Ordinance - 1278ORDINANCE NO. 1278
O AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA ADDING PART 14B TO ARTICLE IX, CHAPTER
2 OF THE WEST COVINA MUNICIPAL CODE, ESTABLISHING
THE PLANNED ADMINISTRATIVE RESEARCH (PAR) ZONE.
(Amendment No. 125)
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The City Council of the City of West Covina does ordain
as follows:
SECTION 1. The City Council does hereby find, determine
and declare that the following amendment was duly initiated, that
notice of hearing thereon was duly given and published, that public
hearings thereon were duly held by the Planning Commission and the
City Council, that the public convenience, necessity and general
welfare and good zoning practice require that the following amendment
be made.
SECTION 2. The West Covina Municipal Code is hereby
amended by the addition thereto of a new Part 14B to Article IX,
Chanter 2 thereof to rpAa ac fnl l nxaQ • '
WEST COVINA MUNICIPAL CODE
• PART 14B PLANNED ADMINISTRATIVE RESEARCH ZONE
9214B.1. PURPOSE.
The Planned Administrative Research Zone is established
to permit the use of property for administrative, professional,
executive and similar business uses, social or charitable insti-
tutions, financial offices, research activities, light industries
engaged primarily in research or testing; and businesses engaged
in compatible light manufacturing, excluding any manufacturing
uses which include the primary production of wood, metal or
chemical products from raw materials. All uses shall be confined
within a building, shall not make excessive noise, dust or vibra-
tions, nor be dangerous because of the nature of the products or
material produced or the processes involved..
to provide:
The developmental and operational standards are intended
(a) compatibility with and protection to surrounding
properties by minimizing traffic congestion, noise,
glare, vibration, emission of odors, toxic or
noxious matters,
(b) the reduction of other objectionable factors to
• the extent necessary to prevent annoyance or
injury to persons residing in the vicinity, and
(c) off-street parking, landscape buffering and the
proper placement of buildings.
9214.B.2. CRITERIA.
The following general criteria are hereby established
for use in the classification or reclassification of land to the
Planned Administrative Research Zone.
(a) General Plan - Compliance with the General Plan
shall be established.
(b) Location - The site should have primary access to
a major street or highway as specified on the Master Plan of
Streets and Highways. The site should be topographically suited
to permitted uses without major earth movement, resulting in
unsafe or unsightly cut or fill slope.
(c) Need - A demonstrated public need shall be
established within the general employment and service area.
(d) Utilities - The existing utilities systems
(water, sewer, drainage, electrical, gas, and communications
• facilities) shall be adequate or new systems shall be constructed
which will be adequate to serve a planned administrative research
use.
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WEST COVINA MUNICIPAL CODE
9214.B.3. DEVELOPMENT STANDARDS.
The following development standards shall apply to
all Planned Administrative Research uses:
(a) Precise Plan of Design
A precise plan of design will be required as
specified in Section 9218 with particular attention given to
compatibility with adjacent residential and commercial zoning,
and uses and must be approved prior to development.
(b) Architectural Treatment
At the time of submission of a precise plan of
design examples of proposed architectural treatment in the form
of perspectives and elevations and such other data as may be
required by the Planning Commission or Planning Director in
evaluating the proposed development shall be required and
become an integral part of such a submittal. Architectural
treatment shall utilize the Design Guidelines set forth in
this Section.
(c) Design Guidelines
1. Screening
All exterior storage.areas and service
yards, loading docks and ramps, electrical cage enclosures
and storage tanks are to be screened from view by a fence,
wall or mature landscaped materials.
2. Sidewalks
There are to be no walkways from the street
to a building. If a pedestrian circulation system from the
guest or employee parking areas to the main entrance is necessary,
this circulation system is to be provided on -site.
3. Color
Colors, materials, and finishes are to be
coordinated on all exterior building elevations to achieve
total continuity of design.
4. Signs
Applications for identification and directional
signs shall include: Location, materials, colors, copy, method
of lighting and construction details.
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5. Lighting
• Parking lot lighting fixtures are to have an
overall maximum height of sixteen (16) feet. Walkway lighting
fixtures are to have an overall maximum height of twelve (12)
feet. Security lighting fixtures are not to project above the
facia or roof line of the building and are to be shielded. The
shields shall be painted to match the surface to which attached.
Security lighting fixtures are not to be
substituted for parking lot or walkway lighting fixtures and
are restricted to lighting loading and storage areas, and similar
service locations.
6. Mechanical Equipment and Duct Work
aa. All roof top mechanical equipment and
vents shall be housed in a mechanical penthouse structure,
designed as an integral part of the building.
bb. No mechanical equipment is to be exposed
on the wall surface of a building.
CC. Gutters and downspouts are not to project
from the vertical surface of the building.
dd. Vents, louvers, exposed flashing, tanks,
• stacks, overhead doors, rolling and "man" service doors are
to be treated in a manner consistent with the color scheme of
the building.
7. Exterior Design
a a. No part of a roof may project above the
parapet.
bb. All exterior wall elevations of buildings
are to be of a consistent architectural treatment.
(d) Non -Conversion
No single family residential structure may be
converted to Planned Administrative Research use.
(e) Underground Utilities
All utilities shall be underground in accordance
with Chapter 5 of Article VII of this Code.
(f) Off -Street Parking
Adequate off-street parking shall be provided
• to accommodate all parking needs for the use.
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Required off-street parking shall be provided
on the site of the use served, or on a contiguous site. Where
• parking is provided on a contiguous site, a recorded document
shall be filed with the Building and Planning Departments and
signed by the owners of the contiguous site agreeing to the
permanent reservation of the site for said parking.
Parking facilities need not be located in one,
consolidated area of a particular site, but may be separated
by landscaping or building elements. However, size of spaces
and isle widths must conform to the adopted off-street parking
standards of the City of West Covina.
The following guide shall be used to determine parking
requirements:
Office
Three (3) spaces for each one thousand
(1,000) square feet of total office space (excluding such areas
as pedestrian corridors, rest rooms, elevator shafts, equipment
areas).
Manufacture, Research and Assembly
Two
employees, but not less
• thousand (1,000) square
space for each vehicle
site.
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(2) parking spaces for each three (3)
than two (2) spaces for each one
feet of gross floor area, plus one
operated from and stored at the subject
Warehouse
Two (2) parking spaces for each three (3)
employees, but not less than one (1) space for each one thousand
(1,000) square feet of gross floor area for the first twenty
thousand (20,000) square feet; one (1) space for each two thousand
(2,000) square feet of gross floor area for the second twenty
thousand (20,000) square feet; one (1) space for each four
thousand (4,000) square feet of gross floor area for areas in
excess of the initial forty thousand (40,000) square feet of
floor area of the building.
If there is more than one shift, the number of
employees on the largest shift shall be used in determining
parking requirements.
(g) Landscaping
1. A minimum of 8% of the total net area (which
net area shall be computed by excluding streets) of the develop-
ment shall be landscaped, permanently watered, and maintained
with automatic sprinkler system.
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Approximately one-half of such landscaped
• area shall be generally distributed throughout the parking lot
with the remainder as planted areas around buildings, peripheral
planters around the site, parkways, street tree wells, and other
appropriate locations. All planted areas shall be surrounded
by a curb of concrete or comparable material not less than 6
inches high.
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.
3.. An average of at least one tree (minimum 15
gallon) of a species satisfactory to the Recreation and Parks
Department shall be planted for every 5 single row parking
stalls or every 10 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. 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 all landscaped areas and percentage of the
total site devoted to landscaping; shall identify 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 protray the permanent irrigation system.
7. Undeveloped areas proposed for future expansion
shall be maintained in a weed free and dust free condition.
All landscaping shall be maintained in a neat,
orderly fashion and free of debris.
(h) Site Size
No Planned Administrative Research site shall
consist of less than 5 acres of usable land. Usable land means
land having less than 10% grade. No purchase or rezonng of
land shall leave an unbuildable parcel. In the Merced/Orange
Revitalization Plan area any parcel from Mossberg Avenue to
Sunkist Avenue along Garvey Avenue, must be of sufficient depth
to include at least two lanes of the 80 foot loop street called
for in the adopted Merced/Orange Revitalization Plan.
.WEST COVINA MUNICIPAL CODE
(i) Building Coverage
• Building coverage of any Planned Administrative
Research site shall not exceed 50% of the.site after all
necessary st met or alley dedications. A parking structure
shall not be calculated as building area provided that a minimum
of 20% of the total net area of the development is landscaped.
(j) Walls
1. A 36-inch high concrete, masonry, or
decorative block wall or mound shall be provided and maintained
on the outside perimeter of all off-street parking areas
abutting or visible from a public street except 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
Planned Administrative Research Zone which abuts or lies across
a public street or alley from a residential zone except in the
front set -back area where said wall shall be 36-inches high.
The height of said walls shall be measured from the highest
finished grade within the required adjacent set -back.
• (k) Height Limit
No portion of any building, structure, or
improvement constructed, altered or maintained in the Planned
Administrative Research Zone shall exceed the following height
limitations:
1. On any portion of a site area which is
between 40 and 170 feet from the property line of any area zoned
R-1 or R-A the maximum building height shall be 40 feet.
2. On any portion of a site area which is
less than 40 feet from the property line of any area zoned R-1
or R-A the maximum building height shall be 25 feet.
3. On any portion of a site area more than
170 feet from any area zoned R-1 or R-A the maximum height
shall be 100 feet.
(1) Setbacks
All setbacks shall be measured from the property
line.. A streetside property line is that line created by the
ultimate right-of-way line of the frontage street.
1. Front Yard Setback
• Thirty (30) feet, except that unsupported
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.roofs or sun screens may project six (6) feet into the setback
area. Signs allowed by this ordinance may be placed in the front
yard setback area.
Parking shall not be allowed in the required
front yard setback area which shall be landscaped.
2. Rear Yard Setback
. No rear yard setback is required except.when
adjacent to an area zoned for residential use. In such cases
the rear yard setback shall be thirty (30) feet.
3. Side Yard Setback
Ten (10) feet, except that unsupported
roofs and sun screens may project three (3) feet into the side
yard setback area.
In the case of a corner lot, the street -
side setback shall be thirty (30) feet, except that unsupported
roofs and sun screens may project six (6) feet into the side
setback area. Interior lot lines for a corner lot shall be
considered side lot lines. Signs allowed by this ordinance may
be placed in streetside, side yard setback area.
(m) Refuse Storage
1. All outdoor trash, garbage, and refuse
storage areas shall be within a fully enclosed structure of the
same general color and material finish as the building.
2. No refuse collection areas shall be permitted
between a frontage street and the building line.
(n) Storage
1. All outdoor storage shall be visually
screened from access streets, freeways, and adjacent property.
Said screening shall form a complete opaque screen up to a point
eight (8) feet in vertical height but need not be opaque above
that point.
. 2. No storage shall be permitted between a
frontage street and the building line.
(o) Loading and Unloading
1. All loading and unloading areas shall be
reasonably located at such a depth within a lot or parcel as
to reasonably contain and restrict the emission of noises typically
associated with such functions.
• 2. All loading and unloading areas shall be
WEST COVINA MUNICIPAL CODE
completely screened from view.
• (p) Mechanical Equipment and Vents
1. All roof top mechanical equipment and vents
shall be housed in a mechanical penthouse structure, which shall
be designed as an integral part of the subject building.
2. All other mechanical equipment and vents,
shall be completely screened from all view, including the view
from above.
(q) Lighting
All lighting of the building, landscaping,
parking lot, or similar facilities shall be hooded and directed
to reflect away from adjoining properties.
(r) Signs
1.- Identification` -Sign Area
Only one (1) single —faced or double-faced
sign shall be permitted per street frontage per site. No sign
or combination of signs shall exceed one (1) square foot in
area for each six hundred (600) square feet of total site area.
• However, no sign shall exceed two hundred (200) square feet in
area per face. An additional twenty (20) square feet shall be
allowed for each additional business conducted on the site.
The sign shall identify either the major tenant or the name
of the building complex.
aa. Identification Ground Sign
No identification ground sign shall
exceed four (4) feet above grade in vertical height.
No ground sign in excess of one hundred fifty (150)
square feet in area (single face) shall.be erected
in the first twenty (20) feet, as measured from the
property line, of any streetsi.de setback area.
However, the above standards shall not apply to the
Multi -Tenant Directory Sign or the Special Purpose
Sign.
bb. Identification Wall Sign
Identification Wall Signs shall not
comprise more than ten (10) percent of the area of
the elevation upon which the sign is located. Such
signs shall be fixture signs. Signs painted directly
on the surface of the wall shall not be permitted.
In a multiple tenancy building, each individual
business may have a wall sign over the entrance to
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identify the business. Said sign shall give only
. the name of the company and shall be limited to one
(1) foot in height. Additionally, one sign per
business may be affixed to the wall which faces the
parking lot of the subject building. Said sign shall
give only the name of the business and shall be
limited to four (4) inch high letters.
2. Multi -Tenant Directory Sign
One (1) directory sign listing only the
names of the on -site businesses will be allowed per,site. Said
sign shall be located even with or in back of the required
building setback line and shall be located in the parking area
or on any access drive to the parking area. This sign shall
be limited to a maximum height of four (4) feet and a length of
eight (8) feet and may be double-faced. This sign shall be in
addition to identification signs allowed by Paragraph 1 of this
subparagraph.
3. Real Estate Sign
Real Estate Sign shall not exceed a maximum
area of thirty-two (32) square feet and shall be of a ground type
sign..
4. Special Purpose Sign
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Signs used to give directions to traffic
or pedestrians or give instructions as to special conditions
shall not exceed a total of six (6) square feet (si"ngl'e face) in
area and shall be permitted in addition to the other signs
listed in this Section.
(s) Sign Standards
1. Signs visible from the exterior of any
building may be lighted, but no signs or any other contrivance
shall be devised or constructed so as to rotate,. gyrate, blink
or move in any animated fashion.
2. Identification signs shall be restricted
to advertising only the person, firm, company or corporation
operating the use conducted on the site or the products pro-
duced or sold thereon.
3. A wall sign with the individual letters
applied directly shall be measured bya rectangle around the
outside of the lettering or the pictorial symbol and calcu-
lating the area enclosed by such line.
flush mounted.
4. All signs attached to the building shall be
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(t) Nuisances
No portion of the property shall be used in such
a manner as to create a nuisance to adjacent properties, such
as but not limited to vibration, sound, electromechanical
disturbance and radiation, electromagnetic disturbance,
radiation, air or water pollution, dust, emmission of odorous,
toxic or noxious matter.
(u) Air and Water Quality
Any use in the Planned Administrative Research
Zone shall comply with all air and water quality controls of
State and local agencies. Applicants shall demonstrate their
compliance with such regulations at the time of filing a precise
plan.
(v) Permitted Uses
1. Those uses permitted in the Office -Professional
Zone, by Section 9210.3 (a) (b).
2. Those uses permitted in the Planned Industrial
Zone.
3. Uses primarily engaged in research activities,
including but not limited to research laboratories and facilities,
developmental laboratories and facilities, and compatible light
manufacturing such as but not limited to the following:
aa. Bio-Chemical
bb. Chemical
CC. Development Facilities for National
Defense Material whether for use on Land,
Sea or Air
dd. Film and Photography
ee. Medical and Dental
ff. Metallurgy
gg. Pharmaceutical
hh. X-Ray
4. Manufacture, research assembly, testing and
repair of components, devices, equipment and systems and parts
and components such as but not limited to the following:
aa. Coils, Tubes, Semi -Conductors
bb. Communication, Navigation Control,
Transmission and Reception Equipment,
Control Equipment and Systems, Guidance
Equipment and Systems
CC. Data Processing Equipment and Systems
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• dd.
ee.
ff.
gg-
hh.
ii.
Jj•
kk.
11.
Glass Edging, Beveling and Silvering
Graphics, Art Equipment
Metering Instruments
Optical Devices, Equipment and Systems
Phonographs, Audio Units, Radio Equip-
ment and Television Equipment
Photographic Equipment
Radar, Infrared and Ultraviolet
Equipment and Systems
Scientific and Mechanical Instruments
Testing Equipment
5. Blueprinting, photostating, photo engraving,
printing, publishing and bookbinding, provided that no on -site
commercial service is associated with said uses.
6. Administrative, professional and business
offices associated with and accessory to a permitted use.
7. Headquarters offices (Regional or home offices)
of industries which are limited to single use and accessory to
a permitted use.
8. Cafeteria, cafe, restaurant or auditorium
accessory with and incidental to a permitted use.
• 9. Accessory uses and structures where related
and incidental to a permitted use.
(w) Permitted Uses with Unclassified Use Permit
The following uses shall be permitted in the
Planned Administrative Research Zone subject to the granting of
an Unclassified Use Permit.
1. Manufacturing, including but not limited to
the following:
A. Manufacturing, or assembly of the
following or similar products:
aa.
Aircraft and Related Components
bb.
Automobiles, Trucks, Trailers and
Parts
CC.
Boats
dd.
Clocks and Watches
ee.
Coffins
ff.
Ceramic Products
gg.
Concrete Products
hh.
Electrical Appliances
ii.
Farm Equipment
• jj.
Heating and Ventilating Equipment
kk.
Linoleum
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WEST COVINA MUNICIPAL CODE
the following:
11. Machinery and Machine Tools
rm. Musical Instruments
nn. Neon Signs
oo. Novelties
pp. Oil Well Valves and Repairs
qq. Optical Goods
rr. Refrigeration
ss. Screw Machine Products
tt. Sheet Metal Products
uu. Shoes
vv. Silk Screens
ww. Sporting Goods
xx. Springs
yy. Stencils
B. The manufacture of products made from
aa. Aluminum
bb. Bags, except Burlap Bags or Sacks
CC. Batteries
dd. Boxes, Paper
ee. Brass
ff. Cans
gg. Copper
hh. Glass
ii. Grinding Wheels
jj. Iron
kk. Linoleum
11. Matches
MM. Mattresses
nn. Paper
oo. Steel
pp. Tin
qq. Tools
rr. Wool
ss. Yarn
C. The manufacturing, compounding, processing
or treatment of the following:
aa. Acids, Non -Corrosive
bb. Candles
CC. Cigarettes & Cigars
dd. Detergents
ee. Disinfectants
ff. Dye
gg. Food Products
hh. Lubricating Oil
ii. Pharmaceutical Products
jj. Plastics
kk. Toiletries
11. Vitamin Products
mm. Waxes & Polishes
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D. Woodworking Shops (provided that, if
• a planer, router, sticker or moulder is maintained, all doors
and windows in the outside wall of the room in which said
machinery is located shall be kept closed while said machine
is in use) which produce such products as box, furniture and
wood products.
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2. Industries engaged in the distribution or
storage or warehousing of products similar to those listed
as permitted uses in this Section.
3. General contractor and construction
industries relating to the building industries, such as general
contractors, electrical contractors, plumbing contractors, etc.
4. Accessory uses and structures where related
and incidental to a permitted use.
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SECTION 3. The City Council does hereby find and
declare that the Environmental Impact Report for the admendment,
as adopted by the Planning Commission after notice and public
hearing is adequate; has been prepared in accordance with the
• California Environmental Quality Act of 1970 and the State
Guidelines, and is hereby adopted by the City Council which finds
that the impact of the amendment will enhance and protect the
environment of the City.
SECTION 4. The City Council does hereby find and declare
that the amendment is consistent with the General Plan of the City
of West Covina.
SECTION 5. 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 14th day of October ,1975.
Mayor
ATTE T:
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City Cl ."rk.
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. 1278 was
regularly introduced and placed upon its first reading at a regular
meeting of the City Council on the 22nd day of September , 1975.
That, thereafter, said ordinance was duly adopted and passed at a
regular meeting of the City Council on the 14th day of October ,
1975, by the following vote, to wit:
AYES: Councilmen: Shearer, Miller, Browne, Tice, Chappell
NOES: Councilmen: None
ABSENT: Councilmen: None
• APPROVED AS TO FORM:
(2C'4n4-t---- vjaa—u�
City At orney
t)
City-
;Clerk`-
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