Ordinance - 1059ORDINANCE NO. 1059
AN -ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA REPEALING PART II OF ARTICLE IX AND ADDING A
NEW PART II TO ARTICLE IX, THEREBY ESTABLISHING THE
NEIGHBORHOOD COMMERCIAL (N-C) ZONE AND TRANSFERING
ALL PROPERTY IN THE C-I ZONE TO THE NEIGHBORHOOD
COMMERCIAL (N-C) ZONE. (Amendment No. 89)
The City Council of the City of West Covina does ordain
as follows:
SECTION 1. Part II of Article IX of the West Covina
Municipal Code is hereby repealed.
SECTION 2. Part II is hereby added to Article IX of the
West Covina Municipal Code to read:
"PART II - N-C ZONE
9211 NEIGHBORHOOD -COMMERCIAL (N-C) ZONE. PURPOSE.
The purpose of the Neighborhood -Commercial (N-C)
Zone is to classify and set standards for those retail and service
commercial uses which by their nature are of moderate intensity;
are necessary in order to provide convenient daily shopping facil-
ities to,residential home and apartment dwellers; and are generally
adjacent to or within close proximity to residential zoning or
development and, therefore, require extraordinary physical treat-
ment in order to guarantee compatibility with and protection to
surrounding properties and their values.
9211.1 CRITERIA.
The following general criteria are hereby
established for use in the classification or reclassification of
land to the neighborhood -commercial zone.
(a) General Plan - Compliance with the General
Plan shall be established.l�
(b) Location - Neighborhood -commercial centers
should serve several nelg-h or odds and be located with primary
access to:a major street, preferably at the intersection of a major
and collector street or two major streets. Land so utilized should
be topographically suited to such use without major earth movement,
resulting in unsafe or unsightly cut or fill slopes.
(c) Need - A demonstrated public need shall be
established within the general area.
(d) Site Area - A minimum of four acres based upon
the guide of one acre of neighboFhood commercial for every 1,000
persons up to a maximum of ten acres. This criteria shall not apply
to any parcel of land rezoned from C-1 to neighborhood -commercial (N-C)
by Section 19/1p1/of this ordinance.
(e) Utilities - The existing utilities systems
(water, sewer, drainage, a ectr cal, gas, and communications facil-
ities) are adequate or new systems will be constructed which will be
adequate to serve a neighborhood -commercial land use.
9211.2 DEVELOPMENT STANDARDS.
The following development standards shall apply to
all neighborhood -commercial 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 there-
for shall be filed in writing at the time that the application for
a zone change is filed.
(a) Precise Plan of Design
. If the property is adjacent to or across a
public street or alley from a residential zone, the application
shall be accompanied by a precise plan of design (as specified in
Section 9218) showing its compatibility to the adjacent residential
uses.
(b) Architectural Treatment
Examples of the architectural treatment in
the form of at least one perspective and one elevation shall be
submitted with any application for neighborhood -commercial zoning
and shall become an integral part of such application.
(c) Non -Conversion
No single family residential structure may
be converted to neighborhood -commercial use.
(d) Underground Utilities
All utilities shall be underground in
accordance with Chapter 5 of Article VII of this Code.
(e ) Off -Street Parking
. One parking space for each 250 square feet
of gross floor area (see definition) shall be provided in any
neighborhood -commercial center. All off-street parking facilities
shall be public and open to use by customers of all businesses
located in the center.
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(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 distrib-
uted 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.
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3. An average of at least one tree of a
species satisfactory 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 landscaping; shall iden-
tify 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.
(g) Site Size
No neighborhood -commercial center shall consist
of less than four acres of usable land (less than 10% grade). The
center may, however, be a combination of many parcels totaling at
least four acres but its design must be integrated and unified.
This development standard shall not apply to any parcel of land
rezoned from C-I to neighborhood -commercial (N-C ) by Section 9211, y
of this ordinance.
(h) Building Coverage
Building coverage
commercial center parcel or lot shall not
parcel or lot exclusive of all existing or
alleys.
(i) Walls
of any neighborhood -
exceed 50% of the center
required streets and
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
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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 neighborhood -
commercial 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.
(j) Height Limit
Buildings within the neighborhood -commercial
zone which are within 100 feet of a single family residential zone,
shall have a maximum height of 25 feet.
(k) Yards
be constructed within:
No building or above ground structure shall
1. 25 feet of the front or rear property
lines.
2. 5 feet of each side property line except
when adjacent to residential zoning and
development when said side yard shall
be a minimum of 25 feet.
The 5 feet of the front yard nearest the front
property line shall be landscaped and the remaining 20 feet may
either be landscaped or utilized as a portion of a driveway or off-
street parking area.
The 10 feet of either a rear or side yard adjacent
to residential zoning or development shall be landscaped with specimen
plant material and trees (see definition) appropriate in type and
size to create a solid plant screen subject to the approval of the
Planning Director and as represented on the approved landscaping
plan.
(1) Refuse Storage
All outdoor trash, garbage, and refuse
storage areas shall bescreened on all sides from public view by
a minimum 5 1/2 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.
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(n) Loading Facilities
All loading or unloading facilities shall
reasonably 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 as determined by the
Planning Director.
(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) Hours of Operation
No neighborhood -commercial center shall
open its facilities for business nor shall any loading or off-
loading of any materials, commodities, or products take place
except as follows:
1. Sunday through Thursday - 7:00 A.M.
through 10:00 P.M.
2. Friday and Saturday - 7:00 A.M.
through 12:00 P.M.'
The provisions of this subdivision shall not
apply to any parcel of land rezoned from C-1 to neighborhood -
commercial (N-C ) by section g$/i. y of this ordinance for a
period of 5 years from the effective date of that section.
(r) Signs
thereto will be allowed:
The following signs and conditions
1. Two square feet of advertising sign
(see definition), up to a maximum
of 300 square feet, will be allowed
on the front of the building for
every lineal foot of building
frontage (see definition). No such
sign need be less than 40 square
feet regardless of the lineal building
frontage. In addition, such advertising
signs may cover a maximum of 12% of
the front plate glass windows, but
must be neatly painted or of attach-
able gold or silver leaf or similar
material.
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2. One square foot of identifying sign
(see definition), up to a maximum
of 150 square feet, will be allowed
on the sit(ior rear of a building
for every lineal foot of building
frontage when said side or rear is
. oriented to or faces a public parking
area or street. In addition, aft
such identifying signs may cover a
maximum of 12% of the side or rear
plate glass windows (if the above
conditions prevail), but must be
neatly painted or of attachable gold
or silver leaf or similar material.
3. All attached signs must be flat
against and project no further than
18 inches from the building or
structure and shall not extend above
the top of the wall; must be
constructed of metal, wood, or compar-
able weatherproof material, and must
be enclosed and bird and vermin
proof; interior signs excepted.
4. One double-faced or single -faced
detached advertising or identifying
sign, not to exceed one and one-
fourth the height of the building
or 35 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, however,
shall in no case exceed that amount
allowed on the front of the building
and shall be subtracted therefrom.
All detached signs shall be placed
within a permanently landscaped area
of no less than 24 square feet
surrounded by a concrete or com-
parable curb of no less than 6 inches.
5. One name plate, not exceeding 2 square
feet 1n area, containing the name,
address, hours of operation or
license number of an occupant will
be allowed at every exterior
entrance to a building.
• 6. One sign attached to the main building,
not to exceed 32 square feet of
surface area, pertaining only to
the sale, lease, or rental of the
particular building, property, or
premises upon which displayed.
Unimproved property will be allowed
one detached sign of the same size
no higher than 10 feet from ground
surface.
7. No sign may encroach upon or over-
hang adjacent property or public
right-cf—way unless an encroachment
permit has been approved by the
City Council as set forth in the
Municipal Code.
8. Signs painted on the walls of buildings
are prohibited.
9. Temporary signs painted or attached
to either surface of windows or
visible therefrom will be allowed on
the ground floor level but shall
obscure no more than 20% of the
total square footage of such windows,
or signs totaling no more than 20%
of the square footage of such windows
may be allowed in permanent, weather-
proof display boxes attached flat
• against the surface of the building.
Such signage shall advertise only
products available on the premises
and shall be allowed for a period of
not more than 30 days without total
change of copy.
10. 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.
11. The square footage of a sign made
up of letters, words, or symbols
within a frame, ems,, shall be de-
termined 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.
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12.
Banners and pennants without wording
erected for the purpose of advertising
the original opening of a business
may be permitted by the Building
Department, with a service charge of
$6.00, for a period of not to exceed
thirty days. The location and size
of the same shall not obstruct the
view of neighboring property. The
permit may contain reasonable
conditions including a deposit of
$25.00 to guarantee the removal of
the said banners or pennants at the
end of the permit period.
13.
One sign bearing the name of the
occupants of the building and
conforming to a size of not more
than 5 feet in horizontal length
and 1 foot in vertical height
shall be permitted in addition to
the other signs allowed herein when
such signs are placed beneath a
canopy or roof overhang, with a
minimum clearance of 8 feet from
the sidewalk.
14.
A detached sign, no higher than 25
feet from ground surface, shall be
permitted to identify a shopping
center or department store. The
total area of sign displayed shall
not be larger than 100 square feet
per face or 200 square feet total
when the gross square feet of floor
space of the shopping center or
department store is between 30,000
square feet and 100,000 square feet;
shall not be larger than 200 square
feet per face or 400 square feet
total when the gross square feet of
floor space of the shopping center
or department store is between 100,
000 square feet and 250,000 square
feet; shall not be larger than 300
square feet per face or 600 square
feet total when the gross square
feet of floor area of the shopping
center or department store is
larger than 250,000 square feet.
The general location and dimensions
of the identification sign shall be
approved by the Planning Director
unless fixed by a Precise Plan or
by the Planning Commission or by
the City Council.
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15.
The outdoor display and sale of
merchandise and minor temporary
signs relating thereto during
special promotional events may be
permitted for the use of any
shopping center or department store
for a period of not to exceed three
consecutive shopping days during
any calendar year, such activity
to be conducted wholly on private
property.
16. 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 roperty
owner of the land and or improvements
to remove any sign or signs on
premises abandoned for a period of
over 60 days.
17. One temporary double-faced or two
single -face signs, no higher than
10 feet from ground surface, 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 construct-
ion; the company, firm, or individual,
instrumental in its creation; the
architect, engineer, contractor; and
rental, sale, or lease information.
If construction commences, said sign
or one similar thereto will be
allowed until seven days after
completion of the project, which
will be determined from the date of
the occupancy permit.
18. Service stations, after the granting
of an Unclassified Use Permit,
shall be allowed the following addi-
tional signs:
A. Two standard double-faced "A"
boards or similar ground signs,
not exceeding 12 square feet
per face or
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8 feet above ground level and
located not less than 15 feet
from any street, intersection,
or driveway opening.
B. One detached sign, not to
exceed one and one fourth
the height of the building
or 35 feet from ground level,
whichever is less, and not
exceeding a total of 50 square
feet per face or 100 square
feet total, placed in a
permanently landscaped area
of no less than 24 square feet
surrounded by a concrete or
comparable curb of no less than
6 inches.
9211.3 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. All such uses shall be within an enclosed
building unless specifically stated otherwise.
(a) Auxiliary uses of the following type:
1. Outdoor Amusement Devices, Vending
Machines, Weighing Scales, and
similar as an incidental, auxiliary,
or accessory use of those allowed in
N-C Zone
(b) Educational facilities of the following type:
1. Dancing, Art, Music, and similar training
Schools
(c) Financial institutions of the following type:
1. Banks
2. Savings and Loan Associations
(d) Office uses of a business, administrative,
service, consulting, or professional type.
(e) Recreational and entertainment facilities of
the following type:
1. Athletic Clubs (including appropriate
outdoor activities)
2. Family Billiard Parlors
3. Slot Car Racing
(f ) Retail sales facilities of the following type:
1. Antique and Import Stores
2. Apparel Shops
3. Appliance Stores
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4.
Auto Supply Stores (excludes installation)
5.
Bakery Shops
6.
Book Stores
.
7.
Business Equipment Sales (includes repairs)
8.
Camera Shops
9,
Candy Shops
10.
Delicatessens
11.
Drug Stores
12.
Dry Goods and Notions Stores
13,
Florist Shops (including outdoor display)
14.
Glass Shops (excludes edging, beveling,
silvering, and staining)
15.
Grocery Stores
16.
Gun Shops
17.
Hardware Stores
18.
Hobby Stores
19.
Jewelry Stores
20.
Liquor Stores (off -sale)
21.
Meat Markets
22.
Paint Stores
23,
Pet Shops (excludes dangerous animals
and venomous reptiles, fish and the like)
24.
Pottery Sales
25,
Shoe Stores
26.
Sporting Goods Stores
27.
Stationery Stores
28.
Supermarkets
(g) ,Service establishments of the following type:
1.
Auto Service Stations (requires Unclassified
Use)
2.
Barber and Beauty Shops
15*C
3. Drapery and Decorating Shops
4. Dressmaking Shops
5. Dry Cleaning, Press, or Laundry Shops
(excludes on site cleaning except for
self-service)
6. Massage Parlors includes sauna bath
and related uses#
7. Medical and Dental Laboratories
8. Photo Studios
9. Reducing Salons
10. Restaurants (indoor seating only)
11. Shoe Repair Shops
12. Tailor Shops
(h) Service transportation facilities of the
following type:
1. Travel Agencies
(i) Other uses as specified in Part 16 of this
Ordinance after the granting of an Unclassified Use Permit.
• (j) Other neighborhood -commercial or related uses
which in the opinion of the Planning Commission and City Council are
similar in character to those enumerated in this section.
9g:11.4 Notwithstanding any other provision of this Code,
including Section 9202.2 and the zoning map referred to therein
any premises included in the C-I Zone are hereby transfered to and
included in the Neighborhood -Commercial (N-C) Zone created and
provided for in this Part."
SECTION 3. The City Clerk shall certify to the passage
of this ordinance and shall cause the same to be published as
required by law.
Passed and approved this 28thday of October ,1968.
Mayor
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES SS.
CITY OF WEST COVINA
I, LELA PRESTON, City Clerk of the City of West Covina,
do hereby certify that the foregoing Ordinance No. 1059 was
regularly introduced and placed upon its first reading at an adjourned
regular meeting of the City Council on the21st day of October ,
1968.
That, thereafter, said ordinance was duly adopted and passed at a
regular meeting of the City Council on the 28th day of October ,
1968, by the following vote, to wit:
AYES: Councilmen: Chappell, Nichols, Gillum, Lloyd, Gleckman
.� NOES: Councilmen: None
ABSENT: Councilmen: None
City Clerk
APPROVED AS TO FORM:
a,&.AfAAttooey 1
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