Ordinance - 1845ORDINANCE NO. 1845
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF WEST COVINA, CALIFORNIA, AMENDING THE
WEST COVINA MUNICIPAL CODE BY AMENDING THE
OFFICIAL ZONING MAP (Zone Change No. 631-
• Lewis Homes of California)
WHEREAS, there was filed with the City of West Covina a
verified application on the forms prescribed in Chapter 26,
Article VI, of the West Covina Municipal Code, for a change of
zone from:
"Residential -Agricultural (R-A), Area District II"
to "Specific Plan Zone No. 6"
on that certain property generally described as follows:
PARCEL 1:
The southwesterly 71.30 feet of the northeasterly 438.03 feet of
the northwest 618.00 feet of Lot 163 of E.J. Baldwin's Fourth
Subdivision on the Rancho La Puente, in the City of West Covina,
County of Los Angeles, State of California, as per map recorded
in Book 8, Page 186 of Maps, in the office of the County Recorder
of said County.
Except the northwesterly 135.00 feet of thereof, said
northwesterly 135.00 feet will be a remainder parcel on Tract Map
48636.
PARCEL 2:
That portion of Lot 163 of E.J. Baldwin's Fourth Subdivision of
part of the Rancho La Puente, in the City of West Covina, County
of Los Angeles, State of California, as per map recorded in Book
8, Page 186 of Maps, in the office of the County Recorder of said
County, described as follows:
Beginning at a point in the northwesterly line of said Lot,
distant 276.73 feet southwesterly from the most northerly corner
thereof; thence along said northwesterly line south
41 degrees, 53 minutes, 00 seconds west 90.00 feet; thence south
48 degrees, 07 minutes, 00 seconds east parallell with the
northwesterly line of said Lot, 617:78 feet; thence north 41
degrees, 53 minutes, 00 seconds east parallel with said
northwesterly line 90.00 feet; thence north 48 degrees, 07
minutes, OO.seconds west parallel with said northeasterly line
617.78 feet to the point of beginning.
Except the northwesterly 135.00 feet thereof.
PARCEL 3:
The northeast 155 feet of the southwest 401.17 feet of the
northwest 618 feet of Lot 163 of E.J. Baldwin's Fourth
Subdivision, in the City of West Covina, in the County of Los
Angeles, State of California, as per map recorded in Book 8,
Pages 186 and 187 of Maps, in the office of the County Recorder
of said County.
613/CC/cla/1
Ord 1845
Page 2
PARCEL 4:
• The northwest 618 feet of Lot 163, E.J. Baldwin's Fourth
Subdivision in the Rancho La Puente, in the City of West Covina,
as per map recorded in Book 8, Pages 186 and 187 of Maps, in the
office of the County Recorder.
Except therefrom the northeasterly 438.03 feet thereof.
Also except the southwesterly 401.17 feet of the remainder; and
WHEREAS, after considering the proposed request in a duly
advertised public hearing on May 2, 1990, as prescribed by law,
the Planning Commission of the City of West Covina recommended
that the City Council approve said zone change application; and
WHEREAS, the City Council of West Covina has considered
evidence presented by the applicant, the Planning Department, the
Planning Commission, and other interested parties at said public
hearing held on May 14, 1990; and
WHEREAS, the oral and documentary evidence considered in
connection with the application reveal the following facts:
1. The applicant is requesting approval of a zone change
from "Residential -Agricultural (R-A), Area District II"
to "Specific Plan" (Exhibit 1).
2. The proposed zone change application includes a Specific
Plan text (attached hereto as Exhibit 2 and included by
reference), which sets forth development standards,
permitted uses, and plan approval processes, and a
Specific Plan master site plan, which displays the
ultimate development of the site.
3. The proposed zone change is consistent with the General
Plan designation of "Low Medium Density Residential
(4.1 - 8.0 du/ac)."
4. A Negative Declaration of Environmental Impact has been
prepared pursuant to the California Environmental
Quality Act of 1970, as amended; and
WHEREAS, based on the evidence presented to the City Council
both oral and documentary, the City Council finds as follows:
1. The proposed change of zone from "Residential -
Agricultural (R-A), Area District II" to "Specific Plan"
is consistent with and implements the current General
Plan land use designation of "Low Medium Density
Residential (4.1 - 8.0 du/ac)."
2. The proposed zoning, which includes the Specific Plan
text and master site plan, will not adversely affect
adjoining property as provisions within the proposed
Specific Plan provide for development of the site in a
manner that is sensitive to surrounding properties. The
proposed zoning will allow for the development of
residences within a gated community which are similar in
size to surrounding residences and priced competitively
with surrounding residences.
613/CC/cla/1
Ord 1845
Page 3
3. The proposed change of zone is in the interest of public
health, safety and general welfare as it will promote
housing development which serves to meet regional and
• local housing goals.
NOW THEREFORE, the City Council of the City of West Covina,
California, does ordain as follows:
SECTION NO. 1: Based on the evidence presented and the
findings set forth the above Zone Change No. 631, including the
Specific Plan text and master site plan (attached hereto and
incorporated by reference) is hereby approved as consistent with
the City's General Plan and appropriate for the proposed
development concept and the land uses permitted within said zone
classification.
SECTION NO. 2: Section 26-135 of the West Covina Municipal
Code is hereby amended by amending the official zoning map of the
City of West Covina as shown on the zoning map amendment which is
attached hereto and by this reference incorporated herein.
SECTION NO. 3: An Environmental Impact Report has been
prepared in accordance with the California Environmental Quality
Act of 1970, as amended.
SECTION NO. 4: The City Clerk shall certify to the passage
of this Ordinance and shall cause the same to be published as
required by law.
PASSED AND APPROVED this 14th day of ay, 1990.
ATTEST:
V
City C erk
613/CC/cla/l
•
Mayor
•
of
Ord 1845
Page 4
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF WEST COVINA )
I, Janet Barry, City Clerk of the City of West Covina, do hereby
certify that the foregoing Ordinance No. 1845 was regularly
introduced and placed upon its first reading at a regular meeting
of the City Council on the 14tlday of May, 1990. That,
thereafter, said Ordinance was duly adopted and passed at a
regular meeting of the City Council on the 29tloay of May, 1990,
by the following vote, to -wit:
AYES: Councilmembers: Herfert, Jennings, Manners, McFadden, Tarozzi
NOES: Councilmembers: None
ABSENT: Councilmembers: None
APPROVED AS TO FORM:
ELa'r'a a 1. _ ��`
City Attorney
U
City Clerk
613/CC/cla/1
•
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ZONING MAP AMENDMENT
ZONE CHANGE NO, 631
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CALIFORNIA AVENUE
RESIDENTIAL SPECIFIC PLAN
El
SUBMITTED BY:
LEWIS HOMES
1 1.56 N. MOUNTAIN AVENUE
P.O. Box 670
UPLAND, CA 91 785
February 1990
CALIFORNIA AVENUE. / RESIDENTIAL SPECIFIC PLAN
•
TABLE OF CONTENTS
Page
I. INTRODUCTION .............................................. 1
A. Purpose of Specific Plan .. ............................... 1
B. Authority ........................................... 1
C. Relationship to the West Covina General Plan ................ 1
D. Applicability of Specific Plan Land Use Standards 2
E. Interpretation ....................................... 2
F. Validity ............................................ 2
G. Ambiguities ......................................... 2
II. PROJECT SETTING ...........................................
3
_ A.
Location ............................................
3
B.
Project Description ....................................
3
C.
Existing General Plan and Zoning .........................
3
_ D.
Existing Uses ........................................
3
E.
Existing Infrastructure/Services ............................
4
1. WATER: ........................................
4
2. SEWER: ........................................
4
3. DRAINAGE: ......................................
4
4. ELEcTRICITY:......................................
4
-
5. NATURAL GAS: ....................................
4
6. SOLID WASTE: ....................................
4
7. TELEPHONE: ......................................
4
III. SPECIFIC PLAN COMPONENTS ..................................
7
A.
Land Use Plan .......................................
7
B.
Circulation and Parking ................................
7
C.
Landscaping ........................................
8
D.
Grading ...........................................
11
E.
Architectural Concepts .................................
11
IV. DEVELOPMENT STANDARDS ....................................
12
A.
Purpose and Intent ...................................
12
B.
General Development Standards .........................
12
` C.
Permitted Uses .......................................
14
D.
Site Development Standards ............................
14
1. MINIMUM LOT SIZE ..................................
14
_
2. LOT DIMENSIONS ...................................
14
3. MAXIMUM BUILDING HEIGHT .............................
15
4. MINIMUM BUILDING SETBACKS . ... . .. . . . . . . . . . . . . . . . . . . . . .
15
5. MAxIMUM BUILDING COVERAGE ..........................
15
6. MINIMUM PARKING REQUIREMENTS .........................
15
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
0
7. ACCESSORY STRUCTURES AND USES ... .... .. . . . . .. . . . . .... . . 15
V. GENERAL PLAN CONSISTENCY EVALUATION ......................... 17
A. Land Use ........................................... 17
B. Circulation ......................................... 17
C. Economic Development ................................ 17
D. Housing ............................................ 17
E. Safety ............................................. 18
F. Environmental Quality ................................. 18
G. Conformance with State Law ............................ 18
VI. IMPLEMENTATION ........................................... 19
A. Environmental Review ................................. 19
B. Specific Plan ........................................ 19
C. Tentative Tract Map ................................... 19
D. Amendments ........................................ 119
1 . MAJOR CHANGES .................................. 19
2. ADMINISTRATIVE REVISIONS .............................. 20
APPENDIX A ............................................. 21
APPENDIX B............................................. 23
APPENDIX C............................................. 25
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
II
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LIST OF FIGURES
Page
Figure 1 Regional Map ....................................... 5
Figure 2 Area Map .......................................... b
Figure 3 Conceptual Precise Plan ............................... 9
Figure 4 Conceptual Landscape Plan ............................ 10
Figure 5 Zero Lot Line Examples ................................. 13
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
Ili
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I. INTRODUCTION
A. Purpose of Specific Plan
The purpose of this specific plan document is to ensure a well -planned, high
quality environment for the development of residential and recreational uses within
• Tentative Tract 48636. Timely and efficient development of the property .can be
ensured through the Specific Plan, which when adopted by City legislative action
as ordinance, serves as both a planning and regulatory function. This document
fulfills the Specific Plan requirements of the State of California and the City of West
Covina.
B. Authority
This document has been prepared in accordance with the California Government
Code Section 65450 et. al. and applicable ordinances of the City of West Covina
and will constitute the zoning for the project site. Land use standards and
regulations contained within this document shall govern all areas within the project
site. A legal description of the project boundaries is included in the Appendices
of this report.
C. Relationship to the West Covina General Plan
The California Avenue Specific Plan is in compliance with section 65451 of the
California Government Code, which requires that Specific Plans include a detailed
listing and discussion of the conditions, regulations, programs, and proposed
legislation necessary or convenient for the systematic implementation of each
element of the local general plan. The Specific Plan Zone is consistent with the
General Plan land use designation of Low Medium Residential.
The City of West Covina's General Plan was developed in compliance with State
Law and policies determined by the City Council and Planning Commission. As a
land use policy document, the general plan assists in the orderly development of
future growth and change within the City toward adopted goals. The general plan
elements are designed as a basis upon which the City can build, and improve the
guidance of land use planning. In addition to a statement of goals and objectives,
the plan contains policies and guidelines concerning various aspects of planned
and coordinated growth.
CAL IF0RNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
0
D. Applicability of Specific Plan Land Use Standards
To the extent that the land use standards contained in this Specific Plan are
specifically intended to replace other regulations, guidelines, policies, and
ordinances of the City, the provisions contained in this Specific Plan shall apply;
otherwise, all other regulations, guidelines, policies, and ordinances shall remain
in effect.
• E. Interpretation
The Planning Director of the City of West Covina, or his/her designee (herein
referred to as "Director"), shall have the responsibility to interpret the provisions of
the specific plan. All such interpretations shall be in writing, and shall be
permanently maintained by the City of West Covina.
F. Validity
If any section, subsection, sentence, clause, phrase, or portion of the California
Avenue Specific Plan is for any reason held to be invalid by the decision of any
court, or competent jurisdiction, such decision shall not affect the validity of the
remaining portion of this plan.
G. Ambiguities
Unless otherwise provided, any ambiguities concerning the content or application
of the California Avenue Specific Plan shall be resolved by the Planning
Commission.
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
2
11. PROJECT SETTING
A. Location
The California Avenue Specific Plan consists of 4.90 gross acres of land at the
intersection of Robindale Street and California Avenue in the City of West Covina.
Regional access to the project site Is provided by the San Bernardino Freeway
(Interstate 10). which links the City of West Covina with the Los Angeles metropolitan
area to the west and the Inland Empire to the east. From the San Bernardino
Freeway, the primary route to the project site Is south on Glendora Avenue, west
on Cameron Avenue, then south on California Avenue to Robindale Street (see
Figures 1 and 2).
B. Project Description
The proposed zoning for the project site is Specific Plan. The California Avenue
Specific Plan area allows single-family detached dwelling units on varying lot sizes
at a maximum density of seven (7) units per gross acre.
The California Avenue Specific Plan area encompasses 4.90 gross acres of land for
the development of thirty-four (34) dwelling units. Three distinct floor plan types
are proposed for the single family detached units. A swimming pool and
landscaped open area will be located in the western/central portion of the project
site.
C. Existing General Plan and Zoning
The West Covina General Plan designates the project area as Medium Density
Residential (4.1-8.0 units/acre). The project area is zoned R-A, Area District Ii.
Land adjacent to the project site is zoned for single family residential, multi -family
and commercial uses. The project area is being developed under, a Specific Plan
designation in conformance with the city's existing General Plan.
D. Existing Uses
The Specific Plan area is currently used as a nursery. The site is relatively flat with
a slope approximately one (1) percent to the southeast.
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
3
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E. Existing Infrastructure/Services
1. WATER:
An existing eight (8) inch water line in California Avenue , and an eight (8)
inch main in Robindale Street will provide water service to the project site.
Water service is provided by Suburban Water Company.
2. SEWER:
The Los Angeles County Sanitation District provides sewer service to the
project site. There is an existing eight (8) inch sewer line in California
Avenue and an eight (8) inch sewer line in Robindale Street. The San Jose
Creek Sewage Treatment Facility, located at 1965 Workman Mill Road,
serves the City of West Covina and the project site.
3. DRAINAGE:
_ Project storm drainage will be carried in the private streets. This is
delineated on Tentative Tract Map 48637.
4. ELECTRICITY:
Electricity to the project area is provided by Southern California Edison. The
nearest power substation is located at Azusa Avenue and Francisquito
Avenue. Southern California Edison maintains a twelve (12) kilovolt (kv)
overhead feeder line along California Avenue.
5. NATURAL GAS:
Southern California Gas provides natural gas to the project area. A two (2)
inch gas distribution line exists in California Avenue.
6. SOLID WASTE:
Solid waste disposal is provided by West Covina Disposal Company and
placed at the BKK Landfill, a private facility located at 2210 South Azusa
Avenue in the City of West Covina.
7. TELEPHONE:
Telephone service to the project site is provided by General Telephone with
existing telephone cables In California Avenue.
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
4
48
WGIONAL MAP
FIGURE 1
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IIL SPECIFIC PLAN COMPONENTS
The following sections contain a variety of individual component plans which define the
overall framework for development within the project area. The intent of the component
plans is to describe the various planning concepts for establishing orderly and attractive
residential development within the California Avenue Specific Plan area (Tentative Tract
48636). The Specific Plan components include: Land Use, Circulation and Parking,
Landscaping, Grading, and Architectural Concepts.
A. Land Use Plan
The proposed land uses for the project site include residential and recreational
uses (see Figure 3). The residential use will consist of thirty-four (34) single family
detached dwelling units. The average lot size is 3,467 square feet. These lots will
have frontage on private streets. All residential units will be on individual lots.
A recreational area with a swimming pool will be developed along the
western/central portion of the project area. In addition, open landscaped areas
will be provided throughout the project site, and along the extension of St. Maio
- Street and Robindale Avenue. These areas encompass approximately 16,200
square feet.
The proposed project will also include the construction of 1,200 linear feet of onsite
private roadways.
B. Circulation and Parking
Primary access to the project site will be via California Avenue. Emergency only
access will be from Robindale Street.
Circulation within the project area features an internal loop system with a twenty-
eight (28) foot wide interior private street. The proposed development will not
permit through traffic into adjacent residential areas. Each dwelling unit will have
a two (2) car garage and a driveway that will accommodate two (2) cars. Visitor
parking will be provided for twenty-one (21) cars. The primary entry, along
California Avenue, will be provided with an automatic gate to allow entry by
l._.
private vehicles.
Also to be constructed is the extension of St. Maio Street and Robindale Street. This
public street will have a right-of-way width of forty-two (42) feet.
CALIF 0RNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
7
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C. landscaping
Trees, shrubs and groundcover, which will enhance the visual quality of the project
area, will be provided. As shown in the conceptual landscape plan, the project will
make extensive use of trees and other landscaping to create a park -like
atmosphere. Large and medium scale trees, turf and groundcover will be used
extensively throughout the project area (see Figure 4).
• All landscaping within the site will be provided with automatic irrigation systems
(supplied with timers and/or moisture sensors) designed to conserve water. Where
appropriate, low water -consuming or drought tolerant plant species will be used.
A six (6) foot high decorative masonry perimeter wall will be provided around the
boundary of the project site.
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
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D. Grading
•
Grading to create pads, streets, and positive drainage will occur on the project
site, however, activities will be minimal in preparation for unit construction. A
preliminary grading plan and soils study has been prepared in conjunction with this
project.
E. Architectural Concepts
40 A °Santa Barbara' architectural theme will be used for all structures within the
proposed project. This style incorporates a number of features designed to
emphasize the Santa Barbara design theme, including the roofs, pot shelves,
columns, multi -paned windows, and trim treatments.
Materials and colors used In the proposed project will be in keeping with the
Santa Barbara architectural theme: stucco walls painted in light pastels or earth
tones, light wood trim, tile roofs, and multi -paned windows. Roofs will combine
gable and hip forms to provide variety in design and appearance.
Proposed floor plans and elevations are illustrated in the drawings included in
Appendix C, attached to this document. All residential elevations demonstrate an
attention to detail, including variations in form, materials and textures.
A
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
11
C'.
•
IV. DEVELOPMENT STANDARDS
A. Purpose and Intent
The following development standards are applicable to all residential dwellings
constructed within the California Avenue Specific Plan area. It is the purpose of
these development standards to provide for a coordinated neighborhood living
environment.
B. General Development Standards
1. Each residential detached structure (dwelling unit), together with all
accessory structures, shall be located on an individual parcel. There shall
be no more than 7.0 dwelling units per gross acre. The zero -lot line]
concept shall be used (see Figure 5).
2. Each building parcel shall abut and have vehicular access from a private
street, except Lot No. 2, which shall have an easement across Lot 3 to a
private street.
3. Private streets shall have appropriate easements and maintenance
agreements recorded which guarantee in perpetuity the availability of
adequate and safe access.
4. All exterior walls and fences along property lines shall be constructed by the
developer of similar or complementary materials of the "Santa Barbara"
architectural style, and shall be approved by the Planning Department.
5. Common areas and private streets shall be owned and maintained by a
property owners' association. The articles of incorporation of the property _
owners' association and CC&R's shall be in a form approved by the Planning
Director and the City Attorney.
6. All utilities shall be placed underground. Each dwelling unit shall be
individually metered.
7. Any development standards not provided by this Specific Plan shall be in
accordance with the development standards contained within the City of
West Covina Zoning Ordinance.
r Zero lot line A development approach in which a building is sited on one
- or more lot lines with no yard. Conceivably, three of the four sides of the building
could be on the lot lines. The intent is to allow more flexibility in site design and
to increase the amount of usable open space on the lot.
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
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Figure 5 Zero Lot Line Examples
•
•
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
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•
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C. Permitted Uses
1. Single family detached dwelling units are subject to the provisions of
General Development Standard IV. B. 1.
2. Detached accessory structures such as gazebos, cabanas and storage
sheds, where incidental to a primary residential use.
3. Swimming pools, spas, water fountains, and related equipment.
4. Signs shall be permitted for the identification of the development as
delineated in the City of West Covinas' Zoning Ordinance.
5. Other uses permitted by the West Covina Zoning Ordinance such as the
keeping of domestic pets, home occupations, etc.
D. Site Development Standards
1. Minimum Lot Size
3,000 Square Feet
Average Lot Size: 3,467 square feet
2. Lot Dimensions
a. Minimum Lot Width':
Thirty-six (36) feet as measured along the front setback line.
b. Minimum Lot Depth 2:
Eighty-three (83) feet.
' According to the West Covina Zoning Ordinance, the "lot width" is the horizontal
distance between the side lot lines measured at right angles to the line
comprising the depth of the lot at a point midway between the front and the
- rear lot lines.
2 The West Covina Zoning Ordinance states, that the "lot depth" is the horizontal
length of a straight line drawn from the midpoint of the front lot line and at right
angles to such line connecting with a line intersecting the midpoint of the rear
lot line and parallel to the front lot line. A curved front lot line shall be deemed
to be a line tangent to the curve and parallel to a straight line connecting the
points of intersection of the side lot lines of the lot with the front lot line.
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
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• •
3. MAXIMUM BUILDING HEIGHT
a. Two (2) stories, when measured. from the highest point of ground
adjacent to a building or structure, the ,vertical distance shall not
exceed twenty-five (25) feet.
4. MINIMUM BUILDING SETBACKS
(As measured from the property line)
• a. Front Yard: Twenty (20) feet to garage.
b. Side Yard: Zero (0) feet, ten (10) feet on other side propertyline,
ten (10) feet between buildings.
(Zero lot line)
C. Rear Yard: Minimum allowable thirteen (13) feet, except for forty
percent (40%) of the lot width which may be ten (10)
feet.
d. Eaves, cornices, chimneys, and other architectural features such as
canopies, cantilevered roofs and wing walls may project Into
required front and rear yard setback areas a maximum distance of
three (3) feet and no more than two (2) feet into the required
sideyard areas.
5. MAXIMUM BUILDING COVERAGE
a. Maximum Building Coverage shall not exceed sixty percent (60%) of
the total lot area.
6. MINIMUM PARKING REQUIREMENTS
a. Garage: Shall comply with minimum width and depth for a two (2) car
garage, 20'-0* wide x 20'-0* deep (clear interior dimension). All
garage doors shall have rollup doors and automatic .openers. Each
dwelling unit shall be provided with at least two transmitters.
b. Driveway: Minimum width twelve (12) feet, maximum width, no wider
than garage. Maximum driveway opening at the curb twenty-four
(24) feet wide.
CALIF0RNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
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7. ACCESSORY STRUCTURES AND USES
a. No accessory detached structures, air conditioners, mechanical
equipment, gazebos, pool or spa equipment shall occupy any
portion of the front yard setback or. street side yard.
b. All accessory detached structures and building additions shall be
fifteen (15) feet In height or less.
C. Accessory structures (including open patios) shall be set back a
• minimum of three (3) feet from side and rear property lines, and from
the top or toe of any adjacent slope.
d. All additions, including enclosed patios, shall meet the minimum side
and rear yard setback requirement for primary structures.
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
16
C`.
V. GENERAL PLAN CONSISTENCY EVALUATION
This Specific Plan addresses each of the elements contained in the West Covina General
Plan, and presents the details of compliance of the proposed development with the goals,
objectives, policies, and concepts of each element. The compliance of this Specific Plan
with the West Covina General Plan is discussed below.
A. ' Land Use
Remaining a predominantly single family residential community is one of the goals
of the City of West Covina General Plan land Use Element. The project site is
designated as Specific Plan. The Specific Plan designation permits 7.0 dwelling
units per gross acre. Thus, the General Plan Land Use Element permits 7.0 dwelling
units per gross acre. A total of thirty-four dwelling units are proposed, consistent
with the General Plan.
B. Circulation
California Avenue, along the western boundary of the project site is designated as
a collector street in the West Covina General Plan Circulation Element. This street
is presently developed within a sixty (60) foot right of way. The project provides for
the extension of St. Malo Street and Robindale Avenue as a public street (forty-two
(42) foot right of way) in conformance with the West Covina General Plan.
C. Economic Development
An expanded local economy, increased employment opportunities, and a strong
tax base are the goals of the West Covina General Plan Economic Development
Element. - In an effort to meet the housing needs of an increasing labor force (due
to increased employment opportunities within the city), the project site has been
identified as a potential site for single family residential development. Thirty-four
(34) new dwelling units will be developed to ensure that there will be enough units
to meet the projected increase in the city's work force.
D. Housing
The provision for adequate and diverse housing facilities is one of the ultimate
goals of the City of West Covina General Plan Housing Element. In recognition of
this goal, the California Avenue Specific Plan proposes a combination of housing
types within a private planned residential community which will complement
existing residential development in West Covina.
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
17
•
E. Safety
•
To comply with the provisions of the West Covina Safety Element, soils and geologic
studies have been prepared for the project site. Implementation of the
recommendations contained in these reports will provide for the safety of future
residents.
F. Environmental Quality
• Meeting the recreational needs of its residents Is an Important goal of the West
Covina General Plan Environmental Quality Element. According to the
Environmental Quality Element, new residential developments shall have a
capability of meeting their recreational needs. In recognition of this goal, a
recreational facility consisting of a swimming pool will be provided within the
proposed residential development.
G. Conformance with State Law
The following Specific Plan has been prepared in accordance with the California
Government Code Section 65450 et. al. and applicable ordinances of the City of
West Covina, and will constitute the zoning for the project site. Land use standards
and regulations contained in this document shall govern all areas within the
project. A legal description of the project boundaries is included in the
Appendices of this report.
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
18
• •
V1. IMPLEMENTATION
The following documents shall be prepared for approval by the City of West Covina to
ensure that development of the site proceeds in an orderly manner:
A. Environmental Review
•
Based on the Specific Plan and the tentative tract map, an Initial Study has been
prepared for the proposed project as required by the California Environmental
Quality Act (CEQA) to determine its potential environmental effects and the need
for measures to mitigate these effects.
B. Specific Plan
This Specific Plan will be reviewed and.approv.ed by the City of West Covina to
— provide land use, design, and other controls on the proposed project in
conformance with the City's General Plan.
C. Tentative Tract Map
A tentative tract map (Tentative Tract 48636) will be recorded pursuant to
applicable requirements of the Subdivision Map Act and City of West Covina rules
and procedures.
D. Amendments
1. MAJOR CHANGES
- The developer may initiate an amendment to the provisions if substantial
changes are required in the project during the development process. An
amendment to this Specific Plan shall be in accordance with California
Government Code (section 65450 through 65457). Revisions to the map
shall be in accordance with the California Subdivision Map Act and the City
of West Covina procedures for the implementation of the Map Act.
CAL IF0RNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
19
0 •
2. ADMINISTRATIVE REVISIONS
Administrative revisions to approved component plans, may be approved
by the Planning Director. Administrative revisions shall be defined as and
shall include the following:
a. Building placements which do not change the general location and
layout of the site;
b. Grading alternatives which do not change the basic concept,
• increase slopes, or change course of drainage which could
adversely affect adjacent or surrounding properties;
C. Architectural or landscape architectural modifications which do not
alter the overall design concept or significantly reduce the affect
originally intended (le., increase in the number of bedrooms).
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
20
ul
APPENDIX A
LEGAL DESCRIPTION
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
21
Owner:
RICHARD F. PHIPPEN, A WIDOWER.
PARCELI:
THE SOUTHWESTERLY 71.30 FEET OF THE NORTHEASTERLY 438.03 FEET OF THE NORTHWEST
618.00 FEET OF LOT 163 OF E.J. BALDWIN'S FOURTH SUBDIVISION ON THE RANCHO LA PUENTE,
IN THE CITY OF WEST COVINA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 8 PAGE 186 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY.
EXCEPT THE NORTHWESTERLY 135.00 FEET THEREOF, SAID NORTHWESTERLY 135.00 FEET WILL
- BE A REMAINDER PARCEL ON TRACT MAP 48636.
PARCEL 2:
THAT PORTION OF LOT 163 OF E.J. BALDWIN'S FOURTH SUBDIVISION OF PART OF THE RANCHO
LA PUENTE, IN THE CITY OF WEST COVINA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
AS PER THE MAP RECORDED IN BOOK 8, PAGE 186 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT IN THE NORTHWESTERLY LINE OF SAID LOT, DISTANT 276.73 FEET
SOUTHWESTERLY FROM THE MOST NORTHERLY CORNER THEREOF; THENCE ALONG SAID
NORTHWESTERLY LINE SOUTH 41 DEGREES 53 MINUTES 00 SECONDS WEST 90.00 FEET; THENCE
SOUTH 48 DEGREES 07 MINUTES 00 SECONDS EAST PARALLEL WITH THE NORTHWESTERLY LINE
OF SAID LOT, 617.78 FEET; THENCE NORTH 41 DEGREES 53 MINUTES 00 SECONDS EAST
PARALLEL WITH SAID NORTHWESTERLY LINE 90.00 FEET; THENCE NORTH 48 DEGREES 07
MINUTES 00 SECONDS WEST PARALLEL WITH SAID NORTHEASTERLY LINE 617.78 FEET TO THE
POINT OF BEGINNING.
EXCEPT THE NORTHWESTERLY 159.00 FEET THEREOF.
Legal description approved by the Engineering Department
by: Date:
•
•
Owner:
DICK ZYLSTRA AND ANNA C. ZYLSTRA, HUSBAND AND WIFE, AS COMMUNITY PROPERTY.
PARCEL 1:
THE NORTHEAST 155 FEET OF THE SOUTHWEST 401.17 FEET OF THE NORTHWEST 618 FEET OF
LOT 163 OF E.J. BALDWIN'S FOURTH SUBDIVISION, IN THE CITY OF WEST COVINA, IN THE
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 8, PAGES
186 AND 187 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 2:
THE NORTHWEST 618 FEET OF LOT 163, E.J. BALDWIN'S FOURTH SUBDIVISION IN THE RANCHO
-- LA PUENTE, IN THE CITY OF WEST COVINA, AS PER MAP RECORDED IN BOOK 8, PAGES 186
AND '87 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER.
EXCEPT THEREFROM THE NORTHEASTERLY 438.03 FEET THEREOF.
ALSO EXCEPT THE SOUTHERLY 401.17 FEET OF THE REMAINDER.
Legal description approved by the Engineering Department
by: Date:
0
AP P E N DIX B
TENTATIVE TRACT MAP #48636
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
23
. ),PROJECT LOCATIOrI
d�
TENTATIV
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+,Il
i
TRACT NO. 48636
h
WES VINA I ,'
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IN THE CITY OF WEST COVINA COUNTY OF LOS ANGELES
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STATE OF CALIFORNIA
PART
_......
•
•, _
'
• rY
' -
-FIN" A 51YOIVISION Or A PORTION OF IOT 193 CY THE [ J IAEOYIN S AIA SURDIVISIOM ,
OF INF PANCNO LA PUENTE , AS PER YAP RECORD[/ IN IOOII I, IAi[ IIi.O! YAPS, 1M INE
TYPICAL SECTION Of TYPICAL SECTION OF
- I.
�° 'i /"�. "
•�
OFFICE Or THE COUNTY RECORD[* Of SAID COUNTY
_
PRIVATE STREET 'A" PRIVATE STREET "B'
TmA
1 �, "<''
FOR CONDOMINIUM PURPOSES
VICINITY MAP
rEflN,YRV .190
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TYPICAL SECTION Of
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(PUBLIC STREET)
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AP P E N D IX C
ARCHITECTURAL FLOOR PLANS & ELEVATIONS
CALIFORNIA AVENUE / RESIDENTIAL SPECIFIC PLAN
25
•
I EXTERIOR MATERIALS
CONCRETE TILE ROOF
EXPOSED RAFTER TAIL
RNSAWN WOOD TRIM
STUCCO
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FLOOR PLAN
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RIGHT SIDE ELEVATION REAR ELEVATION
LEFT SIDE ELEVATION
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LEFT SIDE ELEVATION
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STREETSCENE FROM CALIFORNIA AVENUE
•
CERTIFICATION
I, JANET BERRY, City Clerk of the City of West Covina, State of
California, do hereby certify that a true and accurate copy of
Ordinance No. was published, pursuant to law, in the
San Gabriel Valley Tribune, a newspaper of general circulation
published and circulated in the City of West Covina.
DATED:
met Berry, City Clerk
City of West Covina, California