Ordinance - 1114_i
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ORDINANCE NO. 1114
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF WEST COVINA, ADDING PART 30 TO
CHAPTER 2 OF ARTICLE IX OF THE WEST COVINA
MUNICIPAL CODE, RELATING TO PLANNED RESI-
DENTIAL DEVELOPMENT OVERLAY DISTRICTS. (AMENDMENT NO. 103)
The City Council of the City of West Covina does ordain
as follows:
SECTION 1. Part 30 is hereby added to Chapter 2 of
Article IX of the West Covina Municipal Code to read:
PART 30 - PLANNED RESIDENTIAL DEVELOPMENT
OVERLAY DISTRICTS (PRD).
9230. PURPOSE
The purpose of this part is to:
a) Encourage a more desirable living environ-
ment;
b) Encourage a more efficient, desirable and
aesthetic use of land through utilization
of modern innovations in residential de-
velopments;
c) Encourage the reservation of a greater
proportion of land for common open areas;
d) Encourage the retention of natural slopes,
waterways, and other natural features by
utilizing such areas as open space;
e) Encourage more efficient use of those public
facilities required in connection with such
residential development and;
f) Insure compatibility with established resi-
dential areas.
9230.1 ESTABLISHMENT OF OVERLAY DISTRICT
A Planned Resident Development Overlay District
shall be established only in conjunction with a
residential zone and shall be designated on the
official zoning map with the symbol "PRD" in con-
junction with the underlying zone classification,
i.e. "R-1 PRD".
9230.2 CRITERIA
The following General Criteria are hereby estab-
lished for use in the classification of land to
the PRD Overlay District:
a) The District may be established on land that
is zoned R-1, R-2, R-3, or R-4 and which is
suitable for, and of sufficient size, to be
planned and developed in a manner consistent
with the purpose of this part.
b) Any application for PRD Overlay District shall
be accompanied by a Master Plan for the en-
tire area covered by the application.
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c) All land in a proposed PRD Overlay District
shall be held in one ownership or under
unified control, or have the written con-
sent or agreement of all owners of property
proposed for inclusion in the PRD Overlay
District.
d) The existing utilities systems (water,
sewer, drainage, electrical, gas, and com-
munications facilities) are adequate, or
new systems shall be constructed to ade-
quately serve the District.
e) Compliance with the General Plan shall be
established.
9230.3 APPLICATION
An application for a PRD Overlay District shall
be submitted by the owner, his authorized agent,
or the purchaser of the land with the consent
of the owner.
The application shall be accompanied by the
following which should be prepared by a
qualified professional team.
1.
Topographical maps of existing terrain
drawn to a minimum five foot contour.
2.
A generalized grading plan which indicates
proposed earth movement and the results
of such movement.
3.
A utility map or statement reflecting a
utility system which includes, but is not
limited to, sewer, water, and gas capable
of serving the entire development.
4.
A Master Plan which shall show:
a) Location and boundaries of the pro-
posed District.
b) The general type, character, and
heights of all buildings or struc-
tures; e.g., single family houses,
townhouses, cluster houses or high-
rise structures.
c) Proposed densities of all areas
scheduled for residential develop-
ment.
d) Proposed uses of all land in the
District.
e) Natural features that are to be re-
tained; i.e., stands of trees, rock
outcroppings, canyons, natural slopes,
etc.
f) The location and width of public and
private streets which shall be con-
sistent with the Master Plan of
Streets.
9230.4 APPLICATION FEE
An application for a PRD Overlay District shall be
accompanied by a filing fee of $125.
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9230.5 PROCEDURE
Upon receipt of an application for a PRD Overlay
District, the Planning Commission shall hold a
public hearing on such application. If it finds
the criteria set forth herein have been met, it
may establish the Overlay District subject to
such conditions as it deems necessary. The
Planning Commission may deny the application
if it finds any of the criteria have not been
met, or that the approval of the application
would be detrimental to the public peace,
health, safety or welfare. The decision of the
Planning Commission shall be final unless ap-
pealed to the City Council.
9230.6 PUBLIC HEARING AND APPEAL PROCEDURE
Public hearing and appeal procedure shall be
governed by Section 9216.5 through 9216.14 of
this Code.
9230.7 TERMINATION OF PRD OVERLAY DISTRICT
The PRD Overlay District, and any Master Plan or
other material approved as a part thereof, shall
become null and void if the physical development
of the District is not commenced within two (2)
years from date of adoption of the Resolution
establishing the District.
An extension of time, not to exceed one (1) year,
may be granted by the Planning Commission or City
Council when extenuating circumstances can be
clearly shown by the applicant. The request for
an extension of time shall be submitted to the
Planning Commission in writing prior to the ex-
piration date and shall clearly state the reasons
why the physical development of the District has
not been commenced and such Overlay District has
not been utilized.
9230.8 APPROVAL OF A DEVELOPMENT PLAN
After the establishment of a PRD Overlay District
and prior to the termination date as specified in
Section 9230.7, an application for approval of a
Development Plan which is in substantial con-
formance with the approved Master Plan shall be
filed with the Planning Commission. A Development
Plan may cover all or a portion of the District.
No building permit shall be issued for any new
building or structure unless a Development Plan
covering the area has been approved.
• A Development Plan shall contain the material
herein specified and shall be prepared by a
qualified professional team.
a) The Development Plan shall set forth the
following:
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1. The exact boundaries and legal descrip-
tion of the property to be developed.
2. All proposed improvements that are to be
constructed on the land and their precise
locations including, but not limited to,
all residential and non-residential
structures, recreational facilities,
walls and fences, trash areas, streets,
and walk areas.
3. Common open.space showing size, grades,
and function upon completion.
4. The location and dimension of all off-
street parking facilities, public and
private.
5. The location and.size of any public or
quasi -public facilities such as schools,
churches, and parks.
6. A tabulation of the percentage of total
building coverage of the development.
7. A tabulation of densities within each
project area or sector.
b) Building elevations of typical architectural
styles to be constructed.
c) A schematic landscaping plan indicating the type
and size of plant material to be used and method
of providing permanent maintenance to all planted
areas and open spaces.
d) Floor plans of typical dwelling units, the unit
size in square feet, and the amount of private
open space in square feet.
e) If applicable, a subdivision map showing land
divisions. The tentative and final subdivision
map shall comply with the City Subdivision,
Ordinance and the State Subdivision Map Act.
f) A proposed construction schedule from ground
breaking to occupancy. All common open space,
as well as public and recreational facilities,
shall be specifically included in the construc-
tion schedule and be constructed and fully
improved by the developer at an equivalent
or greater rate than the construction of resi-
dential structures.
9230.9 COMMON OPEN SPACE
All common open space shall be preserved for that
purpose as shown in the Development Plan. The de-
veloper shall choose one or a combination of the
following three methods of administering common
open space.
1. Dedication of common open space to the City,
• which is subject to formal acceptance.
2. Establishment of an association or non-
profit corporation of all property owners
or corporations within the project area to
insure perpetual maintenance of all common
open space.
3. Retention of ownership, control and mainte-
nance of all common open space by the developer.
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All privately owned common open space shall con-
tinue as such and shall only be used in accordance
with the Development Plan. Appropriate land use
restrictions shall be contained in all deeds to
insure that the common open space is permanently
preserved according to the Development Plan. Said
deed restrictions shall run with the land and be
for the benefit of present as well as future
property owners, and shall contain a prohibition
against partition of common open space.
9230.10 DESIGN CRITERIA
The following design criteria are hereby established:
a) The overall plan shall achieve an integrated
land and building relationship.
b) Open spaces, pedestrian and vehicular circula-
tion facilities, parking facilities, and other
pertinent amenities shall be an integral part
of the landscape and particular attention shall
be given to the retention of natural landscape
features of the site.
c) The layout of structures and other facilities
shall effect a conservation in street and
utility improvements.
d) Recreational areas, active and passive, shall
be generally dispersed throughout the develop-
ment and shall be easily accessible from all
dwelling units.
e) Architectural unit and harmony within the de-
velopment and with the surrounding properties
shall be attained.
9230.11 PROCEDURE FOR DEVELOPMENT PLAN APPLICATION
The owner, his authorized agent, or the purchaser
with the consent of the owner may submit an ap-
plication for Development Plan approval to the
Planning Commission. The Planning Commission
shall hold a public hearing on such application.
It may approve the Development Plan if it finds
the criteria set forth herein have been satis-
fied subject to such conditions as it deems
necessary. The Planning Commission may deny the
application if it finds the criteria are not be-
ing satisfied or that such application would be
detrimental to the public peace, health, safety,
or welfare. The decision of the Planning Com-
mission shall be final unless appealed to the
City Council.
9230.12 PUBLIC HEARING AND APPEAL
Public hearing and appeal procedure shall be
governed by Section 9216.5 through 9216.14 of
this Code.
9230.13 APPLICATION FEE
An application for a Development Plan shall be ac-
companied by a filing fee of $100.
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9230.14 DEVELOPMENT STANDARDS
The development standards of the underlaying zone
shall apply to a Planned Residential Development
unless they are inconsistent or in conflict with
the following standards which shall control:
a) Density
In any PRD Overlay District, the number of
dwelling units per net acre of land shall
not exceed the number of dwelling units per-
mitted by the underlying` zone except as
provided in this paragraph.
For the purpose of calculating the number of
dwelling units permitted by the underlying
zone, the following table shall be used:
Zone Classification
R-1: ADIA
ADI
ADII and IIA
ADIII
ADIV
R-2
R-3
R-4
Dwelling Units Per Acre
7.3
5.8
4.6
3.0
2.2
10.0
25.0
45.0
The number of dwelling units per net acre of
land may be increased if approved by the
Planning Commission, provided such increase
shall not exceed the density specified in
the following table:
Zone Classification
Allowable Increase in Density
R-1: ADIA
10%
- 8.0
ADI
10
- 6.4
ADII and IIA
15%
- 5.3
ADIII
20/ -
3.6
ADIV
30% -
2.9
The Planning Commission, in approving the in-
crease in density, may require additional com-
mon amenities such as (but not limited to) an
increase in common open space, clustering of
dwelling units and a general conservation in
the amount of land utilized.
b) Minimum Lot Sizes
Every lot or parcel utilized for a residential
structure shall have a minimum width of
twenty-four (24) feet. Each such lot shall
' front for a distance of not less than twenty
(20) feet upon a public or private street
or pedestrian access way.
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c) Building Heights
Building heights of the underlying_ zone may
be waived to allow greater flexibility within
the development. Consideration shall be given
to building heights in relation to adjacent
property and building inter -relationship
within the development.
d) Yards
The following front, side, and rear yards shall
be shown on the development plan and maintained:
1. Front: There shall be an average front
yard of not less than fifteen (15) feet
for any building measured from the curb
line of private streets and from the
property line for dedicated streets.
A maximum six (6) foot high wall or fence
may be placed within any front yard set-
back, provided such wall or fence is set
back five (5) feet from the right-of-way
line of dedicated streets or ten (10)
feet from the curb line of private streets.
Such setback area shall be landscaped.
2. Side: There need be no side yard provided.
However, each development plan will be re-
viewed to insure that adequate provisions
are made for light and air and free pedes-
trian movement.
3. Rear: When the rear of a dwelling unit is
ascent to common open space and accessible
thereto, a rear yard need not be provided.
A fifteen (15) foot rear yard shall be pro-
vided when the rear of a dwelling unit
abuts adjacent private property.
4. Fire Access Ways: Each development plan
shall provide adequate access ways for
free movement of men.and equipment to pro-
vide appropriate fire fighting capabilities.
Such access ways shall be a minimum of five
(5) feet in width and approved by the City
Fire Department.
e) Off -Street Parking
Off-street parking shall be required to conform
to the current City of West Covina standards as
specified in Sections 9219.13 through 9219.18
of this Code.
1. Covered or open parking compounds may be
designed as a functional part of the de-
velopment. Parking compounds shall be
' conveniently accessible and adequately
screened through the use of walls or
landscaping.
2. The arrangement and access for all parking
compounds or parking spaces shall conform
to City.of West Covina standards.
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f) Ground Coverage
Total ground coverage of the entire development
(not individual lot) shall not exceed that al-
lowed by the underlying zone.
g) Private Open Space
A minimum of 200 square feet of private open
space per dwelling unit shall be provided on
each individual lot. This provision need not
apply to structures which are three or more
stories high.
SECTION 2. The City Clerk shall certify to the passage
of this ordinance and shall cause the same to be published as re-
quired by law.
Passed and approved this 26th day of January ,
1970.
Mayor-'. J
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES SS.
CITY OF WEST COVINA
I, LELA W. PRESTON, City Clerk of the City of West Covina,
do hereby certify that the foregoing Ordinance No.1114 was regularly
introduced and placed upon its first reading at a regular meeting of
the City Council on the 12th day of January , 19 70. That,
thereafter, said ordinance was duly adopted and passed at a regular
meeting of the City Council on the 26th day of January ,
19 70, by the following vote, to wit:
AYES: Councilmen: Gillum, Nichols, Chappell, Lloyd, Gleckman
NOES: Councilmen: None
ABSENT: Councilmen: None
City Jerk
APPROVED AS TO FORM: b
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