10-18-2011 - General Plan Amendment No. 11-02Zone Change No. 11 - Item 8 Attach 2-A (2).doc
LAND USE ELEMENT
ABSTRACT
The Land Use Element contains five general goals and ten policies, which are designed to provide a range of land use and serve the needs of the City. The City intends to designate and
maintain land uses that will enhance the environmental, social and spatial qualities of the community.
AUTHORITY AND SCOPE
Government Code Section 65302(a) requires that cities and counties shall include a land use element as part of the required General Plan. This requirement is intended to assure that
cities and counties establish a pattern of land use and set out clear standards for the density of population and the intensity of development for each of the proposed land uses. The
element is also required to identify areas covered by the plan, which are subject to flooding and to be reviewed annually with respect to such areas. This element is divided into six
five policy sections:
Residential
Mixed use
2 3) Commercial and Industrial
3 4) Public Facilities
4 5) Area Plans
5 6) Socio-Economic Impact
The scope of the element is limited to the City of West Covina and those portions of Los Angeles County that are in West Covina’s sphere of influence. However, in planning for land
use along city boundaries, uses in adjacent jurisdictions were examined for consistency and compatibility with West Covina’s land uses.
INTRODUCTION
The Land use Element has been called the key element of the General Plan because it is a compilation and review of the other mandatory elements and reflects other optional elements.
In other words, it subsumes most of the concerns in the other General Plan elements and plays a central role in synthesizing all land use issues, constraints, and opportunities.
The Land Use Element of the City of West Covina General Plan serves to establish a pattern for land use and set out clear standards for the density of population and the intensity of
development for each of the proposed land uses. It includes goals, policies, implementation measures, and maps, which are to be used when decisions are made pertaining to land use
with West Covina.
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In general, the General Plan is a representation of the actual zoning and development, with little increase in density shown, if any, over earlier plans. The General Plan reflects to
a large extent the fact that West Covina is a residential community. However, the Plan also identifies two major commercial cores, the Central Business District and Eastland. In sum,
the plan calls for preserving the City’s residential character while also providing a strong economic base.
GOALS
The purpose of the Land Use Element is to accomplish the following general goals through policies and implementation measures:
IT IS THE GOAL OF THE CITY OF WEST COVINA TO
PRESERVE THE ESSENTIAL RESIDENTIAL CHARACTER OF WEST COVINA CITY OF BEAUTIFUL HOMES.
PROVIDE FOR A RANGE OF NON-RESIDENTIAL USES THAT WILL ENSURE A STRONG ECONOMIC BASE FOR THE CITY.
PRESERVE AND ENHANCE THE CENTRAL BUSINESS DISTRICT AND EASTLAND COMMERCIAL AREAS THROUGH CREATIVE LAND USE PLANNING TO AVOID VACANT AND UNDERUTILIZED COMMERCIAL PROPERTIES
ARRANGE LAND USES WITH REGARD TO THE HEALTH, SAFETY, CONVENIENCE AND WELFARE OF THE RESIDENTS OF THE CITY.
PROVIDE, IN CONJUCTION WITH THE CIRCULATION ELEMENT, A PATTERN OF STREETS THAT MINIMIZES THE IMPACTS OF MOTOR VEHICLES ON RESIDENTIAL NEIGHBORHOODS, WHILE PROVIDING A SAFE AND EFFICIENT
MEANS OF CIRCULATION WITHIN THE CITY.
PROVIDE AND MAINTAIN, IN CONJUNCTION WITH THE OPEN SPACE ELEMENT, AN AESTHETICALLY PLEASANT ENVIRONMENT FOR THOSE WHO LIVE, WORK, PLAY AND VISIT IN WEST COVINA.
GENERAL POLICIES
RESIDENTIAL
The General Plan devotes the greatest area of the City for residential development. The residential land use classification as proposed by this Plan reflects a reduction in density
with respect to the City’s total holding capacity. These density classifications are shown in Exhibit “I/1-A”.
The Southern California Association of Governments (SCAG) and State Department of Finance figures were used in calculating the projected holding capacity of the General Plan. These
figures represent family unit size and percentage changes in family unit size for five year increments to the year 2000. The resulting population projections were then applied to each
of the above density classifications. The population per dwelling unit per density range of the new General Plan is shown in Exhibit “I/1-B” and projects to the year 2000.
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RESIDENTIAL LAND USE
CATEGORIES
VERY LOW DENSITY .1 – 1.0 DWELLILNG UNITS/ACRE
RESIDENTIAL
LOW DENSITY RESIDENTIAL 1.1 – 2.0 DWELLING UNITS/ACRE
SUBURBAN DENSITY 2.1 – 4.0 DWELLING UNITS/ACRE
RESIDENTIAL
LOW MEDIUM DENSITY 4.1 – 8.0 DWELLING UNITS/ACRE
RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL 8.1 – 16.0 DWELLING UNITS/ACRE
MEDIUM HIGH DENSITY 16.1 – 20.0 DWELLING UNITS/ACRE
RESIDENTIAL
HIGH DENSITY RESIDENTIAL 20.1 + DWELLING UNITS/ACRE
MIXED-USE RESIDENTIAL UP TO 75 DWELLING UNITS/ACRE
I/1-3 Exhibit I/1-A
POPULATION/DWELLING UNIT/DENSITY CATEGORY*
AVERAGE
VERY LOW MED. FAMILY SIZE PER
YEAR LOW LOW SUBURBAN MED. HIGH HIGH DWELLING UNIT
1970 3.73 3.65 3.65 3.50 2.53 2.16 3.55
1976 3.56 3.48 3.48 3.34 2.42 2.06 3.23
1980 3.50 3.42 3.42 3.28 2.37 2.02 3.16
1985 3.47 3.39 3.39 3.25 2.35 2.00 3.10
1990 3.43 3.35 3.35 3.21 2.32 1.98 3.06
1995 3.43 3.35 3.35 3.21 2.32 1.98 3.06
2000 3.43 3.35 3.35 3.21 2.32 1.98 3.06
*OCCUPIED AND UNOCCUPIED DUS.
I/1-4 Exhibit I/1-B
These population figures were then applied to existing and proposed dwelling units based on the new General Plan map and population figures derived there from as shown on Exhibit “I/1-C”.
It is important to note that while the maximum population to be generated by the Land Use Plan densities shown was 92,543 by the year 2000, the figure is more important than the year
for the following reasons:
a. The figure was obtained by using 1970 Census data, determining family size throughout the City at each of the densities, developing an average and applying such figures to the undeveloped
portions of the City.
b. The economic variables are so extensive that the year 2000 build-out estimate may be very unrealistic. Build-out should occur much sooner.
Amendments will occur which will alter densities, and, therefore, population and possibly even affect the turning of development.
In order to implement the policy plan for residential development, the Land Use Element recommends the following designations and standards for residential development.
Very Low Density Residential (0.1 – 1.0 DU/acre)
Low Density Residential (1.1 – 2.0 DU/acre)
Suburban Density Residential (2.1 – 4.0 DU/acre)
These density designations are intended to allow for large-lot subdivisions or estate-type development. Some development of this sort could be equestrian-oriented where provisions are
made to protect residents and neighbors from the undesirable conditions associated with the keeping of livestock (min. lot sizes, etc.).
Low and Very Low Density Residential development, as shown on the Land Use Map, has been provided for primarily in the undeveloped eastern portion of the City known as the hillside area.
This area displays a Hillside Overlay Zone that provides for the concept of density transfers, or the reduction of density for the provision of comparable amounts of open space. This
overlay zone also prohibits development in areas where extreme slopes would result in excessive destruction of the natural topography. The Land Use Plan designates approximately 890
gross acres for development as Low and Very Low Residential development.
The Suburban Density Residential designation primarily includes previously developed areas of the City. In addition to retaining these single-family residential areas, effective programs
should be initiated that will protect them from future deterioration. Approximately 1,050 gross acres have been designated by the Land Use Plan for Suburban Density Residential development.
1. RESIDENTIAL DEVELOPMENT IN THE HILLSIDE AREAS SHOULD BE OF A LOW DENSITY IN ADHERENCE TO THE ENVIRONMENTAL QUALITY ACT.
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PROBABLE GENERAL PLAN DEVELOPMENT
EXISTING PROJECTED NEW TOTAL PROBABLE
DENSITY DWELLING UNITS DWELLING UNITS DWELLING UNITS POPULATION
______________________________________________________________________________________________________
VERY LOW 285 303 588 2,017
LOW 437 105 542 1,816
SUBURBAN 3,309 138 3,447 11,547
LOW MEDIUM 14,857 2,575 17,432 55,957
MEDIUM 948 1,586 2,534 8,109
MEDIUM HIGH 2,961 2,449 5,410 12,551
HIGH 278 0 276 546
TOTALS 30,229 DU* 92,543 POP*
* EXCLUDES 312 MOBILE HOME RESIDENTS LOCATED IN THE MF-20 AND M-1 ZONES AND 532 GROUP QUARTER RESIDENTS LOCATED IN
COMMERCIAL ZONES.
I/1-6 Exhibit I/1-C
Low Medium Density Residential (4.1 – 8.0 DU/acre)
This density designation allows for the development of conventional single-family subdivision patterns being developed throughout the Southern California region. However, low density,
multi-family attached residential developments of the condominium-type can be accommodated in this density range as well. It is felt that such a concept being employed in future developments
will permit a greater variety of dwelling unit types and price ranges and still maintain the single-family residential atmosphere. Over 3,600 gross acres have been designated by the
Land Use Plan for Low Medium Density Residential development.
A substantial portion of this area is located within the Woodside Village area, a planned community development. In this area, the Low Medium Density Residential classification can
incorporate zero side yard single-family developments, duplex developments, low density condominium developments, as well as the concept of clustering detached single-family dwelling
units, thereby providing greater potential for innovation in residential design. The concept of clustering has been proven to be extremely successful where pedestrian walkways have
been employed to connect recreation facilities, neighborhood commercial facilities, etc., and an integrated open space network.
2. THE CITY OF WEST COVINA SHOULD REMAIN A PREDOMINANTLY SINGLE-FAMILY RESIDENTIAL COMMUNITY WITH NEW DEVELOPMENT REFLECTING A PLANNED VARIETY OF ARCHITRCTURAL DESIGN WITHIN EACH NEIGHBORHOOD.
Medium Density Residential (8.1 – 15.0 DU/acre)
Medium High Density Residential (15.1 – 20.0 DU/acre)
High Density Residential (20.0 + DU/acre)
These density designations allow for townhouses, two- and three-family housing arrangements on single lots, and other similar forms of multiple-family housing. The typical apartment
complex found within the City is also permitted within this density. In the Woodside Village area, these density designations also allow for the development of high-density condominium
projects. Approximately 830 gross acres within the City have been designated by the Land Use Plan for multi-family development within these density designations.
There is a maximum opportunity for flexibility and innovation in these higher density designations; special emphasis should be placed on adequate circulation, usable open space, compatibility
with surrounding land uses, adequate lighting, good building design and access to public and private facilities.
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Although the General Plan has a multiple-family designation of 20.0 plus dwelling units per acre, and a corresponding zone classification of 45 units per acre is still in existence,
the policy of the City has been to limit multiple-family development to 20 units per acre. The only exception to this policy is the senior citizen apartment project which allows an
increase in density of up to 100% of that permitted in the zone in which it is located. The General Plan provides exceptions to this policy including senior citizen housing, and low
and moderate income housing that utilizes a density bonus and mixed use residential projects located in the central business district.
3. THE CITY SHOULD LIMIT, MULTIPLE-FAMILY DEVELOPMENT TO AREAS WHERE THE PUBLIC FACILITES CAN EASILY ACCOMMODATE SUCH DEVELOPMENT.
4. THE CITY SHOULD NOT REZONE PROPERTY TO HIGH DENSITY MULTIPLE-FAMILY (MF-45)
5. THE CITY SHOULD CONTINUE TO ASSURE THAT RESIDENTIAL DEVELOPMENT CONFORM TO THE POLICIES AND ACTIONS SPECIFIED IN ITS HOUSING ELEMENT.
MIXED USE DEVELOPMENT
Mixed Use Development (Residential – Up to 75.0 DU/acre)
This designation allows for a mix of residential and compatible office and retail service uses integrated as a cohesive development or such uses developed side by side in manner that
encourages interaction between uses. Mixed use development may be mixed vertically or horizontally with emphasis on retail and office uses on ground floors visible from the street
and residential on the second and higher floors. Development on individual lots need not include both commercial and residential uses. Pedestrian connections to different uses are
important to the function of the mixed use development.
6. UTILIZE MIXED USE DEVLOPMENT TO CREATE UNIQUE AND VARIED HOUSING TYPES WHERE APPROPRIATE IN CENTRAL BUSINESS DISTRICT.
7. MIXED USE DEVELOPMENT SHOULD ONLY BE CONSIDERED ON PROPERTIES THAT ARE LOCATED WITHIN OR DIRECTLY ADJACENT TO COMMERCIAL OR HIGH DENSITY RESIDENTAIL AREAS, HAVE ACCESS TO PUBLIC TRANSIT,
UTILITY INFRASTRUCTURE IS IN EXISTENCE, AND IS WITHIN WALKING DISTANCE TO SHOPPING OPPORTUNITES.
8. INCREASED RESIDENTIAL DENSITY AND INTENSITY SHOULD BE COMPATIBLE WITH INTEGRATED COMMERCIAL MIXED USES AND SURROUNDING COMMERCIAL USES. CONSIDERATION SHOULD BE GIVEN TO THE RELATIONSHIP
OF PUBLIC TRANSIT AND PEDESTRIAN ACCESS TO AVAILABLE GOODS AND SERVICES.
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COMMERCIAL AND INDUSTRIAL
The General Plan has designated two major commercial cores for intense regional commercial activity. While these commercial cores were previously proposed by the 1969 plan as one large
core, they were modified to the present concentration of two smaller cores.
The first core, commonly referred to as the Central Business District, contains nearly 2.5 million square feet, which is the largest commercial concentration in the East San Gabriel
Valley. The CED is generally bounded by the San Bernardino Freeway, Glendora Avenue and Cameron Avenue (See Exhibit “I/1-D”).
The opportunities for developments in the Central Business District are almost unlimited.
A key area within the Central Business District is Glendora Avenue and its immediate vicinity. An Area Plan for this area should be undertaken as soon as possible.
The second core area bears the name of the regional shopping center located within it, Eastland.
It is bounded on the north and south by Workman Avenue and the Walnut Creek Channel and the east and west by Holt Avenue and Citrus Street south of the San Bernardino Freeway, and the
City boundary and Grand Avenue north of the Freeway (Exhibit “I/1-E”)
The City Redevelopment Agency should encourage those kinds of uses normally associated with a regional center and supplementary uses which complement the regional malls. The concentration
of intensive commercial development should be directed within these two cores with such uses as retail, professional offices, financial institutions, government building and hotels.
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I/1-10 Exhibit I/1-D
I/1-11 Exhibit I/1-E
Within the core areas and their proximities, it may be desirable to permit relatively high-density residential development. The conveniences and amenities normally attributable to core
areas, including such things as public facilities, can make such an area attractive for residential development.
In order to implement the policy plan for commercial and industrial development, the Land Use Plan recommends the following designations and standards for development.
Regional Commercial
The purpose of the Regional Commercial designation is to identify those areas that should be developed with facilities of regional significance providing a complete line of shop and
store types, restaurant and entertaining facilities, as well as business and financial services.
The Land Use Map designates two such areas (Eastland to the east and Central Business District to the west) both of which are strategically located to serve the general area of the East
San Gabriel Valley region and have direct access to the San Bernardino Freeway and major arterials.
Service and Neighborhood Commercial
This designation provides for the development of trade and business uses which by their nature are of a moderate to relatively high intensity. While one category is utilized to identify
both types of commercial land uses there are identifiable differences. Neighborhood commercial uses are of moderate intensity and provide convenient daily shopping facilities and are
generally adjacent to or within close proximity to residential developments. Service commercial uses are of a relative high intensity—their success generally depending upon direct motorist
exposure and excellent access.
These commercial uses should be located with primary access to a four-lane or wider street, preferable at the intersection of a major and collector street or two four-lane or wider streets.
Land so utilized should be topographically suited to such use without major earth movement, which may result in unsafe or unsightly cut or fill slopes.
6. 9. SHOPPING CENTERS AND OTHER NEIGHBORHOOD AND SERVICE COMMERCIAL USES SHOULD BE COMPATIBLE WITH ADJACENT RESIDENTIAL AREAS.
7. 10. THE CITY SHOULD UNDERTAKE AN ACTIVE ROLE IN THE PREVENTION OF DETERIORATION OF COMMERCIAL AREAS AND THE UPGRADING OF THOSE COMMERCIAL AREAS WHERE BLIGHT HAS OCCURRED, AS STATED
IN THE ECONOMIC DEVELOPMENT ELEMENT.
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Office
This land use designation provides for the development of those businesses, office, administrative or professional land uses which by their nature are of relative low intensity and,
therefore, when properly located and designed are compatible with adjacent residential zoning and the development therein.
Industrial and Manufacturing
This designation provides for those industrial and incidental commercial facilities, which are of light to heavy intensity and have no objectionable or obnoxious effect on any adjacent
property. The developmental and operational standards are intended to provide compatibility with protection to surrounding properties by minimizing traffic congestion, noise, glare,
vibrations, emission of odorous, toxic or noxious matter, and to provide adequate off-street parking, landscape buffering and the proper placement of buildings.
Planned Administrative Research
This land use category is established to permit the use of property for administrative, professional, executive and similar business uses, social or charitable institutions, financial
offices, research activities, light industries engaged primarily in research or testing, and businesses engaged in compatible light manufacturing, excluding any manufacturing uses which
include the primary production of wood, metal or chemical products from raw materials. All uses shall be confined within a building, shall not make excessive noise, dust or vibrations,
nor be dangerous because of the nature of the product or material produced or the processes involved.
Development within the Planned Administrative Research classification should emphasize the following concerns:
Compatibility with and protection to surrounding properties by minimizing traffic congestion, noise, glare, vibration, emission of odors, toxic or noxious matters.
The reduction of other objectionable factors to the extent necessary to prevent annoyance or injury to persons residing in the vicinity.
Off-street parking, landscape buffering and the proper placement of buildings.
Such uses should also have primary access to a four-lane or wider street or highway as specified on the Master Plan of Streets and Highways, and the site should be topographically suited
to permitted uses without major earth movement which may result in unsafe or unsightly cut or fill slopes.
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8. 11. THE CITY SHOULD ENCOURAGE AND ACCOMMODATE INDUSTRIAL AND/OR ADMINISTRATIVE RESEARCH USES IN AREAS WHERE THEY CAN BE MADE COMPATIBLE WITH SURROUNDING DEVELOPMENT.
PLANNED DEVELOPMENT
There are large parcels of land throughout the city, which may become available for development when their present uses are terminated, such as surplus schools 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 control, while also allowing 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.
PUBLIC FACILITIES
Parks
The Land Use Plan provides for the addition of neighborhood parks and a community park to the City’s existing inventory.
The neighborhood park is intended to provide opportunities for limited types of recreation within the neighborhood while the community park is intended to provide a wide range of recreational
opportunities for the residents of a group of neighborhoods. Because a greater population will be served by the community park, many more specialized activities can be supported than
are feasible in a neighborhood park.
One neighborhood park containing six to ten acres and having a service area of ½ mile, should be provided for every 6,500 to 7,000 persons in the City. Community parks containing 20
acres should be dispersed to obtain effective citywide community park coverage.
Toward the implementation of this policy, the Land Use Plan provides for one community and two neighborhood park sites within Woodside Village, totaling an additional 41.7 acres.
In addition to those parks proposed for Woodside Village, the Plan proposed two new neighborhood parks in the southern half of the City. The first is the vacant school site on Cameron
Avenue acquired from the Covina Valley Unified School District and awaiting funds for development. The other site is in the vicinity of Edgewood High School.
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In terms of future open space and recreational amenities, the ultimate disposition of the 583-acre sanitary landfill site plays an important role. The City’s Environmental Quality Element,
adopted in 1975, reflected the desires and policy at that time to develop a 100-acre city or regional park on that site.
Since that time further investigations and studies have concluded that the City would benefit more by imposing special fees to be utilized for recreation purposes rather than acquire
the long term liability of a future city park.
It should, therefore, be made clear that the City of West Covina will not develop a public park on this site, and this Plan designates the entire site as “Planned Development”, which
would permit other types of development, as well as those permitted in the Open Space zone, should the operation of the landfill be terminated.
Schools
The current inventory of elementary schools is sufficient to serve the needs of the community. Since existing intermediate and high school facilities are also considered adequate to
serve the future needs of the City, no additional facilities have been designated by the Land Use Element.
In some areas of the City where school enrollments have dropped significantly the school districts have closed the schools, and have either rented them to other educational agencies
or put them up for sale as surplus property, in which case the City has a concern about the potential development of the property. Although all school sites in the City are currently
zoned for single-family residential development, their size and often their location may offer the possibility of other uses, such as multiple-family or office development, or a combination
of two or more different types of use.
Fire Stations
The City’s Fire Department has five stations in operation and has completed the Fire Department’s program for providing adequate service to all property within the planning area.
Libraries
Existing facilities, which include two branch libraries and a regional library, provide a broad range of reference resources, and a library system which is, in general, vastly superior
to those of similar size cities.
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Police Facilities
Existing police facilities, located in the Civic Center Complex, are adequate to serve future City needs; therefore, no police substations are proposed in the planning area.
AREA PLANS
In 1977 West Covina had a number of area plans in effect such as South Glendora Plans I & II and North Azusa Plan. However, several other parts of the City have become areas of concern.
The following discussion identifies these sectors and explains the concern and necessity for the area plans for these portions of the City. It is extremely important that area plan
areas not be so large that the specific nature of the plan is lost or that citizen involvement is fragmented.
For these reasons the planning areas as shown on Exhibit “I/1-F” have been designated to provide opportunities for meaningful area planning.
1. East Hills (adopted July, 1978)
This planning area is bounded by the San Bernardino Freeway on the north, Citrus Avenue and Galster Park on the west, and the City boundary on the south. This area is unique in that
it encompasses hillsides, along with large lot, flat land development; offset with commercial development along the freeway corridor. This Plan addresses future hillside developments
and annexations to the east.
2. Westside (adopted May, 1984)
This area, generally located west of Orange Avenue between the San Bernardino Freeway and Walnut Creek Channel, has been redesignated primarily residential, with commercial development
indicated along Garvey Avenue and north of Merced west of Willow. The Planned Administrative Research designation of the 1977 Plan has been removed.
3. Northwest Area
The northwest area includes industrial development at Azusa Canyon and San Bernardino Road and residential development south along Orange Avenue. The industrial land is in need of some
design and circulation coordination and the residential area must be analyzed to determine the extent of spill-over effects from the industrial area.
4. Sunset Area
This planning area encompasses that area west of Sunset Avenue and south of the Central Business District excluding Westside Specific Plan Area.
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I/1-17 Exhibit I/1-F
5. Freeway Corridor Area
This planning area is located along the north side (south side is covered in the Walnut Creek area) of the San Bernardino Freeway extending from the westerly city boundary to Citrus
Street. This area, visible from the vantage point of the freeway, can be defined as a “viewing shed” and as such must be evaluated as a valuable resource. Existing marginal commercial
uses and declining residential uses will be studied for solutions and improvements.
6. Walnut Creek Area
The Walnut Creek Area is located between the freeway and Walnut Creek Channel. As mentioned previously, this sector is within the freeway corridor and portions along the freeway may
be subject to pressure for intensification of development, as indicated by the Economic Development Element.
7. Valinda Area
This planning area is bounded by Sunset Avenue on the west, Valinda Avenue on the east and the Central Business District on the north. Portions of this area may have future pressure
to remodel and revitalize (i.e., Glendora Avenue and Vine Avenue) as other commercial developments are completed within the City. Two area plans for Glendora Avenue were prepared during
the lat 1960’s, however, they are in need of updating.
8. Azusa/Cameron Area
Bounded by the Walnut Creek Wash to the north, Valinda Avenue to the west, Citrus Avenue on the east, the Azusa/Cameron area is totally residential and no specific item of concern can
be foreseen.
9. Amar/Lark Ellen Area
The Amar/Lark Ellen Planning Area is bounded by Galster Park and Valinda Avenue on the east and west; and Francisquito Street and Amar Road on the north and south, but excluding that
portion within the PCD-1 zone. (note: This would tie the Aroma Drive Area to Woodgrove Park and include the commercial development on Azusa).
10. Galaxie Area
Located in the southern extremity of the City, south of La Puente Road, Galaxie deserves attention because of its isolation from West Covina’s focal points, its proximity to industrial
development, and because of potential influence of adjoining county residential areas that appear to be in a state of decline.
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11. Woodside Area
This is the Planned Community Development No. 1 area within the City. Woodside is presently master planned and the Land Use Plan reflects the adopted Master Plan of development.
12. Central Business District
This area plan was adopted by the City in 1971 and has been implemented in phases. Being entirely within the CBD Redevelopment Project Area, implementation of this plan has largely
been under the guidance of the West Covina Redevelopment Agency. Development should preserve the commercial vitality of the area. Mixed use with high density residential components
should be developed near public transit and convenient pedestrian-oriented goods and services.
13. Eastland
Contained within the Redevelopment Agency Eastland Project Area. This area is the eastern core that has been mentioned previously. The area is also within a Redevelopment Project Area.
14. BKK Sanitary Landfill
The 583-acre site currently used as a landfill is of such size and uniqueness that it will warrant its own area plan. Because of these factors, as well as the potential for various
types of development, this area has been given the new designation of “Planned Development”.
Relationship of Area Plans to Redevelopment Plans
Because of the work, which has been done by the City’s Redevelopment Agency, a word about the relationship between Area Plans and Redevelopment Plans is warranted at this time.
An Area Plan, as the term implies, takes a detailed look at a specific section of the City. It examines land uses on a parcel-by-parcel basis, analyzing public and other related facilities,
and identifying areas of blight within the planning area.
A Redevelopment Plan is an implementation tool which can be used to implement a policy of an area plan. It can also serve as an implementation tool of the General Plan directly. For
example, if a given area were found to be blighted, a Redevelopment Plan designed to correct the situation can be adopted and implemented. The boundaries of a Redevelopment Plan need
not coincide with those of an Area Plan, but must be consistent with the City’s General Plan.
9. 12. THE CITY’S LAND USE PATTERN AND DEVELOPMENT SHOULD REFLECT THE NEEDS AND DESIRES OF ITS CITIZENS, AND REINFORCE THE CITY AS A COMMUNITY OF HIGH QUALITY, STABILITY AND GOOD TASTE.
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SOCIO-ECONOMIC IMPACT
It is the primary intent of the City of West Covina that the General Plan reflect the needs and desires of its citizens and reinforce the City as a community of quality, stability and
taste. More specifically, the Land Use Plan, by implementing good planning principals within the framework of sound environmental practices must ensure that future development meets
the socio-economic needs of the citizenry, while at the same time maintaining a high level of environmental quality. The discussion below explores the socio-economic and environmental
impacts of the Land Use Plan as they relate to the City’s adopted policies and community preferences.
Residential development, as proposed by the Plan, emphasizes the perpetuation of a single-family residential atmosphere. Such a proposal coincides with current community preferences,
as expressed at the June, 1975 Citizens Policy Conference, and in this respect represents a beneficial social impact.
With respect to multi-family development, the Plan limits its location to areas where public facilities can easily accommodate such development. This does not preclude future changes
to a higher density in appropriate areas when it results in achieving the goals of the Housing Element. Given the higher densities of multi-family development, such a policy provides
the citizens of West Covina the opportunity to utilize to a maximum extent such facilities as parks, libraries and schools, and at the same time insures that future development does
not result in service availability problems with respect to public facilities.
From an economic perspective, ensuring that circulation, sewer and other public service systems can easily accommodate such high density developments will favorably impact the City’s
ability to provide such services at the most beneficial cost effective level.
Residential development in the hillside areas is limited to low density. This is beneficial from a social perspective inasmuch as the feelings expressed by West Covina residents at
the Citizens Policy Conference indicated that the most desirable feature of the City was its suburban lifestyle while the most undesirable feature was over development. The lower overall
density of the Plan results in a lesser total holding capacity in the planning area, thereby decreasing the overall demand on public services and facilities. With respect to environmental
concerns, the limitation to low density development in the hillsides will decrease grading impacts on wildlife habitat while increasing the potential for the retention of scenic and
natural resources, wildlife, and the limiting of development in hazardous areas.
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With respect to commercial land uses, the expansion of neighborhood and community commercial development as proposed by the Plan will stabilize the City’s commercial tax base and ensure
a high level of conveniently located retail commercial services to the City’s residents. The compatibility of these commercial developments with surrounding residential development
was a primary concern in the development of the Plan. The issue of compatibility is crucial with respect to socio-economic and environmental considerations.
Alleviating potential incompatibilities resulting from excessive noise levels or poor visual quality will enhance the economic viability of the commercial establishments themselves while
maintaining the integrity of the surrounding residential atmosphere.
The central core area of the City, as shown on the Land Use map, has been reduced in size bringing it more into line with economic reality. Here again, this does not preclude possible
changes along the freeway as reflected by Redevelopment Agency study areas. Guiding commercial and mixed use development especially within this area, on the basis of what the market
will support, will prevent over development and the deterioration that usually accompanies it. This will further stabilize the City’s commercial tax base and ensure a high level of
retail services, while protecting the aesthetic quality of the commercial environment. In addition, the City will be spared the higher cost of municipal services that are normally
associated with the deteriorating central business districts.
The Plan provides for industrial and administrative research uses in those areas where they can be properly accommodated economically. Such developments result in beneficial impacts
by increasing the City’s tax base to a greater degree than the increased cost in municipal services. In addition to the creation of a positive cost revenue balance, such developments
result in beneficial social impacts, as well, by providing the City with expanded job opportunities.
Compatibility of industrial development with surrounding land uses was a key consideration in the Plan. This results in a beneficial social economic impact in that it insures the preservation
of the integrity of surrounding commercial and residential developments and alleviates potential environmental impact, such as excessive noise levels, or visual pollution, thereby enhancing
the economic viability of those industrial uses.
Certain areas in the City are designated for open space and recreation uses, designed to meet the leisure need of West Covina residents. The locations of these areas afford citizens
of West Covina an opportunity to utilize these active open space facilities to a maximum extent.
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The Land Use Plan also designates certain areas of the City as Planned Development. This designation provides the City with greater control over the development of such areas, thereby
providing the ability to better insure conformance with community preferences and good planning practices in the face of contrary market demands and trends.
10. 13. PLANS FOR THE FREEWAY CORRIDOR AREA SHOULD BE BROUGHT INTO LINE WITH ECONOMIC REALITY.
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IMPLEMENTATION
Commence rezoning of properties where needed to achieve General Plan/zoning consistency.
Prepare at least one area plan per year.
Continue strong Code enforcement.
Complete a study of the freeway corridor.
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