Ordinance - 1282ORDINANCE NO.1282
• AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF WEST COVINA AMENDING SECTIONS 9229.1,
9229.4, 9229.5, 9229.6 AND 9229.7 OF THE
WEST COVINA MUNICIPAL CODE, RELATING TO THE
HILLSIDE OVERLAY ZONE (Amendment No. 130 -
City of West Covina).
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 amend-
ment be made.
SECTION 2. Section 9229.1 of the West Covina Municipal
Code is amended to read:
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WEST COVINA MUNICIPAL CODE
• 9229.1. DEFINITION OF HILLSIDE AREAS
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The term "hillside areas" as used in this part means
those areas which (in general) have an average 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.
The average slope of a lot or parcel shall be determined
according to the formula S = .0023 IL where:
A
S is the average slope in percent
I is the contour interval in feet
L is the combined length of contour lines in scale feet
A is the gross area in acres of the parcel or as applicable
In measuring the slope, a topographic base map shall be
used which meets the requirements for tentative tract maps as
specified in the West Covina Subdivision Ordinance. Measurement
along contours shall be made at contour intervals not to exceed
ten (10) feet.
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• SECTION 3. Section 9229.4 of said Code is amended to
read:
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• 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 insure that all proposed develop-
ment is homogeneous with the immediate physical surroundings, and
that the plan and building designs do not severally curtail 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:
(a) Existing and proposed topography, including natural
rock features and major plant growth.
(b) Existing and proposed streets.
(c) Width and depth of all proposed lots.
(d) Size.of building pads and their relation to the
natural topography.
(e) Location and dimensions of proposed driveways,
pedestrian accessways, riding trails, fire accessways, etc.
(f) Proposed drainage facilities.
(g) The following reports shall be submitted prior to
issuance of any building or grading permit when a specific site
development for individual dwelling units falls within hazardous
• geologic areas as defined by the Adopted Seismic Element of the
General Plan.
1) An engineering geologic investigation based on
the most recent grading plan and including adequate
description of the geology of the site and
conclusions and recommendations regarding the
effect of geologic conditions on the development.
2) A soils Engineering investigation based on the
most recent grading plan and including data regarding
the nature, distribution, and strength of soils,
conclusions and recommendations for grading pro-
cedures, and design criteria for corrective measures.
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• read: SECTION 4. Section 9229.5 of said Code is amended to
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WEST COVINA MUNICIPAL CODE
• 9229.5 DESIGN CRITERIA
(a) In hillside developments, the base natural
topography shall remain. Where grading is necessary, it shall
follow and relate to existing topography. In addition, the
following criteria shall be followed for hillside land zoned for
residential uses:
1) Prohibit cluster -type subdivisions on hillside land
or parcels.exceeding 8% average slope.
2) On hillside land having an 8.0% - 14.9% Average
Slope - Minimum lot size shall be one (1) acre
(Area District V).
3) On hillside land having a 15% - 29.9% Average Slope -
Minimum lot size shall be five (5) acres.
4) On hillside land having a 30% - 49.9% Average Slope -
Minimum lot size shall be ten (10) acres.
5) On hillside land having a 50% and above Average
Slope - minimum lot size shall be twenty (20) acres.
(b) Building design shall accommodate to the hillside
and to the specific site in question. As a part of building design
approval, the views.from neighboring buildings will be considered
in relationship to the location of the new buildings so as to
minimize any loss of views.
(c) Structures, patios, eaves or any building appurte-
nance overhanging slopes are prohibited and shall have a clear
25 foot setback from location of slope unless waived by the City
Building and Fire Departments.
(d) The provisions of Section 9229.5 (a) and (c) shall
not apply to areas covered under the Planned Community Development-1
Zone.
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• read: SECTION 5. Section 9229.6 of said Code is amended to
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WEST COVINA MUNICIPAL CODE
. 9229.6 LANDSCAPING PLANS
As a condition to the approval of (and prior to the
recordation of) a final map or issuance of building. permit
(whichever is first) landscaping plans including planting design
and an irrigation system (all of which are prepared by a licensed
landscape architect) shall be submitted by the applicant for
review and approval by the Planning Director or his representative.
The landscaping plans shall be accompanied by a statement of the
the quality of existing vegetation in regard to its ability to
prevent soil erosion, provide scenic beauty, protect water resources,
and provide fire resistence. If existing vegetation is unacceptable
to the appropriate departments in terms of these qualities, it
shall be replaced by acceptable material.
In acting upon landscaping plans, the Planning Director
shall consider the screening of trash enclosures, parking areas
in multiple residential developments, the planting of slopes for
both stabilization and appearance, and the fire resistance, dura-
bility, size, and quality of the proposed plant material. If
required, the developer shall provide proof that the above require-
ments 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 con-
sisting 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
grading.
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
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be varied upon the recommendation of landscape
architect and approval of the Planning Director.
4. Irrigation Details
Fully automated irrigation systems are required
unless waived by Planning Commission. However,
the owner shall be responsible 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:
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 utilized.
Minimum requirements for medium slopes 15 feet
or higher in vertical height:
A. An adequate sprinkler system shall be
installed during grading prior to planting of
shrubs and trees and before final grading
is approved by the Building official.
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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. Sprinkler systems shall
be fully automatic unless waived by the
Planning Commission.
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 satur-
ated 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
installed 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.
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5. Approved Plant List:
All plants required by this part shall be selected
from the approved plant list on file in the
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• office of the Planning Director. The Planning
Director is authorized to approve deviations"
from the plant -list for good cause.
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• SECTION 6. Section 9229.7 of said Code is amended to
read:
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9229.7 INCENTIVES
In order to encourage developers to build in a manner
more suitable to the hillsides, the following incentives are
available.
(a) 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 approval of an alternate plan.
(b) Building heights, as permitted in the Zoning
Ordinance, may be increased by variance approval above that which
is normally allowed when compatible to the surrounding areas.
The views from adjacent or neighboring parcels shall not be adversely
.affected by any such height increase.
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• SECTION 7. The City Council does hereby find and declare
tha the mendmentsto the zoning ordinance contained in Section
2 lereo iscoa minor revision which does not result in the creation
of any new parcel of land nor change land use or density of use
and is, therefore, categorically exempt under the provisions of
the California Environmental Quality Act of 1970 and the State
Guidelines.
SECTION 8. 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 24th day of November 1975.
Attest ^
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )SS.
CITY OF WEST COVINA )
1
I, LELA W. PRESTON, City Clerk of the City of West Covina,
do hereby certify that the foregoing Ordinance No. 1282 was
regularly introduced and placed upon its first reading at a
regular meeting of the City Council on the loth day of November ,
• 1975. That, thereafter, said ordinance was duly adopted and passed
at a regular meeting of the City Council on the 24th day of
November , 1975, by the following vote, to wit:
AYES: Councilmen: Shearer, Miller, Browne, Tice, Chappell
NOES: Councilmen: None
ABSENT:Councilmen: None
APPROVED AS TO FORM:
City Attorne
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City Clerk
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