Ordinance - 1115ORDINANCE NO. 1115
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA ADDING PART 31 TO CHAPTER 2 of ARTI-
CLE IX OF THE WEST COVINA MUNICIPAL CODE, RELAT-
ING TO PLANNED COMMUNITY DEVELOPMENT (PCD ZONE).
(AMENDMENT NO. 105)
The City Council of the City of West Covina does ordain
as follows:
SECTION 1. Part 31 is hereby added to Chapter 2 of Arti-
cle IX of the West Covina Municipal Code to read as follows:
"PART 31 - PLANNED COMMUNITY DEVELOPMENT (PCD ZONE)
9231. OBJECTIVES
The objectives of this zone are to:
1) Provide the developer with greater flexi-
bility in site design, density, and hous-
ing unit options in order to stimulate
variety and innovation within the frame-
work of a quality residential environment.
2) Direct new community growth and develop-
ment in the process of implementing the
General Plan.
3) Achieve more interest, individuality and
character within and among neighborhoods.
4) Provide criteria for the inclusion of
compatible uses designed to service the
residential developments within the
community.
5) Encourage the most effective use of a site
with a variety of residential environments
providing necessary public facilities,
ample open space and a functional, well
balanced community,
9231.1 CRITERIA
The following general criteria are hereby
established for use in -the classification or
reclassification of land to the Planned
Community Development Zone:
1) General Plan - Compliance with the General
Plan shall be established.
• 2) Site Area - A minimum of one hundred (100)
• acres shall be required for a
Planned Community Development.
3) Utilities - The existing utilities systems
(water, sewer, drainage, electrical,
gas, and communications facilities)
shall be adequate, or new systems
shall be constructed to adequately
serve the proposed uses.
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4) All land in a proposed Planned Community
Development shall be held in one owner-
ship or under unified control or have the
written consent or agreement of all owners
of property proposed for inclusion in the
Development.
9231.2 COMMUNITY MASTER PLAN
A Planned Community Development application
shall be accompanied by a Master Plan (maps
and explanatory text) for the entire area and
such other material as specified herein.
The Community Master Plan shall set forth the
following:
1) Location and boundaries of the area
proposed for the Planned Community
Development.
2) Present and proposed topography of the
area including natural features that are
to be retained (i.e., stands of trees,
rock outcroppings, canyons, etc.)
3) Proposed uses of all land including (but
not limited to) residential, commercial
and professional centers, school sites,
public and private recreational facilities,
industrial facilities, and all common open
space.
4) Proposed densities of all areas scheduled
for residential development.
5) Proposed site development standards for
all residential, commercial and industrial
uses.
6) The location and width of public and
private streets.
7) Site data, including acreage in total
development, total acreage in each density
classification, school sites, church sites,
commercial sites, industrial sites, and
total acreage devoted to common open
space.
9231.3 APPLICATION PROCEDURE
1) The owner, his authorized agent, or the
. purchaser with the consent of the owner
may submit an application for a Planned
Community Development Master Plan to the
Planning Commission. The Planning Commis-
sion shall hold a public hearing on such
Community Master Plan and may approve, or
conditionally approve, the Community Master
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Plan if it finds the criteria set forth
herein have been satisfied. The Planning
Commission may deny the application if it
finds any of the criteria has not been satis-
fied or that such Community Master Plan would
be detrimental to the public peace, health,
safety or welfare. The decision and findings
of the Planning Commission shall be forwarded
along with the Community Master Plan to the
City Council. The City Council shall hold
a public hearing and either approve, condition-
ally approve, or deny the Community Master Plan.
The decision of the City Council shall be final.
9231.4 PUBLIC HEARING AND APPEAL
Public hearing and appeal procedures shall be
governed by Sections 9216.5 through 9216.14 of
this Code.
9231.5 APPLICATION FEE
An application for a Planned Community
Development Zone shall be accompanied by a
filing fee of $150.
9231.6 DEVELOPMENT PLAN
After the establishment of a PCD Zone, a
Development Plan which is in substantial con-
formance with the approved Community Master
Plan shall be filed with the Planning Commission.
A Development Plan may cover all or a portion of
the area included in the Community Master Plan.
No building permit shall be issued for any new
building or structure unless a Development Plan
has been approved as specified herein.
The developer shall have two years from the
date of approval of the Community Master Plan
in which to file a Development Plan. An ex-
tension 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
expiration date, and shall clearly state the
reasons why the physical development has not
been commenced and the Planned Community
Development Zoning has not been utilized.
The Development Plan shall set forth the
• following:
• 1) The exact boundaries and legal description
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, and
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typical plans showing walls, 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)
Location and size of all public and quasi -
public sites if applicable (i.e. schools,
churches, parks, etc.).
6)
A tabulation of the percentage of total
building coverage of the development.
7)
A tabulation of densities within each
project area or sector.
8)
Building elevations of typical architec-
tural styles to be constructed.
9)
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.
•
10)
Floor plans of typical dwelling units, the
unit size in square feet and the amount of
private open space in square feet.
11) If applicable, a.subdivision map showing
land divisions. The tentative and final
subdivision map shall comply with the City
Subdivision Ordinance and the State Sub-
division Map Act.
12) A proposed construction schedule from
ground breaking to occupancy.
Common Open Space
All common open space shall be preserved for
that purpose as shown in the Development Plan.
The developer 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
maintenance of all common open space
by the developer.
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All privately owned common open space shall
continue to conform to its intended use and
remain as expressed in the Development Plan
through the inclusion in all deeds of appro-
priate restrictions 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.
All common open space, as well as public and
recreational facilities, shall be specifically
included in the Development Schedule and be
constructed and fully improved by the developer
at an equivalent or greater rate than the con-
struction of residential structures.
9231.7 DESIGN CRITERIA
The following design criteria are hereby
established:
1) The overall plan shall achieve an integrated
land and building relationship.
2) Open spaces, pedestrian and vehicular
circulation facilities, parking facilities,
and other pertinent amenities shall be an
integral part of the landscape and partic-
ular attention shall be given to the
retention of natural landscape features of
the site.
3) The layout of structures and other facilities
shall effect a conservation in street and
utility improvements.
4) Recreational areas (active and passive)
shall be generally dispersed throughout the
development and shall be easily accessible
from all dwelling units.
5) Architectural unity and environmental
harmony within the development and with the
surrounding properties shall be attained.
9231.8 PROCEDURE FOR DEVELOPMENT PLAN APPLICATION
The owner, his authorized agent, or the
purchaser with the consent of the owner may
submit an application for Development Plan
approval to the Planning Commission. The
Planning Commission shall hold -a:public
hearing on such application and may approve,
• or conditionally approve, the Development
Plan if it finds the criteria set forth
herein have been satisfied. The Planning
Commission may deny the application if it finds
that any of the criteria are not satisfied or
that the Plan would be detrimental to the
public peace,.health, safety or welfare. The
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9231.9
9231.10
9231.11
decision of the Planning Commission shall be
final unless appealed to the City Council.
PUBLIC HEARING AND APPEAL
Public hearing,and appeal"procedure shall be
governed by Sections 9216.5 through 9216.14 of
this Code.
APPLICATION FEE
An application for a Development Plan shall be
accompanied by a filing fee of $100.
DEVELOPMENT STANDARDS
All development within the Planned Community
Development shall meet the following minimum
requirements:
1) Density: All densities shall conform to the
approved Community Master Plan.
2) Building Cover: The maximum building
coverage shall not exceed 50/`6 of the area
covered-" by the Development Plan exclusive
of all dedicated public rights -of -way. In
determining the coverage (ground area of each
dwelling) covered parking and garages shall be
included.
3) Off -Street Parking: Off-street parking shall
conform to the current City standards as
specified in Sections 9219.13 through 9219.18
of this Code.
4) Private Open Space: A minimum of 200 square
feet of private open space per dwelling unit
shall be provided on each individual lot.
This requirement does not apply to structures
three or more stories in height.
5) Utilities: All utilities shall be underground.
6) Signs: Sign provisions contained in the most
res rictive zone classification for each use
allowed shall apply.
7) Other: All other Standards as specified by
i�F a approved Community Master Plan and text
and Development Plan and text shall be strictly
adhered to."
SECTION 2. 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 26th ay of January 1970.
° Mayo
M
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.
1115 was regularly
introduced and placed upon its first
reading at
a regular meeting of
the City Council on the
12th day of
January , 1970.
That, thereafter, said
ordnance was
duly adopted
and passed at a
regular meeting of the
City Council
on the 26th
day of January ,
1970, by the following
vote, to wit:
AYES: Councilmen Gillum, Nichols, Chappell, Lloyd, Gleckman
NOES: Councilmen None
ABSENT: Councilmen: None
APPROVED AS TO FORM;
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City Att ney
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City CIerk