10-18-2011 - General Plan Amendment No. 11-02Zone Change No. 11 - Item 8 Attach 4-A (2).pdfTHE LAKES DISTRICT
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TABLE OF CONTENTS
Chapter 1.0 Plan Overview
1.1 Introduction 1-1
1.2 Specific Plan Objectives 1-1
1.3 Project Location 1-2
1.4 General Plan Consistency 1-3
1.5 Compliance with the California Environmental 1-4
Quality Act (CEQA)
1.6 The Lakes District Specific Plan Adoption 1-5
Chapter 2.0 Land Use
2.1 Land Use Plan 2-1
2.2 Land Use Summary 2-1
Chapter 3.0 Land Use Regulations
General Provisions 3-1
Permitted Uses 3-1
Conditionally Permitted Uses 3-1
Prohibited Uses 3-3
Development Standards 3-3
Mixed Use Development Standards (Residential) 3-4
Mixed Use Development Standards (Commercial) 3-6
Parking Requirements 3-7
General Provisions 3-7
Location of Parking Spaces 3-7
Vehicle Access 3-7
Design and Improvements 3-7
Loading Areas 3-7
Alternative Transportation 3-7
Joint Parking 3-9
Parking Ratios 3-10
Chapter 4.0 Design Guidelines/Requirements
4.1 Purpose and Intent 4-1
4.2 Multi-Family Design Guidelines/Requirements 4-1
4.2.1 Building Elevations 4-1
4.2.2 Materials 4-2
4.2.3 Roofs 4-2
4.2.4 Windows 4-2
4.2.5 Balconies and Sundecks 4-2
4.2.6 Chimneys 4-2
4.2.7 Gutters and Downspouts 4-3
4.2.8 Exterior Stairs 4-3
4.2.9 Awnings 4-3
4.2.10 Exterior Lighting 4-3
4.2.11 Accessory Elements 4-3
4.2.12 Non Architectural Elements 4-4
4.3 Commercial Guidelines/Requirements 4-4
4.4 Outdoor Seating 4-4
4.5 Landscape Concept 4-11
4.6 Walls and Fences 4-11
4.7 Signs 4-11
4.8 Street Furniture and Lighting Concept 4-21
Chapter 5.0 Infrastructure, Utilities, and Public Services
5.1 Purpose and Intent 5-1
5.2 Vehicle Circulation 5-1
5.3 Storm Drain Plan 5-1
5.4 Sewer Plan 5-1
5.5 Water Plan 5-1
5.6 Utilities 5-1
5.7 Public Services 5-3
Chapter 6.0 Project Phasing
6.1 Phasing Policies 6-1
Chapter 7.0 Implementation and Administration
7.1 Infrastructure and Public Services Financing 7-1
7.2 Application Processing 7-1
7.3 Specific Plan Amendments 7-1
7.4 Minor Adjustments 7-3
7.5 Interpretation 7-3
LIST OF EXHIBITS
Exhibit Page
1. Project Location Map 1-2
2. Land Use Plan 2-2
3. Development Standards 3-4
4. Loading/Unloading Zones 3-8
5A. Mixed Use Architectural Concept 4-5
5B. Mixed Use Architectural Concept 4-6
5C. Mixed Use Architectural Concept 4-7
6A. Typical Retail Frontage 4-12
6B. Streetscape—South Glendora Avenue 4-13
6C. Street Furniture and Landscape - Concept 4-14
7A. Typical Main Entry 4-15
7B. Streetscape—Main Entry 4-16
7C. Street Furniture and Landscape - Concept 4-17
8A. Typical Residential Frontage 4-18
8B. Streetscape—Lakes Street & Walnut Creek Parkway 4-19
8C. Street Furniture and Landscape (Residential) - Concept 4-20
9A. Planting Concept and List 4-21
9B. Planting Concept and List 4-22
10. Wall and Fence Layout 4-23
12. Vehicle Circulation Plan 5-2
LIST OF TABLES
Table
2.2
3.3.1
3.5.1
3.5.2
3.6.8
4.3.1
4.3.1
4.3.1
7.2
Page
2-1
3-1
3-4
3-6
3-10
4-8
4-9
4-10
7-2
Land Use Summary
Permitted Uses and Conditionally Permitted Uses
Mixed Use Development Standards (Residential)
Mixed Use Development Standards (Commercial)
Parking Ratios
Mixed Use Design Guidelines/Requirements
Mixed Use Design Guidelines/Requirements
Mixed Use Design Guidelines/Requirements
Approval Authority Matrix
1.1 INTRODUCTION
The Lakes District Specific Plan is a 6.57-acre mixed-use development consisting of commer-
cial retail and residential. The commercial retail component is an approximately 20,000 square
foot retail center (shops and restaurants).
For the residential component, the specific plan envisions a maximum of 450 dwelling units (up
to 75 units per acre) and consists of a mixture of 1 bedroom, 2 bedroom and 3 bedroom multi-
family units, private recreation areas/facilities for each residential use. See Section 2.2 for a
summary of land uses within the project.
The purpose of the Lakes District Specific Plan is to provide comprehensive development plan,
development standards and set of design guidelines for the development of the entire 6.57 acre
site and to ensure compatibility between the various land use components within a high quality
environment. The specific plan has been prepared consistent with Government Code Section
65451 and is adopted by ordinance. Future development will be consistent with the specific
plan regulations for land use, design standards, infrastructure, utilities, and public services.
1.2 SPECIFIC PLAN OBJECTIVES
The Lakes District Specific Plan is intended to fulfill the following objectives:
To provide a mixed-use development with a cohesive design among its individual compo-
nents that incorporates high-level amenities typically found in urban planned developments
such as "Eyes on the Street" and semi-public buffer spaces.
To provide a mixed-use development with a commercial component large enough in size to
function as a "node" or activity center within an overall "urban place" design concept, and
to be functionally viable based on location and relationship to surrounding uses.
To provide additional housing opportunities within the City of West Covina for the general
population.
To incorporate pedestrian and bicycle connections into the project design that will facilitate
alternate methods of transportation between the Lakes District project and the Westfield
Mall and West Covina downtown
To further encourage alternative methods of transportation by providing for pedestrian and
bicycle connections between all of the different uses within and adjacent to the Lakes Dis-
trict project.
Lakes District Specific Plan
October, 2011 1-1
Chapter I PLAN OVERVIEW
1.3 PROJECT LOCATION
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Address:
301 South Glendora Avenue
West Covina, California 91790
The subject site is currently developed with a furniture store and is surrounded by financial, en-
tertainment, and office uses. The site area is currently characterized by a traditional suburban
development pattern and form.
The project is located in the western portion of the City of West Covina. The site is bordered
by Lakes Drive and a shopping center on the north, Walnut Creek Parkway to the south, Glen-
dora Ave to the east, and is adjacent to a small existing commercial retail center on the west
which abuts S. Vincent Ave. (See Exhibit 1).
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Exhibit 1
PROJECT LOCATION MAP
Lakes District Specific Plan
October, 2011 1-2
Chapter I PLAN OVERVIEW
1.4 GENERAL PLAN CONSISTENCY
As required by Government Code Section 65454, the Lakes District Specific Plan must
be consistent with the City of West Covina General Plan. The Governor's Office of Planning
and Research defines consistency with a General Plan as "a program or project that will further
the objectives and policies of the General Plan and not obstruct their attainment."
As required by state law, this section provides an assessment of consistency with the City's
goals and objective of the current General Plan. The framework for this assessment is the list of
the City's goals and objective drawn from the Land Use, Circulation, Housing, Economic De-
velopment, Environmental Quality Plan and Safety Element. The goals and objectives are pre-
sented in bold. The discussion following the goals and objectives (in non-bold print) outlines
the Specific Plan's conformance to these goals and objectives.
In conjunction with the proposed Specific Plan, the proposed project requests a General Plan
Amendment to designate the site as Mixed Use Land Use Designation.
The City of West Covina General Plan designates the site as Regional Commercial (RC). The
RC designation allows development of the various land use components within one comprehen-
sive project.
In addition, the Land Use Element of the General Plan encourages the use of a specific plan to
"provide a mechanism for the consideration of variation from the baseline permitted uses, den-
sities/intensities, and development standards for significant regional or community uses".
Given its size, scope and strategic location with the City, the Lakes District Specific Plan meets
this criteria.
The Lakes District Specific Plan also serves to implement the following General Plan Goals:
Goal 1: "Create cohesive neighborhoods with compatible land use patterns"
STRATEGIES
"Designate appropriate areas to meet the demand for diverse types of housing, with properly
related amenities and facilities."
The Lakes District Specific Plan implements this goal by providing multi-family housing in an
integrated project within walking distance to commercial uses and providing common recrea-
tional and open space uses.
Goal 2: "Provide for the continuation and development of sufficient land uses to serve
the commercial, educational, recreational, industrial and social needs of existing resi-
dents and projected population.
STRATEGIES
"Redesign industrial/commercial sites, or allow for adaptive reuse of industrial areas
through the redesignation of land use to regional commercial or industrial/commercial
Lakes District Specific Plan
October, 2011 1-3
Chapter I PLAN OVERVIEW
1.6 THE LAKES DISTRICT SPECIFIC PLAN ADOPTION
The Lakes District Specific Plan shall be adopted by ordinance and is intended, and shall be-
come the land use regulations for the area covered by The Lakes District Specific Plan.
Lakes District Specific Plan
October, 2011 1-5
Chapter 2
LAND USE
2.1 LAND USE PLAN
The Lakes District Specific Plan has two land use categories; Commercial and Residential. A
brief description for each designation follows:
• Commercial: Allows for the development of a variety of commercial uses, such as general
retail, restaurants, mini-mart, offices, business and service uses. See Sections 3.2 and 3.3
for permitted and conditionally permitted uses.
• Residential: Allows for multi-family and single-family housing. Maximum overall com-
bined density allowed is 75 dwelling units per acre (Exhibit 2). Common open space/
recreational facilities are included in this category and may be included in the overall acre-
age for purposes of calculating density. See Exhibit 2 for the official land use plan.
2.2 LAND USE SUMMARY
The numbers below show a summary of land uses within the Lakes District Specific Plan. Resi-
dential development intensity is expressed in terms of density (the number of dwelling units per
net acre, after public dedications) and the maximum number of units allowed. Commercial de-
velopment intensity is expressed in terms of the maximum gross building area permitted.
Retail/Restaurant/Office:
Maximum Commercial Square Feet Allowed 20,000
Multi-Family:
Maximum Residential Density Allowed 75.0 du/acre
Maximum Residential Units Allowed 450
Lakes District Specific Plan
October, 2011 2-1
Chapter 2 LAND USE
Exhibit
Land Use Plan
Lakes District Specific Plan
October, 2011 2-2
3.1 GENERAL PROVISIONS
A. Whenever the regulations contained herein conflict with the regulations of Article IX
(multi-family), and Article X (non-residential), Planning and Zoning of the West Covina
Municipal Code, the regulations contained herein shall apply.
Any situations not specifically addressed by the Lakes District Specific Plan, including
any subsequent amendments to the Plan, shall be subject to Article IX and Article X,
Planning and Zoning, as long as such regulations are not in conflict with the intent and
the objectives of the Lakes District Specific Plan as defined in Section 1.3.
C. Alcohol uses shall be subject to provisions of the Municipal Code.
3.2 PERMITTED USE
The permitted uses for the Lakes District Specific Plan are identified in Table 3.3.1 below.
3.3 CONDITIONALLY PERMITTED USES
The following uses are allowed in the Commercial component, subject to approval of a condi-
tional use permit by the Planning Commission listed be zone N-C. Conditionally permitted uses
are identified in Table 3.3.1 below.
TABLE 3.3.1 PERMITTED USES AND CONDITIONALLY PERMITTED USES
Allowed by
Right
Conditional Use
Permit
Administrative
Review
Administrative Use
Permit
Adult Care Centers X
Alcohol off- sale X
Art galleries X
Art studio X
Athletic club/Gymnasium
(Section 26-685.20) X
Automated teller machines
(walk up) on the premises
of a financial institution X
Bakery shops X
Bank, savings and loan
associations, and similar
financial institutions (also
see automated teller ma-
chines) X
Business equipment sales
(include minor repairs) X
Catering services X
Counseling services X
Lakes District Specific Plan
October, 2011 3-1
Chapter 3 LAND USE REGULATIONS
Allowed by
Right
Conditional Use
Permit
Administrative
Review
Administrative Use
Permit
Day care centers X
Delicatessens X
Department stores X
Florist shops X
Glass shops (excludes edg-
ing, beveling, silvering and
staining X
Grocery stores X
Ice cream stores X
Indoor recreation facilities
X
Institution of philanthropic
nature X
Jewelry stores X
Landscaping service (office
only) X
Meat markets X
Movie/video game rental X
Newsstands (not on public
right-of-way) X
Office (general) X
Outdoor seating area in
conjunction with a com-
mercial use X
Physical rehabilitation cen-
ter X
Photo studios X
Picture framing stores
X
Plant shop X
Postal services X
Reprographics X
Restaurant X
Restaurant with Alcohol
(See art. XII, div. 15) X
Restaurant with outdoor
seating X
Retail (general) X
Schools (dancing, martial
arts, music, art and similar
type schools) X
Lakes District Specific Plan
October, 2011 3-2
Chapter 3 LAND USE REGULATIONS
Allowed by
Right
Conditional Use
Permit
Administrative
Review
Administrative Use
Permit
Studio-art, dance, martial
arts, music, etc. X
Supermarkets X
Surveying services X
Swimming pool sales and
service (indoor display) X
Tailor shops X
Tanning salon X
Tutoring facility X
Unattended businesses
(also see automated teller
machines) X
Wireless telecommunica-
tion (WTF)-Building and /
or roof mounted facilities
(see art. XII, div. 16) X
Monopoles and alternative
antenna support structures
(see art. XII, div. 16) X
3.4 PROHIBITED USES
The following uses are prohibited.
A) Drive-through businesses
B) Recycling Facilities
C) Auto Dealerships
D) Service Stations
E) Auto and vehicle repairs and service (including installation of accessories such
as stereos, alarms etc.)
F) Vehicle Storage
G) Any manufacturing, assembly or industrial type uses.
H) Adult-oriented businesses.
I) Uses not specifically allowed
3.5 DEVELOPMENT STANDARDS
The development standards for each land use category are described in the following tables.
Lakes District Specific Plan
October, 2011 3-3
Chapter 3 LAND USE REGULATIONS
3.5.1 MIXED USE DEVELOPMENT STANDARDS (RESIDENTIAL)
The development standards in Table 3.5.1 are to be used in conjunction with the multi-family
design guidelines/requirements contained in Section 4.2 and Exhibits 5A, 5B, and 5C.
TABLE 3.5.1 MIXED USE DEVELOPMENT
Requirement Standard Notes
Minimum Lot Area None
Minimum Lot Width None
Minimum Lot Depth None
Maximum Building Coverage for a
Project Site
70% Includes only buildings and garages
Minimum Living Area per Unit 1BR: 675 square feet,
2BR: 950 square feet
Building Setbacks:
South Glendora Avenue (Front) 20 feet minimum, 25 feet average Measured from Property Line to
Residential Building
Lakes Drive (Side) 12 feet minimum Measured from Property Line to
Residential Building
East Walnut Parkway (Side) 12 feet minimum Measured from Property Line to
Residential Building
Lakes Drive (Rear) 8 feet minimum Measured from Property Line to
Residential Building
Landscaped Frontage:
South Glendora Avenue (Front) 5 feet minimum Measured from Property Line
Lakes Drive (Side) 5 feet minimum Measured from Property Line
East Walnut Parkway (Side) 5 feet minimum Measured from Property Line
Maximum Building Height: 75 feet (5 Stories) Except for Architectural features
Minimum Building Separation:
Balcony to Balcony 40 feet minimum Distance between units facing each
other across a courtyard
Window to Window 40 feet minimum Distance between units facing each
other across a courtyard
4 Story to 5 Story 10 feet minimum Vertical floor to floor height
3 Story to 4 Story 10 feet minimum Vertical floor to floor height
2 Story to 3 Story 10 feet minimum Vertical floor to floor height
1 Story to 2 Story 15 feet minimum Vertical floor to floor height
Lakes District Specific Plan
October, 2011 3-4
Chapter 3 LAND USE REGULATIONS
Requirement Standard Notes
Building Separation
Encroachments:
Open Porches, Platforms, Landings 36 inches maximum between struc-
tures
Allowance into minimum building
separation
Fences, Hedges, and Walls Allowed between buildings as long
as not greater than 8 feet in height.
Common Open Space 140 square feet per unit with a mini-
mum dimension of 10 feet x 10 feet.
75% of the area must be open to the
sky
Private Open Space 50 square feet minimum per unit
within an enclosed balcony or patio
Minimum dimension: 5 feet mini-
mum in either dimension for en-
closed balcony or space
Landscaping 30% of the Project Site
Hardscape No more than 70% of Landscape
Off-Street Parking: See Section 3.6.8
Lakes District Specific Plan
October, 2011 3-5
Chapter 3 LAND USE REGULATIONS
3.5.2 MIXED USE DEVELOPMENT STANDARDS (COMMERCIAL)
The development standards in Table 3.5.2 are to be used in conjunction with the commercial
design guidelines/requirements contained in Section 4.3 and Exhibits 5A-5C.
TABLE 33.2 COMMERCIAL DEVELOPMENT STANDARDS
Requirement Standard Notes
Minimum Lot Area 1,000 square feet Minimum gross square footage of a single
commercial building
Minimum Lot Width 20 feet Per commercial space allocation
Minimum Lot Depth 50 feet Per commercial space allocation
Total Maximum Square Footage
Allowed (all uses)
20,000 square feet
Building Setbacks:
South Glendora Avenue 0 feet minimum;
10 feet average
Measured from Property Line
Lakes Drive (Side) 12 feet minimum Measured from Property Line
East Walnut Parkway (Side) 12 feet minimum Measured from Property Line
Outdoor Seating 0 feet minimum Measured from Property Line
Landscaped Frontage:
South Glendora Avenue (Front) 0 feet minimum Measured from Property Line
Lakes Drive (Side) 0 feet minimum Measured from Property Line
East Walnut Parkway (Side) 0 feet minimum Measured from Property Line
Landscaping 30% of the Project Site
Hardscape No more than 70% of
Landscape
Building Height:
Retail and Restaurant 15 feet minimum
Offices 10 feet minimum
* does not apply to parcels with reciprocal ingress/egress and parking.
* Landscape setbacks do not include vehicle overhangs.
* Retail parking ratios will be used for restaurants under 2500 square feet.
Lakes District Specific Plan
October, 2011 3-6
Chapter 3 LAND USE REGULATIONS
3.6 PARKING REQUIREMENTS
3.6.1 GENERAL PROVISIONS
This section shall be considered the "Master Parking Requirements" for the Lakes District Spe-
cific Plan. This section shall take precedence over the design and parking space requirements of
the various zoning chapters of Article IX of the West Covina Municipal Code.
3.6.2 LOCATION OF PARKING SPACES
All residential required parking spaces shall be located on-site. Retail parking shall be provided
along Glendora Avenue and Lakes Drive. Interior parking is provided for residential and
approximately half of the first floor of parking will be dedicated for commercial uses (retail and
office). Recreational Vehicles, trailers, boats, etc. are not allowed.
3.6.3 VEHICLE ACCESS
Access to the project site parking areas shall be from a dedicated and improved street. Residen-
tial access will be located off of Lakes Drive to the east and East Walnut Creek Parkway to the
west. The retail and office parking lots will be accessed off of South Glendora Avenue.
3.6.4 DESIGN AND IMPROVEMENTS
All parking areas shall be surfaced with or paved with asphalt concrete, concrete, or other sur-
face approved by the City Public Works Department, and shall thereafter be maintained in good
condition. Parking stalls and access lanes shall be clearly defined by striping and directional
arrows.
3.6.5 LOADING AREAS
Loading areas shall be provided in the number specified in Table 3.6.8. Loading areas shall not
be located within areas designated or used for primary access. Loading areas will be identified
and visually screened from public right-of-ways. Loading Zones are identified in Exhibit 4.
3.6.6 ALTERNATIVE TRANSPORTATION
a) Bicycle parking shall be required at the rate of one (1) per fifty (50) vehicle parking
spaces located in bicycle parking racks.
On-site pedestrian walkways and bicycle paths shall be provided to connect the build-
ings to public streets.
Passenger drop off and pick up areas close to building areas shall be encouraged.
Lakes District Specific Plan
October, 2011 3-7
Chapter 3 LAND USE REGULATIONS
GLENDORA .4 VP
NOT TO SCALE
Exhibit
Loading/Unloading Zones
Lakes District Specific Plan
October, 2011 3-8
Chapter 3 LAND USE REGULATIONS
d) An area for transit improvements such as bus turnouts and bus shelters shall be provided
along Lakes Drive.
3.6.7 JOINT PARKING
A reduction in the number of parking spaces may be allowed with approval of the Planning
Commission, for the Commercial area for uses that have different peak usage periods per
section 26.581 (e) of the West Covina Municipal Code.
Joint use: The Planning Commission may, upon application by the owner or lessee of any
property for a precise plan as set forth in the West Covina Municipal Code, authorize the joint
use of parking facilities by the following uses or activities under the conditions specified herein:
Up to seventy-five (75) per cent of the parking facilities required by this article for a use
considered to be primarily a daytime use may be provided by a use considered to be pri-
marily a nighttime and/or Sunday use; up to seventy-five (75) per cent of the parking
facilities required by this article for a use considered to be primarily a nighttime use may
be provided by a use considered to be primarily a daytime use, provided that such recip-
rocal parking area shall be subject to conditions as set forth below.
The following are typical daytime uses: Banks, business and financial offices. The fol-
lowing uses are typical nighttime and/or Sunday uses: Residential uses, Athletic clubs/
gymnasiums, Indoor recreation facilities, Schools or Studios, Tutoring facilities.
Conditions required for joint use:
1. The building or use for which application is being made for authority to
utilize the existing off-street parking facilities provided by another building
or use, shall be located within three hundred (300) feet of such parking
facilities.
2. The applicant shall show that there is no substantial conflict in the principal
operating hours for the buildings or uses for which the joint use of off-
street parking facilities is proposed.
3. Parties concerned in the joint use of off-street parking facilities shall evidence
agreement for such joint use by a proper legal instrument approved by the
city attorney as to form and content. Such instrument, when approved as con
forming to the provisions of this chapter, shall be recorded in the office of the
county recorder and copies thereof filed with the building, planning, and
engineering divisions.
Lakes District Specific Plan
October, 2011 3-9
Chapter 3 LAND USE REGULATIONS
3.6.8 PARKING RATIOS
TABLE 3.6.8 NUMBER OF PARKING SPACES REQUIRED
Use Number of Spaces Notes
Restaurants 1 space per 200 square feet of gross
floor area
Any restaurant under 2,500 s.f. will
follow the retail parking ratio.
Retail 1 space per 300 square feet of gross
floor area
Outdoor Seating 1 space per 2,000 square feet of gross
floor area
Loading Spaces (for commercial
uses only)
1 space for buildings 4,000 s.f to
25,000 s.f; 2 spaces for 25,001 to
50,000 s.f; 3 spaces for 50,001 to
75,000 s.f.;
Multi-Family 1BR: 1.5 spaces/unit
2BR: 1.8 spaces/unit
3BR: 2.0 spaces/unit
Guest: 0.25 spaces/unit
Stall Sizes-Commercial 8.5 feet. x 18 feet Stall sizes includes 2-foot overhang.
Allowance of compact stalls up to
35% of total stalls.
Stall Sizes-Residential 8.5 Feet x 18 feet (Standard) Stall sizes includes- 2 foot overhang.
No compact stalls allowed.
Lakes District Specific Plan
October, 2011 3-10
Chapter 4.0
DESIGN GUIDELINES/RE I UIREMENTS
4.1 PURPOSE AND INTENT
The purpose of this Section is to ensure that all development within the Lakes District Specific
Plan will conform to high standards of design quality. The following guidelines/requirements
seek to establish a design framework for the various land uses. They are intended to guide and
inform to the same extent that they may require or restrict.
The architectural concept for the Lakes District Specific Plan is defined as "Contemporary" and
"Modern." Exhibits 5A-C and 6A-C and Sections 4.2, 4.3 and 4.4 below provide guidelines and
requirements for multi-family and commercial development.
4.2 MULTI-FAMILY DESIGN GUIDELINES/REQUIREMENTS
The multi-family residences within Lakes District are envisioned as groupings of buildings 5
stories in height with detached parking in a multi-story parking garage. Multistory parking ga-
rage shall provide a wrapper to disguise the structure as well as avoid blank walls. Access for
residents is proposed off East Walnut Creek Parkway and Lakes Drive. Buildings are located in
close access to various recreational amenities, such as main recreation building with a swim-
ming pool, and a separate spa area. The following design guidelines are intended to create a
cohesive community through architecture, landscaping, and site planning (see Table 4.3.1).
Exhibits 5A-5C provides a graphic example incorporating the guidelines/requirements into a
project.
4.2.1 BUILDING ELEVATIONS
All elevations should be well detailed and articulated, incorporating building forms, masses,
roof design and authentic details and accent features that are consistent with the architectural
style of the building.
Sufficient massing and articulation of building walls should be incorporated into the building
design to provide visual interest to building facades and to reduce the visual length of long
walls. Such articulation may be achieved in a variety of ways, including but not limited to:
• Horizontal offsets of building wall planes
• Covered balconies or sundecks projecting forward of the main building wall plane
• Accentuated building elements such as entries, stair towers, or other similar features that
provide horizontal or vertical offsets and break the cave line of the building.
• Incorporating a combination of 5-story elements into the building design
• Stepping back a portion of upper floors, particularly at building corners, where feasible.
Additionally, multi-story buildings should incorporate other height reducing elements such as
large open balconies, shed roof forms, material changes, etc.
Lakes District Specific Plan
October, 2011 4-1
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
4.2.2 MATERIALS
All surface treatments or materials should be designed to appear as an integral part of the de-
sign, and not merely applied. All materials should wrap architectural elements in their entirety.
Material changes should occur at inside corners.
4.2.3 ROOFS
Variety in roof forms, ridge heights, and direction of gables is required to avoid a monotonous
roofscape as viewed from neighborhood streets, open space, or any other public space.
Flat roofs are permitted if consistent with the building's architectural style. When used, flat
roofs must have a parapet wall.
Roof overhangs shall be consistent with the architectural style of the building.
Multiple plate heights are required on each multi-family building.
Fascia elements should be consistent with the architectural style of the building. The use of
linear and modern members is encouraged for brackets, braces and other decorative elements.
Skylights and or solar panels are permitted, but should be designed as an integral part of the
roof. Skylight and or solar panel framing material should be colored to match the adjoining
roof. White "bubble" skylights are not permitted.
4.2.4 WINDOWS
Window details, including header, sill and trim elements should be consistent with the architec-
tural style of the building.
Window shapes and mullion patterns should be consistent with the architectural style of the
building.
The shape and size of shutters, when used, should be compatible with the window opening.
4.2.5 BALCONIES AND SUNDECKS
Balconies and sundecks, when provided, should be designed as an integral component of the
building's architecture and consistent with its architectural style.
Open rails may extend to the floor of the balcony or sundeck, but each corner must have a sup-
port that extends to the full guardrail height and shall be a minimum of 18" square (or L-shape).
4.2.6 CHIMNEYS
Chimneys, when provided, should be compatible with the architecture of the building.
Lakes District Specific Plan
October, 2011 4-2
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
4.2.7 GUTTERS AND DOWNSPOUTS
Exposed gutters and downspouts, when used, should be colored to either match or complement
the surface to which they are attached.
4.2.8 EXTERIOR STAIRS
Exterior stairs should be designed as an integral part of the building.
Stairs shall remain within the building envelope as defined by the roof outline.
Stair guardrail design must be consistent with the architecture of the building.
4.2.9 AWNINGS
Awnings, when provided, should be designed as an integral part of the architecture.
4.2.10 EXTERIOR LIGHTING
Wall packs are not allowed and exterior lighting fixtures should be compatible with the archi-
tectural style of the building.
4.2.11 ACCESSORY ELEMENTS
Recreation Buildings
Clubhouses, recreation buildings, and other support buildings should match the architectural
style and detailing of the main buildings.
Storage Buildings
Storage buildings must have the same level of architectural detailing as the residential buildings
within the project.
Trash Enclosures
Trash enclosures should be constructed of concrete masonry units with a finish similar to other
buildings in the development and have opaque metal gates and shall have walk in access.
Mail Boxes
Grouped or ganged mailboxes should be located in enclosures that provide shade and weather
protection. The mailbox enclosure should integrate lighting and a trash receptacle into its design
and continue the architectural character of the project. Enclosures should be located convenient
to short term parking and meet federal accessibility standards.
Lakes District Specific Plan
October, 2011 4-3
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
4.2.12 NON-ARCHITECTURAL ELEMENTS
Mechanical Equipment
No mechanical equipment (air-conditioning, heating units, etc.) shall be mounted on, or at-
tached to any pitched roof Mechanical equipment, when mounted on flat roofs, must be com-
pletely screened by parapet walls at least as tall as the equipment being screened.
Mechanical devices such as exhaust fans, vents, and pipes shall be painted to match adjacent
roof surfaces.
Ground mounted air conditioning units must be screened by walls and or landscaping at least
6" higher than the unit(s) and located away from pedestrian paths and project amenities.
Meters
Natural gas meters shall be grouped and screened by walls and or landscaping.
Electrical meters shall be ganged in meter enclosures or screened by walls and or landscaping.
Builders should contact the utility provider for minimum clearances.
Screen walls and electrical enclosures should be designed integral to the project's architecture.
4.3 COMMERCIAL DESIGN GUIDELINES/REQUIREMENTS
The purpose of the commercial design guidelines/requirements is to promote the quality of de-
velopment for the commercial areas within the Lakes District Specific Plan (see Table 4.3.1).
The guidelines/requirements define criteria for implementing coordinated design, organizational
unity and overall visual unity, while maintaining opportunities for individual needs of each type
of commercial development (i.e. retail shops, restaurants.) Exhibits 5A-5C provides a graphic
example incorporating the guidelines/requirements into a project.
4.4 OUTDOOR SEATING
Outdoor seating is allowed along Glendora Avenue. The purpose of outdoor seating is to en-
courage outdoor activities as well as to serve the public and employers of the area.
Lakes District Specific Plan
October, 2011 4-4
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
Exhibit 5A
MIXED USE ARCHITECTURAL CONCEPT
Lakes District Specific Plan
October, 2011 4-5
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
Exhibit 5B
MIXED USE ARCHITECTURAL CONCEPT
Lakes District Specific Plan
October, 2011 4-6
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
Exhibit 5C
MIXED USE ARCHITECTURAL CONCEPT
Lakes District Specific Plan
October, 2011 4-7
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
TABLE 4.3.1 MIXED USE DESIGN GUIDELINES/REQUIREMENTS
(RESIDENTIAL AND COMMERCIAL)
ITEM GUIDELINES
ARCHITECTURE •
•
•
•
Building facades facing public and private streets shall be articu-
lated to provide architectural interest and variety
Buildings should have wall articulation, such as inserts and/or
pop-outs on at least one building elevation
Buildings are encouraged to visually illustrate the three tradi-
tional parts of a building; base, mid-section, and top, through the
use of contrasting materials and colors.
Horizontal and vertical elements of exterior walls should vary in
height and projection to provide substantial architectural interest
and style.
• Details that provide shade and cast shadows should be used to
provide visual relief to the building
• Patterns created by storefront, window, and door placement
should add variety and interest.
• Intimate scale should be provided at ground floor levels, espe-
cially in multi-storied buildings, to humanize the building scale
to the pedestrian user.
• The height, scale, and style of each building should be compati-
ble with other adjacent commercial structures.
• Building entries should be pronounced and easily recognizable.
• Building storefronts shall face pedestrian walks, public parking,
or adjacent buildings.
ROOFS • Roof forms should be an integral part of the building design.
False mansard roofs are not acceptable.
• Roof pitches and overhangs should generally be consistent within
a single building; however, differing roof forms and materials are
encouraged.
• Architectural elements such as projecting cornices should be
used to add interest to flat roofs by defining the edge of the roof.
• Roof features and parapets should complement the character of
the adjacent buildings or other buildings within the commercial
center.
Lakes District Specific Plan
October, 2011 4-8
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
DETAILS •
•
•
Pilasters and columns should feature decorative caps to pro-
vide detail and create a finished look.
Storefronts should feature trim details around window and
door openings.
Windows and openings should be consistent with the archi-
tectural style of the building and maintain similar proportions
and rhythm with those on adjacent buildings.
• The design of outdoor patios (i.e. enclosures, landscaping,
furnishings) should be compatible with the architectural ele-
ments of the building.
MATERIALS AND COLORS • At least four distinct colors and/or materials should be used
on a building to create variety and detail.
• The texture of the building materials should enhance the func-
tion or appearance of the design by adding detail and rich-
ness.
• Avoid large expanses of smooth surfaces such as concrete or
glass. A mixture of smooth and textured blocks for exterior
building walls is encouraged.
• High quality materials and paint should be used to prevent
degradation and for ease of maintenance. Finish materials
that are susceptible to staining, fading, or other discoloration
are discouraged.
• Bright colors should not be used as a base color, but may be
used as an accent color. Accent colors should be compatible
with the main color theme. Accent colors may be used to
highlight architectural features, such and detailing, trim, col-
umns, storefronts, window sashes, doors, and door frames.
• Material and color changes should occur at a change in a
building plane, and reinforce the building's massing concept.
WALLS AND FENCES • Walls and fences shall be designed to complement the design,
color and materials of adjacent buildings.
• Walls should be constructed of decorative concrete block.
Decorative wrought iron fencing may be used provided it uses
decorative block pilasters.
• Walls should be constructed of vandal resistant materials to
deter graffiti.
• Chain link or mesh fencing is prohibited.
• Where long linear walls or fences are needed, they shall be
accented through the use of pilasters at a minimum of every
20 feet.
SERVICE FACILITIES • New gas and telephone lines and electrical lines of 12kV or
less shall be placed underground.
• Ground mounted utility appurtenances shall be located away
from public view to the extent feasible are adequately
screened.
• Electric meters, electrical panels, junction boxes, and similar
equipment should be located in a utility room.
Lakes District Specific Plan
October, 2011 4-9
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
MECHANICAL EQUIPMENT • Roof mounted mechanical equipment shall be sub-
stantially concealed from view by integral building
elements.
TRASH ENCLOSURES • Trash enclosures shall be constructed architectur-
ally compatible with the main building(s) including
materials and colors.
• The use of chain link fencing, barbed wire, or razor
wire is prohibited in conjunction with trash enclo-
sures.
OUTDOOR LIGHTING • The projects lighting scheme should use a hierarchy
to provide a type of way finding system.
• The minimum maintained average footcandle level
shall be 1.00 fc, with a minimum of 0.40 fc.
• The height of the light source or pole shall be ap-
propriate to the site activity and surrounding envi-
ronment.
• Lighting fixtures in parking lots shall be located to
avoid displacing trees.
• Exterior lighting shall be architecturally integrated
with the building style, materials and colors.
• Use of low, cut off type bollard lighting is encour-
aged.
• Light standards shall not exceed 25 feet in overall
height (22 foot high pole with a 3 foot high base)
from the finished grade of the parking area.
PEDESTRIAN ACCESS • A continuous pedestrian walkway system shall be
provided within the commercial area.
• Courtyards, patios, plazas, enhanced paving, water
features, site furniture, and similar pedestrian
amenities should be incorporated whenever possi-
ble.
Lakes District Specific Plan
October, 2011 4-10
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
4.5 LANDSCAPE CONCEPT
The Landscape Concept for the Lakes District shall not only create a unique sense of place for
the project but also takes into consideration its context with The Lakes Entertainment Center,
and how it can be interwoven into the overall urban fabric of West Covina. The concept will
utilize both hardscape and softscape design elements to create this unifying theme, from the
three residential streetscape edges of Lakes Drive and Walnut Creek Parkway to the retail front-
age along South Glendora Avenue; and from public retail and park-like plazas to private court-
yards and recreational area for its residents.
As a true mixed-use development, this project shall create the special sense of place by unifying
both the residential and retail/commercial aspects in a cohesive and aesthetically desirable fash-
ion. The general landscape theme will complement the "contemporary" and "modern" architec-
tural concept. The overall theme consists of contrasting bands of paving that are symbolic of
agrarian crop rows by paying homage to the City's agricultural history.
Along the retail frontage, generous architectural setbacks allow public gathering and seating
opportunities at themed seat walls under shaded tree canopies, while public art and water fea-
ture amenities add special interest along the South Glendora Avenue streets cape. Reference 6A-
6C.
The retail plaza and residential entry off South Glendora forms a park-like space that is punctu-
ated by a public art element. Seating benches surround the perimeter of the plaza in order for
people to enjoy this passive park setting. Reference 7A-7C.
At the residential streetscape edges, the thematic paving concept highlights a few areas as mod-
est and minimal turf panel areas provide some curb appeal as private walkways and steps lead
up to the front patios of the residential units. Reference 8A-8C.
4.6 WALLS AND FENCES
In order to provide appropriate separation and buffering between the various land uses within
and adjacent to the project, a wall and fence concept plan is proposed. Exhibit 10 provides de-
tails for walls and fences. The height of walls and fences shall not exceed six (6) feet as meas-
ured from the highest adjacent grade, except that eight (8) foot high walls are allowed in certain
circumstances as stipulated elsewhere in the specific plan. (See Table 3.5.1).
4.7 SIGNS
The sign program for the project is intended to provide tasteful, consistent sigmage while effec-
tively promoting the various business activities within the project. Sign criteria shall be consis-
tent with Chapter 26, Article VII of the West Covina Municipal Code.
Prior to the issuance of building permits, a comprehensive sign program will be submitted for
approval by the Planning Department for the overall master development and the individual
building identification signs.
Lakes District Specific Plan
October, 2011 4-11
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
N
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NOT TO SCALE
KEY MAP NTS
Exhibit 6A
Typical Retail Frontage
Lakes District Specific Plan
October, 2011 4-12
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Exhibit 6B
Streetscape—South Glendora Avenue
Lakes District Specific Plan
October, 2011 4-13
NOT TO SCALE
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
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Typical Main Entry
Lakes District Ssecific Plan
October, 2011
Chapter DESIGN GUIDELINES/REQUIREMENTS
Exhibit 7B
Streetscape—Main Entry
Lakes District Specific Plan
October, 2011 4-16
0
NOT TO SCALE
KEY MAP NTS
Exhibit 8A
Typical Residential Frontage
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
Lakes District Specific Plan
October, 2011 4-18
'I
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
SECTION I TYPICAL STREETSCAPE 'STOOP' CONDITION
Exhibit 8B
Streetscape—Lakes Street & Walnut Creek Parkway
Lakes District Specific Plan
October, 2011 4-19
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
4.8 STREET FURNITURE AND LIGHTING CONCEPT
The Street Furniture and Lighting Concept for the project provide lighting for both security and
aesthetic purposes in a tasteful manner. The street furniture promotes pedestrian use of the pro-
ject by providing areas for people to enjoy the outdoor spaces of the project. Exhibit 24 pro-
vides details. Street lights on private street will be placed at distance apart in order to achieve
one foot candle continuous.
PLANTING CONCEPT
The planting concept and palette shall reinforce both the "modern" architectural
style and the City's guidelines for drought tolerant plant materials. The use of
thematic succulents at key areas, and water-wise ornamental plants, typical of
Southern California will add interest and soften the overall architecture. In addi-
tion, "smart" irrigation techniques and practices shall be promoted in order to
minimize the water usage for landscape irrigation.
The following legend references possible plant species used for specific condi-
tions and areas throughout the residential and retail perimeter of the project.
TREE LEGEND
Albizia julibrissin
Bauhinia x blakeana
Cinnamomum camphora
Citrus spp.
Cupaniopsis anacardioides
Ginkgo biloba
Jacaranda mimosifolia
Lagerstroemia indica
Magnolia grandiflora
Olea europaea 'Swan Hill'
Pinus canariensis
Pinus eldarica
Phoenix dactylifera `Medjool'
Prunus caroliniana
Schinus molle
Washingtonia robusta
Floss Silk Tree
Hong Kong Orchid Tree
Camphor Tree
Citrus species
Carrotwood
Maidenhair Tree
Jacaranda
Crape Myrtle
Southern Magnolia
Swan Hill (fruitless) Olive
Canary Island Pine
Allepo Pine
Medjool Date Palm
Carolina Laurel Chen-y
California Pepper
Mexican Fan Palm
Exhibit 9A
Planting Concept and List
Lakes District Specific Plan
October, 2011 4-21
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
SHRUBS LEGEND
Agave spp.
Anigozanthos flavidus 'Orange'
Dianella tasmanica DR500
Elaeocarpus decipiens
Hemerocallis spp.
Ligustrum japonicum `Texanum'
Liriope gigantea
Philodendron `Xanadu'
Phormium spp.
Pittosporum spp.
Podocarpus `Icee Blue'
Rosmarinus officinalis 'Roman B'
Stelitzia reginae
Xylosma congestum
Yucca spp.
GROUND LEGEND
Carissa macrocarpa 'Green Carpet'
Ceanothus griseus
Chloropytum como sum
Festuca 'Elijah Blue'
Juniperus horizontalis 'Icy Blue'
Lantana montevidenis 'Purple'
Ophiopogon japonicas
Rosmarinus officianalis
Sencio spp.
Tradescantia palllida 'Purple Heart'
Trachelospermum jasminoides
VINES LEGEND
Bougainvillea 'Purple'
Campsis radicans 'Flamenco'
Clytostoma callistegioides
Passiflora caerula 'Lavender Lady'
Agave species
Kangaroo Paw
Little Rev Flax Lily
Japanese Blueberry
Daylily
Texas Waxleaf Privet
Big Blue Lily Turf
Dwarf Cut-Leaf Philodendrum
Flax species
Mock Orange species
Blue Yew Pine
Rosemary 'Roman Beauty'
Bird of Paradise
Shinny Xylosma
Yucca
Green Carpet Natal Plum
Carmel Creeper
Spider Plant
Blue Fescue
Creeping Blue Juniper
Purple Trailing Lantana
Mondo Grass
Rosemary
Chalksticks
Purple Wandering Jew
Star Jasmine
Bougainvillea
Trumpet Vine
Lavender Trumpet Vine
Passion Vine
Exhibit 9B
Planting Concept and List
Lakes District Specific Plan
October, 2011 4-22
NOT TO SCALE
Exhibit 10
Wall and Fence Layout
an;
11101"01
Chapter 4 DESIGN GUIDELINES/REQUIREMENTS
Lakes District Specific Plan
October, 2011 4-23
Chapter 5.0
INFRASTRUCTURE UTILITIES AND PUBLIC SERVICES
5.1 PURPOSE AND INTENT
The purpose of this chapter is to identify the utilities and public services required to serve the
Lakes District Specific Plan. The following exhibits and text discuss infrastructure improve-
ments for vehicle circulation, storm drains, sewer, and water. The provision of adequate utili-
ties and public services has also been discussed in the appropriate sections of the MND for this
project.
5.2 VEHICLE CIRCULATION
Exhibits 12 shows access and required improvements for Glendora Avenue, East Walnut Creek
Parkway and Lakes Drive as well as the on-site parking garage.
5.3 STORM DRAIN PLAN
Storm drainage improvements have been designed to convey storm water runoff from the pro-
ject site without increasing flood or erosion hazards or exceeding capacity within the site. This
is accomplished by constructing a series of storm drains and laterals within the site to receive
flows from the developed portions of the site. Streets, curbs and gutters will direct street flows
into collection points, where flows will enter the storm drain. Then conveyed into the main
storm drain line that connects to the San Gabriel River and the Rio Hondo River. The storm
drain improvements have been designed to be consistent with City requirements. Exhibit 14
shows details of the storm drain plan.
5.4 SEWER PLAN
Sewer service for the project will be provided through the City of West Covina. The project
will convey sewage through on-site sewer lines and laterals which will connect to existing
sewer main adjacent to Lakes Drive. Exhibit 15 provides a concept plan for the sewer system
5.5 WATER PLAN
Suburban Water Systems will provide water to serve the project.
5.6 UTILITIES
A) Electricity: Southern California Edison (SCE) provides electric service to the project
area and will extend service to the project in accordance with rules and policies for ex-
tension of service on file with the California Public Utilities Commission.
B) Natural Gas: The Southern California Gas Company will provide natural gas service to
the project at the time contractual arrangements are made in accordance with Gas Com-
pany policies and extension rules and policies for extension of service on file with the
California Public Utilities Commission.
C) Telephone Service: Verizon provides telephone service to the project area and will ex
Lakes District Specific Plan
October, 2011 5-1
Chapter 5 INFRASTRUCTURE, UTILITIES , AND PUBLIC SERVICES
N
®
NOT TO SCALE
Exhibit 12
Vehicular Circulation Path
Lakes District Specific Plan
October, 2011 5-2
Chapter 5 INFRASTRUCTURE, UTILITIES , AND PUBLIC SERVICES
tend service to the project in accordance with extension rules and policies for extension
of service on file with the California Public Utilities Commission.
D) Cable: Charter Communications provides cable service to the project area.
E) Solid Waste: The City of West Covina will provide solid waste collection service for
the project through a franchise agreement with Athens Services, a private refuse hauler.
5.7 PUBLIC SERVICES
A. Fire: Fire protection services will be provided by the City of West Covina Fire Depart-
ment. Sunset Fire Station 1, located at 819 South Sunset is the primary station serving
the area. The Mitigated Negative Declaration for the project has required mitigation
measures to ensure adequate fire protection service for the project pursuant to Section
1.4 of this document.
B. Police: Police services will be provided by the City of West Covina Police Department.
The station is located at 1444 West Garvey Avenue. The Mitigated Negative Declara-
tion for the project has required mitigation measures to ensure adequate police service
for the project pursuant to Section 1.4 of this document.
C. Schools: School services will be provided by the West Covina Unified School District.
The project will be served by the following schools; Cameron Elementary School;
Edgewood Junior High School; and West Covina High School. Pursuant to Government
Code Section 65995, the project will be required to offset impacts to the school system
by paying a mandatory fee per square foot of commercial and residential buildings.
D. Libraries: Library services will be provided by the Los Angeles County Public Library.
The Mitigated Negative Declaration for the project has required mitigation measures to
ensure adequate library service for the project pursuant to Section 1.4 of this document.
E. Community and Recreation: The City of West Covina Community and Recreation
Services Department (CRSD) manages park facilities and provides recreation programs
to City residents. Currently there are 12 developed neighborhood parks and five
developed community parks that have a total of approximately 122 and 77 acres of park
space, respectively.
Lakes District Specific Plan
October, 2011 5-3
6.1 PHASING POLICIES
The following policies are intended to ensure that the Lakes District Specific Plan, if developed
in phases, provides the essential infrastructure and services to support each phase of develop-
ment. A phasing plan shall be submitted to the Planning Department for review and approval of
the Planning Department and Public Works Department.
All new development must provide the appropriate level of services and utilities to ade-
quately serve the proposed uses for each phase of development. Confirmation of adequate
facilities shall be provided prior to the issuance of building permits.
To the maximum extent feasible, all backbone infrastructure for sewer, water, drainage fa-
cilities, and street improvements for Glendora Avenue, East Walnut Creek Parkway and
Lakes Drive shall be provided for the entire project in the first phase of development.
Temporary, on-site private streets and drive aisles may be allowed subject to the approval of
the Engineering Department.
All undeveloped portions of the site shall be maintained in a weed free condition.
Hydroseeding and temporary irrigation systems may be required at the discretion of the
Planning Director.
Lakes District Specific Plan
October, 2011 6-1
Chapter 7.0
IMPLEMENTATION AND ADMINISTRATION
7.1 INFRASTRUCTURE AND PUBLIC SERVICE FINANCING
Pursuant to Government Code Section 65451(a) (4), the following describes the financing
measures or programs necessary to finance the infrastructure and service requirements to sup-
port the Lakes District Specific Plan.
A. Infrastructure: The infrastructure improvements, including but not limited to vehicle cir-
culation, storm drains, sewer, water and utilities will be funded entirely by the developer of
the project, or the City and developer in concert with each other may form a special financ-
ing district for the sole purpose of funding the utilities and infrastructure. The developer
will also be required to pay any applicable fees to the City of West Covina or other agencies
if required for connection and/or capacity expansion fees (or other similar fees). The City of
West Covina will ensure and the Developer shall install adequate facilities available to serve
the project prior to the issuance of an occupancy permit for any portion of the project con-
sistent with the phasing policies described in Chapter 6.0.
B. Public Services: Consistent with the City of West Covina's requirements or mitigation
measures identified in the Negative Mitigated Declaration, the project developer will be
required to pay fees or contribute to public service facilities on a pro rata share based on
the project impacts to public services. Confirmation that the project has met it's fair share
contribution to public services shall be required prior to the issuance of an building permit
or occupancy permit, as determined by the Public Works Director. In addition, any fees
that may be required and sales taxes generated by the project will augment the City's gen-
eral fund in order to provide public services.
7.2 APPLICATION PROCESSING
At the time of the adoption of the Lakes District Specific Plan, concurrent applications will be
approved for overall site development through General Plan Amendment, Zone Change, Precise
Plan, and Tentative Tract Map. Subsequently, when more than one application (such as condi-
tional Use Permit, Precise Plan, Parcel/Tract Map) is processed and approved concurrently, the
time frame for the expiration of all such application shall be based upon. In addition, request for
extension of such periods shall apply to all the concurrently approved applications as set forth
in the West Covina Municipal Code.
The Application Processing Section is intended to provide the regulatory framework
(application processing, allowable uses, etc.) for any subsequent entitlements that may be re-
quired as identified in Table 7.2. This also includes review of requests for future uses that may
occupy buildings on the site. All applications shall be processed pursuant to the applicable pro-
visions of Article IX, Planning and Zoning, of the West Covina Municipal Code.
7.3 SPECIFIC PLAN AMENDMENTS
The following changes require an amendment to the Lakes District Specific Plan.
Increase in the intensity/density of development as described in Land Use Summary 2.2.
Lakes District Specific Plan
October, 2011 7-1
Chapter 7 IMPLEMENTATION AND ADMINISTRATION
Any boundary adjustments to project area or between land use categories as shown in Exhibit 2.
Table 7.2. Approval Authority Matrix
TYPE OF ACTION STAFF LEVEL PLANNING COM-
MISSION
CITY COUNCIL Notes
Conditional Use
Permits x
Environmental
Review x
Extensions of
Time X
Precise Plans
x
Specific Plan
x
Specific Plan Mi-
nor Adjustments x
Tentative Parcel
Maps X
Tentative Tract
Maps X
Variances
x
General Plan
Amendment
X
Lakes District Specific Plan
October, 2011 7-2
Chapter 7 IMPLEMENTATION AND ADMINISTRATION
7.4 MINOR ADJUSTMENTS
In order to provide flexibility to the project review process, the Planning Department, without a
public hearing, may approve the following through a Planning Director's Modification. The
Planning Department may at its discretion, refer any of these actions to the Planning Commis-
sion and/or City Council.
A. Changes to the infrastructure plans identified in Sections 5.1 — 5.4 and Exhibits 13-16.
Any minor adjustment to the project that is within ten percent (10%) of a development
standard for yards and setback.
7.5 INTERPRETATION
The Planning Director of the City of West Covina, or their designee, shall have the responsibil-
ity to interpret the provisions of the Lakes District Specific Plan.
Lakes District Specific Plan
October, 2011 7-3
ZONE CHANGE NO. 11-02
EXHIBIT B
Indicates the area proposed to be rezoned from
“Regional Commercial (R-C) to “Specific Plan No. 24 (Lakes District Specific Plan”