Ordinance - 1931i
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ORDINANCE NO. 1931
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. 642 - Birtcher Senior Properties)
WHEREAS, there was filed with this Commission a verified
application on the forms prescribed in Section 26-153 and 26-199 of
the West Covina Municipal Code, for the reclassification from:
"Residential Agricultural (R-A), Area District III" to
"Specific Plan No. 10"
on that certain property generally described as follows:
Assessor Parcel No. 848,0-017-900, as shown on the latest
rolls of the Los Angeles County Tax Assessor; and
WHEREAS, said application involves a change in land use and
the adoption of Specific Plan text and plans; and
WHEREAS, after considering the proposed request at a duly
advertised public hearing on December 14, 1993, the Planning
Commission of the City of West Covina recommended that the City
Council approve said zone change; and
WHEREAS, the City Council upon giving the required notice, did
on the 4th day of January, 1994, conduct a duly advertised public
hearing as prescribed by law to consider said application; and
WHEREAS, the City Attorney subsequently advised staff of a
necessary change to Condition No. 2 for consistency with the
California Civil Code Sections 51.2 to 51.4 as it relates to age
restrictions; and
WHEREAS, the City Council did on the 18th day of January 1994,
reintroduce this ordinance due to the aforementioned modification
to Condition No. 2; 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 January 4, 1994, and at their January 18, 1994,
meeting; 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 III"
to "Specific Plan No. 10."
2. This zone change application is submitted in conjunction
with a request for a General Plan Amendment, East Hills
specific plan amendment, tentative tract map and precise
plan to construct a 51-unit senior condominium
development.
3. The proposed zone change is contingent upon the approval
of the proposed General Plan Amendment and East Hills
Specific Plan Amendment.
4. Findings necessary for approval of a zone change are as
follows:
a. There are changed conditions since the existing
zoning became effective to warrant other or
2134-94/CC/ZC6423RC.ORD/srg
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Ordinance No. 031
Birtcher Senior Properties
February 1, 1994 - Page 2
additional zoning.
b. The proposed change of zone will not adversely
affect adjoining property as to value or precedent
and will not be detrimental to the area.
C. A change of zone will be in the interest or
furtherance of thepublic health, safety and
general welfare..
d. The approval of such a change of zone will not
adversely affect the comprehensive General Plan so
adopted by the City.
e. The approval of such a zone change is consistent
with the General Plan or applicable specific plans.
S. Based on the findings of an initial study, it has been
determined that although the proposed project may have a
significant effect on the environment, there will be none
in this case due to mitigation measures which have been
incorporated into the project design or required as
conditions of approval. A Negative Declaration of
Environmental Impact has been prepared for the proposed
project pursuant to the requirements of the California
Environmental Quality Act (CEQA) of 1970, as amended.
WHEREAS, based on the evidence presented to the City Council,
both oral and documentary, the City Council finds as follows:
1. The current zoning designation has been in effect since
1934 when the property was annexed into the City from the
County. Since that time however, the widening of the I-
10 freeway and development of Eastland Mall have changed
the character of the area to warrant reconsideration of
the current zone designation. Land around the subject
site has also undergone change in a way which lends the
site toward a more transitional land use - specifically,
higher density housing. This is further justified by
increasing housing development costs and the need to
balance housing needs. Underutilized infill lots such as
the subject property represent a prime source for
providing new alternative housing.
2. As designed, the proposed Specific Plan Zone No. 10 will
not adversely affect the adjoining properties nor create
additional impacts for future residents of the site.
Based upon the noise study prepared for the subject
project, there are no anticipated significant impacts
associated with the site's proximity to the I-10 freeway,
Barranca Street or the water well that cannot be
mitigated. In addition, building setbacks and perimeter
landscaping treatment address privacy issues which were
raised by the property owners.to the east. According to
the traffic study, the site will generate a minimum
amount of traffic and is not expected to negatively
impact traffic flow along Barranca. The project will
create a demand for resident and guest parking, which is
addressed through)on- and off -site parking spaces.
3. The proposed change of zone is designed in the interest
of public health, safety and general welfare. Due to the
increased intensity of the San. Bernardino Freeway,
Barranca Avenue and land uses adjacent to the freeway,
the site is not suitable for single-family residential
2134-94/CC/ZC642BRC.ORD/srg
Ordinance No. 99'3i
Birtcher Senior Properties
February 1, 1994 - Page 3
development due to noise and traffic. As proposed, the
site will act as a transition from the San Bernardino
(I-10) Freeway into the adjacent residential properties
to the south. The project is designed with noise
' abatement measures and a limited access point onto
existing roadways. The noise abatement measures will not
only screen noise from the proposed development but also
act as a noise barrier for existing single-family
residences. In addition, the proposed project will
provide new housing alternatives.
0
4. The granting of this zone change will not adversely
affect the General Plan, but will be consistent with the
proposed General Plan designation for the site.
Additionally, the Zone Change will aid in the
implementation of the General Plan by changing the zoning
on underutilized land thus allowing for an attractive,
higher density development.
5. The proposed change of zone from "Residential -
Agricultural, (R-A), Area District III" to "Specific Plan
No. 10" is consistent with and implements the proposed
General Plan and East Hills Specific Plan designations of
"Planned Development". Furthermore, it furthers the
goals and policies of the Housing Element in developing
underutilized lots for with housing alternatives.
NOW, THEREFORE, the City Council of the City of West Covina,
California, does resolve as follows:
SECTION NO. 1: Based on the evidence presented, and the
findings set forth, the above Zone Change No. 642 is hereby
-found to be consistent with the City's General Plan and the
East Hills Specific Plan, appropriate for the proposed
development concept and the land uses permitted within said
zone classification.
SECTION NO. 2: A Negative Declaration of Environmental Impact
has been prepared in accordance with the California
Environmental Quality Act of 1970, as amended.
SECTION NO. 3: The City Council does hereby approve Zone
Change No. 642, thereby permitting a change in land use and
adoption of a Specific Plan text and plans, (Exhibit 1 and 2
incorporated by reference) subject to the following
conditions:
1. Zone Change No. 642 is being processed concurrently with
and is contingent upon the approval of General Plan
Amendment No. I-94-21 and East Hills Specific Plan
Amendment No. 8.
2. The project will conform to the age restrictions set
forth in the California Civil Code Sections 51.2 to 51.4.
2134-94/CC/ZC642BRC.ORD/srg
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Ordinance No. 1931
Birtcher Senior Properties
February 1, 1994 - Page 4
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 1st day of February, 1994.
ATTEST:
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF WEST COVINA )
I, Janet Berry, City Clerk of the City of.West Covina, do hereby
certify that the foregoing Ordinance No. 1931 was regularly
introduced and placed upon its first reading at a regular meeting
of the City Council on the 18th day of January, 1994 That,
thereafter, said Ordinance was duly adopted and passed at a regular
meeting of the City Council on the 1st day of February, 1994
by.;t;he following vote, to wit:
AYES: Herfert, Manners, McFadden, Wong, Jennings
NOES: None
ABSENT: None
APPROVED AS -TO FORM:
ity Attorney
2134-94/CC/ZC642BRC.ORD/srg
City Cler
ZONE CHANGE NO. 642
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LOCATION: 130 — 138 S. BARRANCA
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EXISTING ZONE DESIGNATION:
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RESIDENTIAL
AGRICULTURE,
AREA DISTRICT III
�ROPOSED ZONE DESIGNATION: SPECIFIC PLAN
NO. 10
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THE. COURTYARD OF EAST HILLS
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THE COURTYARD OF EAST HILLS
I. INTRODUCTION
A.
Purpose of the Specific Plan
B.
Authority
• C.
Relationship to the West Covina General Plan
D.
Applicability of Specific Plan Land Use Standards
E.
Interpretation
F.
Validity
II. Project Setting
A.
Project Description
B.
Location and Context
C.
Project Access
D.
Existing General Plan and Zoning
E.
Existing Uses
F.
Existing Infrastructure/Services
G.
Existing Community Facilities
III. Specific Plan Components
A.
Land Use
B.
Circulation
C.
Landscaping
D.
Architectural Concepts
IV. Development Standards
A.
Purpose and Intent
B.
General Development Standards
C.
Permitted Uses
D.
Site Development Standards
1. Lighting and Utilities
2. Street Design
3. Minimum Parking Requirements
4. Walls and Fences
5. Landscape Guidelines
6. Minimum and Maximum Dimensions and Areas
7. Accessory Structures and Uses
8. Architectural Design and Guidelines
9. Building Finish Materials
10. Signage
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THE COURTYARD OF EAST HILLS
V. General Plan Consistency Evaluation
A.
Land Use
B.
Circulation
C.
Economic Development
D.
Housing
E.
Safety
F.
Human Resources
G.
Environmental Quality
H.
Noise
I.
Conformation with State Law
VI. Implementation
A. Amendments
1. Major Changes
2. Administrative Revisions
VII. Figures
Figure l
Vicinity Map
Figure 2
Project Location
Figure 3
Site Plan
Figure 4
Floor Plans
Figure 5
Elevation
Figure 6
Tentative Tract Map No. 51794
VIII. Tables
Table I On -Site Parking
Table II Land Use Summary
The Courtyard of East Hills Specific Plan
I. Introduction
A. Purpose of the Specific Plan
This Specific Plan is a comprehensive plan and policy to guide development of
46 The Courtyard of East Hills, a proposed planned multi family, age restricted
condominium project on Tentative Tract No. 51794, in the City of West Covina,
California. (See Figures 1 & 2).
Preparation of this plan is mandated by the City's General Plan, adopted
September 9, 1985 which requires that a Specific Plan be prepared for sites
designated as "Planned Development." The following excerpt, from Page 1/1-13
of the West Covina General Plan Land Use Element, refers to the unique set of
circumstances and opportunities which this site, currently vacant, represents:
There are large parcels of land throughout the City which may become available
from development when their present uses are terminated, such as surplus school
sites and the BKK Landfill. Their size, location and proximity to various other
land uses create opportunities and constraints which require a unique
development solution. The intent of this designation is to allow a mix of land uses
on individual properties and to provide better land use controls, which also allows
flexibility in the development of large, unique sites such as surplus school sites
and the BKK Landfill. To implement this land use designation, a Specific Plan
will be adopted for each "Planned Development" site, as provided for under
California's State Planning Law. "
The Courtyard of East Hills site is a relatively small parcel on Barranca in West
Covina, suitable for planned residential use. The property was identified as a
residential area per the City's General Plan. Accordingly, the project has been
designed as a planned development site, a self-contained quality planned
residential project with related recreational amenities that promotes a sense of
community. The Courtyard of East Hills Specific Plan has been prepared as an
implementing mechanism and to meet State and local requirements.
The purpose of this Specific Plan document is three fold:
► To ensure a well -planned, high quality environment for the development
of residential and recreational uses.
► To provide guidelines for the development's design. A prime
objective is to effectively relate to and reinforce the character of the
surrounding community in terms of physical design, circulation, access,
and such impacts as traffic and noise.
► To reinforce the objectives of the City's General Plan and other regulatory
documents.
Timely and efficient development of the property can be ensured through the
Specific Plan, which when adopted by City legislative action 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.
The Courtyard of East Hills Specific Plan utilizes the same general structure and
content as a general plan, only in more "specific" detail. This Plan anticipates
only nominal environmental impacts which include noise, ingress and egress
concerps, and incorporates mitigations within the design of the project, in
anticipation of a mitigated negative declaration.
The Plan achieves these objectives through a number of measures including:
► Site and circulation design which assures the project's compatibility with
adjacent properties.
► Provision of homes with efficient and liveable areas.
► A development program phased to assure efficient and cost-effective
improvements including new housing, circulation, open space and utilities.
► Clear articulation of appropriate development standards and criteria to
assure that the project design will meet the overall objectives.
► Definition of comprehensive review and approval procedures to avoid
unnecessary delay and expense.
► Full consistency with the goals of the West Covina General Plan.
The Specific Plan will require a continued partnership between the City of West
Covina and the project, if the full benefits to future residents and other West
Covina citizens are to be realized.
The Courtyard of East Hills Specific Plan
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.
The document 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 as an
Appendix of this report.
C. Relationship to the West Covina General Plan
The Courtyard of East Hills 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 "Planned Development."
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 to the 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.
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 or her designee (herein
referred to as "Director"), shall have the responsibility to interpret the provisions
of the Courtyard of East Hills Specific Plan. All such interpretations shall be in
writing, and shall be permanently maintained by the City of West Covina.
The Courtyard of East Hills Specific Plan
F. Validi
If any section, sub -section, sentence, clause, phrase or portion of the Courtyard of
4b East Hills 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.
•
Figure I
Vicinity Map
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Project Location Map
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The Courtyard of East Hills Specific Plan
II. Project Setting
A. Project Description
obGENERAL DESCRIPTION:
The proposed development consists of 51 attached dwelling units. The one and
two bedroom condominiums range from approximately 700 (Unit A) to 1,075
(Unit C) square feet. The project also incorporates common recreational facilities
for the use of project residents and guests. These include a private spa,
barbecue/picnic area, a restroom/utility room building, and park furniture within
a landscaped open area located in the courtyard to the project.
PROJECT SITE:
The Courtyard of East Hills Specific Plan area encompasses approximately 1.29
gross acres of vacant land. The Project is bounded by Barranca Street to the west,
single family residences to the east, Walnut Creek Flood Control Channel to the
north, and Valencia Heights Water District to the south.
The project site is an irregular shaped parcel. (See Figure 3, Site Plan).
PARKING:
There are 54 total parking space on -site and 5 parking spaces off -site on Barranca
Street as indicated by the following table.
The Courtyard of East Hills Specific Plan
Table One
0 On -Site Parking
Parking Type
Number of Spaces
Resident Parking in enclosed garages 51
Off-street guest parking stalls 3
On -street space 5
Total Spaces 59
The total guest parking is 8 spaces. The guest parking ratio is one guest space per
.16 dwelling units.
PRIVACY: The site plan incorporates several features to assure residential
privacy. For properties abutting the easterly property line, two
design features are incorporated. The easterly property line
adjacent to the existing homes will have a 6'-0" high masonry wall
along the property line. Also, the easterly homes will be buffered
by landscaping.
DRAINAGE: Drainage will be carried in street gutters within the site to
the catch basins. The existing storm drain at the
entry on Barranca Street will be connected to the on -site system.
No runoff will outlet to the surrounding area.
B. Location and Context
The site is located south of the San Bernardino Freeway (Interstate 10) in the East
Hills Planning Area, a mixed use residential neighborhood in the eastern portion
of West Covina (See Figure 1, Vicinity Map and Figure 2, Project Location Map).
The site itself occupies the northern portion of a block defined by 3 single family
homes to the east, Walnut Creek Flood Control Channel to the north, Barranca
Street to the west, and the Valencia Heights Water District to the south.
The Courtyard of East Hills Specific Plan
C. Project Access
isRegional 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 Barranca street
freeway exit. (See Figures 3 and 4).
D. Existing General Plan and Zoning
The West Covina General Plan designates the project area as residential, a
designation suitable for multi -family residential development.
The areas to the north - N.A., south - institutional, east - R-1 and west - R-3.
Surrounding uses are primarily multi -family residential. Side yards of surrounding
properties face the site along Barranca Avenue, while rear yards face the site along
the easterly property line.
E. Existing Site Uses
The Specific Plan Area slated for use as a fire station and is now vacant. This
site was designated as surplus property and an RFQ issued.
F. Existing Infrastructure and Services
1. Water: Existing eight inch (8") main in Barranca Street. Local
water supplier is Valencia Heights Water District.
2. Sewer: Eight inch (8") vitreous clay pipes (VCP) are located under
the property. Sewers are installed and maintained by the
City. (See Figure 5).
3. Storm The majority of current surface runoff is picked up by
Drainage: the catch basin in public right-of-way to the southwest of
the site. Storm drains are maintained by the County.
4. Electricity: Southern California Edison
5. Natural Gas: Southern California Gas
Ob
The Courtyard of East Hills Specific Plan
6. Solid Waste: West Covina Disposal Company
7. Telephone: General Telephone and Electronics of California (GTE)
8. Cable: Cenoma Cable Television
G. Existine Communitv Facilities
Since the Courtyard of East Hills site is within a developed area, all community
facilities are in place.
The Senior Center is near the corner of Citrus and Cortez Streets, approximately
1 mile from the site. The closest neighborhood park is Cortez Park on Cortez and
Citrus Avenue. The nearest shopping center is located on Barranca, across I-10,
approximately one mile from the site.
The City's General Plan indicates that Fire, Library, and Police facilities are
adequate to meet future City needs.
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Figure 4
Floor Plan
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Elevations
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NORI H W EST
CONCEPTUAL ELEVATION
CITY OF WEST COVINA ,,_ BIRTCHER
REDEVELOPMENT AGENCY SENIORS' HOUSING
0
Figure 6
Tentative Tract Map No. 51794
The Courtyard of East Hills Specific Plan
III. Specific Plan Components
This section contains several component plans which together define the overall
development framework for the project area. The specific Plan compenants include Land
46 Use, Site Plan, Landscaping, Architectural Concept. The intent of the component plans
is to descriibe the various planning concepts for establlishing orderly and attractive
residential development wwithin the Courtyard of East Hills Specific Plan area (Tentative
Tract _51794 ).
A. Land Use
1. Zoning
The proposed zoning for the project site is Specific Plan. The Courtyard of East
Hills Specific Plan area allows age restricted multi -family attached dwelling units
on varying lot sizes at a maximum density of forty (40) units per gross acre.
2. Land Uses
The following table summaries the projected land uses:
Table Two
Land Use Summary
Land Use Approximate Maximum Maximum
Gross Acres Dwelling Units Estimated Pop.
Urban
Residential .95 51 64
Recreation/
Open Space .34 N/A N/A
Total 1.29 acres 51 D.U. 64
The proposed land uses for the Project Site include residential and recreational
uses (See Figure 3, Site Plan). The residential use, in. the Urban Residential
category, will consist of a maximum of 51 age restricted, multi -family attached
dwelling units in one 3 story structure.
The Courtyard of East Hills Specific Plan
3. Site Plan
The site plan is designed to minimize the vehicular intrusion onto the surrounding
4D neighborhood and to reinforce the existing residential character of the
neighborhood. Accordingly, the access is at the entrance on Barranca Street.
Approximately 33% of the 51 condominiums are oriented to front on Barranca
Street. All of the condominiums are accessed from the internal circulation system.
The building which provides for a gracious landscaping and wide street vistas is
set back 15-20 feet from the property line on Barranca Street.
Improvements in the Recreation Area includes full site landscaping, and a
landscaped community open space of approximately one third an acre in the
courtyard on the project. This open space incorporates a spa, barbecue and park
furniture.
B. Circulation and Parkin
The Courtyard of East Hills has been designed to provide a safe and efficient
pedestrian and vehicular circulation system, including the parking access, site
entries, and sidewalks. The proposed improvements are indicated by Figure 3,
Site Plan.
Design Objectives
The design objectives are:
► To meet the goals of the General Plan, including the prohibition of
through traffic.
► To meet the on -site circulation and parking demands of the Project.
► To provide for maximum vehicular and pedestrian safety.
► To make a positive contribution to the aesthetics of the Project and
its surrounding neighborhood.
► To assure that the street layout and design responds to the natural
land contours, soil type and drainage patterns.
The Courtyard of East Hills Specific Plan
► To ensure that the circulation system, consisting of private parking,
relates effectively with the existing public street adjoining the site.
40 2. Project Access
Barranca Street serves as the pedestrian and vehicular access for project.
Pedestrians have a separate gated entry adjoining the formal vehicular
gated entry.
3. On -site Circulation
Circulation within the project area features a 28 foot wide driveway with
parking on one and two sides. A turnaround at the end facilitates exiting.
Pedestrians circulation is by way of walkways around and thru the
courtyard and accesses the parking.
C. Landscaping
GENERAL:
The overall Project design incorporates the landscaping as an integral part of a
successful project development. (See Figure 3).
Design objectives are:
► Provisions of an aesthetic, park -like living environment for the residents
which enhances the development's visual quality.
► Establishment of a landscape style which complements the architecture and
organizes the project elements into a cohesive design.
► Use of landscape to relate the project improvements to the surrounding
neighborhood.
► Creation of an easily maintainable and cost-effective landscape system
resulting in long-term attractiveness.
► Use of landscaping as visual screening that is effective as visual walls and
relatively imperious to graffiti and vandalism.
The Courtyard of East Hills Specific Plan
These objectives will be implemented through the extensive use of large and
medium scale trees, shrubs, turf, ground cover and appropriate hardscape
throughout the site, as shown in Figure 1, Preliminary Landscaping Plan.
PERIMETER PLANTING: The perimeter of the Courtyard of East Hills site will
be lined with evenly spaced street trees. Tree species are in accordance with the
City's standards which provide Ginkgo biloba and/or Tristania conferta on
Barranca Street. Pyrus calleryana "Bradford" and/or Tristania conferta and Albizia
julibrissin and/or Quercus ilex will be used throughout the site.
The scale of the planting design on Barranca Street will be consistent with that
street's status which will consist of smaller scale plant material reflecting the
residential atmosphere.
ENTRY PLANTING: The Project entry point will receive a specific landscape
treatment. The main entry drive at Barranca Street will be identified by distinctive
planting, paving, signage and wall designs complementing the architectural design.
INTERIOR LANDSCAPING: The interior of The Courtyard of East Hills site
will appear park -like. This effect will be achieved through staggered tree
placement, an abundance of turf and shrubbery, and provision for a picnic and
barbecue area. The recreation area will also contain a spa area. All of these
landscape design elements will enhance the enclosed recreation area and provide
the residents of The Courtyard of East Hills with an aesthetic environment in
which to live.
MAINTENANCE: All landscaping within the site will be maintained with the
assistance of an automatic irrigation system, supplied with timer and/or moisture
sensors designed to conserve water. Where appropriate, a low water -consuming
drought tolerant plant species will be used.
PERIMETER WALLS AND SOUND MITIGATION: Decorative perimeter walls
designed to create a sound barrier where required diminishing traffic noise will be
provided. This wall will be located along a partial length of the project's
boundary along Barranca Avenue.
The Courtyard of East Hills Specific Plan
The height of the six foot (6) wrought Iron fence/wall along the Walnut Creek
Wash will be aesthetically reduced with a 3:1 sloped berm, where possible, with
shrub ivy and ground cover or other shrub growth to soften the impact of the site
4D perimeter and reduce the potential for vandalism. A privacy wall six (6) feet in
height will be located along the east property line of the project's southern
boundary.
The southern property line will consist of either a decorative wooden fence, if the
existing easement is not quit claimed, or a block wall fence. Planting of Ivy and
flowering wall vines will soften the walls impact.
D. ARCHITECTURAL CONCEPT
A primary component of creating a visually consistent and attractive development
is the use of a single architectural theme.
This theme establishes a general design vocabulary of scale, massing, materials,
color, texture and style. The imaginative use of this vocabulary will establish a
consistent identity for all project improvements, but will be sufficiently flexible
to allow for variation in the elevation to visually and aesthetically reduce the
perceived height of the building.
The design theme is a well -coordinated three-story Mediterranean style which will
incorporate tile roofs and traditional detailing as expressed in such elements as
shutters, columns and multi -pane windows. This theme is chosen for its inherent
attractiveness as well as its consistency with Southern California architecture and
compliments the surrounding neighborhood.
Architectural variety is provided by variations in color, massing, surface
articulation and the use of several plan types, ranging from 700 square feet to
1075 square feet, as well as several alternate exterior elevations. Color and
materials are coordinated within each elevation to provide a harmonious
streetscape consistent with the architectural theme. Proposed floor plans and
elevations are illustrated in the drawings included in the Appendix of this
document. All elevations demonstrate an attention to detail, including variations
in form, materials and texture.
All of the condominium units are entered on the courtyard. These entries take
advantage of the lush tropical landscaping. Entry doors open to allow interior
views past kitchens in the one bedroom units and through the living areas. The
living areas are oriented towards the courtyard in the majority of the units, which
The Courtyard of East Hills Specific Plan
is the largest private open space.
The first floor condominiums enjoy rear yards enclosed by a six (6) foot high
fence of decorative wrought iron. Such open planning concepts provide for a
spacious living environment, meeting the needs of today's senior buyer.
E. Phasing
The project may be built in on phase in order to respond to the pent up market
demand.
IV. Development Standards
A. Purpose and Intent
The following standards implement The Courtyard of East Hills Plan. As such,
they will be used by the City of West Covina to ensure that the development
proceeds consistent with the Specific Plan.
The standards are applicable to all improvements constructed within The
Courtyard of East Hills Specific Plan area. It is the intent of these standards to
provide for a neighborhood living environment which is attractive, unified, and
well related to surrounding circulation and development.
B. General Development Standards
1. The residential structure, together with all accessory structures, shall be
located on an individual parcel. There shall be no more than forty (40)
dwelling units per gross acre.
2. All exterior walls and fences along public streets shall be constructed by
the developer with materials similar to and complementary to the
architectural style of the residential structures, and shall be approved by
the Planning Commission.
3. Common areas and private drive shall be owned and maintained by a
property owners' association. The articles of incorporation of the property
owners' association and C.C. & R.'s shall be in a form approved by the
Planning Director and the City Attorney.
4. All utilities shall be placed underground. Each dwelling unit shall be
individually -electrically metered.
The Courtyard of East Hills Specific Plan
5. Any development standards not provided by this Specific Plan shall be in
accordance with the development standards contained within the City of
goWest Covina Zoning Ordinance.
C. Permitted Uses
This Specific Plan controls development by zoning all properties consistent with
permitted land use categories indicated by the Specific Plan. The Plan further
defines specific limitations and regulations as amendments to such base zones.
The following are permitted uses for each land use category, as defined by the
West Covina Zoning Ordinance.
RESIDENTIAL USES: These requirements apply to all portions of the
site which contain dwelling units.
a. Multi -family attached dwelling units, age restricted to 55 years plus
subject to the provision of General Development Standards IV.B.1.
b. Detached accessory structures such as gazebos, cabanas and
storage, where incidental to a primary residential use.
C. Swimming pools, water fountains, and related equipment.
2. OTHER USES:
a. Other uses permitted by the West Covina Zoning Ordinance in
multi -family residential zones, such as the keeping of domestic pets
and home occupations.
D. Site Development Standards
The purpose of site development standards is to assure the provision of adequate
development sites whose design incorporates the requirements of land use
compatibility building coverage and parking.
1. Lighting and Utilities
a. Lighting shall conform to City's Design Standards for private
drives.
The Courtyard of East Hills Specific Plan
b. All lighting shall be shielded to keep light and glare confined to
individual properties.
C. All ground -mounted utilities, such as transformers and backflow
preventors, shall be adequately screened from public view.
d. All electrical and telephone lines within the Plan Area shall be
installed underground.
2. Street Design
Private streets shall conform to Chapter 19 of the West Covina Municipal
Code, and to the West Covina Planning Commission Resolution No. 2519
and the City's Design Standards for private drives.
3. Minimum Parking Requirements
Parking standards are necessary to assure public safety and convenience,
prevent congestion and increase site efficiency. The following
requirements for parking apply to all development within the project:
a. The basic requirements for all off-street parking shall conform to
the West Covina Zoning Ordinance; and Planning Commission
Resolution No. 2513-Design Standards for Off -Street Parking
Facilities unless specifically amended by details of this plan.
b. One (1) parking space is required for each dwelling unit and shall
be located in a covered parking space.
C. Each carport shall provide a minimum of 9' x 20' clear interior
dimensions in a one (1) car space.
d. Three (3) guest parking spaces shall be provided on site for the
complex. An additional five (5) spaces shall be provided off site
on Barranca St. by widening Barranca along the right of way.
e. Driveways shall be a minimum width of twenty eight (28) feet.
f. The C.C. & R.'s will prohibit recreational vehicle or second car
storage on the site.
The Courtyard of East Hills Specific Plan
4. Walls and Fences
a. Walls and fences are required as a means of providing privacy and
security as well as mitigating sound impacts.
All treatment of subdivision boundaries and accompanying walls
shall be subject to review and approval of the Planning
Commission. The perimeter wall along the Walnut Creek Wash
has been designed as a 6' wrought iron fence that will be used with
ivy and other shrub growth to soften the impact of the site
perimeter and reduce the potential for vandalism.
b. Perimeter walls shall be constructed of masonry or concrete or
wrought iron, or wood consistent with and complimentary to the
building architectural design.
C. All walls and fences shall not exceed six feet (6') in height arround
patio and private yards.
5. Landscape Guidelines
a. Create visual buffers/screens at all parcel boundaries.
b. Appropriate plant materials shall be used to define space and
separate land uses.
C. Combinations of deciduous and evergreen shrubbery, and a ground
irrigation system plan shall be prepared by a licensed landscape
architect and submitted for review and approval by the Director of
Planning. Drought tolerant plants to be used where appropriate.
6. Minimum and Maximum Dimensions and Areas
a. Minimum Lot Size: Not applicable, one lot subdivision.
b. Maximum Building Height: Thirty-five feet (35'), three stories, as
measured from finish grade. Fireplace flues and roof antennas may
extend beyond the maximum building height limit.
The Courtyard of East Hills Specific Plan
C. Building Setbacks: Barranca Street: Fifteen feet (15') to building;
the Walnut Creek Wash: Ten feet (10'); East Property: Fifty-three
(53') minimum (excluding carports which may extend to with in six
• [6] of the property line). South Property: Fifty feet (50') minium
(excluding carports which may extend to property line).
d. Minimum Open Space: The project shall contain a minimum of
forty five hundred square feet (4,500 sq.ft.) of permanent open
outdoor living space and/or including courtyard and required
setbacks.
g. Maximum Building Coverage: Maximum coverage shall not
exceed seventy-five percent (75%) of the total lot area.
h. Projections:
Eaves, cornices, and other architectural features such as pot
shelves, bay windows, greenhouse windows, canopies,
cantilevered roofs may project into required front, side, and
rear yard setback areas a maximum distance of three feet
(3').
2. Fireplace chimneys may project into rear yard or side yard
setback areas a maximum distance of two feet (T).
7. Accessory Structures and Uses
a. No accessory detached structures, air conditioners, mechanical
equipment, gazebos, pool or spa shall occupy any portion of the
front yard setback or street side yard. A two (2) foot minimum
clearance is required in side yards where there is an air
conditioning condenser unit. All mechanical equipment must be
screened from public view.
b. All accessory detached structures and building additions shall be
twelve feet (12') in height or less.
C. Accessory structures (including open patios) shall be set back a
minimum of three feet (3') from side and rear property lines, and
from the top or toe of any adjacent slope.
The Courtyard of East Hills Specific Plan
d. All additions, including enclosed patios, shall meet the minimum
side and rear yard setback requirement for primary structures.
8. Architectural Design Guidelines
The following architectural design guidelines ensure that the architectural
design of The Courtyard of East Hills improvements is attractive and
unified within the project site, and that the design successfully integrates
with and reinforces the physical character and architectural style of the
adjacent neighborhood.
a. General
The design of all improvements should complement the site,
present a pleasant image to the residential neighborhood, and
reinforce the design qualities of the surrounding neighborhood.
b. Architectural Style or Theme
A consistent architectural style should be adopted which conveys
a feeling of a neighborhood., The residential enclave should have
its own blend of building forms, textures and site relationships.
The buildings should be sensitively linked to the natural amenities
and should be well integrated with the site.
Examples of the proposed architectural design shall be submitted
for review and approval by the Planning Commission. The
approved architectural treatment shall be used throughout the
development.
C. Building Design
1. The massing and scale of building and improvements
should be appropriate to the site.
2. The layout of the building on the site should contribute to
a sense of community within the site, and to relating the
development to the surrounding residential neighborhood.
3. Floor plans shall provide for efficient internal circulation,
privacy, and an effective relationship to exterior spaces.
•'
The Courtyard of East Hills Specific Plan
4. A variety of condominium designs, floor plans and sizes
should provide buyers with a choice of homes to fit
individual needs. Variety within the general style shall be
accomplished by subtle changes in form, color and
materials as well as in architectural plans, within the
parameters of the established architectural standards.
9. Building Finish Materials
a. The building and other structures shall be compatible with each
other in terms of texture, color and materials so as to provide order
and coherence throughout the project. Building walls shall be
stucco. Building Roof shall be concrete or clay tile (exception
shall be carport roofs), except for built up roofing in equipment
areas and water proof decking where decks act as roofs. Building
railings shall be wrought iron, stucco, wood or transparant materials
such as glass panels. Exterior hardscape shall be concrete,
decorative concrete, asphalt, gravel or treated wood.
b. A natural appearance in form, texture and colors should be stressed.
10. Signage
a. The Courtyard of East Hills shall utilize signage that is
architecturally integrated with the overall design concept of the
development.
b. One monument sign shall be allowed at the main property entry as
a plaster or low monument. This sign shall be limited to eight feet
(8') in height with a maximum sign area not to exceed forty (40)
square feet. The monument sign shall utilize building materials
which are harmonious with other structures in the project.
Appropriate materials could include brass, stucco, wood, and
decorative block.
C. Unit address numbers shall be a style, size, and design character
consistent with the architectural theme.
d. All signs within The Courtyard of East Hills, including temporary
signs, shall conform to the City of West Covina Sign Ordinance
and shall require site plan approval by the Planning Department.
l
The Courtyard of East Hills Specific Plan
V. General Plan Consistency Evaluation
The Courtyard of East Hills project has been designed to reinforce and be fully consistent
• with the City's General Plan, whose fundamental goals include enhancing and maintaining
a fine senior residential community, and continuously refining and improving the physical,
economic and social environment of the City. The Plan further states that West Covina
should continue to be a beautiful and well -ordered community, with the highest quality
in its facilities, amenities and physical appearance.
The predominant land use in West Covina is residential, and the City is known as a city
of beautiful homes, a quality which the General Plan intends to maintain and preserve
through planned growth and change.
A. Land Use
Reinforcing the essential residential character of the City and providing a street
pattern which minimizes vehicular impact on residential neighborhoods while
providing safe and efficient circulation are primary goals of the City of West
Covina General Plan Land Use Element.
The Project supports these goals by designating the Project Site as Specific Plan
as required by the General Plan, and providing a maximum of 51 dwelling units,
consistent with the City's intentions for the site. The Project further supports the
Land Use Element's goals through its restriction of the site entry from Barranca
and providing an internal circulation pattern which does not permit through traffic.
Thus the majority of trips generated from the construction of the Project will not
significantly impact the adjacent residential neighborhoods.
The land use section of the General Plan also states that the City of West Covina
should remain a predominantly single-family residential community, with new
development reflecting a planned variety of architectural design within each
neighborhood. The provision of a maximum of 51 new multi -family dwelling
units of a unified architectural design related to the neighborhood complements to
this goal. As indicated earlier, the project's land use designation "Planned
Development" responds to the General Plan's goals of utilizing large unique
parcels, with exceptions to unique smaller parcels for supplementing specific
community goals and requirements.
The Courtyard of East Hills Specific Plan
B. Circulation
The General Plan's circulation goals applicable to the Project are to provide
protection for neighborhoods from harmful and unnecessary vehicular traffic, and
46 to encourage alternate means of transportation.
The Courtyard of East Hills circulation plan is designed to address the first of
these goals by protecting residents of the development and the surrounding
neighborhood from unnecessary vehicular traffic. A carefully worked out street
entry system will assure maximum safety and minimizes the impact of new traffic
on surrounding neighborhoods. This is achieved through the restriction of site
entry to Barranca, and the limitation of traffic generation by providing a maximum
of 51 senior condominium site. It is not anticipated that the new traffic generation
due to the development will significantly contribute to the through traffic which
is identified in the General Plan as the West Covina's primary circulation problem.
C. Economic Development
An expanded local economy, increased employment opportunities, preserving and
strengthening existing development, creating opportunities for persons to live in
close proximity to employment centers, and a strong tax base are major goals of
the West Covina General Plan, Economic Development Element. The construction
of the 51 proposed units will contribute to the City's economic development in
several ways:
► Meeting the housing needs of the City's increasing retirement population.
► Increasing the necessary affordable housing base.
► Providing additional senior housing stock near the senior center.
► Increasing the City's tax base by "For Sale" senior housing.
D. Housing
Provisions of adequate and diverse housing facilities is one of the primary goals
of the City of West Covina General Plan Housing Element. In recognition of this
goal, the Project site which is currently vacant, has been designated for residential
development. The proposed maximum of 51 units within a private planned
residential community will be consistent with the City's housing goals, increase
the City's housing stock, complement the City's existing residential development,
and reinforce the surrounding residential neighborhood.
The Courtyard of East Hills Specific Plan
E. Safe
Applicable safety factors addressed by the General Plan include structural hazards
• for new buildings, seismic safety, and fire safety.
All buildings and site improvements will be built in full conformance with
applicable building and seismic codes. To further assure structural and seismic
safety, a soils and geologic study has been prepared for the project site.
Implementation of the recommendations of this report, together with full
compliance with all subdivision, grading, and building code provisions as well as
the requirements of this document, will provide for the safety of future residents.
On -site pedestrian and vehicular safety will be addressed by the design of the
parking access of the proposed site. Streets will be designed to eliminate through
traffic, control speed, and maximize the safety at the Barranca entrance to the site.
Site safety and security is increased by the provision of adequate lighting, site
boundary walls, and fencing around the spa.
Safety and security within each dwelling will be increased by the use of fire-
resistent materials, provision of door and window locks and smoke detectors, and
good visibility from the home to exterior areas.
F. Human Resources
The General Plan's Human Resources Element emphasizes the social needs of the
community and proposes services and strategies geared towards improving the
quality of life for everyone. Some of these services such as police, fire protection
and education are provided by the City. Other services such as mental health,
food, shelter, and personal guidance and counseling, may be provided by
community organizations.
In some cases, the type of development proposed or the project design can
enhance the quality of life. The proposed project responds to the issues and
objectives described by the Human Resources Element in the following respects:
1. Potentially reducing the number and length of personal and shopping trips
due to the project's proximity to major commercial centers.
2. Promoting a sense of community. pride.
3. Contributing to countering the effect of rapid population turnover due to
The Courtyard of East Hills Specific Plan
a dynamic economy by increasing the City's residential base and
reinforcing an existing residential neighborhood.
4b
4. Contributing to the City's housing equity needs through the provision of
low and moderately priced senior housing.
G. Environmental Qualfty
Meeting the recreational needs of its residence is an important goal of the West
Covina General Plan Environmental Quality Element. Applicable goals include
provision of adequate recreational facilities and programs, and the requirement that
new residential developments shall meet their internal recreational needs. In
response, the Project will include recreational facilities consisting of a landscaped
recreation area, and an enclosed recreational area for the use of residents and their
guests.
H. Noise
All noise standards for residential land use are defined by the Noise Element of
the City's General Plan. The applicable goals of this Element are to reduce, to the
maximum extent possible, the impact of noise within the city and to ensure that
land uses are compatible with the related noise characteristics of those uses.
I. Conformance With State Law
This 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 this report
as an Appendix of this Plan.
The Courtyard of East Hills Specific Plan
VI. Implementation
The following documents shall be prepared for approval by the City of West Covina to
obensure that the development of the site proceeds in an orderly manner:
A. Amendment
The following procedures to amend this Specific Plan if necessary are incorporated
as part of the Plan:
Major Changes
The developer may initiate an amendment to the provision if substantial
changes are required in the project during the development process. An
amendment to the West Covina Courtyard of East Hills Specific Plan shall
be made in accordance with the 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.
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. Changes in building placement 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 (eg., an increase in the number of bedrooms or
specific units).
The Courtyard of East Hills Specific Plan
CONTACTS
City of West Covina
Harry Thomas
Department of Public Works
(818) 814-8413
City of West Covina
Jeffrey Collier
Department of City Planning
(818) 814-8422
Cencom Television
(818) 919-7729
General Telephone & Electronics of California
(800) 482-6727
City Yard
(818) 814-8458
City of West Covina
Gus Salazar
Department of Human Services
(818) 814-8430
City of West Covina
Greg Jones
Recreation Services
(818) 814-8420
s
CERTIFICATION
I, JANET BERRY, Aampaby City Clerk of the City of West Covina, State
of California, do hereby certify that a true and accurate copy of
Ordinance No. q 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:
0
J net Berry., City Clerk
City of West Covina, California