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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. -1- 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. -2- , 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: -3- 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: -4- 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 d e f g 1 m n 0 p, q, r t u v w x y z A B C 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 -5- • 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. -6- 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 -7-