Item 12 - CONSIDERATION OF ADOPTION OF ORDINANCES NOS. 2507 AND 2506 CREATING THE MIXED USE OVERLAY ZONE AND RELATED STANDARDSAGENDA ITEM NO. 12
AGENDA STAFF REPORT
City of West Covina I Office of the City Manager
DATE: December 6, 2022
TO: Mayor and City Council
FROM: David Carmany
City Manager
SUBJECT: CONSIDERATION OF ADOPTION OF ORDINANCES NOS. 2507 AND 2506 CREATING
THE MIXED USE OVERLAY ZONE AND RELATED STANDARDS
RECOMMENDATION:
It is recommended that the City Council adopt the following ordinances:
ORDINANCE NO. 2507 - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 22-02 CREATING THE MIXED -USE
OVERLAY ZONE
ORDINANCE NO. 2506 - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA APPROVING CODE AMENDMENT NO. 22-03, RELATED TO THE
MIXED USE OVERLAY ZONE STANDARDS
BACKGROUND:
This document presents for City Council consideration proposed Zone Change No. 22-03. Zone
Change No. 22-03 and Code Amendment No. 22-03 create a Mixed -Use Overlay Zone which consists
of potential amendments to Chapter 26 (Zoning), Article X (Nonresidential Zones), Article XIII (Overlay
Zone), and Section 26-597 of the West Covina Municipal Code pertaining to the creation of a Mixed -Use
Overlay Zone consisting of underutilized properties with a Commerce & General Plan land -use
designation and applicable development and objective design standards.
This is an urban plan which becomes policy through adoption by the City Council. The City's General
Plan allows for residential development within the Commerce land -use designation. The proposed Code
Amendment would provide a means to create the mixed -use residential and commercial development
within the same parcel intended by the General Plan.
General Plan Consistency
On December 2016, the City Council adopted the City's General Plan which allows for and encourages a
wide range of building types that contain a mix of functions including commercial, entertainment, office
and housing (21 to 54 units per acre in the Downtown Plan area and 9 to 20 units per acre outside the
Downtown Plan area) within the Commerce land -use designation. Although the General Plan allows for
housing in commercial areas, the City's Zoning Code does not have development standards that would
allow the development of housing in commercial zones. The proposed Code Amendment would make the
Zoning Code consistent with the City's General Plan.
The code amendment and zone change are exempt from the provisions of the California Environmental
Quality Act (CEQA) pursuant to Section 15061(b)(3) of the CEQA Guidelines in that it consists of
development standards and the creation of an overlay zone that includes additional limitations on uses
and standards that are allowed in the General Plan, which does not have the potential for causing a
significant effect on the environment.
Prepared by: Jo -Anne Burns, Planning Manager
Fiscal Impact
FISCAL IMPACT:
This is strictly an administrative item, therefore; there is no fiscal impact associated with this action.
Attachments
Attachment No. 1 - Ordinance No. 2507
Attachment No. 2 - Ordinance No. 2506
CITY COUNCIL GOALS & OBJECTIVES: Enhance City Image and Effectiveness
A Well -Planned Community
/_11119r_TA:ItUI=1ki1119ki[015
ORDINANCE NO. 2507
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE
NO. 22-02 CREATING THE MIXED -USE OVERLAY ZONE
WHEREAS, on September 13, 2022, the Planning Commission conducted a duly
noticed public hearing to consider Zone Change No. 22-02, gave all persons interested therein
an opportunity to be heard, and voted to recommend the City Council's approval of the zone
change; and
WHEREAS, on November 15, 2022, the City Council conducted a duly noticed public
hearing to consider the zone change application; and
WHEREAS, studies and investigations made by the City Council and on its behalf reveal
the following:
1. The existing base zoning will not change.
2. Approval of the zone change will create the Mixed -Use Overlay Zone.
3. The Mixed -Use Overlay Zone is necessary to make zoning consistent with the
City's General Plan in allowing residential development in the commercial land
use designation.
4. The Mixed -Use Overlay Zone is necessary to meet the Regional Housing Needs
Assessment number assigned to West Covina (very low income = 1,649, low
income = 848, moderate income 863, above moderate= 1,974: 5,334 total
housing units).
5. Pursuant to requirements of the California Environmental Quality Act ("CEQA")
(California Public Resources Code Sections 21000 et sec.), the project is exempt
from CEQA pursuant to CEQA Guidelines Section 15061(b)(3) (Common Sense
Exception), which provides that CEQA only applies to projects which have the
potential for causing a significant effect on the environment. The zone change
would not result in physical change in the environment. The proposal does not
involve any construction or additions to any existing structures. Therefore, the
zone change is exempt from CEQA pursuant to CEQA Guidelines Section
15061(b)(3).
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF WEST COVINA,
CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Recitals. The City Council finds that all of the recitals set forth herein are
true and correct.
SECTION 2. General Plan Consistency. Based on the evidence presented, Zone
Change No. 22-02 is found to be consistent with the City's General Plan (as amended) and the
land uses permitted within said zone classification.
SECTION 3. Approval of Zone Change. The City Council does hereby approve Zone
Change No. 22-02, changing the zoning designation for subject property as set forth on Exhibit A,
and amending the Zoning Map of the City of West Covina.
SECTION 4. Environmental Compliance. Pursuant to the provisions of the California
Environmental Quality Act ("CEQA') (California Public Resources Code Sections 21000 et seq.)
and State CEQA Guidelines (Sections 15000 et seq.), the City Council finds that this Ordinance is
not a "project" and further, that it can be seen with certainty that there is no possibility that the
Ordinance may have a significant effect on the environment, either directly or indirectly, and that
therefore no environmental review under the CEQA is required, pursuant to CEQA Guidelines
Section 15061(b)(3) (Common Sense Exception).
SECTION 5. Severability. If any section, subsection, sentence, clause, phrase, or
portionof this Ordinance is for any reason held to be invalid or unconstitutional by the decision
of any court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this Ordinance. The City Council of the City of West Covina hereby declares that it would
have adopted this Ordinance and each section, subsection, sentence, clause, phrase, or
portion thereof, irrespective of the fact that any one or more sections, subsections, sentences,
clauses, phrases, or portions be declared invalid or unconstitutional.
SECTION 6. Certification. The City Clerk shall certify passage of this ordinance and
shall cause the same to be published as required by law.
SECTION 7. Effective Date. This ordinance shall take effect and be in force thirty (30)
days from and after the date of its passage.
PASSED, APPROVED AND ADOPTED on this 6th day of December, 2022.
APPROVED AS TO FORM
Thomas P. Duarte
City Attorney
Dario Castellanos
Mayor
ATTEST
Lisa Sherrick
Assistant City Clerk
I, LISA SHERRICK, Assistant City Clerk of the City of West Covina, California, do
hereby certify that the foregoing Ordinance No. 2507 was introduced at a regular meeting of the
City Council held on the 15th day of November, 2022, and adopted at a regular meeting of the
City Council held on the 6th day of December, 2022, by the following vote of the City Council:
AYES:
NOES:
ABSENT:
ABSTAIN:
Lisa Sherrick
Assistant City Clerk
EXHIBIT A
Indicates the areas included in the Mixed Use Overlay zone.
City of West Covina
N
Mixed -Use Overlay
Zone
A
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J
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., Puenle Ave
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;
Wpknbn Ave
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West Covina Boundary
❑ Mixed -Use Overlay Zone
rA,
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AIN
APN
Direction
Unit
Street
City
ZIP
Full Address
8434015033
8434-015-033
855
N
LARK ELLEN AVE
WEST COVINA CA
91791-1099
855 N LARK ELLEN AVE WEST COVINA CA 91791
8434015034
8434-015-034
845
N
LARK ELLEN AVE
WEST COVINA CA
91791-1069
845 N LARK ELLEN AVE WEST COVINA CA 91791
8437024011
8437-024-011
1901
W
BADILLO ST
WEST COVINA CA
91790-1133
1901 W BADILLO ST WEST COVINA CA 91790
8442018011
8442-018-011
501
N
AZUSA AVE
WEST COVINA CA
91791-1102
501 N AZUSA AVE WEST COVINA CA 91791
8442018012
8442-018-012
1751
E
ROWLANDAVE
WEST COVINA CA
91791-1252
1751 E ROWLAND AVE WEST COVINA CA 91791
8442018014
8442-018-014
531
N
AZUSA AVE
WEST COVINA CA
91791-1102
531 N AZUSA AVE WEST COVINA CA 91791
8442018016
8442-018-016
563
N
AZUSA AVE
WEST COVINA CA
91791-1102
563 N AZUSA AVE WEST COVINA CA 91791
8442018019
8442-018-019
645
N
AZUSA AVE
WEST COVINA CA
91791-1103
645 N AZUSA AVE WEST COVINA CA 91791
8442018020
8442-018-020
635
N
AZUSA AVE
WEST COVINA CA
91791-1103
635 N AZUSA AVE WEST COVINA CA 91791
8442018021
8442-018-021
615
N
AZUSA AVE
WEST COVINA CA
91791-1103
615 N AZUSA AVE WEST COVINA CA 91791
8442018024
8442-018-024
521
N
AZUSA AVE
WEST COVINA CA
91791-1163
521 N AZUSA AVE WEST COVINA CA 91791
8443003018
8443-003-018
730
N
AZUSA AVE
WEST COVINA CA
91791-1010
730 N AZUSA AVE WEST COVINA CA 91791
8443003022
8443-003-022
702
N
AZUSA AVE
WEST COVINA CA
91791-1010
702 N AZUSA AVE WEST COVINA CA 91791
8443017001
8443-017-001
616
N
AZUSA AVE
WEST COVINA CA
91791-1164
616 N AZUSA AVE WEST COVINA CA 91791
8443017015
8443-017-015
1809
E
DANES DR
WEST COVINA CA
91791-1133
1809 E DANES DR WEST COVINA CA 91791
8443017016
8443-017-016
610
N
AZUSA AVE
WEST COVINA CA
91791-1147
610 N AZUSA AVE WEST COVINA CA 91791
8443018018
8443-018-018
530
N
AZUSA AVE
COVINA CA
91722-3503
530 N AZUSA AVE COVINA CA 91722
8443018019
8443-018-019
542
N
AZUSA AVE
WEST COVINA CA
91791-1146
542 N AZUSA AVE WEST COVINA CA 91791
8443018020
8443-018-020
542
N
AZUSA AVE
WEST COVINA CA
91791-1146
542 N AZUSA AVE WEST COVINA CA 91791
8443019019
8443-019-019
500
N
AZUSA AVE
WEST COVINA CA
91791-1151
500 N AZUSA AVE WEST COVINA CA 91791
8443020033
8443-020-033
1809
E
ECKERMAN AVE
WEST COVINA CA
91791-1112
1809 E ECKERMAN AVE WEST COVINA CA 91791
8443020034
8443-020-034
620
N
AZUSA AVE
WEST COVINA CA
91791-1148
620 N AZUSA AVE WEST COVINA CA 91791
8447019034
8447-019-034
100
N
GRANDAVE
WEST COVINA CA
91791-1746
100 N GRAND AVE WEST COVINA CA 91791
8451012027
8451-012-027
2700
E
WORKMAN AVE
WEST COVINA CA
91791-1628
2700 E WORKMAN AVE WEST COVINA CA 91791
8451012028
8451-012-028
2753
E
EASTLAND CTR DR
WEST COVINA CA
91791-6612
2753 E EASTLAND CTR DR WEST COVINA CA 91791
8451012036
8451-012-036
2901
E
EASTLAND CTR DR
WEST COVINA CA
91791-1603
2901 E EASTLAND CTR DR WEST COVINA CA 91791
8451012037
8451-012-037
245
N
BARRANCASTREET
WEST COVINA CA
91791
245 N BARRANCA STREET WEST COVINA CA 91791
8451012043
8451-012-043
2851
E
EASTLAND CTR DR
WEST COVINA CA
91791-1624
2851 E EASTLAND CTR DR WEST COVINA CA 91791
8451012044
8451-012-044
2970
E
WORKMAN AVE
WEST COVINA CA
91791-1610
2970 E WORKMAN AVE WEST COVINA CA 91791
8451012047
8451-012-047
101
N
BARRANCA ST
WEST COVINA CA
91791-1629
101 N BARRANCA ST WEST COVINA CA 91791
8451012052
8451-012-052
139
N
BARRANCA ST
WEST COVINA CA
91791-1629
139 N BARRANCA ST WEST COVINA CA 91791
8451012053
8451-012-053
143
N
BARRANCA ST
WEST COVINA CA
91791-1649
143 N BARRANCA ST WEST COVINA CA 91791
8451012054
8451-012-054
147
N
BARRANCA ST
WEST COVINA CA
91791-1629
147 N BARRANCA ST WEST COVINA CA 91791
8451012055
8451-012-055
2753
E
EASTLAND CTR DR
WEST COVINA CA
91791-6612
2753 E EASTLAND CTR DR WEST COVINA CA 91791
8451015045
8451-015-045
125
N
FAIRWAY LN
WEST COVINA CA
91791-1704
125 N FAIRWAY LN WEST COVINA CA 91791
8451016035
8451-016-035
3223
E
GARVEY AVEN
WEST COVINA CA
91791-1708
3223 E GARVEY AVE N WEST COVINA CA 91791
8451016104
8451-016-104
3117
E
GARVEY AVE IN
WEST COVINA CA
91791-1701
3117 E GARVEY AVE N WEST COVINA CA 91791
8451016105
8451-016-105
3133
E
GARVEY AVEN
WEST COVINA CA
91791-1701
3133 E GARVEY AVE N WEST COVINA CA 91791
8451016106
8451-016-106
3145
E
GARVEY AVEN
WEST COVINA CA
91791-1701
3145 E GARVEY AVE N WEST COVINA CA 91791
8451016107
8451-016-107
3211
E
GARVEY AVE IN
WEST COVINA CA
91791-1708
3211 E GARVEY AVE N WEST COVINA CA 91791
8451016113
8451-016-113
3101
E
GARVEY AVEN
WEST COVINA CA
91791-1701
3101 E GARVEY AVE N WEST COVINA CA 91791
8453001010
8453-001-010
2529
E
WORKMAN AVE
WEST COVINA CA
91791-1535
2529 E WORKMAN AVE WEST COVINA CA 91791
8453001021
8453-001-021
2525
E
WORKMAN AVE
WEST COVINA CA
91791-1535
2525 E WORKMAN AVE WEST COVINA CA 91791
8453001047
8453-001-047
305
N
CITRUS ST
WEST COVINA CA
91791-1618
305 N CITRUS ST WEST COVINA CA 91791
8453001051
8453-001-051
2533
E
WORKMAN AVE
WEST COVINA CA
91791-1535
2533 E WORKMAN AVE WEST COVINA CA 91791
8453023018
8453-023-018
2211
E
GARVEY AVE IN
WEST COVINA CA
91791-1500
2211 E GARVEY AVE N WEST COVINA CA 91791
8454012023
8454-012-023
2149
E
GARVEY AVEN
WEST COVINA CA
91791-1538
2149 E GARVEY AVE N WEST COVINA CA 91791
8454014009
8454-014-009
1818
E
ROWLANDAVE
WEST COVINA CA
91791-1136
1818 E ROWLAND AVE WEST COVINA CA 91791
8454014010
8454-014-010
1825
E
THELBORN ST
WEST COVINA CA
91791-1442
1825 E THELBORN ST WEST COVINA CA 91791
8454014011
8454-014-011
426
N
AZUSA AVE
WEST COVINA CA
91791-1347
426 N AZUSA AVE WEST COVINA CA 91791
8454016001
8454-016-001
300
N
AZUSA AVE
WEST COVINA CA
91791-1345
300 N AZUSA AVE WEST COVINA CA 91791
8454016006
8454-016-006
1815
E
WORKMAN AVE
WEST COVINA CA
91791-1423
1815 E WORKMAN AVE WEST COVINA CA 91791
8454016013
8454-016-013
330
N
AZUSA AVE
WEST COVINA CA
91791-1345
330 N AZUSA AVE WEST COVINA CA 91791
8454016014
8454-016-014
334
N
AZUSA AVE
WEST COVINA CA
91791-1345
334 N AZUSA AVE WEST COVINA CA 91791
8454016015
8454-016-015
332
N
AZUSA AVE
WEST COVINA CA
91791-1345
332 N AZUSA AVE WEST COVINA CA 91791
8454016019
8454-016-019
320
N
AZUSA AVE
WEST COVINA CA
91791-1345
320 N AZUSA AVE WEST COVINA CA 91791
8454016021
8454-016-021
314
N
AZUSA AVE
WEST COVINA CA
91791-1345
314 N AZUSA AVE WEST COVINA CA 91791
8454016022
8454-016-022
342
N
AZUSA AVE
WEST COVINA CA
91791-1345
342 N AZUSA AVE WEST COVINA CA 91791
8455001023
8455-001-023
301
N
AZUSA AVE
WEST COVINA CA
91791-1346
301 N AZUSA AVE WEST COVINA CA 91791
8455001023
8455-001-023
301
N
AZUSA AVE
WEST COVINA CA
91791-1346
301 N AZUSA AVE WEST COVINA CA 91791
8455014013
8455-014-013
235
N
AZUSA AVE
WEST COVINA CA
91791-1344
235 N AZUSA AVE WEST COVINA CA 91791
8455014018
8455-014-018
225
N
AZUSA AVE
WEST COVINA CA
91791-1344
225 N AZUSA AVE WEST COVINA CA 91791
8455014019
8455-014-019
225
N
AZUSA AVE
WEST COVINA CA
91791-1344
225 N AZUSA AVE WEST COVINA CA 91791
8455014020
8455-014-020
215
N
AZUSA AVE
WEST COVINA CA
91791-1344
215 N AZUSA AVE WEST COVINA CA 91791
8455022023
8455-022-023
111
N
AZUSA AVE
WEST COVINA CA
91791-1342
111 N AZUSA AVE WEST COVINA CA 91791
8456019025
8456-019-025
116
N
VINCENTAVE
WEST COVINA CA
91790-2205
116 N VINCENT AVE WEST COVINA CA 91790
8457019003
8457-019-003
1319
W
GARVEY AVE IN
WEST COVINA CA
91790-2242
1319 W GARVEY AVE N WEST COVINA CA 91790
8458003009
8458-003-009
1413
W
PUENTEAVE
WEST COVINA CA
91790-1224
1413 W PUENTE AVE WEST COVINA CA 91790
8458003011
8458-003-011
719
N
SUNSET AVE
WEST COVINA CA
91790-1228
719 N SUNSET AVE WEST COVINA CA 91790
8458018003
8458-018-003
639
N
SUNSET AVE
WEST COVINA CA
91790-1661
639 N SUNSET AVE WEST COVINA CA 91790
8458020006
8458-020-006
333
N
SUNSET AVE
WEST COVINA CA
91790-1651
333 N SUNSET AVE WEST COVINA CA 91790
8458020007
8458-020-007
329
N
SUNSET AVE
WEST COVINA CA
91790-1651
329 N SUNSET AVE WEST COVINA CA 91790
8458020901
8458-020-901
1501
DEL NORTE ST
WEST COVINA CA
91790-2105
1501 DEL NORTE ST WEST COVINA CA 91790
8458023017
8458-023-017
1503
W
GARVEY AVE IN
WEST COVINA CA
91790-2138
1503 W GARVEY AVE N WEST COVINA CA 91790
8458023020
8458-023-020
1415
W
GARVEY AVE IN
WEST COVINA CA
91790-2137
1415 W GARVEY AVE N WEST COVINA CA 91790
8458023022
8458-023-022
1443
W
GARVEY AVE IN
WEST COVINA CA
91790-2136
1443 W GARVEY AVE N WEST COVINA CA 91790
8458023025
8458-023-025
1431
W
GARVEY AVE IN
WEST COVINA CA
91790-2136
1431 W GARVEY AVE N WEST COVINA CA 91790
8458023026
8458-023-026
210
N
SUNSET AVE
WEST COVINA CA
91790-2257
210 N SUNSET AVE WEST COVINA CA 91790
8458023027
8458-023-027
222
N
101
SUNSET AVE
WEST COVINA CA
91790-2278
222 N SUNSET AVE 101 WEST COVINA CA 91790
8458025007
8458-025-007
1619
W
GARVEY AVE IN
WEST COVINA CA
91790-2144
1619 W GARVEY AVE N WEST COVINA CA 91790
8458025015
8458-025-015
1618
W
HARBERT ST
WEST COVINA CA
91790-2116
1618 W HARBERT ST WEST COVINA CA 91790
8458025022
8458-025-022
1627
W
GARVEY AVE IN
WEST COVINA CA
91790-2141
1627 W GARVEY AVE N WEST COVINA CA 91790
8458025025
8458-025-025
1610
W
HARBERT ST
WEST COVINA CA
91790-2116
1610 W HARBERT ST WEST COVINA CA 91790
8458025026
8458-025-026
1609
W
GARVEY AVE IN
WEST COVINA CA
91790-2141
1609 W GARVEY AVE N WEST COVINA CA 91790
8458025028
8458-025-028
122
N
LANG AVE
WEST COVINA CA
91790-2121
122 N LANG AVE WEST COVINA CA 91790
8458025029
8458-025-029
1647
W
GARVEY AVE IN
WEST COVINA CA
91790-2141
1647 W GARVEY AVE N WEST COVINA CA 91790
8458025030
8458-025-030
1637
W
GARVEY AVE IN
WEST COVINA CA
91790-2141
1637 W GARVEY AVE N WEST COVINA CA 91790
8458027024
8458-027-024
140
N
ORANGEAVE
WEST COVINA CA
91790-2092
140 N ORANGE AVE WEST COVINA CA 91790
8458027030
8458-027-030
127
N
LANG AVE
WEST COVINA CA
91790-2122
127 N LANG AVE WEST COVINA CA 91790
8458027046
8458-027-046
1705
W
GARVEY AVE IN
WEST COVINA CA
91790-2005
1705 W GARVEY AVE N WEST COVINA CA 91790
8459026001
8459-026-001
2011
W
PACIFICAVE
WEST COVINA CA
91790-2029
2011 W PACIFIC AVE WEST COVINA CA 91790
8459026028
8459-026-028
101
N
ORANGEAVE
WEST COVINA CA
91790-2087
101 N ORANGE AVE WEST COVINA CA 91790
8459026097
8459-026-097
1901
W
PACIFICAVE
WEST COVINA CA
91790-2090
1901 W PACIFIC AVE WEST COVINA CA 91790
8463002010
8463-002-010
2328
W
MERCEDAVE
WEST COVINA CA
91790-2439
2328 W MERCED AVE WEST COVINA CA 91790
8463026019
8463-026-019
2201
W
FRANCISQUITO AVE
WEST COVINA CA
91791-5601
2201 W FRANCISQUITO AVE WEST COVINA CA 91791
8465001003
8465-001-003
2118
W
FRANCISQUITO AVE
WEST COVINA CA
91790-3262
2118 W FRANCISQUITO AVE WEST COVINA CA 91790
8465001019
8465-001-019
2122
W
FRANCISQUITO AVE
WEST COVINA CA
91790-3200
2122 W FRANCISQUITO AVE WEST COVINA CA 91790
8467001012
8467-001-012
2117
W
FRANCISQUITO AVE
WEST COVINA CA
91790-3205
2117 W FRANCISQUITO AVE WEST COVINA CA 91790
8467001015
8467-001-015
2125
W
FRANCISQUITO AVE
WEST COVINA CA
91790-3205
2125 W FRANCISQUITO AVE WEST COVINA CA 91790
8468007043
8468-007-043
1906
W
GARVEY AVES
WEST COVINA CA
91790-2652
1906 W GARVEY AVE S WEST COVINA CA 91790
8469003009
8469-003-009
906
S
SUNSET AVE
WEST COVINA CA
91790-3400
906 S SUNSET AVE WEST COVINA CA 91790
8469003010
8469-003-010
1326
W
ROSEWAY ST
WEST COVINA CA
91790-3935
1326 W ROSEWAY ST WEST COVINA CA 91790
8469003011
8469-003-011
1332
W
ROSEWAY ST
WEST COVINA CA
91790-3935
1332 W ROSEWAY ST WEST COVINA CA 91790
8469005001
8469-005-001
1319
W
MERCEDAVE
WEST COVINA CA
91790-3904
1319 W MERCED AVE WEST COVINA CA 91790
8469015001
8469-015-001
905
S
GLENDORAAVE
WEST COVINA CA
91790-4205
905 S GLENDORA AVE WEST COVINA CA 91790
8469015002
8469-015-002
909
S
GLENDORAAVE
WEST COVINA CA
91790-4205
909 S GLENDORA AVE WEST COVINA CA 91790
8469015003
8469-015-003
917
S
GLENDORAAVE
WEST COVINA CA
91790-4205
917 S GLENDORA AVE WEST COVINA CA 91790
8469015024
8469-015-024
803
S
GLENDORAAVE
WEST COVINA CA
91790-4202
803 S GLENDORA AVE WEST COVINA CA 91790
8469015026
8469-015-026
824
W
CAMERON AVE
WEST COVINA CA
91790-4136
824 W CAMERON AVE WEST COVINA CA 91790
8469015027
8469-015-027
811
S
GLENDORAAVE
WEST COVINA CA
91790-4202
811 S GLENDORA AVE WEST COVINA CA 91790
8469015028
8469-015-028
821
S
GLENDORAAVE
WEST COVINA CA
91790-4202
821 S GLENDORA AVE WEST COVINA CA 91790
8469015029
8469-015-029
853
S
GLENDORAAVE
WEST COVINA CA
91790-4260
853 S GLENDORA AVE WEST COVINA CA 91790
8469015031
8469-015-031
823
S
GLENDORAAVE
WEST COVINA CA
91790-4202
823 S GLENDORA AVE WEST COVINA CA 91790
8469015032
8469-015-032
829
S
GLENDORAAVE
WEST COVINA CA
91790-4202
829 S GLENDORA AVE WEST COVINA CA 91790
8469015033
8469-015-033
835
S
GLENDORAAVE
WEST COVINA CA
91790-4202
835 S GLENDORA AVE WEST COVINA CA 91790
8469015034
8469-015-034
841
S
GLENDORAAVE
WEST COVINA CA
91790-4202
841 S GLENDORA AVE WEST COVINA CA 91790
8469015035
8469-015-035
847
S
GLENDORAAVE
WEST COVINA CA
91790-4202
847 S GLENDORA AVE WEST COVINA CA 91790
8469019001
8469-019-001
933
S
GLENDORAAVE
WEST COVINA CA
91790-4205
933 S GLENDORA AVE WEST COVINA CA 91790
8469019015
8469-019-015
937
S
NO 39
GLENDORAAVE
WEST COVINA CA
91790-4205
937 S GLENDORA AVE NO 39 WEST COVINA CA 91790
8469019016
8469-019-016
935
S
GLENDORAAVE
WEST COVINA CA
91790-4205
935 S GLENDORA AVE WEST COVINA CA 91790
8469019017
8469-019-017
941
S
GLENDORAAVE
WEST COVINA CA
91790-4205
941 S GLENDORA AVE WEST COVINA CA 91790
8469019018
8469-019-018
961
S
GLENDORAAVE
WEST COVINA CA
91790-4205
961 S GLENDORA AVE WEST COVINA CA 91790
8469020001
8469-020-001
1031
S
GLENDORAAVE
WEST COVINA CA
91790-4921
1031 S GLENDORA AVE WEST COVINA CA 91790
8469020004
8469-020-004
1101
S
GLENDORAAVE
WEST COVINA CA
91790-4967
1101 S GLENDORA AVE WEST COVINA CA 91790
8469020005
8469-020-005
1107
S
GLENDORAAVE
WEST COVINA CA
91790-4923
1107 S GLENDORA AVE WEST COVINA CA 91790
8469020011
8469-020-011
1043
S
GLENDORAAVE
WEST COVINA CA
91790-4956
1043 S GLENDORA AVE WEST COVINA CA 91790
8469020014
8469-020-014
1035
S
GLENDORAAVE
WEST COVINA CA
91790-4921
1035 S GLENDORA AVE WEST COVINA CA 91790
8469020018
8469-020-018
1131
S
GLENDORAAVE
WEST COVINA CA
91790-4955
1131 S GLENDORA AVE WEST COVINA CA 91790
8469020019
8469-020-019
1129
S
GLENDORAAVE
WEST COVINA CA
91790-4955
1129 S GLENDORA AVE WEST COVINA CA 91790
8469020021
8469-020-021
1129
S
GLENDORAAVE
WEST COVINA CA
91790-4955
1129 S GLENDORA AVE WEST COVINA CA 91790
8470005004
8470-005-004
1200
S
SUNSET AVE
WEST COVINA CA
91790-3903
1200 S SUNSET AVE WEST COVINA CA 91790
8470005021
8470-005-021
1290
S
SUNSET AVE
WEST COVINA CA
91790-3959
12905 SUNSET AVE WEST COVINA CA 91790
8470005022
8470-005-022
1300
S
SUNSET AVE
WEST COVINA CA
91790-3342
1300 S SUNSET AVE WEST COVINA CA 91790
8470005025
8470-005-025
1250
S
SUNSET AVE
WEST COVINA CA
91790-3961
1250 S SUNSET AVE WEST COVINA CA 91790
8470032016
8470-032-016
820
W
MERCEDAVE
WEST COVINA CA
91790-4901
820 W MERCED AVE WEST COVINA CA 91790
8470032017
8470-032-017
830
W
MERCEDAVE
WEST COVINA CA
91790-4901
830 W MERCED AVE WEST COVINA CA 91790
8470032018
8470-032-018
1203
S
GLENDORAAVE
WEST COVINA CA
91790-4925
1203 S GLENDORA AVE WEST COVINA CA 91790
8471001011
8471-001-011
1324
W
FRANCISQUITO AVE
WEST COVINA CA
91790-4657
1324 W FRANCISQUITO AVE WEST COVINA CA 91790
8471001012
8471-001-012
1312
W
FRANCISQUITO AVE
WEST COVINA CA
91790-4658
1312 W FRANCISQUITO AVE WEST COVINA CA 91790
8471001013
8471-001-013
1320
W
FRANCISQUITO AVE
WEST COVINA CA
91790-4630
1320 W FRANCISQUITO AVE WEST COVINA CA 91790
8471001015
8471-001-015
1330
W
FRANCISQUITO AVE
WEST COVINA CA
91790-4659
1330 W FRANCISQUITO AVE WEST COVINA CA 91790
8471001016
8471-001-016
1200
W
FRANCISQUITO AVE
WEST COVINA CA
91790-4722
1200 W FRANCISQUITO AVE WEST COVINA CA 91790
8475007041
8475-007-041
837
W
CHRISTOPHER ST
WEST COVINA CA
91790-3761
837 W CHRISTOPHER ST WEST COVINA CA 91790
8475009018
8475-009-018
675
S
GLENDORAAVE
WEST COVINA CA
91790-3705
675 S GLENDORA AVE WEST COVINA CA 91790
8475009019
8475-009-019
901
W
SERVICE AVE
WEST COVINA CA
91790-3718
901 W SERVICE AVE WEST COVINA CA 91790
8475010013
8475-010-013
715
S
GLENDORAAVE
WEST COVINA CA
91790-3707
7155 GLENDORA AVE WEST COVINA CA 91790
8475010014
8475-010-014
709
S
GLENDORAAVE
WEST COVINA CA
91790-3707
709 S GLENDORA AVE WEST COVINA CA 91790
8475010015
8475-010-015
703
S
GLENDORAAVE
WEST COVINA CA
91790-3708
703 S GLENDORA AVE WEST COVINA CA 91790
8475010021
8475-010-021
820
W
SERVICE AVE
WEST COVINA CA
91790-3716
820 W SERVICE AVE WEST COVINA CA 91790
8475010022
8475-010-022
777
S
GLENDORAAVE
WEST COVINA CA
91790-3707
777 S GLENDORA AVE WEST COVINA CA 91790
8475010023
8475-010-023
727
S
GLENDORAAVE
WEST COVINA CA
91790-3707
727 S GLENDORA AVE WEST COVINA CA 91790
8475010024
8475-010-024
816
W
SERVICE AVE
WEST COVINA CA
91790-3716
816 W SERVICE AVE WEST COVINA CA 91790
8476024005
8476-024-005
550
S
GLENDORAAVE
WEST COVINA CA
91790-3029
550 S GLENDORA AVE WEST COVINA CA 91790
8477002013
8477-002-013
203
S
AZUSA AVE
WEST COVINA CA
91791-1904
203 S AZUSA AVE WEST COVINA CA 91791
8479001009
8479-001-009
2200
E
GARVEY AVES
WEST COVINA CA
91791-2042
2200 E GARVEY AVE S WEST COVINA CA 91791
8480001017
8480-001-017
2820
E
GARVEY AVES
WEST COVINA CA
91791-2115
2820 E GARVEY AVE S WEST COVINA CA 91791
8480001022
8480-001-022
2804
E
GARVEY AVES
WEST COVINA CA
91791-2115
2804 E GARVEY AVE S WEST COVINA CA 91791
8480001030
8480-001-030
2824
E
GARVEY AVES
WEST COVINA CA
91791-2115
2824 E GARVEY AVE S WEST COVINA CA 91791
8480002046
8480-002-046
3104
E
GARVEY AVES
WEST COVINA CA
91791-2363
3104 E GARVEY AVE S WEST COVINA CA 91791
8480002047
8480-002-047
3106
E
GARVEY AVES
WEST COVINA CA
91791-2344
3106 E GARVEY AVE S WEST COVINA CA 91791
8480002048
8480-002-048
3110
E
GARVEY AVES
WEST COVINA CA
91791-2344
3110 E GARVEY AVE S WEST COVINA CA 91791
8480002049
8480-002-049
3114
E
GARVEY AVES
WEST COVINA CA
91791-2344
3114 E GARVEY AVE S WEST COVINA CA 91791
8480002057
8480-002-057
3120
E
GARVEY AVES
WEST COVINA CA
91791-2344
3120 E GARVEY AVE S WEST COVINA CA 91791
8480002058
8480-002-058
3140
E
GARVEY AVES
WEST COVINA CA
91791-2344
3140 E GARVEY AVE S WEST COVINA CA 91791
8480016023
8480-016-023
2748
E
GARVEY AVES
WEST COVINA CA
91791-2114
2748 E GARVEY AVE S WEST COVINA CA 91791
8480016024
8480-016-024
2710
E
GARVEY AVES
WEST COVINA CA
91791-2114
2710 E GARVEY AVE S WEST COVINA CA 91791
8480016033
8480-016-033
2646
E
GARVEY AVES
WEST COVINA CA
91791-2113
2646 E GARVEY AVE S WEST COVINA CA 91791
8487017032
8487-017-032
525
E
VINE AVE
WEST COVINA CA
91790-5102
525 E VINE AVE WEST COVINA CA 91790
8487017033
8487-017-033
543
E
VINE AVE
WEST COVINA CA
91790-5102
543 E VINE AVE WEST COVINA CA 91790
8487017038
8487-017-038
936
S
GLENDORAAVE
WEST COVINA CA
91790-4256
936 S GLENDORA AVE WEST COVINA CA 91790
8487017040
8487-017-040
950
S
GLENDORAAVE
WEST COVINA CA
91790-4206
950 S GLENDORA AVE WEST COVINA CA 91790
8487017041
8487-017-041
551
E
VINE AVE
WEST COVINA CA
91790-5102
551 E VINE AVE WEST COVINA CA 91790
8487017042
8487-017-042
555
E
VINE AVE
WEST COVINA CA
91790-5102
555 E VINE AVE WEST COVINA CA 91790
8487017043
8487-017-043
956
S
GLENDORAAVE
WEST COVINA CA
91790-4206
956 S GLENDORA AVE WEST COVINA CA 91790
8488001002
8488-0O1-002
1105
WESCOVE PL
WEST COVINA CA
91790-5060
1105 WESCOVE PL WEST COVINA CA 91790
8488001003
8488-0O1-003
1101
WESCOVE PL
WEST COVINA CA
91790-5060
1101 WESCOVE PL WEST COVINA CA 91790
8488001006
8488-0O1-006
1120
S
GLENDORAAVE
WEST COVINA CA
91790-4922
1120 S GLENDORA AVE WEST COVINA CA 91790
8488001007
8488-0O1-007
409
E
MERCED AVE
WEST COVINA CA
91790-5061
409 E MERCED AVE WEST COVINA CA 91790
8488001008
8488-0O1-008
417
E
MERCEDAVE
WEST COVINA CA
91790-5023
417 E MERCED AVE WEST COVINA CA 91790
8488002001
8488-002-001
522
E
VINE AVE
WEST COVINA CA
91790-5101
522 E VINE AVE WEST COVINA CA 91790
8488002003
8488-002-003
1008
S
GLENDORAAVE
WEST COVINA CA
91790-4920
1008 S GLENDORA AVE WEST COVINA CA 91790
8488002004
8488-002-004
1014
5
GLENDORAAVE
WEST COVINA CA
91790-4920
1014 S GLENDORA AVE WEST COVINA CA 91790
8488002005
8488-002-005
1018
S
GLENDORAAVE
WEST COVINA CA
91790-4920
1018 S GLENDORA AVE WEST COVINA CA 91790
8488002006
8488-002-006
1024
S
GLENDORAAVE
WEST COVINA CA
91790-4920
1024 S GLENDORA AVE WEST COVINA CA 91790
8488002007
8488-002-007
1030
S
GLENDORAAVE
WEST COVINA CA
91790-4920
1030 S GLENDORA AVE WEST COVINA CA 91790
8488002009
8488-002-009
1038
S
GLENDORAAVE
WEST COVINA CA
91790-4966
1038 S GLENDORA AVE WEST COVINA CA 91790
8488002010
8488-002-010
1038
S
GLENDORAAVE
WEST COVINA CA
91790-4966
1038 S GLENDORA AVE WEST COVINA CA 91790
8488002024
8488-002-024
1000
S
GLENDORAAVE
WEST COVINA CA
91790-4920
1000 S GLENDORA AVE WEST COVINA CA 91790
8488002026
8488-002-026
1104
WESCOVE PL
WEST COVINA CA
91790-5059
1104 WESCOVE PL WEST COVINA CA 91790
8488019022
8488-019-022
421
E
MERCED AVE
WEST COVINA CA
91790-5023
421 E MERCED AVE WEST COVINA CA 91790
8488019030
8488-019-030
1200
S
GLENDORAAVE
WEST COVINA CA
91790-4924
1200 S GLENDORA AVE WEST COVINA CA 91790
8488019031
8488-019-031
1210
S
GLENDORAAVE
WEST COVINA CA
91790-4924
1210 S GLENDORA AVE WEST COVINA CA 91790
8490022031
8490-022-031
1336
S
FLEETWELL AVE
WEST COVINA CA
91791-3807
1336 S FLEETWELL AVE WEST COVINA CA 91791
8490022034
8490-022-034
1347
S
AZUSA AVE
WEST COVINA CA
91791-3965
1347 S AZUSA AVE WEST COVINA CA 91791
8490022035
8490-022-035
1347
S
AZUSA AVE
WEST COVINA CA
91791-3965
1347 S AZUSA AVE WEST COVINA CA 91791
8490022038
8490-022-038
1335
S
AZUSA AVE
WEST COVINA CA
91791-3966
1335 S AZUSA AVE WEST COVINA CA 91791
8493040179
8493-040-179
1414
S
AZUSA AVE
WEST COVINA CA
91791-4088
1414 S AZUSA AVE WEST COVINA CA 91791
8493040180
8493-040-180
1410
S
AZUSA AVE
WEST COVINA CA
91791-4076
1410 S AZUSA AVE WEST COVINA CA 91791
8725001017
8725-001-017
2627
E
VALLEY BLVD
WCOVINACA
91792-3027
2627 E VALLEY BLVD W COVINA CA 91792
8725017013
8725-017-013
2880
E
VALLEY BLVD
WEST COVINA CA
917922880
E VALLEY BLVD WEST COVINA CA 91792
8725017015
8725-017-015
2889
E
VALLEY BLVD
WEST COVINA CA
91792-3147
12889 E VALLEY BLVD WEST COVINA CA 91792
8730004017
8730-004-017
1540
E
AMARRD
WEST COVINA CA
91792-1618
1540 E AMAR RD WEST COVINA CA 91792
8730004018
8730-004-018
1532
E
AMARRD
WEST COVINA CA
91792-1618
1532 E AMAR RD WEST COVINA CA 91792
8730004023
8730-004-023
1520
E
AMARRD
WEST COVINA CA
91792-1618
1520 E AMAR RD WEST COVINA CA 91792
8730004026
8730-004-026
2500
5
AZUSA AVE
WEST COVINA CA
91792-1642
2500 S AZUSA AVE WEST COVINA CA 91792
8730004028
8730-004-028
2548
S
AZUSA AVE
WEST COVINA CA
91792-1642
2548 S AZUSA AVE WEST COVINA CA 91792
8730004029
8730-004-029
2532
S
AZUSA AVE
WEST COVINA CA
91792-1642
2532 S AZUSA AVE WEST COVINA CA 91792
8731007247
8731-007-247
2550
E
AMARRD
WEST COVINA CA
91792-2230
2550 E AMAR RD WEST COVINA CA 91792
8733012030
8733-012-030
3443
S
NOGALES ST
WEST COVINA CA
91792-2701
3443 S NOGALES ST WEST COVINA CA 91792
8733012032
8733-012-032
3455
S
NOGALES ST
WEST COVINA CA
91792-5100
3455 S NOGALES ST WEST COVINA CA 91792
8733012033
8733-012-033
3455
S
NOGALES ST
WEST COVINA CA
91792-5100
3455 S NOGALES ST WEST COVINA CA 91792
8734001031
8734-001-031
3620
SNO
42
NOGALES ST
WEST COVINA CA
91792-2714
3620 S NOGALES ST NO 42 WEST COVINA CA 91792
8734001032
8734-001-032
3620
SNO
42
NOGALES ST
WEST COVINA CA
91792-2714
3620 S NOGALES ST NO 42 WEST COVINA CA 91792
8734001033
8734-001-033
3648
S
NOGALES ST
WEST COVINA CA
91792-4799
3648 S NOGALES ST WEST COVINA CA 91792
8734001034
8734-001-034
3650
S
NOGALES ST
WEST COVINA CA
91792-2714
3650 S NOGALES ST WEST COVINA CA 91792
8734001039
8734-001-039
3652
SNO
58
NOGALES ST
WEST COVINA CA
91792-2714
3652 S NOGALES ST NO 58 WEST COVINA CA 91792
8734001042
8734-001-042
3660
S
NOGALES ST
WEST COVINA CA
91792-2714
3660 S NOGALES ST WEST COVINA CA 91792
8734001043
8734-001-043
3660
S
NOGALES ST
WEST COVINA CA
91792-2714
3660 S NOGALES ST WEST COVINA CA 91792
8734001044
8734-001-044
3662
SNO
66
NOGALES ST
WEST COVINA CA
91792-2714
3662 S NOGALES ST NO 66 WEST COVINA CA 91792
8734001046
8734-001-046
3670
S
NOGALES ST
WEST COVINA CA
91792-2714
3670 S NOGALES ST WEST COVINA CA 91792
8734001047
8734-001-047
3670
S
NOGALES ST
WEST COVINA CA
91792-2714
3670 S NOGALES ST WEST COVINA CA 91792
8734001048
8734-001-048
3646
S
NOGALES ST
WEST COVINA CA
91792-2714
3646 S NOGALES ST WEST COVINA CA 91792
8735001024
8735-001-024
2320
S
AZUSA AVE
WEST COVINA CA
91792-1511
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AZUSA AVE
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8735001026
8735-001-026
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S
AZUSA AVE
WEST COVINA CA
91792-1511
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8735001027
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S
AZUSA AVE
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AZUSA AVE
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2220
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AZUSA AVE
WEST COVINA CA
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AZUSA AVE
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AZUSA AVE
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1553
E
AMARRD
WEST COVINA CA
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AZUSA AVE
WEST COVINA CA
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AZUSA AVE
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200
sl
I CITRUS ST
200 S CITRUS ST WEST COVINA CA
ATTACHMENT NO. 2
ORDINANCE NO. 2506
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA APPROVING CODE
AMENDMENT NO. 22-03, RELATED TO THE MIXED -USE
OVERLAY ZONE STANDARDS
WHEREAS, on September 13, 2022, the Planning Commission conducted a duly noticed
public hearing as prescribed by law regarding proposed Code Amendment No. 22-03 and approved
Planning Commission Resolution No. 22-6114, recommending that the City Council approve Code
Amendment No. 22-03; and
WHEREAS, on November 15, 2022, the City Council conducted a duly noticed public hearing
as prescribed by law regarding this ordinance approving Code Amendment No. 22-03; and
WHEREAS, based on review of the State California Environmental Quality Act (CEQA)
Guidelines, the City Council finds and determines that the ordinance is statutorily exempt from
CEQA under Section 15061(b)(3) of the CEQA Guidelines, which provides that CEQA only
applies to projects that have the potential for causing a significant effect on the environment. The
zone change would not result in physical change in the environment and does not involve any
construction or additions to any existing structures; and
WHEREAS, the City Council has duly considered all information presented to it, including
written staff reports and any testimony provided at the public hearing, with all testimony received
being made a part of the public record.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF WEST COVINA,
CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. Recitals. The City Council finds that all of the recitals set forth herein are
true and correct.
SECTION 2. Amendment to Section 26-566. Section 26-566 of Chapter 26, Article X,
Division 3 of the West Covina Municipal Code is hereby amended to read as follows with the
accompanying land -use matrix/chart remaining unchanged:
The following development standards shall apply for nonresidential zones. All mixed -use
development within the overlay zone shall comply with standards set forth in Article XIII, Division
5 (Mixed -Use Overlay) of this chapter.
SECTION 3. Amendment to Division 5 of Article XIII. Division 5 of Article XIII, Chapter
26 of the West Covina Municipal Code is hereby amended to read as follows:
DIVISION 5. MIXED -USE OVERLAY
Sec. 26-741.100. Purpose and Location.
The purpose of the mixed -use overlay is to classify and set standards for the orderly
development of mixed -use development on underutilized sites identified in the 2021-2029
Housing Element in a manner that will provide a desirable residential living environment with
Ordinance No. 2506
Page 1 of 12
compatible commercial uses. It is intended that the overlay will create a mixed -use environment
with integrated, complementary residential and commercial development on the same parcel or
a contiguous group of parcels.
Sec. 26-741.110. Permitted Uses.
No building or improvement or portion thereof in the mixed -use overlay 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;
(a) Uses as specified in the N-C Neighborhood Commercial, S-C Service Commercial or R-C
Regional Commercial zone districts shall apply to stand-alone commercial.
(b) Single-family detached or attached condominium dwellings.
(c) For the purpose of this Chapter, stock cooperatives and community apartments shall be
treated as condominiums.
(d) Multiple -family condominium or apartment dwellings.
(e) Accessory buildings.
(f) Household pets: Provided that no more than three (3) adult dogs or four (4) adult cats, or
a combination of three (3) such animals, may be kept in any dwelling unit at any one time.
Notwithstanding the household pets permitted to be kept as set forth above, no wild and
dangerous or wild and potentially dangerous animal or animals, (as defined in section 6-
1 of this Code) shall be brought into, kept, harbored, possessed, liberated, or maintained
on any portion of any lot or within any building or structure thereon.
(1) This prohibition shall not apply to any offspring of any legally kept wild animal until
such offspring reaches the age of four (4) months.
(2) This prohibition shall not apply to any circus or show involving the temporary exhibition
of wild animals when otherwise permitted under this Code.
(g) Home occupations as set forth in Article XI I, Division 5 of this Chapter.
(h) Conversions of apartments to condominiums.
(1) Any proposal to convert existing apartments to condominiums shall be subject to the
approval of a conditional use permit, and the filing and approval of a subdivision map
pursuant to the requirements of Division 5 of this Article.
(2) Conversion of apartments to condominiums shall be subject to all regulations
pertaining to the mixed -use overlay.
(i) Live -work units.
Q) State authorized large and small family daycare homes.
(k) Supportive housing if the proposed development satisfies all of the following requirements:
(1) Units within the development are subject to a recorded affordability restriction for 55
years.
(2) One hundred percent of the units, excluding managers' units, within the development
are dedicated to lower income households and are receiving public funding to ensure
affordability of the housing to lower income Californians. For purposes of this
paragraph, "lower income households" has the same meaning as defined in Section
50079.5 of the Health and Safety Code.
(3) At least 25 percent of the units in the development or 12 units, whichever is greater,
are restricted to residents in supportive housing who meet criteria of the target
population. If the development consists of fewer than 12 units, then 100 percent of the
units, excluding managers' units, in the development shall be restricted to residents in
supportive housing.
(4) The developer provides the Planning Division with the information required by Section
65652 of the California Government Code (CGC).
Ordinance No. 2506
Page 2 of 12
(5) Nonresidential floor area shall be used for onsite supportive services in the following
amounts:
a. For a development with 20 or fewer total units, at least 90 square feet shall be
provided for onsite supportive services.
b. For a development with more than 20 units, at least 3 percent of the total
nonresidential floor area shall be provided for onsite supportive services that are
limited to tenant use, including, but not limited to, community rooms, case
management offices, computer rooms, and community kitchens.
(6) The developer replaces any dwelling units on the site of the supportive housing
development in the manner provided in paragraph (3) of subdivision (c) of Section
65915 of the CGC.
(7) Units within the development, excluding managers' units, include at least one
bathroom and a kitchen or other cooking facilities, including, at minimum, a stovetop,
a sink, and a refrigerator.
(1) Low barrier navigation centers if the proposed development meets the following
requirements:
(1) It offers services to connect people to permanent housing through a services plan that
identifies services staffing.
(2) It is linked to a coordinated entry system, so that staff in the interim facility or staff who
collocate in the facility may conduct assessments and provide services to connect
people to permanent housing.
(3) It complies with Chapter 6.5 (commencing with Section 8255) of Division 8 of the
Welfare and Institutions Code.
(4) It has a system for entering information regarding client stays, client demographics,
client income, and exit destination through the local Homeless Management
Information System as defined by Section 578.3 of Title 24 of the Code of Federal
Regulations.
Sec. 26-741.120. Vehicles in the Mixed -use Overlay.
The provisions of Section 26-438 shall apply to the size, number and location of parked and
stored vehicles within the mixed -use overlay.
Sec. 26-741.130. Precise Plan Required.
The filing of a precise plan of design shall be required as part of an application for a mixed -
use development and as specified in Article VI, Division 2, of this Chapter. Such precise plans of
design shall conform to Planning Commission Resolution No. 567.
The review and approval process for an eligible Senate Bill 35 (SB35) housing project shall
adhere to CGC Section 65913.4, as amended. For eligible SB35 projects and/or any multi -family
residential projects providing a minimum of 20-percent of the total dwelling units reserved for low-
income households subject to a deed restriction, the Community Development Director shall
approve or deny the ministerial Precise Plan based on the West Covina Multi -Family Objective
Design Standards (2022) adopted by the City. Within 30 days of such action, the Community
Development Director shall prepare a report to the Planning Commission, providing a description
of the project and the nature of the approval. Any such Precise Plan approved under SB35 shall
be valid for a period of three (3) years, with one (1) additional extension of time in a one-year
increment. The Community Development Director or their designee may approve a one-year
extension if the project proponent provides documentation that there has been significant
Ordinance No. 2506
Page 3 of 12
progress toward getting the development construction ready, such as, but not limited to, the filing
of a building permit application.
Sec. 26-741.140. Building Design and Site Design Standards.
All multi -family housing units shall comply with the general building design and site design
standards in the West Covina Multi -Family Objective Design Standards document. The approved
architectural treatment shall be used throughout the development.
Sec. 26-741.150. Contents of Copies of CC & R's.
Copies of conditions, covenants and restrictions that will apply to a proposed condominium
project shall be submitted after the approval of a project and approved by the Community
Development Director or their designee and City Attorney, and recorded by the applicant. These
CC & R's shall:
(a) Provide a statement that ensures that each residential unit shall be used as a residence
for a one family unit only.
(b) Provide for perpetual maintenance of grounds and buildings.
(c) Include a full statement of the age of the building and any modification and refurbishing
started or completed within one (1) year of offering the project for sale as a condominium.
(d) Provide an explanation to the buyer of his responsibility for sharing the maintenance and
upkeep of buildings and structures within the project other than his own unit.
(e) Provide that the names of the officers and members of the board of governors or
homeowners association shall be filed annually with the city clerk.
(f) Include the following certificate on the title sheet dedication clause of the subdivision map:
"WE HEREBY DEDICATE TO THE CITY OF WEST COVINA THE RIGHT TO PROHIBIT
THE CONSTRUCTION OF ADDITIONAL RESIDENTIAL BUILDINGS THEREON,
EXCEPT FOR ADDITIONAL PARKING, RECREATIONAL FACILITIES, AND
ACCESSORY BUILDINGS OVER THE AREA DESIGNATED AS THE COMMON AREA."
Sec. 26-741.160. Density.
The maximum number of dwelling units shall not exceed the maximum density identified in
the General Plan. Contiguous parcels which are part of a large, multi -building and multi -use
development shall be considered as one site, provided the residential and commercial uses are
integrated and pedestrian connections are provided from any residential building to commercial
buildings.
Sec. 26-742.100. Floor Area Ratio.
(a) There shall be a minimum gross floor area ratio of 0.15 of leasable commercial square
footage.
(b) The floor area ratio may be calculated on an area wide basis for contiguous parcels which
are part of a large, multi -building development. To qualify for an area wide floor area ratio
calculation, a project must be integrated in design and function, and the owner/developer
of each parcel must record deed restrictions preserving the minimum floor area ratio of
commercial square footage for the multi -building development.
(c) Subterranean and above -grade parking structures shall not be included in the required
minimum floor area ratio.
Ordinance No. 2506
Page 4 of 12
Sec. 26-742.120. Building Setbacks from Property Lines.
The building setback from the prope line shall be governed by the folll ing table:
Front
Side Interior
Street Side
Rear
Side/Rear
Abutting
R-A/R-1/Single-
Family
Residential Use
15,
10,
15,
15'
1-story-15'
2-story - 25'
3-story - 40'
Sec. 26-742.130. Building Separation.
(a) The minimum building separation between main buildings shall be ten (10) feet or as
required by the California Building Code, whichever is more restrictive.
(b) There shall be no minimum building separation between a main building and an accessory
building or between accessory buildings, except as required by the California Building
Code.
Sec. 26-742.140. Maximum Building Height.
Maximum building height when within one hundred (100) feet of the residential agriculture
(R-A) or residential single-family (R-1) zones or an existing single-family residential use shall be
forty-five (45) feet.
(a) All buildings containing any residential use shall be limited to forty-five (45) feet except
within the area bounded by Citrus Street to the west, Workman Street to the north,
Barranca Avenue to the east, and the Interstate 10 to the south (also known as Eastland
Center) shall have a maximum building height of seven (7) stories or eighty-five (85) feet
(b) Buildings containing only non-residential uses have no height limit, except as described
above and as limited by the Federal Aviation Administration (FAA).
Sec. 26-742.150. Off-street Parking.
This section identifies the required parking for residential uses within the Mixed -Use Overlay.
Parking for non-residential uses shall be per the underlying zone.
(a) Parking for all residential units within the Mixed -Use Overlay shall be as follows:
(1) One (1) covered parking space per studio unit;
(2) One and a half (1.5) covered spaces per 1-bedroom unit;
(3) Two (2) spaces covered per 2-bedroom or larger unit.
(b) Guest parking shall be provided at a minimum of one (1) space for every four (4) dwelling
units.
(c) Each covered parking space for residential uses shall be at least ten (10) feet wide by
twenty (20) feet.
(d) Each uncovered space for residential uses shall be at least nine (9) feet wide and twenty
(20) feet long.
(e) Covered or uncovered spaces, when adjacent to walls where door swings would block
exiting from a car, shall be at least eleven (11) feet wide.
Ordinance No. 2506
Page 5 of 12
(f) Parking spaces shall be permanently maintained for required parking and shall not be
used for personal storage, storage of boats, campers, or recreation vehicles.
(g) No carport or garage shall open directly upon a public street.
(h) No off-street parking shall be permitted within any front or side yard setback area when
adjacent to a public street.
(i) Shared parking may be permitted between parking for residential guest and non-
residential uses, provided peak parking demand occurs at differing times. Shared parking
shall be subject to preparation of a shared parking analysis. The analysis shall be reviewed
pursuant to an Administrative Use Permit and approved by the City Traffic Engineer.
Q) All parking areas shall conform to Planning Commission Resolution No. 2513.
Sec. 26-742.160. Recreational -leisure Space.
A minimum of two hundred (200) square feet per dwelling unit of usable recreational/leisure
space in the form of common and private open space shall be provided. Such space shall have a
minimum dimension of fifteen (15) feet width by fifteen (15) feet depth for common open space
and five (5) feet in depth for private open space. Recreational/leisure space shall be distributed
throughout the development and readily accessible from all dwelling units. Swimming pools,
putting greens, court game facilities, recreational buildings, gymnasiums, and other similar
facilities may be included areas common open space.
Sec. 26-742.170. Pedestrian Access.
(a) A minimum of fifty percent (50%) of the proposed dwelling units shall have direct
pedestrian access from the dwelling unit to an exterior walkway along a street, drive,
paseo, or park/open space without going through. A common breezeway or hallway does
not meet this requirement. The area bounded by Citrus Street to the west, Workman Street
to the north, Barranca Avenue to the east, and the Interstate 10 to the south (also known
as Eastland Center) is exempt from this requirement due to the higher intensity envisioned
for this area.
(b) All projects where at least sixty-six percent (66%) of the proposed new square footage is
intended for residential occupancy shall comply with the West Covina Multi -Family
Objective Design Standards.
Sec. 26-742.180. Landscaping Criteria.
(a) All open areas with the exception of vehicular accessways and parking areas, pedestrian
walkways, and paved or covered recreational facilities, shall be landscaped and irrigated
with a fully automatic system in conformance with this Division. Such landscaping and
irrigation shall be permanently maintained in a functional, dust free, disease free, and
weed free condition.
(a) No planting area shall be less than twenty-four (24) square feet or less than three (3) feet
in width (inside dimensions) with the exception of raised planter boxes.
(b) Parking lot trees. An average of at least one (1) tree (minimum fifteen (15) gallon) of a
species satisfactory to the Community Development Director or their designee shall be
planted for every ten (10) single row parking stalls or every twenty (20) double row parking
stalls within the parking lot.
(c) There shall be a minimum three (3) foot wide (inside dimension) landscape planter
separating a building or wall from a driveway or parking area.
(d) Landscaping shall consist of combinations of trees, shrubs, and ground covers with careful
consideration given to eventual size and spread, susceptibility to disease and pests,
Ordinance No. 2506
Page 6 of 12
durability, and adaptability to existing soil and climatic conditions. A majority of plant
material used through a development must be specimen -size material (a combination of
twenty-four (24) inch -box, thirty-six (36) inch -box and fifteen (15) gallon trees and
minimum five (5) gallon for shrubs).
(e) Unused space resulting from the design or layout of parking spaces or accessory
structures which is over twenty-four (24) square feet shall be landscaped.
(f) All planted areas shall be surrounded by a concrete curb six (6) inches above final grade
or above asphalt level of the parking lot. However, when such planted areas lie adjacent
to a concrete sidewalk, masonry wall, or a building, a raised concrete curb need not be
provided in the adjacent area.
(g) A minimum of six (6) feet of either the rear or side yard adjacent to residential zoning or
development shall be landscaped with specimen plant materials with trees planted at least
twenty (20) feet on center, subject to the approval of the Community Development Director
or their designee, and as represented on the approved landscaping plan.
(h) Undeveloped areas proposed for future expansion shall be maintained in a weed free and
dust free condition.
(i) Landscape areas, whether installed pursuant to this Chapter or not, shall be maintained
free of litter and diseased or dead plants. Diseased, dead, damaged and/or disfigured
plants shall be replaced as deemed necessary by the Community Development Director
or their designee. Irrigation systems and their components shall be maintained in a fully
functional manner consistent with the originally approved design and the provisions of this
division.
Q) Landscapes shall be maintained to ensure water efficiency and minimize water waste
leading to excessive runoff, low -head drainage, overspray and other similar conditions
where water flows onto adjacent property, non -irrigated areas, walks, roadways or
structures. A regular maintenance schedule should include but not be limited to, checking,
adjusting, and repairing irrigation equipment; resetting the automatic controller; aerating
and dethatching turf areas; replenishing mulch; fertilizing; pruning; and weeding in all
landscaped areas. All tree pruning shall be performed in compliance with acceptable
standards as set forth by the Western Chapter international Society of Arborists.
(k) The landscaping and irrigation plan shall be approved by the Community Development
Director or their designee subject to the following criteria.
(1) Landscape and irrigation plans for projects with required landscaping consisting of five
thousand (5,000) square feet or more, shall be prepared by a licensed landscape
architect.
(2) The Community Development Director or their designee has the right to disapprove a
landscaping plan if the quantity, size, type, placement, and use of plant material do
not meet the minimum requirements of this section. The Community Development
Director or their designee shall also determine whether the type, size, and location of
the proposed landscaping is appropriate given the scale and design of the
development.
(1) All landscape areas and irrigations systems shall be subject to the water efficiency
provisions contained in Division 1, of Article XIV of Chapter 26 of this Code, and the
Planning Commission Guidelines for Water Efficient Landscaping, unless specifically
exempted by those water efficiency provisions.
Sec. 26-742.190 Walls and Fences.
(a) A minimum thirty-six (36) inch high concrete, masonry, or decorative block wall shall be
provided and maintained on the outside perimeter of all off-street parking areas abutting
or visible from a public street, except at points of ingress and egress for vehicular or
Ordinance No. 2506
Page 7 of 12
pedestrian traffic. The wall shall be set back a minimum of five (5) feet from the property
line and this setback area shall he landscaped. Other materials may be used if approved
by the Planning Commission.
In lieu of the thirty-six (36) inch high screen wall, land contouring and landscaping
equivalent to thirty-six (36) inches in height, or a combination of wall and land contouring,
may be provided.
(b) A six (6) foot high concrete, masonry, or decorative block wall when abutting single-family
zone or use:
(1) A six (6) foot high concrete, masonry or decorative block wall shall be provided and
maintained on the boundary of any mixed -use overlay property which abuts or lies
across a public alley from a residential -agricultural (R-A) or single-family (R-1) zone or
existing single-family residential use, except in the front setback area, where said wall
shall not be higher than thirty-six (36) inches.
(2) When there is a difference in site elevation and the abutting property zoned R-A or R-
I is a minimum of six (6) feet higher than the development site designated as the mixed -
use overlay, at the discretion of the Planning Commission, the requirements for a six
(6) foot high wall may be waived.
(c) The height of all walls shall be measured from the highest finished grade within the
required adjacent setback.
(d) All walls shall by compatible with the architectural style of the proposed building. Walls
shall be constructed with decorative masonry materials, such as but not limited to
enhanced precision block, split -face block, concrete, horizontal wood planks, or material
of similar appearance, maintenance, and structural durability.
(e) Fences may use wood or vinyl materials. Chain link fence material is prohibited. Fences
and walls located along the side or rear property lines which are not along street frontages
shall be solid fences or walls. Open fences, which feature wrought iron/tubular steel, may
be permitted to capture scenic views offered by a property line that adjoins a permanent
open space area and/or where the yard does not require screening.
Sec. 26-742.200. Refuse and Recycling Collection and Storage.
When used, all outdoor trash, garbage, recycling and refuse containers shall be screened
on all sides from public view by a minimum five and one-half (5'/2) foot high concrete, masonry or
decorative block wall and the opening provided with a gate of solid material. The enclosure shall
have a solid roof or coverage that is architecturally compatible with other structures on site. Such
area shall be so located as to be easily accessible for trash and recyclable material pick up.
Any new or existing multi -family development project of five (5) or more units or producing
four (4) cubic yards or more of green/yard waste per week shall provide adequate, accessible and
convenient areas for collecting and loading recyclable and organics recycling materials as defined
in this Section. These requirements may be waived if the applicant proposes to have the
landscaping and/or maintenance company haul and recycle green/yard waste. Projects electing
this alternative will be conditioned to provide this service and will be required to provide the
landscape maintenance agreement stating such prior to the issuance of a Certificate of
Occupancy.
The following guidelines will be applied to development projects providing enclosures:
(1) Recycling areas shall be designed to be architecturally compatible with nearby structures
and with the existing topography and vegetation.
(2) The design and construction of recycling areas shall be secure.
Ordinance No. 2506
Page 8 of 12
The proposed Code Amendment and Zone Change is consistent with the following General Plan Policies
and Actions:
. Policy 3.3 - New growth will complete, enhance, and reinforce the form and character of the
unique West Covina neighborhoods, districts, and corridors
. Action 3.3 - Adjust regulations for the neighborhoods, districts and corridors to reflect
the nature of intended change.
Process
Staff and the City's consultant have obtained input from the public and the Development Code Update
Subcommittee on the preparation and content of the proposed Mixed -Use Overlay Zone standards and
Multi -Family Residential Objective Design standards. The Subcommittee's comments have been
incorporated into the documents.
The Mixed -Use Overlay Zone standards are intended to be revised (if necessary) and consolidated with
the Development Code Update that the City is working on and anticipates to complete mid -late 2023.
Staff is recommending the adoption of the Mixed -Use Overlay Zone development standards to
demonstrate to the State that the City is making great effort to comply with housing laws and meet the
Regional Housing Needs Assessment number assigned to West Covina (very low income = 1,649, low
income = 848, moderate income 863, above moderate= 1,974: 5,334 total housing units).
Planning Commission Review
The Planning Commission held a public hearing on September 13, 2022 and voted 5-0 to recommend
that the City Council adopt the Mixed Use Overlay Zone and related development standards and
multi -family residential objective design standards.
Citv Council Review
Based upon the action recommended by the Planning Commission, on November 15, 2022, the City
Council held a public hearing and introduced Ordinances Nos. 2507 and 2506. The City Council also
adopted Resolution No. 2022-109, adopting the Multi -Family Residential Objective Design Standards.
During the public hearing, one member of the public spoke to voice concerns regarding State housing
mandates.
DISCUSSION:
The ordinances would provide a means to create the mixed -use residential and commercial development
within the same parcel intended by the General Plan.
It is requested that the City Council adopt Ordinances Nos. 2507 and 2506.
The ordinances will take effect on the 31 st day following adoption, which is on or about January 6, 2023.
LEGAL REVIEW:
The City Attorney's Office has reviewed the ordinances and approved them as to form.
OPTIONS:
The City Council has the following options:
1. Adopt Ordinances Nos. 2507 and 2506; or
2. Provide alternative direction.
ENVIRONMENTAL REVIEW:
(3) A sign clearly identifying all recycling collection and loading areas and the materials
accepted therein shall be posted adjacent to all points of direct access to the recycling
areas.
(4) Areas for recycling and organics recycling shall be adequate in capacity, number, and
distribution to serve the development project.
The Community Development Director or their designee shall review each application for
adequate design and area allocation suitable to the particular recycling and organics recycling
program or process to be in effect at the development project and shall apply these requirements
and guidelines accordingly.
Any and all separate recycling area(s) shall be located so they are at least as convenient for those
persons who deposit, collect and load the recyclable materials placed therein as the location(s)
where solid waste is collected and loaded. Whenever feasible, areas for collecting and loading
recyclable materials shall be part of or adjacent to the solid waste collection areas.
Sec. 26-742.210. Lighting.
All lighting of the building, landscaping, parking area, or similar facilities shall be hooded and
directed to reflect away from adjoining properties.
Sec. 26-742.220. Mechanical equipment.
All ground -mounted mechanical equipment shall be screened behind a permanent structure
or landscape as allowed by the utility provider. All roof -top mechanical equipment shall be placed
behind a permanent parapetwall and shall be completely screened from viewfrom abutting public
streets. In the event the abutting public street is at a higher elevation than the top of the
mechanical equipment on the roof, no screening of the equipment shall be necessary from the
public street at the higher elevation. Such screening shall be as high as the highest portion of the
equipment or ducting and shall be permanently maintained. All wall air -conditioner units shall be
screened from view with material that is compatible and in harmony with the architectural styling
and detailing of the building.
Sec. 26-742.230. Underground utilities.
(a) All utilities shall be underground in accordance with the Municipal Code and approved by
the city engineer.
(b) All utility hardware shall be placed underground or shall be screened from view with a
decorative block or masonry wall or landscaping. Such screening shall be as high as the
highest portion of the equipment and shall be permanently maintained.
Ordinance No. 2506
Page 9 of 12
SECTION 4. Amendment to Section 26-63 of Article II. Section 26-63 of Article II,
Chapter 26 of the West Covina Municipal Code is hereby amended to add the following definitions:
Sec. 26-63. - Definitions.
CC & R's shall mean conditions, covenants and restrictions of any condominium project,
community apartment house or any other planned development.
Common areas shall mean the entire residential project excepting all units therein granted
or reserved to individual units.
Community apartment shall mean An apartment in which an undivided interest in the land
is coupled with the right of exclusive occupancy of any apartment located thereon.
Condominium shall mean an estate in real property consisting of an undivided interest in
common in a portion of a parcel of real property, together with a separate interest in a space in
a residential building on such property.
Condominium project shall mean either of the following:
(a) The entire parcel of real property divided, or to be divided, into condominiums, including
all structures thereon.
(b) The entire parcel of real property converted or to be converted into condominiums, as
defined in section 24-466, including all structures thereon.
Coordinated entry system shall mean a centralized or coordinated assessment system
developed pursuant to Section 576.400(d) or Section 578.7(a)(8), as applicable, of Title 24 of the
Code of Federal Regulations, as those sections read on January 1, 2020, and any related
requirements, designed to coordinate program participant intake, assessment, and referrals.
Low barrier shall mean best practices to reduce barriers to entry, and may include, but is
not limited to, the following:
(1) The presence of partners if it is not a population -specific site, such as for survivors of
domestic violence or sexual assault, women, or youth;
(2) Pets;
(3) The storage of possessions; or
(4) Privacy, such as partitions around beds in a dormitory setting or in larger rooms
containing more than two beds, or private rooms.
Low barrier navigation center shall mean a Housing First, low barrier, service -enriched
shelter focused on moving people into permanent housing that provides temporary living facilities
while case managers connect individuals experiencing homelessness to income, public benefits,
health services, shelter, and housing.
Supportive housing shall mean housing with no limit on length of stay, that is occupied by
the target population, and that is linked to an onsite or offsite service that assists the supportive
housing resident in retaining the housing, improving his or her health status, and maximizing his
or her ability to live and, when possible, work in the community.
Stock cooperative shall mean a corporation which is formed or availed of primarily for the
purpose of holding title to, either in fee simple or for a term of years, improved real property, if all
or substantially all of the shareholders of such corporation receive a right of exclusive occupancy
Ordinance No. 2506
Page 10 of 12
in a portion of the real property, title to which is held by the corporation, which right of occupancy
is transferable only concurrently with the transfer of the share or shares of stock in the corporation
held by the person having such right of occupancy.
SECTION 5. Environmental Compliance. Pursuant to the provisions of the California
Environmental Quality Act ("CEQA") (California Public Resources Code Sections 21000 et seq.)
and State CEQA Guidelines (Sections 15000 et seq.), the City Council finds that this Ordinance is
not a "project" and further, that it can be seen with certainty that there is no possibility that the
Ordinance may have a significant effect on the environment, either directly or indirectly, and that
therefore no environmental review under the CEQA is required, pursuant to CEQA Guidelines
Section 15061(b)(3) (Common Sense Exception).
SECTION 6. Severability. If any section, subsection, sentence, clause, phrase, or portion
of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining portions
of this Ordinance. The City Council of the City of West Covina hereby declares that it would have
adopted this Ordinance and each section, subsection, sentence, clause, phrase, or portion
thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses,
phrases, or portions be declared invalid or unconstitutional.
SECTION 7. Certification. The City Clerk shall certify passage of this ordinance and shall
cause the same to be published as required by law.
SECTION 8. Effective Date. This ordinance shall take effect and be in force thirty (30)
days from and after the date of its passage.
PASSED, APPROVED AND ADOPTED this 6th day of December, 2022.
Dario Castellanos
Mayor
APPROVED AS TO FORM ATTEST
Thomas P. Duarte
City Attorney
Lisa Sherrick
Assistant City Clerk
Ordinance No. 2506
Page 11 of 12
I, LISA SHERRICK, Assistant City Clerk of the City of West Covina, California, do hereby
certify that the foregoing Ordinance No. 2506 was introduced at a regular meeting of the City
Council held on the 15th day of November, 2022, and adopted at a regular meeting of the City
Council held on the 6th day of December, 2022, by the following vote of the City Council:
AYES:
NOES:
ABSENT:
ABSTAIN:
Lisa Sherrick
Assistant City Clerk
Ordinance No. 2506
Page 12 of 12