Ordinance - 1117ORDINANCE NO. 1117
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA ADDING PART 29 TO CHAPTER 2 OF ARTI-
CLE IX OF THE WEST COVINA MUNICIPAL CODE RELAT-
ING TO HILLSIDE OVERLAY ZONES. (AMENDMENT NO. 104)
The City Council of the City of West Covina does ordain
as follows:
SECTION 1. Part 29 is hereby added to Chapter 2 of Arti-
cle IX of the West Covina Municipal Code to read:
PART 29 - HILLSIDE (H) OVERLAY ZONE
9229 PURPOSE
The purpose of this part is to encourage the orderly
development of hillside areas by relating the number
and distribution of dwelling units and other build-
ings to the topography, so that the terrain will
suffer minimum disfigurement by scarring from ex-
tensive cut and fill. This part is also designed
to minimize danger to life and property due to the
hazards of fire, flood, soil erosion, slippage and
destruction of the natural topography and plant mate-
rial of the area. The regulations contained in this
part are in addition to those having to do with ex-
cavations and fills generally in other ordinances.
9229.1 DEFINITION OF HILLSIDE AREAS
The term "hillside areas" as used in this part means
those areas which (in general) have a median slope
before grading of 10,% or more on 50% or more of the
site, or less steep lands which are related to areas
of greater slope.
9229.2 APPLICATION
Hillside areas shall be designated on the Zoning Map
by an "H" Overlay Zone. The provisions of the base
zone shall apply except that the provisions of this
part shall supersede conflicting provisions in the
base zone.
Before the "H" Overlay Zone is applied to the Zoning
Map, the Planning Commission shall hold a hearing
and on -the basis of the evidence presented, the Com-
mission shall determine whether the area is in fact
a hillside area. Notice of such hearing shall be
given in the same manner provided in Part 24 of this
chapter. The final decision shall be made by the
City Council upon further hearing after recommenda-
tion is made by the Planning Commission. The Plan-
ning Commission or the City Council shall initiate
proceedings under this part.
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9229.3 PRESERVATION OF NATURAL OUTCROPPINGS, PLANT GROWTH
AND PROMINENT LANDMARKS
The developer of land in the "H" Overlay Zone shall
preserve major growths of trees or plant material,
natural rock outcroppings, major views, and other
significant landmarks or promontories which can be
viewed from a distance: All such items shall be
shown on a site plan approved by the Planning Direc-
tor, City Engineer, and Building Director. To com-
pensate for this requirement which benefits the
entire community, the developer shall be allowed
to make up for any loss of density by increasing
the density (equal to that lost) elsewhere in any
suitable location on his property.
This increase shall be authorized by the Planning
Director with right of appeal to the Planning Com-
mission and City Council by anyone dissatisfied
with the decision.
9229.4 SITE PLAN REVIEW
For the purpose of coordinating all elements of the
proposed development: Master Plan, Precise Plans,
Subdivision Regulations and Grading Plans, to in-
sure that all proposed development is homogeneous
with the immediate physical surroundings, and that
the plan and building designs do not severely cur-
tail or block the view and access of neighboring
properties within and adjacent to the development,
• and to insure that the health, safety, and general
welfare of the surrounding area is preserved, a
Site Plan shall be prepared by the developer and
submitted for review by the Planning Director.
Site plans shall include:
1. Existing and proposed topography, includ-
ing natural rock features and major plant
growth.
2. Existing and proposed streets.
3. Width and depth of all proposed lots.
4. Size of building pads and their relation to
the natural topography.
5. Location and dimensions of proposed drive-
ways, pedestrian accessways, riding trails,
fire accessways, etc.
6. Proposed drainage facilities.
9229.5 DESIGN CRITERIA
. 1. In hillside developments, the base natural
topography shall remain. Where grading is
necessary, it shall follow and relate to
existing topography.
2. Building design shall accommodate to the
hillside and to the specific site in ques-
tion. As a part of building design ap-
proval, the views from neighboring build-
ings will be considered in relationship to
the location of the new buildings so as to
minimize any loss of views.
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9229.6 LANDSCAPING PLANS
As a condition to the
recordation of) a fina
permit (whichever is f
ing planting design an
which are prepared by
shall be submitted by
proval by the Planning
approval of (and prior to the
1 map or issuance of building
irst) landscaping plans includ-
d an irrigation system (all of
a licensed landscape architect)
the applicant for review and ap-
Director or his representative.
In acting upon landscaping plans, the Planning Direc-
tor shall consider the screening of trash enclosures,
parking areas in multiple residential developments,
the planting of slopes for both stabilization and ap-
pearance, and the fire resistance, durability, size,
and quality of the proposed plant material. If re-
quired, the developer shall provide proof that the
above requirements are met at his own expense.
A. Planting and Irrigation System Plans
1) All cut and fill slopes shall be planted
with deep-rooted plants that are able to
acclimate to the proposed environment. A
permanent irrigation system (as approved
by the Planning Director) shall be installed
to uniformly cover all planted areas.
2) Slope planting and irrigation systems shall
be provided by the developer on all slopes
greater than four feet vertical height.
• Slopes shall be adequately planted with
landscaping consisting of a,minimum of 1/3
shrubs and trees. The remainder may be
grass or ground cover and trees and shrubs.
The final plans showing the landscaping and
irrigation shall be subject to the approval
of the Planning Director. All planting and
irrigation systems shall be complete and
operative before final approval of the grad-
ing.
3) Plants consisting of grass, ground cover,
shrubs, and trees as recommended in the
planting schedule shall be used.
In addition to ground cover plants, approved
shrubs having a minimum one gallon size at
ten feet on center in both directions on the
slope, or trees having a minimum five gallon
size at twenty feet on center both ways may
be used. A combination of shrubs and trees
may be utilized. This plant and planting
pattern may be varied upon the recommenda-
tion of landscape architect and approval of
the Planning Director.
• 4) Irrigation Details
Fully automated irrigation systems are en-
couraged; however, the owner shall be re-
sponsible for watering the slopes which have
been planted at sufficient time intervals to
promote growth.
Minimum requirements for low slopes to 15
feet in vertical height:
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a) A sprinkler system shall be installed
to irrigate such slopes at the time the
house plumbing is installed.
b) If the Planning Director finds the slope
is located in an area which makes hand -
watering possible, conveniently located
hose bibs will be accepted in lieu of
the required sprinkler system when a
hose no longer than 50 feet can.be util-
ized.
Minimum requirements for medium slopes 15
Feet or higher in vertical height:
a) An adequate sprinkler system shall be in-
stalled during grading prior to planting
of shrubs and trees and before final grad-
ing is approved by the Building official.
Special requirements for sprinkler systems:
a) Plans, specifications, and calculations for
the sprinkler system shall be submitted to
and approved by the Planning Director prior
to installation.
b) Sprinkler systems shall be designed to pro-
vide a uniform water coverage at a rate of
precipitation of not less than 1/10-inch
• per hour nor more than 3/10-inch per hour
on the planted slope. In no event shall
the rate of precipitation or duration of
sprinkling be permitted to create a satu-
rated condition and cause an erosion problem
or allow the discharge of excess water into
any public or private street.
c) A check valve and balance cock shall be in-
stalled in the system where drainage from
sprinkler heads will create an erosion
problem.
d) A functional test of the sprinkler system
shall be performed by the installer prior
to approval.
5. Approved Plant List:
All plants required by this part shall be selec-
ted from the following list:
Grasses or Turf
(to be planted at 5 to 10 lbs.
per 1,000 sq. ft.)
Recommended mixture:
• a Purple Vetch @ z lb, per 1,000 sq, ft.
b Fescue Goars @ 5 lbs, per 1,000 sq. ft.
c Trefoil @ 2 lbs, per 1,000 sq. ft.
d Approved Native Plant and Wildflower
Seeds @ lb. per 1,000 sq. ft.
Each of the above grasses may be reduced 20%
by substituting one of the following grasses:
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a) Lolium Multiflorum - Annual or Italian
Rye Grass
b) Lolium Perenne - Perennial Rye Grass
Other grasses and percentages may be recommended
by a landscape architect subject to approval by
• the Planning Director.
Ground Cover Plants (may be used in lieu of
grasses - to be planted
minimum 18" on center)
•
•
a Hadera canariensis - Algerian Ivy
b Immoea leari - Down -flower Morning Glory
c Parthenocissus luinquefolia - Virginia
Creeper
d) Parthenocissus tricuspidata - Japanese
Creeper
e) Baccharis pilularis - Kidneywart Baecharis
f Hymenocyclus Cro_ceus - Messembryan themum
crocenum
g) Mesembryanthemum floribundum - Ice Plant
(May be allowed on,banks having less than
3:1 slope.)
h) Other deep-rooted ground cover plants
recommended by a landscape architect,
subject to approval by the Planning
Director.
Evergreen Shrubs
a
b
c
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f
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A
B
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Acacia longifolia - Sydney Acacia
Acacia cyclops - Cyclops Acacia
Acacia latifolis - Broadleaf Acacia
Acacia aramata - Kangaroo Thorn
Acacia saligna - Goldreath Acacia
Acacia verticilata - Star Acacia
Ceanothus thyrsiflorus - Blue Blossom
Ceanothus
Ceanothus grisesus horizontalis - Carmel
Erogonum lasciculatun -
ris (Chapparal Broom or
Fremontia californica -
Cotoeasters dammeri, C.
microphilla
Creeper
Baccharis pilula-
Kidneywart Baccaris)
California Fremontia
or Flannel -bush
horizontalis, C.
Fremontia mexicana - San Fremontia
Grevillea lanigera - Wooly Grevilea
Jasminum humile revolutum - Iralian Jasmine
Jasminum mesnyli - Primrose Jasmine
Melaleuca wilsonii - Wilson Melaleuca
Nerium oleander - Common Oleander
Rhamus californica - California Buck -thorn
Hypericum calycinum - Aaronsbeard St. Johnswart
Rhus laruina - Laurel Sumac-
Rhus intergrifolia - Lemonade Sumac
Rhus ovata - Sugar Sumac
Rosmarinus officnalis - Prostrate Rosemary
Sollya heterophylla - Australian Blue Bell
Creeper
Pyracantha crenato - Serrata Graber, Graber Fire -thorn
Pyracantha Santa Cruz.- Prostrate Fire -thorn
Spartium junceum - Spanish Broom
Callistemon - Bottle Brush
Ptotinia arbutifolia - California Holly
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•
0
D Prunus ilicifolia - Holly -leaved cherry
E Quercus dumosa - Shrub Oak
F Cistus purpurea - Rock Rose
G Baccharis viminea - Mule Fat
H Genista sagittalis -
I Garrya elliptica - Silk Tassel Bush
J Ceanothus obliganthus - Hairy Ceanothus
K Rhus trilobata - Squaw Bush
L Erodictyon trichocalyx - Yerba Santa
M Other deep-rooted plants as recommended by
a landscape architect, subject to approval
by the Planning Director.
Trees
a Eucalyptus-lehmanni (Lehmann Eucalyptus)
b3 Eucalyptus viridis (Green Mallee Eucalyptus);
Eucalyptus preissiana (Preiss Eucalyptus);
Eucalyptus cornuta (Yate Eucalyptus);
Eucalyptus megacornuta Dwart Yate Eucalyptus ;
Eucalyptus erythornema Red Thread Eucalyptus;
c Schinus terebinthifolia (Brazil Peppertree)
d Schinus molle (California Peppertree)
e Pinus halepensis and other varieties
(Alleppo Pine)
f Prosopis glandulosa reeseana (Honey Mesquite)
g Umbellularia (California Laurel)
h Cupressus arizonica and other varieties
i Juniperus chinensis and other varieties
(Juniper)
j Juglans californica (California Black Walnut)
k Ceanothus arboreus (Tree Lilac
1 Prunus lyonii (Catalina Cherry
m Other trees recommended by a landscape
architect, subject to approval by the•
Planning Director.
6. Maintenance
The developer shall plant, water, and maintain
each graded slope on unsold property developed
with structures until all properties within
the development have been occupied. Plants shall
be maintained, and replaced if necessary, until
the property is sold. Grading bonds shall not
be released until the Building and Planning of-
ficials certify that the planting meets the re-
quirements of this part.
9229.7 INCENTIVES
In order to encourage developers to build in a manner
more suitable to the hillsides, the following incen-
tives are available.
1. If the topographic or other natural conditions
do not lend themselves to hillside development
in accordance with the provisions of this part,
the developer may apply for a variance for ap-
proval of an alternate plan.
2. The developer may apply for a variance to increase
the density of a hillside development up to 25%,
in consideration of his use of planned unit or
cluster housing developments or high-rise build-
ings which are compatible to their particular
sites and surrounding land use, and where com-
pensating increases in utilities, parks, schools,
and other necessary services are provided.
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3. Building heights, as permitted in the Zoning
Ordinance, may be increased by variance approval
above that which is normally allowed when com-
patible to the surrounding areas. The views
from adjacent or neighboring parcels shall not
be adversely affected by any such height increase.
16 9229.8 FIRE PROTECTION
1. In fire hazardous areas, unobstructed fire protect-
tion equipment access easements shall be required
to all parts of the development and to adjacent
areas which are potential fire hazards. The Fire
Chief shall recommend where such easements are re-
quired. .
2. No ridge which is presently usable for fire fight-
ing shall be graded in relation to hillside develop-
ment unless.an access way is provided around the
cut to the top of the ridge for fire fighting
equipment (track laying equipment).
9229.9 UTILITIES
All utilities shall be placed underground. Transmission
lines need not be placed underground if the City Engineer
has determined that this is not economically feasible.
9229.10 STREET DESIGN STANDARDS
Street design shall conform to the standards and speci-
fications of the Engineering Department.
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 9th day of February ;
1970. VE
Mayor
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. 1117 was regularly
introduced and placed upon its first reading at a regular meeting of
the City Council on the 26th day of Januar, 1970. That,
thereafter, said ordinance was duly a op37eed-an passed assed at a regular
meeting of the City Council on the 9th day of February ,
1970, by the following vote, to wit. -
AYES: Councilmen: Gillum, Nichols, Chappell, Lloyd, Gleckman
NOES: Councilmen: None
ABSENT: Councilmen: None
APPROVED AS TO FORM:
qt�A4,e, (I )!�L L"J
City A o ey
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