HomeMy WebLinkAboutDPR Reso 15-001 DPR RESOLUTION NO. 15-001
DECISION AND FINDINGS OF FACT BY THE DIRECTOR OF
DEVELOPMENT AND NEIGHBORHOOD SERVICES OF THE CITY OF
POMONA, CALIFORNIA APPROVING DEVELOPMENT PLAN
REVIEW NO. 2014-055 FOR THE DEVELOPMENT OF AN
APPROXIMATELY 48,165-SQUARE FOOT, THREE-STORY
RESIDENTIAL BUILDING CONTAINING 46 ATTACHED
AFFORDABLE HOUSING UNITS ON A VACANT 0.85 ACRE LOT ON
PROPERTY LOCATED AT 1680 SOUTH GAREY AVENUE.
The applicant, ZINC Housing Corporation, has filed an application for Development Plan
Review for the development of an approximately 48,165-square foot, three-story residential
building containing 46 attached affordable housing units on a vacant 0.85-acre lot on property
located at 1680 S. Garey Avenue;
The 46--unit residential apartment building will provide 23 units for low-income
supportive housing and 23 units for housing for homeless individuals and households;
The project plans to utilize fiends from the Los Angeles County Community
Development Corporation., the Federal Home Loan Bank of San Francisco's Affordable Housing
Program Multifamily Housing Program, and low income housing tax credits from. the California
Tax Credit Allocation Committee. The terms of the loan is 55 years and one of the loan
requirements is that all 46 units be provided with income restrictions to keep the units affordable
for low-income individuals and households. The restriction is in place for the entire term of the
loan;
The applicant has requested and the City has agreed to three development standard
"concessions" as defined in California Government Code 65915 related to minimum onsite
parking, minimum public open space, and minimum living area standards;
The subject site is currently zoned within the Pomona Corridors Specific Plan (PCSP)
"Neighborhood Parkway Segment", and designated "Neighborhood Edge" by the City's General
Plan;
A Development Plan Review (DPR) is required for any new development projects
located within the PCSP;
The Development and Neighborhood Services Director of the City of Pomona has, after
giving notice thereof as required by law, held a public hearing on June 1, 2015, concerning
Development Plan Review (DPR No. 2014-055);
The Development and Neighborhood Services Director has carefully considered all
pertinent testimony offered in the case as presented at the hearing;
The Development and Neighborhood Services Director exercising independent judgment
has determined that, pursuant to the Guidelines for Implementation of the California
Environmental Quality Act (CEQA), this action as defined is Categorically Exempt under Section
15332, Class 32 (In-fill Development). The Development and Neighborhood Services Director
finds that; 1) the proposed project is consistent with the General Plan and Zoning Ordinance of
the City; 2) the parcel is smaller than five acres; 3) the project site has no value as habitat for
endangered, rare or threatened species; 4) this project will not have significant effects upon the
environment and; 5) the site can adequately be served by utilities and public services; and
The Development and Neighborhood Services Director of the City of Pomona, California
APPROVES the proposed project and makes the following findings of fact:
The project is consistent with the City's General Plan and all applicable requirements of the City
Code.
The City of Pomona General Plan designates the subject site as a "Neighborhood Edge" Place
Type. "Neighborhood Edges" are defined as major vehicular corridors with wide and heavily
traveled roadways capable of accommodating large scale development projects that function to
buffer nearby residential neighborhoods. Garey Avenue serves a prominent role as a major north-
south vehicular/pedestrian thoroughfare, with land use variation reflecting the diversity of place
types and activities occurring along the corridor (Downtown, historic neighborhoods, freeway
access, medical district, school, etc.). The affordable housing project is consistent with the long
term character of Garey Avenue by providing a high density, large-scale development project that
caters to the current and future housing needs of the community.
The project will not be detrimental to the general we fare of persons working or residing in the
vicinity nor detrimental to the value of the property and improvements in the neighborhood.
The affordable housing project will not be detrimental to the general welfare of persons working or
residing in the vicinity nor detrimental to the value of the property and improvements in the
neighborhood as the project will substantially comply with all development and design standards of
the "Neighborhood Parkway" Segment of the PCSP, with exception of the requested development
standards "concessions". Financial site investment will allow for the development of a high
quality, well designed facility that will improve property values and enhance the overall visual
appearance of the streetscape and neighborhood. All parking will be fully contained within a
secured subterranean parking lot that will minimize potential lighting and noise impacts onto
nearby residences. A parking study prepared by Pinnacle Traffic Engineering received and dated
May 27, 2015, confirms that an approximately 36% reduction in the State's total parking
requirements will not result in any public health or safety impacts. Therefore, the project is not
anticipated to generate traffic, demand for parking, or other impacts detrimental to surrounding
properties and inconsistent with the subject property's zoning,
The project will not adversely affect the Circulation Plan of the Corridors Specific Plan,
The subject parcel is located with frontage along South Garey Avenue. The Traffic and
Transportation Division of the City of Pomona Public Works Department has reviewed the off-site
and on-site circulation and has recommended approval of the circulation design of this project. The
project also allows pedestrian access along South Garey Avenue in compliance with the publically
accessible open space requirements set forth within the PCSP. An approximate 57-foot driveway
will provide access to the project that will minimize potential vehicular stacking onto Garey
Avenue.
The project complies with the applicable provisions of the Pomona Corridors Specific Plan and
other applicable regulations.
The project design has been reviewed and, with exception of the requested density bonus
concessions, meets all applicable provisions of the PCSP and other applicable regulations. The
Development and Neighborhood Services Director has reviewed and approved the requested
affordable development project, density bonus concessions, and determined them to be adequate
for the proposed land use.
Based upon the above findings, the Development and Neighborhood Services Director
hereby approves Development Plan Review No. 2014-055 subject to compliance with all
applicable laws and ordinances of the City as well as the addition of the following conditions,
violations of which (or failure to complete any of which) shall constitute grounds for revocation
of the Development Plan Review or any portion thereof:
PLANNING DIVISIQN
General Conditions
1. The subject property shall be developed and/or used in a manner consistent with the
project plans reviewed and approved by the Development and Neighborhood Services
Director on June 1, 2015, and as illustrated in the stamped approved plans and colors and
materials sample dated June 1, 2015. Any major modifications to the approved project
plans shall be reviewed and approved by the Planning Division as part of a modification
to the approved plans. Any minor modifications that do not affect the overall intent of
the approved project,may be reviewed and approved by the Planning Manager.
2. This approval shall lapse and become void if construction has not commenced under a
valid building permit, within one (1) year from the date of this approval (June 1, 2016),
in accordance with Pomona Corridors Specific Plan Section 2,0.5A(6). The Planning
Division may extend this period for a maximum of two, one (1) year extensions upon
receipt of an application for a Time Extension request submitted by the applicant at least
thirty days before the expiration date of this approval, consistent with CSP Section
2.0.5(A)6.
3. The applicant shall include all conditions of approval from Development Plan Review
No. 2014-055 related to the project which shall be placed on the title sheet of
construction plans prior to plan check submittal.
4. The applicant shall submit construction drawings for plan check to all required City of
Pomona departments plans shall be consistent with all required development standards
outlined in the PCSP Section 2.1.8 Neighborhood Parkway Segment outlined in Section
2.1.8.A Development Standards Chart, unless deviations expressly approved through the
Conditions of Approval or within the allowed deviations allowed under section 2.0.5E.
5. The project is subject to a ten day appeal period. "written appeals may be filed with the
City Clerk within ten calendar days by one or more City Council members or the
applicant. The appeal shall be filed with the City Clerk within ten days from the date of
action by the Development and Neighborhood Services Director.
6. The applicant shall indemnify, protect, defend, and hold harmless, the City, and/or any of
its officials, officers, employees, agents, departments, agencies, and instrumentalities
thereof, from any and all claims, demands, law suits, writs of mandamus, and other
actions and proceedings (whether legal, equitable, declaratory, administrative or
adjudicatory in nature), and alternative dispute resolutions procedures (including, but not
limited to arbitrations, mediations, and other such procedures), (collectively "Actions"),
brought against the City, and/or any of its officials, officers, employees, agents,
departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to
modify, set aside, void, or annul, the any action of, or any permit or approval issued by,
the City and/or any of its officials, officers, employees, agents, departments, agencies,
and instrumentalities thereof(including actions approved by the voters of the City), for or
concerning the project, whether such Actions are brought under the California
Environmental Quality Act, the Planning and Zoning Law, the Subdivisions Map Act,
Code of Civil Procedure Section 1085 or 1094.5, or any other state, federal, or local
statute, law, ordinance, rule, regulation, or any decision of a court of competent
jurisdiction. It is expressly agreed that the City shall have the right to approve, which
approval will not be unreasonably withheld, the legal counsel providing the City's
defense, and that applicant shall reimburse City for any costs and expenses directly and
necessarily incurred by the City in the course of the defense. City shall promptly notify
the applicant of any Action brought and City shall cooperate with applicant in the
defense of the Action.
7. In case of violation of any of the conditions of approval or City law, the property owner
and tenant will be issued a Notice of Correction. If said violation is not remedied within a
reasonable period of time and/or a subsequent violations of the conditions of approval
and/or City law occurs within ninety days of any Notice of Correction, the property
owner shall be held responsible to reimburse the City for all staff time directly
attributable to enforcement of the conditions of approval and/or City law, including, but
not limited to, revocation of the herein conditional use permit.
8. Prior to the issuance of building permits, landscape and irrigation plans shall be prepared
by a licensed landscape architect and presented to the Planning Division for review and
approval. Landscaping to include a variation of trees, shrubs, vines and ground covers,
shall be installed and permanently maintained in all common areas of the project site, and
shall be in substantial conformance to the conceptual landscaping plan submitted as part
of the Development Plan Review process. The plans shall conform to the State Model
Water Efficient Landscape Ordinance per AB 1881 and landscape requirements
contained in the Corridors Specific Plan and applicable portions of Section .5034 of the
Pomona Zoning Ordinance. A landscaping maintenance bond shall be required and held
for a period of one year to ensure the project's compliance with the approved
landscaping. Amount shall be determined by the Planning Manager.
9. Prior to issuance of building permits, the applicant shall submit, concurrently with the
Plan Check process, and obtain the approval from the Planning Division of a lighting
plan (photometric) demonstrating a minimum one foot-candle of illumination of
parking, driveway, walkways, and common areas. The lighting plan shall include a site
plan showing the locations of ground-mounted and building-mounted light fixtures,
design and photometric information on fixtures, and shielding; to orient light away from
adjacent properties and buildings.
10. Prior to issuance of a certificate of occupancy, in order to ensure future owners are made
aware of conditions of approval, the applicant shall record this resolution with the Los
Angeles County Recorder's office and forward copies to the City of Pomona Planning
Division.
11. The applicant shall conform to Section .5809-24 of the Pomona Zoning Ordinance
pertaining to public art requirements for private development by complying with one of
the following two options:
a) Placement of an approved Public Art on the Project site.
i) The Applicant may decide to place an approved Public Art on a private
development site. The Public Art, and all eligible expenditures associated with
installation of the Public Art (as described in the Manual), shall be in an amount
equal to or in excess of the Public Art Allocation.
ii) A Final Design Plan of the Public Art to be installed on Project site shall be
approved by the Commission before issuance of a building or grading permit for
the Project.
iii) The Public Art shall be installed on the Project site before issuance of a
Certificate of Occupancy, including any temporary Certificate of Occupancy, for
the Project. In cases where the Public Art cannot be installed on the Project site
before issuance of a Certificate of Occupancy, the Applicant may post a cash
bond to assure installation of the Public Art. The cash bond shall be in an amount
equal to the Public Art Allocation or an amount based on any remaining,
unexpended artwork budget as determined by the Community Development
Director. The bond shall not be released until the Public Art has been completed
and installed on the Project site in accordance with the approved Final Design
Plan.
b) Payment of an In-lieu Contribution.
i) Rather than place an approved Public Art on the Project site, the Applicant may
choose to pay an In-lieu Contribution. The In-lieu Contribution shall be
submitted to the City and deposited into the Public Art Fund before issuance of
any building or grading permit for the Project.
ii) Use of In-lieu Contributions shall comply with the following:
(1) In-lieu Contributions shall be used for the acquisition and installation of
Public Art on public or private property in the City, except that up to 113 of
the In-lieu Contribution may be used for maintenance of the proposed Public
Art or an existing Public Art that is listed on the City's registry of Public
Art.
(2) In-lieu Contributions may be aggregated with other funds contained in the
Public Art Fund for the purpose of providing a single qualifying Public
Art project.
12. Pursuant to City of Pomona Ordinance No. 3506, prior to issuance of any grading or
building permits, the applicant or developer shall pay the following Development Impact
"Miscellaneous Fees". Traffic Signal & Control Device Program; Road & Highway
Improvement Program; Parks & Recreation improvement program; and Public Safety
Improvement Program.
13. The site plan shall include all utility apparatus, such as but not limited to, backflow
devices and Edison transformers. Utility meters shall be screened from view from public
right-of-ways. Backflow prevention devices shall be not be located in the front yard
setback and shall be screened from view.
14. The site plan and elevations shall include the location of all gas meters, water meters,
electrical panels, air conditioning units, mailboxes (as approved by the United States
Postal Service), and similar items. If located on a building, they shall be architecturally
integrated with the design of the building, non-obtrusive, not interfere with sidewalk
areas and comply with required setbacks.
15. Any building elevations visible from public view or along the periphery of the
development shall be architecturally enhanced in a similar fashion to the front elevations
(i.e., enhanced window and door treatments and contrasting building materials).
16. The installation of fences and walls that were not contemplated as part of this permit will
require the submittal of a "Fence and Wall Permit" for review and approval by the
Planning Division.
17. Blockwall/fencing plans (including a site plan, section drawings, and elevations depicting
the height and material of all retaining walls, walls, and fences) consistent with the
grading plan shall be submitted to and approved by the Planning Division. Double walls
shall be avoided to the greatest extent feasible. The applicant shall coordinate with
adjacent property owners and make reasonable attempts to construct one common
property line wall. If coordination between property owners cannot be accomplished, the
applicant shall construct up to a six (6) foot high decorative wall located entirely within
the subject property. Prior to construction of any new walls, a plan must be submitted
identifying the removal of any existing walls located on the subject property. Any
removal of walls on private residential property and construction of new common walls
shall include approval by the property owners of adjacent property. The plans shall
identify materials, seep holes and drainage.
18. During demolition, grading, site development, and/or construction, all requirements of
the Pomona Zoning Ordinance and Municipal Code including the noise provisions shall
be adhered to. All activities including truck deliveries associated with construction,
grading, be limited to Monday through Saturday, between 7:00 AM and 8:00 PM, and
provided the noise level created by such activities do not exceed the noise standard of 65
dB(A) plus the limits specified in section 18-311(b) as measured on residential property
and any vibration created does not endanger the public health, welfare and safety.
19. There shall be no activity conducted on the subject site that exceeds the noise and
vibration parameters of Pomona City Code Section 18-301, et seq., and City Council
Ordinance No. 3939 at any time, or such other ordinance enacted related to noise and
vibration.
20. The construction area shall be kept clean at all times prior to, during, and after
construction.
21. The property owner shall remove any graffiti on the project site within 24 fours of
discovery. The paint utilized to cover the graffiti must substantially match the existing
structure. In the event that the paint finish of the abated area is noticeably distinguishable
from the rest of the structure, the property owner shall paint additional portions of the
building to minimize the disparity, subject to the approval of the Planning Manager.
22. The property owner shall provide regular maintenance and cleaning of all exterior
walkways, patios, canopies, sidewalks, and landscaped parkways in compliance with
Pomona City Code 62-351.
23. The private balconies areas shall be kept free and clear of any unnecessary debris and
maintained in an orderly fashion at all times.
24. All landscaping shall be maintained in a neat and clean manner, and in conformance with
the approval of Development Pian Review 2014-055. Prior to removing or replacing any
landscaped areas, check with the Planning Division. Substantial changes may require
approval by the Development and Neighborhood Services Director.
25. Prior to the issuance of a Certificate of Occupancy, the applicant shall submit "House
Rules" to address resident conduct, care and use of units and care and use of common
areas, subject to Planning Manager review and approval. Changes to the "House Rules"
shall be submitted to the Planning Manager for review. Any minor modifications that do
not affect the overall intent of the approved "House Rules", may be reviewed and
approved by the Planning Manager.
26. The occupancy for each unit shall be limited to the following:
One-Bedroom Unit: 3 persons
Two-Bedroom Unit: 5 persons
Three-Bedroom Unit: 7 persons
Overnight visitor stay must comply with the standards outlined in the "House Rules".
27. A minimum of 23 units of the project shall be set aside for housing for homeless
individuals or households with the remaining units allocated for affordable housing units
ranging from 30% to 60% of the Pomona area median income, as specified by the project
narrative received and dated February 2, 2015.
28. The applicant shall be required to notify the Planning Division in writing at any time when
the organization providing services to the residents changes.
29. All services provided by the organization shall be limited to residents of the housing
development only. Services provided to any nonresident(s) shall be prohibited.
CLDMMUNITY DEVELOPMENT F ON
30. The design must be reviewed and stamped by an architect licensed in the State of
California—(Business and Professions code Sections 5537, 5538 and 6737.1).
31. A building permit shall be obtained for the proposed construction and site development.
The design of the building shall comply the 2013 California Building Code, Chapters 3,
5, 6, 7, 9,10, 11, 12, 14, 15 and 25 for non-constructional provisions and Chapter 16, 17,
1.8, 19, 21,22 and 23 for structural provisions, or such other building code applicable at
the time of issuance of permits by the City of Pomona Building and Safety Division.
32. All grading shall conform to the 2013 California Building Code, Appendix .1, and all
other relevant laws, ordinances and resolutions governing grading as adopted by the City
of Pomona. The applicant shall obtain a grading permit from the Building & Safety
Division prior to commencing any grading or site evacuation.
33. Geotechnical and/or soils reports required in order to obtain a grading permit shall be
submitted to the Building Official for review and approval prior to issuance of a grading
permit. All grading shall he in conformance with the recommendations of the
geotechnical/soils reports as approved by the City of Pomona.
34. All proposed electrical work shall comply with the 2013 California Energy Code and all
other relevant laws, ordinances and resolutions governing Energy conservation as
adopted by the City of Pomona.
35. All proposed electrical work shall comply with the 2013 California Electrical Code, and
all other relevant laws, ordinances, and resolutions governing electrical as adopted by the
City of Pomona.
36. All proposed mechanical work shall comply with the provisions of the 2013 California
Mechanical Code, and all other relevant laws, ordinances, and resolutions governing
mechanical as adopted by the City of Pomona.
37. All proposed plumbing work shall comply with the provisions of the 2013 California
Plumbing Code, and all other relevant laws, ordinances, and resolutions governing
plumbing as adopted by the City of Pomona.
38. Proposed project shall comply with the 2013 California Green Building Standard Code
and all other relevant laws, ordinances, and resolutions governing sustainable design as
adopted by the City of Pomona.
PUBLIC_WQR.KS_DEPARTMENT
Land Development Requirements
39. Property Owner shall submit a Certificate of Compliance application to the Public Works
Engineering Department, in accordance with the Subdivision Map Act Section 66412.6(b).
Improvement Plans Requirements
40. Applicant/Developer shall submit the grading, drainage and erosion control plans for
review and approval by the Public Works, Planning and Building and Safety Departments.
a) The scale used for the plans needs to be large enough (1"= 10' is preferred) to clearly
show all the details.
b) One-foot topographic contours of the site must extend a minimum of 15 feet beyond
the boundary lines.
c) The plans shall include sufficient cross sections to show all block wall locations,
parkway width and all permanent facilities that might require maintenance and access
easements_
d) Drainage configurations on the existing adjacent properties shall not be altered,
redirected or mortified in any way.
41. Prior to issuance of the grading permit the Applicant/Developer shall submit written
notifications of adjacent property owners regarding the direct and indirect impact
associated with the proposed construction. The notification shall include a statement
confirming that the existing public services (sewer, water, storm drain) to adjacent
property owners will not be affected by the proposed development.
42. Prior to the issuance of the grading permit the applicant/developer shall provide non-
interference letters from all applicable utility agencies for all utility easements located
within the areas subject to grading activities. All such documents shall be subject to review
and approval by the City Engineer.
43. Prior to issuance of the grading permit the Applicant/Developer shall submit a soils and
geologic report to address the soil's stability, infiltration rate and geological conditions of
the site.
44. Applicant/Developer shall submit public street improvement plans to include the
following:
a) New driveway approach along South Garey Avenue, to comply with the City standards
and ADA requirements. Decorative pavers are not allowed within the public right of
way.
b) New sidewalk, curb and gutter to replace all cracked, damaged sections of the existing
sidewalk, curb and gutter along the property frontage.
c) South Garey Avenue paving: grind and overlay along the lot frontage, from gutter to
street median or over the entire street width, depending on the required utility
pavement cuts.
d) Parkway drains built in compliance with the City standards.
e) Existing sewer, water and storm drain infrastructure, including laterals.
f) Unobstructed visibility shall be ensured at all intersections along the project
boundaries.
g) Undergrounding of all existing and proposed utility lines will be required as per City of
Pomona Municipal Code Section 62-31(b)(1).
h) The parkway landscaping shall be maintained by the property owner per City of
Pomona Municipal Code Section 46-496.
45. All improvements to the City's water system shall be installed at the Developer's expense
in accordance with the provisions of the City of Pomona Water Code, Construction
Standards and the Federal, State and County Public Health requirements, including payment
of all required plan check fees, bonds, connection fees, water meter setting fees and all
additional water facilities advance payments. Public water facilities that are existing or
proposed to be installed on private property must be approved by the City Engineer prior to
the issuance of the grading permit.
46. Prior to the approval of the water improvement plans Applicant/Developer shall calculate
the new water demand (based on fixture units) to verify that the proposed service(s) can:
provide the water demand given the size, pressure, and distance of these services from the
proposed buildings. This calculation shall include fire and domestic water demands. This
calculation shall be submitted to the Wastewater Operations Division (WWOD) of the
Public Works Department.
If verification of static pressure is desired, it may be obtained by requesting a fire hydrant
flow test from the Public Works Department. The localized approximate static pressure for
the proposed project area is 65-70 psi.
The proposed public water improvement plans shall include.
a) All existing and new utilities, including existing and proposed water facilities, water
meters, services lines, approved backflow devices, water mains and water easements:
i. One (1) twelve-inch (12")DIP water main within South Garey Avenue.
ii. Public fire hydrants within 500 feet of the proposed project site. All
proposed onsite hydrants shall be private and painted red.
Note: There are no existing services currently serving 1680 South Garey Avenue.
Note: There existing water infrastructure shall be also shown on the site plan.
b. All existing private/public infrastructure and water facilities adjacent to and
affecting the development property including all underground utility connections.
c, Water Development plans are for public water improvements only; all private water
improvements shall be addressed separately; all private onsite water improvements
are the owner's responsibility and not the City's.
d. Property address, legal description, property lines, street centerline, curb-line,
existing and proposed utility easements, and right-of-way with dimensions.
47. The edge of all new meter vaults, if necessary, should be located in public right-of-way or
the sidewalk two inches (2") from the back of the curb per Standard No.'s 11 and 12 of the
City of Pomona Water Division Standard Specifications for Water Facility Construction,
January 2006. Meter(s) cannot be placed in driveways, parking spaces or within the
property line, to allow City personnel access to these meters for future maintenance.
48. All newly installed water lines shall be disinfected per the City of Pomona Water Division
Standard Specifications for Water Facility Construction, January 2006 before connection
to the existing water main.
49. Applicant/Developer may elect to pay City for installation of water services 2-inch or
smaller. The Contractor for the project is responsible for installing meters greater than 2
inches in the public right-of-way.
50. All project related trench repairs in City maintained streets shall be per City Standard A-26-
02. Following completion of all street/utility work, and prior to the issuance of the
Certificate of Occupancy Applicant/Developer shall be required to repair all affected lanes
of development street frontages to a condition "as good or better" as required per City
Standard A-26-02.
51. All public water facilities located on private property must be installed within a City of
Pomona easement of minimum 15-foot width, and will be maintained by the City.
Applicant/Developer shall not place buildings, structures or trees on any related water
easements, nor within 7 1/2 feet of any City maintained water main without prior approval
from the City.
52. Access to City water facilities for water operation crews shall be made available at all time
for servicing and maintaining the water system and for reading water meters.
53. Easement rights shall hold the City harmless for removal anal/or damage to the development
improvements within easements during maintenance to, replacement of and/or operation of
public water facilities.
54. Prior to the issuance of the Certificate of Occupancy Applicant/Developer is responsible for
installing approved Reduced Pressure Backflow Preventers (list brand and model) for the
following water lines to the site:
a) Reduced principal pressure devices are required for all domestic services;
b) Reduced principal pressure devices are required for all dedicated irrigation service
lines to the proposed site;
c) Double check detector assembly devices for all fire sprinkler service lines.
55. Prior to the approval of the water improvement plans the Applicant/Developer shall meet all
requirements of the Los Angeles County Fire Department (LACFD). Applicant/Developer
shall contact LACFD to determine if additional fire hydrants are needed for the proposed
development. Any new fire hydrants must be placed at least five (5) feet from proposed
driveways and off of parking spaces. Proof of LACFD approval is required prior to the
final water improvement plan submittal to the Public Works Department. Contact the
LACFD for information at (909) 620-2402.
56. Prior to approval of project's improvement plans, the Applicant/Developer shall submit
calculations of the expected wastewater generated by the proposed development, to
properly size the sewer lateral(s) to serve the new site. Due to the additional discharge
volume anticipated by this development, the applicant/developer shall conduct a flow meter
study for the existing sewer main in South Garey Avenue. The flow test report for the
existing manhole closest to the proposed point(s) of connection and the aforementioned
calculations shall be submitted to the Water & Wastewater Operation Division (WWOD)
for review and acceptance.
57. Prior to issuance of the building permit Applicant/Developer shall submit sewer
improvement plans for review and approval by the Public Works Department. The sewer
plans must include the following items:
a) The existing and proposed sewer mains, laterals, manholes and applicable easements
(min. 10 ft. width):
i. One (1) eight-inch (8") VCP sewer main in South Garey Avenue. All
proposed sewer main onsite shall be privately maintained.
Note: The applicant/developer shall connect to the existing (8") VCP main with a
private VCP lateral.
b) The proposed sewer laterals with a profile and connection to the existing sewer laterals
and sewer main.
c) The sewer lateral separation distances relative to water mains, shall comply with
California Code of Regulations, Title 22.
d) Construction notes to include the following: The Contractor shall provide all temporary
seals enclosures, forced ventilation or other devices as maybe necessary to prevent
odor nuisance and solid objects from entering the existing sewer line during
construction.
58. The sewer laterals from the public main to the site are considered private and shall be
maintained by the property owners.
59. New sewer laterals must be constructed per Standard No. B-8-61 per City of Pomona Public
Works Department Standard Drawings August 2011 (Public Works Standards).
Construction shall also comply with Standard No. A-26-02 per the Public Works Standards.
60. Prior to the issuance of the building permit Applicant/Developer is responsible for the
payment of all applicable City sewer connection fees and shall make proof of payment of
the Los Angeles County Sanitation District fees associated with the proposed development.
61. Effective January 1, 2015, the City has adopted new service charges for water and sewer
services. For further information on how charges are assessed, contact the City's Public
Works Business Services Division at 909-620-2241.
62. If future placement of permanent structures conflicts with location of existing public
utilities (water, sewer and storm drain), then improvement plans proposing the relocation or
abandonment of identified utilities must be submitted, reviewed and accepted by the Public
Works Department. No public utility infrastructure shall be removed or modified as Rqq of
the onsite demolition plan approved by the Building and Safety Department.
63. The final improvement plans, as shown on the Mylar, shall be provided to the City in both
hard copy and electronic (AutoCAD v. 2010). Following construction and prior to
acceptance of the improvements by the City, the project engineer shall provide hand drafted
"AS BUILT" corrections on the original approved Mylars of the final constructed
improvements to the satisfaction of the City Engineer. A corrected "AS BUILT" plan shall
also be provided to the City in AutoCAD v. 2010 format.
64. Prior to approval of all improvement plans and/or grading permit issuance
Applicant/Developer shall prepare a detailed hydrology study based on a 50-year storm
event and a hydraulic analysis of the existing and proposed drainage conveyance capacity.
The Developer is responsible to comply with the approved hydrology/hydraulic study
recommendations necessary to meet minimum Federal, State, County, and City
requirements. The development shall meet or exceed pre-project conditions for stormwater
discharge rates. Applicant/Developer shall obtain the applicable approval from the City
and/or the Los Angeles County Flood Control (LACFCD) for the connection of the
proposed onsite storm drain system to the existing offsite public storm drain system within
South Garey Avenue.
65. Prior to issuance of the grading permit Applicant/Developer shall develop and obtain City
approval of the final Standard Urban Stormwater Mitigation Plan (SUSMP) for the
proposed project.
66. The SUSMP shall be prepared in accordance with the City of Pomona's Low Impact
Development (LID) Ordinance, the City of Pomona's Green Streets Policy and the Los
Angeles Region NPDES MS4 Permit No. CAS004001, Order No. R4-2012-0175 which
includes:
g Site Design BMPs;
® Source Control BMPs;
8 Treatment Control BMPs; and
Applicant/Developer shall utilize the County of Los Angeles Department of Public Woks
Low Impact Development Standards Manual (Published February 2014) as a guidance
document for the design of applicable Best Management Practices (BMPs) proposed for the
project.
Post-construction Structural and/or Treatment Control BMPs shall be designed to mitigate
(infiltrate or harvest and use) storm water run-off from the 85th percentile, 24-hour rain
event or 0.75-inch, 24-hour rain event, whichever is greater. The results of infiltration
testing shall be provided as part of the SUSMP submittal.
Applicant/Developer Utilize the County of Los Angeles Department of Public Works'
HydroCalc program described in the LID Manual to calculate these design flows and
volumes. The program download can be found at http://dpw.facounty.gov/wrd/publication/.
Applicant/Developer shall implement Good Housekeeping Best Management Practices
(BMPs) for the site to ensure that pollutants are not discharged to the municipal storm drain
system during construction and throughout occupancy.
67. In recognition of the need to address traffic conditions generated by cumulative
development along the corridors plan (CSP) areas, Applicant/Developer is responsible for
the project's compliance with the CSP requirements and shall participate in the CSP
assessment district or similar life an appropriate mechanism, to provide funds for
maintaining and augmenting public improvements, should such a mechanism be established
by the City. Applicant/Developer shall pay the applicable CSP in-lieu fees for public
improvement required as part of this project, presently estimated $52,272; said fees are
subject to the City Council review and approval in a forthcoming mitigation fee resolution.
68. Prior to issuance of the building permit applicant/developer is responsible for paying the
project's impact fees for traffic signals and control devices, road and highway
improvements, and public safety improvements.
69. The plans shall be submitted on 24" x 36" sheet size with a standard City title block, and
must correctly identify the property owner, address, legal description, property lines, street
centerline, curb-lines, existing and proposed utilities (water, sewer, and storm drain), utility
easements, and the public right-of-way areas with dimensions.
Public Works Improvements Permit
All work in the public right-of-way and City easements is subject to review, approval, and
permitting requirement of Public Works Department_
70. Prior to grading permit issuance Applicant/Developer shall post surety bonds for all public
improvements, including but not limited to: water, sewer, storm drains, street frontage
pavement, sidewalk, drainage and parkway improvements, and driveway approaches.
71. Permittee shall procure and maintain throughout the period of the Permit the following
policies of insurance:
a. Commercial General Liability;
b. Automobile Liability;
c. Worker's Compensation as required by the State of California;
Note: The Commercial General Liability and the Automobile Liability policies shall include
the City of Pomona as additional insured.
72. Permittee shall pay fees associated with and possess the City of Pomona Business License,
73. Changes and additions to the proposed work, including but not limited to detail plans for
street improvement work, water plans and/or other work associated with this project and
due to developer's or City's request shall require additional conditions to be completed by
the applicant.
APPROVED BY:
Mark Lazzaretto, Development and Neighborhood Services Director Date