Ordinance - 1878ORDINANCE NO. 1878
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, REPEALING ORDINANCE NO. 1861, AND
AMENDING THE WEST COVINA MUNICIPAL CODE CHAPTER 26
(ZONING), AND WOODSIDE VILLAGE MASTER PLAN TEXT AS THEY
RELATE TO LARGE SINGLE-FAMILY HOME EXPANSIONS AND NEW
CONSTRUCTION. (Amendment No. 237, Woodside Village
Master Plan Text Amendment No. 5)
WHEREAS, recent submittals for building plan check consist of
Oubstantial additions to existing homes in established single- family
residential zones; and
WHEREAS, the expanse of these additions result in a single-family house
as much as three to four times greater in floor area than the original home
and surrounding neighborhood; and
WHEREAS, the code currently does not contain provisions to address the
"mansionization" of homes; and
WHEREAS, a house that is disproportionately out of scale and mass with
its surrounding environs may negatively impact the existing neighborhood
character and natural environmental features such as view sheds, topography,
and light and air circulation; and,
WHEREAS, the increased intensification of property may result in
negative effects including noise, traffic, loss of privacy, etc.; and,
WHEREAS, on September 5, 1990, the Planning Commission adopted
Resolution No. 9-90-3894 initiating Amendment No. 237 and directed staff to
proceed with studies, and investigations relating to the mansionization
issue; and
. WHEREAS, on October 1, 1990, the City Council adopted Ordinance
No. 1861 (Neighborhood Compatibility Interim Urgency Ordinance, as amended);
and
WHEREAS, the Planning Commission upon giving the required notice did on
the 6th day of March, 1991, conduct a duly advertised publ=kc'=hearing as
prescribed by law; and
WHEREAS, the City Council has considered evidence presented by the
Planning Department, the Planning Commission, and other interested parties at
a duly advertised public hearing held on April 22, 1991; and
WHEREAS, studies and investigations made by this Commission and in its
behalf reveal the following facts:
1. The City wishes to encourage development which is harmonious,
appropriable to and compatible with the surrounding residential
neighborhoods and existing natural environs.
2. The expansion or construction of single-family residences far
larger in height, width, area, scale and bulk than surrounding
residences may be incompatible with the surrounding residential
dwellings and inconsistent with the goals of the General Plan.
3. Incompatible development may have a negative effect upon the
existing quality of life.
4. Overexpansion burdens public services as well as creates aesthetic
problems.
5. Neighborhood compatibility in relation to size, height and bulk is
within the police powers of the City and maintains the public
health, safety and welfare.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No.1878
Amendment No. 237
April 22, 1991 - Page 2
6. It is necessary to have neighborhood controls in place once a
community is almost built out to maintain the stability of property
values and support the integrity of the General Plan and zoning.
NOW, THEREFORE, the City Council of the City of West Covina, California,
•does ordain as follows:
SECTION NO. 1. Based on evidence presented and findings set forth,
Amendment No. 237 and Woodside Village Master Plan Text Amendment No. 5
are hereby approved as consistent with the City's General Plan.
SECTION NO. 2: Based on evidence presented and the findings set
forth,Chapter 26 of the West Covina Municipal Code is hereby amended to
read as follows:
ARTICLE II. DEFINITIONS
Sec. 26-24. Basement. "Basement" shall mean that portion of a building
below the level ef the average adjeining greund, with a
eeiling ne part e€-which is less than seven--(7) feet above sueh-lebel
first story of a building except that a basement, when designed for, or
occupied for business of manufacturing, or for dwelling purposes,
(rumpus : eefs—and- reereatien heut IrAtehen ( subterranean
garages excepted) shall be considered a story.
Sec. 26-31. Building height. "Building height -emeept-' nes,
nee-6 eet-ien--2-64-94 .
"Building height" shall mean the vertical distance measured from any
point of the roof structure to the finished "grade" directly below
said point te the highest point ef the eeping ef a flat reef er te
deek line-ef a-mansrard reef er to the highest point of the highest gable
but exclusive of vents, air -conditioners,
chimneys or other such incidental appurtenances.
Sec. 26-55.5. Floor Area Ratio (F.A.R.). "Floor Area Ratio (F A R )"
shall mean the total gross floor area included within the surrounding
exterior walls of all buildings on a lot divided by the area of the lot.
Sec. 26.60.3 Garacxe,_Subterranean. "Subterranean Garaae" shall mean a
garage which is a portion of the main structure and so located that (a)
all sides but the side which has the main entrance are enclosed by
finished grades which are parallel to the garage ceiling and (b) the
main entrance is not visible from a street.
Sec. 26-61.5 Grade, existing.
"Grade, existing" shall mean the surface of the ground as it exists
prior to disturbance in preparation for a project regulated by this
chapter.
Sec. 26-61.7 Grade, finished.
"Grade, finished" shall mean the manufactured surface of the ground as
it exists after the completion of a project regulated by this chapter.
Sec. 26-61.3 Grade, Averaae.
Grade, average",er "lgr-eun
level" r shall
means er is
the average of the
exterier finished grade
greund level at
the center
of all walls of a
building. In case walls
are parallel to
and within
five (5) feet of a
sidewalk, the abeve-emend
average grade
level shall
be measured at the
sidewalk.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 3
Sec. 26-62. Gross floor area.
For residential developments, "Gross floor area" means or is the area
included within the surroundina exterior walls of a buildina or portion
thereof.
For non-residential developments, "Gross floor area" means or is the
area included within the surrounding exterior walls of a building or
portion thereof, exclusive of:
(a) Shaft enclosure.
(b) Courts.
(c) Floor area space devoted entirely to heavy mechanical equipment
(i.e., air conditioning unit).
(d) Public restrooms.
(e) Janitorial equipment room.
(f) Any other facility common to a central service core.
Sec. 26-108. Story. "Story" shall mean that portion of a building
included between the upper surface of any floor and the upper surface of
the floor next above, ". if there- be—ne fleei above, then --the e
between _ueh fleer and the—ee ex ..L.eye it shall be eensidered a
shy except that the topmost story shall be that portion of a building
included between the upper surface of the topmost floor and the ceiling
or roof above. If the finished floor level directly above a basement,
cellar, or unused underfloor space is more than six feet above finished
tirade for more than 50% of the total perimeter or is more than twelve
feet above the finished grade at any point, such basement, cellar, or
unused underfloor space shall be considered as a story.
ARTICLE V. NONCONFORMING BUILDINGS AND USES
Sec. 26-185. Nonconforming buildings.
A nonconforming building shall not be expanded without the approval of
a precise plan that would render said building conforming, except
single-family residential buildings used for single-family purposes and
located in multiple family or nonresidential zones. Expansion of such
buildings shall be allowed if the building and expansion conform to tlie
all applicable R-1 zone development standards of the area distriet in
whieh the building is leeated.
Sec. 26-186. Reconstruction of nonconforming building partially
destroyed.
(a) A nonconforming building which is destroyed to the extent of
not more than fifty (50) per cent of its reasonable
replacement value at the time of its destruction, may be
restored and the occupancy or use of such building or part
thereof which existed
at the time of such partial destruction may be continued
subject to all other provisions of this article.
,Lb,_ A single family structure which is nonconforming in size and
is completely or partially destroyed may be restored to the
floor area which existed at the time of its destruction.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 4
ARTICLE VI. PROCEDURE, HEARINGS, NOTICES, FEES AND CASES
Division 1. Generally
Sec. 26-202. Filing fees.
• (c) A fifty dollar ($50.00) filing fee shall be paid upon the
filing of an application for:
(i) a slight modification involving
one single-family lot,
a large -family day care home
involving one single-family lot,
a large expansion involving one
single family lot,
(iv) a maximum unit size exception
involving one single family lot.
Sec. 26-212. Appeal procedure.
(a) Anyone so desiring may appeal the decision of the Planning Director
or the Planning Commission to the City Council in writing.
Specific issues to be considered for appeal shall be identified in
the written request. The request shall be accompanied by an appeal
fee (see Section 26-202(b))(a), mailing labels for notification
Purposes, and be submitted to the planning department for an appeal
of the Planning Director's decision or the City Clerk's office, for
an appeal of the Planning Commission's decision, within the time
periods specified below:
(1) General plan amendment: Five (5) business days after adoption
of the decision resolution by the Planning Commission.
(2) Zone change denials: Five (5) business days after the
Planning Commission files the recommendation with the City
Council.
(3) Unclassified use permit, variance (except slight
modifications) or precise plan: Twenty (20) days after
adoption of the decision resolution by the Planning
Commission.
(4) Decisions of the Planning Director or the Review Board for
slight modifications, er minor amendments to an unclassified
use permit or precise plan, maximum permitted unit size, large
expansion, or maximum unit size exception: Fifteen (15) days
after the date the decision is transmitted in writing to the
applicant.
Division 9. Single family dwelling units - Large expansion and maximum
unit size exception.
Sec. 26-296.1000. Purpose. The purpose of this section is to:
,Cal Maintain the existing character of neighborhoods by
promoting design and the development of Property in a manner
that is harmonious with the surrounding environs.
b Protect the over-
building existing quality of life from potential over
building of properties.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 5
(c) Balance individual needs with community goals including
preserving and enhancing the image of West Covina as the City of
Beautiful Homes.
J.dI Ensure the adequacy of required public services and infrastructure.
Lel Maintain the public health, safety and welfare.
Lf,l Maintain the stability of property values and support the integrity
of the general plan and zoning.
Sec. 26-296.1100. Definitions.
LL "Large Expansion" shall mean the expansion of the existing total
gross floor area of a single family dwelling unit by the following
square footages but not resulting in a total gross floor area which
exceeds the maximum permitted for a lot:
Lot Size (sq. ft.)
Under 20,200
20,000 -
24,999
25,000 -
29,999
30,000 -
34,999
35,000 -
39,999
40,000+
Large Expansion (sq. ft. )
1,250
1,500
2,000
2,500
3,000
3,500
Said large expansion includes habitable space and/or accessory uses
(when attached to the main building (including guest house, second
unit, and garage).
i1 "Maximum Unit Size Exception" shall mean an increase
of the total gross maximum permitted unit size for a lot as defined
in Sec. 26-401.5 by up to twenty-five percent (25%) of habitable
space, and/or attached accessory uses (including guest house,
second unit, or garage)
LI "Habitable Space" shall mean space in a structure for living,
eating or cooking and which meets the requirements of Chapter 12 of
the most recently adopted Uniform Building Code. As used herein,
habitable space shall include bathrooms, toilet compartments,
closets, halls, storage or utility space, and similar areas.
Sec. 26-296.1200. Procedure. Subject to the provisions of this
section, the Administrative Review Board (as defined and established in
Section 26-267(a)) may grant, modify, or deny a large expansion or
maximum unit size exception.
Jal Any person desiring to build a structure or an addition to an
existing structure which is a large expansion or exceeds the
maximum unit size as set forth in Section 26-401.5 may file with
the Planning Director an application for a large addition or
labels required for notification purposes.
(b) The Planning Director shall set each application for
hearing before the Administrative Review Board at such time and
place as the Board shall designate and shall give written notice
thereof at least ten (10) days before said hearing by United States
mail, postage prepaid, to the applicant and to the owners of all
property located within a 1000 foot radius of the subject property
at the address of such owners as shown on the last equalized
assessment roll. The Administrative Review Board shall conduct a
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 6
public hearing upon the application at said time and place, or at
such time as said hearing may be adjourned to, at which time the
Administrative Review Board shall hear the applicant and any
protests. If it finds that facts exist justifying the granting of
the request, it shall grant the same in writing stating the reasons
therefor subject to such conditions as it may find to be necessary
• to protect the public peace, health, safety, morals or general
welfare and shall thereupon transmit copies thereof to the members
of the Planning Commission, City Council and to the applicant. If
the Administrative Review Board does not find such facts to
exist, it shall deny the application in writing and transmit a copy
of such denial to the applicant.
-C�ji The Administrative Review Board may determine not to hear an
application and transfer the matter to the Planning Commission at
its next regular meeting. The person presiding over the Review
Board at the time of transfer will publicly announce the time and
place to, and at which, said application shall come before the
Planning Commission.
(dd) The decision of the Administrative Review Board or Planning
Commission shall be final and effective fifteen (15) days after the
date of transmitting copies of its written determination as above
provided, unless, during such time, an appeal in writing is filed
with the Planning Commission (from a decision of the Administrative
Review Board) or City Council (from a decision of the Planning
Commission), in the manner prescribed in this article for appeals
from decisions of the Planning Commission or unless a motion of
appeal is adopted by the City Council or Planning Commission. Such
appeal shall suspend and set aside the decision of the
Administrative Review Board, or Planning Commission, as the case
may be. The notice and hearing requirements for an appeal shall be
the same as the notice required to be coven by the Administrative
Review Board in subparagraph (b) of this section.
Sec. 26-296.1300. Findings. Before an application for a large
expansion or maximum unit size exception may be granted, the followina
findinas must be made:
_Ca,)_ The development is consistent with the General Plan, zoning, and
surrounding uses.
_Lbl The development is harmonious in scale and mass with the existing
building, if any, and the site, natural terrain, and surrounding
residences.
Icl The development is sensitive and not detrimental to convenience and
safety of circulation for pedestrians and vehicles.
Lda The development can be adequately served by existing or required
infrastructure and services.
(ee)_ The development does not impede the view of surrounding
properties.
Lf,)_ The development does not intrude upon the privacy of
surrounding properties.
Lq)_ Building materials and color are consistent with the existing
building.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 7
(hh)_ The roof of any proposed addition relates to the principal or
existing structure's roof style and pitch.
L� Lot and proposed development conform to all other code
requirements.
• Sec. 26-296.1400. Failure to utilize a large expansion or maximum unit
size exception
(a)_ A large expansion or maximum unit size exception approved in
conjunction with development entitlements which are dependent
thereon (such as precise plan, parcel or tract maps, unclassified
use permits.) shall expire on the same expiration date as the
development entitlements. Approval of a time extension for such
development entitlements shall constitute the approval of a time
extension of the large expansion or maximum unit size exception on
which the development entitlements are dependent.
u A large expansion or maximum unit size exception not in
conjunction with other development entitlements shall become null
and void if not utilized within one (1) year from date of the
resolution granting the expansion or exception. If construction
work is involved, such work must be actually commenced within the
stated period and be diligently pursued.
LL Extension of time up to a maximum of one (1) year may be granted
from the date of expiration of the large expansion or maximum unit
size exception by the Planning Commission when extenuating
circumstances can be clearly shown by the applicant. The request
for the extension shall be submitted to the Planning Commission in
writing prior to the expiration date and shall clearly state the
reasons why such large expansion or maximum unit size exception has
not been utilized. In considering a request for an extension of
be appealed to the City Council in accordance with the procedures
set forth in Section 26-212.
Section 26-296.1500. Compliance required.
No _person shall violate or fail to comply or cause such violation or
failure with any approved large expansion or maximum unit size exception
or any conditions or provisions thereof nor shall a building permit be
issued for any structure which would violate or fail to comply with any
approved large expansion or maximum unit size exception for the parcel
on which such structure is to be located. In the event any such permit
is issued, it shall be null and void and have no further face or effect.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 8
ARTICLE VIII. Residential Agricultural Zone/One Family Zone.
Division 2 - Development Standards
• Where the following code provisions are in conflict with others, the
stricter requirements shall apply.
Section 26-401.5. Maximum Unit Size
(a) Lot Size (Sq. Ft.1 Maximum Unit Size (Gross Floor
Area in Sa. Ft.)
Under 20,000 .35 F.A.R. or 3,999, which-
ever is less
20,000 - 24,999 4000
25,000 - 29,999 5000
30,000 - 34,999 6000
35,000 - 39,999 7000
40,000+ 8000
As these figures reflect the maximum allowable unit sizes, they
shall not be regarded as an automatic right. Each proposal shall
be reviewed on a case by case basis and requires approval of the
Planning Director subject to the following findings:
i. The development is consistent with the General Plan, Zoning,
and surrounding uses;
ii. The development is harmonious in scale and mass with the site,
natural terrain, and surrounding residences;
The development is sensitive and not detrimental to
convenience and safety of circulation for pedestrians and
vehicles.
iv. The development can be adequately served by existing
infrastructure.
V. The development does not impede the views of surrounding
properties.
vi. The development does not intrude upon the privacy of
surrounding properties.
vii. Building materials and color are consistent with the existing
building and surrounding development.
viii.The roof of any proposed addition relates to the
principal or existing structure roof style and pitch.
ix. Lot and proposed development conform to all other code
requirements.
The decision of the Planning Director is appealable to the Planning
Commission subject to the procedures outlined in Section 26-212.
Ll Detached accessory structures shall not be included in the above
maximum unit size figures. A Large Expansion to the main building
(as defined in Section 26-296.1100 (a)) shall be subject to the
approval of the Administrative Review Board (ARB) pursuant to the
procedures outlined in Section 26-296.1200.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 9
(c)_ The above maximum unit sizes may be increased by up to
twenty-five percent (25%) subject to the approval of the
Administrative Review Board (ARB) pursuant to the procedures
outlined in Section 26-296.1200. Attached accessory structures
including but not limited to guest house, second unit, and garage
shall be included in the twenty-five percent (25%) figure.
•(d) An expansion of the above maximum unit sizes by more than twenty-
five percent (25%) may be granted subject to the approval of an
Unclassified Use Permit (UUP) by the Planning Commission pursuant
to the procedures outlined in Sections 26-246 and 26-685.2000.
Set Section 26-401.5 (a) through (d) shall not apply to residential
development within a Specific Plan Zone nor residential development
which utilizes the density transfer provisions in Section 26-703.
Sec. 26-402. Off-street parking.
(a) In R-A and R-1 zones there shall be twe--(2) four (4) accessible
off-street parking spaces enelesed en three (3) sides and reef'',
provided for each dwelling unit. A minimum of two (2) spaces shall
be enclosed on three (3) sides and roofed. Garages and carports
shall have a minimum clear width of twenty (20) feet between
columns or walls. Access to such parking shall be paved, not less
than twelve (12) feet in width, nor wider than the garage or
carport, except as modified in section 26-402.5. The balance of
the required spaces, if uncovered, shall have minimum dimensions of
eight (8) feet by sixteen (16) feet.
_Cdl In_ addition to the minimum number of off-street parking spaces
required for each dwelling unit, additional off-street parking
space(s) shall be required on the basis of dwelling unit size
according to the following schedule:
Gross Unit Size (Sq.Ft.) Additional Number of
(Exclusive of Attached Required Off -Street
Garages) Parking Spaces
4000 - 5499 1
5500 - 7000 2
7001 - 8000 3
8001+ As per an approved
UUP or maximum unit size
exception
Said additional spaces(s) may, but need not, be provided in a
carport or garage. The minimum required dimensions for uncovered
spaces shall be eight (8) feet by sixteen (16) feet.
(e) Garages which are intended to accommodate four (4) or more cars
shall not open to any public street, unless designed as a
subterranean garage.
Sec. 26-402.5. Maximum front yard pavement coverage.
(b) "Driveway" shall be defined as that area providing direct access
from the street to the garage or carport with a minimum length of
twenty two (22) feet. No driveway established prior to June 1,
1991, by permit, shall be considered nonconforming.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 10
Sec. 26-403. Single-family building height.
(a) No building or structure shall have more than two (2) stories,
or be more than 25 feet above greund finished grade.
• (b) Chimneys, vents and other such incidental appurtenances shall not
be included in the measuring of the highest point of a building or
structure.
•
(c)
building er strueture-te the -highest eint of the building er
strueture,the ertieal distanee shall net emeeed twenty-five (25)
feet. Subterranean garages shall not be included in the
measurement of height nor counted as a story.
+d-�
er structure to the highest-peintef the building er strQeture, the
vertieal disrtanee shall net emeeed-thirty five (3 5) feet
(d) (e) In Area Districts IV and V, buildings on lots in excess of
twenty thousand (20,000) square feet may exceed the maximum height limit
stated in subsection _al by one (1) foot for every five hundred (500)
square feet of floor area in excess of twenty-five hundred (2,500)
square feet. Such increase in height shall increase the yard
requirements on a foot -to -foot ratio, i.e., one (1) foot of additional
height requires eleven -foot side yards and twenty-six foot and rear
yards, five (5) feet of additional height requires fifteen -foot side
yards and thirty-foot front and rear yards. .
Sec. 26-405.5 Second story setbacks.
Lal Front yard. When the first story of an existing single family
structure is built within thirty (30) feet or less of the front
Property line, the front yard setback of any future second story
addition or expansion shall be a minimum of thirty (30) feet,
except that in Area District IIA it shall be twenty five (25) feet,
as measured from the front property line.
Said front vard second story setback shall not be reauired
however, if no portion of a building or structure (existing or
proposed) encroaches through a plane projected from an angle of 45
degrees as measured at a point ten (10) feet above the finished
arade level alona the front Droperty line toward the rear Droperty
line.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 11
Jb_ Side yard. When the first story of an existing single family
structure is built within ten (10) feet or less of the side
Property line, the side yard of any future second story addition or
expansion shall be a minimum of ten (10) feet with the following
exception.
(i) Said side yard second story setbacks shall not be required if
no portion of a building or structure existing or proposed)
encroaches through a plane projected from the angles indicated
below as measured at a point ten (10) feet above the finished
grade level along the side property line toward the opposing
side property line:
Lot Width Angle
Less than or 55 degrees
equal to 75 feet
Greater than 75 ft. 50 degrees
Less than 95 feet
Greater than or 45 degrees
equal to 95 feet
(ii) Said side yard second story setback shall not be required
along any side yard which abuts property zoned for or
developed with a nonresidential use (e.g. schools and parks)
or a public right-of-way, flood control channel, or utility
easement upon which no residential structures may be
developed.
_(cl As used in this section, second story set back shall also apply to
any portion of the first story consisting of unused air space such
as an open beam or vaulted ceiling area (excluding roof and attic
space) and measuring twelve (12) feet above the finished floor of
the first story.
The second story setbacks stated in subsections (a) and (b) above
shall not be required in Area Districts IV and V for developments
which utilize the additional height provisions pursuant to
Section 26-403(d).
ARTICLE XII. SPECIAL REGULATIONS FOR UNIQUE USES.
Division 18. Large Homes.
Sec. 26-685.2000. Purpose. The purpose of this section is to:
_(a)_ Recognize the existence of unique economic, social and physical
conditions which result in the need for a home that exceeds the
maximum total gross floor area permitted for that lot by more than
twenty five percent (25%).
JbI Promote the maximum and efficient development of property, which
would otherwise be considered underutilized, with housing
commensurate to the size of lot.
Icl When appropriate to the lot and neighborhood, permit expansive
homes without adversely affecting the character of the surrounding
neighborhood and impacting infrastructure facilities and services.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 12
Sec. 26-685.2100. Definitions.
LL "Large Home" shall mean a single family structure which exceeds the
maximum total gross floor area permitted on a lot by more than
twenty-five percent (25%).
Sec. 26-685.2200. Procedure. Subject to the provisions of this
section, the Planning Commission may grant, modify, or deny a large
home.
An unclassified use permit shall be obtained prior to the
construction of a large home, as specified in Article VI,
Division 3 of this chapter. Property owners within a 1,000 foot
radius of the subject property shall be given a written notice of
a proposed large home ten (10) days prior to a public hearing
thereof.
Sec._ 26-685.2300. Development Standards.A large home must comply with
all development required by the underlying zone, except that the
Planning Commission may waive the maximum permitted total gross floor
area by more than twenty-five percent (25%) for any lot provided that
the following can be shown:
-C�i The development is consistent with the General Plan, Zoning, and
surrounding uses;
Li The development is harmonious in scale and mass with the site,
natural terrain, and surrounding residences;
,Lcl The development is sensitive and not detrimental to convenience and
safety of circulation for pedestrians and vehicles.
Ll The development can be adequately served by existing
infrastructure.
-Eel The development does not impede the views of surrounding
properties.
(f ) The development does not intrude upon the privacy of surrounding
properties.
lgZ Building materials and color are consistent with the existing
building and surrounding development.
1h1 The roof of any proposed addition relates to the principal or
existing structure roof style and pitch.
Sid Lot and proposed development conform to all other code
requirements.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 13
SECTION NO. 3: Based on evidence presented and the findings set forth,
the Woodside Village Master Plan Text is hereby amended to read as
follows:
AMENDMENT NO. 5 TO MASTER PLAN TEXT
• FOR THE WEST COVINA PORTION OF WOODSIDE VILLAGE
I. INTRODUCTION
This Master Plan Text (Plan) is to be utilized as the development
guide for the creation of the planned community for the West Covina
portion of "Woodside Village." The policies and proposals of the
Plan intend to create a total community; i.e., a community that
reflects a balance between the people who reside there and the
schools,parks, other public services, and the shopping facilities
which those residents desire. The Plan also reflects the desires
of the developers to provide a means of satisfying the housing
demands of persons wanting to live in West Covina. This is
accomplished through the inclusion of density patterns which will
accommodate a variety of residential dwelling types appealing to
various income groups.
The Plan was prepared utilizing the criteria defined within the
West Covina PCD (Planned Community Development) Ordinance.
II. DEFINITIONS
_Unless otherwise indicated, the definitions contained in Chapter 26
(Zoning) of the West Covina Municipal Code shall apply to Woodside
Village.
Density - is the average number of dwelling units per acre
allowable within a density segment. The total number of
residential dwelling units allowable within a density segment shall
be determined by multiplying the number of acres within such
segment (after excluding acreage of commercial site, school sites,
neighborhood and community park sites and all rights -of -way of the
adjacent highways shown on the Master Plan) by the density shown
for such density segment.
Highways - is all right-of-way that is over 60 feet in width.
Open Space - shall be usable land less than or equal to a 20% slope
and readily available to adjacent dwelling units.
Streets - all right-of-way that is up to and including 60 feet.
III. PHYSICAL FEATURES
The land area covered by the Woodside Village Master Plan could be
classified as undulating foothills. The land area covers some
2,257 acres, of which approximately 1,124 acres are in West Covina
and 1,133 acres are in Walnut. Although the major drainage
orientation of the property is southerly, drainage courses from the
property extend toward Azusa Avenue on the west, Valley Boulevard
on the south, and the future extension of Lemon -Citrus on the east.
This pattern of minor drainage tributary areas has been taken into
account and reflected within the land use pattern proposed.
Slope and view analyses of the property have been prepared and
utilized to capture the maximum view and environment potential of
the land.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 14
Preliminary soils and geological studies have been undertaken which
indicate no major problems existing within the boundaries of the
developable portion of Woodside Village. If problems do exist,
they will be geotechnically corrected.
Compilation of the above physical features inventories help to
• define the major land forms existing upon the property. A very
prominent "bowl" exists within the central portion of Woodside
Village, and this area has been utilized to create the central
focus of the community. This topographic bowl is ringed on the
west, south, and east by other minor bowls (or tributary areas)
which orient to the exterior boundaries of the property and,
therefore, demand relationships with the surrounding, existing land
uses. These features have been taken into account and have been
reflected in the land use patterns proposed for Woodside Village.
IV. ECONOMIC GUIDELINE
The development of Woodside Village is directly keyed to the market
absorption of the dwellings that will be constructed. Construction
has commenced, and the total development of the West Covina portion
of Woodside Village is anticipated within a three to five year time
period. It is understood that national, state, and local economic
factors as well as new technology, dwelling unit types, and
construction techniques may affect economic market penetration and,
therefore, this time schedule. Therefore, development may be
longer due to economic market absorption and housing demand.
Development within an approved Development Plan may occur in phases
to be approved by the Planning Commission at time of submittal and
subsequent thereto for any revisions.
V. PROPOSED LAND USE
The following information provides a description of the developed
and proposed land use categories depicted on the Woodside Village
Master Plan. The Master Plan has been divided into commercial
segments and residential density segments, the generalized
boundaries of which are designated on the accompanying map (Exhibit
111" entitled, "Woodside Village Master Plan - PCD No. 1 Amendment
No. 2").
A. Residential
Several classifications of residential land use density are
proposed. The density designations do not specify specific
dwelling unit types. Any density classification can accommodate
various types of dwelling units, as long as the total number of
units constructed within each density segment of the Woodside
Village Master Plan does not exceed the total number of dwelling
unit designated for such density segment.
Neighborhood and community park site acreage may be included in the
calculation of allowable dwelling units when said park area is to
be dedicated to the City. Dwelling units generated by this
calculation shall be distributed throughout the Master Plan area.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance
Amendment
April 22,
No. 1878
No. 237
1991 - Page 15
Permanent common open space (excluding neighborhood and community
park sites) readily available to adjacent dwelling units is to be
equal to or greater in area than the total acreage of all local
street rights -of -way up to and including 60 feet. If this
requirement is not met, then the allowable dwelling units for any
precise Development Plan will be reduced by the number resulting
from multiplying the acreage deficiency by the density; providing
that a minimum of 80% of the area devoted to local streets is
offset by common usable open space.
In the event that more than one (1) Development Plan is to be
submitted for a density segment, the total number of dwelling units
constructed or to be constructed shall not exceed the total number
of dwelling units allowable in such density segment. As an
example, a Development Plan could be submitted utilizing attached
townhouses for a density segment designated as four dwelling units
to the acre even though previous Development Plans for the same
density segment utilized detached single family homes.
In the event a school site is not utilized for such purpose, then
the underlying density segment shall be used in calculating the
number of additional allowable dwelling units.
Should a church be built within average density segment, the total
number of acres of the church site shall be multiplied by the
density and subtracted from the total number of units allowed
within that segment.
B. Commercial
Commercial services are intended to range from neighborhood
convenience type retail to community shopping center services such
as junior department stores.
Areas for commercial centers have been designated on the Master
Plan. More precise definition of uses will be submitted as precise
development plans are prepared.
The commercial facilities are intended to provide services to
residential areas and are not limited in their commercial service
role to solely those residents of Woodside Village.
Auto supply stores in Woodside Village which include installation
and minor services shall be permitted the following uses in
conjunction with retail sales:
1. Lubrication including grease rack or elevator;
2. Minor tire service;
3. Minor battery service;
4. Minor motor tune-up;
5. Head lamp adjusting;
6. Brake adjusting and repair;
7. Installation of service -related parts and accessories.
The establishment of commercial facilities having a regional
attraction are not proposed for Woodside Village.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 16
C. Community Facilities
1. Schools•
Public school plans, as designated, reflect the Standards for plant
• capacity, student generation, and general location as supplied by
the Rowland Unified School District. The student yield for this
development is calculated as follows:
.81 pupils per single-family dwelling unit.
.29 pupils per multi -family dwelling unit.
The District breakdown of pupils by school level is as follows:
K - 6 equals 55%
7 - 8 equals 15%
9 - 12 equals 30%
Reevaluation of student yield for Woodside Village may be necessary
from time to time, thereby insuring adequate number of school sites
for the total community development.
Elementary schools have been designated in generalized locations
and do not depict specific sites. These general locations are
related to the general land use pattern and student population
yield of the plan.
Based on projections by the District, there is no need for a Junior
High School or Senior High School site on the West Covina portion
of Woodside Village. These services will be provided by schools in
the near vicinity.
2. Parks•
The parks system proposed for Woodside Village reflects the desires
of the City of West Covina.
Neighborhood parks located at sites directly adjacent to elementary
school sites shall be a minimum of five (5) net usable acres. If
a neighborhood park site is not adjacent to a school site, the
neighborhood park site shall be a minimum of eight (8) net usable
acres.
The exact location of all neighborhood park sites shall be
determined at the time of development plan approval. If, upon
submittal of a development plan, a park site is shifted to a
different density segment than is shown on the Master Plan map,
then the total number of allowable units within the density
segments shall prevail.
Two community parks are designated for the West Covina portion of
Woodside Village. One community park is located in the central
portion of the property west of Nogales Street, and a portion of a
second community park is located north of the intersection of Lark
Ellen Avenue and Pass and Covina Road.
The West Covina General Plan depicts regional parks directly north
of, and adjacent to,Woodside Village. Reflecting a desire to
effect maximum utilization of the tax dollars, duplicate regional
parks have not been proposed for Woodside Village.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance
Amendment
April 22,
•
No. 1878
No. 237
1991 - Page 17
The park areas and approximate acreages as shown on the Master Plan
and to be dedicated to the City of West Covina are sufficient to
cover the needs of the residents of Woodside Village and meet the
desires and requirements of the City of West Covina. Therefore, in
consideration for such dedications and improvements made thereon by
the owner, no additional requirements for park lands will be made
in connection with the approval of any precise Development Plan.
3. Library and Fire Station:
The site for a library and a fire station has been acquired by the
City of West covina in the area west of Azusa and north of Amar.
4. Churches•
Church sites are an integral part of the Woodside Village total
community picture, and will be developed at locations approved as
part of the Tentative Tract Map and Development Plan procedure
under the Development Standards of the N-C (Neighborhood
Commercial) Zone. These sites will be related through the
circulation system and designed as an integral part of the
neighborhoods of Woodside Village.
5. Utilities:
Water: A Master Plan for the Water System to be operated
by the City of West Covina has been prepared.
Sewage Sewage disposal is to be furnished by Los Angeles
Disposal: County Sanitation District No. 15, subject to
review and approval of the sewerage system by the
appropriate Sanitation District and the West Covina
City Engineer. A Master Plan of Sewers has been
prepared.
Electric Electric Power will be furnished by Southern
Power: California Edison Company.
Gas: Gas will be furnished by Southern California Gas
Company.
6. Flood Control and Grading:
Drainage and flood control facilities will be designed and
constructed according to plans and proposals of the Los Angeles
County Flood Control District and the West Covina City Engineer.
7. Circulation:
a. The circulation system for Woodside Village was planned,
taking into consideration the following factors:
i. The West Covina General Plan.
ii. The West Covina Master Plan of Streets.
iii. The County of Los Angeles Master Plan of
iv. Proposed land use pattern.
V. Topography.
vi. West Covina street development policies
Highways.
and procedures.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 18
b. The
proposed arterial system follows the classifications
designated upon the West Covina General Plan. The most
prominent
features are:
i.
The east/west extension of Amar Road, a major highway.
ii.
The north/south extension of Nogales Street, a major
•
highway connecting Amar Road and Valley Boulevard, and
north of Amar Road to the northerly boundary of Master
Plan as a local street with a 60 foot right-of-way.
iii.
The northerly/southwesterly extension of Temple Avenue,
a local street of 60 foot right-of-way on the alignment
established by the County Engineer.
iv.
The northerly extension of Gemini Street, a local street
of 60 foot right-of-way, from near the intersection of
Gemini Street and Giano Avenue to the proposed secondary
street within the development.
V.
The southerly extension of Lark Ellen Avenue, a secondary
highway.
vi.
The extension of Fairgrove Street west of Azusa
Avenue, a local street of 66 foot right-of-way.
vii.
A system of secondary highways which will serve the
interior portions of Woodside Village.
C. The local street circulation system will be specifically
defined when Tentative Tract Maps and Development Plans are
submitted for review. There shall be a looped local street
pattern located within the area south of Shadow Oak Drive and
west of Nogales Street that will come in close proximity to
the southerly boundary of the City of West Covina. This
looped street connection will serve as access points for
pedestrian connections. (see Pedestrian Connections.)
d. The following Standards will be utilized in the construction
of the major arterials:
i. Major highway 110 feet in width.
ii. Primary highway 100 feet in width.
iii. Secondary highway 80 feet in width.
iv. Local street, cross section to be depicted on the
Tentative Tract Maps and Development Plans.
8. Pedestrian Connections
The developer of the area located south of Shadow Oak Street and
west of Nogales Street shall coordinate with the Rowland School
District (approved by the City of West Covina) to provide two
pedestrian connections from Yorbita and La Seda Avenues to the
Rowland School District to provide access for school children or
alternatives acceptable to the Rowland School District and the City
of West Covina. The pedestrian connections shall be easements to
the Rowland School District and maintained by the District. The
security lighting system shall be approved by the City of West
Covina Police Department.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 19
VI. PARKWAY AND MEDIAN STRIP STANDARDS
Major, primary, and secondary streets are the entry to this
community, requiring that a pleasing visual environment be
developed. Therefore, major streets are to be developed with
• medians and major, primary, and secondary streets with parkways,
all of which shall be landscaped and provided with a fully
automatic irrigation/sprinkler system to be approved by the City
Engineer and Recreation and Parks Director. Fully automatic
irrigation/sprinkler systems may be waived at the discretion of the
City Engineer and Recreation and Parks Director.
VII.
In addition, appropriate screening of rear and side yards shall be
provided in the form of walls, fences, and specimen size
landscaping along the street right-of-way and permanent public open
spaces. Walls and fences adjacent to parkways shall be six (6)
feet in height and screened by trees and shrubs. Where landscaped
screening is used exclusively, shrubs and trees shall form a visual
barrier to, at least, six (6) feet high along the length of such
screening.
SUMMARY OF LAND USE (WEST COVINA PORTION)
LAND USE ACRES % MAX. DU
Residential
Existing
194.0
17.3
Proposed
765.5
68.2
Commercial
Existing
16.9
1.5
Proposed
29.2
2.6
Elementary Schools
16.0
1.4
Neighborhood Parks
26.0
2.3
Community Parks
31.8
2.8
Library & Fire Station
1.2
0.1
Highways
42.6
3.8
TOTALS
SITE DEVELOPMENT STANDARDS
1559
6551
1123.2 100% 8110
The following Site Development Standards are intended to be applied
to all of the land uses developed in the West Covina portion of
Woodside Village. It is understood that new land use concepts may
evolve, subsequent to the adoption of this Planned Community
Ordinance, which may warrant Standards not contemplated at the time
this Ordinance was prepared and adopted. Amendments, additions, or
deletions to these Standards may be made, subject to the procedures
defined in the General Laws of the State of California and the City
of West Covina.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 20
A specific Development Plan and Tentative Tract Map following the
site Standards for a conventional subdivision or custom lot
development may be submitted and approved by the Planning
Commission provided that such subdivision or custom lot development
would not be materially detrimental to the surrounding
• developments.
A. Detached, Single Family Dwelling Units:
1. Yards and Building Setbacks
Front: A ten (10) foot minimum from property line
for the first story of the main building. Twenty-
two (22) feet minimum from property line for
straight -in garages. When the first story of an
existing single family structure is built within
fifteen (15) or less of the front yard property
line, the front yard setback of any future second
story addition or expansion shall be a minimum of
fifteen (15) feet. However, said second story
setback shall not be required if no portion of a
building or structure (existing and proposed)
encroaches through a plane projected from an angle
of 45 degrees as measured at a point ten (10) feet
above the finished grade level along the front
Property line toward the rear property line.
As used in this section, second story setback shall
also apply to any portion of the first story
consisting of unused air space such as an open beam
or vaulted ceiling area (excluding roof and attic
space) and measurina twelve feet above the finished
floor of the first stor
Walls, fences, or hedges not to exceed a maximum
height of eight (8) feet may intrude into required
front yards, except within the front five (5) feet
of the required front yard side walls, fences, or
hedges will be limited to three (3) feet maximum
height.
The yard area between the property line and any
wall in the front yard shall be landscaped and
maintained as a Condition of use by the homeowner.
Rear: Ten (10) foot minimum to property line,
provided there is a minimum of twenty-five (25)
feet between opposing structures. The Planning
Commission may approve a five (5) foot minimum to
property line for individual lots where topography,
odd shaped lots, structures, or subdivision design
make compliance with the ten (10) foot minimum
impractical. Detached garages and other accessory
structures are allowable intrusions into the
required rear yard.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 21
•
Side: Five ( 5 ) Zere—(9 ) foot minimum to property
line, for the first story of the main building,
provided there is a ten (10) foot minimum between
opposing structures with the exception that patio
covers may be permitted within three (3) feet of
opposing structures. When the first story of an
existing single family structure is built within
ten (10) feet or less of the side property line,
the side yard or any future second story addition
or expansion shall be a minimum of ten (10) feet.
Said side vard second story setback shall not be
required along any side yard which abuts property
zoned for or developed with a nonresidential use
(e.g. schools and parks) or a public right-of-way,
flood control channel, or utility easement upon
which no residential structures may be developed.
Additionallv, said second story setback shall not
be reguired if no portion of a building or
structure (existing or proposed) encroaches through
a plane projected from the angles indicated below
as measured at a point ten (10) feet above the
finished grade level along the side property line
toward the opposing side property line:
LOT WIDTH ANGLE
Less than or equal 55 degrees
to 75 feet
Greater than 75 feet 50 degrees
less than 95 feet
Greater than or 45 dearees
equal to 95 feet
As used in this section, second story setback shall
also apply to any portion of the first story
consisting of unused air space such as an open beam
or vaulted ceiling area (excluding roof and attic
space) and measurina twelve feet above the finished
floor of the first stor
Eaves and other architectural projections may
intrude into the side yard up to the maximum, as
specified by the Uniform Building Code.
Reversed corner lots shall have a street side yard
equal to one-half the front yard distance of the
lot to the back and reversed corner lot.
The yard area between the property line and any
wall in the side yard shall be landscaped and
maintained as a Condition of use by the homeowner.
The Planning Department has made the following interpretations
re: side yard setbacks in Woodside Village:
With respect to patio covers, said setback will be measured
from the supporting posts with an eave overhang into said side
yard as specified by the Uniform Building Code.
0239-91/CC/A237ORDMA.NSN/bjc
ordinance
Amendment
April 22,
•
No. 1878
No. 237
1991 - Page 22
The requirement for ten (10) feet between structures will not
be required in the following situations:
a. In situations (such as Development Plan No. 1) where
5-foot easements have been provided for open space use by
adjoining residents, a 3-foot setback shall be allowed
between structures and the side yard property line. In
this situation, the setback shall be measured from the
eaves and not the supporting posts for patio covers.
Supporting posts shall not be allowed in the easement.
All other structures shall be allowed to project up to
two (2) feet into the easement notwithstanding other
provisions of the Woodside Village Master Plan Text
(mechanical equipment location, etc.)
b. In the situation of attached residences, there is no
setback requirement for interior units. However, the
location of patio covers or room additions on the side
yard property line will be subject to fire wall
requirements as required by the Uniform Building Code.
Patio covers or room additions may be located a minimum
of three feet from the side property line without a fire
wall so long as the eave projection is a minimum of two
feet from said property line.
A ten (10) foot minimum will still be required between
structures and side property line from unattached walls
or street side yards.
2. Walls, Fences or Hedges:
Walls, fences, or hedges not to exceed a maximum height of
eight (8) feet may be placed on side and rear property lines.
Walls, fences, or hedges, not to exceed eight (8) foot maximum
height, on reversed corner lots may encroach into the required
side yard to within five (5) feet of the street side property
lines.
3. Maximum Unit Size
Lot Size (Sq. Ft.)
Under 20,000
20.000 - 24.999
25,000 - 29,999
30,000 - 34,999
35,000 - 39,999
40,000 and over
Maximum Unit Size (sa. ft.)
As determined by a .35 F.A.R., or
4,000 square feet - whichever is
less.
4.000
5,000
6,000
7,000
81000
As these figures reflect the maximum allowable unit sizes
they shall not be regarded as an automatic right. Each
proposal shall be reviewed on a case by case basis and
reauires aDDroval of the Plannina Director subject to the
following findings:
a) The development is consistent with the General Plan,
Zoning, and surrounding uses:
b The development is harmonious in scale and mass with the
site, natural terrain, and surrounding residences;
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance
No. 1878
Amendment
No. 237
April 22,
1991 - Page
23
c)
The development
is sensitive and
not detrimental to
convenience and safety of circulation for pedestrians and
vehicles.
The development
can be adequately
served by existing
infrastructure.
The development
does not impede the
views of surrounding
properties.
f Z
The development
does not intrude
upon the privacy of
surrounding
properties.
gL Building materials and color are consistent with the
existing building and surrounding development.
h) The roof of any proposed addition relates to the
principal or existing structure roof style and pitch.
i. Lot and proposed development conform to all other code
requirements.
The decision of the Planning Director is appealable to the
Planning Commission subject to the procedures outlined in
Section 26-212.
Detached accessory structures shall not be included in the
above maximum unit size figures.
The above maximum unit sizes may be increased by uo to
twenty-five percent (25%) subject to the approval of the
Administrative Review Board (ARB) pursuant to the procedures
outlined in Municipal Code Section 26-296. Attached accessory
structures including but not limited to guest house, second
unit, and aaraae shall be included in the twentv-five percent
25%) figure.
An expansion of the above maximum unit sizes by more than
twenty-five percent (25%) may be granted subject to the
approval of an Unclassified Use Permit (UUP) by the Planning
Commission pursuant to the procedures outlined in Municipal
Code Sections 26-246 and 26-685.2000.
4. Lot Coverage
Dwelling unit and garage total ground floor area shall not
exceed 50% of the lot area.
5. Parking
Four (4) Two parking spaces per dwelling unit shall be
provided, a minimum of two (2) in a fully enclosed garage with
a minimum 10' x 20' clear area per parking space and the
balance in a driveway. All uncovered spaces shall have
minimum dimensions of eight (8) feet by sixteen (16) feet.
Additional off-street parking spaces shall be provided on the
basis of unit size and in accordance with Section 26-402(d)
and (e) of the Municipal Code.
6. Lot Size
No minimum lot size. Lot size will be a result of dwelling
unit floor area related to and resulting from defined
coverage, setback, and yard requirements.
0239-91/CC/A237ORDMA.NSN/bjc
ordinance
Amendment
April 22,
•
0
B.
No. 1878
No. 237
1991 - Page 24
7. Building Height
Ne maximum building height. No building or structure shall
have more than two (2) stories, or be more than 25 feet.
Attached, Singe Family Dwelling Units, Townhouses, etc.:
1. Yards and Building Setbacks
Front: Ten (10) foot minimum from property line for the
main building. Twenty-two (22) foot minimum from
property line for straight -in garages.
The yard area between the property line and any wall in
the front yard shall be landscaped and maintained as a
Condition of use by the homeowner.
Rear: Ten (10) foot minimum to property line, provided
there is a minimum of twenty-five (25) feet between
opposing structures. The Planning Commission may approve
a smaller minimum to property line for individual lots
where topography, odd shaped lots, structures, or
subdivision design make compliance with ten (10) foot
minimum impractical or if the structure adjoins permanent
open space in the rear. Detached garages and other
accessory structures are allowable intrusions into the
required rear yard.
Side: Zero (0) foot minimum between attached structures.
Ten (10) foot minimum between structures and property
line for unattached wall or street side yard.
Eaves and other architectural projections may intrude
into the side yard up to the maximum, as specified by the
uniform building code.
Reversed corner lots shall have a street side yard equal
to one-half of the front yard distance of the lot to the
back of said reversed corner lot.
The yard area between the property line and any wall in
the side yard shall be landscaped and maintained as a
Condition of use by the homeowner.
2. Walls, Fences or Hedges:
Walls, fences or hedges not to exceed a maximum height of
eight (8) feet may be placed on side and rear property lines.
Walls, fences or hedges, not to exceed eight (8) foot maximum
height on reversed corner lots may encroach into the required
side yard to within five (5) feet of the street side property
line. Walls, fences or hedges, not to exceed eight (8) foot
height may intrude into required front yards; but within the
front five (5) feet of the required front yard said walls,
fences, or hedges will be limited to three (3) feet maximum in
height.
3. Lot Coverage
Dwelling unit and garage total
exceed 50% of the lot area. If
condominium, coverage shall not
project area.
ground floor area shall not
the dwellings are part of a
exceed 50% of the condominium
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 25
4. Parking
Two parking spaces per dwelling shall be provided in a fully
enclosed garage with a minimum 10' x 20' clear area per
parking space.
• 5. Lot Size
No minimum lot size. Lot size will be a result of dwelling
unit floor area related to and resulting from defined
coverage, setbacks, and yard requirements.
6. Building Height
No maximum building height.
C. Multiple Family Dwelling Units:
The site development Standards of the West Covina MD-20 Zone shall be
used.
A waiver of one or more of the development Standards for a specific
Development Plan may be granted by the Planning commission, if it finds
that there are exceptional physical circumstances applied on the
property which substantiate the requested waiver, and that the granting
of such waiver will not be materially detrimental to the proposed
development or to the surrounding developments. A request for waiver,
and the justification therefor, shall be filed in writing at the time
that the application for the specific Development Plan is filed.
Household pets are allowed, subject to the management decisions of the
owners of the multiple family projects.
D. Animals
Only household pets are allowed and are not to exceed three (3) per
dwelling unit and shall be of such type, size, and number so as not to
be capable of inflicting harm or discomfort or endangering the peace,
health, or safety of any person or property.
E. Commercial
The site development Standards of West Covina N-C (Neighborhood
Commercial) and C-C (Community Commercial) Zones shall be used.
In addition to the site development standards of the Neighborhood
Commercial (N-C) and the Community Commercial (C-C) Zones, the following
shall be applied to auto supply stores that include "installation" and
"minor services".
1. Not less than 40% of structures shall be devoted to retail use.
2. No service bays shall open onto a public right-of-way.
3. Landscaping shall conform to the landscaping requirements of the
Master Plan.
4. Exterior of the structures to blend with the surrounding
development.
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 26
A waiver of one or more of the development Standards for a specific
Development Plan may be granted by the Planning Commission, if it finds
that there are exceptional physical circumstances applied on the
property which substantiate the requested waiver, and that the granting
of such waiver will not be materially detrimental to the proposed
isdevelopment or to the surrounding developments. A request for waiver,
and the justification therefor, shall be filed in writing at the time
that the application for the specific Development Plan is filed.
F. General
The Planning Commission may at the time of approval for a Development
Plan or Tentative Tract Map waive specific development Standards as
requested by the developer.
SECTION NO. 4: It has been determined that this project, which consists
of a minor amendment to land use regulations, is categorically exempt
pursuant to Section 15305 (class 5 -minor alterations in land use
limitations) of the State CEQA Guidelines and no Environmental Impact
Report or Negative Declaration of Environmental Impact is required.
SECTION NO. 5: The Neighborhood Compatibility Interim Urgency Ordinance
(Ordinance No. 1861) is hereby repealed.
SECTION NO. 6: The City Clerk shall certify to the passage of the
Ordinance and shall cause the same to be published as required by law.
ATTEST:
L
PASSED AND APPROVED THIS "13 day of ;MAY , 1991.
City'Clerk
0239-91/CC/A237ORDMA.NSN/bjc
Ordinance No. 1878
Amendment No. 237
April 22, 1991 - Page 27
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF WEST COVINA )
*, Janet Berry, City Clerk of the City of West Covina, do hereby certify that
he foregoing Ordinance No. 1878was regularly introduced and placed upon its
first reading at a regular meeting of the City Council on the 22nd day of
April, 1991. That thereafter, said Ordinance was duly adopted and passed at
a regular meeting of the City Council on the 13 day of May, 1991
by the following vote, to wit:
AYES: Herf ert, Manners, McFadden, Tarozzi, Jennings
NOES: None
ABSENT: None
C 4, 4 � lz�
City Clerk
' /�
APPROVED AS TO FORM:
City Attorney
0239-91/CC/A237ORDMA.NSN/bjc
CERTIFICATION
I, JANET BERRY, Deputy City Clerk of the City of West Covina, State
• of California, dooheQreby certify that a true and accurate copy of
Ordinance No. /Q �O 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.
6/W'0-�.
Janet Perry, City Clerk
City of West Covina, California
DATED:
r
U