Covina City Council
August 20, 2024

Map ID
Direction
Distance
Elevation Site

MAP FINDINGS
EDR ID Number
Database(s) EPA ID Number
E59
South
1/8-1/4

0.146 mi.
772 ft.

Relative:

Lower
DD’S DISCOUNTS #5029
408 N AZUSA AVE STE A
COVINA, CA 91722
Click here for full text details
RCRA NonGen / NLR
EPA Id CAL000397755
RCRA NonGen / NLR 1024845007
CAL000397755
E60 PINE TREE CAR WASH HIST UST U001569252
SSW
1/8-1/4

0.154 mi.
813 ft.

Relative:

Lower
401 N AZUSA AVE
COVINA, CA 91723
Click here for full text details

HIST UST
Facility Id 00000003837
N/A
E61 WALGREENS #5798 CERS HAZ WASTE S113149903
SSW 401 N AZUSA AVE HAZNET N/A
1/8-1/4

0.154 mi.
813 ft.

Relative:

Lower
COVINA, CA 91722
Click here for full text details
HAZNET
GEPAID CAL0003249B4
HWTS
E62 PINE TREE CAR WASH SWEEPS UST S101618856
SSW 401 N AZUSA AVE CA FID UST N/A
1/8-1/4

0.154 mi.
813 ft.

Relative:

Lower
COVINA, CA 91722
Click here for full text details

SWEEPS UST
Comp Number 9569
LOS ANGELES CO. HMS

CA FID UST
Facility Id 19013529
Status I
LOS ANGELES CO. HMS
Facility ID 009734-009569
Facility Status Removed
TC6994581.2S Page 23

Map ID MAP FINDINGS
Direction
Distance EDR ID Number
Elevation Site Database(s) EPA ID Number
E63 WALGREENS #5798 RCRA-SQG 1016954449
SSW 401 N AZUSA AVE CAL000324984
1/8-1/4

0.154 mi.
813 ft.

COVINA, CA 91722
Relative:

Click here for full text details
Lower RCRA-SQG
EPA Id CAL000324984
E64 PEGASUS CLEANERS RCRA-VSQG 1025502080
South 310 NORTH AZUSA AVE. CAR000294843
1/8-1 /4

0.187 mi.
986 ft.

COVINA, CA 91722
Relative:

Click here for full text details
Lower

RCRA-VSQG
EPA Id CAR000294843
E65 PEGASUS CLEANERS, YOUNG CHO DRYCLEANERS S121696264
South 310 N AZUSA AVE N/A
1/8-1/4

0.187 mi.
986 ft.

COVINA, CA 91722
Relative:

Lower
Click here for full text details
E66 PEGASUS CLEANERS, EMMA KAZARYAN DRYCLEANERS S121695763 South 310 N AZUSA AVE N/A
1/8-1/4

0.187 mi.

COVINA, CA 91722
986 ft.

Click here for full text details
Relative:

Lower
E67 ACE CLEANERS RCRA-SQG 1000107742
South 310 N AZUSA AVE FINDS CAD981424872
1/8-1/4 COVINA, CA 91722 ECHO

0.187 mi. DRYCLEANERS
986 ft. EMI
Relative:

Lower
Click here for full text details HAZNET
HWTS

RCRA-SQG
EPA Id CAD981424872
FINDS
Registry ID: 110002701336
ECHO
TC6994581.2S Page 24

Map ID
Direction
Distance
Elevation Site

MAP FINDINGS
EDR ID Number
Database(s) EPA ID Number
ACE CLEANERS (Continued) 1000107742
Registry ID 110002701336

DRYCLEANERS
EPA Id CAD981424872
EMI
Facility Id 35379
HAZNET
GEPAIDCAD981424872
E68 PEGASUS CLEANERS, KEVIN H. LEE DRYCLEANERS S121696078 South 310 N AZUSA AVE HWTS N/A
1/8-1/4

0.187 mi.

COVINA, CA 91722
986 ft.

Relative:

Lower
Click here for full text details

DRYCLEANERS
EPA Id CAR000294843
69 AUTOZONE INC #5369 RCRA NonGen / NLR 1024799189
North 730 N AZUSA AVE CAL000207937
1/8-1/4

0.188 mi.

COVINA, CA 91722
990 ft.

Click here for full text details
Relative:

Higher RCRA NonGen / NLR
EPA Id CAL000207937
F70 CONRAC CORP. CONRAC DIV SEMS-ARCHIVE 1015732746
WSW 600 N RIMSDALE RCRA-SQG CAD053869293
1/8-1/4

0.198 mi.
1047 ft.

COVINA, CA 91722
Relative:

SllgJS i'<?re for fgJLtextJfitajis
Lower

SEMS-ARCHIVE
Site ID 0901439
EPA Id CAD053869293

RCRA-SQG
EPA Id CAD053869293
TC6994581.2S Page 25

Map ID
Direction
Distance
Elevation Site

MAP FINDINGS
Database(s)
F71 CONRAC CORP. CONRAC DIV HIST UST
WSW 600 N RIMSDALE FINDS
1/8-1/4

0.198 mi.

COVINA, CA 91722 ECHO
1047 ft.

Click here for full text details
Relative:

Lower HIST UST
Facility Id 00000046961
FINDS
Registry ID: 110002649518
ECHO
Registry ID 110002649518
F72 JRS RCRA-SQG
WSW 544 N RIMSDALE FINDS
1/8-1/4 COVINA, CA 91722 ECHO

0.203 mi.
1070 ft.

Click here for full text details
LOS ANGELES CO. HMS
Relative:

Lower RCRA-SQG
EPA Id CAD983616871
FINDS
Registry ID: 110002867372
ECHO
Registry ID 110002867372
LOS ANGELES CO. HMS
Facility ID 022876-032015
Facility Status OPEN
F73
WSW
1/8-1/4

0.216 mi.
1140 ft.

Relative:

Lower

US POSTAL SERVICE COVINA
545 RIMSDALE AVE N
COVINA, CA 91722
Click here for full text details
LUST
Global ID T0603703479
Status Case Closed
Status Completed - Case Closed ^
Facility Id 1-09718
Global Id T0603703479
LUST
Cortese

HIST CORTESE
CERS
Cortese
Cleanup Status COMPLETED - CASE CLOSED <£=-
EDR ID Number
EPA ID Number
1000352687
N/A
1000597667
CAD983616871
S101896866
N/A
TC6994581.2s Page 26

Map ID
Direction
Distance
Elevation Site

MAP FINDINGS
EDR ID Number
Database(s) EPA ID Number
US POSTAL SERVICE COVINA (Continued) S101896866

HIST CORTESE
Reg Id 1-09718
G74 HOME DEPOT 1845 RCRA-SQG 1010562220
SSW 963 W BADILLO ST HAZNET CAR000188375
1/8-1/4

0.226 mi.
1192 ft.

COVINA, CA 91722 HWTS
Relative:

Lower
Click here for full text details

RCRA-SQG
EPA Id CAR000188375
HAZNET
GEPAID CAR000188375
G75 THE HOME DEPOT STORE #1845 CERS HAZ WASTE S121776306 SSW 963 W BADILLO ST CERS N/A
1/8-1/4

0.226 mi.
1192 ft.

COVINA, CA 91722
Relative:

Lower
Click here for full text details
F76 COVINA POST OFFICE SWEEPS UST U001569200
WSW 545 N RIMSDALE HIST UST N/A
1/8-1/4

0.227 mi.
1197 ft.

COVINA, CA 91722
Relative:

Lower
Click here for full text details

SWEEPS UST
Status A
Tank Status A
Comp Number 9718

HIST UST
Facility Id 00000065411
H77 CVS PHARMACY NO 9641 RCRA-LQG 1016140171
South 206 N AZUSA AVE FINDS CAR000237933
1/8-1/4

0.230 mi.
1215 ft.

COVINA, CA 91722 ECHO
Relative:

Lower
Click here for full text details

RCRA-LQG
EPA Id CAR000237933
FINDS
TC6994581.2S Page 27

Map ID
Direction
Distance
Elevation
H78
South
1/8-1/4

0.230 mi.
1215 ft.

Relative:

Lower
79 ENE
1/8-1/4

0.231 mi.
1221 ft.

Relative:

Higher
H80
South
1/8-1/4

0.235 mi.
1243 ft.

Relative:

Lower
H81
South
1/8-1/4

0.249 mi.
1314 ft.

Relative:

Lower

MAP FINDINGS
Site Database(s)
EDR ID Number
EPA ID Number
CVS PHARMACY NO 9641 (Continued)
Registry ID: 110055439155
ECHO
Registry ID 110055439155
1016140171
CVS PHARMACY #9641
206 N AZUSA AVE
COVINA, CA 91722
Click here for full text details
CERS HAZ WASTE S113150698
N/A

TOM BODENHEIMER
680 WEST EDNA PLACE
COVINA, CA 92722
Click here for full text details
RCRA NonGen / NLR 1027070050
CAC003141480
ROSS DRESS FOR LESS 1993
147 NORTH AZUSA AVE
COVINA, CA 91722
Click here for full text details
RCRA NonGen / NLR
EPA Id CAL000432010
RCRA NonGen / NLR 1024863465
CAL000432010
SMART & FINAL #367 CERS HAZ WASTE S104294447
114 N AZUSA AVE HAZNET N/A
COVINA, CA 91722 LOS ANGELES CO. HMS
CERS
HWTS
Click here for full text details
HAZNET
GEPAID CAL000378231
LOS ANGELES CO. HMS
Facility ID 021246-030070
Facility Status OPEN
TC6994581.2S Page 28

Map ID
Direction
Distance
Elevation Site

MAP FINDINGS
EDR ID Number
Database(s) EPA ID Number
H82 SMART 8. FINAL #367 RCRA NonGen / NLR 1024835731
South 114 N AZUSA AVE CAL000378231
1/8-1/4

0.249 mi.

COVINA, CA 91722
1314 ft.

Click here for full text details
Relative:

Lower RCRA NonGen / NLR
EPA Id CAL000378231
83 ALLEN CHEN RCRA NonGen / NLR 1025856959
NE 724 N ELSPETH WAY CAC003037339
1/8-1/4

0.250 mi.

COVINA, CA 91722
1319 ft.

Click here for full text details
Relative:

Higher RCRA NonGen / NLR
EPA Id CAC003037339
84 MOBIL #11-MHY LUST S104406580
South 107 AZUSA AVE N Cortese N/A
1/4-1/2 COVINA, CA 91722 HIST CORTESE

0.284 mi.
1501 ft.

Click here for full text details
CERS
Relative:

Lower LUST
Global ID T0603703397
Status Case Closed
Status Completed - Case Closed —
Facility Id I-09376
Global Id T0603703397
Cortese
Cleanup Status COMPLETED - CASE CLOSED €=-

HIST CORTESE
Reg Id 1-09376
85 CITY OF COVINA FIRE STATION __ =■> LUST U002286736
North 807 CYPRESS ST W Cortese N/A
1/4-1/2 COVINA, CA 91723 HIST CORTESE

0.324 mi. LOS ANGELES CO. HMS
1712 ft. CERS
Relative:

Click here for full text details
Higher LUST
Global ID T0603704142
Status Case Closed
Status Completed - Case Closed
Facility Id 1-14170
Global Id T0603704142
Cortese
TC6994581,2s Page 29

Map ID
Direction
Distance
Elevation Site

MAP FINDINGS
EDR ID Number
Database(s) EPA ID Number
CITY OF COVINA FIRE STATION (Continued) U002286736
Cleanup Status COMPLETED - CASE CLOSED

HIST CORTESE
Reg Id 1-14170
LOS ANGELES CO. HMS
Facility ID 013745-014170
Facility Status Removed
86 SMITH’S FOOD & DRUG _=», LUST S102057195
North 1000 AZUSA AVEN Cortese N/A
1/4-1/2 COVINA, CA 91722 HIST CORTESE

0.404 mi. LOS ANGELES CO. HMS
2134 ft.

Click here for full text details
CERS
Relative:

Higher LUST
Global ID T0603705278
Status Case Closed
Status Completed - Case Closed <£;—
Facility Id R-16290
Global Id T0603705278
Cortese
Cleanup Status COMPLETED - CASE CLOSED ^—

HIST CORTESE
Reg Id R-16290
LOS ANGELES CO. HMS
Facility ID 015212-016290
Facility Status Removed
87 HUGHES TRAINING INC CORRACTS 100069802Q
WSW 1200 E SAN BERNARDINO RD RCRA-TSDF CAD008351827
1/4-1/2

0.445 mi.
2351 ft.

Relative:

Lower
WEST COVINA, CA 91791
Click here for full text details

HIST UST
RCRA NonGen / NLR
PADS
EMI
CERS

CORRACTS
EPA ID: CAD008351827

RCRA-TSDF
EPA Id CAD008351827
RCRA NonGen / NLR
TC6994581.2S Page 30

Map ID
Direction
Distance
Elevation Site

MAP FINDINGS
EDR ID Number
Database(s) EPA ID Number
HUGHES TRAINING INC (Continued) 1000698020
EPA Id CAD008351827
PADS
EPAID: CAD008351827
EMI
Facility Id 66503
88 COUCH FAMILY TRUST RESIDENCE ___sp LUST S113186805
SE 220 HOUSER DR S Cortese N/A
1/4-1/2

0.487 mi.
2569 ft.

COVINA, CA 91722 CERS
Relative:

Click here for full text details
Higher LUST
Status Completed - Case Closed <£=-
Global Id T10000004628
Cortese
Cleanup Status COMPLETED - CASE CLOSED *=—
89 HONEYWELL INC ENVIROSTOR S109467241

SW HWP N/A
1/2-1

0.754 mi.
3980 ft.

WEST COVINA, CA 91790 CERS
Relative:

Click here for full text details
Lower ENVIROSTOR
Facility Id 80001565
Status No Further Action
HWP
EPA ID CAD008351827
Cleanup Status CLOSED
90 TEXACO Notify 65 S100179615
North 1237 N. AZUSA AVENUE N/A
1/2-1

0.764 mi.
4034 ft.

Relative:

Higher
COVINA, CA 91722
Click here for full text details
TC6994581.2S Page 31

Map ID
Direction
Distance
Elevation Site

MAP FINDINGS
EDR ID Number
Database(s) EPA ID Number
191 SO CAL GAS/COVINA MGP (EDNA PARK) ENVIROSTOR S106568226 East 222 WEST EDNA PLACE VCP N/A
1/2-1

0.785 mi.
4146 ft.

COVINA, CA 91723
Relative:

Click here for full text details
Higher ENVIROSTOR
Facility Id 19490224
Status Certified
VCP
Facility Id 19490224
Status Certified
192 SO CAL GAS/COVINA MGP EDR MGP 1008407669
East 222 WEST EDNA PLACE N/A
1/2-1

0.785 mi.
4146 ft.

COVINA, CA 91723
Relative:

Higher
Click here for full text details
TC6994581,2s Page 32

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California Regional Water Quality Control Boa California Regional Water Quality Control Boa California Regional Water Quality Control Boa California Regional Water Quality Control Boa California Regional Water Quality Control Boa California Regional Water Quality Control Boa California Regional Water Quality Control Boa State Water Resources Control Board State Water Resources Control Board Gov Date Arvl. Date
02/20/2020 12/10/2021
07/06/2016 07/12/2016
12/15/2021 12/16/2021
01/01/1989 07/27/1994
10/31/1994 09/05/199512/31/2019 01/20/2021
01/18/2022 01/19/202201/18/2022 01/19/2022
01/18/2022 01/19/2022
12/31/2021 01/19/2022
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12/31/2019 06/10/2021
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01/24/2022 01/25/2022
01/13/2022 01/14/202202/23/2022 02/24/202209/14/2021 11/11/2021 12/31/2019 04/15/2020
08/08/2005 08/03/200604/01/2001 01/22/2009
10/15/1990 01/25/1991
02/14/2022 02/15/202201/03/2022 01/04/202204/05/2022 04/05/2022 02/14/2022 02/15/202205/23/2022 05/23/202202/24/2022 02/25/2022 05/23/2022 05/23/202202/01/2001 02/28/2001 09/30/2004 10/20/200405/19/2003 05/19/2003 09/07/2004 09/07/2004
07/01/2008 07/22/200809/09/2003 09/10/2003
06/07/2005 06/07/200502/26/2004 02/26/2004
02/14/2005 02/15/200503/01/2001 04/23/200105/23/2022 05/23/2022 12/06/2021 12/07/2021
Active Date
02/25/2022
09/19/2016
03/03/202208/02/1994
09/29/199504/08/202104/08/202204/11/202204/11/2022
04/08/202202/16/202203/03/2022
05/24/202205/17/2022
02/16/2022
05/18/202205/18/2022
11/19/2021
08/27/202102/03/202204/13/2022
04/08/202205/18/2022
11/23/2021
07/02/2020
08/24/200604/08/2009
02/12/199105/12/2022
03/18/202204/26/2022
05/12/202205/24/202203/09/2022
05/24/202203/29/2001
11/19/2004
06/02/2003
10/12/2004
07/31/2008
10/07/2003
06/29/2005
03/24/200403/28/200505/21/200105/24/2022
02/23/2022
TC6994581.2S Page GR-1

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07/01/1995
12/03/202112/06/202112/06/2021
12/01/2021
01/24/202202/11/2021
12/06/2021
06/19/2007
12/06/2021
07/03/2009
04/01/200009/30/2017
12/14/202112/31/2019
12/07/202112/07/2021
11/30/202112/07/202112/14/2021
02/08/2022
12/07/202111/30/202112/07/202111/29/2021
12/07/202112/07/2021
01/25/202207/01/201307/01/2013
12/07/2021
02/04/2022
01/25/202204/07/2003
10/20/2004
05/18/2006
11/18/2004
04/05/200509/07/200405/25/2005
11/29/2004
04/03/200809/11/200701/03/201307/07/200502/08/2022
12/07/2021
08/30/1995
12/07/202112/07/202112/07/2021
12/07/2021
01/25/202207/01/2021
12/07/2021
06/20/2007
12/07/2021
07/21/200904/10/200005/08/2018
12/15/2021
03/02/2022
Active Date
02/23/202202/23/2022
02/17/202202/23/202203/03/202205/05/2022
02/23/202202/17/202202/23/202202/11/2022
02/23/202202/23/202204/13/202201/13/2014
12/30/2013
02/23/202205/02/2022
04/13/202204/25/2003
11/19/2004
06/15/200601/04/2005
04/21/2005
10/12/2004
06/16/2005
01/04/200504/14/200809/28/200702/22/201308/11/200505/05/202202/23/202209/26/1995 02/24/202202/23/202202/23/2022
03/02/202204/13/202209/29/202102/23/202206/29/2007
02/23/202208/03/2009
05/10/200007/20/2018
03/10/2022
03/25/2022
TC6994581.2S Page GR-2

GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING
Sl Acronym Full Name Government Agency Gov Date Arvl Date Active Date US COAL ASH DOE Steam-Electric Plant Operation Data Department of Energy 12/31/2020 11/30/2021 02/22/2022 US COAL ASH EPA Coal Combustion Residues Surface Impoundments List Environmental Protection Agency 01/12/2017 03/05/2019 11/11/2019 US CONSENT Superfund (CERCLA) Consent Decrees Department of Justice, Consent Decree Library 12/31/2021 01/14/2022 03/25/2022 US CORRACTS Corrective Action Report EPA 02/28/2022 03/02/2022 03/17/2022 US DEBRIS REGION 9 Torres Martinez Reservation Illegal Dump Site Locations EPA, Region 9 01/12/2009 05/07/2009 09/21/2009 US DOCKET HWC Hazardous Waste Compliance Docket Listing Environmental Protection Agency 05/06/2021 05/21/2021 08/11/2021US DOD Department of Defense Sites USGS 06/07/2021 07/13/2021 03/09/2022US DOT OPS Incident and Accident Data Department of Transporation, Office of Pipeli 01/02/2020 01/28/2020 04/17/2020 US Delisted NPL National Priority List Deletions EPA 01/25/2022 02/03/2022 02/22/2022 USUSUS
US
ECHOEDR Hist AutoEDR Hist Cleaner

EDR MGP
Enforcement & Compliance History InformationEDR Exclusive Historical Auto StationsEDR Exclusive Historical Cleaners EDR Proprietary Manufactured Gas Plants
Environmental Protection AgencyEDR, Inc.EDR, Inc.

EDR, Inc.
01/01/2022 01/04/2022 01/10/2022
US EPA WATCH LIST EPA WATCH LIST Environmental Protection Agency 08/30/2013 03/21/2014 06/17/2014 US ERNS Emergency Response Notification System National Response Center, United States Coast 12/31/2021 03/01/2022 03/10/2022US FEDERAL FACILITY Federal Facility Site Information listing Environmental Protection Agency 05/25/2021 06/24/2021 09/20/2021US FEDLAND Federal and Indian Lands U.S. Geological Survey 04/02/2018 04/11/2018 11/06/2019US FEMA UST Underground Storage Tank Listing FEMA 10/14/2021 11/05/2021 02/01/2022US FINDS Facility Index System/Facility Registry System EPA 11/04/2021 11/22/2021 02/25/2022 US FITS FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fu EPA/Office of Prevention, Pesticides and Toxi 04/09/2009 04/16/2009 05/11/2009 US FTTS INSP FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fu EPA 04/09/2009 04/16/2009 05/11/2009 US FUDS Formerly Used Defense Sites U.S. Army Corps of Engineers 12/01/2021 02/15/2022 05/10/2022US FUELS PROGRAM EPA Fuels Program Registered Listing EPA 02/17/2022 02/17/2022 05/10/2022US FUSRAP Formerly Utilized Sites Remedial Action Program Department of Energy 07/26/2021 07/27/2021 10/22/2021US HIST FTTS FIFRA/TSCA Tracking System Administrative Case Listing Environmental Protection Agency 10/19/2006 03/01/2007 04/10/2007US HIST FTTS INSP FIFRA/TSCA Tracking System Inspection & Enforcement Case LisEnvironmental Protection Agency 10/19/2006 03/01/2007 04/10/2007 US HMIRS Hazardous Materials Information Reporting System U.S. Department of Transportation 12/15/2021 12/16/2021 03/10/2022 US ICIS Integrated Compliance Information System Environmental Protection Agency 11/18/2016 11/23/2016 02/10/2017 US IHS OPEN DUMPS Open Dumps on Indian Land Department of Health & Human Serivces, Indian 04/01/2014 08/06/2014 01/29/2015 US INDIAN LUST R1 Leaking Underground Storage Tanks on Indian Land EPA Region 1 04/28/2021 06/11/2021 09/07/2021 US INDIAN LUSTR10 Leaking Underground Storage Tanks on Indian Land EPA Region 10 10/12/2021 11/15/2021 02/08/2022 US INDIAN LUST R4 Leaking Underground Storage Tanks on Indian Land EPA Region 4 05/28/2021 06/22/2021 09/20/2021 US INDIAN LUST R5 Leaking Underground Storage Tanks on Indian Land EPA, Region 5 10/12/2021 11/15/2021 02/08/2022 US INDIAN LUST R6 Leaking Underground Storage Tanks on Indian Land EPA Region 6 10/12/2021 11/15/2021 02/08/2022 US INDIAN LUST R7 Leaking Underground Storage Tanks on Indian Land EPA Region 7 10/12/2021 11/15/2021 02/08/2022 US INDIAN LUST R8 Leaking Underground Storage Tanks on Indian Land EPA Region 8 10/12/2021 11/15/2021 02/08/2022 US INDIAN LUST R9 Leaking Underground Storage Tanks on Indian Land Environmental Protection Agency 10/12/2021 11/15/2021 02/08/2022US INDIAN ODI Report on the Status of Open Dumps on Indian Lands Environmental Protection Agency 12/31/1998 12/03/2007 01/24/2008 US INDIAN RESERV Indian Reservations USGS 12/31/2014 07/14/2015 01/10/2017 US INDIAN UST R1 Underground Storage Tanks on Indian Land EPA, Region 1 10/14/2021 11/15/2021 02/08/2022 US INDIAN UST R10 Underground Storage Tanks on Indian Land EPA Region 10 10/12/2021 11/15/2021 02/08/2022 US INDIAN UST R4 Underground Storage Tanks on Indian Land EPA Region 4 05/28/2021 06/22/2021 09/20/2021 US INDIAN UST R5 Underground Storage Tanks on Indian Land EPA Region 5 04/06/2021 06/11/2021 09/07/2021 US INDIAN UST R6 Underground Storage Tanks on Indian Land EPA Region 6 10/12/2021 11/15/2021 02/08/2022 US INDIAN UST R7 Underground Storage Tanks on Indian Land EPA Region 7 10/12/2021 11/15/2021 02/08/2022 US INDIAN UST R8 Underground Storage Tanks on Indian Land EPA Region 8 10/12/2021 11/15/2021 02/08/2022 US INDIAN UST R9 Underground Storage Tanks on Indian Land EPA Region 9 10/12/2021 11/15/2021 02/08/2022 TC6994581.2s Page GR-3 Page 1117 of 1264

GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING
fit Acronym Full Name Government Agency finv Date Arvl Data Active Date US INDIAN VCP R1 Voluntary Cleanup Priority Listing EPA, Region 1 07/27/2015 09/29/2015 02/18/2016 US INDIAN VCP R7 Voluntary Cleanup Priority Lisitng EPA, Region 7 03/20/2008 04/22/2008 05/19/2008 US LEAD SMELTER 1 Lead Smelter Sites Environmental Protection Agency 01/25/2022 02/03/2022 02/22/2022 US LEAD SMELTER 2 Lead Smelter Sites American Journal of Public Health 04/05/2001 10/27/2010 12/02/2010 US LIENS 2 CERCLA Lien Information Environmental Protection Agency 01/25/2022 02/03/2022 02/22/2022 US LUCIS Land Use Control Information System Department of the Navy 02/08/2022 02/11/2022 05/10/2022 US MINES MRDS Mineral Resources Data System USGS 04/06/2018 10/21/2019 10/24/2019 US MINES VIOLATIONS MSHA Violation Assessment Data DOL, Mine Safety & Health Admi 03/21/2022 03/22/2022 03/25/2022 US MLTS Material Licensing Tracking System Nuclear Regulatory Commission 07/29/2021 08/24/2021 11/19/2021 US NPL National Priority List EPA 01/25/2022 02/03/2022 02/22/2022 US NPL LIENS Federal Superfund Liens EPA 10/15/1991 02/02/1994 03/30/1994 US ODI Open Dump Inventory Environmental Protection Agency 06/30/1985 08/09/2004 09/17/2004 US PADS PCB Activity Database System EPA 01/20/2022 01/20/2022 03/25/2022 US PCB TRANSFORMER PCB Transformer Registration Database Environmental Protection Agency 09/13/2019 11/06/2019 02/10/2020 US PCS Permit Compliance System EPA, Office of Water 07/14/2011 08/05/2011 09/29/2011 US PCS ENF Enforcement data EPA 12/31/2014 02/05/2015 03/06/2015 US PCS INACTIVE Listing of Inactive PCS Permits EPA 11/05/2014 01/06/2015 05/06/2015 US PRP Potentially Responsible Parties EPA 01/25/2022 02/03/2022 02/25/2022 US Proposed NPL Proposed National Priority List Sites EPA 01/25/2022 02/03/2022 02/22/2022 US RAATS RCRA Administrative Action Tracking System EPA 04/17/1995 07/03/1995 08/07/1995 US RADINFO Radiation Information Database Environmental Protection Agency 07/01/2019 07/01/2019 09/23/2019 US RCRA NonGen / NLR RCFtA - Non Generators / No Longer Regulated Environmental Protection Agency 02/28/2022 03/02/2022 03/17/2022 US RCRA-LQG RCRA - Large Quantity Generators Environmental Protection Agency 02/28/2022 03/02/2022 03/17/2022 US RCRA-SQG RCRA - Small Quantity Generators Environmental Protection Agency 02/28/2022 03/02/2022 03/17/2022 US RCRA-TSDF RCFtA - Treatment, Storage and Disposal Environmental Protection Agency 02/28/2022 03/02/2022 03/17/2022 US RCRA-VSQG RCRA - Very Small Quantity Generators (Formerly Conditional! Environmental Protection Agency 02/28/2022 03/02/2022 03/17/2022 US RMP Risk Management Plans Environmental Protection Agency 04/27/2022 05/04/2022 05/10/2022 US ROD Records Of Decision EPA 01/25/2022 02/03/2022 02/22/2022 US SCRD DRYCLEANERS State Coalition for Remediation of Drycleaners Listing Environmental Protection Agency 01/01/2017 02/03/2017 04/07/2017 US SEMS Superfund Enterprise Management System EPA 01/25/2022 02/03/2022 02/22/2022 US SEMS-ARCHIVE Superfund Enterprise Management System Archive EPA 01/25/2022 02/03/2022 02/22/2022 US SSTS Section 7 Tracking Systems EPA 01/19/2022 01/19/2022 04/11/2022 US TRIS Toxic Chemical Release Inventory System EPA 12/31/2018 08/14/2020 11/04/2020 US TSCA Toxic Substances Control Act EPA 12/31/2016 06/17/2020 09/10/2020 US UMTRA Uranium Mill Tailings Sites Department of Energy 08/30/2019 11/15/2019 01/28/2020 US US AIRS (AFS) Aerometric Information Retrieval System Facility Subsystem ( EPA 10/12/2016 10/26/2016 02/03/2017 US US AIRS MINOR Air Facility System Data EPA 10/12/2016 10/26/2016 02/03/2017 US US BROWNFIELDS A Listing of Brownfields Sites Environmental Protection Agency 02/23/2022 03/10/2022 03/10/2022 US USCDL Clandestine Drug Labs Drug Enforcement Administration 02/22/2022 02/23/2022 05/10/2022 US US ENG CONTROLS Engineering Controls Sites List Environmental Protection Agency 02/21/2022 02/23/2022 05/24/2022 US US FIN ASSUR Financial Assurance Information Environmental Protection Agency 12/13/2021 12/17/2021 03/17/2022 US US HIST CDL National Clandestine Laboratory Register Drug Enforcement Administration 02/22/2022 02/23/2022 05/10/2022 US US INST CONTROLS Institutional Controls Sites List Environmental Protection Agency 02/21/2022 02/23/2022 05/24/2022 US US MINES Mines Master Index File Department of Labor, Mine Safety and Health A 02/01/2022 02/23/2022 05/24/2022 US US MINES 2 Ferrous and Nonferrous Metal Mines Database Listing USGS 05/06/2020 05/27/2020 08/13/2020 US US MINES 3 Active Mines & Mineral Plants Database Listing USGS 04/14/2011 06/08/201T 09/13/2011 US UXO Unexploded Ordnance Sites Department of Defense 12/31/2020 01/11/2022 02/14/2022 TC6994581. 2s Page GR-4

GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING
fit Acronym Full Name Government Agency Gov Date Arvl. Date CT CT MANIFEST Hazardous Waste Manifest Data Department of Energy & Environmental Protecti 12/03/2021 02/11/2022 05/06/2022 NJ NJ MANIFEST Manifest Information Department of Environmental Protection 12/31/2018 04/10/2019 05/16/2019 NY NY MANIFEST Facility and Manifest Data Department of Environmental Conservation 01/01/2019 10/29/2021 01/19/2022 PA PA MANIFEST Manifest Information Department of Environmental Protection 06/30/2018 07/19/2019 09/10/2019 Rl Rl MANIFEST Manifest information Department of Environmental Management 12/31/2020 11/30/2021 02/18/2022 Wl Wl MANIFEST Manifest Information Department of Natural Resources 05/31/2018 06/19/2019 09/03/2019 US AHA Hospitals Sensitive Receptor: AHA Hospitals American Hospital Association, Inc.

US Medical Centers Sensitive Receptor: Medical Centers Centers for Medicare & Medicaid Services US Nursing Homes Sensitive Receptor: Nursing Homes National Institutes of Health US Public Schools Sensitive Receptor: Public Schools National Center for Education Statistics US Private Schools Sensitive Receptor: Private Schools National Center for Education Statistics CA Daycare Centers Sensitive Receptor: Licensed Facilities Department of Social Services US Flood Zones 100-year and 500-year flood zones Emergency Management Agency (FEMA)US NWI National Wetlands Inventory U.S. Fish and Wildlife Service CA State Wetlands Wetland Inventory Department of Fish and Wildlife US Topographic Map U.S. Geological SurveyUS Oil/Gas Pipelines Endeavor Business MediaUS Electric Power Transmission Line Data Endeavor Business Media

STREET AND ADDRESS INFORMATION
A© 2015 TomTom North America, Inc, All rights reserved. This material is proprietary and the subject of copyright protection and other intellectual property rights owned by or licensed to Tele Atlas North America, Inc. The use of this material is subject to the terms of a license agreement. You will be held liable for any unauthorized copying or disclosure of this material.

TC6994581,2s Page GR-5

GEOCHECK®- PHYSICAL SETTING SOURCE ADDENDUM
1 TARGET PROPERTY ADDRESS
578 N AZUSA AVE
578 N AZUSA AVE
COVINA, CA 91722

34.09087- 34" 5'27.13”
117.907387 - 117" 54' 26.59”
Zone 11
416290.9
3772408.2
499 ft. above sea level

TARGET PROPERTY COORDINATES
Latitude (North):

Longitude (West):

Universal Tranverse Mercator:

UTM X (Meters):

UTM Y (Meters):

Elevation:

USGS TOPOGRAPHIC MAP
Target Property Map:

Version Date:
12015951 BALDWIN PARK, CA
2018
EDR’s GeoCheck Physical Setting Source Addendum is provided to assist the environmental professional in forming an opinion about the impact of potential contaminant migration.

Assessment of the impact of contaminant migration generally has two principle investigative components:

1. Groundwater flow direction, and

2. Groundwater flow velocity.

Groundwater flow direction may be impacted by surface topography, hydrology, hydrogeology, characteristics of the soil, and nearby wells. Groundwater flow velocity is generally impacted by the nature of the geologic strata.

TC6994581.2S Page A-1

~ ~ I
GEOCHECK® - PHYSICAL SETTING SOURCE SUMMARY

GROUNDWATER FLOW DIRECTION INFORMATION
Groundwater flow direction for a particular site is best determined by a qualified environmental professional using site-specific well data. If such data is not reasonably ascertainable, it may be necessary to rely on other sources of information, such as surface topographic information, hydrologic information, hydrogeologic data collected on nearby properties, and regional groundwater flow information (from deep aquifers).

TOPOGRAPHIC INFORMATION
Surface topography may be indicative of the direction of surficial groundwater flow. This information can be used to assist the environmental professional in forming an opinion about the impact of nearby contaminated properties or, should contamination exist on the target property, what downgradient sites might be impacted.

TARGET PROPERTY TOPOGRAPHY
General Topographic Gradient: General WSW
SURROUNDING TOPOGRAPHY: ELEVATION PROFILES
>Q)
LD $ - ■& * .

North South
TP
ra>
LLl _ -sj
8 West
Target Property Elevation: 499 ft.

TP
0 r
1/2
East
1 Miles
Source: Topography has been determined from the USGS 7.5' Digital Elevation Model and should be evaluated on a relative (not an absolute) basis. Relative elevation information between sites of close proximity should be field verified.

TC6994581.2S Page A-2

GEOCHECK® - PHYSICAL SETTING SOURCE SUMMARY

HYDROLOGIC INFORMATION
Surface water can act as a hydrologic barrier to groundwater flow. Such hydrologic information can be used to assist the environmental professional in forming an opinion about the impact of nearby contaminated properties or, should contamination exist on the target property, what downgradient sites might be impacted.

Refer to the Physical Setting Source Map following this summary for hydrologic information (major waterways and bodies of water).

FEMA FLOOD ZONE
Flood Plain Panel at Target Property
06037C1700F
Additional Panels in search area:

Not Reported

NATIONAL WETLAND INVENTORY
NWI Quad at Target Property

BALDWIN PARK
FEMA Source Type
FEMA FIRM Flood data
FEMA Source Type
NWI Electronic
Data Coverage
YES - refer to the Overview Map and Detail Map

HYDROGEOLOGIC INFORMATION
Hydrogeologic information obtained by installation of wells on a specific site can often be an indicator of groundwater flow direction in the immediate area. Such hydrogeologic information can be used to assist the environmental professional in forming an opinion about the impact of nearby contaminated properties or, should contamination exist on the target property, what downgradient sites might be impacted.

Site-Specific Hydrogeological Data*:

Search Radius: 1.25 miles
Status: Not found
AQUIFLOW®
Search Radius: 1.000 Mile.

EDR has developed the AQUIFLOW Information System to provide data on the general direction of groundwater flow at specific points. EDR has reviewed reports submitted by environmental professionals to regulatory authorities at select sites and has extracted the date of the report, groundwater flow direction as determined hydrogeologically, and the depth to water table.

LOCATION GENERAL DIRECTION

MAP ID FROM TP GROUNDWATER FLOW
Not Reported
■ ©1996 S-ilo-specific hydrogeological data gathered by CERCUS Alerts, Inc., Bainbridge Island, WA. All rights reserved. All of the information and opinions presented are those of Ihe cilod EPAreport(s), which were completed under a CtampfofHtratve Environmental Response Coropentwjtfan and Liability Information System (CERCLIS) investigation- A _ r Cby94ool ,2s rage A-%3

GEOCHECK® - PHYSICAL SETTING SOURCE SUMMARY

GROUNDWATER FLOW VELOCITY INFORMATION
Groundwater flow velocity information for a particular site is best determined by a qualified environmental professional using site specific geologic and soil strata data. If such data are not reasonably ascertainable, it may be necessary to rely on other sources of information, including geologic age identification, rock stratigraphic unit and soil characteristics data collected on nearby properties and regional soil information. In general, contaminant plumes move more quickly through sandy-gravelly types of soils than silty-clayey types of soils.

GEOLOGIC INFORMATION IN GENERAL AREA OF TARGET PROPERTY Geologic information can be used by the environmental professional in forming an opinion about the relative speed at which contaminant migration may be occurring.

ROCK STRATIGRAPHIC UNIT GEOLOGIC AGE IDENTIFICATION
Era:

System:

Series:

Code:

Cenozoic
Quaternary
Quaternary
Q (decoded above as Era, System & Series)
Category: Stratifed Sequence
Geologic Age and Rock Stratigraphic Unit Source: P.G. Schruben, R.E. Arndt and W.J. Bawiec, Geology of the Conterminous U.S. at 1:2,500,000 Scale - a digital representation of the 1974 P.B. King and H.M. Beikman Map, USGS Digital Data Series DDS - 11 (1994).

DOMINANT SOIL COMPOSITION IN GENERAL AREA OF TARGET PROPERTY The U.S. Department of Agriculture’s (USDA) Soil Conservation Service (SCS) leads the National Cooperative Soil Survey (NCSS) and is responsible for collecting, storing, maintaining and distributing soil survey information for privately owned lands in the United States. A soil map in a soil survey is a representation of soil patterns in a landscape. Soil maps for STATSGO are compiled by generalizing more detailed (SSURGO) soil survey maps.

The following information is based on Soil Conservation Service STATSGO data.

Soil Component Name: URBAN LAND
Soil Surface Texture: variable
Hydrologic Group: Not reported
Soil Drainage Class: Not reported
Hydric Status: Soil does not meet the requirements for; Corrosion Potential - Uncoated Steel: Not Reported
Depth to Bedrock Min: > 10 inches
Depth to Bedrock Max: >10 inches
TC6994581.2S PageA-4

" ~l
GEOCHECt^ - PHYSICAL SETTING SOURCE SUMMARY
Soil Layer Information
Boundary Classification
Layer Upper Lower Soil Texture Class AASHTO Group Unified Soil Permeability Rate (in/hr)
Soil Reaction
(pH)
1 0 inches 6 inches variable Not reported Not reported Max: 0.00 Min: 0.00
Max: 0 00
Min: 0 00

OTHER SOIL TYPES IN AREA
Based on Soil Conservation Service STATSGO data, the following additional subordinant soil types may appear within the general area of target property.

Soil Surface Textures: loam
clay
silt loam
loamy sand
sandy loam
fine sand
clay loam
gravelly - sandy loam
coarse sand
gravelly - sand
sand
Surficial Soil Types: loam
clay
silt loam
loamy sand
sandy loam
fine sand
clay loam
gravelly - sandy loam
coarse sand
gravelly - sand
sand
Shallow Soil Types: fine sandy loam
gravelly - loam
sand
silty clay
Deeper Soil Types: stratified
clay loam
silty clay loam
gravelly - sandy loam
coarse sand
sand
weathered bedrock
very fine sandy loam
TC6994581.2S PageA-5

GEOCHECK® ■ PHYSICAL SETTING SOURCE SUMMARY
I

LOCAL / REGIONAL WATER AGENCY RECORDS
EDR Local/Regional Water Agency records provide water well information to assist the environmental professional in assessing sources that may impact ground water flow direction, and in forming an opinion about the impact of contaminant migration on nearby drinking water wells.

WELL SEARCH DISTANCE INFORMATION
DATABASE SEARCH DISTANCE (miles)
Federal USGS 1.000
Federal FRDS PWS Nearest PWS within 1 mile
State Database 1.000

LOCATION

FROM TP

FEDERAL USGS WELL INFORMATION

MAP ID WELL ID
No Wells Found

FEDERAL FRDS PUBLIC WATER SUPPLY SYSTEM INFORMATION

LOCATION

MAP ID WELL ID FROM TP
No PWS System Found
Note: PWS System location is not always the same as welt location.

STATE DATABASE WELL INFORMATION

LOCATION

MAP ID WELL ID FROM TP
1 CADWR0000018071 1/4-1/2 Mile SW
2 CADWR0000033613 1/2-1 Mile SSE
3 CADWROOOO010932 1/2-1 Mile WNW
4 1258 1/2-1 MileSE
5 CADWR0000013363 1/2-1 Mile East
6 CADWR0000010939 1/2-1 Mile North
7 1241 1/2-1 Mile NNE
8 1255 1/2-1 Mile SW
A9 CADDW0000020317 1/2-1 Mile NW
A10 CADDW0000014948 1/2-1 Mile NW
A11 CADDW0000016242 1/2-1 Mile NW
A12 CADDW0000003250 1/2-1 Mile NW
13 CADWR0000012011 1/2-1 Mile SSE
A14 1244 1/2-1 Mile NW
A15 1243 1/2-1 Mile NW
A16 1242 1/2-1 Mile NW
A17 1253 1/2-1 Mile NW
A18 22751 1/2-1 Mile NW
A19 22685 1/2-1 Mile NW
A20 1254 1/2-1 Mile NW
TC6994581.2S PageA-6

GEOCHECK® - PHYSICAL SETTING SOURCE SUMMARY

STATE DATABASE WELL INFORMATION

MAP ID WELL ID
21 CADWR0000032059
22 CADWR0000009697

LOCATION

FROM TP
1/2-1 Mile SSW
1/2-1 Mile NNW
TC6994581.2S PageA-7

PHYSICAL SETTING SOURCE MAP - 6994581.2s
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H
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c q
Cypress St
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3 .

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rkman Ava W Wfjffcm.*n 5
GTS
u
A
N County Boundary 0 1/4 1/2
N Major Roads
N Contour Lines ♦ Groundwater Flow Direction
N Earthquake Fault Lines GED Indeterminate Groundwater Flow at Location ® Earthquake epicenter, Richter 5 or greater CoV) Groundwater Flow Varies at Location Water Wells (HD) Closest Hydrogeological Data
© Public Water Supply Wells • Oil, gas or related wells * Cluster of Multiple Icons
N
SITE NAME: 57B N AZUSA AVE CLIENT: PIC Environmental Services ADDRESS: 578 N AZUSA AVE CONTACT: Tim Hersch
COVINA CA 91722 INQUIRY#: 6994581.2s
LAT/LONG: 34.09087/117.907387 DATE: May 25, 2022 1:5Q pm

i
GEOCHECK® - PHYSICAL SETTING SOURCE MAP FINDINGS
Map ID
Direction
Distance
Elevation Database EDR ID Number
1 SW Click here for full text details CA WELLS CADWR0000018071 1/4-1/2 Mile
Lower
2 SSE Click here for full text details CA WELLS CADWR0000033613 1/2 -1 Mile
Lower
3 WNW Click here for full text details CA WELLS CADWR0000010932 1/2-1 Mile
Lower
4 SE Click here for full text details CA WELLS 1258
1/2 -1 Mile
Higher
5 East Click here for full text details CA WELLS CADWR0000013363 1/2 -1 Mile
Higher
6 North Click here for full text details CA WELLS CADWR0000010939 1/2-1 Mile
Higher
7 NNE Click here for full text details CA WELLS 1241
1/2-1 Mile
Higher
8 SW Click here for full text details CA WELLS 1255
1/2-1 Mile
Lower
Page: 1

i
GEOCHECK® - PHYSICAL SETTING SOURCE MAP FINDINGS
Map ID
Direction
Distance
Elevation Database EDR ID Number
A9
NW Click here for full text details CA WELLS CADDW0000020317 1/2-1 Mile
Lower
A10
NW Click here for full text details CA WELLS CADDW0000014948 1/2-1 Mile
Lower
A11
NW Click here for full text details CA WELLS CADDW0000016242 1/2 -1 Mile
Lower
A12
NW Click here for full text details CA WELLS CADDW0000003250 1/2-1 Mile
Lower
13 SSE Click here for full text details CA WELLS CADWR0000012011 1/2 -1 Mile
Lower
A14
NW Click here for full text details CA WELLS 1244
1/2 -1 Mile
Lower
A15
NW Click here for full text details CA WELLS 1243
1/2-1 Mile
Lower
A16
NW Click here for full text details CA WELLS 1242
1/2 -1 Mile
Lower
A17
NW Click here for full text details CA WELLS 1253
1/2 -1 Mile
Lower
Page: 2

ZZL
GEOCHECK®. PHYSICAL SETTING SOURCE MAP FINDINGS
Map ID
Direction
Distance
Elevation Database EDR ID Number
A18
NW Click here for full text details CA WELLS 22751
1/2-1 Mile
Lower
A19
NW
1/2 -1 Mile
Lower
Click here for full text details CA WELLS 22685
A2Q
NW
1/2 -1 Mile
Lower
Click here for full text details CA WELLS 1254
21 SSW
1/2 -1 Mile
Lower
Click here for full text details CA WELLS CADWR0000032059 22 NNW Click here for full text details CA WELLS CADWR0000009697 1/2 -1 Mile
Higher
Page: 3

GEOCHECK® - PHYSICAL SETTING SOURCE MAP FINDINGS
RADON
~ ------------------ 1

AREA RADON INFORMATION
State Database: CA Radon
Radon Test Results
Zipcode Num Tests > 4 pCi/L
91722 5 0
Federal EPA Radon Zone for LOS ANGELES County: 2
Note: Zone 1 indoor average level > 4 pCi/L.
: Zone 2 indoor average level >= 2 pCi/L and <= 4 pCi/L. : Zone 3 indoor average level < 2 pCi/L.

Federal Area Radon Information for Zip Code: 91722
Number of sites tested: 1
Area Average Activity % <4 pd/L % 4-20 pCi/L % >20 pCi/L Living Area - 1st Floor
Living Area - 2nd Floor
Basement
-0.600 pCi/L
Not Reported
Not Reported
100%
Not Reported
Not Reported
0%
Not Reported
Not Reported
0%
Not Reported
Not Reported
TC6994581.2S Page 4

PHYSICAL SETTING SOURCE RECORDS SEARCHED

TOPOGRAPHIC INFORMATION
USGS 7.5' Digital Elevation Model (DEM)
Source: United States Geologic Survey
EDR acquired the USGS 7.5’ Digital Elevation Model in 2002 and updated it in 2006. The 7.5 minute DEM corresponds to the USGS 1:24,000- and 1:25,000-scale topographic quadrangle maps. The DEM provides elevation data with consistent elevation units and projection.

Source: U.S. Geological Survey

HYDROLOGIC INFORMATION
Flood Zone Data: This data was obtained from the Federal Emergency Management Agency (FEMA). It depicts 100-year and 500-year flood zones as defined by FEMA. It includes the National Flood Hazard Layer (NFHL) which incorporates Flood Insurance Rate Map (FIRM) data and Q3 data from FEMA in areas not covered by NFHL.

Source: FEMA
Telephone: 877-336-2627
Date of Government Version: 2003, 2015
NWi: National Wetlands Inventory. This data, available in select counties across the country, was obtained by EDR in 2002, 2005 and 2010 from the U.S. Fish and Wildlife Service.

State Wetlands Data: Wetland Inventory
Source: Department of Fish and Wildlife
Telephone: 916-445-0411

HYDROGEOLOGIC INFORMATION
AQUIFLOW^ Information System
Source: EDR proprietary database of groundwater flow information EDR has developed the AQUIFLOW Information System (AIS) to provide data on the general direction of groundwater flow at specific points. EDR has reviewed reports submitted to regulatory authorities at select sites and has extracted the date of the report, hydrogeologically determined groundwater flow direction and depth to water table information.

GEOLOGIC INFORMATION
Geologic Age and Rock Stratigraphic Unit
Source: P.G, Schruben, R.E. Arndt and W.J. Bawiec, Geology of the Conterminous U.S. at 1:2,500,000 Scale - A digital representation of the 1974 P.B. King and H.M. Beikman Map, USGS Digital Data Series DDS - 11 (1994).

STATSGO: State Soil Geographic Database
Source: Department of Agriculture, Natural Resources Conservation Service (NRCS) The U.S. Department of Agriculture’s (USDA) Natural Resources Conservation Service (NRCS) leads the national Conservation Soil Survey (NCSS) and is responsible for collecting, storing, maintaining and distributing soil survey information for privately owned lands in the United States. A soil map in a soil survey is a representation of soil patterns in a landscape. Soil maps for STATSGO are compiled by generalizing more detailed (SSURGO) soil survey maps.

SSURGO: Soil Survey Geographic Database
Source: Department of Agriculture, Natural Resources Conservation Service (NRCS) Telephone: 800-672-5559
SSURGO is the most detailed level of mapping done by the Natural Resources Conservation Service, mapping scales generally range from 1:12,000 to 1:63,360. Field mapping methods using national standards are used to construct the soil maps in the Soil Survey Geographic (SSURGO) database. SSURGO digitizing duplicates the original soil survey maps. This level of mapping is designed for use by landowners, townships and county natural resource planning and management.

TC6994581,2s Page PSGR-1 Page 1132 of 1264

PHYSICAL SETTING SOURCE RECORDS SEARCHED

LOCAL / REGIONAL WATER AGENCY RECORDS

FEDERAL WATER WELLS
PWS: Public Water Systems
Source: EPA/Office of Drinking Water
Telephone: 202-564-3750
Public Water System data from the Federal Reporting Data System. A PWS is any water system which provides water to at least 25 people for at least 60 days annually. PWSs provide water from wells, rivers and other sources.

PWS ENF: Public Water Systems Violation and Enforcement Data Source: EPA/Office of Drinking Water
Telephone: 202-564-3750
Violation and Enforcement data for Public Water Systems from the Safe Drinking Water Information System (SDWIS) after August 1995. Prior to August 1995, the data came from the Federal Reporting Data System (FRDS).

USGS Water Wells: USGS National Water Inventory System (NWIS) This database contains descriptive information on sites where the USGS collects or has collected data on surface water and/or groundwater. The groundwater data includes information on wells, springs, and other sources of groundwater.

OTHER STATE DATABASE INFORMATION
Groundwater Ambient Monitoring & Assessment Program
State Water Resources Control Board
Telephone: 916-341-5577
The GAMA Program is Californias comprehensive groundwater quality monitoring program. GAMA collects data by testing the untreated, raw water in different types of wells for naturally-occurring and man-made chemicals. The GAMA data includes Domestic, Monitoring and Municipal well types from the following sources, Department of Water Resources, Department of Heath Services, EDF, Agricultural Lands, Lawrence Livermore National Laboratory, Department of Pesticide Regulation, United States Geological Survey, Groundwater Ambient Monitoring and Assessment Program and Local Groundwater Projects.

Water Weil Database
Source: Department of Water Resources
Telephone: 916-651-9648
California Drinking Water Quality Database
Source: Department of Public Health
Telephone: 916-324-2319
The database includes all drinking water compliance and special studies monitoring for the state of California since 1984. It consists of over 3,200,000 individual analyses along with well and water system information.

California Oil and Gas Well Locations
Source: Dept of Conservation, Geologic Energy Management Division Telephone: 916-323-1779
Oil and Gas well locations in the state.

California Earthquake Fault Lines
Source: California Division of Mines and Geology
The fault lines displayed on EDR's Topographic map are digitized quaternary fault lines prepared in 1975 by the United State Geological Survey. Additional information (also from 1975) regarding activity at specific fault lines comes from California's Preliminary Fault Activity Map prepared by the California Division of Mines and Geology.

RADON
State Database: CA Radon
Source: Department of Public Health
Telephone: 916-210-8558
Radon Database for California

PHYSICAL SETTING SOURCE RECORDS SEARCHED
Area Radon Information
Source: USGS
Telephone: 703-356-4020
The National Radon Database has been developed by the U.S. Environmental Protection Agency (USEPA) and is a compilation of the EPA/State Residential Radon Survey and the National Residential Radon Survey.

The study covers the years 1986 - 1992. Where necessary data has been supplemented by information collected at private sources such as universities and research institutions.

EPA Radon Zones
Source: EPA
Telephone: 703-356-4020
Sections 307 & 309 of IRAA directed EPA to list and identify areas of U.S. with the potential for elevated indoor radon levels.

OTHER
Airport Landing Facilities: Private and public use landing facilities Source: Federal Aviation Administration, 800-457-6656
Epicenters: World earthquake epicenters, Richter 5 or greater Source: Department of Commerce, National Oceanic and Atmospheric Administration California Earthquake Fault Lines: The fault lines displayed on EDR’s Topographic map are digitized quaternary fault lines, prepared in 1975 by the United State Geological Survey. Additional information (also from 1975) regarding activity at specific fault lines comes from California’s Preliminary Fault Activity Map prepared by the California Division of Mines and Geology.

STREET AND ADDRESS INFORMATION
A© 2015 TomTom North America, Inc. All rights reserved. This material is proprietary and the subject of copyright protection and other intellectual property rights owned by or licensed to Tele Atlas North America, Inc. The use of this material is subject to the terms of a license agreement. You will be held liable for any unauthorized copying or disclosure of this material.

APPENDIX H:

RESUMES

PIC ENVIRONMENTAL SERVICES

A DIVISION OF PETROLEUM INDUSTRY CONSULTANTS, INC
2619 Sierra Way, La Verne, CA 91750
(909) 593-2427 Cell: (909) 450-1703
^ ^ Email: [email protected]
J. T. (TIM) HERSCH

PROFESSIONAL PROFILE
B.A., Geology, Occidental College, Los Angeles, 1971 M.S., Geology, University of Washington, Seattle, 1974
OVER 40 YEARS OF EXPERIENCE IN PETROLEUM AND ENVIRONMENTAL GEOLOGY 1986 - Present
Consulting Environmental and Petroleum Geologist. He owns and is the president of PIC Environmental Services, which provides a broad array of services, including site assessments/investigations, petroleum and hazardous materials abatement/ remediation, underground storage tank removal/ monitoring, Phase I and Phase II Property transfer assessments and groundwater investigations. PIC professionals have particular expertise in biological remediation methods, soil gas (vapor) appraisal/ extraction technology and recycling of petroleum contaminated soil into commercial products. He has managed over 4,000 separate environmental projects conducted by PIC's professional staff for over 35 years. He is the qualifying officer for PIC’s California Class A General Engineering Contractor's License and PIC's Hazardous Substances Remediation License. He has substantial experience and expertise as an expert witness concerning environmental litigation. He has been a California Professional Geologist since 1985.
1972-1986
Senior Exploration and Petroleum Geologist for Elf Aquitaine, Aminoil, Santa Fe Energy and Texaco, Inc. He was Project Leader and Geologist for Federal and State Offshore Lease Sales.

He generated exploration/development prospects throughout California's principal oil basins, supervised geochemical research involving the Miocene Monterey Formation and conducted regional basin studies for all of California's oil producing basins. He designed and implemented steam flood pilot projects. He recommended and supervised the drilling/ coring/logging of over 60 development wells in nine oil and gas fields. He conducted seismic stratigraphic studies of Miocene and Eocene Sands in the San Joaquin Valley. He was a community college instructor in Physical Science and Geology from 1972 until 1978.

California Class A and HAZ General Engineering Contractor #579293 California Professional Geologist #4082
Lifetime Community College Teaching Credential
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ETHAN HERSCH

ENVIRONMENTAL PROFESSIONAL

CONTACT PROFILE
818-915-0352
4336 Gaviota Avenue
Long Beach, CA 90807
[email protected]
Over 18 years of field experience assessing and managing properties with various environmental impairments under the supervision of a Professional Geologist.

Extensive communi8cation experience with clients and various regulatory oversight agencies.

EDUCATION EXPERIENCE
Pepperdine University
1997 -1999
M.A. Clinical Psychology
Cumulative GPA-3.98
Course study in Research Methods,
Statistics, Physiological Psychology,
Ethics, Psychological Assessment
University of La Verne
1991 -1995
B.S. Psychology
Cumulative GPA - 3.92
Summa Cum Laude
Departmental Honors - Psychology
Presented Senior Research at the
Pacific Sociological Association
Annual Meeting in 1996
Course study in Research Methods,
Statistics, Life Science, Logic,
Development, Algebra
Environmental Professional/Senior Geologist -
PIC Environmental Services
2003 - Present
• Communicate with Representatives/Regulators from DTSC (CalEPA), RWQCB (Water Board), AQMD, Local Oversight Agencies
• Collaborate with Professional Geologist, Client, Lenders, and Regulatory Oversight Agencies to develop and implement Site Specific Work Plan including Site Investigation and Remediation
• Collaborate with Professional Geologist to complete Phase I Site Assessment Reports, Subsurface Site Investigation Reports, and Remediation Reports • Manage onsite Soil, Groundwater, and Soil Vapor Investigations Record Lithologic Data and Complete Boring Logs, Including: Soil Classification (Unified Soil Classification System), Dilatancy, Plasticity, Cementation, Color, Odor
Field Assessment/Monitoring of VOCs, Methane, H2S, Turbidity, Conductivity
Collect and Transport Samples under Chain of Custody Protocols • Complete Geologic Reports/Figures, Including:

Groundwater Contour Maps, Isochron Maps, Description of Geology and Hydrogeology underlying sites, Assessment of contaminant migration, Interpretation of Laboratory Data
• Vapor Intrusion Assessment and Calculations
Mental Health Professional - Various
1999-2003
• Provided individual, group and family therapy to emotionally disturbed children and adolescents ages five to eighteen.
• Diagnosed and treated patients with mental, emotional and behavioral disorders in a private practice office setting.
• Developed and created formal documentation of progress and treatment interventions to the Dept, of Mental health, Dept, of Children and Family Services and Dept, of Probation.

PIC ENVIRONMENTAL SERVICES
A DIVISION OF PETROLEUM INDUSTRY CONSULTANTS, INC.
2619 Sierra Way, La Verne, CA 91750
(909) 593-2427 Ceil: (909) 450-1703
Email: [email protected]
October 24, 2022
John Alajov
Rhyton Engineering
13351 Riverside Drive, Studio D-358
Sherman Oaks, CA 91423
Via email “[email protected]”
Greetings:
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Re: Phase I Report Addendum
542-580 N. Azusa Avenue
845-867 W. Glentana Street
Covina, CA 91722
At your request, PIC Environmental Services (PIC) submits this addendum to a Phase I Site Assessment Report dated June 15, 2022 concerning the referenced properties.

The Covina property had a citrus orchard from about 1928 until 1954. Organochlorine pesticides (DDT, etc.) were used extensively in the United States from the 1940s through the 1960s. The pesticides were banned in the United States in the 1970s. The pesticides were banned primarily because the compounds do not readily breakdown into harmless chemicals. As a result, small residual amounts of these pesticides may persist in shallow soil for decades. Abundant shallow soil testing by PIC at numerous properties has determined that elevated concentrations of organochlorine pesticides, above regulatory action levels, are very rare and are almost exclusively found in small areas where mixing and storage of the pesticides was conducted. PIC's review of aerial photos at the property of interest found no evidence of a shed or bam where pesticides could have been stored or mixed. Most importantly, grading operations conducted after the orchard was removed would have mixed and diluted residual pesticides with deeper, uncontaminated soil well below Federal EPA action levels.

Respectfully submitted,
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California Professional Geologist #4082
President

APPENDIX E
Preliminary Hydrology/Low Impact Development Memorandum

PRELIMINARY PRELIMINARY HYDROLOGY YDROLOGY / L.I.D.

MEMORANDUM MORANDUM
“AVID HOTEL - COVINA”
578 N. AZUSA AVENUE
COVINA, CA 91722
Civil Engineering Memorandum
Related to County of Los Angeles
Low Impact Development (LID)
Ordinance Compliance
PREPARED FOR:

SHERMAN OAKS INN, LLC
1011 S. ATLANTIC AVENUE
COMPTON, CA 90221
PREPARED BY:

RHYTON ENGINEERING
13351 RIVERSIDE DRIVE, STUDIO D- 358
SHERMAN OAKS, CA 91423
TEL: (818) 478-7788
RHYTON ENGINEERING JOB NO. 1AMA1017.00
PREPARED ON: SEPTEMBER 4, 2022
REVISED ON: DECEMBER 20, 2022

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SUSTAINABLE SITE SOLUTIONS

RHYTON Job No. 1AMA1017.00 Avid Hotel - Covina
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ELECTRONIC COPY FOR REFERENCE ONLY DISCLAIMER
This report and any attached maps/figures are for reference use only. The review and/or referencing of this report shall be performed only by Rhyton Engineering's (RHYTON’s) client, their authorized agent(s), and/or qualified professionals whose possession of this electronic reference copy is permitted by Law.

THE MODIFICATION OF ANY PORTION OF THIS ELECTRONIC REFERENCE COPY (i.e., report text, engineering data, diagrams, figures, maps, etc.) BY ANY PERSON, ENTITY, OR FIRM OTHER THAN

RHYTON ENGINEERING IS STRICTLY PROHIBITED, IS CONSIDERED A CRIMINAL OFFENSE, AND SHALL BE PROSECUTED TO THE FULL EXTENT OF THE LAW.

A PRINTED OR "HARD COPY" VERSION OF THIS REPORT SHALL NOT BE CONSIDERED OFFICIAL AND/OR ACCURATE WITHOUT THE PRESENCE OF A "WET" SIGNATURE AND STAMP OF THE LICENSED RHYTON ENGINEERING PROFESSIONAL, CONTAINED THEREIN.

NOT AN OFFICIAL ELECTRONIC REFERENCE COPY UNLESS THIS NOTE AND THE SIGNATURE AND STAMP OF THE LICENSED RHYTON ENGINEERING PROFESSIONAL ARE AFFIXED HEREIN.

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PRELIMINARY PRELIMINARY
HYDROLOGY / L.I.D. HYDROLOGY / L.I.D.

MEMORANDUM
for
“AVID HOTEL - COVINA” COVINA”
Located at:Located at: Located at: Located at:
578 N. Azusa Avenue 578 N. Azusa Avenue
Covina, CA Covina, CA Covina, CA 91722 Covina, CA 91722

PREPARED UNDER THE SUPERVISION OF:

John J. Alajov, PE C 56393 Exp. Date 06-30-2023 Date
03/23/2023

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TABLE OF CONTENTS

REPORT COVER

TITLE SHEET
PROJECT BACKGROUND ----------------------------------------------------------------------- SECTION 1

1.1 Name of Project and Developer

1.2 LID Requirements and Regulations

1.3 Introduction and Project description

1.4 Scope of work

1.5 Proposed Site Drainage
HYDROLOGY / L.I.D. CALCULATIONS -------------------------------------------------------- SECTION 2

2.1 Project Design Storm Volume

2.2 85th Percentile And 50-Year Rainfall Isohyet Map

2.3 Volume and Flow Rate Calculations

2.4 Infiltration BMP – Sizing Underground Retention / Infiltration / Dry well TECHNICAL FEASIBILITY SCREENING------------------------------------------------------- SECTION 3

3.1 Infiltration BMP – Design for Below Grade Dry Well

3.2 Capture and Use BMP – Rainwater Harvesting System – N/A

3.3 High Efficiency Biofiltration BMP – Sizing Planter Boxes – N/A

3.4 Proprietary Treatment BMP – Selecting Proprietary Filtering Systems– N/A EXHIBITS------------------------------------------------------------------------------------------------ SECTION 4

3.5 Vicinity Map

3.6 Hydrology Exhibits

3.7 LID Exhibit and Details

3.8 Geotechnical Report Excerpt

APPENDICES
Appendix “A” - “HydroCalc” Hydrologic Calculations

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Section 1 - PROJECT BACKGROUND

1.1 Name of Project and Developer
Project Name: AVID HOTEL - COVINA
Project Developer: SHERMAN OAKS INN, LLC
1011 S. Atlantic Avenue,
Compton, CA 91722

1.2 LID Requirements and Regulations
a) LID Background
In 1987, The Federal Water Pollution Control Act (also referred to as the Clean Water Act [CWA] was amended to provide that the discharge of pollutants to waters of the United States from stormwater is effectively prohibited, unless the discharge is in compliance with a National Pollutant Discharge Elimination System (NPDES) Permit.

The 1987 amendments to the CWA added Section 402 (p), which established a framework for regulating municipal, industrial and construction stormwater discharges under the NPDES program. In California, these permits are issued through the State Water Resources Control Board – (SWRCB) and the nine Regional Water Quality Control Boards.

On July 23, 2021, the Regional Water Quality Control Board, Los Angeles Region (RWQCB), adopted the current Order No. R4-2021-0105. This Order is the NPDES Permit (NPDES No.

CAS004004) for municipal stormwater and urban runoff discharges within the Counties of Los Angeles and Ventura.

As adopted in July 2021, the requirements of Order No. R4-2021-0105 (the "Permit') cover 85 cities and the unincorporated areas of Los Angeles County, Ventura County Watershed Protection District, County of Ventura, and 10 incorporated cities within Ventura County.

The County of Los Angeles and the 85 incorporated cities are designated as Permittees.

In compliance with the Permit, the Permittees have implemented a stormwater quality management program (SQMP) with the ultimate goal of accomplishing the requirements of the Permit and reducing the amount of pollutants in stormwater and urban runoff wherein new development/redevelopment projects are required to prepare a Low Impact Development (LID) report.

As a Permittee of the County of Los Angeles, Best Management Practices (BMPs) are enforceable by the City of Covina.
b) Designated Project Categories
Table 1, Designated Project Categories, identifies the Project as Category 1, thereby requiring development of this Low Impact Development (LID) report.

Table 1 – Designated Project Categories
Category Description
i. New development projects that are in any of the following categories:
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1 Projects equal to 1 acre or greater of disturbed area and adding more than 10,000 square feet or more of impervious surface area (collectively over the entire project site).
2 Industrial parks with 10,000 square feet or more of surface area. 3 Commercial malls with 10,000 square feet or more of surface area. ii. Redevelopment projects that create and/or replace 5,000 square feet or more of impervious surface (collectively over the entire project site) on any of the following:
4 Existing sites of 10,000 square feet or more of impervious surface area. 5 Industrial parks 10,000 square feet or more of surface area 6 Commercial malls 10,000 square feet or more of surface area iii. New development and redevelopment projects that create and/or replace 5,000 square feet or more of impervious surface (collectively over the entire project site) and support one or more of the following uses:
7 Restaurants (Standard Industrial Classification [SIC] of 5812) with 5,000 square feet or more of surface area.
8 Parking lots with 5,000 square feet or more of impervious surface area, or with 25 or more parking spaces.
9 Automotive service facilities (SIC Codes: 5013, 5014, 5511, 5541, 75327534 and 7536-7539) with 5,000 square feet or more of surface area. 10 Retail gasoline outlets with 5,000 square feet or more of surface area.

Note:
• Where 50 percent or more of the impervious surface is proposed to be altered, the entire development site must meet the requirements of the LID Standards Manual.
• Where less than 50% of the impervious surface is proposed to be altered, only the proposed alteration must meet the requirements of the LID Standards Manual.
• Redevelopment does not include routine maintenance activities that are conducted to maintain original line and grade, hydraulic capacity, original purpose of facility or emergency redevelopment activity required to protect public health and safety. Impervious surface replacement, such as the reconstruction of parking lots and roadways which does not disturb additional area and maintains the original grade and alignment, is considered a routine maintenance activity. Redevelopment does not include the repaving of existing roads to maintain original line and grade.

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1.3 Introduction and Project description
The Avid Hotel - Covina project, is a 30,000 sf, 68-room hotel with 55 outdoor parking spaces on 36,710 sf (0.84 acres) of relatively flat land, located at 578 N Azusa Ave, Covina, CA 91722. Assessor’s parcel number (APN) are 843-2006-015 and 843-2006-017.

For LID purposes the project is considered a Designated Project, Redevelopment. As such, the project must retain 100 percent of the SWQDv on-site through infiltration, evapotranspiration, stormwater runoff harvest and use, or a combination thereof, unless it is demonstrated that it is technically infeasible to do so. The Permit requires designated projects to meet the structural BMP performance requirements in the following order of preference: on-site infiltration, bioretention and/or rainfall harvest and use, or on-site biofiltration.

The average existing imperviousness is 79% and the new development will increase it to 83%.

The project has been designed to include an onsite deep dry well for rainwater ground infiltration, equipped with pre-filtering hydrodynamic separator. The dry well is sized in a way that the project will be retaining 100 percent of the SWQDv volume on-site through ground infiltration.

1.4 Scope of Work
The scope of work will include demolition and removal of existing one-story building and site improvements, consisting of two paved parking lots with paved public alley in between them, driveways, walkways and landscaped areas. The site grading will include remedial grading and preparation of the building pad and new surface parking subgrade. The site improvements include the proposed 3-story hotel building, which will occupy the southern half of the project site, and a 55-car surface parking. The project will include landscaping, planting of new trees and new planters throughout the site. The building finished floor elevation remains the same throughout the entire building, and is set so it provides an at-grade ADA compliant entrance from Azusa Avenue sidewalk. Part of the project will be relocating of the existing public alley to the east, and constructing a new alley intersection in Glentana Street.

1.5 Proposed Site Drainage:

The existing site in most part drains towards the existing public alley gutter, with exception of the two small tributary sub-areas that drain into Azusa Avenue and Glentana Streets gutters. The site drains via uncontrolled sheet flow to the alley that convey the runoff to the Glentana Street gutter. Post-construction the site will continue to drain in a similar way, but in westerly direction only, for flood control purposes. The project has been designed to include an onsite deep dry well and underground storage cistern for rainwater ground infiltration equipped with Dual Vortex hydrodynamic separator having sufficient space for debris and silt storage. The dry well and temporary storage tank are sized in a way that the project will be retaining 100 percent of the SWQDv volume on-site through ground infiltration. The dry well overflow drains will spill the extra runoff through the curb in Azusa Avenue to mimic existing drainage conditions. a) Total site pervious and impervious area
The total site pervious area is 0.145 acres, and total impervious area is 0.70 acres b) Tributaries pervious and impervious area
Total site disturbance is 36,710 sf (0.84 ac) – Tributaries impervious area = 30,380 sf and Tributaries pervious area = 6,330 sf
thence
Pre-development % IMP = 0.79%
327 50 27
10 327
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Section 2 - HYDROLOGY CALCULATIONS
In order to determine the appropriate design flows to be utilized to size necessary drainage facilities, the tributary area was divided into appropriate sub-areas according to the proposed site grading and other boundaries, such as building roofs, paved or landscaped areas.

The methodology described in the Los Angeles County Hydrology Manual was used to compute stormwater run-off discharge and volume rates from the project site and from any off-site areas tributary to the existing storm drain system. Rainfall data pertaining to the 50-year storm event, as obtained thru Los Angeles County GIS Data portal, and runoff and Time of Concentration calculations were performed with LA County Department of Public Works HydroCalc software.

2.1 Project Design Storm Volume
The following were obtained from the LA County Department of Public Works “Hydrology Map”:

Givens:

Isohyet for the 50-year 24-hour storm – 7.10”
Isohyet for the 85% 24-hour design storm – 1.00” (0.083”/24Hrs) Soil type: 006
Results for 25-yr storm event (Flood Control)
The following tables summarizes the variables used to find the times of concentration and the 50-yr discharges for each sub-area in undeveloped and post development condition. Detailed HydroCalc calculations are provided in Appendix "A” of the report.

Summary – Existing Conditions (25-yr storm event)
Sub-Area
No.

NODE
No.

Area
(acres) Tc (Min) Q (50-yr) (CFS)
Q (25-yr)
(CFS)
A1 A2 0.47 6 1.64 1.44
A3 A5 0.39 6 1.36 1.19
Total Site = A5 0.86 3.00 2.63
Summary – Proposed Conditions (25-yr storm event)
Sub-Area
No.

NODE
No.

Area
(acres) Tc (Min) Q (50-yr) (CFS)
Q (25-yr)
(CFS)
A1 A2 0.11 9 0.38 0.33
A3 A5 0.7 9 2.15 1.89
A5 A6 0.05 9 0.17 0.15
Total Site = A7 0.86 2.70 2.37
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Results for 85% storm event (LID)
The following tables summarizes the variables used to find the times of concentration and the 85th percentile discharges for each sub-area in post development condition. Detailed HydroCalc calculations are provided in Appendix "B” of the report. Credit for undeveloped condition is not applicable to this project.

Summary – Developed Conditions (85-th Percentile storm event) Sub-Area
No.

NODE
No.

Area
(acres)
Tc
(Min)
Qpm (85%)
(CFS)
Vpm (85%)
(CF)
A1 A2 0.11 29 0.01 172.00
A3 A5 0.7 13 0.223 2106.00
A5 A6 0.05 9 0.006 72.00
Total Site = A7 0.86 0.24 2350.00

Figure 1: 85th Percentile And 50-Year Rainfall Isohyet Map

CONSULTING
CIVIL

ENGINEERS
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RHYTON Job No. 1AMA1017.00 Avid Hotel - Covina
Prepared on: 09/04/2022 P a g e | 9

2.2 Volume and Flow Rate Calculations
a. HydroCalc 50-yr Calculations - See Appendix A
i. Peak Flow (50-year) Rate per acre = 2.994 cfs / 0.84 ac ==> Q50 =3.56 cfs/acre b. HydroCalc 85th % Calculations - See Appendix B
i. Total Mitigative Flow Rate per acre = 0.300cfs / 0.84 ac ==> Qpm = 0.36 cfs/acre ii. Total Mitigative Volume per acre = 2,350 cf / 0.84 ac ==> SWQDv = 2,800 cf/acre

2.3 Watershed Description
This project is a typical urban in-fill project. There are no environmentally sensitive areas nearby, and downstream conduits are either concrete pipes, reinforced concrete boxes, or concrete lined flood control channels. There is no potential for creating any hydromodification issues all the way to the Ocean.

The project site drainage runoff will not connect to a storm drain system or discharge directly into a receiving water body. There is no direct receiving water body for this project site. The postdevelopment site runoff will continue to drain into Azusa Avenue gutter. The runoff will be intercepted by the public catch basins further south in Azusa Avenue and conveyed west through the public storm drains in Badillo Street to Walnut Creek channel, and then and southwesterly down San Gabriel River concrete lined channel to the Ocean.

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CONSULTING
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ENGINEERS
ulMi

RHYTON Job No. 1AMA1017.00 Avid Hotel - Covina
Prepared on: 09/04/2022 P a g e | 10
Section 3 - TECHNICAL FEASIBILITY SCREENING

3.1 Infiltration BMP – Design for Below Grade Dry Well
Givens:
o Design Rain Event Intensity: I=1.0 in (85th percentile, 24Hr) o Soil media infiltration rate: K Sat, Measured = 9.05 in / hour o Drawdown time: T (hr) = 96 hrs
o Factor of Safety: FS = 3.0
o ∆SWQDv = 2,350 ft3 (per LA County HydroCalc software) o Min depth of infiltration = 15 ft Max depth of infiltration = 25 ft o Gravel void ratio = 40% Diameter D = 6 ft (r = 2 ft)
o A min = V m / [(T x K Sat des)/(12)] (ft2)
i. Calculate A min
K Sat des = K Sat / 3 (Factor of safety)
K Sat des = 9.05 / 3 = 3.02 in / hour
Convert K Sat Des into flow (cfs)
3.02/12/3600 = 0.000070 cfs A min = 2,350 / [(72 x 3.02) / (12)] = 2,350 / (218 /12) = 130 sf (dissipate in 3 days) ii. Required dry well depth for the infiltration zone, h:
h= (A min – πR2 ) / 2 πR
h=(25.0 – 12.57) / 12.57 = 0.99 ft
Select h = 25 ft (h1 = 15 ft and h2 = 40ft) * Multiple dry wells may be used to achieve the equivalent infiltration zone. iii. Determine the dry well storage volume, V Storage Dry Well V Storage Dry Well = V Chamber + V Dry Well x Void Ratio = = [2πR x h1] + [πR2 x h2] x 0.4 = [12.57 x 25ft] + [28.27 x 25ft] x 0.4 = 597 ft3 iv. Determine 96-hr infiltration volume, V96-hr:

A dry well = [18.85 x 25ft] + 28.27 = 500 ft2
V96-hr = A dry well x [ (K Sat des /12) x 96 Hrs.]x 3600 (ft3) V96-hr = 500 x [(0.000070) x 96 Hrs.] x 3600 = 12,096 ft3 of disposed water From hydrograph attached, total volume of water infiltrated over 3 Hrs. = 377 ft3 v. Determine the additional required storage volume, V Additional Storage:

V Additional Storage = V m – (V Storage Dry Well + V96-hr) = 2,350 ft3 - (470 ft3 + 377 ft3) = V Additional Storage = - 1,486 ft3
therefore additional 1,506 ft3 storage is provided.

J

CONSULTING
CIVIL

ENGINEERS
'll11
'

RHYTON Job No. 1AMA1017.00 Avid Hotel - Covina
Prepared on: 09/04/2022 P a g e | 11
.

Area #
Impervious
(sf)
A min
(sf) V min (cf) BMPs Dry Well #
Ad Provided
(sf)
Vd Provided
(cf)
A1 4,790 172.00 Dry Well + Tank # 1 - 173
A3 30,500 2106.00 Dry Well + Tank # 1 - 2,112
A5 2,200 72.00 Dry Well + Tank # 1 - 73
TOTAL 37,490 (sf) 2,350 (cf) 0 (sf) 2,358 (cf)

LID SUMMARY TABLE

3.2 Capture and Use BMP – Rainwater Harvesting System
Rainwater harvesting BMPs, such as WaHaSo system is not proposed.

3.3 High Efficiency Biofiltration BMP – Sizing Planter Boxes High-efficiency biofiltration BMPs, such as raised LID flow-through planters are not proposed

3.4 Proprietary Treatment BMP – Selecting Proprietary Filtering Systems Proprietary Treatment BMPs, such as Filterra planter box is not proposed.

CONSULTING
CIVIL

ENGINEERS

RHYTON Job No. 1AMA1017.00 Avid Hotel - Covina
Prepared on: 09/04/2022 P a g e | 12
Section 4 - EXHIBITS

4.1 Vicinity Map

4.2 Hydrology Exhibits

4.3 LID Exhibit and Details
The attached color LID exhibit is for plan check purposes and reference only.

4.4 Geotechnical Report Excerpt

APPENDICES

Appendix “A” - “HydroCalc” Hydrologic Calculations

CONSULTING
CIVIL

ENGINEERS

PREPARED BY: DRAWN BY: TIH
DATE: 01/25/2021
W.O.: 3593-57

PROJECT SITE

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AVID HOTEL
578 N. Azusa Avenue, Covina, CA 91722 Page 1153 of 1264 1 - STORY OFFICE BLDG.
# 867

P A R K I N G S P A C E S
# 580
# 865
1 - STORY WAREHOUSE BUILDING
1 - STORY OFFICE BLDG.

A Z U S A A V E N U E
LOT 1
M.B. 629 PGS. 63 - 64
APN: 8432-006-017 TRACT NO. 23074

G L E N T A N A S T R E E T
DOC # 20131305190
PARCEL 2
LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 7
DOC # 20131305190
PARCEL 1 A L L E Y PORTION LOT 8 PORTION LOT 8

A L L E Y
APN: 8432-006-015
JOHN J. ALAJOV R.C.E. 56393 DATE LEGEND
0'

GRAPHIC SCALE
SCALE : 1"= 30'
30' 15' 15' 30' 60'

AVID HOTEL - COVINA
578 N. AZUSA AVENUE, COVINA, CA, 91722

SUBAREA

ACREAGE
NODE No. AND DISCHARGE

FLOW LINE

SUBAREA BOUNDARY
Q25=X.XXcfs
Qpm=X.XXcfs

WATERSHED/PROPERTY

BOUNDARY

EXISTING HYDROLOGY EXHIBIT
N.A.P.

HYDROLOGIC DESIGN CRITERIA: N. AZUSA AVENUE
cfs
cfs

1.44 FG496.2
Q25=
Qpm= 0.16
cfs
cfs

1.19 495.8 FG
Q25=
Qpm= 0.14

GLENTANA STREET
cfs
cfs

2.63 494.3 FG
Q25=
Qpm= 0.30 ALLEY
b
GVA
mm
/ ': •
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CONCRETE . .• SIDEWALK
, , L-10Q’ ■ :
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0.24ac
METHODOLOGY: LA COUNTY DEPT. OF PUBLIC WORKS
HYDROLOGY MANUAL (JANUARY 2006)
RUNOFF CALCULATION METHOD: MODRAT
DESIGN STORMS: 85TH %, 25-yr & 100-yr STORM FREQ.

RAINFALL ZONE: K
SOIL TYPE: 006 (SEE ATTACHED)
IMPERVIOUSNESS: 84%
50-yr 24Hr ISOHYET = 7.1” 85-th% 24Hr ISOHYET =1.0”
TOTAL SITE AREA:086(ac)
FEMA FIRM PANEL - 06037C1700F
ZONE ”X” - AREA OF MINIMAL FLOOD HAZARD
NOTE: NOT WITHIN FEMA FLOOD ZONE "A”
NOTE: NOT WITHIN COUNTY ADOPTED FLOODWAY
■i
FOR: RHYTON ENGINEERING
S/jjfo
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S5 <53
No.C56393
EXP. 6-30-23
* *
s.

Cq\Wi
Vno REVISIONS: DATE: BY:

AVID HOTEL - COVINA
FOR RHYTON ENGINEERING:

JOB NO. 1AMA1017.00

SUSTAINABLE SITE SOLUTIONS
13351 Riverside Dr, Studio D-358, Sherman Oaks, CA 91423 1(818)478-7788 (818) 990-9903 F www.RhytonCivil.com
SHEET TITLE:

PROJECT:

ADDRESS:

G.B. G.B.
497
498
497
497
497
497
495
4967 JOHN J. ALAJOV R.C.E. 56393 DATE LEGEND
0'

GRAPHIC SCALE
SCALE : 1"= 30'
30' 15' 15' 30' 60'

AVID HOTEL - COVINA
578 N. AZUSA AVENUE, COVINA, CA, 91722

SUBAREA

ACREAGE
NODE No. AND DISCHARGE

FLOW LINE

SUBAREA BOUNDARY
Q25=X.XXcfs
Qpm=X.XXcfs

WATERSHED/PROPERTY

BOUNDARY

PROPOSED HYDROLOGY EXHIBIT
N.A.P.

HYDROLOGIC DESIGN CRITERIA: N. AZUSA AVENUE
cfs
cfs

0.33 496.5 FG
Q25=
Qpm= 0.00
cfs
Qpm= 0.29 cfs

DETENTION
2,300 CF
cfs
cfs

1.89 FL494.5
Q25=
Qpm= 0.00

GLENTANA STREET
cfs
cfs

2.37 494.3 FG
Q25=
Qpm= 0.00 ALLEY
cfs
cfs

0.15 494.5 FG
Q25=
Qpm= 0.00
r-
'cl
A4
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0.24ac
METHODOLOGY: LA COUNTY DEPT. OF PUBLIC WORKS
HYDROLOGY MANUAL (JANUARY 2006)
RUNOFF CALCULATION METHOD: MODRAT
DESIGN STORMS: 85TH %, 25-yr & 100-yr STORM FREQ.

RAINFALL ZONE: K
SOIL TYPE: 006 (SEE ATTACHED)
IMPERVIOUSNESS: 83%
50-yr 24Hr ISOHYET = 7.1” 85-th% 24Hr ISOHYET =1.0”
TOTAL SITE AREA:086(ac)
FEMA FIRM PANEL - 06037C1700F
ZONE ”X” - AREA OF MINIMAL FLOOD HAZARD
NOTE: NOT WITHIN FEMA FLOOD ZONE "A”
NOTE: NOT WITHIN COUNTY ADOPTED FLOODWAY
■i
FOR: RHYTON ENGINEERING
S/jjfo
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& KU</ & 0*
<53
No.C56393
EXP. 6-30-23
* ¥
Cq\WJ
Vno REVISIONS: DATE: BY:

AVID HOTEL - COVINA
FOR RHYTON ENGINEERING:

JOB NO. 1AMA1017.00

SUSTAINABLE SITE SOLUTIONS
13351 Riverside Dr, Studio D-358, Sherman Oaks, CA 91423 1(818)478-7788 (818) 990-9903 F www.RhytonCivil.com
SHEET TITLE:

PROJECT:

ADDRESS:

48"Ø HDPE RAINWATER

SPILLOVER CISTERN PER ADS
O.A.E. Volume = 1,560 CF Min
48" DRYWELL TYPE MAXWELL IV

PER TORRENT RESOURCES
O.A.E. DEPTH = 40'
Roof Area =
11,812 sf

DUAL VORTEX

HYDRODYNAMIC SEPARATOR

BY OLDCASTLE STORMWATER
SOLUTIONS O.A.E.

Site Area=
36,732 sf
Peak Flow Hydrologic AnalysisFile location: H:/OneDrive/Project Data/1AMA1017 - AVID Hotel/Administration/Reports/LID/Avid Hotel - Covina - Total Site 85% Report.pdfVersion: HydroCalc 1.0.3Input ParametersProject Name Avid Hotel - CovinaSubarea ID Total SiteArea (ac) 0.84Flow Path Length (ft) 100.0Flow Path Slope (vft/hft) 0.0185th Percentile Rainfall Depth (in) 1.0Percent Impervious 0.83Soil Type 6 Design Storm Frequency 85th percentile stormFire Factor 0 LID TrueOutput ResultsModeled (85th percentile storm) Rainfall Depth (in) 1.0Peak Intensity (in/hr) 0.4526Undeveloped Runoff Coefficient (Cu) 0.2419Developed Runoff Coefficient (Cd) 0.7881Time of Concentration (min) 9.0Clear Peak Flow Rate (cfs) 0.2996Burned Peak Flow Rate (cfs) 0.299624-Hr Clear Runoff Volume (ac-ft) 0.053124-Hr Clear Runoff Volume (cu-ft) 2313.0527 03/28/2023
■© RHYTON ENGINEERING, 2000-2013
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P A R K I N G SPACES >E BUILDING
FS
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GLENTANA
LID DESIGN CAPTURE VOLUME CALCULATIONS:

Drywell sizing
[1] Total Area (SF) 11,800 SF roof 4- 24,930SF site[2] Impervious Area (SF) 36,730 SF30,400 SF
[3] Pervious Area (SF)
[4] Catchment Area (SF) ([2]*0.9}-i-([3]*0.1)=
6,330 SF
27,993 SF
[5] Design Rainfall Depth (in) 85th percentile isohyet
[6] V design (CF) [5]/12*[4]=

1.0 in
2,333 CF
[7] K sat, measured (in/Hr.) From Geotechnical Report[8] FS (factor of safety) From LID Manual

9.05 3
[9] K sat, design (in/Hr.)
[TO] Drywell Diameter

3.02 6 LF
[11] Settling Chamber Diameter (ft)[12] Infiltrating Surface Area (SF) 25 feet deep, & diameter, counting bottom 4 LF
499 SF
[13] Drawdown Time (Hr.) 14 Hr.
[14] Depth to bottom of settling chamber (ft)[15] Infiltration depth below settling chamber (ft) 15 LF25 LF
[IS] Total Depth Drywell (ft)[17] Porosity of Gravel Use 0.40 for gap-graded gravel 40 ILF

0.40 [18] V Storage (CF) in drywell Settling Chamber and Dry well full[19] 3-hr. infiltration volume (CF) 470 CF
377 CF
[20] Additional Storage Required (CF)[21] Additional Storage Provided (CF) 3 x.40LF of 48"dia HDPE storage pipes 1,486 CF1,506 CF
STREET
PROJECT BMPs DETAILS
Typical Backfill Structure

NO DUMPING

DRAINS TO OCEAN
MIN. COVER FOR

RIGID PAVEMENT, H
FINAL
BACKFILL —
INTIAI

BACKFILL
HAUNCH —

BEDDING
//X/jfiC/j
w
-------XVs
w
\\
/ /
/ /
//
MIN. COVER FOR

FLEXIBLE PAVEMENT, HF
ALL STRUCTURAL BMPs SHALL BE ACCESSIBLE FOR INSPECTION AND MAINTENANCE AND SHALL BEAR A "NO DUMPING - DRAINS TO OCEAN" SYMBOL IN TRAFFIC RATED PAINT PER DETAIL HEREIN. SIGN SHALL BE STENCILED OR A THERMOPLASTIC TYPE, AFFIXED TO THE CATCH BASIN. STENCILS ARE AVAILABLE AT THE LOCAL BUILDING AND SAFETY OFFICE. STENCILS AND THERMOPLASTICS SIGNS CAN BE ORDERED FROM "STENCIL EASE" AT (800) 334-1776 AND OR WWW.STENCILEASE.COM 048.00" BOLTED & GASKETEDACCESS COVER, STANDARD.
497.0RIM 496.7 RIM

SPRINGLINE
495.10
W.S. MAX.
. .

SUITABLE FOUNDATION —^
Hr
.Hf
= 12” (0.15m) FOR PIPE DIAMETERS UP TO 43” (1200mm)
= 24" (0.6m) FOR PIPE DIAMETERS 54" (1350mm) AND 60" (1500mm) 10" SD UNDERGROUND
BEDDING - 4" (100mm) MIN

TO STORAGE TANK

HYDRODYNAMIC SEPARATOR
TYPE "DUAL-VORTEX" MODEL
DVS-48-C BY OLDCASTLE
STORMWATER SOLUTIONS O.A.E.

BMP SUMMARY: One 40
1 deep drywell [15‘ x 4’ dia settling chamber -I- 25’ x S’ dia gravel filled infiltralino well] and 3x4’ diameter 40 If hdpe storage pipes. 10’
SOL D STL. COVER
W7S7MAX.

V_
c
4" INTLET 72GALLERY
489.8INV 1
i
489.6INV

FLOW FLOW
m
0 m
24" Mir
SUMP
0 4 -0
0 4-0
STORMWATER TREATMENT AND INFILTRATION TRAIN DETAIL 2
nee nt i
/ It
1 uro siW—4m--------------------
<7.0

PROJECT
SITE
\ ft
S A

VICINITY MAP
SCALE: 1 ”=2,000’
LEGEND
SD
=>
/*~ O'
\
l
r\ ')
□

PROPOSED STORM DRAIN

EXISTING STORM DRAINPERMEABLE SURFACE (LANDSCAPING)PERMEABLE SURFACE (PAVERS)IMPERMEABLE SURFACE (ROOFING)IMPERMEABLE SURFACE (PAVEMENT)

ROOF DOWNSPOUT ROUTED TO STORM DRAIN

DIRECTION OF STORMWATER FLOW

DRY WELL ( DEEP EXFILTRATION PIT)
FILTERING DRAIN INLET INSERT "TRITON" O.A.E.

PROJECT INFORMATION
O’ 5’ 10'

GRAPHIC SCALE
SCALE: 1"=10'-0"
20'
GENERAL INFORMATION• PERMIT APPLICATION NO........................................................................................................................ BB # 2204???? * • DEVELOPMENT TYPE: = REDEVELOPMENT ?.............................YES / NO, LIQUEFACTION ?.......................... YES / NO ENVIRONMENTALLY SENSITIVE AREA ? YES / NO, HILLSIDE GRADING ORDINANCE? YES / NO • WATERSHED: SAN GABRIEL RIVER.................LA RIVER.... DOMINGUEZ CHANNEL .... HARBOR• ASSESSOR'S PARCEL NUMBER (APN):............................................................................................. 843-2006-015; -017 *• OVERALL SITE AREA: ..................................................................................................................................... 0.84 (ACRES) • TOTAL DISTURBED AREA: ............................................................................................................................. 0.84 (ACRES) • TOTAL PROPOSED LANDSCAPE/PLAYGROUND (PERVIOUS) AREA ................................................................6,350 (SF) • PRE-DEVELOPMENT IMPERVIOUS AREA .................................................................................................... 0.62 (ACRES) • POST-DEVELOPMENT IMPERVIOUS AREA ................................................................................................. 0.70 (ACRES) • SOIL TYPE PER LA COUNTY HYDROLOGY APPENDIX C (SOIL #) ............................................................................ 0.06 * •BMP SELECTION (BMP TYPE) ..........................DEEP DRY WELLGROUND INFILTRATION................................................. *

PROPERTY INFORMATION
578 N. Azusa Avenue, Covina, CA 91722 SHERMAN OAKS INN, LLC 1011 S. Atlantic Avenue Compton, CA 90221
PROPERTY ADDRESS:
• PROPERTY OWNER:

INTENDED LAND USE: HOTEL / COMMERCIAL

DRYWELL KEY NOTES

1. MANHOLE CONE - MODIFIED FLAT BOTTOM.

2. BOLTED RING & GRATE - DIAMETER AS SHOWN. CLEAN CAST
IRON WITH WORDING "STORM WATER ONLY" IN RAISED
LETTERS. BOLTED IN 2 LOCATIONS AND SECURED TO CONE WITH MORTAR. RIM ELEVATION ±0.02' OF PLANS.

3. GRADED BASIN OR PAVING (BY OTHERS).4. NON-WOVEN GEOTEXTILE SLEEVE, MIRAFITM/140 NL. MIN. 6 FT 0, HELD APPROX. 10 FEET OFF THE BOTTOM OF EXCAVATION.

5. PUREFLO® DEBRIS SHIELD - ROLLED 16 GA. STEEL X 24" LENGTH WITH VENTED ANTI-SIPHON AND INTERNAL .265" MAX. SWO FLATTENED EXPANDED STEEL SCREEN X12" LENGTH. FUSION BONDED EPOXY COATED.

6. PRE-CAST LINER - 4000 PSI CONCRETE 48" ID. X 54" OD. CENTER IN HOLE AND ALIGN SECTIONS TO MAXIMIZE BEARING SURFACE.

7. MIN. 6' 0 DRILLED SHAFT.8. SUPPORT BRACKET - FORMED 12 GA. STEEL. FUSION BONDED EPOXY COATED.

9. OVERFLOW PIPE - SCH. 40 PVC MATED TO DRAINAGE PIPE AT BASE SEAL.

10. DRAINAGE PIPE - ADS HIGHWAY GRADE WITH TRI-A COUPLER.

SUSPEND PIPE DURING BACKFILL OPERATIONS TO PREVENT BUCKLING OR BREAKAGE. DIAMETER AS NOTED.

11. BASE SEAL - GEOTEXTILE.12. ROCK - WASHED, SIZED BETWEEN 3/8" AND 1-1/2" TO BEST COMPLEMENT SOIL CONDITIONS.

13. FLOFAST® DRAINAGE SCREEN - SCH. 40 PVC 0.120" SLOTTED WELL SCREEN WITH 32 SLOTS PER ROW/FT. 120" OVERALL LENGTH WITH TRI-B COUPLER.

14. MIN. 4' 0 SHAFT - DRILLED TO MAINTAIN PERMEABILITY OF DRAINAGE SOILS.

15. FABRIC SEAL - U.V. RESISTANT GEOTEXTILE - TO BE REMOVED BY CUSTOMER AT PROJECT COMPLETION.

16. ABSORBENT - HYDROPHOBIC PETROCHEMICAL SPONGE. MIN.
128 OZ. CAPACITY. TYPICAL, TWO PER CHAMBER.

17. FREEBOARD DEPTH VARIES WITH INLET PIPE ELEVATION.

INCREASE SETTLING CHAMBER DEPTH AS NEEDED TO MAINTAIN
ALL INLET PIPE ELEVATIONS ABOVE OVERFLOW PIPE INLET.

18.19. STABILIZED BACKFILL - TWO-SACK SLURRY MIX.

INLET PIPE/OUTLET PIPE (BY OTHERS). SEE SEPARATE PLAN FOR INVERT ELEVATIONS.

20. SIX (6) PERFORATIONS MINIMUM PER FOOT, 2 ROWS
DRY WELL SECTION DETAIL 1
2 30" 0
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REVISION INFORMATION
No. Date Revision By
ARCHITECT:

Alajajian
Marcoosi
Architects Inc,
320 W. Arden Ave. Suite 120
Glendale, CA 91203 Phone: (818) 244-5130
Fax: (818)551-1613

THESE PLANS ARE PROPERTY OF
■ la m ■mu
13351 RIVERSIDE DRIVE, SUITE 358
SHERMAN OAKS, CA 91423 T (818) 478-7788 F (818) 990-9903 WWW.RHYTONCIVIL.COM
ENGINEER'S STATEMENT:

THESE PLANS WERE PREPARED
EITHER BY ME OR BY OTHERS UNDER MY SUPERVISION.

JOHN J/ALAJOV RCE 56393 DATE
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FOR: RHYTON ENGINEERING
PREPARED FOR:

SHERMAN OAKS INN, LLC
1011 S. Atlantic Avenue Compton, CA 90221Mr. Raj Patel
SHEET TITLE:

L.I.D. SITE MAP

AVID HOTEL
578 N. Azusa Avenue, Covina, CA 91722
r SCALE
, r=io'-o" ,

DESIGNED BY
, WHR, JJA ,
SHEET: ^
i i

DATE DRAWN
, 05/22/2022 ,
JOB No.
, 1AMA1017.00,
OF: ^
i i Page 1156 of 1264
Peak Flow Hydrologic Analysis
File location: H:/OneDrive/Project Data/1AMA1017 - AVID Hotel/Administration/Reports/Hydrology/AVID Hotel Covina - 50yr Report EXIST.pdf Version: HydroCalc 1.0.3
Input Parameters
Project Name Avid Hotel - Covina
Subarea ID Subarea 1A
Area (ac) 0.79
Flow Path Length (ft) 150.0
Flow Path Slope (vft/hft) 0.01
50-yr Rainfall Depth (in) 7.1
Percent Impervious 0.84
Soil Type 6
Design Storm Frequency 50-yr
Fire Factor 0
LID False
Output Results
Modeled (50-yr) Rainfall Depth (in) 7.1
Peak Intensity (in/hr) 4.2361
Undeveloped Runoff Coefficient (Cu) 0.8855
Developed Runoff Coefficient (Cd) 0.8977
Time of Concentration (min) 5.0
Clear Peak Flow Rate (cfs) 3.0041
Burned Peak Flow Rate (cfs) 3.0041
24-Hr Clear Runoff Volume (ac-ft) 0.3683
24-Hr Clear Runoff Volume (cu-ft) 16045.298
Appendix “A” - “HydroCalc” Hydrological Calculations
Hydrograph (Avid Hotel - Covina: Subarea 1A)

3.0 -

2.5 -
— 2.0 -
u- 1.5 -

1.0 -

3.5 -
200 400 600 800 1000 200 400
Time (minutes)
1600

Peak Flow Hydrologic Analysis
File location: H:/OneDrive/Project Data/1AMA1017 - AVID Hotel/Administration/Reports/Hydrology/AVID Hotel Covina - 50yr Report.pdf Version: HydroCalc 1.0.3
Input Parameters
Project Name Avid Hotel - Covina
Subarea ID Subarea Total Site
Area (ac) 0.86
Flow Path Length (ft) 435.0
Flow Path Slope (vft/hft) 0.01
50-yr Rainfall Depth (in) 7.1
Percent Impervious 0.83
Soil Type 6
Design Storm Frequency 50-yr
Fire Factor 0
LID False
Output Results
Modeled (50-yr) Rainfall Depth (in) 7.1
Peak Intensity (in/hr) 3.8882
Undeveloped Runoff Coefficient (Cu) 0.8722
Developed Runoff Coefficient (Cd) 0.8953
Time of Concentration (min) 6.0
Clear Peak Flow Rate (cfs) 2.9937
Burned Peak Flow Rate (cfs) 2.9937
24-Hr Clear Runoff Volume (ac-ft) 0.3977
24-Hr Clear Runoff Volume (cu-ft) 17321.6676
Hydrograph (Avid Hotel - Covina: Subarea Total Site)
0)
T5

2.0 -

1.5 -

1.0 0.5
200 400 600 800 1000 200 400
Time (minutes)
1600

Peak Flow Hydrologic Analysis
File location: H:/OneDrive/Project Data/1AMA1017 - AVID Hotel/Administration/Reports/LID/Avid Hotel - Covina - Subarea A1 85% Report.pdf Version: HydroCalc 1.0.3
Input Parameters
Project Name Avid Hotel - Covina
Subarea ID Subarea A1
Area (ac) 0.11
Flow Path Length (ft) 320.0
Flow Path Slope (vft/hft) 0.01
85th Percentile Rainfall Depth (in) 1.0
Percent Impervious 0.42
Soil Type 6
Design Storm Frequency 85th percentile storm
Fire Factor 0
LID True
Output Results
Modeled (85th percentile storm) Rainfall Depth (in) 1.0 Peak Intensity (in/hr) 0.2612
Undeveloped Runoff Coefficient (Cu) 0.1
Developed Runoff Coefficient (Cd) 0.436
Time of Concentration (min) 29.0
Clear Peak Flow Rate (cfs) 0.0125
Burned Peak Flow Rate (cfs) 0.0125
24-Hr Clear Runoff Volume (ac-ft) 0.004
24-Hr Clear Runoff Volume (cu-ft) 172.6579
0014

0.012 -
Hydrograph (Avid Hotel - Covina: Subarea A1)

0.010 -

0.008 -
ll 0.006 -

0.004 -

0.002
200 400 200 400

0.000
600 800 1000
Time (minutes)
1600

Peak Flow Hydrologic Analysis
File location: H:/OneDrive/Project Data/1AMA1017 - AVID Hotel/Administration/Reports/LID/Avid Hotel - Covina - Subarea A3 85% Report.pdf Version: HydroCalc 1.0.3
Input Parameters
Project Name Avid Hotel - Covina
Subarea ID Subarea A3
Area (ac) 0.7
Flow Path Length (ft) 185.0
Flow Path Slope (vft/hft) 0.01
85th Percentile Rainfall Depth (in) 1.0
Percent Impervious 0.92
Soil Type 6
Design Storm Frequency 85th percentile storm
Fire Factor 0
LID True
Output Results
Modeled (85th percentile storm) Rainfall Depth (in) 1.0 Peak Intensity (in/hr) 0.3808
Undeveloped Runoff Coefficient (Cu) 0.1185
Developed Runoff Coefficient (Cd) 0.8375
Time of Concentration (min) 13.0
Clear Peak Flow Rate (cfs) 0.2232
Burned Peak Flow Rate (cfs) 0.2232
24-Hr Clear Runoff Volume (ac-ft) 0.0484
24-Hr Clear Runoff Volume (cu-ft) 2106.8006

0.25 0.20 -
Hydrograph (Avid Hotel - Covina: Subarea A3)
0 15
ts,
o

0.10 -

0.05 -

0.00 200 400 600 800 1000 200 400
Time (minutes)
1600

Peak Flow Hydrologic Analysis
File location: H:/OneDrive/Project Data/1AMA1017 - AVID Hotel/Administration/Reports/LID/Avid Hotel - Covina - Subarea A5 85% Report.pdf Version: HydroCalc 1.0.3
Input Parameters
Project Name Avid Hotel - Covina
Subarea ID Subarea A5
Area (ac) 0.05
Flow Path Length (ft) 185.0
Flow Path Slope (vft/hft) 0.01
85th Percentile Rainfall Depth (in) 1.0
Percent Impervious 0.38
Soil Type 6
Design Storm Frequency 85th percentile storm
Fire Factor 0
LID True
Output Results
Modeled (85th percentile storm) Rainfall Depth (in) 1.0 Peak Intensity (in/hr) 0.3039
Undeveloped Runoff Coefficient (Cu) 0.1
Developed Runoff Coefficient (Cd) 0.404
Time of Concentration (min) 21.0
Clear Peak Flow Rate (cfs) 0.0061
Burned Peak Flow Rate (cfs) 0.0061
24-Hr Clear Runoff Volume (ac-ft) 0.0017
24-Hr Clear Runoff Volume (cu-ft) 72.7204
0007
0 006 -
Hydrograph (Avid Hotel - Covina: Subarea A5)

0.005 -

0.004 -
u_ 0.003 -

0.002 -

0.001
200 400 200 400

0.000
600 800 1000
Time (minutes)
1600

G E O T E C H N I C A L

E V A L U A T I O N

R E P O R T

PROPOSED COMMERCIAL DEVELOPMENT
Proposed Hotel Development
578 N. Azusa Ave.

Covina, CA 91722
Job No.: 22-075
August 24, 2022
14175 Telephone Ave. Ste. K | Chino, CA 91710 | 909.594.7414 | www.ducoengineering.com

DUCO ENGINEERING
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14175 Telephone Ave. Ste. K | Chino, Ca. 91710 | 909.594.7414 | [email protected] August 24, 2022
Sherman Oaks Inn, LLC
Attn: Mr. Raj Patel
1011 S. Atlantic Ave.

Compton, CA 90221
Subject: REPORT OF GEOTECHNICAL EVALUATION
Proposed Hotel Development
578 N. Azusa Ave.

Covina, CA 91722
Job No.: 22-075
Mr. Patel:

Thank you for the opportunity for Duco Engineering, Inc., to provide geotechnical services for this project. It is our pleasure to serve as the geotechnical consultant for the design and construction of the proposed commercial development project. The following presents a report of the geotechnical subsurface evaluation conducted at the subject site on August 10, 2022, in addition to an account of laboratory testing performed, and construction recommendations pertinent to the project. It is the opinion of this firm that, with the validating inclusion of our recommendations, the proposed construction and site improvements will be acceptable and safe from a geotechnical standpoint. Please notify our office if any significant changes are made to the proposed development plan, as such changes may warrant further comment or revision of the provided recommendations.

Our office welcomes any further questions or comments you may have. It is our desire to serve our clients with the utmost efficiency and professionalism.

Respectfully submitted,
DUCO ENGINEERING, INC.

James D. Collett, P.E.

DUCO ENGINEERING
C o %
S' cC
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C 90814
C/VIV ft.(mm

Job No. 22-075 578 N. Azusa Ave., Covina, CA Page 2

TABLE OF CONTENTS

1.0 INTRODUCTION ................................................. 4

1.1 Scope of Report................................................................................................................................................ 4

1.2 Scope of Construction ...................................................................................................................................... 4

2.0 SITE EVALUATION .............................................. 4

2.1 Field Exploration............................................................................................................................................... 4

2.2 Laboratory Testing ........................................................................................................................................... 4

3.0 SITE CONDITIONS .............................................. 5

3.1 Surficial Conditions........................................................................................................................................... 5

3.2 Subsurface Conditions...................................................................................................................................... 5

3.3 Geologic Summary........................................................................................................................................... 5

3.4 Seismic and Geologic Hazards ..................................................................................................................... 5

3.5 Groundwater..................................................................................................................................................... 6

4.0 SITE CONCLUSIONS ............................................ 7

4.1 Site Feasibility ................................................................................................................................................... 7

4.2 Soil Expansivity ................................................................................................................................................. 7

4.3 Soil Corrosivity .................................................................................................................................................. 7

4.4 Seismic Design Considerations....................................................................................................................... 7

4.5 Grading and Site Preparation ...................................................................................................................... 7

4.6 Stormwater Infiltration..................................................................................................................................... 7

5.0 GEOTECHNICAL RECOMMENDATIONS ....................... 8

5.1 Soil Corrosivity .................................................................................................................................................. 8

5.2 Grading and Site Preparation ...................................................................................................................... 8

5.2.1 Demolition and Debris Disposal.......................................................................................................... 8

5.2.2 Grading Recommendations.................................................................................................................. 8

5.2.3 Shrinkage................................................................................................................................................. 8

5.3 Building Foundations......................................................................................................................................... 9

5.4 Floor Slabs.......................................................................................................................................................... 9

5.5 Retaining Walls.............................................................................................................................................. 10

5.5.1 Retaining Wall Backfill and Drainage...........................................................................................10

5.6 Temporary Excavations................................................................................................................................ 10

5.7 Drainage and Landscaping......................................................................................................................... 10

5.8 Hardscape....................................................................................................................................................... 10

5.9 Pavement Design............................................................................................................................................ 11

6.0 SUMMARY & CLOSURE ........................................ 13

6.1 Design Review ................................................................................................................................................ 13

6.2 Project Oversight and Inspection................................................................................................................ 13

6.3 Closure.............................................................................................................................................................. 13

7.0 REFERENCES ................................................... 14

Job No. 22-075 578 N. Azusa Ave., Covina, CA Page 3
A. APPENDIX: MAPS, LOGS .................................... A - 1 B. APP ENDIX: FIELD AND LABORATORY TESTING ......... B - 1 B1.0 Laboratory Test Procedures..................................................................................................................... B-1 B1.1 Shear Strength ..................................................................................................................................... B-1 B1.2 Settlement ............................................................................................................................................. B-1 B1.3 Expansive Index (EI)............................................................................................................................ B-1 B1.4 Corrosivity............................................................................................................................................. B-1 B2.0 Laboratory Test Results............................................................................................................................. B-2 Table B2.1 Maximum Unit Weight and Expansive Index, and R-Value .......................................... B-2 Table B2.2 Corrosive Properties ............................................................................................................... B-2 C. APPENDIX: GENERAL GRADING RECOMMENDATIONS .. C - 1
C.1 Structural Fills................................................................................................................................................ C-1 C.2 Overexcavation ........................................................................................................................................... C-1 C.3 Fill Placement................................................................................................................................................ C-1 C.4 Fill Slopes, Retaining Wall Backfills ........................................................................................................ C-2 C.5 Grading/Earthwork Inspection................................................................................................................. C-2

Job No. 22-075 578 N. Azusa Ave., Covina, CA Page 11
overexcavation and recompaction be performed beneath proposed walkways, patios, garden walls, and other landscape features, to minimize the potential for cracking and other phenomena. Areas to receive hardscape should have the upper one (1) foot of approved natural soil or subgrade soil, whichever is deeper, recompacted to a minimum of 90%. Moisture content of subgrade soils should be maintained above optimum moisture. Concrete flatwork should be a minimum full four (4) inches thick, and consideration should be given to reinforcing #3 rebar spaced 18 inches center to center, in compliance with all pertinent governing code sections and design manuals. Control joints shall be provided, a minimum of one (1) inch deep, ten (10) feet on center or closer. All flatwork should be poured independent of any proposed structure and be separated by an expansion joint (felt). Additionally, it is recommended that all flatwork be constructed so that a minimum of ½ inch exists between the concrete flatwork and structures, such as residential buildings, retaining walls and sound privacy walls. Flatwork and concrete walks should be at an elevation such that they will not obstruct the flow of surface water.

5.9 Pavement Design
Given an R-Value of 66, asphalt pavement sections shall comply with the following minimum specifications:

Table 2: Asphalt Pavement Design Sections
Use Traffic Index (TI) HMA Thickness Base Thickness
Parking Stalls, Light Duty 4.0 2.5 in 4.0 in
Main Drive Aisle, Heavy Duty 5.5 3.0 in 4.0 in

Rigid concrete pavement sections shall comply with the following minimum specifications:

Table 3: PCC Pavement Design Sections
Use Traffic Index (TI) Concrete Thickness Base Thickness Parking Stalls, Light Duty 4.0 5.0 in 4.0 in
Main Drive Aisle, Heavy Duty 5.5 6.0 in 4.0 in

Prior to paving, the upper two (2) feet of subgrade shall be cleaned of any trash, vegetation, or other debris, and compacted to more than 90% relative compaction. Base material shall consist of crushed aggregate base in general accordance with the Caltrans Highway Design Manual (HDM) and shall be compacted to more than 95% relative compaction prior to placing the asphalt course.

5.10 Stormwater Infiltration
Following the field testing, the raw data was converted to an equivalent infiltration rate per Los Angeles County Standards, with the final three (3) readings averaged. The stabilized field infiltration rates for each boring are as follows:
]

Job No. 22-075 578 N. Azusa Ave., Covina, CA Page 12
Table 4: Minimum Field Infiltration Rates for Each Boring Based on the results of the field testing, we recommend the following design infiltration rates based on depth, with safety factors evaluated in accordance with County of Los Angeles standards:

Infiltration
Depth Field Rate Test Reduction Factor
(RFT)
Site Variability
Factor
(RFV)
Siltation/Maintenance
Factor
(RFS)
Total RF,
RFT x RFV x RFS Design Rate
0-20 ft 2.67 in/hr 1.5 1 2.0* 3.0* 0.89 in./hr.
20-50 ft 9.05 in/hr 1.5 1 2.0* 3.0* 3.02 in/hr
These values assume a moderate level of pretreatment and regular maintenance. The project civil engineer may, at their discretion, reduce the siltation/maintenance safety factor (*) should the WQMP include more extensive regular maintenance and effective pretreatment.

Infiltration basin inverts shall be set back a minimum of 15 feet from any slope or building structure and shall be located outside a 1:1 diagonal plane up from the bottom of any adjacent footing, in addition to all other pertinent state and local setback requirements.

Boring Material Tested Field Infiltration Rate, I
I-1 SM, 0-10’ 2.73 in/hr
I-2 SP-SM, 20-25’ 9.05 in/hr

BORING MAP
Plan as provided by client. Locations are approximate and based on field measurements and sighting to distinguishable land features. 6-
-L,=,
P A R ii I
V-N "A

GENERAL AREA

FOR INFILTRATION
LiLLLI
Sssi
2 R — 1 496.84 ) -?r

DRIV PARKING
K1
578 N AZUSA
COVINA. CA 8 81722
I j p^—4
I
GLENTANA ST.
495.89~\^ ^ 10-00' --
SITE PL ©
J. S M T A a A
R 1 I 1 ^D-l, I- I Borj
ng/| nfiltration Test Location
A
A
0’ 40’

DUCO ENGINEERING
Proposed Hotel
578 N. Azusa Ave.

Covina, CA 91722
Job No.:
22-075
Date:
8/29/22
Scale:
1”=30’
Figure:
1

0 5
10 15
20 25
30 1
1,2,3
2,2,2
2,2,2
23,25,29
17,50
A
B
A
SM
SPSM
SWSM
SM

1.5", Asphalt weathered

1.5"-18.5', SILTY FINE SAND, brown, damp, moderately firm below 4', moist at 15'

18.5'-29', SILTY COARSE SAND WITH GRAVEL,grey-brown,
mottled, very firm, damp
29-31', SILTY SAND LENS, brown, damp

8.9 9.0

7.4 11.1

2.7 2.4

SOIL EXPLORATION LOG
PROJECT: Proposed Hotel Development JOB NO.: 22-075 TEST HOLE NO.: 2 CLIENT: Sherman Oaks Inn, LLC DATE: 8/10/22
LOCATION: See plan ELEVATION: 496.3
LOGGED BY: JC EXCAVATING EQUIPMENT: Hollow stem auger
DEPTH TO WATER: none CAVING: none
SUMMARY OF SUBSURFACE CONDITIONS:

This log is part of the report prepared by Duco Engineering, Inc. for this project and should be read together with the report. This summary applies only to the location of the test hole at the time of the excavation. Subsurface conditions may differ at other locations and may change at this location with the passage of time. The data presented is a simplification of the actual conditions encountered.

DUCO ENGINEERING, INC. FIGURE NO.: 3 DEPTH (feet) SAMPLE BLOW COUNTS SOIL TYPE G RAPHIC LOG USCS DESCRIPTION FIELD MOIST. % OF DRY WT.

SAMPLE DATA DRY DEN. Lb./Cu. Ft. %COMP
:
r
:
rrr
i: i c:
m:
f 4-t:
tr i:
l- r i:

C i # I:
t V7:
l r i:
f -i
mi:

L
. j .
m:
r. i/r„
m :

30 35
40 45
50 55
60 65
70 6,15,22
21,41,40
50 41,50
50 B
B
SPSM
SPSM
31'+, SILTY COARSE SAND WITH GRAVEL, tan- to grey-brown, very firm, damp
T.D. 50.5' EOB

5.1 2.7

3.0 2.5

2.5 SOIL EXPLORATION LOG
PROJECT: Proposed Hotel Development JOB NO.: 22-075 TEST HOLE NO.: 2 DUCO ENGINEERING, INC. FIGURE NO.: 3 DEPTH (feet) SAMPLE BLOW COUNTS SOIL TYPE G RAPHIC LOG USCS DESCRIPTION FIELD MOIST. % OF DRY WT.

SAMPLE DATA DRY DEN. Lb./Cu. Ft. %COMP
I. i
l JI-1 ►
L

APPENDIX F
Noise Data

Site Number: NM-1
Recorded By: Tina Yuan, Winnie Woo
Job Number: 188785
Date: 5/18/22
Time: 10:28 a.m.

Location: In front of 815 Glentana Street
Source of Peak Noise: Traffic along N Azusa Avenue, bird chipping.

Noise Data
Leq (dB) Lmax(dB) Lmin (dB) Peak (dB)

50.1 69.5 44.1 89.2
Equipment
Category Type Vendor Model Serial No. Cert. Date Note
Sound
Sound Level Meter Brüel & Kjær 2250 3011133 03/10/2022
Microphone Brüel & Kjær 4189 3086765 03/10/2022
Preamp Brüel & Kjær ZC 0032 25380 03/10/2022
Calibrator Brüel & Kjær 4231 2545667 03/10/2022
Weather Data
Est.

Duration: 10 minutes Sky: Clear
Note: dBA Offset = -0.01 Sensor Height (ft): 5 ft
Wind Ave Speed (mph / m/s) Temperature (degrees Fahrenheit) Barometer Pressure (inches) 3 65 29.98
Photo of Measurement Location
T
. H- —

2250
Instrument: 2250
Application: BZ7225 Version 4.7.6
Start Time: 05/18/2022 10:28:13
End Time: 05/18/2022 10:38:13
Elapsed Time: 00:10:00
Bandwidth: 1/3-octave
Max Input Level: 142.12
Time Frequency
Broadband (excl. Peak): FSI AC
Broadband Peak: C
Spectrum: FS Z
Instrument Serial Number: 3011133
Microphone Serial Number: 3086765
Input: Top Socket
Windscreen Correction: UA-1650
Sound Field Correction: Free-field
Calibration Time: 05/18/2022 08:17:33
Calibration Type: External reference
Sensitivity: 43.6149127781391 mV/Pa
Cov_001
Start End Elapsed Overload LAeq LAFmax LAFmin
time time time [%] [dB] [dB] [dB]
Value 0.00 50.1 69.5 44.1
Time 10:28:13 AM 10:38:13 AM 0:10:00
Date 05/18/2022 05/18/2022

Cursor: (A) Leq=50.1 dB LFmax=69.5 dB LFmin=44.1 dB
Cov_001

12.50 31.50 63 125 250 500 1000 2000 4000 8000 16000 A C 10 20
30 40
50 60
70 80
90 100
110
120
130
dB 05/18/2022 10:28:13 AM - 10:38:13 AM
Hz
LZeq LZFmax LZFmin
Cursor: [78.2 ; 78.4[ dB Level: 0.0% Cumulative: 0.0%
Cov_001
20 30 40 50 60 70 80 90 100 110 120 130 140
0 10
20 30
40 50
60 70
80 90
100
% Based on LAF , 10ms Class width: 0.2 dB 05/18/2022 10:28:13 AM - 10:38:13 AM dB
L1 = 61.7 dB
L5 = 51.5 dB
L10 = 49.4 dB
L50 = 46.7 dB
L90 = 45.4 dB
L95 = 45.1 dB
L99 = 44.8 dB
Level Cumulative

Cursor: 05/18/2022 10:33:12 AM - 10:33:13 AM LAIeq=48.9 dB LAFmax=48.1 dB LCpeak=71.3 dB LAFmin=44.9 dB Cov_001
10:29:00 AM 10:31:00 AM 10:33:00 AM 10:35:00 AM 10:37:00 AM 20 40
60 80
100
120
140
Sound
dB
LAIeq LAFmax LCpeak LAFmin
Cov_001
Start Elapsed LAIeq LAFmax LAFmin
time time [dB] [dB] [dB]
Value 48.9 48.1 44.9
Time 10:33:12 AM 0:00:01
Date 05/18/2022
r r r i i
_ L ft !
1 fWiiiJIrn^^ 1:
yij^c
L L L L 1 1 _________________1___

Cursor: (A) Leq=46.0 dB
Cov_001

12.50 31.50 63 125 250 500 1000 2000 4000 8000 16000 A C 0 20
40 60
80 100
120
140
dB 05/18/2022 10:33:12 AM - 10:33:13 AM
Hz
LZeq
Cursor: 05/18/2022 10:28:13 AM - 11:28:13 AM LAIeq=51.9 dB LAFmax=69.5 dB LCpeak=89.2 dB LAFmin=44.1 dB Cov_001 Periodic reports
10:30:00 AM 10:40:00 AM 10:50:00 AM 11:00:00 AM 11:10:00 AM 11:20:00 AM 20 40
60 80
100
120
140
Sound
dB
LAIeq LAFmax LCpeak LAFmin

Cov_001 Periodic reports
Start Elapsed Overload LAIeq LAFmax LAFmin
time time [%] [dB] [dB] [dB]
Value 0.00 51.9 69.5 44.1
Time 10:28:13 AM 0:10:00
Date 05/18/2022
Cursor: (A) Leq=50.1 dB LFmax=69.5 dB LFmin=44.1 dB
Cov_001 Periodic reports

12.50 31.50 63 125 250 500 1000 2000 4000 8000 16000 A C 0 20
40 60
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140
dB 05/18/2022 10:28:13 AM - 10:38:13 AM
Hz
LZeq LZFmax LZFmin

Cursor: [78.2 ; 78.4[ dB Level: 0.0% Cumulative: 0.0%
Cov_001 Periodic reports
20 30 40 50 60 70 80 90 100 110 120 130 140
0 10
20 30
40 50
60 70
80 90
100
% Based on LAF , 10ms Class width: 0.2 dB 05/18/2022 10:28:13 AM - 10:38:13 AM dB
L1 = 61.7 dB
L5 = 51.5 dB
L10 = 49.4 dB
L50 = 46.7 dB
L90 = 45.4 dB
L95 = 45.1 dB
L99 = 44.8 dB
Level Cumulative

Site Number: NM-2
Recorded By: Tina Yuan, Winnie Woo
Job Number: 188785
Date: 5/18/22
Time: 11:08 a.m.

Location: Alley between Fred Loyal Insurance and Monstrous Pizza, East side of 688 North Rimsdale Avenue.

Source of Peak Noise: Traffic along N Azusa Avenue, and Traffic in the Plaza.

Noise Data
Leq (dB) Lmax(dB) Lmin (dB) Peak (dB)

52.5 68.8 47.0 88.0
Equipment
Category Type Vendor Model Serial No. Cert. Date Note
Sound
Sound Level Meter Brüel & Kjær 2250 3011133 03/10/2022
Microphone Brüel & Kjær 4189 3086765 03/10/2022
Preamp Brüel & Kjær ZC 0032 25380 03/10/2022
Calibrator Brüel & Kjær 4231 2545667 03/10/2022
Weather Data
Est.

Duration: 10 minutes Sky: Clear
Note: dBA Offset = -0.01 Sensor Height (ft): 5 ft
Wind Ave Speed (mph / m/s) Temperature (degrees Fahrenheit) Barometer Pressure (inches) 3 65 29.98
Photo of Measurement Location
f
r
J
a
M- /
' \* J

2250
Instrument: 2250
Application: BZ7225 Version 4.7.6
Start Time: 05/18/2022 11:08:33
End Time: 05/18/2022 11:18:33
Elapsed Time: 00:10:00
Bandwidth: 1/3-octave
Max Input Level: 142.12
Time Frequency
Broadband (excl. Peak): FSI AC
Broadband Peak: C
Spectrum: FS Z
Instrument Serial Number: 3011133
Microphone Serial Number: 3086765
Input: Top Socket
Windscreen Correction: UA-1650
Sound Field Correction: Free-field
Calibration Time: 05/18/2022 08:17:33
Calibration Type: External reference
Sensitivity: 43.6149127781391 mV/Pa
Cov_003
Start End Elapsed Overload LAeq LAFmax LAFmin
time time time [%] [dB] [dB] [dB]
Value 0.00 52.5 68.8 47.0
Time 11:08:33 AM 11:18:33 AM 0:10:00
Date 05/18/2022 05/18/2022

Cursor: (A) Leq=52.5 dB LFmax=68.8 dB LFmin=47.0 dB
Cov_003

12.50 31.50 63 125 250 500 1000 2000 4000 8000 16000 A C 10 20
30 40
50 60
70 80
90 100
110
120
130
dB 05/18/2022 11:08:33 AM - 11:18:33 AM
Hz
LZeq LZFmax LZFmin
Cursor: [78.2 ; 78.4[ dB Level: 0.0% Cumulative: 0.0%
Cov_003
20 30 40 50 60 70 80 90 100 110 120 130 140
0 10
20 30
40 50
60 70
80 90
100
% Based on LAF , 10ms Class width: 0.2 dB 05/18/2022 11:08:33 AM - 11:18:33 AM dB
L1 = 61.1 dB
L5 = 56.0 dB
L10 = 54.1 dB
L50 = 50.9 dB
L90 = 48.9 dB
L95 = 48.4 dB
L99 = 47.7 dB
Level Cumulative

Cursor: 05/18/2022 11:13:32 AM - 11:13:33 AM LAIeq=49.7 dB LAFmax=49.4 dB LCpeak=76.1 dB LAFmin=48.6 dB Cov_003
11:09:00 AM 11:11:00 AM 11:13:00 AM 11:15:00 AM 11:17:00 AM 20 40
60 80
100
120
140
Sound
dB
LAIeq LAFmax LCpeak LAFmin
Cov_003
Start Elapsed LAIeq LAFmax LAFmin
time time [dB] [dB] [dB]
Value 49.7 49.4 48.6
Time 11:13:32 AM 0:00:01
Date 05/18/2022

Cursor: (A) Leq=48.9 dB
Cov_003

12.50 31.50 63 125 250 500 1000 2000 4000 8000 16000 A C 0 20
40 60
80 100
120
140
dB 05/18/2022 11:13:32 AM - 11:13:33 AM
Hz
LZeq
Cursor: 05/18/2022 11:08:33 AM - 12:08:33 PM LAIeq=54.3 dB LAFmax=68.8 dB LCpeak=88.0 dB LAFmin=47.0 dB Cov_003 Periodic reports
11:10:00 AM 11:20:00 AM 11:30:00 AM 11:40:00 AM 11:50:00 AM 12:00:00 PM 20 40
60 80
100
120
140
Sound
dB
LAIeq LAFmax LCpeak LAFmin

Cov_003 Periodic reports
Start Elapsed Overload LAIeq LAFmax LAFmin
time time [%] [dB] [dB] [dB]
Value 0.00 54.3 68.8 47.0
Time 11:08:33 AM 0:10:00
Date 05/18/2022
Cursor: (A) Leq=52.5 dB LFmax=68.8 dB LFmin=47.0 dB
Cov_003 Periodic reports

12.50 31.50 63 125 250 500 1000 2000 4000 8000 16000 A C 0 20
40 60
80 100
120
140
dB 05/18/2022 11:08:33 AM - 11:18:33 AM
Hz
LZeq LZFmax LZFmin

Cursor: [78.2 ; 78.4[ dB Level: 0.0% Cumulative: 0.0%
Cov_003 Periodic reports
20 30 40 50 60 70 80 90 100 110 120 130 140
0 10
20 30
40 50
60 70
80 90
100
% Based on LAF , 10ms Class width: 0.2 dB 05/18/2022 11:08:33 AM - 11:18:33 AM dB
L1 = 61.1 dB
L5 = 56.0 dB
L10 = 54.1 dB
L50 = 50.9 dB
L90 = 48.9 dB
L95 = 48.4 dB
L99 = 47.7 dB
Level Cumulative

APPENDIX G
Transportation Technical Memorandum

Traffic, Transportation, and Parking Consultants
833 Americana Way, Suite 505.

Glendale, CA 91210
[email protected]
Ph: 818-694-2880
Fax: 818-888-4541
To:

From:

Date:

Subject:

Rafael Fajardo, City Engineer
Jano Baghdanian, JB & Associates
May 16,2022
AVID Hotel – Technical Memorandum
JB & Associates has prepared the following preliminary traffic scope based on City of Covina Vehicle Miles Travelled (VMT) and Transportation Impact Assessment (TIA) guidelines. This Technical Memorandum includes a VMT screening analysis for the proposed AVID hotel Project, located at 578 North Azusa Avenue. The 2020 City of Covina Traffic Impact Analysis Guidelines for Vehicle Miles Traveled (VMT) and Level of Service (LOS) Assessment was consulted during the screening process and this memorandum has been prepared in accordance with the aforementioned guidelines. In addition, this memorandum quantifies the project trip generation and addresses the Project access driveways.

Project Description
The Project site is at 578 North Azusa Avenue in the City of Covina. As shown in the Project’s site plan provided in Exhibit A, the Project will involve the construction of a 68-room hotel totaling 30,200 square feet of floor area. The Project will also include 55 parking spaces. Access to the Project will be provided by a 26-foot wide driveway located along the east side of Azusa Avenue and from a 25-foot wide driveway located along the north side of Glentana Street. The Project’s implementation will require the demolition of the existing office uses occupying the Project site.

JANO BAG AN ASS 8c CIATES

Exhibit A – Project Site Plan
. AZUSA AVE
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PARr ING F ARKIN 3 F ARK1NG
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LANDSCAPE
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SIDEWALK £ SDi m Y SKX ■■■■■■ K
GLENTANA ST.
1 SITE PLAN

GLENTANA STREET

Project VMT Screening Analysis
The California Environmental Quality Act (CEQA) Guidelines were revised in December 2018 in response to Senate Bill (SB 743), which was adopted in 2013 to change the way transportation impacts were considered. These revisions mandated the transition from Level-of-Service (LOS) to Vehicle Miles Travelled (VMT) as the primary metric for evaluating a project’s transportation impacts.

For purposes of SB 743 compliance, a VMT analysis should be conducted for land use projects as deemed necessary by the City Traffic Engineer and would apply to projects that have the potential to increase the baseline VMT per service population (e.g. population plus employment) for the City. Normalizing VMT per service population (e.g. creating a rate by dividing VMT by service population) provides a transportation efficiency metric that the analysis is based on. All assumptions and methodologies of the VMT analysis are subject to review and approval by the City Traffic Engineer.

A Project may be “screened out” using three types of screening methods to effectively screen projects from project-level assessment. Projects which “screen out” must provide documentation in the form of a memorandum to support that conclusion. These screening steps are summarized below:
• Step 1: Transit Priority Area (TPA) Screening
• Step 2: Low VMT Area Screening
• Step 3: Project Type Screening
As indicated previously, should a project comply with at least one of the three above-mentioned screening steps, the project’s VMT impacts would be considered to be less than significant. The project’s consistency (or lack of) with the three steps identified above is summarized below.

Step 1: Transit Priority Area (TPA) Screening
As indicated in the City’s TIA Guidelines, projects located within a TPA may be presumed to have a less than significant impact absent substantial evidence to the contrary. The City defines a TPA as an area that is located one-half mile from an existing major transit stop or an existing transit stop along a “high quality transit corridor”.1 Nevertheless, this presumption may not be appropriate if:
1 Pub. Resources Code, § 21064.3 - ‘Major transit stop’ means a site containing an existing rail transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.

Pub. Resources Code, § 21155 - For purposes of this section, a ‘high-quality transit corridor’ means a corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours.

1. The project has a Floor Area Ratio (FAR) of less than 0.75;

2. Includes more parking for use by residents, customers, or employees of the project than required by the City (if the City requires the project to supply parking);

3. Is inconsistent with the applicable Sustainable Communities Strategy (as determined by the lead agency, with input from the Metropolitan Planning Organization); or,

4. Replaces affordable residential units with a smaller number of moderate or high-income residential units.

According to the City’s VMT Screening Tool, the Project is located within a TPA (refer to Attachment 1 – VMT Screening). In addition, the Project is not providing a surplus of parking at the City’s request, the Project is considered sustainable since the Project would be built in accordance with California Green Building Code standards, and the Project will not replace affordable residential units (the site is occupied by an existing office building). In addition, the Project’s FAR is 0.80 to 1.0, which is greater than an FAR of

0.75. Therefore, this screening threshold is met.

Step 2: Low VMT Area Screening
Residential and office projects located within a low VMT-generating area may be presumed to have a less than significant impact absent substantial evidence to the contrary. In addition, other employmentrelated and mixed-use land use projects may qualify for the use of screening if the project can reasonably be expected to generate VMT per resident, per worker, or per service population that is similar to the existing land uses in the low VMT area.
• If the proposed project is residential, the project is considered “screened out”, if it is located within the Low VMT areas of the “PA/Residential Home-Based VMT per Capita”. Alternatively, if the predominant land uses in the vicinity are nominally of the same type as the proposed project and the proposed project is reasonably expected to generate similar VMT as the existing land uses, the project is considered screened out if it is in the low VMT area for the “Total Daily VMT per Service Population”.
• If the proposed project is office, commercial or industrial, the project is considered “screened out”, if it is located within the Low VMT areas of the “PA/Daily Home-Based Work VMT per Employee”. Alternatively, if the predominant land uses in the vicinity are nominally of the same type as the proposed project and the proposed project is reasonably expected to generate similar VMT as the existing land uses, the project is considered screened out if it is in the low VMT area for the “Total Daily VMT Service per Population”.

• 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.