HomeMy WebLinkAboutD-1 Staff Report - PPR 2022_Azusa GreensPUBLIC HEARING/SCHEDULED ITEM
D-1
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
VIA: SERGIO GONZALEZ, CITY MANAGER
FROM: MATT MARQUEZ, ECONOMIC AND COMMUNITY DEVELOPMENT
DIRECTOR
DATE: JUNE 6, 2022
SUBJECT: PUBLIC HEARING ON PRELIMINARY PLAN REVIEW NO. 2022-01 FOR THE
PROPERTIES LOCATED AT 919 WEST SIERRA MADRE AVENUE (APNS:
8617-001-005, 8684-013-030, 8617-001-013, 8617-013-001, 8617-011-001, 8684-
043-002, AND 8684-013-014 - A REQUEST TO DEVELOP EXISTING GOLF
COURSE PROPERTY WITH SIX (6) INDUSTRIAL BUILDINGS, 250 - 300
RESIDENTIAL HOUSNIG UNITS, AND THE REDESIGN OF THE REMAINING
PROPERTY AS A NINE (9) HOLE GOLF COURSE
BACKGROUND:
Process for Review
In 2020, in response to a previous project application for the subject location, the City Council
directed staff to develop an updated process for the review of legislative zoning actions (General
Plan Amendments, Zone Changes, Specific Plans, etc.). The goal was to find a way for Council to
evaluate these applications at an earlier stage of the review process. Up to that point in time,
Council reviewed these applications only after they had been vetted by staff and reviewed by the
Planning Commission. At the conclusion of the Commission’s review, a recommendation on the
project was forwarded to the City Council for their consideration. Staff developed an updated
policy for these applications and on June 15, 2020, the City Council directed staff to implement
the new policy. The updated procedure now requires a public hearing before the City Council at
the conclusion of the Preliminary Plan Review (PPR) process.
The Subject Property
The Azusa Greens Country Club, located at 919 West Sierra Madre Avenue, is situated on
approximately 87.78 acres of land. It consists of an eighteen (18) hole golf course with a clubhouse
and event space. The golf course and country club are currently closed to the public. The applicant
Approved with Recommend changes to Developer
CITY COUNCIL 6/6/2022
Preliminary Plan Review No. 2022-01 – 919 West Sierra Madre Avenue
June 6, 2022
Page 2
for the subject project, Overton Moore Properties, is in the process of purchasing the property.
The image below shows the existing Country Club and golf course area.
Previous Application
In 2019, the City Council conducted public hearings on a different project proposed for the subject
property, known as the California Grand Village Specific Plan. Ultimately, the Council denied that
project, which proposed the redevelopment of approximately 4.8 acres of the golf course by adding
a 253-luxury independent senior citizen village. Along with an Environmental Impact Report
(EIR), the entitlements requested were the following:
1.General Plan Amendment – To change the proposed Senior Village’s land use designation
from Open Space to Specific Plan;
2.Zone Change – To change the proposed Senior Village’s zoning from Recreation to
Specific Plan;
3.Specific Plan – Designate the 4.48-acre Senior Village site Residential Care Facility for
the Elderly (RCFE), establish permitted uses and provide design standards, development
standards, infrastructure requirements, and implementation requirements specific to the
site;
4.Tentative Tract Map – To subdivide existing parcel 8617-001-005 into two parcels; and
5.Design Review – To consider the proposed project for consistency with the permitted uses,
development/design standards, and requirements per the proposed California Grand
Village Specific Plan.
Preliminary Plan Review No. 2022-01 – 919 West Sierra Madre Avenue
June 6, 2022
Page 3
The subject project discussed in this staff report is different than what was previously proposed,
is being proposed by a different applicant, and is following a somewhat different review process;
as discussed in this report.
RECOMMENDATIONS:
Pursuant to policy adopted by the City Council in 2020, the City Council has two options as
shown below. Staff is seeking direction on Council’s preferred option.
1)Direct staff to continue processing the subject application.
2) Direct staff to discontinue processing the subject application.
Please note that a vote of the City Council to continue processing the subject application does
not constitute an approval of the project.
ANALYSIS:
Proposed Project, Zoning & The General Plan
Overton Moore Properties submitted to the City an application for Preliminary Plan Review (PPR).
On April 21, 2022, staff provided notice to the applicant that the application was deemed complete
for the purposes of progressing through the City’s PPR process. The application describes the
major components of the applicant’s proposal as follows:
1.Industrial: Development of roughly 19.33 acres of current golf course property with six
(6) new concrete tilt-up industrial buildings totaling approximately 395,696 square feet.
This site is currently home to golf holes 3,4,5 and 6. As the applicant continued to study
this portion of the project site it was determined that a portion of it is unbuildable due to
the presence of an earthquake fault. The result will more than likely lead to a reduction in
total square footage of this component of the project should it move forward through the
entitlement process.
2.Senior Housing: A 250-unit senior housing project on 8.8 acres of existing golf course
property. The site currently includes golf holes 1 and 18. After submittal of the subject
application, during subsequent discussions with City staff, the applicant discussed
proposing up to 300 market rate units, with at least 15% of those units being affordable.
The level of affordability has not yet been determined.
3.Golf Course: A redesigned 9-hole golf course with a driving range on approximately
59.65 acres of existing golf course property. This would include a renovated and improved
clubhouse/banquet space.
4.Specific Plan: The applicant is proposing to utilize a Specific Plan for the implementation
of the proposed project. These are used to systematically implement a city’s General Plan
for an area under its scope by acting as statements of planning policy that refine the General
Plan policies applicable to the defined area, by directly regulating land use, or by bringing
together detailed policies and regulations into a focused development scheme. Specific
Plans are considered to be legislative zoning actions. These actions establish rules or
Preliminary Plan Review No. 2022-01 – 919 West Sierra Madre Avenue
June 6, 2022
Page 4
standards of general applicability for future application. Examples of such actions include,
but are not limited to Specific Plans, Zone Changes, and General Plan Amendments.
5. Zoning & The General Plan: The subject property has a zoning designation of Recreation
and also a General Plan Land Use designation of Recreation. Pursuant to Section
88.28.020(C) of Azusa’s Development Code:
The REC zone is applied to public park and recreation sites and areas within the
City. The REC zoning district is consistent with and implements the Recreation
land use classification of the General Plan.
However, neither the City’s Development Code (Zoning) nor General Plan allow for or
contemplate housing or industrial development on properties with these designations.
Therefore, the applicant’s proposal would also require a Zone Change and General Plan
Amendment, which are also legislative zoning actions as stated in item #4 above.
Additionally, if directed to continue processing the subject project, further entitlement applications
beyond those referenced above will be requested, perhaps including but not limited to a density
bonus, subdivision, and design review.
The image below shows the locations for the proposed uses listed above.
Preliminary Plan Review No. 2022-01 – 919 West Sierra Madre Avenue
June 6, 2022
Page 5
Zone Change & General Plan Amendments
As discussed earlier in this report, the applicant’s request will include legislative zoning actions
in the form of at minimum, a Specific Plan, Zone Change, and General Plan amendment. The
project site consists of multiple properties located along Sierra Madre Avenue. This area also
includes properties with a variety of Zoning and General Plan Designations, including
Neighborhood General 3 – Moderate Density Residential, Neighborhood General 3 – Medium
Density Residential, Neighborhood General 3 – Low Density Residential, DWL – West End Light
Industrial District, and Neighborhood General 1 – Institutional/School. This mix of Zoning
designations has led to the development of condominiums, townhomes, apartments, and single-
family homes, in close proximity to the existing golf course, as well as park space, a school, and
light industrial development.
The site’s existing Zoning and General Plan designations are shown on the images below, as are
those of the surrounding properties.
Preliminary Plan Review No. 2022-01 – 919 West Sierra Madre Avenue
June 6, 2022
Page 6
The applicant’s request would require changing the Zoning and General Plan designations as
shown on the images below:
Preliminary Plan Review No. 2022-01 – 919 West Sierra Madre Avenue
June 6, 2022
Page 7
CONCLUSION:
The City Council has the ability to direct staff to continue processing the subject project if it is
inclined to do so. The applicant is proposing new industrial development and housing, along with
a redesigned 9-hole golf course. This request would require the City to approve legislative zoning
actions. An updated process for these projects was adopted in 2020, and this project is the first one
subject to said process. Staff is seeking direction from Council regarding the further processing of
the project.
FISCAL IMPACT:
There is no fiscal impact related to this item.
Prepared by: Reviewed by:
Matt Marquez Marco Martinez
Economic and Community Development Director City Attorney
Fiscal Review by: Reviewed and Approved by:
Talika M. Johnson Sergio Gonzalez
Director of Administrative Services City Manager
(Attachments listed on following page)
Preliminary Plan Review No. 2022-01 – 919 West Sierra Madre Avenue
June 6, 2022
Page 8
Attachments:
1) Process for Reviewing Legislative Zoning Actions
2) Preliminary Plan Review Comment Letter
3) Conceptual Plans
4) Legal and Project Descriptions
Preliminary Plan Review No. 2022-01 – 919 West Sierra Madre Avenue
June 6, 2022
Page 9
ATTACHMENT 1 – Process for Reviewing Legislative Zoning Actions
Staff developed an updated policy for applications for legislative zoning actions and on June 15,
2020, the City Council directed staff to implement the new policy. The updated procedure is
shown below:
1. Submittal of Preliminary Plan Review (PPR) Application to Economic & Community
Development (ECD).
2. ECD forwards complete application for review to relevant City Departments (Public
Works, Light & Water, Parks, Police, etc.).
3. Staff reviews completed application and discusses proposed project during a meeting of
the City’s Development Review Committee.
4. Applicant is provided with feedback on the project.
5. Applicant addresses staff’s comments.
6. Application scheduled for public hearing before the City Council. Council can deny the
application/s, or direct staff to process application through the Planning Commission for a
recommendation and to City Council for final consideration at a future date. The subject
application is currently at this step in the process.
7. If directed to proceed through to Planning Commission hearing, applicant submits
entitlement application/s and corresponding environmental analysis.
8. Upon receipt of complete application/s and completion of environmental review,
application/s scheduled for Planning Commission public hearing.
9. Commission conducts public hearing and makes recommendation to City Council.
10. Upon receipt of Commission recommendation, City Council conducts public hearing and
makes a decision on the project.
CITY OF AZUSA | ECONOMIC & COMMUNITY DEVELOPMENT DEPARTMENT | (626) 812-5200
www.azusaca.gov
PRELIMINARY PLAN REVIEW COMMENTS
DATE: May 5, 2022
CASE NUMBER: PPR-2021-01
PROJECT ADDRESS: 919 Sierra Madre Avenue, Azusa, CA 91702
PROJECT DESCRIPTION: Preliminary Plan Review request for Industrial park, Senior
housing, 9-hole golf course with Banquet Facilities and third-party
land owner area. The property is located in the in the Recreation
Zone.
STAFF CONTACT: Manuel Munoz
626-812-5226
mmunoz@azusaca.gov
Planning Division Comments:
Apply:
• Apply for:
o General Plan Amendment (GPA)
o Zone Change (Z)
o Specific Plan (If applicable)
o Design Review for Industrial Project
o Design Review for Residential Project
o Design Review for Golf Course Project
o TTM
o Environmental Determination for Environmental Impact Report
o Density Bonus – may be required depending on final make up of the proposal.
Overall Comments:
1. How would the loss of open space be mitigated?
2. Provide a pedestrian connectivity implementation plan that will link all three projects.
3. Provide a wayfinding implementation plan that will connect the projects to the local open
space and recreation areas.
4. What if anything is happening with the third-party land owner lot?
5. Due to the project scope. Staff is recommending hiring a Project Planner. The city would
execute a Reimbursement Agreement for all cost associated with the planning firm.
ECONOMIC & COMMUNITY DEVELOPMENT
DEPARTMENT
CITY OF AZUSA | ECONOMIC & COMMUNITY DEVELOPMENT DEPARTMENT | (626) 812-5200
www.azusaca.gov
Industrial Project:
Questions:
1. What type of industrial uses would be the tenants? Confirm AMC 88.24.005 – Allowable
Uses in Districts if a Minor Use Permit or Use Permit is required.
2. Will the entire project be parked at warehouse parking ratio? This will limit future leasing
if you get a tenant that is manufacturing. The project should be parked at the manufacturing
ratio to allow for greater leasing flexibility in the future. The industrial, manufacturing,
processing and wholesaling parking ratio are:
a. 1 space for each 500 sf of building and outdoor activity area;
b. 1 space for each 250 sf of office area;
c. 1 space for each company vehicle.
d. You may obtain the entire parking code by visiting Azusa Municipal Code Chapter
88.36
3. Will the business operate between 9 pm and 7 am? Per Azusa Municipal Code Chapter
88.51.040 – Use Permit and Minor Use Permit you have the option of applying for a Use
Permit that will allow the business operation between 9 pm and 7 am.
4. Will the property have outdoor storage? Per Azusa Municipal Code Chapter 88.51.040 –
Use Permit and Minor Use Permit you have the option of applying for a Minor Use Permit
that will allows for outdoor storage. The plans shall show the location of the outdoor
storage and the required screening.
Comments:
1. The potential zone change shall adhere to the West End Light Industrial District (DWL)
development standards.
2. The property line wall on the north that is parallel to 10th Street and to the east shall be 8’
high. The existing adjacent residential use shall have a minimum 10’ setback as a good
neighbor policy.
3. Per the Azusa Municipal Code Chapter 88.39 – Art in Public Places Program the project
shall adhere to all related requirements and be respective to each individual project.
4. The proposed project is subject to the California Environmental Quality Act (CEQA) and
will mostly likely require Environmental Impact Report (EIR).
Residential Project:
Questions:
1. What density is being proposed? What is the zone change being proposed? NG3 – Moderate
Density Residential or Specific Plan? The existing residential development to the west is
zoned Neighborhood General 3 (NG3 - Moderate Density Residential) with a 27 Dwelling
Units per Acre.
2. Will the project have any time of affordable units (low-income, very low-income, or moderate
income)?
3. Will the project have any additional units based on the Bonus Density Incentive? Per Azusa
Municipal Code Chapter 88.32.020 – Density Bonus Incentive you can apply for additional
CITY OF AZUSA | ECONOMIC & COMMUNITY DEVELOPMENT DEPARTMENT | (626) 812-5200
www.azusaca.gov
housing if you provide some units that are low -income, very low-income, moderate income,
and/or senior housing units.
4. What development standards are being implemented on the proposed project? If the proposed
zone change adheres to the NG3 – Moderate Density Residential then the respective
development standards shall be upheld.
Comments:
1. The potential zone change shall adhere to the NG3 – Moderate Density Residential
development standards or apply for a Specific Plan.
2. Per the Azusa Municipal Code Chapter 88.39 – Art in Public Places Program the project shall
adhere to those standards specified in the code.
3. The proposed project is subject to the California Environmental Quality Act (CEQA) and will
mostly likely require Environmental Impact Report (EIR).
4. Massing compatibility is a concern to the residential property to the west. The site design and
architectural massing on the west side of the proposed project shall have some mitigating
design factors that will provide some massing compatibility.
Golf Course Project
Questions:
1. What is the proposed expansion of the banquet facilities?
2. Will the banquet facilities serve alcohol?
3. What type of events will be held at the banquet facilities?
Comments:
5. Per the Azusa Municipal Code Chapter 88.39 – Art in Public Places Program the project shall
adhere to the standards as specified in the code.
6. The proposed project is subject to the California Environmental Quality Act (CEQA) and will
mostly likely require Environmental Impact Report (EIR).
7. Due to the protection of the water spreading grounds. All existing fencing to the north adjacent
to the water spreading grounds shall be replaced with a 8’ block wall. Chain link fencing is
not allowed.
8. All new golf course holes shall have netting to prevent any golf balls going into adjacent
residential neighborhoods.
9. Provide a golf cart circulation study.
APPLICABE FEES DUE UPON SUBMITTAL (**at minimum and are subject to change based
on final composition of the project**):
1. Design Review (Major Project Review) – Industrial $ 11,500.00
2. Design Review (Major Project Review) – Residential $ 11,500.00
3. Design Review (Major Project Review) – Golf Course $ 11,500.00
4. Tentative Tract Map (5-20 lots) $ 10,958.35
5. General Plan Amendment $ 17,250.00
CITY OF AZUSA | ECONOMIC & COMMUNITY DEVELOPMENT DEPARTMENT | (626) 812-5200
www.azusaca.gov
6. Zone Change $ 5,750.00
5. Building Address Assignment – Industrial $ 1,192.55
6. Building Address Assignment – Residential $ 1,192.55
7. Landscape Review $ 568.20
6. Covenant, Conditions, & Restrictions (CC&Rs):1 $ 300.69
7. Public Notice/Radius Maps:2 $ 240.00
8. Newspaper Publication:3 Varies
9. Public Art Fee4 Varies
Total Due for Entitlement Applications $ 71,592.34
Total Due for Deposit (Separate Check) $ 57,500.00
Building Division Comments:
Staff Contact: Tony Meyers, Building Official
tmyers@AzusaCa.Gov 626-812-5295
1. Applicant shall conform to the 2019 California Building Standards C; including the 2019
California Code, 2019 Californian Residential Code, 2019 California Green Building Code,
2019 California Electrical Code, 2019 California Plumbing Code, 2019 California Mechanical
Code, 2019 California Energy Code and the City of Azusa Municipal Code.
2. All plan check fees shall be paid at the time of plan check submittal. Once plan check is
completed and approved, applicant shall be responsible to pay in full all other appropriate
development fees (i.e. school district fees, water reimbursement, park fees) prior to issuance
of any building permit. Electrical, mechanical, plumbing plan check fees are required.
3. Energy plan check fees are required.
4. Applicant shall submit two copies of site plan, two copies of architectural plans including
floor, elevations, and architectural details, two copies of structural including foundation, roof,
wall structural elements and structural details, two copies of plumbing, electrical and
mechanical plans, for plan check.
5. Applicant shall provide an additional copy of the building floor plan to be submitted to the
County Assessor.
6. Structural, architectural, electrical, mechanical, plumbing plans shall be designed by a State of
California Registered Architect or State of California Registered Engineer.
7. Applicant shall submit copies of structural calculations concurrently with the construction
plans.
1 CC&Rs required if doing condos.
2 Public Notice/Radius Maps can be generated by private agency if applicant prefers. If not done by City, subtract $240.00
3 Newspaper Publication fees are invoiced to applicant after the public hearing notice is published.
4 See section 88.39.040 of the AMC for applicability. Regardless, the maximum art allocation per project will be set at
$50,000.00.
CITY OF AZUSA | ECONOMIC & COMMUNITY DEVELOPMENT DEPARTMENT | (626) 812-5200
www.azusaca.gov
8. Applicant shall submit copies of energy calculations concurrently with the construction plans.
9. Electrical, mechanical, plumbing plans shall be submitted for plan check concurrently with the
construction plans.
10. Residential Fire Sprinklers are required. Applicant shall submit two sets of Fire Sprinkler plans
for plan check. Fire Sprinkler plans must be designed by a licensed G-16 contractor and be
submitted to Los Angeles County Fire Department.
11. Applicant shall submit copies of soil report concurrently with the construction plans to Public
Works Department.
12. Property shall be surveyed by a State of California Licensed Surveyor and the survey report
shall be submitted concurrently with the construction plans.
13. Prior to issuance of a permit, the applicant shall submit approval from the Los Angeles County
Fire Department.
14. Property falls within an area of potential earthquake induced Liquefaction, Landslides or both.
A site specific Geologic investigation must be conducted for the property. The site-
investigation report must be prepared by a certified engineering geologist or registered civil
engineer who must have competence in the field of seismic hazard evaluation and mitigation.
The geologic report must be submitted to the Department of Community Development for
review. Plan review fees will be based on actual costs with a minimum deposit of $1,000.00
due when the report is submitted.
Engineering Division Comments:
Staff Contact: Robert Delgadillo, P.E., Director of Public Works/City Engineer
rdelgadillo@AzusaCa.Gov 626-812-5248
1. Dedicate 4 feet on Todd Ave. for street purposes. Deed shall be executed before a Notary
Public and delivered to the City Engineer prior to issuance of building permits.
2. Prior to performing any grading, obtain a permit from the Engineering Division. Prepare and
submit two sets of grading/drainage plans per the City’s Grading Guidelines and the latest
edition of the Los Angeles County Building Code. The plans shall be stamped and signed by
a California State Registered Civil Engineer.
3. Prepare and submit two sets of geotechnical reports, less than one year old. The reports shall
include information on the nature, distribution, physical, and engineering properties of the soils
onsite and/or soils to be used as fill, and include recommendations on grading procedures.
4. Prepare and submit two sets of hydrology and hydraulic calculations for sizing of all proposed
drainage devices. The analysis shall also determine if changes in the post-development versus
pre-development conditions have occurred. The analysis shall be stamped and signed by a
California State Registered Civil Engineer and prepared per the Los Angeles County
Department of Public Works Hydrologic Method.
5. State law under the County of Los Angeles "National Pollution Discharge Elimination System"
(NPDES) permit requires certain new development and redevelopment projects/activities to
incorporate post construction Best Management Practices (BMPs) into the grading/drainage
plans to control pollutants. Please refer to the County of Los Angeles’ Low Impact
Development (LID) Guidelines for specific comments and requirements.
CITY OF AZUSA | ECONOMIC & COMMUNITY DEVELOPMENT DEPARTMENT | (626) 812-5200
www.azusaca.gov
6. The contractor shall take every step necessary to contain all dirt, construction materials, and
construction run-off on site. No grading or construction-related debris, either directly or
indirectly carried by water, will be permitted to leave the construction site.
7. All grading projects require an Erosion Control Plan as part of the grading plans. Grading
permits will not be issued until an Erosion Control Plan is approved. For projects with a
disturbed area of one acre or greater, a Storm Water Pollution Prevention Plan (SWPPP) is
required. A Notice of Intent (NOI) shall also be filed with the State Water Resources Control
Board. When submitting the SWPPP for the City's review, please include the NOI and the
Waste Discharger Identification (WDID) number.
8. Remove and replace cracked or uplifted curb and gutter along the frontages of 10th street, Todd
Ave and Sierra Madre Ave.
9. Remove and replace cracked or uplifted sidewalk along the frontages of 10th street, Todd Ave
and Sierra Madre Ave.
10. Remove driveway apron on First Street and reconstruct curb, gutter, and sidewalk.
11. Construct ADA compliant 7-foot sidewalk on Todd Ave, 6-foot sidewalk and 4’ parkway on
10th street and 8-foot sidewalk on Sierra Madre Ave.
12. Construct driveway apron(s) on 10th street, Todd Ave and Sierra Madre Ave as shown on
approved Site plan.
13. Remove all unused driveways on Sierra Madre Ave. and reconstruct curb, gutter and sidewalk.
14. Replace any damage, lifted, or non-ADA compliant sidewalk fronting the property.
15. Construct or reconstruct wheelchair ramp(s) at Todd/10th and Sierra Madre/Todd Ave. Ramps
shall comply with the latest Americans with Disabilities Act (ADA) requirements.
16. A bond or security device shall be posted with the City in an amount sufficient to cover the
cost of off-site work to be performed, as determined by the City Engineer. Neither a building
permit or encroachment permit will be issued until the device is posted.
17. A City Encroachment Permit shall be obtained for all work undertaken in the public right -of-
way. All work shall be done in accordance with City of Azusa Standards and Standard
Specifications for Public Works Construction (Green Book), latest edition and to the
satisfaction of the City Engineer or his designee and shall be completed before issuance of
Certificate of Occupancy.
18. Prepare and submit 2 sets of improvement plans for work in the right of way per the
Improvement Plan Guidelines. Improvement Plan Guidelines may be obtained from the
Engineering Division. The Improvement Plans shall be stamped and signed by a California
State Registered Civil Engineer.
19. A City Transportation Permit shall be obtained. Proposed truck route shall be approved by the
Engineering Division.
20. All work shall be done in accordance with the Work Area Traffic Control Handbook
(WATCH), latest edition.
21. Provide a Roadway Illumination Study.
22. Traffic signals shall be installed at TBD pending the traffic study findings
23. Connect to a public sewer with a 6-inch sewer lateral min. Larger sewer laterals will require
sizing calculations and potentially a new sewer manhole.
24. Pay $3.00/ front foot sewer connection fee, plus any other required sewer fees.
CITY OF AZUSA | ECONOMIC & COMMUNITY DEVELOPMENT DEPARTMENT | (626) 812-5200
www.azusaca.gov
25. Sewer video inspection shall be provided to the Engineering Division prior to final approval
any damages identified in the video shall be repaired to the satisfaction of the City Engineer
prior to final approval.
26. 2-inch grind and overlay of the streets fronting the project (10th St, Todd Ave and Sierra Madre
Ave). The paving limits shall extend to the street center line. At the discretion of the City
Engineer the paving requirements may be reduced if the streets fronting the project have been
recently resurfaced.
27. Submit sewer capacity study Submit Traffic Study - Findings shall determine if the proposed
project will have an impact in the intersections adjacent to the project and if additional
improvements are required. Submit Final ALTA survey.
Parks Division Comments:
Staff Contact: Roy Chavez, Recreation Superintendent – Park Operations
rchavez@AzusaCa.Gov 626-812-5259
1. TBA 24” box trees shall be planted in parkway. Trees shall be located no closer than 30ft not
greater than 65 ft apart and shall be irrigated per City specification.
2. This project shall comply with the City of Azusa’s Water Efficient Landscape Regulations.
Water Efficient Landscape Regulations can be found on the City of Azusa’s website,
www.ci.azusa.ca.us under Community Development Department.
3. Landscape and irrigation plans shall include parkways. If parkway is irregular shaped or less
than 8’ wide, drip irrigation or pop up heads with Rainbird XPCN nozzles will be required.
4. Landscape and irrigation plan shall show location, quantities, size and type of plant materials,
landscape summary with total square footage, and a design of an automatic irrigation system.
No final release from Parks Division will be granted until plans have been approved.
5. If the proposed project includes the construction of one or more bedrooms, Parks and
Recreation in-lieu fees shall be paid in accordance with the City of Azusa Municipal code
Section 66-5.
6. Special Conditions:
a. Must have a certified Arborist evaluate all mature trees that are to be removed within
the entire project and compile a comprehensive report on the condition of each tree.
b. All mature trees that are removed, shall be replaced at a 3 to 1 ratio within the project.
c. Must improve fencing along Northside Park on tree #2 to reduce vandalism. The
property owner will be responsible for making repairs as needed year around. Fencing
is vandalized several times a year. May consider wrought iron fencing with netting.
d. A minimum 2” layer of mulch shall be applied be applied on all exposed soil of planter
area.
e. A dedicated Landscape Design Shall be provided by professional appropriately
licensed in the State of California to provide to provide professional landscape design
services.
f. Certification of Landscape Design shall be provided by professional appropriately
licensed in the State of California to provide professional landscape design services.
g. Certification of Landscape Design shall be provided by professional appropriately
licensed in the State of California to provide professional landscape design services.
CITY OF AZUSA | ECONOMIC & COMMUNITY DEVELOPMENT DEPARTMENT | (626) 812-5200
www.azusaca.gov
h. Certificate of Completion shall be provided by professional appropriately licensed in
the state of California to provide professional landscape design services.
i. Parkway trees, parkway will be required in all parkway areas that are appropriate size
throughout project. The Developer will be responsible for installing all parkway trees.
Electric Division Comments:
Staff Contact: Hien Vuong, Senior Electric Engineer
hvuong@AzusaCa.Gov 626-812-5172
1. Prior to approval of proposed project, contact Electric Division as soon as possible for details
on specifications and requirements, and method of service.
2. Incoming electric utility facilities shall be underground. Developer to provide the following:
a. All conduits
b. Pull boxes
c. Transformer pads
d. Street lights
3. Extensive electrical line building may be necessary. Applicant is directed to contact and make
arrangement with the Electric Division as soon as possible.
4. Special conditions for new or upgrade of electric service on commercial construction projects:
a. Owner/Developer shall contact Customer Service Division for information to set up
new account, and to make change on upgrading account.
b. Owner/Developer shall submit to Azusa Light Division two (2) separate sets of plans
showing the following:
• Site survey plan of building to include additions and remodeling foundations,
elevations, sections and location of existing electric easements.
• Electric service desired, electrical load calculation and single line diagram.
Transformer will not be ordered until this information is provided.
Transformer procurement has long lead time, it could take up to 23 weeks for
the delivery of transformers.
• Proposed location of electric panel/main switchgear. Coordinate with Electric
Division for the best location which would satisfy all stake holders.
• Location of transformer pad and related substructures.
5. All existing electric service and facilities shall remain. Any relocation, modification, alteration,
or upgrade of existing electric service and facilities shall be at the cost and expense of
owner/applicant.
6. Additional Requirements:
a. Applicant/Developer shall submit TOPO Map of the proposed development site/s for
Azusa Light & Water to assess impacted electric facilities.
b. Applicant/Developer is required to relocate the existing aerial power lines along the
north and west property line of proposed 9-hole golf course, and along Montecito Way
to underground. Applicant/Developer is responsible for cost associated with the power
line relocations.
c. Applicant/Developer is responsible for all cost associated with impacts on existing
electric facilities along 10th street an Todd Ave at the proposed Industrial site.
CITY OF AZUSA | ECONOMIC & COMMUNITY DEVELOPMENT DEPARTMENT | (626) 812-5200
www.azusaca.gov
d. Applicant/Developer/Property Owner shall grant utility easement to Azusa Light &
Water for all relocated facilities.
e. Applicant/Developer shall pay for the cost associated with obtaining electric utility for
the entire development. This cost includes but not limits to cost of engineering,
planning inspection, and installing of electric infrastructure.
Water Division Comments:
Staff Contact: Melissa Barbosa, PE Senior Water System Engineer
mbarbosa@AzusaCa.Gov 626-812-5173
1. Owner/applicant shall apply for water services & meters and pay applicable associated
installation deposit and inspection fees.
2. Owner is required to size their own meters to meet their proposed needs. Each building
will require a new water meter and new water service. New services and meters are
required to be installed per ALW Standards W-1 through W-4. Install new irrigation, and
fire services per ALW Standards. All commercial and industrial meters and irrigation
meters all required to have backflow devices.
3. Will require approved backflow devices on all services (residential, commercial,
irrigation, fire) per ALW standard W-15 with cages installed. Backflow devices shall be
field verified with ALW Water Inspector prior to placement (5) working days prior to
start of work. The backflow devices shall be installed on private property directly behind
the property line by owner, tested by LA County Certified backflow tester at owner's
expense. The reports shall be filed with ALW immediately after the devices are in place
and required prior to certificate of occupancy. Required to install backflow cages.
4. All easements shall be identified on the water plans and on the Tract Map. The existing
water main(s) shall be identified on improvement plans including any/all easements.
Required to submit Tract Map to ALW Water Division for review and approval prior to
recording.
5. Plan check required. Required to submit a Water Plan & Tract Map for review and
approval by Azusa Light & Water (ALW) using ALW latest title block. The plan
approval is valid for one year from the date the plans are signed by ALW.
6. The owner shall take sole responsibility for cost incurred due to any modification,
relocation or alteration of existing water facilities cause by this project to the satisfaction
of Azusa Light and Water Department.
7. This project is subject to Ordinance No. 96-08 City of Azusa Municipal Code Section 78-
471 through 477 of Article VI, Division 5 entitled "Water System Development Fee" if
there is any change in floor footage. Fees must be paid to the Azusa Light and Water
Department prior to the final plan approval by Building Department.
8. This project- is subject to the Water Conservation requirements under the ALW Rules &
Regulations - Water Utility Rule No. 21. This also includes the installation of water
saving devices, such as ultra low-flow toilets (1.28 gallons per flush), low flow faucets,
auto irrigation control units, SMART watering and drip irrigation.
9. The owner is required to remove any unused water facilities, including services, meters,
fire services, irrigation meters, water vaults, etc. within project vicinity, abandon and
completely sever from water main per ALW standards & shall be inspected & approved
by ALW Water Inspector. This shall be done along all property boundaries (off-site and
CITY OF AZUSA | ECONOMIC & COMMUNITY DEVELOPMENT DEPARTMENT | (626) 812-5200
www.azusaca.gov
on-site) and within the project location along Todd Avenue, 10th Street, Sierra Madre
Avenue, and all property boundaries.
10. The Fire Department Connection(s) (FDC)(s) shall not be installed on the riser of the
backflow device. ALW is required to inspect the backflow devices. FDC(s) and fire
backflow devices shall be painted red.
11. No public water facilities, including water mains, fire hydrants, and water meters are
allowed on private property or private sidewalks. All proposed water meters, public fire
hydrants, and public water mains shall be within the public right-of-way or within the
street.
12. The proposed development shall have meters for each unit/building per ALW Water
Standards.
13. If fire service line(s) are required for this project by the Fire Department it shall be placed
on the ALW Water Plan.
14. The onsite private water system shall be labeled private and owned and maintained by the
property owner.
15. The Water System Development fees are required to be paid in full for this development
prior to the Water Plan approval.
16. The owner shall pay all current applicable fees and deposits required for this project.
ALW staff shall be consulted for current and applicable fees.
17. The owner shall submit proposed water meter sizes for the proposed units.
18. Currently in Phase Ill of the Drought, recommend drought tolerant landscaping.
19. Will require installation of a new water mains along all property frontages including 10th
Street, Todd Ave, Sierra Madre and a new 12" class 350 ductile iron water main from
Todd Ave to the Rain Bird property tie in within the reconfigured golf course. Public
water mains shall be ductile iron class 350 with a minimum size of 12-inches in diameter,
sized & designed for project needs. The public water mains shall be inspected &
approved by ALW Water Inspector prior to certificate of occupancy including: trenching,
bedding, shading, placing of pipe, valves, fittings, thrust blocks, other underground
utilities in place, vertical & horizontal crossing separations, leakage testing, flushing,
disinfection, bacteriological, valve boxes raised to grade and lines flushed, final
inspection, etc.
20. Contact Water Division for details on Specifications and Requirements.
21. The owner shall submit a water system and hydraulic analysis for proposed plan with
proposed water demands for development including average day demand, max day
demand, and peak hour demand.
CITY OF AZUSA | ECONOMIC & COMMUNITY DEVELOPMENT DEPARTMENT | (626) 812-5200
www.azusaca.gov
22. The following estimated Water System Development Fee is based on Resolution No.
2021-C01 and will be changed to reflect the actual rate as of the day fees are paid.
(Actual fees will be determined once additional information is provided and the plans
have been approved by ALW)
TOTAL $ 650,153.31
Fire Department:
Preliminary Plan Review does not include Fire Department Comments. You will have to visit or
call the County of Los Angeles Fire Department Fire Prevention Division Land Development Unit
at 323-890-4243.
Police Department:
Should you choose to proceed with the subject project, the Police Department will provide
comments at a later date.
Residential $92,189/dwelling unit $
Commercial $1.00/square feet $ 1 x 288,000 =
288,000
Industrial $.43 /Square feet $ .43 x 842,217 =
362,153.31