Ordinance - 10329
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ORDINANCE NO. 1032
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA AMENDING THE WEST COVINA MUNICIPAL
CODE BY REPEALING PART 10 OF CHAPTER 2 OF ARTICLE
IX THEREOF AND ADDING PART 10 TO CHAPTER 2 OF
ARTICLE IX THEREOF CREATING AND REGULATING THE
USE OF PROPERTY IN THE OFFICE -PROFESSIONAL ZONE
(0-P ZONE) (Amendment No. 87)
The City Council of the City of West Covina does ordain as
follows:
SECTION 1. Part 10 of Chapter 2 of Article IX (consisting
of Sections 9210 to 9210.6, inclusive, of the West Covina Municipal Code
is repealed.
SECTION Z. Part 10 of Chapter 2 of Article IX (consisting
of Sections 9210 to 9210.3, inclusive, is hereby added to said code to
read:
"PART 10 - 0-P ZONE
9210. OFFICE -PROFESSIONAL (0-P ZONE). PURPOSE.
The purpose of the Office -Professional (0-P) Zone is to classify
and set standards for those business, office, administrative, or
professional land uses which by their nature are of relative low
intensity and, therefore, when properly located and designed are
compatible with adjacent residential zoning and the development therein.
9210.1. CRITERIA.
The following general criteria are hereby established for
use in the classification or reclassification of land to office -
professional uses:
(a) General Plan - Compliance with the General Plan shall
be established.
(b) Location - Office -professional uses should have access
to either a secondary or major street as specified on the Master
Plan of Streets and Highways; on land that is topographically
suited to such uses without major earth movement, resulting in
unsafe or unsightly out or fill slopes; situated to serve several
neighborhoods; and capable of serving as a buffer separating
residential land uses from the more intense community, regional,
service, or highway commercial uses.
(c) Need - A demonstrated public need shall be established
within the general area.
(d) Utilities - The existing utilities systems (water,
sewer, drainage, electrical, gas, and communications facilities)
are adequate or new systems will be constructed which will be
adequate to serve an office -professional land use.
9210.2. DEVELOPMENT STANDARDS.
The following development standards shall apply to all office -
professional zone changes unless a waiver of one or more of the
standards has been granted by the Planning Commission and City
Council. A request for waiver and the justification therefor shall
be filed in writing at the time that the application for a zone
change is filed.
(a) If the property is adjacent to a residential zone, the
application shall be accompanied by a precise plan of design (as
specified in Section 9218 of the Zoning Ordinance) showing its
compatibility to the adjacent residential uses.
(b) Examples of the architectural treatment in the form
of at least one perspective and one elevation shall be submitted
with any application for office -professional zoning and shall
become an integral part of such application.
(c) No single family residential structure may be converted
to office -professional use.
(d) All utilities shall be underground in accordance with
Ordinance No. 1025 amending certain sections of the Municipal Code.
(e) One parking space for every 150 square feet of gross
floor area (see definition) of dental or medical office buildings
and one parking space for every 300 square feet of gross floor
area for all other office buildings shall be provided.
(f) Landscaping
1. A minimum of 8% of the total net area (which net
area shall be computed by excluding streets) of
the development shall be landscaped, permanently
watered, and maintained. Approximately one-half of
such landscaped area shall be generally distributed
throughout the parking lot with the remainder dis-
tributed as planted areas around buildings, peripheral
planters around the site, parkways, street tree wells,
and other appropriate locations.
2. No planting area shall be less than 24 square feet
or less than 3 feet in width with the exception
of raised planter boxes around or in close proximity
to buildings.
3. An average of at least one tree -of a species satis-
factory to the Recreation and Parks Department
shall be planted for every 10 single row parking
stalls or every 20 double row parking stalls within
the parking lot.
4. 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, durability, and adaptability
to existing soil and climatic conditions.
5. Each unused space resulting from the design or
layout of parking spaces or accessory structures
which is over 24 square feet shall be landscaped.
6. The landscaping plan shall be drawn to a minimum
scale of 1 inch for each 50 feet; shall indicate
the square footage of each planting area; shall
tabulate the square footage of all landscaped areas
and percentage of the total site devoted to land-
scaping; shall identify at the planting area the
type of plant; shall list the botanical and common
names of all plants with the number of each and
their container size; and shall clearly portray
the permanent irrigation system.
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(g) Site Site
No office -professional site shall consist of less than
15,000 square feet of usable land (less than 10% grade); a minimum
width of 70 feet at the street line and a minimum, average depth
of 140 feet.
• (h) Building Coverage
Building coverage of any office -professional parcel or
lot shall not exceed 50% of the parcel or lot after all necessary
street or alley dedications or condemnations.
(i) walls
1. A 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 those points of ingress and egress for either
vehicular or pedestrian traffic. The wall shall
be set back a minimum of 5 feet from the property
line and this setback area shall be landscaped.
2. A 6 foot high solid concrete or masonry wall shall
be provided and maintained on the boundary of any
Office -Professional Zone which abuts or lies across
a public alley from a residential zone except in
the front setback area where said wall shall be
• 36 inches high.
M Height Limit
Building within the Office -Professional Zone when within
100 feet of a single family zone, have a maximum height of 25 feet.
(k) Yards
within;
No building or above ground structure shall be constructed
1. 15 feet of the front or rear property lines.
2. 5 feet of each side property line.
The five feet of the front yard nearest the front property line
shall be landscaped and the remaining 10 feet may either be land-
scaped or utilized as a portion of a driveway or off-street parking
area.
(1) Refuse Storage
All outdoor trash, garbage, and refuse storage areas shall
be screened on all sides from public view by a minimum 52 foot high
decorative concrete block or masonry wall.
(m) Storage
All storage of wares, merchandise, crates, bottles or
similar items shall be within a completely enclosed building.
(n) Loading Facilities
All loading or unloading facilities shall be located at
such a depth within a completely enclosed building as to reasonably
contain and restrict the emission of noises typically attributed to
such function.
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(o) Lighting
All lighting of the building, landscaping, parking lot,
or similar facilities shall be so hooded and directed as to reflect
away from adjoining properties.
(p) Mechanical Equipment
All ground mechanical equipment shall be completely
screened behind a permanent structure and all roof top mechanical
equipment shall be placed behind a permanent parapet wall and be
completely restricted from all view.
(q) Signs
1. Two square feet of advertising sign (see definition),
up to a maximum of 80 square feet, will be allowed
on the front of the building for every lineal foot
of building frontage or the same sign footage
encompassed within a ground sign of the same archi-
tectural style of the building, no higher than 6
feet from ground level and placed within a lawn
or totally landscaped area.
2. One square foot of identifying sign (see definition),
up to a maximum of 40 square feet, will be allowed
on the side and/or rear of a building for every
lineal foot of building frontage when said side
and/or rear is oriented to or faces a public parking
area or street or in the case of a side yard of
• a corner lot, the same sign footage encompassed
within a ground sign of the same architectural
style of the building, no higher than 6 feet from
ground level and placed within a lawn or totally
landscaped area.
3. All attached signs must be flat against the building
or structure and shall not extend above the top of
the wall; must be constructed of metal, wood, or
comparable weatherproof material; and must be
enclosed and bird and vermin proof, interior signs
excepted.
4. One double-faced or single face detached advertising
or identifying sign, not to exceed the height of
the building or 30 feet from ground level, whichever
is less, will be allowed only when the building
location or configuration or topographical variation
or other like circumstances preclude the effective
use of a sign on the building but must have the
explicit approval as to necessity, size, and location
of either the Planning Director, Planning Commission,
or City Council. The square footage of each face
utilized shall in no case exceed the square footage
allowed on the front of the building and shall be
subtracted from the allowable square footage on the
building itself. All detached signs shall be
• placed within a permanently landscaped area of not
less than 24 square feet surrounded by a'concrete
or comparable curb of no less than 6 inches.
5. One name plate, not exceeding 2 square feet in area,
containing the name and address of an occupant will
be allowed at every exterior entrance to a building.
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6. One sign attached to the main building, not to exceed
24 square feet of surface area, pertaining only to
the sale, lease, or rental of the particular build-
ing, property, or premises upon which displayed.
7. No sign may encroach upon or overhang adjacent
property or public right-of-way unless an encroach-
ment permit has been approved by the City Council
as set forth in the Municipal Code.
8. Painted signs on buildings or either surface of
windows or attached thereto are prohibited.
9. All sign illumination will be from the interior and
no sign visible from a public street shall be
constructed or maintained to flash, rotate, or in
any way simulate motion.
10. The square footage of a sign made up of letters,
words, or symbols within a frame shall be deter-
mined from the outside edge of the frame itself.
The square footage of a sign composed of only letters,
words, or symbols shall be determined from imaginary
straight lines drawn around the entire copy or
grouping of such letters, words, or symbols. Only
those portions of the construction elements that
are an integral part of the sign itself shall be
considered in the allocation of square footage
allowed.
is 11. All signs shall be structurally safe, shall be
painted (nontoxic) or of rust inhibitive material,
and shall be maintained in good condition in the
opinion of the Planning Director, Building and
Safety Director, Planning Commission, or City
Council. It shall further be the responsibility
of the property owner of the land and/or improve-
ments to remove any sign or signs on premises
abandoned for a period of over 60 days.
12. One temporary double-faced or two single -face signs,
not to exceed 75 square feet per face, denoting the
proposed or future construction on a particular site
will be allowed for a period not to exceed six months
prior to construction, with the right of renewal
for an additional six months. Said sign may indicate
the particulars of the proposed construction, the
company, firm, individual instrumental in its
creation; the architect, engineer, contractor; and
rental, sale, or lease information. If construction
commences, said sign will be allowed until 7 days
after completion of the project, which will be determined
from the date of the occupancy permit.
9210.3. PERMITTED USES.
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 or more of the following
purposes:
(a) Business, office, administrative or professional uses
of the following type:
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1. Accountants
2. Advertising Agencies
3. Appraisers
4. Architects
5. Attorneys
6. Bookkeepers
7. Chiropodists
8. Chiropractors
9. Collection Agencies
10, Consulting Services
11. Contracting Services
12. Counseling Services
13. Credit Services
14. Doctors, or other similar practitioners of the
healing arts for human beings
15. Employment Agencies
16. Engineers
17. Escrow Services
18. Insurance Services
19. Investment Services
20. Laboratories (medical and dental)
21. Medical and..Dental Clinics
22. Mortgage Services
23. Occulists
24. Opticians
25. Optometrists
26. Osteopaths
27. Postal Services
28. Real Estate Services
29. Stock Brokers
30. Surveying Services
31. Telephone Answering Services
32. Travel Agencies
(b) Financial institutions of the following type:
1. Banks
2. Saving and Loan Associations
(c) Schools and Galleries of the following type:
1. Art Galleries
2. Art Schools
3. Dance Schools
4. Music Schools
(d) Accessory commercial uses of the following type pro-
vided there are no exterior entrances or exits, no exterior adver-
tising, and the total combined square .footage of such uses does not
exceed 15% of the gross floor area of the building:
1. Coffee Shops
2. Pharmacies, including the sale of related patent
medicines and notions
(e) Other uses as specified in Part 16 of this Code after
the granting of an Unclassified Use Permit.
(f) Other office or related uses which in the opinion of the
Planning Commission and City Council are similar in character to
those enumerated in the foregoing portions of this section."
SECTION 3. Section 9210.4 is added to Part 10 of Chapter 2
of Article IX of the West Covina Municipal Code to read:
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119210.4. ZONE TRANSFER.
Notwithstanding any other provisions of this Code, including
Section 9202.2 and the zoning map referred to therein, any premises
included in the Restricted Professional Zone (R-P Zone) are hereby
transferred to and included in the Office -Professional (0-P Zone)
created and provided for in this Part.
SECTION 4. The City Clerk shall certify to the passage of
this ordinance and cause the same to be published as required by law.
Passed and approved this
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES SS.
CITY OF WEST COVINA
.03
I, LELA W. PRESTON,.City Clerk of the City of West Covina,
do hereby certify that the foregoing Ordinance No. 1032 was regularly
introduced and placed upon its first reading at a regular meeting of
the City Council on the llth day of March , 1968. That, thereafter,
said ordinance was duly adopted and passed at a regular meeting of the
City Council on the 25th day of Ma.rCh , 1968, by the following
vote, to wit:
AYES: Councilmen: Gillum, Gleckman, Krieger
NOES: Councilmen: None
ABSENT:Councilmen: Nichols, SnyderAx�
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City Clerk
APPROVED AS TO FORM:
L� gt.,Le Lc'ej
City Attorney
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