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06-13-2016 - Downtown Plan - No. 1 SR.pdfCity of West Covina Memorandum AGENDA TO: Mayor and City Council ITEM NO. 1 DATE June 13, 2016 FROM: Chris Freeland City Manager BY: Jeff Anderson Planning Director SUBJECT: CODE AMENDMENT NO. 16-01 STUDY SESSION DOWNTOWN PLAN AND CODE RECOMMENDATION: Staff recommends that the City Council review the information in the staff report and the Downtown Plan, and provide appropriate direction to staff regarding changes recommended by the Planning Commission, as well as, additional City Council recommendations for revision to the document BACKGROUND: On January 12, 2016, the City Council adopted Resolution No. 2016-01 initiating a Code Amendment establishing a Downtown Plan to create zoning standards for the downtown area to be defined in the General Plan. The draft Downtown Plan and Code is 125 pages in length and includes several sections. The first three sections include the Downtown Plan Introduction, Vision, and Goals, Policies and Actions. The fourth section is the Downtown Code and the fifth section is Implementation. After adoption, the Downtown Plan would establish the vision and policies that will direct growth in the Downtown Area. The Downtown Plan will take the place of the current zoning designations in the Downtown area and replace them with the new designations provided in the draft Downtown Code. The Downtown Plan and Code are being processed concurrently with the General Plan Update. An Environmental Impact Report (EIR) is currently being prepared by the consultants. The schedule for the General Plan Update is for the completion and adoption of the FIR, General Plan and Downtown Plan and Code in the early fall of 2016. The purpose of the Study Session is to allow for City Council discussion and to allow for the Council to recommend modifications to the document prior to public hearings. Staff reports were prepared for each of the five Planning Commission study sessions that were held between February and May of 2016. These staff reports are more detailed than this report and are attached (Attachments Nos. 2 through 5), The Downtown Plan can be found at planwc.org . All letters received regarding the Planning Commission Study Sessions are included (Attachment No. 8). Z:\General Plan UpdatelDowntown Plan \CC Study Session16.13.161CC Staff Reporldoc Code Amendment No. 16-01 Downtown Plan June 13, 2016 Page 2 DISCUSSION: As discussed above, the Downtown Plan is divided into four Parts. The majority of the document is Part 4, the Code for the Downtown area. The first three Parts are summarized below. PART 1- INTRODUCTION The Introduction provides information and background. The section includes discussion on the Plan Purpose, Setting and Context, the Downtown District, Market Context, Downtown First, Fiscal Health, Mobility, the Planning Process, and Civic Engagement. This section explains the use of the term "Downtown" to replace the term "Central Business District" that was previously used to describe the same geographic area. PART 2- VISION Part 2 of the Downtown Plan establishes the vision of a vibrant and walkable Downtown West Covina. The section includes discussion on seven Key Concepts, five Key Components, and eleven Private Projects. As the title implies, this section is a vision about the type of development that would fulfill the goals provided in Part 1 (Introduction). This section is not the Code or a plan but a concept of what would be ideal. Many other types of development could occur on the properties that are discussed under Private Projects, and it is likely that what does get developed will be different uses or forms than those indicated in the plan. The vision is there to provide a constant reminder of the goal of the General Plan. PART 3- GOALS, POLICIES, AND ACTIONS This section focuses on the Goals of each of the chapters in the General Plan. For a complete list of the Goals, Policies, and Actions, refer to the Downtown Plan. The following is a summary of the Goals. Our Natural Community Goal 1 — Increase the tree canopy in the City. Our Prosperous Community Goal 2— Maintain and monitor Downtown's fiscal health. Goal 3 — Reinforce the Downtown West Covina brand as a Great Place to Live, Work, and Play in the San Gabriel Valley. Goal 4— Nurture local businesses and attract non-retail jobs. Z:\General Plan UpdatelDowntown Plan\CC Study Session16.13.161CC Staff Report.doc Code Amendment No. 16-01 Downtown Plan June 13, 2016 Page 3 Our Well Planned Community Goal 5 — Create an enduring and memorable public realm. Goal 6 — Make great places by insisting on the highest standards in architecture, urban design, and landscape architecture. Goal 7— Provide high-quality, urban housing for a diverse range of income levels. Our Accessible Community Goal 8 — Create an Integrated transportation system that effectively serves the Downtown area making Downtown a place where people prefer to walk, bike or ride transit rather than drive a car. Goal 9 — Improve the experience for transit riders through enhanced amenities, access, safety and landscaping. Goal 10 — Make parking convenient, easy, and accessible. Our Resilient Community Goal 11 — Integrate low-carbon built environment and practices in Downtown and in every aspect of the Downtown Plan, Our Healthy and Safe Community Goal 12 — Create environments that encourage safe and healthy lifestyles and maximize the opportunities for physical activity. Well-designed public and semi-public realm fosters social interaction, and good programming can draw people out of their homes and into their community. Our Active Community Goal 13 — Enhance the value of fitness and celebrate healthy living, and acquire, develop, and maintain quality of public open spaces and trails. Our Creative Community Goal 14 — Weave culture into the fabric of Downtown everyday life through the growth and expansion of cultural institutions and by nurturing creative and artistic expressions in the public realm. • PART 4- CODE The final section of the Downtown Plan, Part 4, is the Code requirements. This portion of the document is divided into 13 Sections. The following is a summary of the Sections. Z:\General Plan UpdatelDowntown PlanTC Study Session16.13.161CC Staff Report.doc Code Amendment No. 16-01 Downtown Plan June 13, 2016 - Page 4 Section 1: Purpose and Applicability This section of the Code provides the reason, relationship to other City documents, what the Code is applicable to, non-conformity standards and abatement. Section 2: Zones and Regulating Plan This section establishes the Zoning Districts for the Downtown, provides the types of development standards in the Code, includes a map indicating the Zoning Districts (Regulating Plan) and provides a graph describing the development pattern and uses for each Zoning District. Section 3: Land Use Standards The section provides direction on what land uses/business are allowed in each of the zones. Currently, the Zoning section of the Municipal Code includes a Land Use Matrix that indicates what types of uses are allowed, what zones they are allowed in, if a discretionary review is required for approval, and what type of discretionary review is required. It is an important and well used section of the Code. Any business seeking a business license must be reviewed based on that matrix. The comparison chart of current zoning standards and proposed standards in the Downtown Plan is included as Attachment No, 6. The Downtown Plan has its own separate Matrix as it is form-based, includes new zones and because the concept is that land uses should be more open. In an urban setting, there may be some uses that would be allowed as a permitted use, whereas in an area in close proximity to low-density residential areas, it might require an administrative use permit or conditional use permit. Section 4: Development Standards by Zone The development standards serve the purpose of generating buildings that collectively shape the form of the area and public realm. Over time, the adherence to the standards will create specific development and neighborhoods. This section is divided into the three Zoning Districts within the Downtown Plan. A chart provided to the Planning Commission is included as Attachment No. 7. These include the Urban Center Zone (UC), General Urban Zone (GU) and Urban Neighborhood Zone (UN). These zones are listed from highest intensity to the lowest intensity. Section 5: Building Standards The section provides design standards for each defined building type. It includes sections on Purpose, Applicability and Allowed Building Types by Zoning District. A chart is included identifying which building types are allowed in the 3 zoning districts included in the Downtown Plan. A summary of the eight building types is provided as well as a description and standards for each building type. Meneral Plan UpdatelDowntown Plan\CC Study Session16.13,161CC Staff Report.doc Code Amendment No. 16-01 Downtown Plan June 13, 2016- Page 5 Section 6: Frontage Standards This section of the Code provides standards for the front elevation and other street elevations of buildings. A summary and description of the eight frontage types is provided that includes a cross- section view, site plan view, and photographic examples. Each frontage type includes standards. The standards vary depending on the design framework of the frontage type and include standards such as width, depth, height, finish level above sidewalk finish level below sidewalk, setback from curb, and design standards. Section 7: Streets and Block Standards This section establishes street design and block standards. The street standards are designed to provide an interconnected and walkable network of public streets. The street standards are intended to transform existing streets and to provide new streets to integrate into the vision of the Downtown. Existing and proposed street designs are included which add parking and/or bike lanes in those circumstances where the circumstances and traffic allow them. The section also includes standards for new or modified street blocks. It should be noted that suburban blocks or superblocks have been designed for vehicular movement and have the consequence of reducing pedestrian activity. The Downtown Plan would require the creation of a finer grain of block size. The standards would require sites that are four acres or larger to subdivide the lot to create smaller blocks, including streets and alleys. This would allow for a more pedestrian friendly environment and allow for more on-street parking potential. Section 8: Civic Space Standards This section of the Code provides standards for Civic Spaces. Civic Spaces are outdoor spaces that allow for recreational and civic activities. Civic Spaces are important in an urban environment to provide open space and recreational opportunities. Standards are provided for a variety of space types and which zones are appropriate. Section 9: Landscape Standards This section establishes landscape standards. Standards include street tree spacing, tree size minimums for private property, front yard, and other yards. Section 10: Signs The Sign Section provides standards for temporary and permanent signs. These standards would replace the Municipal Code Sign Standards currently required for buildings in the area. The proposed standards include application requirement, exempt signs, prohibited signs, temporary signs, nonconforming signs and sign types. Z:\General Plan UpdatelDowntown Plan \CC Study Session16.13.16TC Staff Report.doc Code Amendment No. 16-01 Downtown Plan June 13, 2016 Page 6 Section 11: Other Standards This section is miscellaneous standards. Standards include site walls and outdoor dining in public right-of-way. Section 12: Administration The Administration section provides for the review authority, the type of applications required and the provision of a Town Design Advisor. The section includes a matrix of the review authority of discretionary applications. The concept of a Town Design Advisor is included which provides direction to hire a consulting architectural/urban design firm to provide advice and recommendations on architecture and design to staff, the Planning Commission and the City Council. Section 13: Definitions This section provides for definitions. The Definitions sections provides two types of definitions, General Terms and Land Use Terms, The General Terms section provides information on terms that are used for development standards and other types of requirements, many of which are unique to the Downtown Plan and not found in the Municipal Code. The Land Use Terms section provides definitions of land uses and business types. PART 5 — IMPLEMENTATION This section is still in the process of being prepared. The Implementation section will provide a schedule, financing options, and responsibilities for each Policy and Action in Part 3 of the Downtown Plan. The resulting information can be used by staff and City Council to facilitate discussion for Goals and Objectives in future years. Staff is working with the consultant on the document and it will be included with the final Downtown Plan, PLANNING COMMISSION DISCUSSION AND RECOMMENDATION: The Planning Commission held five study sessions between February and May. The study sessions and topics were held as listed below. Study Session 1, February 23, 2016 - Introduction, Schedule and Timeline Study Session 2, April 12, 2016 — Review of Introduction, Vision, and the Goals, Policies and Actions (Downtown Plan) Study Session 3, April 26, 2016 — Review of Use and Applicability, Zones and Regulating Plan, and Development Standards by Zone (Downtown Code) Study Session 4, May 10, 2016— Review of Building Standards, Frontage Standards/Streets and Block Standards (Downtown Code) ZAGeneral Plan UpdateDowntown Plan \CC Study Sossion16,13.I6CC Staff Report.doc Code Amendment No. 16-01 Downtown Plan June 13, 2016- Page 7 Study Session 5, May 24, 2016 — Review of Land Use Standards, Open Space, Landscape, Signs, Other Standards, Administration and Definitions (Downtown Code) At each of the final four study sessions, the Planning Commission discussed recommended revisions to the Downtown Plan. These included issues brought up by the Planning Commissioners and some brought up by staff. The complete list of recommended revisions is provided as Attachment No. 1, the following is a summary of that list. 1. Part 3 — Goals, Policies, and Actions, Our Prosperous Community, Policy 4.1: Target employment-based uses to downtown. Add Action for Research and Development uses. 2. Part 3 — Goals, Policies, and Actions, Our Accessible Community, Policy 10: Increase the efficiency, cost-effectiveness and utility of existing parking and road supply by managing demand. Add Action for emerging transportation technologies. Part 4 — Code, Section 1 — Purpose and Applicability, 1.2 Use and Applicability, City Attorney reviewing section and their suggestions will be incorporated. 4. Part 4 — Code, Section 1 — Purpose and Applicability, 1.2 Use And Applicability, establishes the transition from current Code process and Building construction process. 5. Part 4 — Code, Section 2 — Zones and Regulating Plan, 2.2 Regulating Plan, clarify Shopfront Frontage Overlay standards, 6. Part 4 — Code, Section 2 — Zones and Regulating Plan, 2.2 Regulating Plan, Change zoning designation for Glendora Shops (east side of Glendora) from Urban Neighborhood to General Urban. Part 4 — Code, Section 4 — Development Standards by Zone, 4.1C, 4.2C, & 4.3C Change site size to lot size in title, in chart and in footnote under chart. Part 4 — Code, Section 4 — Development Standards by Zone, 4.1D, 4.2D, & 4.3D — Change the Residential uses/Studio or 1 bedroom from 1 space per unit to 1.5 spaces per unit, and change the Non-residential uses parking standard from 2 space per 1,000 sq. ft. to 65% of cumulative parking requirements of the Municipal Code, 9. Part 4 — Code, Section 5 — Building Standards, 5.21) (7), 5.2E (7), 5.2G (7), & 5.211 (7) — Eliminate Courtyard width/depth/height ratio to allow greater flexibility in design by architects/applicants. 10. Part 4 — Code, Section 5 — Building Standards, 5.2G(8) & 5.2H(8) — Building Size & Massing - Eliminate required 30 foot by 30 foot massing break to allow greater flexibility. 11. Part 4 — Code, Section 6 — Frontage Standards, 6.2A (2) — Eliminate "furniture area" width and depth provide dimension. ZAGeneral Man UpdatelDowntown Plan\CC Study Session16.13.161CC Staff Report.doc Code Amendment No. 16-01 Downtown Plan June 13, 2016 - Page 8 12. Part 4 — Code, Section 2 — Zones and Regulating Plan - 4.1 & 4.2 — Hotel Standards - Add distinct standards for heights for hotels. 13. Part 4 — Code, Section 2 — Zones and Regulating Plan - 4.2C — Allowed Building Types, Height and Site Size - Add height standards when adjacent to single family uses and zones. 14. Part 5 — Code, Section 9.0 — Landscape Standards - Add street tree species of Cameron Avenue. 15. Part 5 — Code, Section 10 — Signs - Review/compare proposed sign standards to current sign standards. 16. Part 5 — Code, Section 11 — Other Standards - Add rooftop mechanical screening, trash storage, and underground utilities standards. 17. Part 5 — Code, Section 12 — Administration - Review/compare proposed discretionary review to existing discretionary review processes. 18. Part 5 — Code, Section 13 — Definitions - Review/compare proposed Definitions with existing Definitions. ENVIRONMENTAL DETERMINATION No environmental determination is necessary for a study session. The Downtown Plan will be included in the Environmental Impact Report that will be completed for the General Plan. Z:\General Plan UpdatelDowntown Plan \CC Study Session16.13.161CC Staff Report.doc Code Amendment No. 16-01 Downtown Plan June 13, 2016 - Page 9 CONCLUSION The purpose of the study session is to provide the City Council with an overview of the Downtown Plan and Code. A total of five study sessions were held by the Planning Commission at which time a list of recommended revisions were compiled (Attachment No. 1). The goal is to receive comments and direction from the City Council in order to revise the sections under review in preparation for final review. The Implementation section will be provided at the time of final review. Following this study session, staff will work with the General Plan consultant to revise the draft Downtown Plan. As with any code amendment to the Zoning section of the Municipal Code, the Planning Commission will review and provide a recommendation prior to a final review by the City Council. The schedule calls for these public hearings to occur concurrently with the General Plan Update and the EIR (Environmental Impact Report). P 43jeff Anderson Planning Director Attachments: Attachment No. 1 — List of Planning Commission Direction on Revisions to Downtown Plan Attachment No. 2 — Planning Commission Study Session Staff Report, April 12, 2016 Attachment No. 3 — Planning Commission Study Session Staff Report, April 26, 2016 Attachment No. 4 — Planning Commission Study Session Staff Report, May 10, 2016 Attachment No. 5 — Planning Commission Study Session Staff Report, May 24, 2016 Attachment No. 6 — Comparison Chart — Existing Zoning and Proposed Downtown Plan Attachment No. 7 — Development Standards Chart Attachment No. 8 — Public Comment Letters from Planning Commission Study Sessions Attachment No. 9 — Downtown Plan (available online at PlanWC.org) Z:\General Plan UpdatelDowntown Plan ICC Study Session16.13.161CC Staff Report.doe ATTACHMENT NO. PLANNING COMMISSION RECOMMENDED REVISIONS TO THE DOWNTOWN PLAN AND CODE Revisions from April 12, 2016 Study Session Review ofintroduction, Vision, and the Goals, Policies and Actions (Downtown Plan) Part 3— Goals, Policies, and Actions OUR PROSPEROUS COMMUNITY Policy 4.1: Target employment-based uses to downtown. Add Action 4.1c: Explore opportunities that will facilitate and encourage Research and Development (R & D) type development and occupancy. OUR ACCESSIBLE COMMUNITY Policy 10: Increase the efficiency, cost-effectiveness and utility of existing parking and road supply by managing demand. Add Action 10.b: Identify opportunities available through emerging transportation technologies including autonomous vehicles and vehicle sharing. This Action is under review by the consultant and his team and may develop into a Policy with corresponding Actions. Revisions from Apri126, 2016 Study Session Review of Purpose and Applicability, Zones and Regulating Plan, Development By Standards, and Postpone Discussion on Land Use standards Part 4— Code, Section 1— Purpose and Applicability USE AND APPLICABILITY Staff has requested that the City Attorney comment on Purpose and Applicability section, will incorporate suggestions into the document. 1.2 USE AND APPLICABILITY 1.2 B Applicability to Municipal Code - All property subject to the Downtown Code shall comply with the following applicable requirements of the Downtown Code Action1.2B.6 Approved Entitlements Establishes the transition from current Code process and Bui1din2 construction process. Draft recommendation to add the underlined paragraph below. Entitlements approved prior to the adoption of the Downtown Code that have yet to be constructed are not subject to the Downtown Code. The entitlement(s) may not be extended beyond the four year approval period and upon expiration, the owner must demonstrate substantial completion in constructing the approved structure(s) or the property shall them comply with the Downtown Code. ZAGeneral Plan UpdatelDowntown Plan\CC Study Session16.13,161PC Revison of Downtown Plan.doc Planning Commission Recommendations on Downtown Plan Page 2 Substantial completion means at least 90 percent of completion of the approved structure(s) as determined by the City of West Covina Building Official. Planning applications submitted prior to the Planning Commission recommendation of approval of the General Plan shall be processed based on the previous West Covina Municipal Code standards. Applications submitted after the Planning Commission recommendation of approval of the General Plan shall comply with the requirements of the Downtown Plan. Part 4— Code, Section 2— Zones and Regulating Plan 2.2 REGULATING PLAN Action 2.2A Purpose and Establishment of Regulating Plan Shopfront Frontage Overlay Need to be more specific about expectation for storefronts along Glendora Avenue. The following draft standard is recommended. Ground Floor frontage in this Overlay is required to have a minimum of 85% of the linear frontage in clear storefront _glass. The glass shall be floor-to- ceiling height. This requirement is to accommodate ground floor live-work, commercial, retail or other such non-residential activity on streets where the vision of the Downtown expects active, pedestrian-oriented streetscapes. 2.2 REGULATING PLAN Change zoning designation for Glendora Shops (east side of Glendora) from Urban Neighborhood to General Urban as retail and other commercial uses are preferred. Part 4— Code, Section 4— Development Standards by Zone 4.1C, 4.2C, & 4.3C - ALLOWED BUILDING TYPES, HEIGHT, AND SITE SIZE CHART Change site size to lot size in title, in chart and in footnote under chart. 4.1D, 4.2D, & 4.3D — PARKING (i) (a) - Change the Residential uses/Studio or 1 bedroom from 1 snace nor unit to 1.5 spaces per unit. (i) (b) - Change the Non-residential uses parking standard from 2 space per 1,000 sq. ft. to 65% of cumulative parking requirements of the Municipal Code. ZAGeneral Plan UpdatelDowntown Plan1CC Study •Session \PC Rovison of Downtown Plan.doe Planning Commission Recommendations on Downtown Plan Page 3 Revisions from May 10, 2016 Study Session Review of Building Standards, Frontage Standards/Streets and Block Standards Part 4- Code, Section 5- Building Standards 5.20(7), 5.2E(7), 5.2G(7), & 5.211(7) - Common Courtyard & Shared Open Space Eliminate Courtyard width/depth/height ratio to allow greater flexibility in design by architects/applicants. Courtyard designs will be reviewed to ensure adequate sunlight and dimensions for the intended use. 5.2G(8) & 5.211(8) - Building Size & Massing Eliminate required 30 foot by 30 foot massing break, just state ". . . must provide massing break". Allows greater flexibility to designer to provide creative massing break and articulation in a large building. Part 4- Code, Section 6- Frontage Standards 6.2A(2) - Size Eliminate "furniture area" width and depth provide dimension and HOA or property management will provide standards of what can be on the porch. Part 4- Code, Section 2- Zones and Regulating Plan 4.1 & 4.2 - Hotel Standards Add distinct standards for heights for hotels. 4.2C - Allowed Building Types, Height and Site Size Add height standards when adjacent to single family uses and zones. (Currently 3 stories within 100 feet of residential property.) This item should have been included in Study Session 3. Revisions from May 24, 2016 Study Session Review of Land Use Standards, Open Space, Landscape, Signs, Other Standards, Administration and Definitions Part 5- Code, Section 9- Landscape Standards Add street tree species of Cameron Avenue. Part 5- Code, Section 10.0 - Signs Review/compare proposed sign standards to current sign standards. Review for appropriate sign forms and standards for an urban environment. hPart 5 - Code, Section 11.0- Other Standards ZAGenerall Plan UpdatelDowntown Plan\CC Study Session \PC Revison of Downtown Plan.doc Planning Commission Recommendations on Downtown Plan Page 4 Part 5— Code, Section 11.0 — Other Standards Add rooftop mechanical screening, trash storage, and underground utilities standards consistent with requirements in the Municipal Code. Part 5— Code, Section 12.0 — Administration Review/compare proposed discretionary review to existing discretionary review processes and provide recommendation if additional discretionary review processes are recommended. Concept is to include a review process that allows deviation from standards to encourage creative design without requiring variance approval. Part 5— Code, Section 13.0 — Definitions Review/compare proposed Definitions with existing Definitions in the Municipal Code for consistency and to determine if separate definition is necessary. Z:\General Plan UpdatelDowntown Plan \CC Study Session1PC Revison of Downtown Plan.doc City of West Covina Memorandum ATTACHMENT NO. TO: Planning Commission FROM: Planning Department SUBJECT: STUDY SESSION 2 AGENDA ITEM NO. 4 DATE: April 12, 2016 CODE AMENDMENT NO, 16-01, Downtown Plan and Code Review of Introduction, Vision, and the Goals, Policies and Actions I. DESCRIPTION On January 12, 2016, the City Council adopted Resolution No. 2016-01 initiating a Code Amendment related to establishing a Downtown Plan to create zoning standards for the downtown area to be defined in the General Plan. The draft Downtown Plan and Code is 125 pages in length and includes several sections. The first three sections are the Downtown Plan and include the Introduction, Vision, and the Goals, Policies and Actions. The fourth section is the Downtown Code. After adoption, the Downtown Plan would establish the vision and policies that will direct growth in the Downtown Area. The Downtown Plan will take the place of the current zoning designations in the Downtown area and replace them with the new designations provided in the draft Downtown Code. As the Plan and Code are extensive, it is Staffs intent to divide the review of the draft document into four Planning Commission Study Sessions. These include the following dates and subjects. Study Session 1, February 23, 2016 — Introduction, Schedule and Timeline Study Session 2, April 12, 2016 — Review of Introduction, Vision, and the Goals, Policies and Actions (Downtown Plan) Study Session 3, April 26, 2016 — Review of Use and Applicability, Zones and Regulating Plan, and Development Standards by Zone (Downtown Code) Study Session 4, May 10, 2016 — Review of Building Standards, Frontage Standards/Streets and Block Standards (Downtown Code) Study Session 5, May 24, 2016 — Review of Land Use Standards, Open Space, Landscape, Signs, Other Standards, Administration and Definitions (Downtown Code) ZAGeneral Plan UpdatelDowntown Plan1PC Study Sessions14.11.161PC.Study Session.2..doc Code Amendment 16-01 Downtown Plan— Study Session 2 April 12,2016 - Page 2 The Downtown Plan and Code is being processed concurrently with the General Plan Update (PlanWC). An Envirorunental Impact Report (EIR) is currently being prepared by the consultants. The schedule for the General Plan Update was for the completion and adoption of the EIR, General Plan, and Downtown Plan and Code in the late summer of 2016. The purpose of the Study Sessions is to allow for Planning Commission consideration and discussion and to allow for the Commission to recommend modifications to the documents. It is important for the Commissioners to have a working understanding of the proposed Code as, following its adoption, all projects in the Downtown area will be reviewed based on its goals and standards. Therefore the purpose is twofold; to allow the Planning Commission to recommend modifications to the document, and to allow the Commission to gain an understanding of the Downtown Code. II. DISCUSSION The discussion for Study Session 2 will be divided into three parts; the Introduction, the Vision and the Goals, Policies and Actions. PART 1- INTRODUCTION The Introduction provides information and background. The section includes discussion on the Plan Purpose, Setting and Context, the Downtown District, Market Context, Downtown First, Fiscal Health, Mobility, the Planning Process, and Civic Engagement. This section explains the use of the term "Downtown" to replace the term "Central Business District" that was previously used to describe the same geographic area. The Downtown area is described and there is discussion on the three centers included in the Downtown, the Civic Center Area (the area around City Hall and the Courthouse), The Plaza West Covina area, and the Lakes Entertainment Area (the Glendora Avenue area). The sections provide information on the mobility in the area including streets (which are currently primarily designed for personal automobiles) transit, bikes, pedestrians and parking. Finally, the section ends with a presentation on the General Plan Update process and community involvement. PART 2- VISION Part 2 of the Downtown Plan establishes the vision of a vibrant and walkable Downtown West Covina. The section includes discussion on seven Key Concepts, five Key Components, and eleven Private Projects. As the title implies, this section is a vision about the type of development that would fulfill the goals provided in Part 1 (Introduction). This section is not the Code or even a plan but concept of what would be ideal. Many other types of development could occur on the Meneral Plan UpdatelDowntown Plan\PC Study Sessions14.12.161PC.Study Session.2..doc Code Amendment 16-01 Downtown Plan — Study Session 2 April 12, 2016 - Page 3 properties that are discussed under Private Projects, and it is likely that what does get developed will be different uses or forms than those indicated in the plan. The vision is there to provide a constant reminder of the goal of the General Plan. Key. Concepts 1. Integrated Mixed-Use District — the plan envisions the Downtown developing as three mixed-use districts that are connected together by pedestrian connections. 2. A Continuous Open Space Network — the plan's vision is to provide a continuous open space network that allows and encourages pedestrian activity. 3. Making Walkable Streets — the plan would address the Downtown street network to recalibrate streets to balance pedestrian and vehicular traffic through enhancements to the streetscape. 4. An Integrated Transit Network — the plan envisions connecting the three districts through a multi-modal public transit strategy. 5. Strategic Infill Development — The plan identifies underperforming properties and provides development concepts that physically complete important intersections and street frontages. 6. Park Once — the parking in the downtown area is envisioned as shared parking facilities rather than site-by-site parking facilities, to encourage visitors to park once and walk to different businesses, 7. Face to the Freeway — the plan recognizes the importance of the freeway in the historic development of the Downtown area, particularly the Plaza, and recognizes the opportunity that visibility provides. Key Components 1. Enhancing the Walnut Creek Wash — revitalize the Wash that defines the southern portion of Downtown to create a multi-modal promenade. 2. Various Street Enhancements — enhance streets to make them pedestrian friendly by widening sidewalks, enhancing landscaping, reducing travel lanes, introducing median islands, and providing street furniture. 3. Las Ramblas along South Glendora Avenue — redesigning Glendora Avenue between West Covina Parkway and Dalewood Street to create a landscape median with one lane roads on each side. 4. New Transit Plaza along West Covina Parkway — provide a transit plaza as an open space and as an entry for bus patrons and the Plaza West Covina. 5. Pedestrian Crossings on South Sunset Avenue and South Vincent Avenue — provide pedestrian crossing improvements and enhancements at Sunset Avenue and Vincent Avenue to increase walkability and connections in Downtown. ZAGeneral Plan UpdatelDowntown Plan\PC Study Sessions\4.12.16IPC.Study Session.2..doe Code Amendment 16-01 Downtown Plan — Study Session 2 April 12, 2016 - Page 4 Private Projects 1. Mixed-Use Campus on K-Mart Site — a 3-to-4 story mixed use campus for retail, residential, and office uses. 2. Office Buildings with the Civic Center — 3-story office buildings on the north side of City Hall. 3. Low Density Multi-Family Housing along South Sunset Avenue — 2 to 3 story multi- family housing in location of the existing City Maintenance Yard. 4. New Mixed-Use Buildings at the Intersection of South Sunset Avenue and West Covina Parkway — mixed-use development on the south side of West Covina Parkway. 5. Corridor Mill Along South Sunset Avenue — the development of retail/office/hotel uses along Sunset Avenue across from the Courthouse. 6. Multi-Family Housing along Walnut Creek Parkway — multi-family housing in the triangle formed by Vincent and Glendora Avenues. 7. Corridor Infill along South Vincent Avenue — retail/office/hotel uses along the east side of Vincent Avenue. 8. Mixed-Use Infill in Lakes Entertainment District — 2-to-3 story mixed use buildings in areas around the theater building. 9. Housing in Lakes Entertainment District — multi-family housing on Lakes Drive. 10. Two Office Buildings near East Garvey Avenue — office buildings between the end of the Ramblas and the freeway. 11. Mixed-Use Infill along Glendora Avenue — 2-to-3 story mixed use buildings in the location of Glendora Shops. The concepts in this section were mainly initiated at the Charrette held in February of 2015. The illustrations in the Downtown Plan were created at that time. PART 3- GOALS, POLICIES, AND ACTIONS This section focuses on the Goals of each of the chapters in the General Plan. For a complete list of the Goals, Policies, and Actions, refer to the Downtown Plan. The following is a summary of the Goals. Our Natural Community Goal 1 — Increase the tree canopy in the City. Our Prosperous Community ZAGeneral Plan UpdatelDowntown Plan\PC Study Sessions14.12.161PC.Study Session.2..doe Code Amendment 16-01 Downtown Plan— Study Session 2 April 12, 2016 Page 6 Goal 13 — Enhance the value of fitness and celebrate healthy living, and acquire, develop, and maintain quality of public open spaces and trails. Our Creative Community Goal 14 — Weave culture into the fabric of Downtown everyday life through the growth and expansion of cultural institutions and by nurturing creative and artistic expressions in the public realm. CONCLUSION The purpose of the study session is to provide the Planning Commission with a presentation of the first three sections in the Downtown Plan and Code. Staff will be providing a comprehensive presentation at the study session. The goal is to receive comment and direction from the Planning Commission in order to revise those sections in preparation for final review. As discussed above, this is the second of five study sessions. As with any code amendment, the Planning Commission will hold a public hearing at the completion of the study sessions. Subsequent to Planning Commission review, a public hearing will be scheduled for the City Council for final review and determination. The schedule calls for these hearings to occur concurrently with the General Plan Update and the OR (Environmental Impact Report). III. RECOMMENDATION Staff recommends that the Planning Commission review the information in the staff report and the Downtown Plan and provide appropriate direction to staff regarding the Introduction, Vision, and the Goals, Policies, and Actions sections of the Downtown Plan. PREPARED BY: Jeff 46-iderson, AICP Planning Director Attachments: Attachment 1 — Downtown Plan (available online at PlanWC.org) ZAGeneral Plan UpdatelDowntown Plan\PC Study Sessions14.12.161PC.Study Session.2..doc ATTACHMENT NO. 3 CIO of West Covina Memorandum AGENDA ITEM NO. 5 TO: Planning Commission DATE: April 26, 2016 FROM: Planning Department SUBJECT: STUDY SESSION 3 CODE AMENDMENT NO. 16-01, Downtown Plan and Code Review of Use and Applicability, Zones and Regulating Plan, and Development Standards by Zone DESCRIPTION On January 12, 2016, the City Council adopted Resolution No. 2016-01 initiating a Code Amendment related to establishing a Downtown Plan to create zoning standards for the downtown area to be defined in the General Plan. The draft Downtown Plan and Code is 125 pages in length and includes several sections. The first three sections are the Downtown Plan and include the Introduction, Vision, and the Goals, Policies and Actions. The fourth section is the Downtown Code. After adoption, the Downtown Plan would establish the vision and policies that will direct growth in the Downtown Area. The Downtown Plan will take the place of the current zoning designations in the Downtown area and replace them with the new designations provided in the draft Downtown Code. As the Plan and Code are extensive, it is Staff's intent to divide the review of the draft document into four Planning Commission Study Sessions. These include the following dates and subjects. Study Session 1, February 23,2016 - Introduction, Schedule and Timeline Study Session 2, April 12, 2016 — Review of Introduction, Vision, and the Goals, Policies and Actions (Downtown Plan) Study Session 3, April 26, 2016 — Review of Use and Applicability, Zones and Regulating Plan, and Development Standards by Zone (Downtown Code) Study Session 4, May 10, 2016 — Review of Building Standards, Frontage Standards/Streets and Block Standards (Downtown Code) Study Session 5, May 24, 2016 — Review of Land Use Standards, Open Space, Landscape, Signs, Other Standards, Administration and Definitions (Downtown Code) Meneral Plan UpdatelDowntown Plan\PC Study Sessions14.26.161PC.Study Session.3.doc Code Amendment 16-01 Downtown Code — Study Session 3 April 16, 2016 - Page 2 The Downtown Plan and Code are being processed concurrently with the General Plan Update (PlanWC). An Environmental Impact Report (ERR) is currently being prepared by the consultants. The schedule for the General Plan Update was for the completion and adoption of the EIR, General Plan and Downtown Plan and Code in the late summer of 2016. The purpose of the Study Sessions is to allow for Planning Commission consideration and discussion and to allow for the Commission to recommend modifications to the documents. It is important for the Commissioners to have a working understanding of the proposed Code as, following its adoption, all projects in the Downtown area will be reviewed based on its goals and standards. Therefore the purpose is twofold, to allow the Planning Commission to recommend modifications to the document and to allow the Commission to gain an understanding of the Downtown Code. II. DISCUSSION The discussion for Study Session 3 will be the first of the three study sessions on the Part 4 of the Downtown Plan, the Code. The review will divided into three parts, Section 1 - Use and Applicability, Section 2 - Zones and Regulating Plan, and Section 4 - Development Standards. Section 3 (Land Use Standards) will be reviewed at Study Session 5 as staff is still working on the permitted uses/land use matrix for the draft Downtown Code. Part 4 — Code There is a short introduction to the Downtown Code that provides a discussion on urban form and form-based codes. The Downtown Code is a form-based code. Form-based codes focus on building types and intensities for an area. The concept of transects (differing scales of development) is also introduced here. Form-based codes use the physical form of buildings, rather than the separation of uses, to address development. Section 1: Purpose and Applicability This section of the Code provides the reason, relationship to other City documents, what the Code is applicable to, non-conformity standards and abatement. The divisions of Section 1 include the following. • Purpose o Intent of Downtown Code o Relationship to the General Plan o Relationship to the Municipal Code • Use and Applicability Menoral Plan UpdatelDowntown Plan\PC Study Sessions14.26.16\PC.Study Session.3.doc Code Amendment 16-01 Downtown Code — Study Session 3 April 16, 2016- Page 3 Use of the Downtown Code Applicability to Municipal Code (including Requirements for the Zoning District, where conflicts exist, permit approvals, improvements, subdivisions, approved entitlements and civic buildings) Non-Conformity Regulations (including for existing buildings, remodels, uses, parking and abatement) The Use and Applicability and Nonconforming Regulations sections are technical sections. Staff has provided the Downtown Plan to the City Attorney's office to provide comment on those sections. We will provide any comments/revisions from the City Attorney's office at a later study session or during the hearing to adopt the Downtown Plan. Section 2: Zones and Regulating Plan This section establishes the zoning districts for the Downtown, provides the types of development standards in the Code, includes a map indicating the Zoning Districts (Regulating Plan) and provides a graph describing the development pattern and uses for each Zoning District. The map provides for the highest intensity zone (Urban Center Zone) to be located in the center of the Downtown at the greatest distance from lower density residential areas. Most of the Downtown would be zoned Urban Center or General Urban, with two Urban Neighborhood Zones located in close proximity to lower density residential uses. Section 4: Development Standards by Zone The development standards serve the purpose of generating buildings that collectively shape the form of the area and public realm. Over time, the adherence to the standards will create specific development and neighborhoods. This section is divided into the three Zoning Districts within the Downtown Plan. These include the Urban Center Zone (T-5), General Urban Zone (T-4) and Urban Neighborhood Zone (T-4). These zones are listed from highest intensity to the lowest intensity. Each of the Zones provides five standards. A chart has been prepared comparing the proposed standards for the three zones (Urban Center, General Urban, and Urban Neighborhood) with the zoning standards that currently apply (Regional Commercial (RC) and Office Professional (OP)). The following are the sections provided in the Downtown Plan • Purpose (text) • Building Placement (setbacks) • Allowed Building Types (refer to Section 5), Height, and Site Size • Parking ZAGeneral Plan UpdatelDowntown Plan\PC Study Sessions1426.161PC.Study Session.3.doc Code Amendment 16-01 Downtown Code — Study Session 3 April 16, 2016 - Page 4 • Frontage Types (refer to Section 6) & Encroachment In most of the development standard sections the chart provides the existing standard and the standard proposed in each of the Downtown Plan zones. In those cases, staff is in agreement with the proposed standard and therefore does not offer any alternative recommendation. Commercial Parking Standards Commercial parking is the exception. The proposed Downtown Plan indicates 1 parking space for every 1,000 square feet of floor area for all uses. As the City moves forward in developing aspects of a more urban environment, the City should continue to analyze parking requirements to lower the parking requirements. The reason for this is that minimum parking requirements encourage each property to provide enough parking for the uses on that property. In an urban environment, generally people will park on one property and may visit more than one property during that visit. In addition, a percentage of nearby residents will choose to walk rather than drive a vehicle. In addition, there may be public parking garages developed over time that allow visitors to park in the garage while they visit multiple locations (the parking garage at the theater and at the Plaza are examples of this). It is also important to understand that parking facilities (surface or structures) separates uses and diminishes the pedestrian experience and the provision of underground or structured parking increases the cost of development. These are all issues that the City must wrestle with as we try to create an. urban area (with attractive pedestrian areas) in what is currently a suburban environment (with easy vehicle access and speed). With those issues in mind, staff developed three alternative options for parking requirements in the Downtown Plan. All three options are based on the current standards in the Municipal Code which include different minimum parking standards for a variety of different uses. Staff's concept is to include a minimum requirement that is a fraction of the minimum parking requirement required in the Municipal Code. In this way it eliminates to try and evaluate a different minimum parking requirement for each use. The options staff considered include the following. • Option 1 — 80% of total parking required per Zoning Code. This is based on the Common Facilities parking standard in the Municipal Code that allows retail shopping centers to request (through a conditional use permit) to reduce the required parking by up to 20%. The idea is based on the concept that individuals parking in a shopping center may visit more than one business at a time, that there are usually vacancies at any given time, and that different uses have different peak hours of business/traffic generation. This option recognizes that all those situations could also happen in a 3-story mixed use building. Z:\General Plan UpdatelDowntown Plan\PC Study Sessions14.26.161PC.Study Session.3.doc Code Amendment 16-01 Downtown Code — Study Session 3 April 16, 2016 - Page 5 Option 2 — 75% of total parking required per Zoning Code. This is based on the Joint Use parking standard in the Municipal Code that allows for primary nighttime uses to request (through a conditional use permit) to reduce the required parking by up to 50% when combined with primary daytime uses. This is also referred to as 'shared parking" and can basically allow a 25% reduction in the total parking requirement. This option recognizes that a multi-story building will likely have uses that have different peak hours of business/traffic generation within it. Option 3 — 65% of total parking required. This is based on the idea that both of the parking standards for Common Facilities and Joint Use may occur simultaneously. In addition, it recognizes that in an urban environment a visitor may park in one building and visit others and that there are street parking opportunities available. Staff is recommending that Option 3 be included in the Downtown Plan. If so, an applicant would submit a development plan that indicated what uses they were proposing. An example would be an applicant might propose ground floor retail, second floor office, and third floor medical office. To calculate the staff recommended parking requirement, the required parking for each floor would be added together and multiply by ,65. Residential Parking Standards The chart indicates that the proposed parking for residential uses that is similar to existing standards for the Mixed Use Overlay Zone (which is in the Downtown area). The Downtown Plan would decrease parking requirements for studios and one bedrooms and also eliminate the guest parking requirements. The elimination of guest parking seems appropriate given the urban environment and street parking opportunities. However, staff is recommending that the studio and one bedroom parking standards continue to be 1.5 parking spaces per unit. Planning Commission Direction from April 12, 2016 At the study session held on April 12, 2016, the Planning Commission provided direction to staff on modifications to the Downtown Plan. Staff developed recommended wording for the modifications requested by the Planning Commission (Attachment 2). Staff would welcome any discussion on modifying the wording. Staff will continue to add to the list after each of the four study sessions to be held by the Planning Commission on the Downtown Plan. CONCLUSION Staff did receive comments from Drexel Smith regarding the items covered at this study session. His comments are included as Attachment 3, Comments from the Community. ZAGencral Plan Update\Downtown Plan\PC Study Sessions14.26.161PC.Study Session.3.doc Code Amendment 16-01 Downtown Code — Study Session 3 April 16, 2016 - Page 6 The purpose of the study session is to provide the Planning Commission with a presentation Part 4 Code, and will cover Sections 1, 2 and 4. Staff will be providing a comprehensive presentation at the study session. The goal is to receive comment and direction from the Planning Commission in order to revise the sections under review in preparation for final review, As discussed above, this is the third of five study sessions. A study session with the City Council has also been scheduled. As with any code amendment, the Planning Commission will hold a public hearing at the completion of the study sessions. Subsequent to Planning Commission review, a public hearing will be scheduled for the City Council for final review and determination. The schedule calls for these hearings to occur concurrently with the General Plan Update and the EIR (Environmental Impact Report). III. RECOMMENDATION Staff recommends that the Planning Commission review the information in the staff report and the Downtown Plan and provide appropriate direction to staff regarding the sections on Use and Applicability, Zones and Regulating Plan, and Development Standards by Zone. PREPARED BY: 7. Jeff /son, AIC' P Planning Director Attachments: Attachment 1 — Development Standards Comparison Chart Attachment 2 — List of Planning Commission Direction on Revisions to Downtown Plan Attachment 3 — Comments from the Community Attachment 4 — Downtown Plan (available online at PlanWC.org) Z:\General Plan UpdatelDowntown Plan\PC Study Sessions14.26.16 \PC.Study Session.3.doc ATTACHMENT NO. TO: Planning Commission City of West Covina Memorandum AGENDA ITEM NO. 5 DATE: May 10, 2016 FROM: Planning Department SUBJECT: STUDY SESSION CODE AMENDMENT NO. 16-01, Downtown Plan and Code Review of Building Standards, Frontage Standards/Streets and Block Standards DESCRIPTION On January 12, 2016, the City Council adopted Resolution No. 2016-01 initiating a Code Amendment related to establishing a Downtown Plan to create zoning standards for the downtown area to be defined in the General Plan. The draft Downtown Plan and Code is 125 pages in length and includes several sections. The first three sections include the Downtown Plan Introduction, Vision, and Goals, Policies and Actions. The fourth section is the Downtown Code. After adoption, the Downtown Plan would establish the vision and policies that will direct growth in the Downtown Area. The Downtown Plan will take the place of the current zoning designations in the Downtown area and replace them with the new designations provided in the draft Downtown Code. As the Plan and Code are extensive, it is Staffs intent to divide the review of the draft document into four Planning Commission Study Sessions. These include the following dates and subjects. Study Session 1, February 23, 2016 - Introduction, Schedule and Timeline Study Session 2, April 12, 2016 — Review of Introduction, Vision, and the Goals, Policies and Actions (Downtown Plan) Study Session 3, April 26, 2016 — Review of Use and Applicability, Zones and Regulating Plan, and Development Standards by Zone (Downtown Code) Study Session 4, May 10, 2016 — Review of Building Standards, Frontage Standards/Streets and Block Standards (Downtown Code) Study Session 5, May 24, 2016 — Review of Land Use Standards, Open Space, Landscape, Signs, Other Standards, Administration and Definitions (Downtown Code) Z:\General Plan UpdatelDowntown Plan\PC Study Sessions15,10.161PC,Study Session.4.doc Code Amendment 16-01 Downtown Code — Study Session 4 May 10, 2016 Page 2 The Downtown Plan and Code are being processed concurrently with the General Plan Update (PlanWC). An Environmental Impact Report (EIR) is currently being prepared by the consultants. The schedule for the General Plan Update is for the completion and adoption of the EIR, General Plan and Downtown Plan and Code in the late summer of 2016. The purpose of the Study Sessions is to allow for Planning Commission consideration and discussion and to allow for the Commission to recommend modifications to the documents. It is important for the Commissioners to have a working understanding of the proposed Code, following its adoption, all projects in the Downtown area will be reviewed based on its goals and standards. Therefore the purpose is twofold, to allow the Planning Commission to recommend modifications to the document and to allow the Commission to gain an understanding of the Downtown Code. II. DISCUSSION The discussion for Study Session 4 is the second of the three study sessions on the Part 4 of the Downtown Plan, the Code. The review will divided into three parts, Section 5 - Building Standards, Section 6 - Frontage Standards/Streets, and Section 7- Block Standards. Section 5: Building Standards The section provides design standards for each defined building type. It includes sections on Purpose, Applicability and Allowed Building Types by Zoning District. A chart is included identifying which building types are allowed in the 3 zoning districts included in the Downtown Plan. A summary of the eight building types is provided as well as a description and standards for each building type. The eight building types include the following. Duplex, Multiplex Rosewalk & Bungalow Court Row House Live Work Court Hybrid Liner Building Flex Building Each building type includes standards for lot size, frontages, vehicle access and parking location, private open space, shared open space, and building size and massing. In reviewing the Downtown Plan and the desire to allow hotel uses, staff noted that the Plan currently treats a hotel use like any other commercial use. A proposed hotel would need to ZAGeneral Plan UpdatelDowntown Plan\PC Study Sessions15.10.161PC.Study Session.4.doc Code Amendment 16-01 Downtown Code — Study Session 4 May 10, 2016 - Page 3 occupy a building that complies with the allowed Building Types in the zone (Urban Center or General Urban). In the case of the Urban Center zone (which are those location adjacent to the Freeway and most removed from single-family neighborhoods) the tallest buildings are allowed to be 5 stories and 70 feet in height. In the General Urban zone, the tallest buildings are allowed to be 3 stories and 40 feet. Many hotels are taller than 3 stories and some are taller than 5 stories. The Courtyard by Marriott in Baldwin Park is 10 stories. While it may be appropriate to allow hotels to have a higher height limit, it is still important to develop structures that fit into the context of the urban environment, do not cause issues for neighboring uses (caused by shadows or other design issues) and provide a human scale on the lower floors. In meeting with a developer interested in submitting a hotel project, they requested consideration of more flexible standards for hotel uses. Section 6: Frontage Standards This section of the Code provides standards for the front elevation of buildings. A summary and description of the eight frontage types is provided that includes a cross-section view, site plan view, and photographic examples. These frontage types include the following. • Porch • Dooryard • Stoop • Forecourt • Lightcourt • Shopfront • Gallery • Arcade Each frontage type includes standards. The standards vary depending on the design framework of the frontage type and include standards such as width, depth, height, finish level above sidewalk finish level below sidewalk, setback from curb, and design standards. Section 7: Streets and Block Standards This section establishes street design and block standards. The street standards are designed to provide an interconnected and walkable network of public streets. The street standards are intended to transform existing streets and to provide new streets to integrate into the vision of the Downtown. Existing and proposed street designs are included which add parking and/or bike lanes in those circumstances where the circumstances and traffic allow them. Street plans are included for the following streets. • Glendora Avenue ZAGeneral Plan Update\Downtown Plan\PC Study Sessions15.10.161PC.Study Session.4.doc Code Amendment 16-01 Downtown Code — Study Session 4 May 10, 2016 - Page 4 Lakes Drive Sunset Avenue Toluca Avenue Vincent Avenue Walnut Creek Parkway West Covina Parkway Standards for each of streets are provided including Assembly of Land, Transportation Way and Public Frontage. The section also includes standards for new or modified street blocks. It should be noted that suburban blocks or superblocks have been designed for vehicular movement and have the consequence of reducing pedestrian activity. The Downtown Plan would require the creation of a finer grain of block size. The standards would require sites that are four acres or larger to subdivide the lot to create smaller blocks, including streets and alleys. This would allow for a more pedestrian friendly environment and allow for more on-street parking potential. Block standards are included for new or modified street blocks which allow a block length (face length) with a maximum of 600 feet and a block perimeter of 2,000 feet in the Urban Neighborhood Zone. Blocks would be progressively smaller in the General Urban zone and then the Urban Center zone. Planning Commission Direction from April 26, 2016 At the study session held on April 26, 2016, the Planning Commission provided direction to staff on modifications to the Downtown Plan, Staff developed recommended wording for the modifications requested by the Planning Commission (Attachment 2). Staff would welcome any discussion on modifying the wording. The direction from the April 26 meeting has been added to the changes recommended on April 12. Recommendation for Part 4 Code, Sections 5, 6 and Staff would recommend that the Planning Commission provide direction on whether distinct hotel standards should be included in the Urban Center and General Urban zones. If the Planning Commission makes a determination that distinct hotel standards are appropriate, staff will make the effort to develop standards to present at the final study session on May 24, 2016. CONCLUSION The purpose of the study session is to provide the Planning Commission with a presentation Part 4 Code, and will cover Sections 5, 6 and 7. Staff will be providing a comprehensive ZAGeneral Plan UpdatelDowntown Plan\PC Study Sessions15.10.16IPC.Study Session.4.doc Code Amendment 16-01 Downtown Code — Study Session 4 May 10, 2016 - Page 5 presentation at the study session. The goal is to receive comment and direction from the Planning Commission in order to revise the sections under review in preparation for final review. As discussed above, this is the fourth of five study sessions. A study session with the City Council has also been scheduled for June 13, 2016. As with any code amendment, the Planning Commission will hold a public hearing at the completion of the study sessions. Subsequent to Planning Commission review, a public hearing will be scheduled for the City Council for final review and determination. The schedule calls for these hearings to occur concurrently with the General Plan Update and the DR (Environmental Impact Report). III. RECOMMENDATION Staff recommends that the Planning Commission review the information in the staff report and the Downtown Plan and provide appropriate direction to staff regarding the sections on Review of Building Standards, Frontage Standards/Streets and Block Standards. PREPARED BY: • ' ---- _ Jeff .. terson, AICP Planning Director Attachments: Attachment 1 — Building Type Standards Chart Attachment 2— List of Planning Commission Direction on Revisions to Downtown Plan Attachment 3 — Downtown Plan (available online at PlanWC.org ) ZAGeneral Plan UpdatelDowntown Plan\PC Study Sessions15.1 0.16 \PC.Study Session.4.doc ATTACHMENT NO 'City of West Covina Memorandum TO: Planning Commission FROM: Planning Department SUBJECT: STUDY SESSION AGENDA ITEM NO. 5 DATE: May 24, 2016 CODE AMENDMENT NO. 16-01, Downtown Plan and Code Review of Land Use Standards, Open Space, Landscape, Signs, Other Standards, Administration and Definitions Downtown Code) I. DESCRIPTION On January 12, 2016, the City Council adopted Resolution No. 2016-01 initiating a Code Amendment related to establishing a Downtown Plan to create zoning standards for the downtown area to be defined in the General Plan. The draft Downtown Plan and Code is 125 pages in length and includes several sections. The first three sections include the Downtown Plan Introduction, Vision, and Goals, Policies and Actions. The fourth section is the Downtown Code. After adoption, the Downtown Plan would establish the vision and policies that will direct growth in the Downtown Area. The Downtown Plan will take the place of the current zoning designations in the Downtown area and replace them with the new designations provided in the draft Downtown Code. As the Plan and Code are extensive, it is Staffs intent to divide the review of the draft document into four Planning Commission Study Sessions. These include the following dates and subjects. Study Session 1, February 23, 2016 - Introduction, Schedule and Timeline Study Session 2, April 12, 2016 — Review of Introduction, Vision, and the Goals, Policies and Actions (Downtown Plan) Study Session 3, April 26, 2016 — Review of Use and Applicability, Zones and Regulating Plan, and Development Standards by Zone (Downtown Code) Study Session 4, May 10, 2016 — Review of Building Standards, Frontage Standards/Streets and Block Standards (Downtown Code) Study Session 5, May 24, 2016 — Review of Land Use Standards, Open Space, Landscape, Signs, Other Standards, Administration and Definitions (Downtown Code) ZAGeneral Plan UpdataDowntown Plan\PC Study Sessions\514.161PC.Study Session.5.doc Code Amendment 16-01 DOVVIltOWY1 Code — Study Session 5 May 24, 2016 Page 2 The Downtown Plan and Code are being processed concurrently with the General Plan Update (PlanWC), An Environmental Impact Report (ER) is currently being prepared by the consultants. The schedule for the General Plan Update is for the completion and adoption of the FIR, General Plan and Downtown Plan and Code in the late summer of 2016. The purpose of the Study Sessions is to allow for Planning Commission consideration and discussion and to allow for the Commission to recommend modifications to the documents. It is important for the Commissioners to have a working understanding of the proposed Code, following its adoption, all projects in the Downtown area will be reviewed based on its goals and standards. Therefore the purpose is twofold, to allow the Planning Commission to recommend modifications to the document and to allow the Commission to gain an understanding of the Downtown Code. IL DISCUSSION The discussion for Study Session 5 is the third of the three study sessions on the Part 4 of the Downtown Plan, the Code and the final study session on the Downtown Plan. The review will divided into three parts, Section 3 — Land Use Standards, Section 8 — Civic Space Standards, Section 9 — Landscape Standards, Section 10 — Signs, Section 11 — Other Standards, Section 12— Administration, and Section 13 - Definitions. Section 3: Land Use Standards The section provides direction on what land uses/business are allowed in each of the zones. This information is found in Part 4 Code, Section 3 Land Use Standards. This section was skipped in Study Session 3 to allow more focus on the issue. Currently, the Zoning section of the Municipal Code includes a Land Use Matrix that indicates what types of uses are allowed, what zones they are allowed in, If a discretionary review is required for approval, and what type of discretionary review is required. It is an important and well used section of the Code. Any business seeking a business license must be reviewed based on that matrix. The Downtown Plan would have its own separate Matrix as it is fonn-based, includes new zones and because the concept is that land uses should be more open. In an urban setting, there may be some uses that would be allowed as a permitted use, whereas in an area in close proximity to low-density residential areas„ it might require an administrative use permit or conditional use permit. To assist in this evaluation, staff created a Comparison Chart that provides a list of uses and if they are currently allowed in the existing zoning designations in the Downtown area and staff's recommendation for the new zoning designations in the Downtown (Attachment 1). Current zoning designations include Office Professional (OP), Neighborhood Commercial ZAGeneral Plea UpdateDowntown PlasAPC Study Sosions\5.24.16\PC.Study Session.5.doe Code Amendment 16-01 Downtown Code — Study Session 5 May 24, 2016 Page 3 (NC), Regional Commercial (RC), Service Commercial (SC), and Public Buildings (PI3). The new zoning desigriations in the Downtown Plan include Urban Center (UC), General Urban (GU), and Urban Neighborhood (UN). Section 8: Civic Space Standards This section of the Code provides standards for Civic Spaces. Civic Spaces are outdoor spaces open space and allow for recreational and civic activities. Civic Spaces are in in an urban environment to provide open space and recreational opportunities. Standards are provided for a variety of space types and which zones are appropriate. The following are the Open Space Typos included. Grreenway/Trail Plaza Urban Park Neighborhood Pocket Park in addition, there are two Supplemental Open Space Types. Community Gardens Playgrounds. Each type includes standards appropriate to the type of open space. The standards include the size and location, what zones they are allowed in, the character, the allowed uses (improvements), and stormwater management techniques. Section 9: Landscape Standards This section establishes landscape standards. Standards include street tree spachlg, tree size minimums for private property, ftont yard, and other yards, Street tree species are also provided for the following streets. Glendora Avenue Lakes Drive Sunset Avenue Toluca Avenue Vincent Avenue Walnut Creek Parkway West Covina Parkway ZAGeneral Mau Update\Downtown PlanTe Study Sessions\5.24.10C.Study Session.S.doe Code Amendment 16.01 Downtown Code — Study Session 5 May 24, 2016- Page 4 Section 10: Signs The Sign Section provides standards for temporary and permanent signs. These standards would replace the Municipal Code Sign Standards currently required for buildings in the area. The proposed standards include application requirement, exempt signs, prohibited signs, temporary signs, nonconforming signs and sign types. Standards for the sign types are provided. Sign types include the following. • Wall Sign • Window Sign • Awning Sign • Projecting Sign • Marquee Sign • Monument Sign, • Sidewalk Sign • Yard Sign Section 11: Other Standards This section is miscellaneous standards. Standards include site walls and outdoor dining in public right-of-way. Section 12: Administration The Administration section provides for the review authority, the type of applications required and the provision of a Town Design Advisor. The section includes a matrix of the review authority of discretionary applications. The concept of a Town Design Advisor is included which provides direction to hire an architectural/urban design advisor to provide recommendations on architecture and design, to staff, the Planning Commission and the City Council. Section 13: Definitions This section provides for definitions, The Definitions sections provides two types of definitions, General Terms and Land Use Terms. The General Terms sections provided information on terms that are used for development standards and other types of requirements, many of which are unique to the Downtown Plan and not found in the Municipal Code. The Land Use Terms section provides definitions of land uses and business types. ZAGeneral Plan Update\Dowutewit Plan\PC Study Sessions\5.24.16\PC:Study Session,5,dee Code Amendment 16-01 Downtown Code — Study Session 5 May 24, 2016 Page 5 Planning Commission Direction from Previous Study Sessions The direction provided on modifications to the Downtown Plan at the April 12, April 26 and May 10 Study Sessions have been documented and ineluded in Attachment 2. Staff has included some of the draft revisions in the document and would welcome any discussion on the draft wording. CONCLUSION The purpose of the study session is to provide the Planning Commission with a presentation Part 4 Code, and will cover Sections 3, 8, 9, 10, 11, 12 and 13. Staff will be providing a comprehensive presentation at the study session. The goal is to receive comment and direction from the Planning Commission in order to revise the sections under review in preparation for final review. There is an additional portion of the Downtown Plan, Part V — Implementation. That part has not yet been completed and will consist of policies and actions to implement the vision of the Downtown Plan and timelines. The Implementation section will be provided at the time of final review. As discussed above, this is the fifth of five study sessions. A study session with the City Council has also been scheduled for June 13, 2016. As with any code amendment, the Planning Commission will hold a public hearing at the completion of the study sessions. Subsequent to Planning Commission review, a public hearing will be scheduled for the City Council for final review and determination, The schedule calls for these hearings to occur concurrently with the General Plan Update and the E1R (Environmental Impact Report ZACial Plan Update\Downtown Plaa\PC Study Sessions1124,161PC.Study Session,5,daa Code Amendment 16-01 Downtown Code Study Session 5 May24, 2016- Page 6 III. RECOMMENDATION Staff recommends that the Planning Commission review the information in the staff report and the Downtown Plan and provide appropriate direction to staff regarding the sections on. Review of Land Use Standards, Open Space, Landscape, Signs, Other Standards, Administration and Definitions. PREPARED BY: Je '<Jerson, AICP Planning Director Attachments: Attachment 1 — Comparison Chart — Existing Zoning and Proposed Downtown Plan Attachment 2— List of Planning Commission Direction on Revisions to Downtown Plan Attachment 3 — Downtown Plan (available online at PlanWC,org) ZAGeneral Pisa Update\Downtown Plan\ PC Study Sessiones5.24.16\PC.Stady Session,5„dee ATTACHMENT NO. 6 Downtown Plan Comparison Chart — Existing Zoning and Proposed Downtown Plan Sec. 26-597. - Service, trade, cultural, public and private uses (except industrial or manufacturing). No building or improvement or portion thereof shall be erected, constructed, converted, established, altered or enlarged, nor shall any lot or premises be used except for one (1) or more of the following purposes. All such uses shall be within an enclosed building unless specifically stated otherwise. Uses specifically noted as "(Outdoor Display)" are allowed providing all functions other than display are at all times conducted within an enclosed building. * Indicates stated use is prohibited in the Civic Center Overlay Zone. x Indicates stated use is allowed by right. c Indicates stated use is allowed by conditional use permit. p Indicates stated use is allowed subject to administrative review and approval by the planning director. a Indicates stated use is allowed by administrative use permit. b Indicates stated use is allowed by adult oriented business permit Use OP NC RC Sc PB I 1 UC 1 GU Notes Adult care centers c c c c c c c Adult-oriented businesses, with or without live entertainment b b b b Agricultural (see section 26-391) II Agricultural uses (on parcels of 10 acres or greater) Aircraft landing facilities: Emergency x x Nonemergency c c Z: I General Plan UpdatelDowntown Plan\PC Study Sessions15.24.161Zoning,Downtown.Use Compare.SS.docx Page 1 Use OP NC RC SC PB UC GU Notes Alcohol off-sale (see art. XII, div. 15) x x x x x x Alcohol off-sale, areas of undue concentration (see art. XII, div. 15) a a a a a a Alcohol on-sale (see art. XII, div. 15; for nonprofit clubs and country clubs, see separate headings) II Alcoholic treatment institutions Ambulance service c c c II Appliance repair shops Art galleries x x xx x x x Art studio x x x x C 11-c x x x c c Athletic club/Gymnasium (section 26- 685.20) Automated teller machines (walk-up) on the premises of a financial institution p p p Automated teller machines (walk-up) not on the premises of a financial institution c c lir 111 a a a Automated teller machines (drive-up) Auto rentals (outdoor display) *New automobile, motorcycle, auto or truck trailers, truck sales, including accessory used vehicle sales, vehicle sales, accessory servicing, repairs, and incidental auto rental (sales and display areas need not be within ZAGeneral Pim Update\Downtown PlanIPC Study Sessions15.24,161Zoning.Downtown,Use CompareSS.docx Page 2 Use OP NC RC Sc PB APR UC GU ilgf Notes buildings, but all other provisions of this code shall apply) (outdoor display) *Used automobile, motorcycle, auto or truck trailers, truck sales, including accessory servicing, repairs, and incidental auto rental (sales and display areas need not be within buildings, but all other provisions of this code shall apply) (outdoor display) Motor vehicle sales, new or used including any accessory services (Outdoor Display) Less than 1-Acre c c c c c Fir c c Auto service stations (see section 26-661) Auto repair garage (includes major overhaul, paint and body repair, but excludes tire recapping) I Auto repair garage including public storage of vehicles Auto supply stores (w/installation) c x x x 1 x x x *Auto supply stores (excludes installation) Bail bond service x Bakery shops x x xx x x x Bank, savings and loan associations, and similar financial institutions (also see automated teller machines) x x xx x x Barber and beauty shops x x x x x x Z:\General Plan UpdatelDowntown Plan\PC Study Sessions15.24.161Zoning.Downtown.Use Compare.SS.docx Page 3 Use OP NC RC SC c P PB ---ir 11 Notes Barber and beauty shops with accessory permanent make-up use T P Barber, beauty, and jewelry shops with accessory body piercing use , Billiard parlor and pool halls (see art. XII, 1 div. 9) , c c c Boat sales, new or used, including related servicing and repairs (out-door display) , *Boat sales, new or used, including related servicing and repairs (out-door display) and (adjacent to residential) r Bowling alley --,------F c *Building material sales (excludes lumberyards) (outdoor display) *Building material sales (excludes lumberyards) (tdrdl )ctp _ when adjacent to residential *Building material sales (excludes lumberyards) (outdoor display) when adjacent to residentially zoned or developed property _ *Building material sales (outdoor display) c T--- Business equipment sales (includes repairs) x x x II x x r- Cabinet shops Z:\Gcneral Plan UpdatelDowntown Plan\PC Study Sessions15.24.161Zoning.Downtown.Use Compare,SS,docx Page 4 Use OP NC RC Sc PB UC GU % ,v, Notes Car wash (for accessory use see section 26- 663.5) Catering service x x x x !Cemeteries, columbariums, crematories and mausoleums Chemist Churches c c cc c Club, private non-profit (serving of alcohol allowed only with a club as defined by Section 23428.9 of the California Business and Professions Code; see art. XII, div. 15) Cocktail lounge: Serving of alcohol permitted only in conjunction with a bona fide eating place as defined in section 23038 of the California Business and Professions Code (see art. XII, div. 15) c c I Collection agencies x x xx II x Commercial radio or television stations c c cc Computer game/internet access centers, accessory, up to nine (9) computers (see art. XII, div. 9) priallia 'ajall Computer game/internet access centers, accessory, up to ten (10) or more computers (see art. XII, div. 9) Computer game/internet access centers, main use (see art. XII, div. 9) Z:\General Plan UpdatelDowntown Plan1PC Study Sessions15.24.161Zoning.Downtown.Use Compare3S.docx Page 5 ,- Use OP NC RC x x x SC x PB x ii-T-c-i x x x x Notes Contracting services Counseling services x x xx Convention hall, trade show, exhibit building Conversions from apartments to condominiums Country clubs (serving of alcohol allowed only with a club as defined in Section 23428.9 of the California Business and Professions Code; see art. XII, div. 15) Dance halls (public or private) i 1 x x c x cc c x II [— Dancing in conjunction with a commercial use Data processing x 1-7Firx.--- x c x x c x x c Day care centers c c Delicatessens —11 x x x Allowed as Retail Department stores Drive-in, drive-through, walk-up commercial uses (also see automated teller machines) Dry cleaning or laundry, retail only, (non- flammable and nonexplosive cleaning fluid to be used exclusively) Efficiency units III r _____ ZAGeneral Plan Update\Downtown Plan1PC Study Sessions1.5.24.16\Zoning.Downtown.Use Compare.SS.docx Page 6 Use _ OP NC RC SC PB p ‘ ,,,., ,rtw. Notes Electronic and TV repair shops x x 1-1 F–Cr-Triergency shelters (Homeless), up to 30 occupants within city I 1 —It'l Emergency shelters (Homeless), greater than 30 occupants within city ...._ Entertainment (live) in conjunction with a commercial use (excludes karaoke and solo musicians, excludes adult-oriented businesses) firm- c c c combine with a restaurant use Combine restaurant PF Entertainment (live) solo musicians as backgroundbackground music and Karaoke in conjunction with a commercial use (excludes adult-oriented businesses) Exterminators Farmer's Markets (Outdoor Uses Overlay Zone) Feed and grain stores x x x x x x x x Allowed as retail Florist shops r--- Fortune-telling (see section 15-11) 1 x x x Game arcades (see art. XII, div. 9) ,--- Glass shops (excludes edging, beveling, silvering and staining) Glassworks and glass studios, includes edging, etc. X combine with Art ZAGeneral Plan UpdatelDowntown Plan1PC Study Sessions15.24.16Voning.Downtown.Use Compare.SS.docx Page 7 Use OP NC RC SC x PB UC c c GU Notes ,---- Gallery or Art Studio Golf course, outdoor miniature Golf courses or golf driving ranges c c c X c I cc Grocery stores — X c c 1 x c c c Allowed as retail Allowed as retail Gun shops 7 1 Hospitals (human) Hotels (excluding hotcls/moteIs adult c c Ice Cream Stores — x x x lip x x p x x c Indoor recreation facilities c x Change use to "Nonprofit Institution" Institutions of philanthropic nature c c x c x Jewelry stores x p x p x x Jewelry stores with accessory body piercing use x FT x P TeT x x x r Kennel, Accessory 1 Laboratories (medical and dental) Landscaping service (office only) -- x x Z:\General Plan UpclatelDowntown Plan\PC Study Sessions15.24.16\Zoning.Downtown.Use Compare.SS.docx Page Use OP NC RC SC PB Notes Liquor stores (off-sale) (see art. XII, div. 15) x x x x x x Liquor stores (off-sale), areas of undue concentration (see art. XII, div. 15) a a a a Locksmith shops x x x x x , x lix x x x Massage parlor/bathhouse (see article XII, division 12) Massage parlor/bathhouse (see article XII, I division 12) - Centers greater than 500,000 sq. ft. in GFA Massage, Accessory (see article XII, division 12) P ' r Meat markets x x c x x x x x Medical and dental clinics x IT( x x x x Medical (Minor non-surgical procedures) x x x , Mental institutions and sanitariums c . c c c x a-FT Mobile services (see article XII, division 13) c x x Monument, tombstone, and funeral merchandise Mortuaries ---1-1 Motels {excluding adult hotels/motels) c Combine with Hotels Movie/video game rental x Allow as Retail ZAGenerall Plan UpdatelDowntown Plan\PC Study Sessions15.24.16\Zoning.Downtown.Use Compare.SS.docx Page Use ---- OP NC RC SC PB UC GU I, _ Notes Newspaper and printing shops Newsstands (not on public right-of-way) x x Tx-Tx xx II x x x x x x [--- -- Office (General) ,-- Orphanages ---1 T Outdoor recreation facility c c x FT *Outdoor amusement devices, vending machines, weighting scales and similar as an incidental, auxiliary or accessory use of those allowed in the zone Outdoor seating area in conjunction with a commercial use P Restaurant with outdoor searing allowed as ,a, Parcel delivery terminals Parks, public Delete as a use Parking Facility, Public or Private 111 x *Pawnshops x x x Allow as retail Pet grooming shop x x x x x x Z: I General Plan UpdatelDowntown Plan\PC Study Sessions15.24161Zoning.Downtown.Use Compare.SS.doex Page 10 Use OP NC RC SC PB Notes Pet shops (sale of wild and potentially dangerous animals as defined in section 6-1, prohibited) x x x x x x Physical rehabilitation center x x x x Photo engraving and blue print shop x Reprogra phi cs Photo studios x x x x Allow as Personal Service Picture framing stores x Allow as retail *Plant nurseries and related packaged sales or storage (outdoor display) Plant shop x x x Allow as retail Plumbing shops x x x Allow as retail Postal services a x x x a a Professional, business and trade schools rx x x Public administration buildings and civic centers x x Public utility stations, yards, wells and similar facilities c c cc C c c Public storage facility c ZAGeneral Plan UpdatelDowntown Plan\PC Study Sessions\ 5.24.161Zoning.Downtown.Use Compare.SS.docx Page 11 I— Use _ OP NC RC SC PB a c Notes Recording studio a c a c aa cc c Recreational centers (private) (except uses listed individually in sec. 26-597) Recycling centers Donation drop boxes (attended) (See art. XII, div. 14) Recycling centers Small collection facilities not in conjunction with materials recovery facility or solid waste transfer and processing station (See art. XII, div. 14) a a a a a a a a a Recycling centers Reverse vending machine(s)/bulk reverse vending machine (See art. XII, div. 14) a Recycling centers Reverse vending machine(s) located within or under the roof line of a commercial structure (See art. XII, div. 14) x X x TIM x c x c c Recycling centers Materials recovery facility (See art. XII, div. 14) Recycling centers Solid waste transfer and processing stations (See art. XII, div. 14) .. .._... r Religious facility c c c c — Religious supply and reading rooms x x x x x Allow as retail Meneral Plan UpdatelDowntown Plan\PC Study Sessions15.24.I61Zoning.Downtown.Use Compare.SS.docx Page 12 Use OP NC RC SC PB UC I GU i , Notes Rental service as listed in this section as retail providing all storage of rental equipment shall be within an enclosed building unless specifically stated otherwise Reprographics x x x x x II x x x x x Residential Units Accessory dwelling units II a a a Home Occupation x x x Restaurant x x x x x x Restaurant with Alcohol (see art. XII, div. 15) a a Restaurant with dancing c c c c c Restaurant with solo musician or karaoke P P Added category Restaurant with live entertainment c c c c Restaurant with outdoor seating a a a a Retail (General) x x xx x x x Riding stables and riding schools (7 acres minimum site) -1 Roominghouse Schools and colleges (private or public) c c c c c c c c Schools (dancing, martial arts, music, art and similar type schools) a a a a a a a ZAGeneral Plan UpdatelDowntown Plan\PC Study Sessions15.24.161Zoning.Downtown.Use Compare.SS.docx Page 13 Use OP NC RC .. . SC PB UC GU - Notes *Secondhand stores — x x x x x c a x x Security guard service j x C x x x c c a x c c a Shoeshine stands (as integral part of other building) cc Senior citizen housing (see sec. c Skilled nursing facilities, and assisted living facilities Studio-art, dance, martial arts, music, etc. a a a a Supermarkets x Allow as retail Storage, Storage, new vehicles when in conjunction with an automobile dealership Under Review CA 15-04 Surveying services _ x x xx x x _ 1-- *Swimming pool sales and service (outdoor r- display} 1 Swimming pool sales and service (indoor x x x x display) T Swim schools - T F.-- Systems, private closed circuit motion picture transmission systems not licensed by the FCC, in any hotel or motel Seems to be a past issue, no longer relevant Tailor shops T, x ZAGeneral Plan TJpdateDowntown Plan1PC Study Sessions\5.24.161ZoningDowntown.Use Compare.SS.docx Page 14 _ Use OP x NC x rRC x SC x PB UC x GU x 0 [ x Notes Tanning salon Tattooing (see art. XII, div. 24) Tattooing (see art. XII, div. 24) with accessory permanent makeup and/or body piercing use F.-- Taxidermist Theaters, open air c c cc Theaters (not open air) Trailers, (temporary only) in conjunction with a school, hospital, church or other similar institutional use (not permitted with commercial uses) p p p Truck rental accessory, not in conjunction with automobile dealership (outdoor display) c c Tutoring facility PPPP c c c c p Unattended businesses (also see automated teller machines) Upholstering shops r Urgent care facility x x xx x x c x i-- Veterinary Hospital c c c r- Wildlife and botanical preserves Z:\General Plan Update\Downtown Plan\PC Study Sessions15,24.16Voning.Downtown.Use Compare.SS.docx Page 15 Use OP NC RC SC PB UC 1 Gil Notes Wireless telecommunication facilities (WTF)—Building and/or roofmounted facilities (see art. XII, div. 16) a Monopoles and alternative antenna support structures (see art. XII, div. 16) c c c c c ZAGeneral Plan UpdatelDowntown P1an1PC Study Session0.24.161Zoning.Downtown.Use Compare.SS.docx Page 16 ATTACHMENT Development Standards Comparison Chart I Building Placement, Setbacks . Front Average 15' Minimum 5' 0 minimum 10' maximum 0 minimum 10' maximum 15' minimum 35' maximum Side None None None 5' minimum Rear Average 15' Minimum 5' With Alley-15' minimum No Alley-5' minimum With Alley-15' minimum No Alley-5' minimum 20' minimum Building Type N/A Flex, Hybrid, Liner, Live- Work Flex, Hybrid, Liner, Live- Work Court, Live-Work, Row- House, Rosewalk/Bungalow Court, Duplex/Multiplex Building Height (Downtown Plan includes minimum heights) No height limit (except within 100 feet of single- family zone) 1 story/24 feet to 5 stories/70 feet maximum 1 story/24 feet _3 stories/40 feet maximum 1 story/18 feet 3 stories/40 feet maximum Building Site Width 70' 25' to 200' depending on Building Type 25' to 150' depending on Building Type 50' to 200' depending on Building Type Building Site Depth 140' 95' to 200' depending on Building Type 75' to 150' depending on Building Type 95' to 150' depending on Building Type Height of Stories N/A Ground Floor — 12' Upper Stories — 10' Ground Floor — 12' Upper Stories — 10' Ground Floor — 12' Upper Stories — 10' Parking Placement Front = 5', Side or Rear Street Frontage = 5' Setback Front — 20', Side Street = 5', Side = 0, Rear — 5' Front =30', Side Street = 15', Side = 5', Rear = 5' Front =30', Side Street = 15', Side = 5, Rear = 5' Frontage Types N/A Forecourt, Shopfront, Gallery, Arcade Forecourt, Shopfront, Stoop, Gallery, Arcade Forecourt, Stoop, Porch Existing (R-C & O-P) Urban Center General Urban Urban Neighborhood Encroachment (Setback & Property Line) Front and Side N/A Arcades & Eave — 2 ft clear Arcades & Eave —2 ft clear Arcades & Eave — 2 ft clear Street of Curb of Curb of Curb Balcony & Bay Window— 4 Balcony & Bay Window —4 Balcony & Bay Window —4 ft maximum into Parkway ft maximum into Parkway ft maximum into Parkway Rear N/A Arcade, Balcony & Bay Window —5 ft from Property Line Faye -3 ft from Property Line Arcade, Balcony & Bay Window 5 ft from Property Line Eave - 3 ft from Property Line Arcade, Balcony & Bay Window —5 ft from Property Line Eave 3 ft from Property Line Landscape Criteria Side N/A 8% of Site 50% Arcade — None Balcony & Bay Window -5 ft from Property Line Eave — 3 ft from Property Line Arcade — None Balcony & Bay Window -5 ft from Property Line Fave — 3 ft from Property Line Arcade — None Balcony & Bay Window - 5 ft from Property Line Eave — 3 ft from Property Line Building Coverage No Specific Standards No Specific Standards No Specific Standards N/A N/A N/A 2 Existing (R-C & O-P) Urban Center General Urban Urban Neighborhood Off-Street Retail — 1 space per 250 sf I space per 500 sf, all 1 space per 500 sf, all 1 space per 500 sf, all Parking, Commercial Office — 1 space per 300 sf Medical Office — 1 space per 150 sf uses uses uses Restaurant — 1 space per 3.5 seats )1 space per 100 sf estimate) Manufacturing, Laboratories, Storage — space per 500 sf Joint Use — 50% ofprimary nighttime use (75% of parking requirement) Common Facilities — 20% reduction for retail parking in 75,000 sf or larger shopping center Other Standards in Parking Ratios section of Zoning Code Staff Option 1 — 80% of total Option 1 — 80% of total Option 1 — 80% of total Recommendations parking required per parking required per parking required per for Commercial Zoning Code (like Zoning Code (like Zoning Code (like Parking Common Facilities) Common Facilities) Common Facilities) Option 2 — 75% of total Option 2 — 75% of total Option 2 — 75% of total parking required per parking required per parking required per Zoning Code (like Joint Zoning Code (like Joint Zoning Code (like Joint Use) Use) Use) Option 3 — 65% of total Option 3 — 65% of total Option 3 — 65% of total parking required parking required parking required (combination of (combination of (combination of Common Facilities and Common Facilities and Common Facilities and Joint Use) Joint Use) Joint Use) Existing (R-C & O-P) Urban Center General Urban Urban Neighborhood Off-Street Parking, Residential Mixed Use Overlay Stds. Studio & 1 Bedroom — 1.5 spaces per unit 2 of more Bedrooms — 2 spaces per unit Guest Parking — 1 space per every 4 units Studio & 1 Bedroom —1 space per unit 2 of more Bedrooms — 2 spaces per unit Studio & 1 Bedroom —1 space per unit 2 of more Bedrooms — 2 spaces per unit Studio & 1 Bedroom — 1 space per unit 2 of more Bedrooms — 2 spaces per unit Staff Recommendations for Residential Parking Studio & 1 Bedroom — 1.5 spaces per unit Studio & 1 Bedroom — 1.5 spaces per unit Studio & 1 Bedroom — 1.5 spaces per unit 4 ATTACHMENT NO 8 West Covina Planning Commission, Below are comments/recommendations related to the Introduction, Vision, Goals. Policies, and Actions of the Downtown Plan for your consideration. Please strongly consider incorporating and addressing the below comments/recommendations prior to finalizing the - Downtown Plan as it will be of great benefit in improving Downtown aesthetics, commerce, and traffic. COMMENT/RECOMMENDATION 1, Currently, when entering Downtown West Covina from the 1-1 0 Freeway, there is no aesthetic "WOW" factor in place at any of the three primary exit/entrance points, Vincent Ave, Sunset Ave, and West Covina Parkway. In line with the proposed improvements to the major roadways that bisect Downtown West Covina (Glendora Ave, Vincent Ave, West Covina Parkway, Lakes Drive, Sunset Ave, Toluca Ave, and Walnut Creek Parkway), the enhancement of these freeway exits/entrances will positively improve .Downtown aesthetics and provide multiple attractive City gateways. By creating a memorable gateway for visitors and residents who arrive Downtown using these primary interchanges, patrons will be left with a positive impression and will likely return frequently. Economic success in retail and business, is directly related to how patrons feel when they shop, entertain, and dine. Creating a long term plan to aesthetically enhance these key entry points will not only have a positive visual impact, it will assist in maintaining the future fiscal health of Downtown businesses. The three subject freeway exits/entrances are comprised of the following five intersections: 1-10 Freeway Westbound 'Exit/Entrance & West C-ovina Pkwy/Pacific A.ve 1-10 Freeway Eastbound Exit/Entrance & West Covina Pkwy 1-10 Freeway Eastbound Exit/Entrance 8, Vincent Ave I-10 Freeway Westbound Exit/Entrance & Vincent Ave 1-10 Freeway Westbound. Exit & Sunset Ave Potential Intersection Aesthetic Enhancements: Illuminated City Monument Signs within Medians, Corners, or other public right-of-way Decorative Traffic Signal Equipment Decorative Crosswalks with Pavers or Stamped Concrete Surrounding Landscaping (with lighting) within Medians and Parkways Aesthetically Enhanced Wayfinding Signs Art in Public Places (i.e. Sculptures, Paintings, etc.) Many other possible aesthetic upgrades... On Page 15 of the .Draft Downtown Plan, the Key Components to fulfill the desired Vision, with respect to Public Projects, are as follows: I. Enhancing the Walnut Creek Wash 2. Various Street Enhancements 3. Las Ram bias along South Glendora Ave 4. New Transit Plaza Along West Covina Parkway 5. Pedestrian Crossing on South Sunset Ave & South Vincent Ave Incorporation of the above recommendation would simply involve the following change to Key Component No. 2: 2. Various Street Ii. . 1-',nharicernents 'flit modification of this Key Component can be accompanied by conceptual diagrams and/or plans reflecting the desired intersection improvements. These diagrams and/or plans can then be included alongside the street diagrams/plans already provided on Page 77-84 of the Downtown Plan. Given that some of the subject intersections may be within Caltrans jurisdiction and/or maintained by Caltrans, additional information with respect to opportunities for coordination on joint improvements may be necessary to include as well. Including this simple additional Key component into the Downtown plan will not only make West Covina a more beautifill place to live, work, and play, it will have a high positive impact on the long term economic success of West Covina businesses. COMMENT/RECOMMENDA'llON 2 On Page 19 of the Draft. Downtown Plan, the Key Components to fulfill the desired Vision, with respect to Private Projects, are as follows: 1. Mixed-Use Campus on K-Tvlart Site 2. Office Buildings within the Civic Center 3, Low Density Multi-family Housing along South Sunset Avenue 4, New Mixed-use buildings at the intersection of South Sunset Avenue and West Covina Parkway 5. Corridor Will along South Sunset Avenue 6, Multi-family Housing along Walnut Creek Parkway 7. Corridor Will along South Vincent Avenue 8. Mixed-use Will in Lakes Entertainment District 9. Housing in Lakes Entertainment District 10 1 Qfti, fluikhu n Larl*l'Ai'lemi L. 11. Mixed-use Infill along Glendora Avenue From the above list, Key Component No,10 may have potential adverse traffic impacts that should be considered concurrently in the planning of Las Ramblas along Glendora Ave. Although traffic concerns can be considered upon future initiation of the potential development, it may be advantageous to address potential issues prior to finalizing Las Ramblas on Glendora Ave. The two potential office buildings near east Garvey Avenue will generate high volumes of traffic that will either travel through the Lakes Complex or Glendora Ave. However, if the current Las Ramblas design discourages the potential added traffic from using Glendora A.ve and/or Lakes Dr, they will be forced onto residential streets to the east (i.e. Dalewood St„ S. Bandy Ave, S. Pima Ave, etc.), potentially creating a traffic nuisance within a residential. neighborhood. Additionally, when the Las Ramblas improvement is completed, Glendora Ave will have separate single lanes in each direction and no street space available for emergency personal to bypass traffic. Thus, the potential added traffic- may result in gridlock and subsequent public safety issues during peak traffic hours. These potential impacts will be magnified during City events such as farmer's markets, festivals, concerts, etc. Taking the above items into consideration at this early planning stage will be beneficial for both potential projects and the nearby residential community. Thank you for your time and attention and .comments/recommendations into the Downtown Plan. please strongly consider incorporating the above Regards, Robert Torres, West Covina Resident 121CG DREXEL CONSU LTING GROUP, LLC April 18, 2016 Jeff Anderson, Planning Director City of West Covina 1444 West Garvey Avenue West Covina, CA 91790 Subject: Downtown Plan & Code — Current Draft December 201 Ref: Part 4 Code//Section 2 Zones & Regulating Plan Dear Director Ande Please accept this as a summary of my inputs as I will not be attending the planning meeting on 26 April. Generally this section is well done, however, I believe there is a major issue as proposed for the area along Glendora Avenue generally from Walnut Creek Parkway N/E to the end of current development. I read the current draft as proposing the east side of Glendora Avenue as '1-4 Urban Neighborhood' limited to two (2) stories in height and providing residential uses. I suggest this area be 'T05 Urban Center' with less overall permitted use restrictions and up to five (5) stories in height. In reviewing section 2 'Land Use Standards" tables on pages 47 & 48 you will find several instances where existing uses would not be permitted in the more restrictive zone that would certainly create an issue. The concept of using a Form-Based Code (FBC) as the basis for our 'Downtown Zone' which would replace our municipal code is a good proposal and I support it in concept. This approach is proactive operating like a 'Specific Plan' which has a long history of successful projects. If there is a 'devil' it is in the detail, and, I have not done a detailed review of the proposed Downtown Zone details as I would like to get passed the issue of T-5 versus T-4 which will drive a lot of detail review. So, my primary input is: 1. Change the T-4 Zoning designation to T-5 for the east side of Glendora. Avenue from Walnut Creek Parkway N/E to 1-10. 2. Allow for continuing use of non-conforming uses as proposed. 3. Allow at least five (5) stories in height. 4. Allow — not require — some residential uses on the top floors. 5. Continue with the Form-Based Code approach with the Downtown Zone functionally operating in-place of the municipal code. Page 1 of 2 Drexel Consulting Group, LLC • 336% Glendora Ave; Ste • West Covina, CA 91791 • 626.917,4200 ElICG DREXEL CONSULTING GROUP, LLC Once these 'big issues' are in place I would like the opportunity to re-visit the details of the proposed code elements. The proposed December 2015 draft is on the right track, but this zoning of Glendora Avenue to T-5 must be done. Yours truly, Drexel Consulting Group, LLC Drexel L. Smith CEO/President Enclosure: None Page 2 of 2 Drexel Consulting Group, LLC • 336 'A Glendora Ave; Ste 'L' • West Covina, CA 91791 • 626.917.4200 Jeff Anderson From: Sent: To: Cc: Subject: ROBERT TORRES <roberthtorres@yahoo.com > Tuesday, April 26, 2016 2:36 PM Jeff Anderson Ron Garcia Downtown Plan_Study Session #3 Downtown Code (Sections 1,2, and 4) Good Afternoon Jeff, Below are comments for your and the commission's consideration pertaining to tonight's Downtown Plan Study Session, Section 1: Purpose and Applicability (Page 40: Section I: Purpose and Applicability, 1.2C Non-conformity Regulations, 1.2C.1 Nonconforming Buildings or Structures, 1.2C.1 (B) Additions) In addition to the requirement that additions of 50% or more of the existing floor area adhere to current Downtown Code, consider also including a height requirement (i.e. Additions 2 times higher than the existing building must adhere to the current Downtown Code). Alternatively, a specific height limit can be used as a threshold for triggering conformance to current Downtown Code. This would address any irregular structures such as cell towers disguised towers, standard viewing towers, roof mounted signs, etc. Section 2; Zones and Regulating Plans (Page 46: Table 4.2.1: Summary of Zoning Districts, 13 Urban Neighborhood, Desired Form) Include verbiage detailing the type of anticipated commercial uses within the T-4 Zone Section 3: Development Standards by Zone Pertaining to the request/comments submitted by DCG, I am in disagreement with changing of the east side of Glendora Ave from a T-4 Urban Neighborhood to a 1-5 Urban Center designation. I believe a T-5 Urban Center designation along the east side of Glendora Ave would not be in line with the surrounding 1-4 General Urban Zone and would negatively impact the adjacent residential community to the east given that structure up to 5 stories would be permissible. Thanks Jeff Robert 1 Jeff Anderson From: ROBERT TORRES <roberthtorres@yahoo.com > Sent: Monday, May 09, 2016 5:35 PM To: Jeff Anderson Cc: Ron Garcia; Chris Freeland; James Toma; Corey Warshaw; Councilman Mike Spence; Lloyd Johnson; Tony Wu Subject: Downtown Plan5tudy Session #4_Building Standards,Frontage Standards/Street and Block Standard Attachments: Concept_l.pdf Good Afternoon Jeff, Below are comments for your and the Planning Commission's consideration pertaining to tomorrow's Downtown Plan Study Session, Building One of the primary issues of allowing the development of Hotels or any other structure greater than five stories, is the negative view shed and privacy impacts on surrounding residential communities. Therefore, I would recommend that separate standards be drafted for structures that exceed five stories, regardless of what zone they are proposed in. Ideally, some type of sliding scale standards should be adopted based on the number of stories proposed. Having predetermined standards would also serve as a guide in reviewing building height variances throughout the city (i.e. Eastland Mall, Valley Blvd Area, Major Corridors, etc.) The creation of an additional zone designation, such as "Urban Center High-Rise," may also aide in physically defining the area in which structures greater than five stories are encouraged and/or allowed to be constructed. Generally, the outer most areas of the currently proposed Urban Center and General Urban zones are fairly close to single- family residential zones. Therefore, it makes sense to have high-rise development directed to the center of the Urban Center Zone to minimize view shed and privacy impacts on single-family residences. The existing Chase Bank building located at the northeast corner of Vi Ave and Lake_pr is a good example of a high-rise in a location that results in minimal visual intrusion and view obstruction to the surrounding residential communities. Hopefully the proposed/potential hotel will be located appropriately. The ten story Manlot in Baldwin Park mentioned in the staff report is directly adjacent to a West Covina residential community and property values and quality of life of those residents. I would again like to recommend that intersections be incorporated into the proposed Streets and Block Standards Intersections are living/breathing infrastructure that are used by vehicles, cyclists, and pedestrians that typically serve as modern landmarks of a community. Intersections are also an excellent place to advertise and market the community's image. Uniquely designed intersections would positively identify the Downtown area and upgrade City aesthetics. Possible improvements can consist of decorative signal upgrades within public right-of-way or city identification signs on private property in partnership with land owners. For example, one potential improvement could involve the installation of decorative stainless steel or earth tone lettering, that spells out "WEST COVINA," at the northwest and northeast corners of West Covina Pkw_y and I- I 0 FWY eastbound exit/entrance, (Rough Concept attached) Thank you for considering Robert Tortes May 8, 2016 Planning Commissioners West Covina City Hall 1444 WostrGarvey Avenue South West Covina, CA 91790 Dear Sirs: Subject: Downtown Plan SmdN Session I an so sorry that my schedule/calendar prevented tne from attending any of the four (4) Downtown Plan Study Sessions. I attended the mniority of the Cieneml Platt meetings since the beginning and the Joint Meetings of the City Council and the Planning COMFA1S101.4... .First,1 would, like ib tell you how tbnunate you are to have a Very, competent Planning Ditector and Planning staff whom I met at these meetings. 1 tmi Very glad that the City'cbriSt the vety eonipetent eentractet who developed the General Plan. and the'DowntOwn Plan. The Planning staff and contractor flamed to the pcm)ple who 'attended the meeting, sw. well as the Me:m.1)00 Wile were on the Focus Groups, The Downtown Plan will certainly improve the VallINT Market once the parking lot is changed so that 'people can walk in every "greet" walkway, Dosinesses. that dtraerg the new residents in the tellrby large itparlment complex will be happy to move in once the improvements are approved by the Planning Commission and the City Council. . I was happy to attend the meetings and talk with the Mann% staff; the contractor and other reAderda, ,-: Sifter*, , ..,,7 rizia (4andara / — _ . . - -, ' A .* * 4. 6 a * k .. * * *.* * • * *. V 10 * 6 0 0 -0 0 0 't... likov: .0. be 0..eedivol . Jeff Anderson Prom: ROBERT TORRES <roberthtorres@yahoo.com > Sent: Tuesday, May 24, 2016 3:45 PM To: Jeff Anderson Cc: Ron Garcia Subject: Downtown Pran_Study Session #5_Sections 3, 8, 9, 10, 11, 12, & 13 Hi Jeff, few comments on the last Downtown Plan study session: Consider requiring a conditional use permit (CUP) for uses involving the off-site sale of alcohol within areas of undue concentration. Currently, the draft comparison chart matrix (Pg. 2 & 9) only requires an administrative use permit (AUP) for the off-site sale of alcohol within areas with a high concentration of alcohol licenses. Many times, unique crime patterns and/or adjacent residential uses warrant the need for discretionary conditions of approval to be implemented in order to insure land use compatibly and address safety concerns (i.e. evening security, more restrictive hours of alcohol sales, location of signage, etc.). Requiring all uses that will engage in the off-site sale of alcohol within areas of undue concentration to obtain a CUP would allow for a more comprehensive review and approval process. I have similar comments with respect to Wireless Telecommunication Facilities within the draft comparison chart matrix (Pg. 16). A CUP would be preferable to an AUP due to the possibility of unique aesthetic and location concerns. Thanks Jeff Robert