generate a total of 549 trips on a typical weekend (Saturday), with 49 trips occurring during the weekend generator peak.

TABLE 1: PROJECT TRIP GENERATION 1
Land Use (ITE Code) Size Units
Weekday Weekend (Saturday)2
AM Peak PM Peak Daily Generator Peak Daily
Total In Out Total In Out Total Total In Out Total
New Project Land Use Added
Hotel (ITE 310) 68 Rooms 31 17 14 40 20 20 543 49 27 22 549 New Project Trips Added 31 17 14 40 20 20 543 49 27 22 549 Existing Land Use Removed
Small Office Building (ITE 712) 6.221 KSF3 10 8 2 13 4 9 90 N/A N/A N/A N/A Existing Project Trips Removed -10 -8 -2 -13 -4 -9 -90 N/A N/A N/A N/A Total Net Project Trips 21 9 12 27 16 11 453 49 27 22 549

1. ITE "Trip Generation" Manual, 11th Edition, 2021

2. Saturday trips are shown since they are higher than Sunday trips.

3. KSF=Thousand Square Feet

It should also be noted that the Project’s trip generation presented above includes adjustments for trips generated by the existing office building.

According to the City’s Transportation Study Guidelines, a transportation study which includes LOS analysis shall be required for a proposed project that mees any of the following criteria:
• When either the AM or PM peak hour trip generation is expected to exceed 100 vehicle trips from the proposed development.
• Projects that will add 51 or more trips during either the AM or PM peak hours to any intersection. • A project were variations for the standards and guidelines provided in this manual are being proposed.
• When determined by the City Traffic Engineer that existing or proposed traffic conditions in the project vicinity warrant evaluation.

As shown in Table 1, the Project will generate less than 100 AM and PM peak hour trips. In addition, the Project will not add 51 or more trips during the AM or PM peak hour to any study intersection. Therefore, a comprehensive traffic study is not required.

Project Access
Access to and from the Project’s parking facility is provided from 2 driveways as follows:
• A 26-foot wide driveway located on the east side of Azusa Avenue. This driveway will be limited to right-turns in and out due to the raised median on the center of Azusa Avenue. Vehicles travelling northbound on Azusa Avenue after exiting the Project driveway can make a U-turn at the intersection of Front Street and Azusa Avenue. Given that the outbound number of vehicles during the AM and PM peak hour is 12 and 11, respectively, even if all these trips made a U-turn at the intersection of Front Street and Azusa Avenue, the northbound left-turn lane has a 220 feet length of storage and it is not projected to be impacted. • The second 25-foot wide driveway is located along the north side of Glentana Street. Access from this driveway will have no right or left-turn restrictions given the low volume of inbound and outbound traffic during the AM and PM peak hour.
• It is proposed to have a 40-foot passenger loading zone along Glentana Street for passenger pickup and drop-off for hotel guests and passenger transportation services such as taxis and uber/lyft.

This design will be subject to approval by the City’s traffic engineer.

Jano Baghdanian, PE, TE
100 peak hour trips needed for the preparation of a formal traffic study. of vehicular trips. Specifically, the Project’s projected trip generation is well below the City’s threshold of Based on the trip generation analysis presented above, the Project will not generate a significant number Project Trip Generation Conclusion/Summary
s;
!

Attachment 1:

VMT Screening Tool

Parcel Number 8432-006-017
AIN 8432006017
apn 8432-006-017
typology 1
jurisdiction Covina
TAZ 22336200
T1_TAZ 22336000
county Los Angeles
subarea Southeast
Screening Override (Residential)
Screening Override (office
Screening Override (Industrial)
Residential Acres 26.49
Commercial Industrial Acres 1.62
Inside a TPA? Yes (Pass)
Screening Override?
Timestamp of Analysis 13:32.0
Project Name AVID Hotel
Project Description The Project consists of a 68-room local serving hotel.

Single Family DU
Multifamily DU
Extremely Low Income
Very Low Income
Low Income
Office KSF
Local Serving Retail KSF
Industrial KSF
Motor Vehicle Parking
Bicycle Parking
Data Version SCAG Regional Travel Demand Model 2016 RTP Base Year 2012 Analysis Methodology TAZ
Baseline Year 2022
Parking Rate Version ITE
SFHH Parking Rate 2
MFHH Parking Rate 1.2
Retail Parking Rate 4.09
Office Parking Rate 2.4
Industrial Parking Rate 1.2
Single-family Population per DU 3.16
Multi-family Population per DU 3.16
Retail Employees per KSF 1.54
Service Employees per KSF 3.33
Other Employees per KSF 1
Agricultural Employees per KSF 1
Manufacturing Employees per KSF 2
Wholesale Employees per KSF 2
Industrial Employees per KSF 1
Land Use Type 1 Commercial
VMT Without Project 1 Home-based Work VMT per Worker
VMT Baseline Description 1 Subarea
VMT Baseline Value 1 19.97
VMT Threshold Description 1 -15%
VMT Threshold Value 1 -0.15
Numerator Field 1 None
Denominator Field 1 None
VMT Metric Value Before Project 1 18.5
VMT Screening Results Before Project 1 No (Fail)
Land Use Type 2
VMT Without Project 2
VMT Baseline Description 2
VMT Baseline Value 2
VMT Threshold Description 2
VMT Threshold Value 2

Numerator Field 2
Denominator Field 2
VMT Metric Value Before Project 2
VMT Screening Results Before Project 2
Land Use Type 3
VMT Without Project 3
VMT Baseline Description 3
VMT Baseline Value 3
VMT Threshold Description 3
VMT Threshold Value 3
Numerator Field 3
Denominator Field 3
VMT Metric Value Before Project 3
VMT Screening Results Before Project 3
Project Generate VMT Metric Value 1
VMT With Project and Tier 1-3 VMT Reductions
VMT Screening Results With Project 1
Project Generate VMT Metric Value 2
VMT With Project and Tier 1-3 VMT Reductions
VMT Screening Results With Project 2
Project Generate VMT Metric Value 3
VMT With Project and Tier 1-3 VMT Reductions
VMT Screening Results With Project 3
Total VMT Reductions 1
VMT With Project and All VMT Reductions
VMT Screening Results With Project and Reductions 1
Total VMT Reductions 2
VMT With Project and All VMT Reductions
VMT Screening Results With Project and Reductions 2
Total VMT Reductions 3
VMT With Project and All VMT Reductions
VMT Screening Results With Project and Reductions 3
PC01 Increase Residential Density0
PC02 Increase Residential Diversity0
PC03 Affordable Housing0
PC04 Increase Employment Density0
PC05 Increase Employment Diversity0
MI01 Increase Bike Access0
MI02 Improve Connectivity0
MI03 Increase Transit Accessibility0
MI04 Traffic Calming0
MI05 Pedestrian Networks0
PK01 Limit Parking Supply0
PK02 Provide Bike Facilities0
TP01 School Pool Programs0
TP02 Bike Share Programs0
TP03 Car Share Programs0
TP04 CTR Marketing and Education0
TP05 Implement CTR Program0
TP06 Employee Parking Cash-Out0
TP07 Subsidized Transit Program0
TP08 Telecommuting and Alternative Work Schedules0
TP09 Free Door-to-Door Transit Fleet0
TP10 Price Workplace Parking0
TP11 Alternative Transportation Benefits0
TP12 Neighborhood Schools0
TP13 Ride-Sharing Programs0
TP14 Transit Service Expansion0
TP15 Behavioral Intervention0
TP16 Unbundle Parking Costs from Property Cost (On Site Parking)0 TP17 Vanpool Incentives0
TP18 Voluntary Travel Behavior Change Program0
Total Population 942.43

Single-family Households 223.29
Multi-family Households 108.14
Total Employment 910.57
Retail Employment 166.21
Service Employment 19.21
Other Employment 501.36
Agricultural Employment0
Manufacturing Employment 183.36
Wholesale Employment 37.93
Total Service Population 1853
Elementary School Enrollment0
High School Enrollment0
College Enrollment0
College Full-time Enrollment0
College Part-time Enrollment0
Drove Alone Productions 3945.03
Drove Alone Attractions 6833.01
Carpool 2 Productions 237.51
Carpool 2 Attractions 366.82
Carpool 3 Productions 276.65
Carpool 3 Attractions 364.08
Transit Productions 101.99
Transit Attractions 187.15
Bike Productions 64.48
Bike Attractions 83.89
Walk Productions 595.24
Walk Attractions 612.86
HBW VMT Productions 7226.08
HBW VMT Attractions 16613.22
HB VMT Productions 14053.98
HB VMT Attractions 33474.13
HB VMT per Capita 14.94
HBW VMT per Job 18.53
Total VMT 264634.57
Total VMT per Capita 290.79
Total VMT per Service Population 35.62
Existing Residential Density
Existing Residential Diversity Index
Existing Employment Density
Existing Employment Diversity Index
With Project Residential Density
With Project Residential Diversity Index
With Project Employment Density
With Project Employment Diversity Index
Distance to Nearest Existing Bike Facility
Distance to Nearest Existing Bike Facility With Project Pedestrian Improvements Beyond Development Frontage
Traffic Calming Added Beyond Development Frontage
Distance to Closest Transit Stop
Distance to Closest Transit Stop With Project
Intersection Density
Intersection Density With Project
Minimum Parking Required by City Code
Total Parking Spaces Available to Employees
Is the Surrounding Street Parking Restricted?
Project End-of-trip Bike Facilities
School Pool Program Percent of Expected Participant Households Car Share Program Percent of Eligible Residents/Employees CTR Marketing/Education Percent Expected Participants
CTR Program Percent Expected Participants
Employee Parking Cash-Out Percent Eligible Employees
Percent of Transit Subsidy
Telecommuting and Alternative Work Schedule Type

Alternative Work Schedule Percent Participants
Free Direct Shuttle Service Percent Participants
Price Workplace Parking Percent Eligible
Workplace Daily Parking Fee
Percent of Employees Eligible for Alternative Transportation Benefits Type of School Served By the Project
Families With School-Aged Children in the Project
Expected Percent of Ride-Sharing Participants
Percent Increase in Transit Frequency
Percent of Routes Serving the Project with Upgrades
Percent of Eligible Individuals Participating
Monthly Parking Cost
Is the Surrounding Street Parking Restricted?
Percent of Vanpool Cost that is Subsidized
Percent of Vanpool Participants
Percent of Behavior Program Participants
Land Use 1 has Been Pre-Screened by the Local Jurisdiction Land Use 2 has Been Pre-Screened by the Local Jurisdiction Land Use 3 has Been Pre-Screened by the Local Jurisdiction Land Use 1 Threshold VMT 16.97
Land Use 2 Threshold VMT
Land Use 3 Threshold VMT
Land Use 1 Max Reduction Possible
Land Use 2 Max Reduction Possible
Land Use 3 Max Reduction Possible
Land Use 1 has been Pre-Screened by the Local Jurisdiction N/A Land Use 2 has been Pre-Screened by the Local Jurisdiction N/A Land Use 3 has been Pre-Screened by the Local Jurisdiction N/A

1 Tong, Frankie
David Gilbertson <[email protected]> From:

Wednesday, May 11, 2022 8:32 AM Sent:
[email protected]; Tong, Frankie; Mercy Lugo; Aram Alajajian; Vardan To:

Hambardzumyan; Raj Patel; Bryan Hamilton; Rafael Fajardo Bellas, John Cc:

EXTERNAL: Re: Avid Hotel data needs request Subject:

Jano,
he City has completed it's review of the technical memorandum dated April 29, 2022 for the proposed AVID T Hotel and have no comments.

David Gilbertson
Contract Engineer
[email protected] <[email protected]> From:

Monday, May 2, 2022 11:57 AM Sent:

Tong, Frankie; Mercy Lugo; Aram Alajajian; Vardan Hambardzumyan; Raj Patel; Bryan Hamilton; David Gilbertson; To:

Rafael Fajardo
Bellas, John Cc:

Re: Avid Hotel data needs request Subject:

Hello Frankie:
ttached please find Avid Hotel Revised Technical Traffic Memorandum based on the A comments we received from the City/Consultant team for review and approval .

Best regards,
Jano Baghdanian, P.E.,T.E.

JB & Associates, LLC Traffic-Transportation-Parking Consultants , President 818-694-2880
833 Americana Way, Suite 505
Glendale, CA 91210
http://JBATraffic.com
1VI3Q-SSV ^ N ve ONvr

APPENDIX H
Assembly Bill 52 Documentation

ATTACHMENT 5
ORDINANCE 24-07

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COVINA,

CALIFORNIA, ADOPTING PLANNED COMMUNITY DEVELOPMENT
(PCD) 21-2, TO ALLOW FOR THE DEVELOPMENT OF A 0.84-ACRE SITE FOR A HOTEL USE CONSISTING OF 68 ROOMS, SURFACE
PARKING ON A 36,732-SQUARE-FOOT SITE, ALLEY RELOCATION, AND ASSOCIATED SITE IMPROVEMENTS, LOCATED AT 578 N. AZUSA AVENUE (APNs 8432-006-015 AND 8432-006-017)
WHEREAS, Sherman Oaks Inn, LLC/Raj Patel, is the legal owner of the property located at 578 N. Azusa Avenue. The property owner proposes to allow for the development of a hotel (Avid Hotel) consisting of 68 rooms and surface parking on a 36,732-square-foot site within the C-3A Commercial Zone (Regional or Community Shopping Center), located at 578 N.

Azusa Avenue – APN 8432-006-015 and 8432-006-017; and
WHEREAS, the development of a 68-room Hotel Use necessitates the following land use entitlements collectively known as the “Project”:
1) Planned Community Development Overlay (PCD) 21-2, through the adoption of Ordinance No. 24-XXX, to establish custom development standards, corresponding to the proposed Avid Hotel Commercial Development.
2) Tentative Parcel Map No. 84397, through the adoption of CC Resolution No. 24-XXX, to merge two parcels (APNS – 8432-006-015 and 8432-006-017) to allow for the development of a hotel (Avid Hotel) consisting of 68 rooms and surface parking on a 36,732-square-foot site.
3) Conditional Use Permit (CUP) 21-28 and Site Plan Review (SPR) 21-109, through the adoption of CC Resolution No. 24-XXX, to allow for the development of hotel use consisting of 68 rooms, surface parking on a 36,732-square-foot site, alley relocation, and associated site improvements of the Project Site.

WHEREAS, as part of its consideration of the Project, the City prepared Draft Mitigated Negative Declaration (“MND”) (SCH 2023070056) on the Project pursuant to the California Environmental Quality Action (Public Resources Code Sections 21000 et seq., “CEQA”), the Guideline for Implementation of the California Environmental Quality Act (14 California Code of Regulations, Sections 15000 et seq., the “State MND Guidelines”); and WHEREAS, Covina Municipal Code (CMC) Section 17.58.030 provides that when a proposal for a new development is made, and it is desirable to apply regulations more flexible than those applicable to other zones in this title, a planned community development district shall be established. Such districts may provide diversification in location of structure, uses and other site qualities while ensuring compatibility with uses and future developments on the surrounding areas as indicated within the general plan; and
WHEREAS, CMC Section 17.58.060 provides that an application for a change of classification to a PCD district shall be according to the requirements set forth in CMC 17.58.070 through 17.58.100;

Ordinance 24-07 Page 2 of 7
WHEREAS, CMC Section 17.80.110 provides that the change of classification shall be determined pursuant to the procedure set forth in CMC 17.80.090 through 17.80.150 entitled “zone change” and the provisional plan shall be merged with the PCD district for the particular property so classified. A provisional plan which does not adhere to standards of development in the underlining zone may be approved when such plan fulfills the purpose of the PCD district. A change in the provisional plan enacted with a PCD district shall constitute a change in the zoning map, and such change shall be determined pursuant to CMC 17.80.080 through 17.80.150; and WHEREAS, CMC Section 17.80.130 provides that after the PCD amendment application is deemed complete, the City’s Community Development Director shall give notice of a hearing in accordance with Section 17.80.120; and
WHEREAS, CMC Sections 17.80.130.A. and B. provide that the Planning Commission shall hold a public hearing on the date and at the time and place specified in the notice, announce its decision within 30 days after the conclusion of the public hearing, recommend either approval or disapproval of the proposed PCD, and set forth findings in support of the recommendation; and WHEREAS, CMC Sections 17.80.130.B. and C. provide that the Planning Commission’s decision shall not enlarge the area of the proposed PCD amendment in any way and must immediately be filed with the City Council and a copy thereof mailed to the petitioner at the address shown on the petition; and
WHEREAS, Government Code Section 65855 requires that the Planning Commission render its decision on a zoning ordinance in the form of a written recommendation to the City Council, including the reasons for the recommendation and the relationship of the proposed PCD amendment to the City of Covina General Plan, and transmit the recommendation to the City Council in such form and manner as specified by the City Council; and WHEREAS, the Planning Commission conducted a public hearing on April 23, 2024 to consider the establishment of a proposed Planned Community Development overlay and any comments received prior to or at the public hearing either in support or in opposition to proposed PCD. The Planning Commission continued the item and hearing to the regular meeting of the Planning Commission on May 14, 2024. Following consideration of the entire record of information received at the public hearing and due consideration of the proposed PCD, the Planning Commission adopted Resolution 2024-005 PC, recommending that the City Council approve PCD 21-2 and adopt draft Ordinance CC 24-XXX adopting Planned Community Development (PCD) 21-2; and
WHEREAS, CMC Section 17.80.140 provides that the hearing date of the City Council public hearing shall be set by the City Clerk for not more than 60 days after the filing of the Planning Commission’s resolution with the City Council; and WHEREAS, CMC Section 17.80.150 provides that the City Council shall hold a public hearing on the date and at the time and place specified in the notice and may either adopt, by ordinance, the PCD recommended by the Planning Commission after holding at least one public hearing thereon or modify the PCD recommended by the Planning Commission, provided the proposed modification has been referred back to the Planning Commission for a report, pursuant

Ordinance 24-07 Page 3 of 7
to Sections 17.80.150.C. and D.; and
WHEREAS, on May _______, 2024, the City Council of the City of Covina held a duly noticed public hearing as prescribed by law to consider the proposed Planned Community Development (PCD) 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 Planned Community Development (PCD). Following consideration of the entire record of information received at the public hearing and due consideration of the proposed Planned Community Development (PCD), the City Council closed the public hearing on that same date; and
WHEREAS, upon the close of the public hearing, the City Council adopted Resolution No. 2024-XXX CC, adopting the Final MND (SCH 2023070056), adopting a Mitigation Monitoring and Reporting Program for the Project. Resolution No. 2024-XXX CC, and the findings therein are hereby incorporated by this reference as though set forth in full; and WHEREAS, all legal prerequisites prior to the adoption of this Ordinance have occurred.

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

SECTION 1. The foregoing recitals are true and correct, incorporated herein, and made an operative part of this Ordinance.

SECTION 2. CEQA. The environmental effects of the project, including the PCD, were analyzed in the Final MND. The City Council reviewed the Final MND and found that it reflects the independent judgment of the City Council and its staff, and is an adequate and extensive assessment of the environmental impacts of the Project. The City Council approved the Final MND as having been prepared in compliance with the requirements of the California Environmental Quality Act ("CEQA"), made the necessary findings, and adopted a Mitigation Monitoring and Reporting Program through Resolution No. 24-XXX CC. Said Resolution is incorporated herein by this reference as though set forth in full. The City Council incorporates by this reference the findings and mitigation measures contained in the Final MND, and Mitigation Monitoring and Reporting Program.

SECTION 3. Findings for Approval of Planned Community Development (PCD). Based on the evidence in the record, the City Council of the City of Covina finds that the proposed PCD 21-2 is in compliance with State law and is consistent with General Plan Objective E (1)(y) which states: “Utilize the Zoning Ordinance’s Planned Community Development (PCD) process (which allows for development standard modification if certain conditions are met) as a vehicle for getting attractive, functional, compatible, and innovative projects, thus facilitating residential and nonresidential development and General Plan implementation.” Furthermore, the City Council finds that the PCD satisfies the criteria set forth in CMC Section 17.58.140, as detailed below:

1. That the site for the proposed use is adequate in size and shape to accommodate the use;
Facts: The Project Site is currently occupied by a single-story 6,221 square-foot building and a single-story 485 square-foot building with office and commercial uses and a surface

Ordinance 24-07 Page 4 of 7
parking area behind the buildings. The Project Site is bisected by an alley that runs northsouth and is accessible from Glentana Street. The Project Site is relatively level, with existing infrastructure elements (i.e., streets, sidewalks, streetlights, and wet and dry utilities). The Project would be located in an urbanized area, and the proposed use would be consistent with the existing surrounding uses. While the Project would relocate an existing alley to less than 100 feet to the east within the Project Site, the relocated alley would still provide ingress and egress along Glentana Street. Furthermore, all proposed development would occur within the boundaries of the Project Site.

2. That the site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use;
Facts: The Project would provide a new 26-foot-wide driveway along Azusa Avenue, which would be limited to right-turn ingress and egress due to the raised median located along the center of Azusa Avenue. Vehicles that exit the Project Site from this driveway can proceed northbound along Azusa Avenue and make a U-turn where the raised median ends at the intersection of Front and Azusa Avenue. The Project would relocate the existing alley along Glentana Street to less than 100 feet to the east within the Project Site. This new driveway and portion of an alley would be 25 feet wide along Glentana Street. Given the low volume of inbound and outbound traffic during the a.m. and p.m. peak hour, access from this driveway will have no right- or left-turn restrictions. Both driveways would provide adequate widths for vehicle access and proper placement for clear visibility to ensure the safety of pedestrians and cyclists. Furthermore, the Project was reviewed in accordance with the City of Covina Transportation Study Guidelines for Vehicles Miles Traveled and Level of Service Assessment. Based on the IS/MND analysis detailed in the Avid Hotel Technical Memorandum (Transportation Memo), the Project would satisfy two of the three screening criteria. It would not require a comprehensive VMT analysis. Project impacts related to VMT would be less than significant.

3. That the proposed use is not detrimental to the surrounding properties or uses permitted in the general area;
Facts: The project Site is designated as General Commercial by the City’s General Plan and is zoned C-3A Commercial Zone (Regional or Community Shopping Center). The General Plan Land Use Element refers to General Commercial as an array of uses and building types, including retail, office, services, and those permitted in the Zone Code.

Such uses should be provided in various districts of the City and generally along the major streets or at primary street intersections. Per CMC Section 17.42.030, the C-3A zone permits hotel uses with a conditional use permit. The Project would be located along Azusa Avenue, which is identified as a primary arterial within the City by the General Plan Land Use map. The Project would involve the use of interior lighting that is typical of hotel uses.

The lobby would have large glass windows and doors, while the hotel rooms would have smaller windows. The internal lighting would not be directly outward from the buildings and would not be considered new sources of substantial light. The Project’s stand-alone hotel sign near Azusa Avenue and the sign on the building would not obstruct the sight distance of motorists or pedestrians or be designed with flashing lights, moving parts, audible noises, or other devices that tend to constitute a hazard. All lighting signs would be diffused or indirect lighting and be subject to review by the planning department. All security and safety lighting at entry areas, exit doors, outdoor patio areas, parking, and

Ordinance 24-07 Page 5 of 7
perimeter would be hooding so as not to shine on abutting properties. Such lighting would be shielded, low lumen downlighting would conform to the CMC standards, and it would be assessed during the Project’s site plan review for safety and security. As a result, no light from the Project is expected to spill onto adjacent properties or be a substantial source of light from off-site locations. Therefore, this criterion has been met.

4. That the conditions stated in the decision are deemed necessary to protect the health, safety, and general welfare;
Facts: The Development Review Committee, comprised of Building and Safety, Environmental Services, Los Angeles County Fire, Covina Police Department, Planning, and Engineering, was allowed to review and comment on the project application. In addition, the proposed use has been conditioned to ensure that no potential issues would arise during operations. The staff’s comments confirm that the proposed use would operate in a manner that would be consistent with the Covina Municipal Code and would not negatively affect the public health, safety, and general welfare of the Community.

SECTION 4. The City Council hereby approves PCD 21-2, as set forth in Section 5, of this Ordinance, subject to the Conditions of Approval attached hereto as Exhibit “B.1” and incorporated herein by this reference, and applies the PCD to 578 N. Azusa Avenue (APNs 8432- 006-015 AND 8432-006-017. The zoning map shall be hereby updated to reflect the establishment of (PCD) 21-2.

SECTION 5. The following development standards for a mid-scale business/boutiquelike hotel use, establishing the Planned Community Development (PCD) District Overlay Zone for Avid Hotel, are hereby added to read as follows:

1. A business-type hotel concept includes 60 to 150 rooms and is defined as hotels that emphasize communal spaces, a grab-and-go marketplace, rooms with dedicated workspaces, and are designed with an airy retail-inspired atmosphere. This hotel concept does not offer a swimming pool/spa or large conference room amenities.

2. Mid-scale business hotel models shall have a minimum of 60 rooms, with minimum room sizes ranging between 200 square feet for a standard king room and 270 square feet for a standard double queen room.

3. The following setbacks shall be applied for mid-scale business-type/boutique hotels:” Abutting or Adjacent to
Nonresidential-Zoned
Property
Front 20’-0” minimum
Interior (Side) 15’-0” minimum
Street-Side 8’-6” minimum
Rear 25’-0” minimum

4. The required Off-Street parking ratio for hotels with rooms ranging between 60 to 150 rooms shall have a parking ratio threshold of 0.8.

5. Business-type/boutique hotels shall not be required to provide a pool/spa or large

Ordinance 24-07 Page 6 of 7
conference room areas. Each development may include ancillary uses such as cafes, graband-go markets, co-working spaces, on-sale liquor, business services, and fitness centers.

6. Porta-Caches shall not be required as main entry features for mid-scale business/boutiquelike hotel models.

SECTION 6. Severability. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be invalid or unenforceable by a court of competent jurisdiction, the remaining portions of this Ordinance shall nonetheless remain in full force and effect. The City Council hereby declares that it would have adopted each section, subsection, sentence, clause, phrase, or portion of this Ordinance, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions of this Ordinance be declared invalid or unenforceable.

SECTION 7. Savings Clause. Neither the adoption of this Ordinance nor the repeal or amendment by this Ordinance of any ordinance or part or portion of any ordinance previously in effect in the City or within the territory comprising the City, shall in any manner affect the prosecution for the violation of any ordinance, which violation was committed prior to the effective date of this Ordinance, nor be construed as a waiver of any license, fee or penalty or the penal provisions applicable to any violation of such ordinances.

SECTION 8. Effective Date. This Ordinance shall become effective within thirty (30) days after its adoption.

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 ___, 2024.

City of Covina, California
BY:

JOHN C. KING, Mayor
ATTEST:
___________________________________________
FABIAN VELEZ, Chief Deputy City Clerk
APPROVED AS TO FORM:
____________________________________

Ordinance 24-07 Page 7 of 7
CANDICE K. LEE, City Attorney

CERTIFICATION
I, Fabian Velez, Chief Deputy City Clerk of the City of Covina, do hereby certify that Ordinance 24-07 was introduced for first reading at a regular meeting on the ___ day of _____, 2024.

Thereafter, said Ordinance was duly approved and adopted at a regular meeting of said City Council on the __ day of ____, 2024, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Dated:
___________________________________________
FABIAN VELEZ, Chief Deputy City Clerk

ATTACHMENT 6
RESOLUTION CC 2024-41

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, APPROVING VESTING TENTATIVE PARCEL MAP NO.
84397 FOR THE DEVELOPMENT OF AN 0.84-ACRE SITE, LOCATED AT 578 N. AZUSA AVENUE (APNs 8432-006-015 and 8432-006-017) WHEREAS, Sherman Oaks Inn, LLC/Raj Patel, is the legal owner of the property located at 578 N. Azusa Avenue. The property owner proposes to allow for the development of a hotel (Avid Hotel) consisting of 68 rooms and surface parking on a 36,732-square-foot site within the C-3A Commercial Zone (Regional or Community Shopping Center), located at 578 N. Azusa Avenue – APN 8432-006-015 and 8432-006-017; and
WHEREAS, the development of a 68-room Hotel Use necessitates the following land use entitlements collectively known as the “Project”:
1) Planned Community Development Overlay (PCD) 21-2, through adopting Ordinance No. 24-XXX, to establish custom development standards corresponding to the proposed Avid Hotel Commercial Development.
2) Tentative Parcel Map No. 84397, through the adoption of CC Resolution No. 24-XXX, to merge two parcels (APNS – 8432-006-015 and 8432-006-017) to allow for the development of a hotel (Avid Hotel) consisting of 68 rooms and surface parking on a 36,732-square-foot site.
3) Conditional Use Permit (CUP) 21-28 and Site Plan Review (SPR) 21-109, through the adoption of CC Resolution No. 24-XXX, to allow for the development of hotel use consisting of 68 rooms, surface parking on a 36,732-square-foot site, alley relocation, and associated site improvements of the Project Site.

WHEREAS, as part of its consideration of the Project, the City prepared Draft Mitigated Negative Declaration (“MND”) (SCH 2023070056) on the Project pursuant to the California Environmental Quality Action (Public Resources Code Sections 21000 et seq., “CEQA”), the Guideline for Implementation of the California Environmental Quality Act (14 California Code of Regulations, Sections 15000 et seq., the “State MND Guidelines”); and WHEREAS, on April 11, 2024, the notice of public hearing was published in the San Gabriel Valley Examiner. Further, the notice of the Planning Commission public hearing was sent to all property owners within a 300-foot radius of the Project Site; and WHEREAS, on April 23, 2024, at a duly noticed public hearing as prescribed by law, the Planning Commission continued the item and hearing to the regular meeting of the Planning Commission on May 14, 2024, at which the Planning Commission considered the proposed Project; and
WHEREAS, on May 15, 2024, at a duly noticed public hearing as prescribed by law, the Planning Commission continued the public hearing, at which time the Planning Commission considered the proposed Project; and

Resolution CC 2024-41 Page 2 of 6
WHEREAS, on June 18, 2024, the City Council of the City of Covina held a duly noticed public hearing to consider the Project including Planned Community Development (PCD)21-2, Vesting Tentative Parcel Map No. 84397, Conditional Use Permit (CUP 21-28), Site Plan Review (SPR) 21-109, alley relocation, and associated site improvements, at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The City Council considered all the testimony and any comments received regarding the Project prior to and at the public hearing; and
WHEREAS, all legal prerequisites prior to adoption of this Resolution have occurred.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COVINA 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. CEQA. The environmental effects of the project, including Vesting Tentative Parcel Map (VTPM) 84397, were analyzed in the Final MND. The City Council reviewed the Final MND and found that it reflects the independent judgment of the City Council and its staff, and is an adequate and extensive assessment of the environmental impacts of the Project. The City Council approved the Final MND as having been prepared in compliance with the requirements of the California Environmental Quality Act ("CEQA"), made the necessary findings, and adopted a Mitigation Monitoring and Reporting Program through Resolution No. 24- XXX CC. Said Resolution is incorporated herein by this reference as though set forth in full. The City Council incorporates by this reference the findings and mitigation measures contained in the Final MND, and Mitigation Monitoring and Reporting Program.

SECTION 3. After giving full consideration to all evidence presented at the public hearing, both oral and written, and after being fully informed, said City Council does hereby make the following findings with regards to Vesting Tentative Parcel Map (VTPM) 84397 and pursuant to Covina Municipal Code (CMC) Section 16.08.140:

1. The proposed subdivision is consistent with the General Plan as follows:

Facts: A Vesting Tentative Parcel Map is requested to merge two parcels and relocate the alley to allow for a 68-room hotel development at the proposed site. The Project Site is located within a relatively level, fully urbanized area with a complete range of infrastructure elements (i.e., streets, sidewalks, streetlights, and wet and dry utilities). The Project would be consistent with the existing surrounding uses per the City’s General Plan and those permitted by the C-3A Commercial Zone of the CMC with a conditional use permit. On and off-site improvements are part of the project scope to ensure consistency with CMC Title 16 – Subdivision requirements. Such improvements include access to the Project Site via two access points: one off Azusa Avenue and the second off the newly relocated alleyway to the rear of the Site. A new 26-foot wide driveway along Azusa Avenue will be provided, limited to right-turn ingress and egress due to an existing raised median located along the center of Azusa Avenue. The Project will relocate an existing alley along Glentana Street to the east of the vacant undeveloped parcel, reconnecting to the existing northerly alleyway. The new driveway and portion of an alley will be 25 feet wide along Glentana Street. Both driveways will provide adequate widths for vehicle

Resolution CC 2024-41 Page 3 of 6
access and property placement for clear visibility to ensure the safety of pedestrians and cyclists. In addition, the Project will provide a 30-minute pick-up/drop-off area along a segment of Glentana Street near the street entrance of the proposed building within the southwestern portion of the Project Site.

2. The design and improvements of the proposed subdivision are consistent with the General Plan.

Facts: Current site conditions include an occupied 6,221 square-foot building, a singlestory 485 square-foot building with office and commercial uses, and a surface parking area behind the buildings. The Project Site is bisected by an alley that runs north-south and is accessible from Glentana Street. The alley then curves east and wraps the northern portion of an existing vacant and undeveloped lot located in the east portion of the Project Site.

The Project will relocate an existing alley along Glentana Street to the east of the vacant undeveloped parcel, reconnecting to the existing northerly alleyway, allowing for the development of a new mid-scale three-story hotel development consisting of 68 rooms for a total of 30,2000 square feet of floor area. The Project Site is located within a relatively level, fully urbanized area with a complete range of infrastructure elements (i.e., streets, sidewalks, streetlights, and wet and dry utilities). The proposed Project would merge a vacant and undeveloped lot to create a 0.84-acre lot by relocating an alleyway to accommodate a new business/boutique-like hotel in Covina. The proposed Project would redevelop the site under the Covina Municipal Code and newly established Planned Community Development Overlay, ensuring the new development is consistent with the Covina Design Guidelines, provides sufficient parking, and adequate open space, which would further community goals, objectives, and policies. (Land Use Element Policy 1.1.1.) The Project would provide new commercial space to accommodate growth and serve existing and future residents, workers, and shoppers (Land Use Element Policy 1.1.4.) The proposed Project would revitalize the vacant site for adaptive reuse through private development. Thus, the proposed Project is consistent with Land Use Element Policy

1.3.17. The Project would assist economic growth within the City. (Land Use Element Policy 1.1.6.) The Project, with its design, improvements, and conditions of approval, will be consistent with the General Plan.

3. The tentative map proposes to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract and the resulting parcels following division of the land will be too small to sustain their agricultural use.

Facts: The Project Site is zoned C-3A Commercial Zone 9Regional or Community Shopping Center), which does not permit agricultural uses, and no agricultural uses currently exist on-site. In addition, the Project Site is not part of a Williamson Act contract or any other sort of deed or land use restriction intended to preserve or foster agricultural uses. Therefore, the Project would not conflict with existing zoning for agricultural use or a Williamson Act contract, an no impact would occur.

4. The subdivision is physically suitable for the type and proposed density of development proposed by the tentative map.

Facts: A Tentative Parcel Map is requested to merge two parcels and alley relocation to allow for a 68-room hotel development at the proposed site. The Project Site is located within a relatively level, fully urbanized area with a complete range of infrastructure

Resolution CC 2024-41 Page 4 of 6
elements (i.e., streets, sidewalks, streetlights, and wet and dry utilities). Access to the Project Site will be via two access points: one-off Azusa Avenue and the second off the newly relocated alleyway to the rear of the Project Site. A new 26-foot wide driveway along Azusa Avenue will be provided, limited to right-turn ingress and egress due to an existing raised median located along the center of Azusa Avenue. The Project will relocate an existing alley along Glentana Street to the east of the vacant undeveloped parcel, reconnecting to the existing northerly alleyway. The new driveway and portion of an alley will be 25 feet wide along Glentana Street. The proposed Project land use designation would not result in a land use inconsistency (Land Use Element Policy 2.1.13.) The proposed Project would also implement additional commercial uses within an area developed with similar uses. The Project would provide new commercial space to accommodate growth and serve existing and future residents, workers, and shoppers (Land Use Element Policy 1.1.4.) The proposed Project would revitalize the vacant site for adaptive reuse through private development. As such, the proposed subdivision is physically suitable for the type and proposed density of development proposed by the tentative map.

5. The design of the subdivision and proposed improvements, with conditions of approval, will not likely cause significant environmental damage or substantially and avoidably injure fish, wildlife, or their habitat.

Facts: The site is not a designated fish or wildlife habitat or located near any such territory.

Therefore, the subdivision will not likely cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

6. The design of the subdivision and the type of improvements are not likely to cause serious public health problems.

Facts: Construction activities during the design of the subdivision and the type of improvements are not likely to cause serious public health problems. All potentially hazardous materials used during project construction will be disposed of in accordance with manufacturers’ specifications and instructions, thereby reducing the risk of hazardous materials use. In addition, the Project would comply with all applicable federal, state, and local requirements concerning the use, storage, and management of hazardous materials, including but not limited to the Resource Conservation and Recovery Act, California Hazardous Waste Control Law, federal and state Occupational Safety and Health Acts, SCAQMD rules, and permits and associated conditions issued by the Building and Safety Division.

7. The design of the subdivision provides for future passive or natural heating and cooling opportunities in the subdivision to the extent feasible.

Facts: The design of the subdivision provides for both passive and natural heating and cooling opportunities. The commercial development will require compliance with Title 24 of the Uniform Building Code and California Green Building Standards.

8. The design of the subdivision and the type of improvements will conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will not be provided.

Resolution CC 2024-41 Page 5 of 6
Facts: The Project will relocate an existing alley along Glentana Street to the east of the vacant undeveloped parcel, reconnecting to the existing northerly alleyway. Therefore, the Project will not conflict with easements acquired by the public at large for access through or using the subdivision or with the design of alternate easements that are substantially equivalent to those previously acquired by the public.

9. The Project's subdivision design is consistent with the city’s parkland dedication requirements (Quimby Act—Chapter 16.28 CMC).

Facts: The proposed subdivision is non-residential. Therefore, Parkland Dedication Requirements do not apply.

10. The Applicant has demonstrated that a sufficient water supply will be available to serve the subdivision by California Government Code Section 66473.7.

Facts: The proposed development will be required to comply with conditions of approval provided by the City of Covina Public Works Water Division, requiring the developer to make needed water improvements and upsizing to existing water mains in the vicinity, such as (1) Azusa Avenue from San Bernardino Road, heading north to SCRRA Railroad, from 10 inch to 12 inch, and (2) Glentana Street from Azusa Avenue heading east until end of street, from 6 inch to 8 inches.

SECTION 4. In consideration of the findings stated above, the City Council of the City of Covina does hereby approve Vesting Tentative Parcel Map (TPM) 84397, a proposal to develop an 0.84-acre site, subject to all conditions contained in “Exhibit C.1” attached herein and incorporated by this reference.

SECTION 5. The documents and materials that constitute the record of proceedings on which these findings and this Resolution are based are located at the City Clerk’s office located at 125 E. College Street, Covina, CA 91723. The custodian of these records is the City Clerk.

SECTION 6. Effective Date. This Resolution shall be effective upon the effective date of Ordinance 24-07:

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

COVINA, CALIFORNIA, ADOPTING PLANNED COMMUNITY
DEVELOPMENT (PCD) 21-2, TO ALLOW FOR THE
DEVELOPMENT OF A 0.84-ACRE SITE FOR A HOTEL USE
CONSISTING OF 68 ROOMS, SURFACE PARKING ON A 36,732-

SQUARE-FOOT SITE, ALLEY RELOCATION, AND ASSOCIATED
SITE IMPROVEMENTS, LOCATED AT 578 N. AZUSA AVENUE
(APNs 8432-006-015 AND 8432-006-017).

SECTION 7. Certification. The City Clerk shall certify to the passage and adoption of this resolution and shall enter the same in the Block of Original Resolutions.

APPROVED and PASSED this 18th day of June, 2024.

Resolution CC 2024-41 Page 6 of 6
City of Covina, California
BY:

JOHN C. KING, Mayor
ATTEST:

FABIAN VELEZ, Chief Deputy City Clerk

CERTIFICATION
I, Fabian Velez, Chief Deputy City Clerk of the City of Covina, do hereby certify that Resolution CC 2024-41 was duly adopted by the City Council of the City of Covina at a regular meeting held on the 18th day of June, 2024, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Dated:

FABIAN VELEZ, Chief Deputy City Clerk

ATTACHMENT C.1

INSERT CONDITIONS OF APPROVAL,
FOLLOWED BY MMRPs HERE

CITY OF COVINA

COMMUNITY DEVELOPMENT DEPARTMENT
1 | Page
“EXHIBIT 1”
CITY COUNCIL RESOLUTION NO. 2024-XXX CC
ADOPTION OF MND (SCH 2023070056)
PLANNED COMMUNITY DEVELOPMENT (PCD) 21-2
VESTING TENTATIVE PARCEL MAP (VTPM) NO. 84397
CONDITIONAL USE PERMIT (CUP) 21-29 AND SITE PLAN REVIEW (SPR) 21-160 APNs 8432-006-015 and 8432-006-017

CONDITIONS OF APPROVAL AND

MITIGATION MONITORING AND REPORTING PROGRAM

Development Application(s):

1. City Council Resolution No. 2024-XXX CC, approving the IS/MND with Mitigation Monitoring and Reporting Programs, as adequately prepared in accordance with the California Environmental Quality Act (CEQA) and to take actions related to Planned Community Development (PCD) 21-2, Tentative Parcel Map No. 84397, Conditional Use Permit (CUP) 21-29, Site Plan Review (SPR) 21-160, and alley relocation.

ALL OF THE FOLLOWING CONDITIONS APPLY TO THE PROJECT
A. TIME LIMITS:

1. Planned Community Development (PCD)21-2, Vesting Tentative Parcel Map No. 84397, Conditional Use Permit (CUP) 21-29 and Site Plan Review (SPR) 21-160 - Approval of these entitlements will expire two years from the date of Project approval if building permits are not issued unless otherwise extended pursuant to applicable laws. The applicant may apply to extend the expiration date for a maximum period of one year upon written request to the Director of Community Development a minimum of sixty (60) days prior to expiration. The request must be approved by the Planning Commission prior to the expiration of the applications.

2. Approval of Planned Community Development (PCD) 21-2, Vesting Tentative Parcel Map No. 84397, Conditional Use Permit (CUP) 21-29 and Site Plan Review (SPR) 21-160 are contingent upon approval of the Mitigated Negative Declaration (MND), by the City Council. Approvals of Vesting Tentative Parcel Map No. 84397, Conditional Use Permit (CUP) 21-29 and Site Plan Review (SPR) 21-160 shall not become effective unless and until the effective date of the ordinance approving Planned Community Development (PCD) 21-2.

B. GENERAL REQUIREMENTS:

1. This approval will not be effective for any purposes until the Applicant has filed with the Planning Division an affidavit stating that it is aware of and agrees to accept all of the conditions of this approval as set forth herein, within 10 calendar days from the date of approval.

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

2. To the full extent permitted by law, Applicant agrees to and shall fully indemnify, hold harmless, and defend, CITY and its respective elected and appointed officials, officers, members, agents, employees, and representatives (each an “Agent” and collectively “Agents”) from any and all claims, suits, causes of action, fines, penalties, proceedings, damages, injuries or losses of any name, kind or description, specifically including attorneys’ fees (collectively, “Claim(s)”), arising in any way out of or challenging the validity of Project, or the CEQA Determination. Applicant’s indemnification obligation shall include, but not be limited to, actions to attack, set aside, void, or annul any approval, should it occur, related to the Project, or the CEQA Determination, including actions invoking Planning and Zoning Law or CEQA.

Applicant shall reimburse CITY for any court costs and attorneys’ fees that CITY may be required by a court to pay as a result of such Claim(s). CITY may, at its sole and absolute discretion, participate in the defense of any such Claim(s) undertaken by Applicant, or (b) retain separate counsel whose attorneys’ fees and costs shall be paid by Applicant. Such participation in the defense of such Claim(s) or the retention of separate counsel by CITY shall not relieve Applicant of its obligations under these indemnity related conditions of approval.

3. CITY shall promptly provide written notice to Applicant of any Claim(s). CITY shall take all necessary and reasonable steps to provide such notice to Applicant in a timely fashion and in a manner that will not result in any substantial prejudice to Applicant’s ability to defend the relevant Claim(s). Such notice shall contain a copy of any relevant pleadings filed in connection with the relevant Claim(s). CITY and Applicant shall coordinate and cooperate in their defense activities, whether CITY is participating in defense undertaken by Applicant or is retaining separate counsel. As used in this Agreement, cooperation does not include CITY having to take any action or make any decision that CITY does not believe, in the exercise of its good faith judgment, is in its own best interest. Unless expressly provided to the contrary, nothing in this Agreement shall be construed in a manner that requires CITY to exercise its discretion in a particular manner.

4. Applicant may not resolve such Claim(s) without CITY’s prior written consent. In all events, CITY shall have the right to resolve any such Claim(s) in any manner, in its discretion, provided, however, Applicant’s consent shall be required (and may be granted or withheld in Applicant’s discretion) if the resolution of the Claim(s) shall require a payment by Applicant or limit Applicant’s rights under the Project. Applicant’s obligation to pay the cost of any such Claim(s), including judgment, post-judgment motions, and any and all appeals, shall extend until any Claim is completely concluded, judgment is entered and completely satisfied.

5. The Applicant shall indemnify, defend, save and hold the CITY and its Agents, its respective elected and appointed officials, officers, members, agents, employees, and representatives (each an “Agent” and collectively “Agents”), and shall hold and save them and each of them harmless from any and all claims, damages of any kind and litigation which may arise from Applicant’s or Applicant’s agents, contractors, subcontractors, agents, or employees’, whether such operations be by Applicant or by any of Applicant’s agents, contractors or subcontractors or by any one or more persons directly or indirectly employed by or acting as agent for Applicant or any of Applicant’s agents, contractors or subcontractors.

8. All indemnity provisions, as set forth above, shall survive termination of the Project and shall continue to be the liability and obligation of Applicant, binding upon Applicant, until the final resolution of all Claims, and shall survive the completion, partial completion, or abandonment of the Project.

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

9. The Applicant shall reimburse the City for all fees and costs for special review of these applications by both (i) the City’s retained planning, engineering, and related consultants and (ii) the Covina City Attorney’s Office through an executed Reimbursement Agreement. Such special review includes, but is not limited to, review of the Project’s compliance with conditions of approval, plan check process, etc.

10. The Project Site and all improvements thereon, including landscaping, must be maintained in a sound, healthy, and attractive condition reasonably free of weeds, visible deterioration, graffiti, debris and/or other conditions that violate the Covina Municipal Code.

11. The costs and expenses of any code enforcement activities, including, but not limited to, attorneys' fees, caused by Applicant's violation of any condition or mitigation measure imposed hereunder or any provision of the Covina Municipal Code must be paid by the Applicant.

12. Approval of the PCD, CUP and SPR applications shall not waive the Applicant’s obligation for compliance with all other applicable sections of the Covina Municipal Code, the Covina Design Guidelines, and all other applicable plans and non-City laws and regulations.

C. SITE DEVELOPMENT

1. The Project Site shall be developed and maintained in accordance with the Covina Municipal Code, and the approved plans on file with the Community Development Department, all representations of record made by the Applicant(s), the conditions contained herein, the Covina Municipal Code, and the Covina Design Guidelines.

2. Final plans incorporating all conditions of approval and any plan-related changes required in the approval process shall be submitted for the Director or his/her designee for review and approval, prior to submittal for Plan Check process.

3. A complete building materials illustration board, describing material, brands, types, and applicable reference numbers shall be submitted to the Planning Division. Minor modifications in elevation details and/or colors may be submitted with detailed drawings and/or information to the Director or his/her designee for review and approval, prior to or during the subsequent Plan Check process.

4. A Uniform Sign Permit Package for the Project shall be submitted for Director of Community Development or his designee for review and approval prior to issuance of building permits.

5. All site, precise grading landscape, and irrigation, and street improvement-plans shall be coordinated for consistency, prior to issuance of any building permits.

6. All ground mounted utility appurtenances such as transformers, etc. shall be adequately screened using a combination of concrete or masonry walls, and or landscaping to the reasonable satisfaction of the Community Development Director or his/her designee.

7. During construction and following Project completion, all grading and all exterior drainage on the Project Site shall conform to all applicable requirements of the Public Works Department.

8. A complete exterior lighting plan, including photometric printout, shall be submitted for review and approval, prior to issuance of building permits. The plan shall illustrate light fixture

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

features, locations, height, and the compliance with applicable City Code provisions on illumination, design, and lighting orientation/glare prevention and the minimum one-foot candle standard where applicable.

9. All building and site improvements along with landscaping and irrigation must be installed in accordance with approved plans and information on file with the Planning, Building, and Engineering Divisions, and the irrigation systems must be fully operational upon issuance of certificates of occupancy. Furthermore, during construction, all on-site landscaped areas must be maintained reasonably free of weeds and debris.

10. The Project Site must be clean and reasonably free of trash and construction debris, and all construction equipment must be removed from the Project Site prior to issuance of the last certificate of occupancy.

11. Grading
a. Grading of the Project Site shall be in accordance with then-current adopted California Building Code, City Grading Standards, and accepted grading practices. The Rough Grading Plan and Precise Grading and Drainage Plan(s) shall be in substantial conformance with the approved conceptual grading and drainage plan. b. A soils report shall be prepared by a qualified engineer licensed by the State of California to perform such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall implement design recommendations per said report. c. A geologic report shall be prepared by a qualified engineer or engineering geologist and submitted at the time of application for Grading and Drainage Plan review. d. The Precise Grading and Drainage Plan, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Building and Safety Official prior to the issuance of Building Permits.
e. This Project shall comply with the applicable accessibility requirements of the then-current adopted California Building Code.

D. LANDSCAPING AND WATER EFFICIENT REQUIREMENTS

1. All landscape or planter areas shown on the approved landscape plan shall be constructed such that they can remain landscaped in perpetuity. These areas shall not be paved or used for storage or any similar purpose inconsistent with the intent of this approval.

2. Detailed on-site and off-site landscape and irrigation plans shall be submitted to the Director of Community Development or his/her designee for review and approval, prior to issuance of building permits. The landscape and planter areas shall conform to applicable standards and requirements of the City’s Water Efficient Landscape Regulations and the July 2015 Updated Model State Water Efficient Landscape Ordinance of the State of California Water Commission.

E. CONSTRUCTION MITIGATION AND MANAGEMENT PLAN

1. All construction must comply with the below-noted construction mitigation plan and the City Noise Ordinance.

2. The Applicant shall prepare a construction mitigation and management plan to mitigate noise as well as other construction-related impacts. The construction-related activities shall conform

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

to the following requirements that address potential noise and other construction-related impacts:
a. The construction mitigation plan shall address the following areas: 1) site supervision, 2) construction access and schedule, 3) delivery/haul route and traffic control, 4) material storage and staging, 5) construction parking, 6) work hours, 7) noise reduction, 8) erosion control, 9) dust and mud control, 10) debris cleanup, 11) street sweeping, 12) pedestrian and neighborhood safety, 13) Project contact-related signage, and 14) subcontractor education and security measures.
b. Provide contact information for Qualified Storm Water Practitioner (QSP) and Qualified Storm Water Developer (QSD).
c. Construction-related activities, including grading activities, shall be prohibited between 6:00 pm and 7:00 am on Monday through Friday and between 5:00 pm and 8:00 am on Saturday and all day on Sundays and Holidays (except by special permit). d. All construction equipment shall be in proper operating condition and shall be fitted with standard factory noise attenuation features. All equipment shall further be properly maintained to help assure that no additional significant noise, due to worn or improperly maintained parts, would be generated.
e. The Applicant and/or his/her representative(s) shall frequently monitor for and, if detected, remove any and all graffiti on and/or repair damaged or vandalized construction-related fencing and/or related elements as quickly as feasible. f. Loud noise generating activities such as crushing concrete pavement will be restricted to 7:00 am – 6:00 pm on Monday through Friday. Signs (multiple) shall be posted on site stating the days and hours of construction allowed, prohibiting “drinking, loitering and music” at all times, and including phone listings for community concerns. g. View-obscuring construction fencing shall be provided around the entire Project Site.

Construction entries shall have gates with view-obscuring material.

3. At least thirty days prior to the commencement of any Project-related demolition and grading, the Applicant and/or his/her representative(s) shall notify the occupants of all residential and institutional properties that lie within 500 feet of the Project Site of the general parameters of the impending grading and construction activities.

4. The approved construction mitigation and management plan shall be distributed to all contractors and subcontractors, and shall be maintained on-site through the duration of construction.

APPLICANT SHALL CONTACT THE BUILDING & SAFETY DIVISION AT 626-384-5460, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:

F. HOUSING DIVISION

1. Non-residential (commercial, office or industrial) development impact fees for the Project shall be paid, prior to the issuance of any permits for the Project. Development Impact Fees apply where new square footage is created in commercial and industrial developments. The Applicant shall contact the Director or his designee for calculation of the development impact fee, prior to issuance of any permits for the Project:

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

Land Use Impact Fee Square
Feet
Added or
Created
Square Feet
being
demolished
(credit)
Total Fee
Commercial
Use
$ 6.253 per bldg.
square foot (added or
created)
X 30,200 - 6,706 = $
146,907.98
Office Use $ 5.721 per bldg.
square foot (added or
created)
X
Industrial
Uses
$ 2.173 per bldg.
square foot (added or
created)
X
G. BUILDING AND SAFETY DIVISION

1. Submit 4 sets of complete plans including any proposed utilities and earthwork/grading. The Project must comply with the 2022 California Building Code and Standards. (see handouts for min submittal requirements for construction plan check).

2. Two sets each of any structural and energy calculations shall be submitted with the abovementioned plans. All calculations must bear an original signature from the documented author.

3. This Project must comply with applicable Federal and State Accessibility requirements to and throughout the buildings. Include compliance methods and structural details on the plans. It is recommended that an independent CASp review of the project be performed although your new facility may have already been approved and permitted by the building department, it is important to obtain CASp inspection services after your move-in because unintended access barriers and violations can be created, such as placing your furniture and equipment in areas required to be maintained clear of obstructions. For planned alterations, a CASp can review your improvement plans and provide an access compliance evaluation of your facility’s public accommodation areas that may not be part of the alteration.

4. Demolition activities require an asbestos containing materials (ACM) survey. (SCAQMD RULE 1403). The ACM report shall be prepared by an accredited testing laboratory in accordance with applicable SCAQMD rules and regulations. Proof of notification to the South Coast Air Quality Management District (SCAQMD), Office of Operations, shall be submitted to the Building Division with the relevant permit application for all demolition activities. Contact the SCAQMD at the address or number below for more information. Once any demolition activity has adhered to the applicable notification requirements to the SCAQMD, a formal demolition plan and permit must be obtained from the Building and Safety Division. o SCAQMD Headquarters; 21865 Copley Drive, Diamond Bar, CA, (909) 396- 2381

5. Please provide an additional digital copy (pdf preferred) of the building floor plan, elevations, and site plan to be submitted to the LA County Assessor. This copy should be in sufficient detail to allow the assessor to determine the square footage of the buildings and, in the case of residential

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

buildings, the intended use of each room. For additional information, please contact the LA County Assessor’s, Public Service Desk at 888-807-2111.

6. The Applicant shall pay the applicable SB 50 development impact fees to the School District prior to issuance of the first building permit for production units.

7. Construction activity within 500’ of a residential zone is prohibited between the hours of 6:00 pm and 7:00 am on Monday through Friday and between 5 pm and 8 am on Saturday and all day on Sunday and Holidays unless otherwise permitted.

APPLICANT SHALL CONTACT THE PUBLIC WORKS DEPARTMENT AT 626-384-5490, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:

H. PUBLIC WORKS - ENGINEERING DIVISION

1. All public and private improvements (exterior streets, interior streets, drainage facilities, landscaped areas, etc.) shown on the plans and/or Tentative Map shall be constructed to City Standards. Exterior and interior street and parking improvements shall include, but are not limited to, curb and gutter, AC pavement, striping, signing, drive approaches, sidewalks, street lights, and street trees.

2. Prior to issuance of any permits, the applicant shall submit a Precise Grading and Paving Plan for the project showing building footprints, pad elevations, finished grades, drainage routes, retaining walls, erosion control measures, and other pertinent information in accordance with Appendix J of the California Building Code, latest edition for review and approval of the City Engineer.

3. The applicant shall submit an updated Soils and Geologic Report by a qualified Engineer licensed by the State of California to perform such work to the satisfaction of the City Engineer. Plans shall implement design recommendations per said report.

4. Prior to the issuance of a Grading Permit, the applicant shall submit a temporary erosion control plan to the satisfaction of the City Engineer. The erosion control measures shall be installed and operable at all times.

5. Improvement Plans and Construction:
a. The applicant shall obtain a public works permit for all work in or adjacent to the public right-of-way (ROW). All work within the public ROW shall be in accordance with applicable standards of the City of Covina, i.e. Standard Specifications for Public Works Construction (Green Book), and the Work Area Traffic Control Handbook (WATCH), and further that construction equipment ingress and egress be controlled by a plan approved by the City Engineer. b. Pavement striping, markings, and traffic signing for the loading zone on Glentana Street shall be installed to the satisfaction of the City Engineer.

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

c. Access ramps for the disabled shall be installed at the northeast corner of Azusa Avenue and Glentana Street per City Standards or as directed by the City Engineer or his/her designee in accordance with applicable federal, state and local laws and regulation and City’s Subdivision Ordinance (CMC Chapter 16). d. Existing City streets requiring construction shall remain open to traffic at all times with adequate detours during construction. Street or lane closure permits are required.
e. Due to construction, the Applicant shall be responsible for any repairs within the limits of the Project Site development, including streets and paving, curbs and gutters, sidewalks, and street lights, as determined by the City Engineer. f. The applicant shall reconstruct the pavement section of Glentana Street in its entirety to the satisfaction of the City Engineer. The minimum pavement section shall be 4” AC over 8” AB.
g. The Applicant shall provide alley improvements for the relocated portion of the alley adjacent to the development to the satisfaction of the City Engineer. The minimum pavement section shall be 4”AC over 4” AB.
h. The Applicant shall remove and replace the existing curb & gutter and sidewalk along the Azusa Avenue and Glentana Street frontages within the limits of the development to the satisfaction of the City Engineer.
i. The Applicant shall install street trees with grates along Azusa Avenue and Glentana Street frontages within the limits of the development to the satisfaction of the City Engineer.

6. A Final Map prepared by or under the direction of a Registered Civil Engineer or Licensed Land Surveyor must be processed through the City Engineer prior to being filed with the Los Angeles County Recorder. The Parcel Map shall dedicate the new alley right-of-way (25’ wide) to match the Tentative Map.

7. The Applicant shall process a formal alley vacation to be approved by the City Council for the portion of the existing alley right-of-way in conflict with the proposed development.

8. The Applicant shall install a trash enclosure for the proposed development per the adopted City of Covina standard plan.

9. A preliminary title report and subdivision guarantee is required and such document shall show all fee interest holders; all interest holders whose interest could ripen into a fee; all trust deeds, together with the name of the trustee; and all easement holders. The

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

account for this title report should remain open until the Final Map is filed with the Los Angeles County Recorder.

10. In accordance with applicable provisions under the Subdivision Map Act and under City Subdivision Ordinance (CMC Chapter 16), the Applicant shall submit a preliminary subdivision guarantee relating to specified improvements if grants, dedications, or offers of dedication are to be made by certificate on the Final Map. A final subdivision guarantee will be required at the time of filing of the Final Map with the Los Angeles County Recorder.

11. The Applicant shall execute a Subdivision Improvement Agreement and submit security in an amount acceptable to the City Engineer and the City Attorney in accordance with applicable bonding provisions under the Subdivision Map Act and under City’s Subdivision Ordinance (CMC Chapter 16) to guarantee construction of the identified public and private improvements. All security must be accessible to the City at any time and in a form acceptable to the City Engineer.

12. The Applicant’s engineer or surveyor shall set durable monuments to the satisfaction of the City Engineer in conformance with Section 66495 of the Subdivision Map Act.

13. The Applicant shall provide a Monumentation Bond in an amount sufficient to guarantee the setting of monumentation specified in writing by a Registered Engineer or Licensed Land Surveyor of Record.

14. All easements that are intended to exist on the Project Site at the time of the Final Map recordation must be accounted for on the approved VTPM. This includes the location, owner, purpose, and recording reference for all existing easements. If an easement is blanket in nature or indeterminate in nature, a statement to that effect must be shown on the VTPM in lieu of its location.

15. The Applicant shall provide drainage improvements to carry runoff of storm water in the area proposed to be developed, and for contributing drainage from adjoining properties to the reasonable satisfaction of the City Engineer and in accordance with all applicable federal, state and local laws and regulations and City’s Subdivision Ordinance (CMC Chapter 16). The proposed drainage improvements shall be based on a detailed hydrology study conforming to the current Los Angeles County Methodology. The proposed on-site storm drain improvements shall be privately maintained.

16. Prior to issuance of any building permits, all Project utilities shall be placed underground in accordance with Covina Municipal Code Section 16.30.020, including facilities and wires for the supply and distribution of electrical energy, telephone, cable television, etc., to the satisfaction of the Community Development Director and City Engineer.

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

17. The Applicant shall install sewer improvements for the proposed Project in accordance with City Standards and to the satisfaction of the City Engineer.

18. Prior to issuance of any building permits, the Applicant shall pay any required sewer connection fees to the City of Covina and to Los Angeles County Department of Public Works, Sewer Maintenance District.

19. Prior to issuance of any building permits, the Applicant shall verify that the proposed project has been annexed into the Los Angeles County Sanitation District.

20. The Applicant shall install water improvements for the proposed Project in accordance with City Standards and to the satisfaction of the City Engineer and the Water Department.

21. The applicant shall install fire water improvements for the proposed project in accordance with City and Fire Department standards and to the satisfaction of the City Engineer and the Water Department.

22. The Project shall be annexed into the City’s existing Landscape District and Lighting Districts, which shall be completed prior to recordation of the Parcel Map.

23. The Applicant shall obtain a Demolition Permit from the Building and Safety Department prior to removing any existing structure on the property.

24. The Applicant shall submit a signed certification statement declaring that the contractor will comply with Minimum Best Management Practices (BMPs) required by the MS4 permit for Los Angeles County as mandated by the National Pollutant Discharge Elimination System (NPDES). Additionally, all projects within this category will require the preparation and submittal by the Applicant/Developer a local Stormwater Pollution Prevention Plan/Wet Weather Erosion Control Plan. The project proponent is ultimately responsible to comply with all requirements of the MS4 permit, which the City of Covina enforces. The City of Covina has the authority to enter the project site, review the local SWPPP/WWECP and require modifications and subsequent implementation to the local SWPPP/WWECP in order to prevent polluted runoff from leaving the project site onto private or public property. In order to manage storm water drainage during construction, one or more of the following measures shall be implemented to prevent flooding of adjacent property, prevent erosion and retain soil runoff on the site:

a. Retention basins of sufficient size shall be utilized to retain storm water on the site. (BMP SE-2, Sedimentation Basin)

b. Where storm water is conveyed to a public drainage system, collection point, gutter, or similar disposal method, water shall be filtered by use of a barrier system, wattle, or other method approved by the enforcing agency. (BMPs SE-1, Silt Fence; SE-5, Fiber Rolls; SE-6, Gravel Bag Berm)

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

25. Prior to commencement of any grading activity on-site, the applicant shall retain a qualified paleontologist, subject to the review and approval of the City’s Building Official, or designee. In the event that paleontological resources (e.g., fossils) are unearthed during grading, the paleontology monitor will temporarily halt and/or divert grading activity to allow recovery of paleontological resources. The area of discovery will be roped off with a 50- foot radius buffer. Once documentation and collection of the find is completed, the monitor will remove the rope and allow grading to recommence in the area of the find. The paleontologist shall prepare a Paleontological Resources Impact Mitigation Program (PRIMP) for the proposed project. The PRIMP shall be consistent with the guidelines of the Society of Vertebrate Paleontology (SVP).

26. All construction equipment to be equipped with properly operating and maintained mufflers, stationary construction equipment to be located so that emitted noise is directed away from the nearest noise‐sensitive receptors, equipment staging to be located in areas farthest away from sensitive receptors, and haul truck deliveries to be limited to the same hours specified for construction equipment (7:00 a.m.–8:00 p.m.

Monday through Saturday, with no activity allowed on Sundays or public holidays).

I. PUBLIC WORKS – WATER SERVICES DIVISION AT (626) 384-5232, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:

1. As part of the development, the developer will need to make needed water improvements and upsizing to existing water mains in the vicinity, such as; a. Azusa Ave from San Bernardino Rd heading NORTH to SCRRA Railroad from 10” to 12” & Glentana St from Azusa Ave heading EAST until end of street from 6” to 8”

2. Include drawings to show DOMESTIC, FIRE-LINES and IRRIGATION water service connections that are to be installed.

J. PUBLIC WORKS – ENVIRONMENTAL SERVICES DIVISION AT 626-384-5480, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:

1. The project will redevelop over 10,000 square feet and will require storm water capture. A LID Plan is required, and must be approved by the City prior to the issuance of a grading permit. The LID Plan will be reviewed by the City’s storm water consultant, John L. Hunter & Associates. A LID review fee of $2,000 will apply.

2. C&D – 75% of construction and demolition debris must be recycled, per City Ordinance No. 18-

03. Forms and a security deposit will be required prior to the issuance of a demolition permit.

THE FOLLOWING COMMENTS SHALL BE ADDRESSED AS A PART OF THE FINAL LID PLAN:

3. Section 3.1 – See comments below:

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

a) A Torrent Maxwell drywell is provided on the LID Site Map. Manufacturer sizing calculations shall be provided demonstrating the drywell is sized to treat the entire SWQDV of the project. The MS4 Permit and LA County LID Standards Manual do not allow for a 3-hour infiltration volume.
b) Revise the drywell sizing calculations to list a radius of 3 ft.

4. LID Site Map – See comments below:
a) Clarify the response to comments. The response to comments states that the storage tank is intended to temporarily hold treated water. The calculations in section 3.1 indicate that the drywell does not have sufficient capacity to store the SWQDV; therefore, the storage tank is proposed to supplement storage of the remaining volume. If this is the case, invert elevations will need to be provided at all points of connection to ensure the design complies with the Permit and ensures full treatment of the SWQDV. b) The cross-section of the hydrodynamic separator calls out a 10” connection the storage tank. However, this connection is not called out on plan view. c) Clarify how runoff from the parking spaces adjacent to the public alley will be treated. The Permit requires full retention of onsite flows. It is understood the LID BMPs are sized to treat the SWQDV; however, an equivalency approach is not a compliance option in the MS4 Permit.
d) Clarify how runoff from the driveway area (between the trench drain and the sidewalk ROW) will be treated. The contour lines indicate runoff west of the trench drain will not be treated. The Permit requires full retention of onsite flows.

K. POLICE DEPARTMENT AT 626-384-5623, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:

1. Security shall be present during nighttime hours, 7 days a week. Security shall have a Private Patrol Operator’s Permit (PPO) obtained through the Police Department in addition to obtaining a Covina Business License, prior to commencing work.

2. When applicable, the owner or operator shall contract with a security company for security personnel or hire security personnel as employees.
a) If the owner or operator chooses to hire a security company, the security company must be licensed to operate in both the State of California and the City of Covina.

Additionally, all employees who are assigned to work the premises must be licensed by the State of California as security guards and be in good standing throughout their time of employment.
b) In the event the owner or operator or manager provide their own security personnel, all personnel must be employed only as security personnel and not have other responsibilities while acting in that capacity. Additionally, all employees acting as security personnel must be licensed and in good standing with the State of California through their time of employment.

3. The Police Department may, after meeting with owners or managers of the establishment, increase the number of required security personnel for planned events or incidents where the police department determines that the number of on-duty security personnel is deficient.

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

4. At no time will any security personnel, whether employed by a private company or licensed by the City or employed by the establishment, be armed with any type of firearm.

5. Exterior lighting to include: parking lot light fixtures and wall mounted light fixtures shall be of LED. Detailed plans to show compliance shall be submitted to Police Department and Planning Division for review and approval, prior to issuance of permit and prior to installation. The condition of approval shall be accomplished on or before opening. LED lighting to be installed on exterior elevations. The 6ft parking lot block wall shall also be illuminated to deter criminal activity in and near guests’ vehicles.

6. The exterior trash enclosure shall be secured and illuminated to prevent criminal activity.

7. Wayfinding signage shall be provided and submitted to Police Department and Planning Division for review and approval. Wayfinding signage shall have lighting as well. The condition of approval shall be accomplished on or before opening.

8. Signage stating vehicle code is enforceable must be posted at all entrances so that guests/visitors are aware of what will be enforced on the property. Police Department to review signage. The condition of approval shall be accomplished on or before opening.

9. Hotel management (personnel and/or staff) must provide law enforcement personnel a copy of past and present guests’ Driver’s License or Identification Card and registered vehicle information upon request. This condition is effective immediately and on-going.

10. Hotel management (personnel and/or staff) must notify law enforcement personnel of any suspected criminal activity or medical emergencies that take place on the property. This information can be provided to Police Dispatch at (626) 384-5808. This condition is effective immediately and on-going.

11. Hotel guests shall register their vehicle(s) with Hotel personnel and/or staff upon registration.

The guests’ vehicles must have notification visible in the dashboard stating an easily identifiable check out date. This requirement applies to third party bookings, online bookings, cash paying guests, and extended stays. This condition is effective immediately and on-going.

12. Hotel management (personnel and/or staff) must utilize a thumb print reader as part of the check in process. The thumb print is required of the primary adult guest, who is checking in/and or has a debit/credit card on file for room transactions. These files will be maintained for a minimum period of 60 days. This will assist is deterring fraudulent transactions, and assist law enforcement personnel to identify individuals involved in criminal activity at the hotel.

13. The owners, operators, managers and all employees shall adhere to and obey all State laws and City ordinances relating to the service, consumption and possession of alcoholic beverages. Any violations of State laws or City ordinance will be presented to the District Attorney's office for prosecution and will be grounds for revocation or modification of this permit.

14. The permittee and the operator of any business at the premises shall install, use, and maintain in good working condition a video security system capable of viewing and recording events at the premises as approved by the Chief of Police. The video security system shall be on and operating

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

at all times by common areas, such as: entrances and exits, hallways, check in areas, waiting areas, dining areas, exercise rooms, elevators, stairwells, outdoor patios, and parking areas. The parking area shall have no less than six cameras to adequately capture the lot. The video security system shall be of such to provide images of such a resolution as to clearly identify individuals for later identification. Security systems could deter and prevent public nuisances. Installation and approval shall occur prior to the release of the occupancy or approval of business license.

15. The permittee and the operator of any business at the premises shall ensure that at least one employee or other person is present on the premises during normal business hours with the necessary knowledge and skill to operate the video security system so that he or she is able to provide the Covina Police Department copies of video recordings immediately upon request.

16. The permittee and the operator of any business at the premises shall preserve the video security system’s recorded information of each business day for a period of not less than thirty (30) business days thereafter for the Covina Police Department’s review in connection with a criminal or other investigation.

17. The owners, operators, or managers shall, subject to approval of the Police Department, develop a plan to monitor the area surrounding the location for trash and other discarded items that impact public health and to maintain the cleanliness of the parking lots, sidewalks, and the property of adjacent business owners.

18. The owners, operators, or managers shall, subject to approval of the Police Department, develop a plan to ensure that all exterior locations are adequately and safely illuminated during hours of darkness.

19. The owners, operators, or managers shall ensure that all occupancy levels mandated by the Los Angeles County Fire Department and the Covina Building Division are strictly enforced and adhered to. At any time that the occupancy is in question, the Police Department Watch Commander can contact the Los Angeles County Fire Department and/or the Covina Building Division in order to determine if the occupancy level is over the allowed number of occupants.

20. The owners, operators, or managers must comply with all City codes and ordinances relating to police response and abatement nuisance conditions.

21. All landscaping should follow the two foot six foot rule. All landscaping should be ground cover, two feet or less and lower tree canopies should be at six feet. This increases natural surveillance and eliminates hiding areas within landscaping. Tree canopies should not interfere with or block the lighting along sidewalks or parking lots. This creates shadows and areas of concealment.

Planters will use plant species with limited growth. This is to insure that maintenance does not become an issue and surveillance from the building is maintained.

L. LOS ANGELES COUNTY FIRE DEPARTMENT, LAND DEVELOPMENT UNIT - CONTACT FPEA CLAUDIA SOIZA AT (323) 890-4243 OR AT
[email protected]

FINAL MAP REQUIREMENTS

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

1. Access as noted on the Tentative shall comply with Title 21 (County of Los Angeles Subdivision Code) and Section 503 of the Title 32 (County of Los Angeles Fire Code), which requires an allweather access surface to be clear to sky.

2. The Final Map shall be submitted for review and approval prior recordation.

3. The Private Driveway within this development showing as private driveways for access throughout the development shall be labeled as "Private Driveway” on the Final Map. The portion of the private driveway intended for fire apparatus access shall be identified as “Fire Lane" on the Final Map. All widths and dimensions shall be clearly delineated.

END OF CONDITIONS

MITIGATION MONITORING AND REPORT PROGRAM

ON NEXT PAGE

ATTACHMENT 7
RESOLUTION CC 2024-42

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT (CUP 21-29) AND SITE PLAN REVIEW (SPR 22-226) TO ALLOW FOR THE
DEVELOPMENT OF HOTEL USE CONSISTING OF 68 ROOMS,
SURFACE PARKING ON A 36,732-SQUARE-FOOT SITE, ALLEY

RELOCATION ALONG THE EASTERNMOST PORTION OF THE

PROJECT SITE, AND ASSOCIATED SITE IMPROVEMENTS, WITHIN
THE C-3A COMMERCIAL ZONE (REGIONAL OR COMMUNITY
SHOPPING CENTER), LOCATED AT 578 N. AZUSA AVENUE – APN
8432-006-015 AND 8432-006-017
WHEREAS, Sherman Oaks Inn, LLC/Raj Patel, is the legal owner of the property located at 578 N. Azusa Avenue. The property owner proposes to allow for the development of a hotel (Avid Hotel) consisting of 68 rooms and surface parking on a 36,732-square-foot site within the C-3A Commercial Zone (Regional or Community Shopping Center), located at 578 N. Azusa Avenue – APN 8432-006-015 and 8432-006-017; and
WHEREAS, the development of a 68-room Hotel Use necessitates the following land use entitlements collectively known as the “Project”:
1) Planned Community Development Overlay (PCD) 21-2, through adopting Ordinance No. 24-XXX, to establish custom development standards corresponding to the proposed Avid Hotel Commercial Development.
2) Tentative Parcel Map No. 84397, through the adoption of CC Resolution No. 24-XXX, to merge two parcels (APNS – 8432-006-015 and 8432-006-017) to allow for the development of a hotel (Avid Hotel) consisting of 68 rooms and surface parking on a 36,732-square-foot site.
3) Conditional Use Permit (CUP) 21-28 and Site Plan Review (SPR) 21-109, through the adoption of CC Resolution No. 24-XXX, to allow for the development of hotel use consisting of 68 rooms, surface parking on a 36,732-square-foot site, alley relocation, and associated site improvements of the Project Site.

WHEREAS, as part of its consideration of the Project, the City prepared Draft Mitigated Negative Declaration (“MND”) (SCH 2023070056) on the Project pursuant to the California Environmental Quality Action (Public Resources Code Sections 21000 et seq., “CEQA”), the Guideline for Implementation of the California Environmental Quality Act (14 California Code of Regulations, Sections 15000 et seq., the “State MND Guidelines”); and WHEREAS, on April 11, 2024, the notice of public hearing was published in the San Gabriel Valley Examiner. Further, the notice of the Planning Commission public hearing was sent to all property owners within a 300-foot radius of the Project Site; and WHEREAS, on April 23, 2024, at a duly noticed public hearing as prescribed by law, the Planning Commission continued the item and hearing to the regular meeting of the Planning Commission on May 14, 2024, at which the Planning Commission considered the proposed

Resolution CC 2024-42 Page 2 of 7
Project; and
WHEREAS, on May 15, 2024, at a duly noticed public hearing as prescribed by law the Planning Commsion continued the public hearing at which time the Planning Commission considered the proposed Project; and
WHEREAS, on June 18, 2024, the City Council of the City of Covina held a duly noticed public hearing to consider the Project including Planned Community Development (PCD) 21-2, Vesting Tentative Parcel Map No. 84397, Conditional Use Permit (CUP 21-28), Site Plan Review (SPR) 21-109, alley relocation, and associated site improvements, at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The City Council considered all the testimony and any comments received regarding the Project prior to and at the public hearing; and
WHEREAS, all legal prerequisites prior to adoption of this Resolution have occurred.

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. CEQA. The environmental effects of the project, including Conditional Use Permit (CUP)21-28 andSite Plan Review (SPR)21-109, were analyzed in the Final MND. The City Council reviewed the Final MND and found that it reflects the independent judgment of the City Council and its staff, and is an adequate and extensive assessment of the environmental impacts of the Project. The City Council approved the Final MND as having been prepared in compliance with the requirements of the California Environmental Quality Act ("CEQA"), made the necessary findings, and adopted a Mitigation Monitoring and Reporting Program through Resolution No. 24-XXX CC. Said Resolution is incorporated herein by this reference as though set forth in full. The City Council incorporates by this reference the findings and mitigation measures contained in the Final MND, and Mitigation Monitoring and Reporting Program.

SECTION 3. Based upon the entire record including the staff report, the oral presentation, and related documents submitted to the City Council prior to and at the meeting, the City Council hereby finds and determines as follows:

CONDITIONAL USE PERMIT FINDINGS
Findings for Conditional Use Permit (CMC Section 17.62.120)

1. The site for the proposed use is adequate in size and shape to accommodate the use of all yards, spaces, walls and fences, parking, loading, landscaping, and other features required by this title to adjust the use of land and uses in the neighborhood.

Facts: As described within the staff report and illustrated on the attached architectural plans dated May 23, 2023 (Attachment 2), the proposed project complies with all required Covina Municipal Code development standards (i.e., size, shape, setbacks, walls, fences, parking, loading, landscaping) with the establishment of the proposed Planned Community

Resolution CC 2024-42 Page 3 of 7
Development Overlay for hotel use, and is comparable with other nearby uses in the neighborhood. The subject site abuts commercial uses to the north, west, and south, with light manufacturing uses to the east. The Project Site is within an established area with commercial and light manufacturing uses that conform well to surrounding neighborhood infrastructure and support services. A new 6-foot-tall block wall is proposed along the project site’s northern interior boundary line.

2. That the site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use.

Facts: Primary vehicular site access to the commercial parcel would be from Azusa Avenue, with secondary access along the new alleyway. The proposed site improvements will provide adequate ingress and egress to the subject site, facilitating adequate vehicle maneuvering on site. The site is located within an established area characterized by commercial uses that conform well to surrounding neighborhood infrastructure and support services with access to major streets and freeway systems.

3. The proposed use will not adversely affect the abutting properties or the permitted use thereof.

Facts: The proposed use is located within an established commercially zoned area characterized by uses that conform well to surrounding neighborhood infrastructure and support services. The proposed site improvements satisfy all required development standards as previously stated in the staff report and illustrated on the attached architectural plans (Attachment 2) for hotel use, as it relates to the project location, site access locations, building location, parking layout, on-site vehicle maneuvering, and proposed perimeter block walls, thereby having no adverse effects to abutting properties.

4. The conditions stated in the decision are deemed necessary to protect public health, safety, and general welfare.

Facts: The Development Review Committee, comprised of Building and Safety, Environmental Services, Los Angeles County Fire, Covina Police Department, Planning, and Engineering, was allowed to review and comment on the project application. In addition, the proposed use has been conditioned to ensure that no potential issues would arise during operations. The staff’s comments confirm that the proposed use would operate in a manner that would be consistent with the Covina Municipal Code and would not negatively affect the public health, safety, and general welfare of the Community.

SITE PLAN REVIEW FINDINGS
Findings for Site Plan Review (CMC Section 17.64.070)

1. All provisions of Title 17 of the Covina Municipal Code are complied with.

Facts: The proposed commercial development would be fronting Azusa Avenue with a new mid-scale hotel development consisting of 68 rooms and a ground-level surface parking area on a 36,732-square-foot site for 30,200 square feet of floor area. The proposed building would be three stories and a maximum height of 35 feet. The Project Site is located within a relatively level, fully urbanized area with a complete range of infrastructure elements (i.e., streets, sidewalks, streetlights, and wet and dry utilities). Although the

Resolution CC 2024-42 Page 4 of 7
implementation of the proposed Project includes a Planned Community Development (PCD) Overlay, the Project is consistent and compatible with surrounding land uses. The proposed PCD Overlay would provide specific development standards for the site's compatibility with surrounding development. The proposed Project would redevelop the site under the Covina Municipal Code and Planned Community Development Overlay that provides specific development criteria to ensure the new development is consistent with the Covina Design Guidelines, is architecturally compatible, provides sufficient parking and adequate open space, and landscaping. As presented, the proposed development meets and exceeds the setback requirements, the parking and loading, and open space requirements described in this staff report and, as analyzed and illustrated on the project plans (Attachment 2). All proposed development standards for Site Plan Review, as described under CMC 17.64 (Site Plan Review) and Planned Community Development Overlay, comply and have been met. The development of a hotel use will stimulate the development of vacant infill and under-utilized properties and improve public infrastructure, facilities, and services to support new development. Therefore, this criterion has been met.

2. The design and layout of the proposed development are consistent with the general plan, zoning code, development standards of the applicable zoning district, specific plans, design guidelines and objective design standards.

Facts: The proposed commercial development would be fronting Azusa Avenue with a new mid-scale hotel development consisting of 68 rooms and a ground-level surface parking area on a 36,732-square-foot site for 30,200 square feet of floor area. The proposed building would be three stories and a maximum height of 35 feet. The Project Site is located within a relatively level, fully urbanized area with a complete range of infrastructure elements (i.e., streets, sidewalks, streetlights, and wet and dry utilities). Access to the Project Site will be via two access points: one-off Azusa Avenue and the second off the newly relocated alleyway to the rear of the Project Site. A new 26-foot wide driveway along Azusa Avenue will be provided, limited to right-turn ingress and egress due to an existing raised median located along the center of Azusa Avenue. The Project will relocate an existing alley along Glentana Street to the east of the vacant undeveloped parcel, reconnecting to the existing northerly alleyway. Although the implementation of the proposed Project includes a Planned Community Development (PCD) Overlay, the Project is consistent and compatible with surrounding land uses. The proposed PCD Overlay would provide specific development standards for the site's compatibility with surrounding development. The proposed Project would redevelop the site under the Covina Municipal Code and Planned Community Development Overlay that provides specific development criteria to ensure the new development is consistent with the Covina Design Guidelines, is architecturally compatible, provides sufficient parking and adequate open space, would further community goals, objectives, and policies. (Land Use Element Policy 1.1.1.) The overall subdivision design, the proposed uses, the types of improvements, and the Conditions of Approval will ensure the development is in harmony with surrounding land uses. The development of a commercial hotel use will stimulate the development of vacant infill and under-utilized properties and improve public infrastructure, facilities, and services to support new development. Therefore, this criterion has been met.

3. The design of the proposed development or the alterations to existing structures will not interfere with the use and enjoyment of existing neighborhood and future

Resolution CC 2024-42 Page 5 of 7
development and will not create traffic or pedestrian hazards; Facts: The Project proposes to merge two parcels and alley relocation to allow for a 68- room hotel development at the proposed site. The Project Site is located within a relatively level, fully urbanized area with a complete range of infrastructure elements (i.e., streets, sidewalks, streetlights, and wet and dry utilities). The proposed use is located within an established commercially zoned area characterized by uses that conform well to surrounding neighborhood infrastructure and support services. The Project would provide new commercial space to accommodate growth and serve existing and future residents, workers, and shoppers (Land Use Element Policy 1.1.4.) The proposed Project would revitalize the vacant site for adaptive reuse through private development.

Such improvements include access to the Project Site via two access points: one off Azusa Avenue and the second off the newly relocated alleyway to the rear of the Site. A new 26- foot wide driveway along Azusa Avenue will be provided, limited to right-turn ingress and egress due to an existing raised median located along the center of Azusa Avenue. The Project will relocate an existing alley along Glentana Street to the east of the vacant undeveloped parcel, reconnecting to the existing northerly alleyway. The new driveway and portion of an alley will be 25 feet wide along Glentana Street. Both driveways will provide adequate widths for vehicle access and property placement for clear visibility to ensure the safety of pedestrians and cyclists. Collectively, the design of the proposed development will enhance the use and enjoyment of the existing neighborhood and future development and will improve and minimize traffic and pedestrian hazards.

4. The proposed development has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA);
Facts: An initial study/MND and mitigation monitoring and reporting program (MMRP) have been prepared for the project to be consistent with the California Environmental Quality Act (CEQA) requirements. The Project, incorporating the identified mitigation measures contained in the MMRP, would result in a less than significant impact on the environment. The Final MND, which consists of the Draft MND, Comments on the Draft MND, and Responses to Comments, has been completed in accordance with the requirements of CEQA and will be considered by the Planning Commission and City Council pursuant to Section 15074 of the CEQA guidelines.

5. The proposed development will not be detrimental to the public health, safety, or welfare or material injurious to the properties or improvements in the vicinity; Facts: Construction activities during the design of the subdivision and the type of improvements are not likely to cause serious public health problems. All potentially hazardous materials used during project construction will be disposed of in accordance with manufacturers’ specifications and instructions, thereby reducing the risk of hazardous materials use. In addition, the Project would comply with all applicable federal, state, and local requirements concerning the use, storage, and management of hazardous materials, including but not limited to the Resource Conservation and Recovery Act, California Hazardous Waste Control Law, federal and state Occupational Safety and Health Acts, SCAQMD rules, and permits and associated conditions issued by the Building and Safety Division.

6. The development complies with the provisions for dedications, public improvements

Resolution CC 2024-42 Page 6 of 7
and undergrounding utilities pursuant to CMC 17.64.140 and congestion management and transportation demand management requirements pursuant to CMC 17.64.150.

Facts: All new utility service lines installed to serve the new building development shall be placed underground. Utility service lines include service for electricity, telephone communications, and cable television. The Applicant shall make all necessary arrangements with the serving utility company to provide underground services. All new street improvements that do not exist adjacent to the proposed new development shall be constructed at ultimate alignment and grade and according to current city standards and specifications. Street improvements include curb, gutter, cross-gutter, sidewalk, drive approaches, street and alley pavement and base materials, street trees, street signs, street lights, drainage facilities, fire hydrants, utility relocations, and appurtenant facilities. The Applicant shall comply with any other utility and/or street improvements required by the Department of Public Works (Engineering, Traffic, and Environmental Services).

Therefore, as conditioned, this criterion has been met.

SECTION 4. After giving full consideration to all evidence presented at the public hearing, and in consideration of the findings stated in Section 2 of this Resolution, the City Council of the City of Covina hereby approves Conditional Use Permit (CUP) 21-29 and Site Plan Review (SPR) 21-160, as set forth in Exhibit D.1 and is incorporated herein by this reference as though set forth in full.

SECTION 5. The documents and materials that constitute the record of proceedings on which these findings and this Resolution are based are located at the City Clerk’s office located at 125 E. College Street, Covina, CA 91723. The custodian of these records is the City Clerk.

SECTION 6. Effective Date. This Resolution shall be effective upon the effective date of:

Ordinance No. 2024-XXXX, entitled “AN ORDINANCE OF THE

CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA,

ADOPTING PLANNED COMMUNITY DEVELOPMENT (PCD)
21-2, TO ALLOW FOR THE DEVELOPMENT OF A 0.84-ACRE
SITE FOR A HOTEL USE CONSISTING OF 68 ROOMS, SURFACE
PARKING ON A 36,732-SQUARE-FOOT SITE, ALLEY

RELOCATION, AND ASSOCIATED SITE IMPROVEMENTS,
LOCATED AT 578 N. AZUSA AVENUE (APNs 8432-006-015 AND
8432-006-017). WITHIN THE PROJECT BOUNDARIES.”
SECTION 7. 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 18th day of June, 2024.

City of Covina, California

Resolution CC 2024-42 Page 7 of 7
BY:

JOHN C. KING, Mayor
ATTEST:

FABIAN VELEZ, Chief Deputy City Clerk

CERTIFICATION
I, Fabian Velez, Chief Deputy City Clerk of the City of Covina, do hereby certify that Resolution CC 2024-42 was duly adopted by the City Council of the City of Covina at a regular meeting held on the 18th day of June, 2024, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Dated:

FABIAN VELEZ, Chief Deputy City Clerk

Exhibit D.1
Conditions of Approval, followed by MMRPs

CITY OF COVINA

COMMUNITY DEVELOPMENT DEPARTMENT
1 | Page
“EXHIBIT 1”
CITY COUNCIL RESOLUTION NO. 2024-XXX CC
ADOPTION OF MND (SCH 2023070056)
PLANNED COMMUNITY DEVELOPMENT (PCD) 21-2
VESTING TENTATIVE PARCEL MAP (VTPM) NO. 84397
CONDITIONAL USE PERMIT (CUP) 21-29 AND SITE PLAN REVIEW (SPR) 21-160 APNs 8432-006-015 and 8432-006-017

CONDITIONS OF APPROVAL AND

MITIGATION MONITORING AND REPORTING PROGRAM

Development Application(s):

1. City Council Resolution No. 2024-XXX CC, approving the IS/MND with Mitigation Monitoring and Reporting Programs, as adequately prepared in accordance with the California Environmental Quality Act (CEQA) and to take actions related to Planned Community Development (PCD) 21-2, Tentative Parcel Map No. 84397, Conditional Use Permit (CUP) 21-29, Site Plan Review (SPR) 21-160, and alley relocation.

ALL OF THE FOLLOWING CONDITIONS APPLY TO THE PROJECT
A. TIME LIMITS:

1. Planned Community Development (PCD)21-2, Vesting Tentative Parcel Map No. 84397, Conditional Use Permit (CUP) 21-29 and Site Plan Review (SPR) 21-160 - Approval of these entitlements will expire two years from the date of Project approval if building permits are not issued unless otherwise extended pursuant to applicable laws. The applicant may apply to extend the expiration date for a maximum period of one year upon written request to the Director of Community Development a minimum of sixty (60) days prior to expiration. The request must be approved by the Planning Commission prior to the expiration of the applications.

2. Approval of Planned Community Development (PCD) 21-2, Vesting Tentative Parcel Map No. 84397, Conditional Use Permit (CUP) 21-29 and Site Plan Review (SPR) 21-160 are contingent upon approval of the Mitigated Negative Declaration (MND), by the City Council. Approvals of Vesting Tentative Parcel Map No. 84397, Conditional Use Permit (CUP) 21-29 and Site Plan Review (SPR) 21-160 shall not become effective unless and until the effective date of the ordinance approving Planned Community Development (PCD) 21-2.

B. GENERAL REQUIREMENTS:

1. This approval will not be effective for any purposes until the Applicant has filed with the Planning Division an affidavit stating that it is aware of and agrees to accept all of the conditions of this approval as set forth herein, within 10 calendar days from the date of approval.

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

2. To the full extent permitted by law, Applicant agrees to and shall fully indemnify, hold harmless, and defend, CITY and its respective elected and appointed officials, officers, members, agents, employees, and representatives (each an “Agent” and collectively “Agents”) from any and all claims, suits, causes of action, fines, penalties, proceedings, damages, injuries or losses of any name, kind or description, specifically including attorneys’ fees (collectively, “Claim(s)”), arising in any way out of or challenging the validity of Project, or the CEQA Determination. Applicant’s indemnification obligation shall include, but not be limited to, actions to attack, set aside, void, or annul any approval, should it occur, related to the Project, or the CEQA Determination, including actions invoking Planning and Zoning Law or CEQA.

Applicant shall reimburse CITY for any court costs and attorneys’ fees that CITY may be required by a court to pay as a result of such Claim(s). CITY may, at its sole and absolute discretion, participate in the defense of any such Claim(s) undertaken by Applicant, or (b) retain separate counsel whose attorneys’ fees and costs shall be paid by Applicant. Such participation in the defense of such Claim(s) or the retention of separate counsel by CITY shall not relieve Applicant of its obligations under these indemnity related conditions of approval.

3. CITY shall promptly provide written notice to Applicant of any Claim(s). CITY shall take all necessary and reasonable steps to provide such notice to Applicant in a timely fashion and in a manner that will not result in any substantial prejudice to Applicant’s ability to defend the relevant Claim(s). Such notice shall contain a copy of any relevant pleadings filed in connection with the relevant Claim(s). CITY and Applicant shall coordinate and cooperate in their defense activities, whether CITY is participating in defense undertaken by Applicant or is retaining separate counsel. As used in this Agreement, cooperation does not include CITY having to take any action or make any decision that CITY does not believe, in the exercise of its good faith judgment, is in its own best interest. Unless expressly provided to the contrary, nothing in this Agreement shall be construed in a manner that requires CITY to exercise its discretion in a particular manner.

4. Applicant may not resolve such Claim(s) without CITY’s prior written consent. In all events, CITY shall have the right to resolve any such Claim(s) in any manner, in its discretion, provided, however, Applicant’s consent shall be required (and may be granted or withheld in Applicant’s discretion) if the resolution of the Claim(s) shall require a payment by Applicant or limit Applicant’s rights under the Project. Applicant’s obligation to pay the cost of any such Claim(s), including judgment, post-judgment motions, and any and all appeals, shall extend until any Claim is completely concluded, judgment is entered and completely satisfied.

5. The Applicant shall indemnify, defend, save and hold the CITY and its Agents, its respective elected and appointed officials, officers, members, agents, employees, and representatives (each an “Agent” and collectively “Agents”), and shall hold and save them and each of them harmless from any and all claims, damages of any kind and litigation which may arise from Applicant’s or Applicant’s agents, contractors, subcontractors, agents, or employees’, whether such operations be by Applicant or by any of Applicant’s agents, contractors or subcontractors or by any one or more persons directly or indirectly employed by or acting as agent for Applicant or any of Applicant’s agents, contractors or subcontractors.

8. All indemnity provisions, as set forth above, shall survive termination of the Project and shall continue to be the liability and obligation of Applicant, binding upon Applicant, until the final resolution of all Claims, and shall survive the completion, partial completion, or abandonment of the Project.

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

9. The Applicant shall reimburse the City for all fees and costs for special review of these applications by both (i) the City’s retained planning, engineering, and related consultants and (ii) the Covina City Attorney’s Office through an executed Reimbursement Agreement. Such special review includes, but is not limited to, review of the Project’s compliance with conditions of approval, plan check process, etc.

10. The Project Site and all improvements thereon, including landscaping, must be maintained in a sound, healthy, and attractive condition reasonably free of weeds, visible deterioration, graffiti, debris and/or other conditions that violate the Covina Municipal Code.

11. The costs and expenses of any code enforcement activities, including, but not limited to, attorneys' fees, caused by Applicant's violation of any condition or mitigation measure imposed hereunder or any provision of the Covina Municipal Code must be paid by the Applicant.

12. Approval of the PCD, CUP and SPR applications shall not waive the Applicant’s obligation for compliance with all other applicable sections of the Covina Municipal Code, the Covina Design Guidelines, and all other applicable plans and non-City laws and regulations.

C. SITE DEVELOPMENT

1. The Project Site shall be developed and maintained in accordance with the Covina Municipal Code, and the approved plans on file with the Community Development Department, all representations of record made by the Applicant(s), the conditions contained herein, the Covina Municipal Code, and the Covina Design Guidelines.

2. Final plans incorporating all conditions of approval and any plan-related changes required in the approval process shall be submitted for the Director or his/her designee for review and approval, prior to submittal for Plan Check process.

3. A complete building materials illustration board, describing material, brands, types, and applicable reference numbers shall be submitted to the Planning Division. Minor modifications in elevation details and/or colors may be submitted with detailed drawings and/or information to the Director or his/her designee for review and approval, prior to or during the subsequent Plan Check process.

4. A Uniform Sign Permit Package for the Project shall be submitted for Director of Community Development or his designee for review and approval prior to issuance of building permits.

5. All site, precise grading landscape, and irrigation, and street improvement-plans shall be coordinated for consistency, prior to issuance of any building permits.

6. All ground mounted utility appurtenances such as transformers, etc. shall be adequately screened using a combination of concrete or masonry walls, and or landscaping to the reasonable satisfaction of the Community Development Director or his/her designee.

7. During construction and following Project completion, all grading and all exterior drainage on the Project Site shall conform to all applicable requirements of the Public Works Department.

8. A complete exterior lighting plan, including photometric printout, shall be submitted for review and approval, prior to issuance of building permits. The plan shall illustrate light fixture

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

features, locations, height, and the compliance with applicable City Code provisions on illumination, design, and lighting orientation/glare prevention and the minimum one-foot candle standard where applicable.

9. All building and site improvements along with landscaping and irrigation must be installed in accordance with approved plans and information on file with the Planning, Building, and Engineering Divisions, and the irrigation systems must be fully operational upon issuance of certificates of occupancy. Furthermore, during construction, all on-site landscaped areas must be maintained reasonably free of weeds and debris.

10. The Project Site must be clean and reasonably free of trash and construction debris, and all construction equipment must be removed from the Project Site prior to issuance of the last certificate of occupancy.

11. Grading
a. Grading of the Project Site shall be in accordance with then-current adopted California Building Code, City Grading Standards, and accepted grading practices. The Rough Grading Plan and Precise Grading and Drainage Plan(s) shall be in substantial conformance with the approved conceptual grading and drainage plan. b. A soils report shall be prepared by a qualified engineer licensed by the State of California to perform such work. Two copies will be provided at grading and drainage plan submittal for review. Plans shall implement design recommendations per said report. c. A geologic report shall be prepared by a qualified engineer or engineering geologist and submitted at the time of application for Grading and Drainage Plan review. d. The Precise Grading and Drainage Plan, appropriate certifications and compaction reports shall be completed, submitted, and approved by the Building and Safety Official prior to the issuance of Building Permits.
e. This Project shall comply with the applicable accessibility requirements of the then-current adopted California Building Code.

D. LANDSCAPING AND WATER EFFICIENT REQUIREMENTS

1. All landscape or planter areas shown on the approved landscape plan shall be constructed such that they can remain landscaped in perpetuity. These areas shall not be paved or used for storage or any similar purpose inconsistent with the intent of this approval.

2. Detailed on-site and off-site landscape and irrigation plans shall be submitted to the Director of Community Development or his/her designee for review and approval, prior to issuance of building permits. The landscape and planter areas shall conform to applicable standards and requirements of the City’s Water Efficient Landscape Regulations and the July 2015 Updated Model State Water Efficient Landscape Ordinance of the State of California Water Commission.

E. CONSTRUCTION MITIGATION AND MANAGEMENT PLAN

1. All construction must comply with the below-noted construction mitigation plan and the City Noise Ordinance.

2. The Applicant shall prepare a construction mitigation and management plan to mitigate noise as well as other construction-related impacts. The construction-related activities shall conform

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

to the following requirements that address potential noise and other construction-related impacts:
a. The construction mitigation plan shall address the following areas: 1) site supervision, 2) construction access and schedule, 3) delivery/haul route and traffic control, 4) material storage and staging, 5) construction parking, 6) work hours, 7) noise reduction, 8) erosion control, 9) dust and mud control, 10) debris cleanup, 11) street sweeping, 12) pedestrian and neighborhood safety, 13) Project contact-related signage, and 14) subcontractor education and security measures.
b. Provide contact information for Qualified Storm Water Practitioner (QSP) and Qualified Storm Water Developer (QSD).
c. Construction-related activities, including grading activities, shall be prohibited between 6:00 pm and 7:00 am on Monday through Friday and between 5:00 pm and 8:00 am on Saturday and all day on Sundays and Holidays (except by special permit). d. All construction equipment shall be in proper operating condition and shall be fitted with standard factory noise attenuation features. All equipment shall further be properly maintained to help assure that no additional significant noise, due to worn or improperly maintained parts, would be generated.
e. The Applicant and/or his/her representative(s) shall frequently monitor for and, if detected, remove any and all graffiti on and/or repair damaged or vandalized construction-related fencing and/or related elements as quickly as feasible. f. Loud noise generating activities such as crushing concrete pavement will be restricted to 7:00 am – 6:00 pm on Monday through Friday. Signs (multiple) shall be posted on site stating the days and hours of construction allowed, prohibiting “drinking, loitering and music” at all times, and including phone listings for community concerns. g. View-obscuring construction fencing shall be provided around the entire Project Site.

Construction entries shall have gates with view-obscuring material.

3. At least thirty days prior to the commencement of any Project-related demolition and grading, the Applicant and/or his/her representative(s) shall notify the occupants of all residential and institutional properties that lie within 500 feet of the Project Site of the general parameters of the impending grading and construction activities.

4. The approved construction mitigation and management plan shall be distributed to all contractors and subcontractors, and shall be maintained on-site through the duration of construction.

APPLICANT SHALL CONTACT THE BUILDING & SAFETY DIVISION AT 626-384-5460, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:

F. HOUSING DIVISION

1. Non-residential (commercial, office or industrial) development impact fees for the Project shall be paid, prior to the issuance of any permits for the Project. Development Impact Fees apply where new square footage is created in commercial and industrial developments. The Applicant shall contact the Director or his designee for calculation of the development impact fee, prior to issuance of any permits for the Project:

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

Land Use Impact Fee Square
Feet
Added or
Created
Square Feet
being
demolished
(credit)
Total Fee
Commercial
Use
$ 6.253 per bldg.
square foot (added or
created)
X 30,200 - 6,706 = $
146,907.98
Office Use $ 5.721 per bldg.
square foot (added or
created)
X
Industrial
Uses
$ 2.173 per bldg.
square foot (added or
created)
X
G. BUILDING AND SAFETY DIVISION

1. Submit 4 sets of complete plans including any proposed utilities and earthwork/grading. The Project must comply with the 2022 California Building Code and Standards. (see handouts for min submittal requirements for construction plan check).

2. Two sets each of any structural and energy calculations shall be submitted with the abovementioned plans. All calculations must bear an original signature from the documented author.

3. This Project must comply with applicable Federal and State Accessibility requirements to and throughout the buildings. Include compliance methods and structural details on the plans. It is recommended that an independent CASp review of the project be performed although your new facility may have already been approved and permitted by the building department, it is important to obtain CASp inspection services after your move-in because unintended access barriers and violations can be created, such as placing your furniture and equipment in areas required to be maintained clear of obstructions. For planned alterations, a CASp can review your improvement plans and provide an access compliance evaluation of your facility’s public accommodation areas that may not be part of the alteration.

4. Demolition activities require an asbestos containing materials (ACM) survey. (SCAQMD RULE 1403). The ACM report shall be prepared by an accredited testing laboratory in accordance with applicable SCAQMD rules and regulations. Proof of notification to the South Coast Air Quality Management District (SCAQMD), Office of Operations, shall be submitted to the Building Division with the relevant permit application for all demolition activities. Contact the SCAQMD at the address or number below for more information. Once any demolition activity has adhered to the applicable notification requirements to the SCAQMD, a formal demolition plan and permit must be obtained from the Building and Safety Division. o SCAQMD Headquarters; 21865 Copley Drive, Diamond Bar, CA, (909) 396- 2381

5. Please provide an additional digital copy (pdf preferred) of the building floor plan, elevations, and site plan to be submitted to the LA County Assessor. This copy should be in sufficient detail to allow the assessor to determine the square footage of the buildings and, in the case of residential

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

buildings, the intended use of each room. For additional information, please contact the LA County Assessor’s, Public Service Desk at 888-807-2111.

6. The Applicant shall pay the applicable SB 50 development impact fees to the School District prior to issuance of the first building permit for production units.

7. Construction activity within 500’ of a residential zone is prohibited between the hours of 6:00 pm and 7:00 am on Monday through Friday and between 5 pm and 8 am on Saturday and all day on Sunday and Holidays unless otherwise permitted.

APPLICANT SHALL CONTACT THE PUBLIC WORKS DEPARTMENT AT 626-384-5490, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:

H. PUBLIC WORKS - ENGINEERING DIVISION

1. All public and private improvements (exterior streets, interior streets, drainage facilities, landscaped areas, etc.) shown on the plans and/or Tentative Map shall be constructed to City Standards. Exterior and interior street and parking improvements shall include, but are not limited to, curb and gutter, AC pavement, striping, signing, drive approaches, sidewalks, street lights, and street trees.

2. Prior to issuance of any permits, the applicant shall submit a Precise Grading and Paving Plan for the project showing building footprints, pad elevations, finished grades, drainage routes, retaining walls, erosion control measures, and other pertinent information in accordance with Appendix J of the California Building Code, latest edition for review and approval of the City Engineer.

3. The applicant shall submit an updated Soils and Geologic Report by a qualified Engineer licensed by the State of California to perform such work to the satisfaction of the City Engineer. Plans shall implement design recommendations per said report.

4. Prior to the issuance of a Grading Permit, the applicant shall submit a temporary erosion control plan to the satisfaction of the City Engineer. The erosion control measures shall be installed and operable at all times.

5. Improvement Plans and Construction:
a. The applicant shall obtain a public works permit for all work in or adjacent to the public right-of-way (ROW). All work within the public ROW shall be in accordance with applicable standards of the City of Covina, i.e. Standard Specifications for Public Works Construction (Green Book), and the Work Area Traffic Control Handbook (WATCH), and further that construction equipment ingress and egress be controlled by a plan approved by the City Engineer. b. Pavement striping, markings, and traffic signing for the loading zone on Glentana Street shall be installed to the satisfaction of the City Engineer.

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

c. Access ramps for the disabled shall be installed at the northeast corner of Azusa Avenue and Glentana Street per City Standards or as directed by the City Engineer or his/her designee in accordance with applicable federal, state and local laws and regulation and City’s Subdivision Ordinance (CMC Chapter 16). d. Existing City streets requiring construction shall remain open to traffic at all times with adequate detours during construction. Street or lane closure permits are required.
e. Due to construction, the Applicant shall be responsible for any repairs within the limits of the Project Site development, including streets and paving, curbs and gutters, sidewalks, and street lights, as determined by the City Engineer. f. The applicant shall reconstruct the pavement section of Glentana Street in its entirety to the satisfaction of the City Engineer. The minimum pavement section shall be 4” AC over 8” AB.
g. The Applicant shall provide alley improvements for the relocated portion of the alley adjacent to the development to the satisfaction of the City Engineer. The minimum pavement section shall be 4”AC over 4” AB.
h. The Applicant shall remove and replace the existing curb & gutter and sidewalk along the Azusa Avenue and Glentana Street frontages within the limits of the development to the satisfaction of the City Engineer.
i. The Applicant shall install street trees with grates along Azusa Avenue and Glentana Street frontages within the limits of the development to the satisfaction of the City Engineer.

6. A Final Map prepared by or under the direction of a Registered Civil Engineer or Licensed Land Surveyor must be processed through the City Engineer prior to being filed with the Los Angeles County Recorder. The Parcel Map shall dedicate the new alley right-of-way (25’ wide) to match the Tentative Map.

7. The Applicant shall process a formal alley vacation to be approved by the City Council for the portion of the existing alley right-of-way in conflict with the proposed development.

8. The Applicant shall install a trash enclosure for the proposed development per the adopted City of Covina standard plan.

9. A preliminary title report and subdivision guarantee is required and such document shall show all fee interest holders; all interest holders whose interest could ripen into a fee; all trust deeds, together with the name of the trustee; and all easement holders. The

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

account for this title report should remain open until the Final Map is filed with the Los Angeles County Recorder.

10. In accordance with applicable provisions under the Subdivision Map Act and under City Subdivision Ordinance (CMC Chapter 16), the Applicant shall submit a preliminary subdivision guarantee relating to specified improvements if grants, dedications, or offers of dedication are to be made by certificate on the Final Map. A final subdivision guarantee will be required at the time of filing of the Final Map with the Los Angeles County Recorder.

11. The Applicant shall execute a Subdivision Improvement Agreement and submit security in an amount acceptable to the City Engineer and the City Attorney in accordance with applicable bonding provisions under the Subdivision Map Act and under City’s Subdivision Ordinance (CMC Chapter 16) to guarantee construction of the identified public and private improvements. All security must be accessible to the City at any time and in a form acceptable to the City Engineer.

12. The Applicant’s engineer or surveyor shall set durable monuments to the satisfaction of the City Engineer in conformance with Section 66495 of the Subdivision Map Act.

13. The Applicant shall provide a Monumentation Bond in an amount sufficient to guarantee the setting of monumentation specified in writing by a Registered Engineer or Licensed Land Surveyor of Record.

14. All easements that are intended to exist on the Project Site at the time of the Final Map recordation must be accounted for on the approved VTPM. This includes the location, owner, purpose, and recording reference for all existing easements. If an easement is blanket in nature or indeterminate in nature, a statement to that effect must be shown on the VTPM in lieu of its location.

15. The Applicant shall provide drainage improvements to carry runoff of storm water in the area proposed to be developed, and for contributing drainage from adjoining properties to the reasonable satisfaction of the City Engineer and in accordance with all applicable federal, state and local laws and regulations and City’s Subdivision Ordinance (CMC Chapter 16). The proposed drainage improvements shall be based on a detailed hydrology study conforming to the current Los Angeles County Methodology. The proposed on-site storm drain improvements shall be privately maintained.

16. Prior to issuance of any building permits, all Project utilities shall be placed underground in accordance with Covina Municipal Code Section 16.30.020, including facilities and wires for the supply and distribution of electrical energy, telephone, cable television, etc., to the satisfaction of the Community Development Director and City Engineer.

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

17. The Applicant shall install sewer improvements for the proposed Project in accordance with City Standards and to the satisfaction of the City Engineer.

18. Prior to issuance of any building permits, the Applicant shall pay any required sewer connection fees to the City of Covina and to Los Angeles County Department of Public Works, Sewer Maintenance District.

19. Prior to issuance of any building permits, the Applicant shall verify that the proposed project has been annexed into the Los Angeles County Sanitation District.

20. The Applicant shall install water improvements for the proposed Project in accordance with City Standards and to the satisfaction of the City Engineer and the Water Department.

21. The applicant shall install fire water improvements for the proposed project in accordance with City and Fire Department standards and to the satisfaction of the City Engineer and the Water Department.

22. The Project shall be annexed into the City’s existing Landscape District and Lighting Districts, which shall be completed prior to recordation of the Parcel Map.

23. The Applicant shall obtain a Demolition Permit from the Building and Safety Department prior to removing any existing structure on the property.

24. The Applicant shall submit a signed certification statement declaring that the contractor will comply with Minimum Best Management Practices (BMPs) required by the MS4 permit for Los Angeles County as mandated by the National Pollutant Discharge Elimination System (NPDES). Additionally, all projects within this category will require the preparation and submittal by the Applicant/Developer a local Stormwater Pollution Prevention Plan/Wet Weather Erosion Control Plan. The project proponent is ultimately responsible to comply with all requirements of the MS4 permit, which the City of Covina enforces. The City of Covina has the authority to enter the project site, review the local SWPPP/WWECP and require modifications and subsequent implementation to the local SWPPP/WWECP in order to prevent polluted runoff from leaving the project site onto private or public property. In order to manage storm water drainage during construction, one or more of the following measures shall be implemented to prevent flooding of adjacent property, prevent erosion and retain soil runoff on the site:

a. Retention basins of sufficient size shall be utilized to retain storm water on the site. (BMP SE-2, Sedimentation Basin)

b. Where storm water is conveyed to a public drainage system, collection point, gutter, or similar disposal method, water shall be filtered by use of a barrier system, wattle, or other method approved by the enforcing agency. (BMPs SE-1, Silt Fence; SE-5, Fiber Rolls; SE-6, Gravel Bag Berm)

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

25. Prior to commencement of any grading activity on-site, the applicant shall retain a qualified paleontologist, subject to the review and approval of the City’s Building Official, or designee. In the event that paleontological resources (e.g., fossils) are unearthed during grading, the paleontology monitor will temporarily halt and/or divert grading activity to allow recovery of paleontological resources. The area of discovery will be roped off with a 50- foot radius buffer. Once documentation and collection of the find is completed, the monitor will remove the rope and allow grading to recommence in the area of the find. The paleontologist shall prepare a Paleontological Resources Impact Mitigation Program (PRIMP) for the proposed project. The PRIMP shall be consistent with the guidelines of the Society of Vertebrate Paleontology (SVP).

26. All construction equipment to be equipped with properly operating and maintained mufflers, stationary construction equipment to be located so that emitted noise is directed away from the nearest noise‐sensitive receptors, equipment staging to be located in areas farthest away from sensitive receptors, and haul truck deliveries to be limited to the same hours specified for construction equipment (7:00 a.m.–8:00 p.m.

Monday through Saturday, with no activity allowed on Sundays or public holidays).

I. PUBLIC WORKS – WATER SERVICES DIVISION AT (626) 384-5232, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:

1. As part of the development, the developer will need to make needed water improvements and upsizing to existing water mains in the vicinity, such as; a. Azusa Ave from San Bernardino Rd heading NORTH to SCRRA Railroad from 10” to 12” & Glentana St from Azusa Ave heading EAST until end of street from 6” to 8”

2. Include drawings to show DOMESTIC, FIRE-LINES and IRRIGATION water service connections that are to be installed.

J. PUBLIC WORKS – ENVIRONMENTAL SERVICES DIVISION AT 626-384-5480, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:

1. The project will redevelop over 10,000 square feet and will require storm water capture. A LID Plan is required, and must be approved by the City prior to the issuance of a grading permit. The LID Plan will be reviewed by the City’s storm water consultant, John L. Hunter & Associates. A LID review fee of $2,000 will apply.

2. C&D – 75% of construction and demolition debris must be recycled, per City Ordinance No. 18-

03. Forms and a security deposit will be required prior to the issuance of a demolition permit.

THE FOLLOWING COMMENTS SHALL BE ADDRESSED AS A PART OF THE FINAL LID PLAN:

3. Section 3.1 – See comments below:

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

a) A Torrent Maxwell drywell is provided on the LID Site Map. Manufacturer sizing calculations shall be provided demonstrating the drywell is sized to treat the entire SWQDV of the project. The MS4 Permit and LA County LID Standards Manual do not allow for a 3-hour infiltration volume.
b) Revise the drywell sizing calculations to list a radius of 3 ft.

4. LID Site Map – See comments below:
a) Clarify the response to comments. The response to comments states that the storage tank is intended to temporarily hold treated water. The calculations in section 3.1 indicate that the drywell does not have sufficient capacity to store the SWQDV; therefore, the storage tank is proposed to supplement storage of the remaining volume. If this is the case, invert elevations will need to be provided at all points of connection to ensure the design complies with the Permit and ensures full treatment of the SWQDV. b) The cross-section of the hydrodynamic separator calls out a 10” connection the storage tank. However, this connection is not called out on plan view. c) Clarify how runoff from the parking spaces adjacent to the public alley will be treated. The Permit requires full retention of onsite flows. It is understood the LID BMPs are sized to treat the SWQDV; however, an equivalency approach is not a compliance option in the MS4 Permit.
d) Clarify how runoff from the driveway area (between the trench drain and the sidewalk ROW) will be treated. The contour lines indicate runoff west of the trench drain will not be treated. The Permit requires full retention of onsite flows.

K. POLICE DEPARTMENT AT 626-384-5623, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:

1. Security shall be present during nighttime hours, 7 days a week. Security shall have a Private Patrol Operator’s Permit (PPO) obtained through the Police Department in addition to obtaining a Covina Business License, prior to commencing work.

2. When applicable, the owner or operator shall contract with a security company for security personnel or hire security personnel as employees.
a) If the owner or operator chooses to hire a security company, the security company must be licensed to operate in both the State of California and the City of Covina.

Additionally, all employees who are assigned to work the premises must be licensed by the State of California as security guards and be in good standing throughout their time of employment.
b) In the event the owner or operator or manager provide their own security personnel, all personnel must be employed only as security personnel and not have other responsibilities while acting in that capacity. Additionally, all employees acting as security personnel must be licensed and in good standing with the State of California through their time of employment.

3. The Police Department may, after meeting with owners or managers of the establishment, increase the number of required security personnel for planned events or incidents where the police department determines that the number of on-duty security personnel is deficient.

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

4. At no time will any security personnel, whether employed by a private company or licensed by the City or employed by the establishment, be armed with any type of firearm.

5. Exterior lighting to include: parking lot light fixtures and wall mounted light fixtures shall be of LED. Detailed plans to show compliance shall be submitted to Police Department and Planning Division for review and approval, prior to issuance of permit and prior to installation. The condition of approval shall be accomplished on or before opening. LED lighting to be installed on exterior elevations. The 6ft parking lot block wall shall also be illuminated to deter criminal activity in and near guests’ vehicles.

6. The exterior trash enclosure shall be secured and illuminated to prevent criminal activity.

7. Wayfinding signage shall be provided and submitted to Police Department and Planning Division for review and approval. Wayfinding signage shall have lighting as well. The condition of approval shall be accomplished on or before opening.

8. Signage stating vehicle code is enforceable must be posted at all entrances so that guests/visitors are aware of what will be enforced on the property. Police Department to review signage. The condition of approval shall be accomplished on or before opening.

9. Hotel management (personnel and/or staff) must provide law enforcement personnel a copy of past and present guests’ Driver’s License or Identification Card and registered vehicle information upon request. This condition is effective immediately and on-going.

10. Hotel management (personnel and/or staff) must notify law enforcement personnel of any suspected criminal activity or medical emergencies that take place on the property. This information can be provided to Police Dispatch at (626) 384-5808. This condition is effective immediately and on-going.

11. Hotel guests shall register their vehicle(s) with Hotel personnel and/or staff upon registration.

The guests’ vehicles must have notification visible in the dashboard stating an easily identifiable check out date. This requirement applies to third party bookings, online bookings, cash paying guests, and extended stays. This condition is effective immediately and on-going.

12. Hotel management (personnel and/or staff) must utilize a thumb print reader as part of the check in process. The thumb print is required of the primary adult guest, who is checking in/and or has a debit/credit card on file for room transactions. These files will be maintained for a minimum period of 60 days. This will assist is deterring fraudulent transactions, and assist law enforcement personnel to identify individuals involved in criminal activity at the hotel.

13. The owners, operators, managers and all employees shall adhere to and obey all State laws and City ordinances relating to the service, consumption and possession of alcoholic beverages. Any violations of State laws or City ordinance will be presented to the District Attorney's office for prosecution and will be grounds for revocation or modification of this permit.

14. The permittee and the operator of any business at the premises shall install, use, and maintain in good working condition a video security system capable of viewing and recording events at the premises as approved by the Chief of Police. The video security system shall be on and operating

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

at all times by common areas, such as: entrances and exits, hallways, check in areas, waiting areas, dining areas, exercise rooms, elevators, stairwells, outdoor patios, and parking areas. The parking area shall have no less than six cameras to adequately capture the lot. The video security system shall be of such to provide images of such a resolution as to clearly identify individuals for later identification. Security systems could deter and prevent public nuisances. Installation and approval shall occur prior to the release of the occupancy or approval of business license.

15. The permittee and the operator of any business at the premises shall ensure that at least one employee or other person is present on the premises during normal business hours with the necessary knowledge and skill to operate the video security system so that he or she is able to provide the Covina Police Department copies of video recordings immediately upon request.

16. The permittee and the operator of any business at the premises shall preserve the video security system’s recorded information of each business day for a period of not less than thirty (30) business days thereafter for the Covina Police Department’s review in connection with a criminal or other investigation.

17. The owners, operators, or managers shall, subject to approval of the Police Department, develop a plan to monitor the area surrounding the location for trash and other discarded items that impact public health and to maintain the cleanliness of the parking lots, sidewalks, and the property of adjacent business owners.

18. The owners, operators, or managers shall, subject to approval of the Police Department, develop a plan to ensure that all exterior locations are adequately and safely illuminated during hours of darkness.

19. The owners, operators, or managers shall ensure that all occupancy levels mandated by the Los Angeles County Fire Department and the Covina Building Division are strictly enforced and adhered to. At any time that the occupancy is in question, the Police Department Watch Commander can contact the Los Angeles County Fire Department and/or the Covina Building Division in order to determine if the occupancy level is over the allowed number of occupants.

20. The owners, operators, or managers must comply with all City codes and ordinances relating to police response and abatement nuisance conditions.

21. All landscaping should follow the two foot six foot rule. All landscaping should be ground cover, two feet or less and lower tree canopies should be at six feet. This increases natural surveillance and eliminates hiding areas within landscaping. Tree canopies should not interfere with or block the lighting along sidewalks or parking lots. This creates shadows and areas of concealment.

Planters will use plant species with limited growth. This is to insure that maintenance does not become an issue and surveillance from the building is maintained.

L. LOS ANGELES COUNTY FIRE DEPARTMENT, LAND DEVELOPMENT UNIT - CONTACT FPEA CLAUDIA SOIZA AT (323) 890-4243 OR AT
[email protected]

FINAL MAP REQUIREMENTS

CITY OF COVINA

CONDITIONS OF APPROVAL
PCD21-2, VTPM 84397, CUP21-29, SPR21-160

1. Access as noted on the Tentative shall comply with Title 21 (County of Los Angeles Subdivision Code) and Section 503 of the Title 32 (County of Los Angeles Fire Code), which requires an allweather access surface to be clear to sky.

2. The Final Map shall be submitted for review and approval prior recordation.

3. The Private Driveway within this development showing as private driveways for access throughout the development shall be labeled as "Private Driveway” on the Final Map. The portion of the private driveway intended for fire apparatus access shall be identified as “Fire Lane" on the Final Map. All widths and dimensions shall be clearly delineated.

END OF CONDITIONS

MITIGATION MONITORING AND REPORT PROGRAM

ON NEXT PAGE

_____________________________________________________________________________________________ City of Covina Avid Hotel Project
October 2023 Mitigated Monitoring and Reporting Program 1 MITIGATION MONITORING AND REPORTING PROGRAM

1. Introduction
This Mitigation Monitoring and Reporting Program (MMRP) has been prepared in compliance with the requirements of Public Resources Code Section 21081.6 and State CEQA Guidelines Section 15074(d). Public Resources Code Section 21081.6 requires a Lead Agency to adopt a “reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment.” State CEQA Guidelines Section 15074(d)requires that a public agency “adopt a program for reporting or monitoring on the changes which it has either required in the project or made a condition of approval to mitigate or avoid significant environmental effects.” The City of Covina is the Lead Agency for the Project and therefore is responsible for administering and implementing the MMRP. According to State CEQA Guidelines Section 15097, a public agency may also delegate reporting or monitoring responsibilities to another public agency or to a private entity which accepts the delegation; however, until mitigation measures have been completed the lead agency remains responsible for ensuring that implementation of the mitigation measures occurs in accordance with the program.

A Mitigated Negative Declaration (MND) has been prepared to address the environmental impacts of the Project. The evaluation of impacts in the MND applies mitigation measures needed to avoid or reduce potentially significant environmental impacts. This MMRP is designed to monitor the implementation of mitigation measures identified for the Project.

2. Administrative Procedures and Enforcement
The MMRP shall be enforced throughout all phases of the Project. The Project applicant shall be responsible for implementing each mitigation measure and shall be obligated to provide certification to the appropriate monitoring and/or enforcement agency that each mitigation measure has been implemented. The Project applicant shall maintain records demonstrating compliance with each mitigation measure, and such records shall be made available to the City upon request.

3. Mitigation Monitoring and Reporting Program
Biological Resources
Mitigation Measure BIO-1: Initiation of construction activities (i.e., initial vegetation clearing) should avoid the migratory bird nesting season (February 15 through August 31), to reduce impacts to migratory birds that may be nesting on the Project site. If construction activities must be initiated during the migratory bird-nesting season, a pre-construction nesting bird survey should be conducted for by a qualified biologist within 3 days (72 hours) prior to the start of project construction activities to determine whether active nests are present within or directly adjacent to the construction zone, in accordance with the Migratory Bird Treaty Act.

If an active nest is found, the nest shall be flagged and mapped on the construction plans along with an appropriate no-work buffer, which will be determined by the biologist based on the species’

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October 2023 Mitigated Monitoring and Reporting Program 2 sensitivity to disturbance (typically 50 feet for common, urban-adapted species, 300 feet for other passerine species, and 500 feet for raptors and special-status species). A qualified biologist (with the ability to stop work) shall monitor the nest, and the buffers may be adjusted (including increases or reductions to the buffer) by the qualified biologist on a case-by-case basis taking into consideration the location, type, duration and timing, and severity of work, distance of nest from project activities, surrounding vegetation and line-of-sight between the nest and work areas, and the species’ site-specific level of habituation to the disturbance. The nest area shall be avoided until the nest is vacated and the juveniles have fledged. The nest area shall be demarcated in the field with flagging and stakes or construction fencing. A qualified biologist shall serve as a construction monitor during those periods when construction activities will occur near active nest areas to ensure that no inadvertent impacts on these nests occur. A brief memo report should be prepared by the qualified biologist to document the location of all nests found (if any), their status (i.e., eggs or hatchlings present), existing biological conditions of the project area, and the bird species detected during the survey.
o Enforcement Agency: City of Covina Community Development Department o Monitoring Agency: City of Covina Community Development Department o Monitoring Phase: Pre-construction; construction
o Monitoring Frequency: Once at Project plan check (inclusion in Project construction specifications and submittal of proof of retention of qualified biologist); Monitoring and buffer zones, if necessary, to be determined by qualified biologist and the City (at its discretion) will inspect such monitoring activities and buffer zones periodically during construction o Action(s) Indicating Compliance: Pre-construction nesting bird survey conducted by a qualified biologist; Submittal of compliance report by a qualified biologist
Cultural Resources (Archaeological Resources)
Mitigation Measure CUL-1: Archaeological Resources Inadvertent Discovery. In the event that cultural resources are unearthed during ground-disturbing activities, ground-disturbing activities must be halted or diverted away from the vicinity of the find so that the find can be evaluated. A buffer area of at least 50 feet must be established around the find where construction activities cannot be allowed to continue until a qualified archaeologist examines the newly discovered resource(s) and evaluates the area of the find. Work may be allowed to continue outside of the buffer area. All archaeological resources unearthed by Project construction activities must be evaluated by a qualified professional archaeologist who meets the US Secretary of the Interior's Professional Qualifications Standards. If the resource appears to be significant, the qualified professional archaeologist, working under the direction of the lead agency and in coordination with Native American tribes and/or other stakeholders, will prepare an appropriate treatment plan for the resources. The plan may include implementation of archaeological data recovery excavations to address treatment of the resource(s) along with subsequent laboratory processing, analysis, and curation.
o Enforcement Agency: City of Covina Community Development Department o Monitoring Agency: City of Covina Community Development Department o Monitoring Phase: Construction

_____________________________________________________________________________________________ City of Covina Avid Hotel Project
October 2023 Mitigated Monitoring and Reporting Program 3 o Monitoring Frequency: Once at Project plan check (inclusion in Project construction specifications and submittal of proof of retention of qualified archaeologist); Monitoring to be determined by qualified archaeologist and the City (at its discretion) will inspect any monitoring activities periodically during construction
o Action(s) Indicating Compliance: Submittal of compliance report and treatment plan (as necessary) by a qualified archaeologist Geology and Soils (Paleontological Resources)
Mitigation Measure GEO-1: Paleontological Resources Inadvertent Discovery. Prior to commencement of any grading activity on-site, the applicant shall retain a qualified paleontologist, subject to the review and approval of the City’s Building Official, or designee. In the event that paleontological resources (e.g., fossils) are unearthed during grading, the paleontology monitor will temporarily halt and/or divert grading activity to allow recovery of paleontological resources.

The area of discovery will be roped off with a 50-foot radius buffer. Once documentation and collection of the find is completed, the monitor will remove the rope and allow grading to recommence in the area of the find. The paleontologist shall prepare a Paleontological Resources Impact Mitigation Program (PRIMP) for the proposed project. The PRIMP shall be consistent with the guidelines of the Society of Vertebrate Paleontology (SVP). o Enforcement Agency: City of Covina Community Development Department o Monitoring Agency: City of Covina Community Development Department o Monitoring Phase: Construction
o Monitoring Frequency: Once at Project plan check (inclusion in Project construction specifications and submittal of proof of retention of qualified paleontologist); Monitoring to be determined by qualified paleontologist and the City (at its discretion) will inspect any monitoring activities periodically during construction
o Action(s) Indicating Compliance: Submittal of compliance report and PRIMP (as necessary) by a qualified paleontologist.

Noise
Mitigation Measure NOI-1: To reduce noise impacts due to construction activities, the Project applicant shall demonstrate, to the satisfaction of the City of Covina Community Development Director, that the Project complies with the following:
 Prior to approval of grading plans and/or issuance of building permits, Project plans and specifications shall include a note indicating that noise‐generating construction activities shall only occur between the hours of 7:00 a.m. to 8:00 p.m. Monday through Saturday, with no activity allowed on Sundays or public holidays, per Covina Noise Ordinance Section 9.40.110. The construction supervisor shall ensure compliance with the Project plans and specifications, and the City of Covina shall conduct periodic inspections, at its discretion.
 Prior to initiation of construction, the contractor shall demonstrate to the City of Covina Community Development Director that equipment is properly muffled, shielded and

_____________________________________________________________________________________________ City of Covina Avid Hotel Project
October 2023 Mitigated Monitoring and Reporting Program 4 maintained. During all Project construction, the construction contractor shall ensure that power construction equipment (including combustion or electric engines), fixed or mobile, shall be equipped with noise shielding and muffling devices (consistent with manufacturers’ standards) during the entirety of construction of the proposed Project.

The combination of muffling devices and noise shielding shall be capable of reducing noise by at least 5 dBA from non-muffled and shielded noise levels. All equipment shall be properly maintained to ensure that no additional noise, due to worn or improperly maintained parts, would be generated.
 The construction contractor shall locate equipment staging in areas that would create the greatest distance between construction‐related noise sources and noise‐sensitive receivers nearest to the Project Site during all construction activities. o Enforcement Agency: City of Covina Community Development Department o Monitoring Agency: City of Covina Community Development Department o Monitoring Phase: Pre-construction; Construction
o Monitoring Frequency: Prior to approval of grading plans and/or issuance of building permits; Periodic inspections by the City (at its discretion) during construction
o Action(s) Indicating Compliance: Submittal of plans indicating that noise‐ generating construction activities shall only occur between the hours of 7:00 a.m. to 8:00 p.m. Monday through Saturday, with no activity allowed on Sundays or public holidays, per Covina Noise Ordinance Section 9.40.110; Provision of equipment that is properly muffled, shielded and maintained; Supervision by construction supervisor
Tribal Cultural Resources
Mitigation Measure TCR-1: Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities
A. The Project applicant shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians—Kizh Nation. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the subject project at the Project Site. “Ground disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

B. A copy of the executed monitoring agreement shall be submitted to the Project applicant prior to the earlier of the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.

C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc.,

_____________________________________________________________________________________________ City of Covina Avid Hotel Project
October 2023 Mitigated Monitoring and Reporting Program 5 (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the Project applicant upon written request to the Tribe.

D. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact for the Project applicant that all ground-disturbing activities and phases that may involve ground-disturbing activities on the Project Site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the Project applicant that no future, planned construction activity and/or development/construction phase at the Project Site possesses the potential to impact Kizh TCRs.

E. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes.
o Enforcement Agency: City of Covina Community Development Department o Monitoring Agency: City of Covina Community Development Department o Monitoring Phase: Construction
o Monitoring Frequency: Daily during ground-disturbing activities by Native American Monitor
o Action(s) Indicating Compliance: Retention of Native American Monitor by project applicant and submittal of executed monitoring agreement; Daily monitoring logs; Written confirmation to Kizh Nation stating completion of ground-disturbing activities, or determination and written notification by Kizh Nation to the Project applicant that no future, planned construction activity and/or development/construction phase at the Project Site possesses the potential to impact Kizh TCRs
Mitigation Measure TCR-2: Unanticipated Discovery of Human Remains and Associated Funerary Objects
A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.

B. If Native American human remains and/or grave goods discovered or recognized on the Project Site, then all construction activities shall immediately cease. Health and Safety Code Section 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all ground-disturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he

_____________________________________________________________________________________________ City of Covina Avid Hotel Project
October 2023 Mitigated Monitoring and Reporting Program 6 or she shall contact, by telephone within 24 hours, the Native American Heritage Commission, and Public Resources Code Section 5097.98 shall be followed.

C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).

D. Construction activities may resume in other parts of the Project Site at a minimum of 200 feet away from discovered human remains and/or burial goods, if the Kizh determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the Kizh monitor and/or archaeologist deems necessary). (CEQA Guidelines Section 15064.5(f).) E. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. Any historic archaeological material that is not Native American in origin (non-TCR) shall be curated at a public, non-profit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County or the Fowler Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes.

F. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.
o Enforcement Agency: City of Covina Community Development Department o Monitoring Agency: City of Covina Community Development Department o Monitoring Phase: Construction
o Monitoring Frequency: Upon discovery of human remains o Action(s) Indicating Compliance: Reporting of discoveries to the County Coroner; Construction continued at a 200-foot buffer from discovery; Preservation in place; Curation or offering of verified material Mitigation Measure TCR-3: Procedures for Burials and Funerary Remains A. As the Most Likely Descendant (“MLD”), the Koo-nas-gna Burial Policy shall be implemented. To the Tribe, the term “human remains” encompasses more than human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains.

B. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created.

C. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered

_____________________________________________________________________________________________ City of Covina Avid Hotel Project
October 2023 Mitigated Monitoring and Reporting Program 7 as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.

D. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24-hour guard should be posted outside of working hours. The Tribe will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed.

E. In the event preservation in place is not possible despite good faith efforts by the project applicant/developer and/or landowner, before ground-disturbing activities may resume on the Project Site, the landowner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects.

F. Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags. All human remains, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible.

These items should be retained and reburied within six months of recovery. The site of reburial/repatriation shall be on the Project Site but at a location agreed upon between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered.

G. The Tribe will work closely with the project’s qualified archaeologist to ensure that the excavation is treated carefully, ethically and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches. All data recovery-related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted to the Tribe and the NAHC.

The Tribe does NOT authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains.
o Enforcement Agency: City of Covina Community Development Department o Monitoring Agency: City of Covina Community Development Department o Monitoring Phase: Construction
o Monitoring Frequency: Upon discovery of human remains of Native American origin
o Action(s) Indicating Compliance: Designation of cemetery and a separate treatment plan, preservation in place, or reburial/repatriation of human remains; Documentation of data recovery and final report submittal to Tribe and NAHC;

CC Regular Meeting

AGENDA ITEM REPORT
ITEM NO. PH 2
Meeting: June 18, 2024
Title: Entitlement Applications for a Proposed Three-Story, 75-Unit Residential Townhome Development, for Property Located at 747 N. Barranca Avenue Presented by: Brian K. Lee, AICP, Director of Community Development Recommendation: City Council approval of Vesting Tentative Tract Map (VTTM) No. 84311, Site Plan Review (SPR) 23-253 and, a determination of exemption from the California Environmental Quality Act (CEQA).

EXECUTIVE SUMMARY:

On May 14, 2024, the Planning Commission conducted a duly noticed public hearing to consider a proposal to demolish an existing 3,250 square-foot vacant telecommunication commercial building to construct a three-story, 75-unit Townhome Development and associated infrastructure on an approximately 2.77-acre site. The Project site is located within the Town Center Specific Plan – Transit-Oriented Development/High-Density Residential (TOD/HDR) zone, with a General Plan land use designation of Covina Town Center Specific Plan (CTCSP). The Planning Commission concluded the hearing on May 14, 2024, and adopted Planning Commission Resolution No. 2024-006 PC with a 4-0-1 vote.

DISCUSSION:

The site is currently developed with an existing 3,250-square-foot commercial building. AT&T used the property as a telecommunication facility until 2018 when it was used for equipment storage. The building has remained vacant. The proposed 75-unit Residential Townhome Development would be implemented by adopting land use entitlements, including a Vesting Tentative Tract Map No. 84311, Site Plan Review (SPR) 23-253.

A. Site Plan Review
The Applicant (Trumark Homes) proposes to develop seventy-five (75) residential townhome/flat units with eight (8) proposed three-story buildings, totaling 101,353 square feet of building space on site. The building height proposed is 40 feet. The units will vary in size, ranging between 870 square feet to 1,903 square feet, between one (1) and three (3) bedrooms and one (1) and three (3) bathrooms. The units will consist of two stories of living space above a garage or three stories of living space, with a ground floor providing both a garage and living space.

The Project would also include a driveway entrance from Barranca Avenue, with some units having private drives, landscaped areas, and recreation areas.

Architecture. The proposed buildings are designed to have a modern Spanish architectural style, with pitched Spanish tiled roofs, tile-roofed balconies, wood and metal railings, and decorative exterior light fixtures.

Access and Parking. Access to the site will be provided via a driveway along Barranca Avenue. Onsite Private Drives “A” through “D” will provide residents and guests access to guest spaces and garages. As previously stated, the Project Site is located in the Transit Oriented Development/High-Density Residential (TOD/HDR) zone. The purpose of this zone is to encourage the development of high-density residential environments that prioritize pedestrians and transit usage. Under Government Code 65863.2. (a): “A public agency shall not impose or enforce any minimum automobile parking requirement on a

residential, commercial, or other development project if the project is located within one-half mile of public transit.” The Developer however, has chosen to provide parking at a rate of 2.28 spaces per home with 128 garage spaces, 25 guest spaces, and 18 driveway spaces for a total of 171 parking spaces, resulting in a surplus of 37 parking spaces. Furthermore, two (2) Electric Vehicle (EV) Charging Stations will be installed at Kelby Park for residential and public use. Table 2 summarizes the parking tabulation for the project.

Recreation and Open Space. The Project encompasses approximately 28,776 square feet of common open space. These areas will be landscaped and will include two main recreational areas. The southwestern part of the Project site will have an outdoor charcoal grilling area, food preparation area, picnic tables, an overhead shade structure, a Bocce Ball Court, outdoor activity, and a butterfly garden, totaling 28,776 square feet of common open space area. Furthermore, each unit will have a private open space with either patios or balconies, totaling approximately 9,250 square feet of private open space.

Landscape. The Project will install new drought-tolerant ornamental landscaping throughout the Project site. This includes 36- and 24-inch box trees such as Marina Strawberry Tree, Washington Navel Orange, Carrot Wood, Dwarf Pink Crape Myrtle, California Sycamore, and Brisbane Box, as well as a variety of ornamental shrubs, vines, and ground covers.

Lighting. The Project will also install new exterior lighting onsite for security, accenting the landscaping, and light signage, walkways, and parking areas. The new lighting will be focused on the site, shielding light away from adjoining residential parcels in compliance with lighting regulations in Municipal Code, Section 17.28.430.

Table-2
Vita-Pak Zest Residential Development Project
Parking Calculations
No. of Bedrooms per Unit Required Parking Spaces
Number of 1 Bedroom Units = 35 Units 1-Bedroom units require 1 space per dwelling unit Calculation: 35 x 1 = 35 enclosed parking spaces required Number of 2-3 Bedroom Units = 40 Units 2-bedroom up to 4-bedroom units require 2 spaces per dwelling unit
Calculation: 40 x 2 = 80 enclosed parking spaces required Guest Parking Spaces 1 space for every 4 units is required for guest parking Calculation: 75 units divided by 4 = 18.7 (round up)
= 19 guest parking spaces required
16 Units have private driveways (These units
are located at the center of the development
Project)
 14 units have a 1-car driveway
Calculation: 14 x 1 = 14 driveway spaces
 2 units have a 2-car driveway
Calculation: 2 x 2 = 4 driveway spaces
Total uncovered driveway spaces = 18 driveway spaces
Total Parking Required: 134 Spaces
TOTAL PARKING Provided:
(Calculation: 35+80+19+18=171)
171 Spaces
(A surplus of 37 parking spaces)

Project Consistency with Covina Town Center Specific Plan. The proposed Project has been designed to be consistent with the CTCSP zoning designation of Transit Oriented Development/High Density Residential (TOD/HDR). The TOD/HDR designation allows for 26-40 du/acre residential densities for stand-alone residential parcels larger than 0.51 acre. The Project proposes stand-alone residential on the 2.77-acre site for a density of

27.1 du/acre, which is within the designation's limit. Within the CTCSP, the purpose of the TOD/HDR zone is to provide a pedestrian-oriented, higher-density residential environment that supports and encourages transit use.

The Project is located 0.27 miles from the existing Metrolink Covina Station. It would provide pedestrian access to the station via a pedestrian connection through the multi-family development to the south and the City’s adjacent recreation facilities.

Under the CTCSP, “new development should feature finely detailed and articulated building facades to create a rich character and scale. Open space amenities are important due to the lack of public space in the Covina Town Center’s northern area”. The Project will include detailed facades with varying colors and materials, as illustrated in Attachment 2. The Project will also provide 28,776 square feet of common open space throughout the site, including a charcoal grill area, Bocce Court, Activity Lawn, and Butterfly Garden.

B. Vesting Tentative Tract Map (VTTM 84311)
The Vesting Tentative Tract Map (VTTM) proposes to create one horizontal residential lot with associated site improvements consisting of parkways, on-street parking, private drives, curb, gutter, sidewalk and storm drain improvements, wet and dry utilities, and related infrastructure improvements. Access to the site will be provided via a driveway along Barranca Avenue. Onsite Private Drives “A” through “D” will provide residents and guests access to guest spaces and garages.

Infrastructure Improvements (Water, Sewer, Drainage). The Project will include construction of the following infrastructure improvements:
 Water. An onsite water system comprised of 6-inch water lines that would connect to the existing 10- inch water main in Barranca Avenue;
 Sewer. An onsite sewer system comprised of 8-inch gravity sewer lines that will connect to the existing 8-inch sewer line southwest of the Project site in Red Ruby Drive;  Drainage. Stormwater would be conveyed as surface flow to the Project’s backbone storm drain system and conveyed westerly and then southerly to the southwesterly corner of the Project site. The Project would include installing onsite storm drain lines that connect onsite flows to the existing City storm drain line to the southwest of the Project site in Red Ruby Drive. The Project would also include a subsurface infiltration facility in the site's southwestern corner. The subsurface infiltration facility would include pretreatment of stormwater via the use of a Storm-trap vault.

Paved and other impervious areas of the site include the project’s private drives, parking lot, curb, walkways, gutter improvements, and each residential unit's building footprint.

Annexation of Zest-2 Property to Zest-1 Community
In late 2021 or early 2022, Trumark Homes completed the purchase of the Vita-Pakt property (707 N. Barranca Avenue). The property consisted of Zest-1 and the "leg portion," which was later transferred to the City of Covina and renamed "Recreation Village." Although Trumark Homes entered into a purchase agreement to acquire the 747 N. Barranca Avenue property, known as Zest-2 (Project Site), they could not complete the land acquisition in time to develop both sites concurrently. Once the property was acquired, Trumark remained committed to adhering to the Town Center Specific Plan's design principles for Zest-1 and Zest-2 as a unified development.

During the design and development phase for Zest-1 (approved June 2021), consideration was given to providing supporting infrastructure for a future second-phase project: Zest-2. The integration of Zest-2 with Zest-1 would include pedestrian connections and shared access between both residential developments, to the future Recreation Village and Kelby Park facilities, additional guest parking, and common area amenities, with the annexation approval of Zest-2 by the Homeowners Association (HOA) of Zest-1. This annexation would also include infrastructure connections.

In March 2024, Trumark presented the proposed design of Zest-2 to the HOA for their consideration and feedback.

A formal annexation vote was sent to the HOA for their approval, with a deadline to submit all ballots by May 22, 2024. To incorporate the property within the community, 67% of the community owners must approve the annexation of Zest-2. If approved, both projects would be considered one Homeowners Association, allowing residents of both communities to use all the amenities, parking, and pedestrian access. The additional amenities on Zest-2 would become available to the owners in the Community (Zest-1) and would include the following:
 Outdoor Grilling Area with multiple grills and food preparation area  Picnic tables
 Overhead shade structure
 Bocce Ball Court
 Outdoor grass seating area
 Outdoor activity area
If the Community (Zest-1) does not approve the annexation, the development of the Zest-2 will continue and be developed as a separate project with a separate HOA. The Zest-2 Project will not share any on-site amenities or parking or provide pedestrian access between each site, and Zest-1 will continue to operate with no changes. (Attachment 5 – Annexation Information)
FISCAL IMPACT:

The approval of the Residential Townhome Development Project and the related land use entitlements would result in building permits and associated fees. In addition, the new development could continue to encourage new development in the community, which could generate an increase in property tax and sale tax revenue for the City.

CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT):

The City of Covina adopted the Update to the Covina Town Center Specific Plan (“CTCSP”), amended the existing 2004 Covina Town Center Specific Plan, and certified the CTCSP EIR (“CTCSP EIR” or “Certified EIR”) on November 19, 2019. Individual development projects implementing the CTCSP are eligible for the CEQA Guidelines Section 15182 exemption if none of the conditions described in CEQA Guidelines Section 15162 calling for the preparation of a subsequent EIR have occurred.

An evaluation of the Project pursuant to the provisions of CEQA has determined no substantive revisions are needed to the CTCSP FEIR because no new significant impacts or impacts of substantially greater severity would result from the proposed Project. There have been no changes in circumstance in the Project area that would result in new significant environmental impacts or substantially more severe impacts, and no new information has come to light that would indicate the potential for new significant impacts or substantially more severe impacts than were discussed in the CTCSP FEIR.

Therefore, no further evaluation is required, and no Subsequent EIR is needed pursuant to California Code of Regulations (CEQA Guidelines) Section 15162, and the Project qualifies for the exemption to CEQA review pursuant to CEQA Guidelines Section 15182, Projects Pursuant to a Specific Plan.

Respectfully submitted,

1 This technical memorandum evaluates the need to prepare an Air Quality, Energy, and Greenhouse Gas Impact Analysis for the proposed Zest 2.0 residential Project located at 747 N Barranca Avenue in the City of Covina. The Project proposes to construct 75 single-family attached residential units (“Project”). The Project would construct 75 townhome units on the 2.77-acre site for a density of 27.1 dwelling units per acre. All of the homes are designed with a minimum 1-car garage for smaller 1-bedroom units and 2-car garage for the larger one-bedroom and multi-bedroom units. The Project would provide parking at a rate of 2.3 spaces per home with 128 garage spaces, 25 guest spaces, and 18 driveway spaces for a total of 171 parking spaces. Access to the Project would be provided by a full access driveway entrance from Barranca Avenue.

The Project site plan is shown in Figure 1.

To support the CEQA document for the Project, this report analyzes the proposed Project’s construction and operational impacts to air quality (emission of criteria pollutants) emissions using the California Emissions Estimator Model (CalEEMod v. 2022.1.1) land use emission model. Table 1 shows the estimated CalEEMod default construction schedule, which is estimated to last approximately 13 months.

Table 1. Construction Schedule
Activity Start Date End Date Total Days
Demolition 10/1/2024 10/29/2024 20
Site Preparation 10/30/2024 11/6/2024 5
Grading 11/7/2024 11/18/2024 8
Building Construction 11/19/2024 10/7/2025 230
Paving 10/8/2025 11/2/2025 18
Architectural Coating 11/3/2025 11/28/2025 18
The following non-default assumptions were used in the CalEEmod Emission Model for this analysis:
• Adjusted Lot Acreage based on the site plan.
• Replaced Tractors/Loaders/Backhoes with Crawler tractors in the Site Preparation and Grading phases.
• All construction equipment was conservatively assumed to be operated 8 hours per workday. • Updated trip rates to match those presented by the Institute of Transportation Engineers (ITE) 11th edition.
• Fireplaces and wood stoves were removed as the Project does not propose them. In addition, wood burning stoves and fireplaces are prohibited by Southern California Air Quality Management District (SCAQMD) Rule 445.

Summary of Air Quality, Energy and GHG Impacts
Air Quality:

To: City of Covina, Planning Division
From: Armando Madero, Alex J. Garber
Date: 2/21/2024
Re: Air Quality, Energy, and Greenhouse Gas Impact Analysis Memorandum for the 747 N Barranca Townhome Project

747 N Barranca Avenue Townhome Project
Air Quality/Energy/GHG Technical Memo
2 The Project’s maximum daily emissions (regional and local) for construction and operation of the Project would not exceed SCAQMD’s thresholds of significance. In addition, all Project activities would comply with applicable SCAQMD rules and regulations, including Rule 403 to minimize fugitive PM dust emissions, Rule 445 preventing woodfire stoves, and Rule 1113 which allows only Low-Volatile Organic Compounds (VOC) paints. Projects that do not exceed the SCAQMD thresholds are assumed to not have a significant impact on a project level and cumulative level. Therefore, the proposed Project would have less than significant air quality impacts, and no mitigation would be required.

Energy
The proposed Project has no unusual characteristics that would make the construction fuel and energy consumption associated with construction of the Project less efficient compared with other similar construction sites throughout the state. The consumption would also be temporary and localized. Operation of the 75 townhome units would comply with all the energy efficiency requirements under Title 24 and all applicable City business and energy codes and ordinances. Therefore, the construction and operation of the Project would result in a less than significant impact for inefficient, wasteful, or unnecessary energy use, and no mitigation would be required.

GHG:

The proposed Project’s GHG emissions of 780 MTCO2e per year is substantially below the SCAQMD significance threshold of 3,000 MTCO2e per year. Therefore, the Project has a less then significant impact on GHG emissions, and no mitigation would be required.

747 N Barranca Avenue Townhome Project
Air Quality/Energy/GHG Technical Memo
3 Air Quality Impact Tables
Regional Emissions
The SCAQMD has adopted maximum daily emission thresholds1 (pounds/day) for the criteria pollutants during construction and operation of a project. While incremental regional air quality impacts of an individual project are generally very small and difficult to measure, SCAQMD’s regional maximum emission thresholds set standards to reduce the burden of SCAQMD to attain and maintain ambient air quality standards. The regional thresholds apply to the criteria pollutants mentioned in Table 2 and Table 3 along with the CalEEMod modeled Project emissions. These emission thresholds include the Project emissions generated both from onsite sources (such as off-road construction equipment and fugitive dust) and offsite sources (vehicle travel leaving and arriving to the site). As can be seen in Table 2 and Table 3, the Project would have less than significant regional air quality impacts.

Table 2. Regional Construction Emission Estimates
Construction Activity
Maximum Daily Regional Emissions
(pounds/day)
ROG NOx CO SO2 PM10 PM2.5
2024
Demolition 1.7 19.8 18.4 0.0 4.2 1.3
Site Prep 1.6 14.5 12.8 0.0 1.4 0.7
Grading 2.2 25.2 19.8 0.1 4.5 2.3
Building Construction 1.6 12.1 13.2 0.0 0.6 0.5
Maximum Daily Emissions 2.2 25.2 19.8 0.1 4.5 2.3
2025
Building Construction 2.8 22.7 29.1 0.1 1.6 1.0
Paving 0.9 6.2 9.3 0.0 0.5 0.3
Architectural Coating 64.2 1.2 1.5 0.0 0.0 0.0
Maximum Daily Emissions 64.2 22.7 29.1 0.1 1.6 1.0
Maximum Daily
Emission 2024-2025 64.2 25.2 29.1 0.1 4.5 2.3
SCAQMD Significance
Thresholds 75 100 550 150 150 55
Threshold Exceeded? No No No No No No
Table 3. Regional Operational Emission Estimates
Operational Activity
Maximum Daily Regional Emissions
(pounds/day)
ROG NOx CO SO2 PM10 PM2.5
Area 2.2 1.8 18.4 0.0 3.8 1.0
Energy 2.7 0.0 4.2 0.0 0.0 0.0
Mobile 0.0 0.5 0.2 0.0 0.0 0.0
Total Project Operational
Emissions 5.0 2.3 22.9 0.0 3.8 1.0
SCAQMD Significance
Thresholds 55 55 550 150 150 55
Threshold Exceeded? No No No No No No
1 SCAQMD April 2019. Referenced at http://www.aqmd.gov/docs/default-source/ceqa/handbook/scaqmd-airquality-significance-thresholds.pdf

747 N Barranca Avenue Townhome Project
Air Quality/Energy/GHG Technical Memo
4 Local Emissions
Localized significance thresholds (LSTs) were also adopted by the SCAQMD due to project-related construction or operational air emissions having the potential to exceed the state and national air quality standards in the Project vicinity, while not exceeding the regional emission significance thresholds adopted by the SCAQMD. These thresholds set the maximum rates of daily construction or operational emissions from a project site that would not exceed a national or State ambient air quality standard2. The differences between regional thresholds and LSTs are as follows:

1. Regional thresholds include all sources of project construction and operational emissions generated from onsite and offsite emission sources whereas the LSTs only consider the emissions generated from onsite emission sources.

2. LSTs only apply to CO, NOx, PM10, and PM2.5, while regional thresholds include both ROG and SO2.

3. Regional thresholds apply to emission sources located anywhere within the SCAQMD whereas the LSTs are location dependent and depend on the size of the project, and emission location relative to the nearest sensitive receptor.

A sensitive receptor is defined as an individual who is most susceptible to negative health effects when exposed to air pollutants including children, the elderly, and adults with chronic health issues. Such receptors include residences, schools, elderly care centers, and hospitals. SCAQMD provides screening look up tables (Appendix C of the SCAQMD 2008 Final Localized Significance Threshold Methodology)3 for Projects that disturb less than or equal to 5 acres in size in a day. These tables were created to easily determine if the daily emissions of NOx, CO, PM10, and PM2.5 from a project could result in a significant impact to the local air quality. The thresholds are determined by:
• Source receptor area (SRA), the geographic area within the SCAQMD that can act as both a source of emissions and a receptor of emission impacts (the Project is located within SRA 9, East San Gabriel Valley),
• Size of the project,
• Distance to the nearest sensitive receptor.

The phases with the most ground disturbance would be the site preparation and grading phase. The Fact Sheet for Applying CalEEMod to Localized Significance Thresholds, prepared by SCAQMD, 2015, provides guidance on how to determine the appropriate site acreage size to utilize for LST analyses. The Fact Sheet details that the maximum number of acres disturbed on the peak day of construction is calculated from the construction equipment list utilized in the CalEEMod model, which identifies that crawler tractors, graders, and rubber-tired dozers disturb 0.5-acre in an 8-hour day, crawler tractors disturb 0.5-acre in an 8-hour day, and graders disturb 0.5-acre in an 8-hour day. As shown in Table 4, the maximum amount of grading would occur during the site preparation and grading phase, that both would grade 2-acres per day.

SCAQMD’s Fact Sheet for Applying CalEEMod to Localized Significance Thresholds states that projects that grade more than the total acres of the site, the site acreage should be used for the LST lookup tables. While the Project is 2.77-acre, this analysis conservatively used the minimum thresholds available in Appendix C of the SCAQMD 2008 Final Localized Significance Threshold Methodology of 2-acre. 2 SCAQMD 2008: Final Localized Significance Threshold Methodology. Referenced at http://www.aqmd.gov/docs/defaultsource/ceqa/handbook/localized-significance-thresholds/final-lstmethodology-document.pdf 3 SCAQMD 2008: Final Localized Significance Threshold Methodology Appendix C. Referenced at http://www.aqmd.gov/docs/default-source/ceqa/handbook/localized-significance-thresholds/appendix-c-massrate-lst-look-up-tables.pdf?sfvrsn=2

747 N Barranca Avenue Townhome Project
Air Quality/Energy/GHG Technical Memo
5 Table 4. Construction Equipment Modeled in CalEEMod and Acres Disturbed per Day Activity Equipment
Type
Equipment
Quantity
Operating
Hours
per Day
Acres
Disturbed
per piece
of Equipment
per Day
Acres
Disturbed
per Day
Demolition Rubber Tired Dozers 2 8 0.5 0.5
Total Acres Disturbed Per Day 1
Site
Preparation
Rubber Tired Dozers 3 8 0.5 1.5
Crawler Tractors 1 8 0.5 0.5
Total Acres Disturbed Per Day 2
Grading
Graders 1 8 0.5 0.5
Rubber Tired Dozers 1 8 0.5 0.5
Crawler Tractors 2 8 0.5 1
Total Acres Disturbed Per Day 2
Distance to the nearest sensitive receptor also determines the emission thresholds. The sensitive receptors closest to the Project include residential homes south of the Project boundary, approximately 1.83 meters (6 feet) from the property line and residences east of the Project boundary, approximately 4.84 meters (15.86 feet) from the property line. The thresholds for 25 meters were used as those are the most stringent thresholds provided by SCAQMD, as provided in Appendix C. Table 5 shows the thresholds and estimated maximum daily construction emissions for the proposed Project. As seen in Table 5, the proposed Project has a less than significant localized construction air quality impact.

Table 5. Localized Construction Emission Estimates
Construction Activity
Maximum Daily Regional Emissions
(pounds/day)
NOx CO PM10 PM2.5
2024
Demolition 15.6 16.0 3.1 1.0
Site Prep 14.4 12.3 1.3 0.7
Grading 19.5 17.1 3.2 1.9
Building Construction 11.7 12.7 0.5 0.4
Maximum Daily Emissions 19.5 17.1 3.2 1.9
2025
Building Construction 22.1 25.2 0.8 0.8
Paving 6.1 8.2 0.3 0.3
Architectural Coating 1.2 1.5 0.0 0.0
Maximum Daily Emissions 22.1 25.2 0.8 0.8
Maximum Daily Emission 2024-2025 22.1 25.2 3.2 1.9
SCAQMD Significance Thresholds 128 953 7 5
Threshold Exceeded? No No No No
According to the SCAQMD LST methodology, LSTs apply to project stationary mobile sources. Projects that involve mobile sources that spend long periods queuing and idling at a site, such as transfer facilities or warehousing and distribution buildings, have the potential to exceed the operational LSTs. The proposed Project would operate 75 townhome units, which do not involve vehicles idling or queueing for long periods.

Therefore, due to the lack of significant stationary source emissions, impacts related to operational LSTs would be less than significant.

747 N Barranca Avenue Townhome Project
Air Quality/Energy/GHG Technical Memo
6 Conclusion
The Project’s maximum daily emissions (regional and local) for construction and operation of the Project would not exceed SCAQMD’s thresholds of significance. In addition, design and construction of the Project would comply with applicable SCAQMD rules and regulations, including Rule 403 to minimize fugitive PM dust emissions, Rule 445 preventing woodfire stoves, and Rule 1113 which allows only Low-Volatile Organic Compounds (VOC) paints. Projects that do not exceed the regional thresholds are assumed to not have a significant impact on a Project level and cumulative level. Therefore, the proposed Project would have less than significant air quality impacts, and no mitigation measures are required.

747 N Barranca Avenue Townhome Project
Air Quality/Energy/GHG Technical Memo
7 Energy
The State CEQA Guidelines do not have specific thresholds for Energy consumption. Rather, the question in Appendix G: VI Energy (a) asks, “[Does the proposed Project] Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources during project construction or operation?”. Therefore, for the purpose of this analysis, a significant impact would occur if:
• The Project design and/or location encourages wasteful, inefficient, and unnecessary consumption of energy, especially fossil fuels such as coal, natural gas, and petroleum, as well as the use of fuel by vehicles anticipated to travel to and from the Project.

The following assumptions were used to calculate the energy consumption of the proposed Project:
• The Project’s construction and operational energy consumption would be provided by Southern California Edison Company;
• Construction equipment fuel consumption derived from ARB Offroad2021 emission model; • Fuel Consumption from vehicle travel derived from ARB EMFAC2021 emission model; and • Electrical and natural gas usage derived from the CalEEMod model.

Construction
Electricity and Natural Gas Usage:

Due to the Project size and the fact that construction is temporary, the electricity used would be substantially less than that required for Project operation and would have a negligible contribution to the Project’s overall energy consumption. The electric power used would be for as-necessary lighting and electronic equipment such as computers inside temporary construction trailers. Natural gas is not anticipated to be needed for construction activities. Any consumption of natural gas would be minor and negligible in comparison to the operation of the proposed Project.

Petroleum Fuel Usage:

The construction equipment associated with construction activities (off-road/heavy duty vehicles) would rely on diesel fuel as would vendor and haul trucks involved in delivering building materials and removing the demolition debris from the Project site. Construction workers would travel to and from the Project site throughout the duration of construction, and for a conservative analysis it is assumed that construction workers would travel in gasoline-powered passenger vehicles.

Table 6 shows the total fuel consumption and horsepower-hour data contained within the ARB OffRoad2021 emission model for specific types of diesel construction equipment. It should be noted that the total fuel consumption is a conservative analysis and would likely overstate the amount of fuel usage, as specific construction equipment is not expected to operate during the entire duration of the construction activity (i.e., crane). Additionally, since Cement and Mortar Mixer fuel consumption rates are unavailable, Off-Road Truck fuel rates were used for that equipment. Table 7 summarizes the Project’s construction vehicle fuel usage based on vehicle miles traveled and fuel usage factors contained in the ARB EMFAC2021. The trips included are worker vehicles, vendor vehicles, and haul vehicles. Table 8 shows the overall fuel consumption for construction of the proposed Project. The fuel calculations used for this analysis are included as an attachment.

747 N Barranca Avenue Townhome Project
Air Quality/Energy/GHG Technical Memo
8 Table 6. Construction Equipment Fuel Usage
Activity Equipment Number
Hours
per
day
HorsepowerLoad
Factor
Days of
Construction
Total
Horsepowerhours
Fuel Rate
(gal/hp-hr)
Fuel Use
(gallons)
Demolition
Excavators 3 8 36 0.4 20 6,912 0.051207082 354
Rubber Tired Dozers 2 8 367 0.4 20 46,976 0.047106529 2,213 Concrete/Industrial Saws 1 8 33 0.73 20 3,854 0.042012773 162 Site Preparation Rubber Tired Dozers 3 8 367 0.4 5 17,616 0.047106529 830 Crawler Tractors 1 8 87 0.43 5 1,496 0.050471208 76
Grading
Graders 1 8 148 0.41 8 3,884 0.051576386 200
Crawler Tractors 2 8 87 0.43 8 4,788 0.050471208 242
Rubber Tired Dozers 1 8 367 0.4 8 9,395 0.047106529 443 Excavators 1 8 36 0.4 8 922 0.051207082 47
Building Construction
Forklifts 2 8 82 0.2 230 60,352 0.05325705 3,214
Generator Sets 1 8 14 0.74 230 19,062 0.077784892 1,483 Cranes 1 8 367 0.29 230 195,831 0.05329334 10,436
Welder 3 8 46 0.45 230 114,264 0.031693437 3,621
Tractors/Loaders/Backhoes 1 8 84 0.37 230 57,187 0.053125387 3,038 Paving
Pavers 1 8 81 0.42 18 4,899 0.05152058 252
Paving Equipment 2 8 89 0.36 18 9,228 0.051165117 472
Rollers 2 8 36 0.38 18 3,940 0.052625962 207
Tractors/Loaders/Backhoes 1 8 84 0.37 18 4,476 0.053125387 238 Cement and Mortar Mixers 2 8 10 0.56 18 1,613 0.048807587 79 Architectural Coating Air Compressors 1 8 78 0.48 18 4,044 0.030003947 162 Total 27,769

747 N Barranca Avenue Townhome Project
Air Quality/Energy/GHG Technical Memo
9 Table 7. Construction Vehicle Fuel Usage
Construction
Source
Total Number of
Trips VMT Fuel Rate Gallons of Diesel Fuel
Gallons of
Gasoline Fuel
Haul Trucks 432 8,640 6.04 1,431 0
Vendor Trucks 1,600 16,320 8.9 1,834 0
Worker Vehicles 13,268 245,458 26.48 0 9,267
Total 3,265 9,267
Table 8. Total Construction Fuel Usage
Construction Source Gallons of Diesel Fuel Gallons of Gasoline Fuel Construction Vehicles 3,265 9,267
Off-road Construction
Equipment 27,769 0
Total 31,034 9,267
Operation
The operation of the proposed Project would consume electricity, natural gas, and petroleum. The net energy consumption can be found in Table 9 below. Electricity and natural gas consumption were found in the Annual CalEEMod Output Sheets attached. The gasoline consumption rates utilize the same assumptions that were used for the worker vehicles.

Table 9. Annual Operational Energy Requirements
Electricity (Kilowatt-Hours)
353,570
Natural Gas (Thousands British Thermal Units)
1,802,277
Petroleum (gasoline) Consumption
Annual VMT Gallons of Gasoline Fuel
1,636,658 61796
Conclusion
The proposed Project has no unusual characteristics that would make the construction fuel and energy consumption associated with construction of the Project less efficient compared with other similar construction sites throughout the state. The consumption would also be temporary and localized. The Project would not conflict with or obstruct opportunities to use renewable energy, such as solar energy. Thus, the proposed Project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency and impacts would not occur. Operation of the 75 townhome units would comply with all the energy efficiency requirements under Title 24 and all applicable City business and energy codes and ordinances, as ensured through the City’s development permitting process. Therefore, the construction and operation of the Project would result in a less than significant impact for inefficient, wasteful, or unnecessary energy use, and no mitigation would be required.

747 N Barranca Avenue Townhome Project
Air Quality/Energy/GHG Technical Memo
10 Greenhouse Gas
SCAQMD convened a Greenhouse Gas Emissions (GHG) CEQA Significance Threshold Working Group to help lead agencies determine significance thresholds for GHG emissions when SCAQMD is not the lead agency. The last working group was held September 2010 (Meeting No. 15)4 and proposed a tiered approach, equivalent to the existing consistency determination requirements in CEQA Guidelines Sections 15064(h)(3), 15125(d), or 15152(a). The most recent proposal issued in Meeting No. 15 uses a tiered approach, Tier 1 to Tier 5, to evaluate potential GHG impacts from various uses. The assessment of the proposed project applies the Tier 3: Numerical Screening Thresholds approach. Tier three consists of screening values in metric tons of carbon dioxide equivalent (MTCO2e) (converting other greenhouse gases to an equivalent impact of CO2). A project’s construction emissions are averaged over 30 years and are added to the project’s operational emissions. If a project’s emissions are below one of the following screening thresholds, then the Project impact would be less than significant:
• Option 1: Based on land use type: residential: 3,500 MTCO2e per year; commercial: 1,400 MTCO2e per year; or mixed use: 3,000 MTCO2e per year
• Option 2: All land use types: 3,000 MTCO2e per year
Executive Order S-3-05’s year 2050 goal is the basis of SCAQMD’ draft Tier 3 screening level thresholds.

The objective of the Executive Order is to contribute to capping worldwide CO2 concentrations at 450 ppm, stabilizing global climate change. Option 2 is used by the City of Covina; therefore, the GHG threshold used is 3,000 MTCO2e per year. Since the threshold uses 2050 as a target year, the 3,000 MTCO2e threshold is still applicable to new or modified projects.

The Project’s construction GHG emissions are shown in Table 10 and the overall construction and operational emissions are shown in Table 11. These emissions were calculated using the CalEEMod model. Pursuant to SCAQMD methodology, construction emissions are amortized over 30 years. As shown in Table 11, the GHG emissions are 780 MTCO2e per year, which is below the 3,000 MTCO2e per year threshold. Therefore, the Project would have a less than significant GHG impact.
4 SCAQMD 2010. Minutes of the GHG CEQA Significance Threshold Stakeholder Working Group #15. Referenced at: http://www.aqmd.gov/docs/default-source/ceqa/handbook/greenhouse-gases-(ghg)-ceqa-significancethresholds/year-2008-2009/ghg-meeting-15/ghg-meeting-15-minutes.pdf

747 N Barranca Avenue Townhome Project
Air Quality/Energy/GHG Technical Memo
11 Table 10. Project Construction GHG Emissions
Activity
Annual GHG Emissions
(MTCO2e)
2024 132
2025 287
Total Construction
Emissions 419
Total Emissions Amortized
Over 30 Years 14
Table 11. Total GHG Emissions
Activity
Annual GHG Emissions
(MTCO2e)
Project Operational Emissions
Mobile 588
Area 1
Energy 152
Water 7
Waste 17
Refrigeration 0
Total Project Operation Emissions 766
Amortized Project Construction
Emissions 14
Total Project Emissions 780
Total Emissions 780
Tier 3: Significance Threshold 3,000
Threshold Exceeded? No
Conclusion
The proposed Project’s GHG emissions of 780 MTCO2e per year is below the SCAQMD significance threshold of 3,000 MTCO2e per year. Therefore, the Project would have a less than significant impact on GHG emissions, and no mitigation measures are required.

747 N Barranca Avenue Townhome Project
Air Quality/Energy/GHG Technical Memo
12 Figure 1: Project Site Plan
Source: TRUMARK HOMES

747 N Barranca Avenue Townhome Project
Air Quality/Energy/GHG Technical Memo
13 Fuel Calculations

Phase Equipment Amount Usage Horse P Load Days Horse PH Fuel Consumption Demo Excavators 3 8 36 0.4 20 6,912 0.05120708 354
Demo Rubber Tired Dozers 2 8 367 0.4 20 46,976 0.04710653 2,213 Demo Concrete/Industrial Saws 1 8 33 0.73 20 3,854 0.04201277 162 Site Prep Rubber Tired Dozers 3 8 367 0.4 5 17,616 0.04710653 830 Site Prep Crawler Tractors 1 8 87 0.43 5 1,496 0.05047121 76 Grading Graders 1 8 148 0.41 8 3,884 0.05157639 200
Grading Crawler Tractors 2 8 87 0.43 8 4,788 0.05047121 242 Grading Rubber Tired Dozers 1 8 367 0.4 8 9,395 0.04710653 443 Grading Excavators 1 8 36 0.4 8 922 0.05120708 47
Build Forklifts 2 8 82 0.2 230 60,352 0.05325705 3,214
Build Generator Sets 1 8 14 0.74 230 19,062 0.07778489 1,483 Build Cranes 1 8 367 0.29 230 195,831 0.05329334 10,436 Build Welder 3 8 46 0.45 230 114,264 0.03169344 3,621
Build Tractors/Loaders/Backhoes 1 8 84 0.37 230 57,187 0.05312539 3,038 Paving Pavers 1 8 81 0.42 18 4,899 0.05152058 252
Paving Paving Equipment 2 8 89 0.36 18 9,228 0.05116512 472 Paving Rollers 2 8 36 0.38 18 3,940 0.05262596 207
Paving Tractors/Loaders/Backhoes 1 8 84 0.37 18 4,476 0.05312539 238 Paving Cement and Mortar Mixers 2 8 10 0.56 18 1,613 0.04880759 79 A Coat Air Compressors 1 8 78 0.48 18 5,391 0.03000395 162 27,769

Total Number of Trips Miles Days VMT MPG
Demo 260 18.5 20 4810
Set Prep 40 18.5 5 740
Grading 80 18.5 8 1480
Building 12420 18.5 230 229770
Paving 270 18.5 18 4995
A Coating 198 18.5 18 3663
13268 245458 26.48 9267.815759
Hauling 432 20 4 8640 6.04 1431.229851
Total 432 8640 1431.229851
Vendor 1600 10.2 200 16320 8.90 1833.976589
3265.20644
Con 27769 31034.20644
348,062
1,778,247
1,636,658 26.48 61795.68319
Proposed Operation Electricity
Proposed Operation Natural Gas
Proposed Operation Gasoline

747 N Barranca Avenue Townhome Project
Air Quality/Energy/GHG Technical Memo
14 CalEEMod Output Sheets

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747 Barranca Detailed Report
Table of Contents

1. Basic Project Information

1.1. Basic Project Information

1.2. Land Use Types

1.3. User-Selected Emission Reduction Measures by Emissions Sector

2. Emissions Summary

2.1. Construction Emissions Compared Against Thresholds

2.2. Construction Emissions by Year, Unmitigated

2.4. Operations Emissions Compared Against Thresholds

2.5. Operations Emissions by Sector, Unmitigated

3. Construction Emissions Details

3.1. Demolition (2024) - Unmitigated

3.3. Site Preparation (2024) - Unmitigated

3.5. Grading (2024) - Unmitigated

3.7. Building Construction (2024) - Unmitigated

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3.9. Building Construction (2025) - Unmitigated

3.11. Paving (2025) - Unmitigated

3.13. Architectural Coating (2025) - Unmitigated

4. Operations Emissions Details

4.1. Mobile Emissions by Land Use

4.1.1. Unmitigated

4.2. Energy

4.2.1. Electricity Emissions By Land Use - Unmitigated

4.2.3. Natural Gas Emissions By Land Use - Unmitigated

4.3. Area Emissions by Source

4.3.1. Unmitigated

4.4. Water Emissions by Land Use

4.4.1. Unmitigated

4.5. Waste Emissions by Land Use

4.5.1. Unmitigated

4.6. Refrigerant Emissions by Land Use

4.6.1. Unmitigated

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4.7. Offroad Emissions By Equipment Type

4.7.1. Unmitigated

4.8. Stationary Emissions By Equipment Type

4.8.1. Unmitigated

4.9. User Defined Emissions By Equipment Type

4.9.1. Unmitigated

4.10. Soil Carbon Accumulation By Vegetation Type

4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated

4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated

4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated

5. Activity Data

5.1. Construction Schedule

5.2. Off-Road Equipment

5.2.1. Unmitigated

5.3. Construction Vehicles

5.3.1. Unmitigated

5.4. Vehicles

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5.4.1. Construction Vehicle Control Strategies

5.5. Architectural Coatings

5.6. Dust Mitigation

5.6.1. Construction Earthmoving Activities

5.6.2. Construction Earthmoving Control Strategies

5.7. Construction Paving

5.8. Construction Electricity Consumption and Emissions Factors

5.9. Operational Mobile Sources

5.9.1. Unmitigated

5.10. Operational Area Sources

5.10.1. Hearths

5.10.1.1. Unmitigated

5.10.2. Architectural Coatings

5.10.3. Landscape Equipment

5.11. Operational Energy Consumption

5.11.1. Unmitigated

5.12. Operational Water and Wastewater Consumption

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5.12.1. Unmitigated

5.13. Operational Waste Generation

5.13.1. Unmitigated

5.14. Operational Refrigeration and Air Conditioning Equipment

5.14.1. Unmitigated

5.15. Operational Off-Road Equipment

5.15.1. Unmitigated

5.16. Stationary Sources

5.16.1. Emergency Generators and Fire Pumps

5.16.2. Process Boilers

5.17. User Defined

5.18. Vegetation

5.18.1. Land Use Change

5.18.1.1. Unmitigated

5.18.1. Biomass Cover Type

5.18.1.1. Unmitigated

5.18.2. Sequestration

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5.18.2.1. Unmitigated

6. Climate Risk Detailed Report

6.1. Climate Risk Summary

6.2. Initial Climate Risk Scores

6.3. Adjusted Climate Risk Scores

6.4. Climate Risk Reduction Measures

7. Health and Equity Details

7.1. CalEnviroScreen 4.0 Scores

7.2. Healthy Places Index Scores

7.3. Overall Health & Equity Scores

7.4. Health & Equity Measures

7.5. Evaluation Scorecard

7.6. Health & Equity Custom Measures

8. User Changes to Default Data

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1. Basic Project Information

1.1. Basic Project Information
Data Field Value
Project Name 747 Barranca
Construction Start Date 10/1/2024
Operational Year 2025
Lead Agency —
Land Use Scale Project/site
Analysis Level for Defaults County
Windspeed (m/s) 1.80
Precipitation (days) 22.4
Location 747 N Barranca Ave, Covina, CA 91723, USA
County Los Angeles-South Coast
City Covina
Air District South Coast AQMD
Air Basin South Coast
TAZ 5040
EDFZ 7
Electric Utility Southern California Edison
Gas Utility Southern California Gas
App Version 2022.1.1.21

1.2. Land Use Types
Land Use Subtype Size Unit Lot Acreage Building Area (sq ft) Landscape Area (sq ft)
Special Landscape
Area (sq ft)
Population Description

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Condo/Townhouse 75.0 Dwelling Unit 2.33 101,353 21,274 — 222 — Parking Lot 25.0 Space 0.24 0.00 0.00 — — —
Other Asphalt
Surfaces

6.30 1000sqft 0.21 0.00 0.00 — — —

1.3. User-Selected Emission Reduction Measures by Emissions Sector No measures selected

2. Emissions Summary

2.1. Construction Emissions Compared Against Thresholds Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit. ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —
Unmit. 1.52 11.6 16.5 0.03 1.20 0.58 3,344
Daily, Winter (Max) — — — — — — —
Unmit. 64.2 25.2 19.8 0.05 4.55 2.32 7,413
Average Daily (Max) — — — — — — —
Unmit. 2.56 6.13 8.49 0.01 0.62 0.30 1,734
Annual (Max) — — — — — — —
Unmit. 0.47 1.12 1.55 < 0.005 0.11 0.06 287
Exceeds (Daily Max) — — — — — — —
Threshold 75.0 100 550 150 150 55.0 —
Unmit. No No No No No No —
Exceeds (Average
Daily)
— — — — — — —
Threshold 75.0 100 550 150 150 55.0 —
Unmit. No No No No No No —

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2.2. Construction Emissions by Year, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Year ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily - Summer (Max) — — — — — — —
2025 1.52 11.6 16.5 0.03 1.20 0.58 3,344
Daily - Winter (Max) — — — — — — —
2024 2.24 25.2 19.8 0.05 4.55 2.32 7,413
2025 64.2 11.6 15.9 0.03 1.20 0.58 3,302
Average Daily — — — — — — —
2024 0.30 2.81 3.02 0.01 0.43 0.18 797
2025 2.56 6.13 8.49 0.01 0.62 0.30 1,734
Annual — — — — — — —
2024 0.05 0.51 0.55 < 0.005 0.08 0.03 132
2025 0.47 1.12 1.55 < 0.005 0.11 0.06 287

2.4. Operations Emissions Compared Against Thresholds
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Un/Mit. ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —
Unmit. 4.98 2.13 22.9 0.04 3.82 1.02 5,410
Daily, Winter (Max) — — — — — — —
Unmit. 4.56 2.24 17.2 0.04 3.82 1.02 5,208
Average Daily (Max) — — — — — — —
Unmit. 4.47 2.01 17.9 0.04 3.20 0.86 4,628
Annual (Max) — — — — — — —
Unmit. 0.82 0.37 3.26 0.01 0.58 0.16 766

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Exceeds (Daily Max) — — — — — — —
Threshold 55.0 55.0 550 150 150 55.0 —
Unmit. No No No No No No —
Exceeds (Average
Daily)
— — — — — — —
Threshold 55.0 55.0 550 150 150 55.0 —
Unmit. No No No No No No —
Exceeds (Annual) — — — — — — —
Threshold — — — — — — 3,000
Unmit. — — — — — — No

2.5. Operations Emissions by Sector, Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Sector ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —
Mobile 2.22 1.63 18.4 0.04 3.78 0.98 4,332
Area 2.73 0.04 4.25 < 0.005 < 0.005 < 0.005 11.4
Energy 0.03 0.46 0.19 < 0.005 0.04 0.04 919
Water — — — — — — 43.1
Waste — — — — — — 105
Refrig. — — — — — — 0.73
Total 4.98 2.13 22.9 0.04 3.82 1.02 5,410
Daily, Winter (Max) — — — — — — —
Mobile 2.19 1.79 17.0 0.04 3.78 0.98 4,141
Area 2.35 0.00 0.00 0.00 0.00 0.00 0.00
Energy 0.03 0.46 0.19 < 0.005 0.04 0.04 919
Water — — — — — — 43.1

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Waste — — — — — — 105
Refrig. — — — — — — 0.73
Total 4.56 2.24 17.2 0.04 3.82 1.02 5,208
Average Daily — — — — — — —
Mobile 1.84 1.53 14.8 0.03 3.16 0.82 3,553
Area 2.61 0.03 2.91 < 0.005 < 0.005 < 0.005 7.82
Energy 0.03 0.46 0.19 < 0.005 0.04 0.04 919
Water — — — — — — 43.1
Waste — — — — — — 105
Refrig. — — — — — — 0.73
Total 4.47 2.01 17.9 0.04 3.20 0.86 4,628
Annual — — — — — — —
Mobile 0.34 0.28 2.70 0.01 0.58 0.15 588
Area 0.48 0.01 0.53 < 0.005 < 0.005 < 0.005 1.29
Energy < 0.005 0.08 0.04 < 0.005 0.01 0.01 152
Water — — — — — — 7.14
Waste — — — — — — 17.3
Refrig. — — — — — — 0.12
Total 0.82 0.37 3.26 0.01 0.58 0.16 766

3. Construction Emissions Details

3.1. Demolition (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10T PM2.5T CO2e
Onsite — — — — — — —
Daily, Summer (Max) — — — — — — —

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Daily, Winter (Max)———————
Off-Road Equipment 1.61 15.6 16.0 0.02 0.67 0.62 2,502
Demolition———— 2.46 0.37—
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily———————
Off-Road Equipment 0.09 0.85 0.88 < 0.005 0.04 0.03 137 Demolition———— 0.13 0.02—
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual———————
Off-Road Equipment 0.02 0.16 0.16 < 0.005 0.01 0.01 22.7 Demolition———— 0.02 < 0.005—
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Offsite———————
Daily, Summer (Max)———————
Daily, Winter (Max)———————
Worker 0.06 0.07 0.80 0.00 0.16 0.04 169
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.07 4.16 1.54 0.02 0.88 0.27 3,363
Average Daily———————
Worker < 0.005 < 0.005 0.05 0.00 0.01 < 0.005 9.43
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling < 0.005 0.23 0.08 < 0.005 0.05 0.01 184
Annual———————
Worker < 0.005 < 0.005 0.01 0.00 < 0.005 < 0.005 1.56
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling < 0.005 0.04 0.02 < 0.005 0.01 < 0.005 30.5

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3.3. Site Preparation (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10T PM2.5T CO2e
Onsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Daily, Winter (Max) — — — — — — —
Off-Road Equipment 1.53 14.4 12.3 0.03 0.72 0.66 2,820
Dust From Material
Movement
— — — — 0.55 0.06 —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Off-Road Equipment 0.01 0.12 0.10 < 0.005 0.01 0.01 23.2 Dust From Material
Movement
— — — — < 0.005 < 0.005 —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Off-Road Equipment < 0.005 0.02 0.02 < 0.005 < 0.005 < 0.005 3.84 Dust From Material
Movement
— — — — < 0.005 < 0.005 —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Daily, Winter (Max) — — — — — — —
Worker 0.03 0.04 0.48 0.00 0.10 0.02 102
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.00 < 0.005 < 0.005 0.85 Page 1487 of 2700 747 Barranca Detailed Report, 2/21/2024
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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.00 < 0.005 < 0.005 0.14 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00

3.5. Grading (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10T PM2.5T CO2e
Onsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Daily, Winter (Max) — — — — — — —
Off-Road Equipment 2.10 19.5 17.1 0.02 1.08 1.00 2,652
Dust From Material
Movement
— — — — 2.12 0.92 —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Off-Road Equipment 0.03 0.32 0.28 < 0.005 0.02 0.02 43.6 Dust From Material
Movement
— — — — 0.03 0.02 —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Off-Road Equipment 0.01 0.06 0.05 < 0.005 < 0.005 < 0.005 7.22 Dust From Material
Movement
— — — — 0.01 < 0.005 —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — —

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Daily, Summer (Max) — — — — — — —
Daily, Winter (Max) — — — — — — —
Worker 0.04 0.06 0.64 0.00 0.13 0.03 135
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.09 5.72 2.12 0.03 1.21 0.37 4,625
Average Daily — — — — — — —
Worker < 0.005 < 0.005 0.01 0.00 < 0.005 < 0.005 2.26
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling < 0.005 0.10 0.03 < 0.005 0.02 0.01 76.1
Annual — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.00 < 0.005 < 0.005 0.37 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling < 0.005 0.02 0.01 < 0.005 < 0.005 < 0.005 12.6

3.7. Building Construction (2024) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10T PM2.5T CO2e
Onsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Daily, Winter (Max) — — — — — — —
Off-Road Equipment 1.37 11.7 12.7 0.02 0.48 0.44 2,320
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Off-Road Equipment 0.13 1.13 1.22 < 0.005 0.05 0.04 222 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Off-Road Equipment 0.02 0.21 0.22 < 0.005 0.01 0.01 36.8

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Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Daily, Winter (Max) — — — — — — —
Worker 0.24 0.31 3.44 0.00 0.71 0.17 731
Vendor 0.01 0.32 0.15 < 0.005 0.07 0.02 270
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Worker 0.02 0.03 0.35 0.00 0.07 0.02 71.3
Vendor < 0.005 0.03 0.01 < 0.005 0.01 < 0.005 25.9
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Worker < 0.005 0.01 0.06 0.00 0.01 < 0.005 11.8
Vendor < 0.005 0.01 < 0.005 < 0.005 < 0.005 < 0.005 4.28 Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00

3.9. Building Construction (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10T PM2.5T CO2e
Onsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Off-Road Equipment 1.28 11.1 12.6 0.02 0.42 0.39 2,320
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max) — — — — — — —
Off-Road Equipment 1.28 11.1 12.6 0.02 0.42 0.39 2,320
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —

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Off-Road Equipment 0.65 5.63 6.41 0.01 0.22 0.20 1,180
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Off-Road Equipment 0.12 1.03 1.17 < 0.005 0.04 0.04 195 Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Worker 0.23 0.23 3.76 0.00 0.71 0.17 758
Vendor 0.01 0.29 0.14 < 0.005 0.07 0.02 266
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max) — — — — — — —
Worker 0.23 0.26 3.19 0.00 0.71 0.17 717
Vendor 0.01 0.30 0.14 < 0.005 0.07 0.02 265
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Worker 0.12 0.14 1.70 0.00 0.35 0.08 370
Vendor < 0.005 0.15 0.07 < 0.005 0.04 0.01 135
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Worker 0.02 0.03 0.31 0.00 0.06 0.02 61.3
Vendor < 0.005 0.03 0.01 < 0.005 0.01 < 0.005 22.4
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00

3.11. Paving (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10T PM2.5T CO2e
Onsite — — — — — — —

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Daily, Summer (Max)———————
Off-Road Equipment 0.70 6.13 8.21 0.01 0.27 0.25 1,248
Paving 0.12——————
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max)———————
Off-Road Equipment 0.70 6.13 8.21 0.01 0.27 0.25 1,248
Paving 0.12——————
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily———————
Off-Road Equipment 0.02 0.17 0.23 < 0.005 0.01 0.01 34.2 Paving < 0.005——————
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual———————
Off-Road Equipment < 0.005 0.03 0.04 < 0.005 < 0.005 < 0.005 5.66 Paving < 0.005——————
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Offsite———————
Daily, Summer (Max)———————
Worker 0.06 0.06 1.04 0.00 0.20 0.05 210
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Daily, Winter (Max)———————
Worker 0.06 0.07 0.88 0.00 0.20 0.05 199
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily———————
Worker < 0.005 < 0.005 0.03 0.00 0.01 < 0.005 5.54

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Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.00 < 0.005 < 0.005 0.92 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00

3.13. Architectural Coating (2025) - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Location ROG NOx CO SO2 PM10T PM2.5T CO2e
Onsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Daily, Winter (Max) — — — — — — —
Off-Road Equipment 0.17 1.18 1.52 < 0.005 0.04 0.03 179 Architectural Coatings 64.0 — — — — — —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Off-Road Equipment < 0.005 0.03 0.04 < 0.005 < 0.005 < 0.005 4.89 Architectural Coatings 1.75 — — — — — —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Off-Road Equipment < 0.005 0.01 0.01 < 0.005 < 0.005 < 0.005 0.81 Architectural Coatings 0.32 — — — — — —
Onsite truck 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Offsite — — — — — — —
Daily, Summer (Max) — — — — — — —
Daily, Winter (Max) — — — — — — —

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Worker 0.05 0.05 0.64 0.00 0.14 0.03 143
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Average Daily — — — — — — —
Worker < 0.005 < 0.005 0.02 0.00 < 0.005 < 0.005 3.99
Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Worker < 0.005 < 0.005 < 0.005 0.00 < 0.005 < 0.005 0.66 Vendor 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Hauling 0.00 0.00 0.00 0.00 0.00 0.00 0.00

4. Operations Emissions Details

4.1. Mobile Emissions by Land Use

4.1.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —
Condo/Townhouse 2.22 1.63 18.4 0.04 3.78 0.98 4,332
Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Other Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Total 2.22 1.63 18.4 0.04 3.78 0.98 4,332
Daily, Winter (Max) — — — — — — —
Condo/Townhouse 2.19 1.79 17.0 0.04 3.78 0.98 4,141
Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00

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Other Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Total 2.19 1.79 17.0 0.04 3.78 0.98 4,141
Annual — — — — — — —
Condo/Townhouse 0.34 0.28 2.70 0.01 0.58 0.15 588
Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Other Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Total 0.34 0.28 2.70 0.01 0.58 0.15 588

4.2. Energy

4.2.1. Electricity Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —
Condo/Townhouse — — — — — — 331
Parking Lot — — — — — — 8.80
Other Asphalt Surfaces — — — — — — 0.00
Total — — — — — — 340
Daily, Winter (Max) — — — — — — —
Condo/Townhouse — — — — — — 331
Parking Lot — — — — — — 8.80
Other Asphalt Surfaces — — — — — — 0.00
Total — — — — — — 340
Annual — — — — — — —
Condo/Townhouse — — — — — — 54.8
Parking Lot — — — — — — 1.46
Other Asphalt Surfaces — — — — — — 0.00

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Total — — — — — — 56.2

4.2.3. Natural Gas Emissions By Land Use - Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —
Condo/Townhouse 0.03 0.46 0.19 < 0.005 0.04 0.04 579
Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Other Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Total 0.03 0.46 0.19 < 0.005 0.04 0.04 579
Daily, Winter (Max) — — — — — — —
Condo/Townhouse 0.03 0.46 0.19 < 0.005 0.04 0.04 579
Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Other Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Total 0.03 0.46 0.19 < 0.005 0.04 0.04 579
Annual — — — — — — —
Condo/Townhouse < 0.005 0.08 0.04 < 0.005 0.01 0.01 95.9 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Other Asphalt Surfaces 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Total < 0.005 0.08 0.04 < 0.005 0.01 0.01 95.9

4.3. Area Emissions by Source

4.3.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Source ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —

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Hearths 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Consumer Products 2.17 — — — — — —
Architectural Coatings 0.18 — — — — — —
Landscape Equipment 0.38 0.04 4.25 < 0.005 < 0.005 < 0.005 11.4 Total 2.73 0.04 4.25 < 0.005 < 0.005 < 0.005 11.4
Daily, Winter (Max) — — — — — — —
Hearths 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Consumer Products 2.17 — — — — — —
Architectural Coatings 0.18 — — — — — —
Total 2.35 0.00 0.00 0.00 0.00 0.00 0.00
Annual — — — — — — —
Hearths 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Consumer Products 0.40 — — — — — —
Architectural Coatings 0.03 — — — — — —
Landscape Equipment 0.05 0.01 0.53 < 0.005 < 0.005 < 0.005 1.29 Total 0.48 0.01 0.53 < 0.005 < 0.005 < 0.005 1.29

4.4. Water Emissions by Land Use

4.4.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —
Condo/Townhouse — — — — — — 43.1
Parking Lot — — — — — — 0.00
Other Asphalt Surfaces — — — — — — 0.00
Total — — — — — — 43.1

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Daily, Winter (Max) — — — — — — —
Condo/Townhouse — — — — — — 43.1
Parking Lot — — — — — — 0.00
Other Asphalt Surfaces — — — — — — 0.00
Total — — — — — — 43.1
Annual — — — — — — —
Condo/Townhouse — — — — — — 7.14
Parking Lot — — — — — — 0.00
Other Asphalt Surfaces — — — — — — 0.00
Total — — — — — — 7.14

4.5. Waste Emissions by Land Use

4.5.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —
Condo/Townhouse — — — — — — 105
Parking Lot — — — — — — 0.00
Other Asphalt Surfaces — — — — — — 0.00
Total — — — — — — 105
Daily, Winter (Max) — — — — — — —
Condo/Townhouse — — — — — — 105
Parking Lot — — — — — — 0.00
Other Asphalt Surfaces — — — — — — 0.00
Total — — — — — — 105
Annual — — — — — — —

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Condo/Townhouse — — — — — — 17.3
Parking Lot — — — — — — 0.00
Other Asphalt Surfaces — — — — — — 0.00
Total — — — — — — 17.3

4.6. Refrigerant Emissions by Land Use

4.6.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —
Condo/Townhouse — — — — — — 0.73
Total — — — — — — 0.73
Daily, Winter (Max) — — — — — — —
Condo/Townhouse — — — — — — 0.73
Total — — — — — — 0.73
Annual — — — — — — —
Condo/Townhouse — — — — — — 0.12
Total — — — — — — 0.12

4.7. Offroad Emissions By Equipment Type

4.7.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipment Type ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —
Total — — — — — — —

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Daily, Winter (Max) — — — — — — —
Total — — — — — — —
Annual — — — — — — —
Total — — — — — — —

4.8. Stationary Emissions By Equipment Type

4.8.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipment Type ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —
Total — — — — — — —
Daily, Winter (Max) — — — — — — —
Total — — — — — — —
Annual — — — — — — —
Total — — — — — — —

4.9. User Defined Emissions By Equipment Type

4.9.1. Unmitigated
Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Equipment Type ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —
Total — — — — — — —
Daily, Winter (Max) — — — — — — —
Total — — — — — — —
Annual — — — — — — —

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Total — — — — — — —

4.10. Soil Carbon Accumulation By Vegetation Type

4.10.1. Soil Carbon Accumulation By Vegetation Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Vegetation ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —
Total — — — — — — —
Daily, Winter (Max) — — — — — — —
Total — — — — — — —
Annual — — — — — — —
Total — — — — — — —

4.10.2. Above and Belowground Carbon Accumulation by Land Use Type - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Land Use ROG NOx CO SO2 PM10T PM2.5T CO2e
Daily, Summer (Max) — — — — — — —
Total — — — — — — —
Daily, Winter (Max) — — — — — — —
Total — — — — — — —
Annual — — — — — — —
Total — — — — — — —

4.10.3. Avoided and Sequestered Emissions by Species - Unmitigated Criteria Pollutants (lb/day for daily, ton/yr for annual) and GHGs (lb/day for daily, MT/yr for annual) Species ROG NOx CO SO2 PM10T PM2.5T CO2e

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Daily, Summer (Max)———————
Avoided———————
Subtotal———————
Sequestered———————
Subtotal———————
Removed———————
Subtotal———————
————————
Daily, Winter (Max)———————
Avoided———————
Subtotal———————
Sequestered———————
Subtotal———————
Removed———————
Subtotal———————
————————
Annual———————
Avoided———————
Subtotal———————
Sequestered———————
Subtotal———————
Removed———————
Subtotal———————
————————

5. Activity Data

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5.1. Construction Schedule
Phase Name Phase Type Start Date End Date Days Per Week Work Days per Phase Phase Description Demolition Demolition 10/1/2024 10/29/2024 5.00 20.0 —
Site Preparation Site Preparation 10/30/2024 11/3/2024 5.00 3.00 — Grading Grading 11/4/2024 11/12/2024 5.00 6.00 —
Building Construction Building Construction 11/13/2024 9/17/2025 5.00 220 — Paving Paving 9/18/2025 10/2/2025 5.00 10.0 —
Architectural Coating Architectural Coating 10/3/2025 10/17/2025 5.00 10.0 —

5.2. Off-Road Equipment

5.2.1. Unmitigated
Phase Name Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor Demolition Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Demolition Concrete/Industrial
Saws
Diesel Average 1.00 8.00 33.0 0.73
Demolition Tractors/Loaders/Backh
oes
Diesel Average 3.00 8.00 84.0 0.37
Site Preparation Tractors/Loaders/Backh
oes
Diesel Average 0.00 7.00 84.0 0.37
Site Preparation Crawler Tractors Diesel Average 1.00 8.00 87.0 0.43 Site Preparation Graders Diesel Average 1.00 8.00 148 0.41 Site Preparation Scrapers Diesel Average 1.00 8.00 423 0.48 Grading Graders Diesel Average 1.00 8.00 148 0.41
Grading Rubber Tired Dozers Diesel Average 1.00 8.00 367 0.40 Grading Tractors/Loaders/Backh
oes
Diesel Average 0.00 7.00 84.0 0.37
Grading Crawler Tractors Diesel Average 2.00 8.00 87.0 0.43

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Building Construction Cranes Diesel Average 1.00 8.00 367 0.29 Building Construction Forklifts Diesel Average 2.00 8.00 82.0 0.20 Building Construction Generator Sets Diesel Average 1.00 8.00 14.0 0.74 Building Construction Tractors/Loaders/Backh
oes
Diesel Average 1.00 8.00 84.0 0.37
Building Construction Welders Diesel Average 3.00 8.00 46.0 0.45 Paving Tractors/Loaders/Backh
oes
Diesel Average 1.00 8.00 84.0 0.37
Paving Pavers Diesel Average 1.00 8.00 81.0 0.42
Paving Paving Equipment Diesel Average 1.00 8.00 89.0 0.36 Paving Rollers Diesel Average 2.00 8.00 36.0 0.38
Paving Cement and Mortar
Mixers
Diesel Average 1.00 8.00 10.0 0.56
Architectural Coating Air Compressors Diesel Average 1.00 8.00 37.0 0.48

5.3. Construction Vehicles

5.3.1. Unmitigated
Phase Name Trip Type One-Way Trips per Day Miles per Trip Vehicle Mix Demolition — — — —
Demolition Worker 12.5 18.5 LDA,LDT1,LDT2
Demolition Vendor — 10.2 HHDT,MHDT
Demolition Hauling 45.5 20.0 HHDT
Demolition Onsite truck — — HHDT
Site Preparation — — — —
Site Preparation Worker 7.50 18.5 LDA,LDT1,LDT2
Site Preparation Vendor — 10.2 HHDT,MHDT
Site Preparation Hauling 0.00 20.0 HHDT

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Site Preparation Onsite truck — — HHDT
Grading — — — —
Grading Worker 10.0 18.5 LDA,LDT1,LDT2
Grading Vendor — 10.2 HHDT,MHDT
Grading Hauling 62.5 20.0 HHDT
Grading Onsite truck — — HHDT
Building Construction — — — —
Building Construction Worker 54.0 18.5 LDA,LDT1,LDT2
Building Construction Vendor 8.02 10.2 HHDT,MHDT
Building Construction Hauling 0.00 20.0 HHDT
Building Construction Onsite truck — — HHDT
Paving — — — —
Paving Worker 15.0 18.5 LDA,LDT1,LDT2
Paving Vendor — 10.2 HHDT,MHDT
Paving Hauling 0.00 20.0 HHDT
Paving Onsite truck — — HHDT
Architectural Coating — — — —
Architectural Coating Worker 10.8 18.5 LDA,LDT1,LDT2
Architectural Coating Vendor — 10.2 HHDT,MHDT
Architectural Coating Hauling 0.00 20.0 HHDT
Architectural Coating Onsite truck — — HHDT

5.4. Vehicles

5.4.1. Construction Vehicle Control Strategies
Non-applicable. No control strategies activated by user.

5.5. Architectural Coatings

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Phase Name Residential Interior Area Coated
(sq ft)
Residential Exterior Area Coated
(sq ft)
Non-Residential Interior Area
Coated (sq ft)
Non-Residential Exterior Area
Coated (sq ft)
Parking Area Coated (sq ft)
Architectural Coating 205,240 68,413 0.00 0.00 1,168

5.6. Dust Mitigation

5.6.1. Construction Earthmoving Activities
Phase Name Material Imported (Ton of
Debris)
Material Exported (Ton of
Debris)
Acres Graded (acres) Material Demolished (Ton of
Debris)
Acres Paved (acres)
Demolition 0.00 0.00 0.00 3,636 —
Site Preparation — — 10.0 0.00 —
Grading 3,000 — 16.0 0.00 —
Paving 0.00 0.00 0.00 0.00 0.45

5.6.2. Construction Earthmoving Control Strategies
Control Strategies Applied Frequency (per day) PM10 Reduction PM2.5 Reduction Water Exposed Area 3 74% 74%
Water Demolished Area 2 36% 36%

5.7. Construction Paving
Land Use Area Paved (acres) % Asphalt
Condo/Townhouse — 0%
Parking Lot 0.24 100%
Other Asphalt Surfaces 0.21 100%

5.8. Construction Electricity Consumption and Emissions Factors kWh per Year and Emission Factor (lb/MWh) Page 1506 of 2700 747 Barranca Detailed Report, 2/21/2024
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Year kWh per Year CO2 CH4 N2O
2024 0.00 349 0.03 < 0.005
2025 0.00 349 0.03 < 0.005

5.9. Operational Mobile Sources

5.9.1. Unmitigated
Land Use Type Trips/Weekday Trips/Saturday Trips/Sunday Trips/Year VMT/Weekday VMT/Saturday VMT/Sunday VMT/Year Condo/Townhouse 540 657 538 203,083 4,352 5,295 4,334 1,636,658 Parking Lot 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Other Asphalt
Surfaces

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00

5.10. Operational Area Sources

5.10.1. Hearths

5.10.1.1. Unmitigated
Hearth Type Unmitigated (number)
Condo/Townhouse —
Wood Fireplaces 0
Gas Fireplaces 0
Propane Fireplaces 0
Electric Fireplaces 0
No Fireplaces 75
Conventional Wood Stoves 0
Catalytic Wood Stoves 0
Non-Catalytic Wood Stoves 0

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Pellet Wood Stoves 0

5.10.2. Architectural Coatings
Residential Interior Area Coated (sq ft) Residential Exterior Area Coated (sq ft) Non-Residential Interior Area Coated (sq ft)
Non-Residential Exterior Area Coated
(sq ft)
Parking Area Coated (sq ft)
205239.82499999998 68,413 0.00 0.00 1,168

5.10.3. Landscape Equipment
Season Unit Value
Snow Days day/yr 0.00
Summer Days day/yr 250

5.11. Operational Energy Consumption

5.11.1. Unmitigated
Electricity (kWh/yr) and CO2 and CH4 and N2O and Natural Gas (kBTU/yr) Land Use Electricity (kWh/yr) CO2 CH4 N2O Natural Gas (kBTU/yr) Condo/Townhouse 344,412 349 0.0330 0.0040 1,802,277
Parking Lot 9,158 349 0.0330 0.0040 0.00
Other Asphalt Surfaces 0.00 349 0.0330 0.0040 0.00

5.12. Operational Water and Wastewater Consumption

5.12.1. Unmitigated
Land Use Indoor Water (gal/year) Outdoor Water (gal/year) Condo/Townhouse 2,795,535 364,661
Parking Lot 0.00 0.00 Page 1508 of 2700
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Other Asphalt Surfaces 0.00 0.00

5.13. Operational Waste Generation

5.13.1. Unmitigated
Land Use Waste (ton/year) Cogeneration (kWh/year)
Condo/Townhouse 55.5 —
Parking Lot 0.00 —
Other Asphalt Surfaces 0.00 —

5.14. Operational Refrigeration and Air Conditioning Equipment

5.14.1. Unmitigated
Land Use Type Equipment Type Refrigerant GWP Quantity (kg) Operations Leak Rate Service Leak Rate Times Serviced Condo/Townhouse Average room A/C &
Other residential A/C
and heat pumps
R-410A 2,088 < 0.005 2.50 2.50 10.0
Condo/Townhouse Household refrigerators
and/or freezers
R-134a 1,430 0.12 0.60 0.00 1.00

5.15. Operational Off-Road Equipment

5.15.1. Unmitigated
Equipment Type Fuel Type Engine Tier Number per Day Hours Per Day Horsepower Load Factor

5.16. Stationary Sources

5.16.1. Emergency Generators and Fire Pumps

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Equipment Type Fuel Type Number per Day Hours per Day Hours per Year Horsepower Load Factor

5.16.2. Process Boilers
Equipment Type Fuel Type Number Boiler Rating (MMBtu/hr) Daily Heat Input (MMBtu/day) Annual Heat Input (MMBtu/yr)

5.17. User Defined
Equipment Type Fuel Type

5.18. Vegetation

5.18.1. Land Use Change

5.18.1.1. Unmitigated
Vegetation Land Use Type Vegetation Soil Type Initial Acres Final Acres

5.18.1. Biomass Cover Type

5.18.1.1. Unmitigated
Biomass Cover Type Initial Acres Final Acres

5.18.2. Sequestration

5.18.2.1. Unmitigated
Tree Type Number Electricity Saved (kWh/year) Natural Gas Saved (btu/year)

6. Climate Risk Detailed Report

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6.1. Climate Risk Summary
Cal-Adapt midcentury 2040–2059 average projections for four hazards are reported below for your project location. These are under Representation Concentration Pathway (RCP) 8.5 which assumes GHG emissions will continue to rise strongly through 2050 and then plateau around 2100.

Climate Hazard Result for Project Location Unit
Temperature and Extreme Heat 23.4 annual days of extreme heat Extreme Precipitation 6.20 annual days with precipitation above 20 mm Sea Level Rise — meters of inundation depth
Wildfire 0.00 annual hectares burned
Temperature and Extreme Heat data are for grid cell in which your project are located. The projection is based on the 98th historical percentile of daily maximum/minimum temperatures from observed historical data (32 climate model ensemble from Cal-Adapt, 2040–2059 average under RCP 8.5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.

Extreme Precipitation data are for the grid cell in which your project are located. The threshold of 20 mm is equivalent to about ¾ an inch of rain, which would be light to moderate rainfall if received over a full day or heavy rain if received over a period of 2 to 4 hours. Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.

Sea Level Rise data are for the grid cell in which your project are located. The projections are from Radke et al. (2017), as reported in Cal-Adapt (Radke et al., 2017, CEC-500-2017-008), and consider inundation location and depth for the San Francisco Bay, the Sacramento-San Joaquin River Delta and California coast resulting different increments of sea level rise coupled with extreme storm events.

Users may select from four scenarios to view the range in potential inundation depth for the grid cell. The four scenarios are: No rise, 0.5 meter, 1.0 meter, 1.41 meters Wildfire data are for the grid cell in which your project are located. The projections are from UC Davis, as reported in Cal-Adapt (2040–2059 average under RCP 8.5), and consider historical data of climate, vegetation, population density, and large (> 400 ha) fire history. Users may select from four model simulations to view the range in potential wildfire probabilities for the grid cell. The four simulations make different assumptions about expected rainfall and temperature are: Warmer/drier (HadGEM2-ES), Cooler/wetter (CNRM-CM5), Average conditions (CanESM2), Range of different rainfall and temperature possibilities (MIROC5). Each grid cell is 6 kilometers (km) by 6 km, or 3.7 miles (mi) by 3.7 mi.

6.2. Initial Climate Risk Scores
Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat 3 0 0 N/A
Extreme Precipitation N/A N/A N/A N/A
Sea Level Rise 1 0 0 N/A
Wildfire 1 0 0 N/A
Flooding N/A N/A N/A N/A
Drought N/A N/A N/A N/A
Snowpack Reduction N/A N/A N/A N/A
Air Quality Degradation 0 0 0 N/A

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The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure.

The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt.

The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores do not include implementation of climate risk reduction measures.

6.3. Adjusted Climate Risk Scores
Climate Hazard Exposure Score Sensitivity Score Adaptive Capacity Score Vulnerability Score Temperature and Extreme Heat 3 1 1 3
Extreme Precipitation N/A N/A N/A N/A
Sea Level Rise 1 1 1 2
Wildfire 1 1 1 2
Flooding N/A N/A N/A N/A
Drought N/A N/A N/A N/A
Snowpack Reduction N/A N/A N/A N/A
Air Quality Degradation 1 1 1 2
The sensitivity score reflects the extent to which a project would be adversely affected by exposure to a climate hazard. Exposure is rated on a scale of 1 to 5, with a score of 5 representing the greatest exposure.

The adaptive capacity of a project refers to its ability to manage and reduce vulnerabilities from projected climate hazards. Adaptive capacity is rated on a scale of 1 to 5, with a score of 5 representing the greatest ability to adapt.

The overall vulnerability scores are calculated based on the potential impacts and adaptive capacity assessments for each hazard. Scores include implementation of climate risk reduction measures.

6.4. Climate Risk Reduction Measures

7. Health and Equity Details

7.1. CalEnviroScreen 4.0 Scores
The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state.

Indicator Result for Project Census Tract
Exposure Indicators —
AQ-Ozone 78.0

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AQ-PM 79.9
AQ-DPM 32.2
Drinking Water 96.7
Lead Risk Housing 60.5
Pesticides 0.00
Toxic Releases 70.6
Traffic 34.4
Effect Indicators —
CleanUp Sites 59.6
Groundwater 17.5
Haz Waste Facilities/Generators 65.2
Impaired Water Bodies 0.00
Solid Waste 75.7
Sensitive Population —
Asthma 48.1
Cardio-vascular 37.3
Low Birth Weights 41.7
Socioeconomic Factor Indicators —
Education 62.5
Housing 66.1
Linguistic 37.0
Poverty 44.9
Unemployment 77.8

7.2. Healthy Places Index Scores
The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.

Indicator Result for Project Census Tract

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Economic —
Above Poverty 68.66418581
Employed 84.28076479
Median HI 66.62389324
Education —
Bachelor's or higher 46.81124086
High school enrollment 100
Preschool enrollment 87.91222892
Transportation —
Auto Access 58.83485179
Active commuting 45.8488387
Social —
2-parent households 72.92441935
Voting 23.46978057
Neighborhood —
Alcohol availability 30.98934942
Park access 52.70114205
Retail density 83.24137046
Supermarket access 86.15424099
Tree canopy 18.13165661
Housing —
Homeownership 67.43231105
Housing habitability 68.0354164
Low-inc homeowner severe housing cost burden 68.00975234 Low-inc renter severe housing cost burden 28.6154241
Uncrowded housing 65.16104196
Health Outcomes —

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Insured adults 85.29449506
Arthritis 0.0
Asthma ER Admissions 56.3
High Blood Pressure 0.0
Cancer (excluding skin) 0.0
Asthma 0.0
Coronary Heart Disease 0.0
Chronic Obstructive Pulmonary Disease 0.0
Diagnosed Diabetes 0.0
Life Expectancy at Birth 35.4
Cognitively Disabled 64.4
Physically Disabled 41.1
Heart Attack ER Admissions 65.8
Mental Health Not Good 0.0
Chronic Kidney Disease 0.0
Obesity 0.0
Pedestrian Injuries 19.6
Physical Health Not Good 0.0
Stroke 0.0
Health Risk Behaviors —
Binge Drinking 0.0
Current Smoker 0.0
No Leisure Time for Physical Activity 0.0
Climate Change Exposures —
Wildfire Risk 0.0
SLR Inundation Area 0.0
Children 14.8

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Elderly 37.4
English Speaking 65.0
Foreign-born 47.5
Outdoor Workers 54.5
Climate Change Adaptive Capacity —
Impervious Surface Cover 29.0
Traffic Density 36.3
Traffic Access 61.2
Other Indices —
Hardship 35.0
Other Decision Support —
2016 Voting 30.6

7.3. Overall Health & Equity Scores
Metric Result for Project Census Tract
CalEnviroScreen 4.0 Score for Project Location (a) 64.0 Healthy Places Index Score for Project Location (b) 71.0 Project Located in a Designated Disadvantaged Community (Senate Bill 535) No Project Located in a Low-Income Community (Assembly Bill 1550) No Project Located in a Community Air Protection Program Community (Assembly Bill 617) No a: The maximum CalEnviroScreen score is 100. A high score (i.e., greater than 50) reflects a higher pollution burden compared to other census tracts in the state. b: The maximum Health Places Index score is 100. A high score (i.e., greater than 50) reflects healthier community conditions compared to other census tracts in the state.

7.4. Health & Equity Measures
No Health & Equity Measures selected.

7.5. Evaluation Scorecard
Health & Equity Evaluation Scorecard not completed. Page 1516 of 2700 747 Barranca Detailed Report, 2/21/2024
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7.6. Health & Equity Custom Measures
No Health & Equity Custom Measures created.

8. User Changes to Default Data
Screen Justification
Land Use Adjusted lot acreage to match site plan
Construction: Off-Road Equipment Replaced Tractors/Loaders/Backhoes with Crawler tractors in the Site Preparation and Grading phases. All equipment will conservatively assume 8 hours per work day.

Operations: Vehicle Data Updated trip rates to match those presented by the ITE 11th edition.

Construction: Dust From Material Movement Added 3000 cubic yards of imported material Operations: Hearths Adjusted to match project description

CULTURAL RESOURCES STUDY FOR THE
747 NORTH BARRANCA AVENUE PROJECT

CITY OF COVINA,

LOS ANGELES COUNTY, CALIFORNIA
APN 8430-015-021
Lead Agency:

City of Covina
125 East College Street
Covina, California 91723
Preparer:

BFSA Environmental Services,
a Perennial Company
14010 Poway Road, Suite A
Poway, California 92064
___________________
Signature
Project Proponent:

EPD Solutions, Inc.
2355 Main Street, Suite 100
Irvine, California 92614
September 29, 2023

Cultural Resources Study for the 747 North Barranca Avenue Project i
Archaeological Database Information
Authors: John J. Baber, M.S., RPA, and Tracy A. Stropes, M.A., RPA Consulting Firm: BFSA Environmental Services, a Perennial Company 14010 Poway Road, Suite A
Poway, California 92064
(858) 484-0915
Client/Project Proponent: EPD Solutions, Inc.
2355 Main Street, Suite 100
Irvine, California 92614
Report Date: September 29, 2023
Report Title: Cultural Resources Study for the 747 North Barranca Avenue Project, Covina, California (APN 8430-015-021)
Type of Study: Phase I Cultural Resources Study
USGS Quadrangle: Section 12, Township 1 South, Range 10 West, of the San Bernardino Baseline and Meridian on the Baldwin Park,
California (7.5-minute) topographic quadrangle
Acreage: 2.77 acres
Key Words: Archaeological survey; negative; no impacts to cultural resources.

Cultural Resources Study for the 747 North Barranca Avenue Project ii
Table of Contents
Section Description Page
MANAGEMENT SUMMARY/ABSTRACT........................................................................ iv

1.0 INTRODUCTION ...................................................................................................1.0–1

1.1 Project Description............................................................................................1.0–1

1.2 Environmental Setting ......................................................................................1.0–1

1.3 Cultural Setting .................................................................................................1.0–4

1.3.1 Prehistoric Period....................................................................................1.0–4

1.3.2 Historic Period.........................................................................................1.0–9

1.4 Results of the Archaeological Records Search .................................................1.0–12

1.5 Applicable Regulations.....................................................................................1.0–13

1.5.1 California Environmental Quality Act.....................................................1.0–13

1.5.2 Covina Town Center Specific Plan EIR...................................................1.0–15

2.0 RESEARCH DESIGN.............................................................................................2.0–1

3.0 FIELD SURVEY .....................................................................................................3.0–1

3.1 Survey Methods................................................................................................3.0–1

3.2 Results...............................................................................................................3.0–1

4.0 RECOMMENDATIONS.........................................................................................4.0–1

5.0 LIST OF PREPARERS AND ORGANIZATIONS CONTACTED.......................5.0–1

6.0 REFERENCES CITED............................................................................................6.0–1 List of Appendices
Appendix A – Qualifications of Key Personnel
Appendix B – Archaeological Records Search Results*
Appendix C – NAHC Sacred Lands File Search Results*
*Deleted for public review and bound separately in the Confidential Appendix

Cultural Resources Study for the 747 North Barranca Avenue Project iii
List of Figures
Figure Description Page
Figure 1.1–1 General Location Map...................................................................................1.0–2 Figure 1.1–2 Project Location Map (USGS) ......................................................................1.0–3 Figure 1.1–3 Project Development Map.............................................................................1.0–4 List of Plates
Plate Description Page
Plate 3.2–1 Overview of the project from the southeast corner, facing northwest.............3.0–2 Plate 3.2–2 Overview of the existing building, facing northeast........................................3.0–2 Plate 3.2–3 Overview of the western drainage basin, facing north ....................................3.0–3 List of Tables
Table Description Page
Table 1.4–1 Archaeological Sites Located Within One-Half Mile of the 747 North Barranca Avenue Project...............................................................................1.0–12

Cultural Resources Study for the 747 North Barranca Avenue Project iv

MANAGEMENT SUMMARY/ABSTRACT
In response to a request from the project applicant, a cultural resources study was conducted by BFSA Environmental Services, a Perennial Company (BFSA), for the proposed 747 North Barranca Avenue Project located in the northeastern portion of the city of Covina, Los Angeles County, California. The project includes Assessor’s Parcel Number (APN) 8430-015-021. On the U.S. Geological Survey (USGS) (7.5-minute), 1:24,000-scale Baldwin Park, California topographic quadrangle map, the project is situated within Section 12, Township 1 South, Range 10 West, of the San Bernardino Baseline and Meridian. The subject property contains a building and an associated parking lot which, according to aerial photographs, were both constructed between 2000 and 2003. As proposed, the project plans to develop the property as a multi-family residential development.

The purpose of this investigation was to locate and record any cultural resources present within the project and subsequently evaluate any resources as part of the City of Covina’s environmental review process conducted in compliance with the California Environmental Quality Act (CEQA). The cultural resources investigation included the review of an archaeological records search requested from the South Central Coastal Information Center (SCCIC) at California State University, Fullerton (CSU Fullerton) in order to assess previous archaeological studies and identify any previously recorded archaeological sites within the project or in the immediate vicinity. A Sacred Lands File (SLF) search was also requested from the Native American Heritage Commission (NAHC). As of the date of this report, the results of the SLF search have not yet been returned.

No evidence of any cultural resources was identified within the project during the survey.

Based upon the negative survey results, previous development of the existing structure and associated infrastructure, and the absence of landforms typically associated with prehistoric or historic use areas, the project, as designed, will not impact any cultural resources. Therefore, site-specific mitigation measures or monitoring of grading is not recommended for this project.

Although monitoring is not recommended, the recommendations section of this report includes procedures for the unlikely inadvertent discovery of cultural resources and/or human remains in line with mitigation requirements from the Covina Town Center Specific Plan Final Environmental Impact Report (EIR). A copy of this report will be permanently filed with the SCCIC at CSU Fullerton. All notes, photographs, and other materials related to this project will be curated at the archaeological laboratory of BFSA in Poway, California.

Cultural Resources Study for the 747 North Barranca Avenue Project

1.0–1

1.0 INTRODUCTION

1.1 Project Description
The cultural resources study program for the 747 North Barranca Avenue Project was conducted in order to comply with CEQA and City of Covina environmental guidelines. The project is located within the northeastern portion of the city of Covina, situated within the foothills of the San Gabriel Mountains overlooking the San Gabriel Valley to the south (Figure 1.1–1). On the USGS (7.5-minute), 1:24,000-scale Baldwin Park, California topographic quadrangle map, the project is situated in Section 12, Township 1 South, Range 10 West, of the San Bernardino Baseline and Meridian (Figure 1.1–2). The project includes APN 8430-015-021, totaling 2.77 acres. Presently, the subject property contains a building and associated parking lot, which were constructed between 2000 and 2003. The project would develop the site with multi-family residential units (Figure 1.1–3). The decision to request this investigation was based upon the cultural resource sensitivity of the locality as suggested by known site density and predictive modeling. Sensitivity for cultural resources in a given area is usually indicated by known settlement patterns, which, in the San Gabriel Valley area of Los Angeles County, were focused around freshwater resources and a food supply.

1.2 Environmental Setting
The 747 North Barranca Avenue Project is situated in the low-lying San Gabriel Valley, an almost closed geological basin within the northeastern block of the geologically-complex Los Angeles Basin. The roughly triangular valley sits near the juncture of the Peninsular Ranges Geologic Province, which trends northwest from the southern tip of Baja California to the Raymond-Malibu Fault Zone in western Los Angeles County, and the Transverse Ranges Geologic Province which trends largely eastward from Anacapa, San Miguel, Santa Cruz, and Santa Rosa islands off the coast of southern California to the Mojave Desert. Both provinces are characterized by mountain ranges with peaks exceeding 9,000 feet above mean sea level (AMSL), with seismically-active fault zones which merge or terminate where the two provinces meet at the southern margin of the Transverse Ranges (Yerkes et. al. 1965). The project sits in an area mapped as mainly alluvial sediments (Morton and Miller 2006), and is characterized as 45 percent Urban land with the remaining native soil mapped as Palmview-Tujunga complex, a form of alluvial fan, at 0 to 5 percent slopes (1002) (NRCS 2019).