Scope of Work: Due Diligence, Entitlement Management, Environmental Planning / CEQA Compliance, Post-Entitlement, Transportation Planning, Technical Studies, Construction Management

Started: 2021 | Completed: 2026

Project Description

EPD Solutions managed the entitlement, post-entitlement, and construction management efforts for a 183,584-square-foot, four-story self-storage facility and rental office on a 2.55-acre site in Covina, California. The project transformed an underutilized property into a modern, purpose-built storage facility serving the San Gabriel Valley. The development required Major Plot Plan approval from the City of Covina and included a comprehensive suite of environmental and technical studies to satisfy CEQA requirements.

Our Services

EPD prepared a Vehicle Miles Traveled (VMT) Analysis that established the trip generation assumptions used throughout the environmental review process. The team also completed Air Quality, Greenhouse Gas, and Energy analyses using CalEEMod, confirming that project emissions remained below applicable South Coast AQMD significance thresholds.

As part of the CEQA process, EPD prepared a Construction Health Risk Assessment evaluating diesel particulate matter emissions from construction activities. The analysis determined that, without mitigation, construction emissions would exceed the lifetime cancer risk threshold at nearby sensitive receptors. EPD developed a feasible mitigation strategy requiring the use of Tier 4 Final or cleaner off-road construction equipment, reducing impacts to a less-than-significant level. Additional technical studies included a Noise Impact Assessment, Cultural Records Search, and Biological Resources Assessment Memorandum, culminating in preparation of the project’s Mitigated Negative Declaration (MND).

Beyond environmental compliance, EPD managed the Major Plot Plan entitlement process, coordinated agency review, and led community outreach through project approval. Following entitlement, EPD continued to serve as the owner’s representative, providing post-entitlement and construction management services through project completion. 

The team coordinated design consultants, including the civil engineer, architect, and dry utility consultant; managed permitting and agency coordination; facilitated communication among project stakeholders; monitored construction progress; reviewed RFIs, submittals, change orders, and pay applications; conducted regular site visits; and provided ongoing schedule, budget, and progress reporting. 

By identifying potential issues early, maintaining project documentation, and providing informed recommendations throughout construction, EPD helped the client make timely decisions, reduce project risks, and maintain continuity from entitlement through project closeout.