Ordinance - 1358ORDINANCE NO. 1358
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF WEST COVINA AMENDING SECTION
11202 - HILLSIDE (H).OVERLAY ZONE - OF
THE WEST COVINA MUNICIPAL CODE (AMEND-
MENT NO. 138)
The City Council of the City of West Covina does ordain as
follows:
SECTION 1. Section 11202 of the West Covina Municipal
Code is hereby amended in its entirety to read as follows:
'11202 HILLSIDE (H) OVERLAY ZONE
11202.01 PURPOSE
It is the intent of the City that undeveloped land desig-
nated as being within the Hillside Overlay Zone, be developed
according to the guiding principles and standards of this section
in order to accomplish the following:
a) To assure the orderly development of hillside areas.
b) To achieve land use densities that are in conform-
ance with the General.Plan; however, the uniformity
of these densities will be modified by, (1) pro-
hibiting development on excessively steep slopes
and (2) permitting "density transfers" in order to
• achieve specific economic, energy, environmental
and aesthetic objectives.
c) To promote a development pattern that balances
economics with environmental concerns, and private
property rights with the public interest.
d) To assure land planning and development patterns
that take into account the cost -benefits of alterna-
tive designs upon city services and fiscal resources.
e) To assure development patterns that will minimize the
utilization of the critically scarce resources, water
and energy.
f) To encourage hillside development that will leave a
residual amount and pattern of undeveloped land, so
as to form the nucleus of a viable open space system
in the San Jose Hills.
g) To assure the placement of hillside development so
that the open space, will coincide with areas of
critical environmental concern and/or recreational
opportunity.
h) `To assure that well -designed residential development
occurs, that is compatible with the site and the
adjacent hillsides.
To assure that hillside development demonstrates a
concern for the view of the hills as well as the view
from the hills so as to retain the sense of identity
and image that these hill areas impart to the City of
West Covina and its environs.
j) To assure that streets, public utilities and faci-
lities are designed and constructed in an orderly,
• well -managed, planned manner; with each development
taking into consideration its impact on existing
and future development in the area.
CJ
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11202.01a DEFINITION OF HILLSIDE AREAS
The term "hillside areas" as used in this section means
those areas which form the complex of'hilly topography commonly
known as the San Jose Hills, and are so designated on the City's
Zoning Map.
11202.02 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 of the base zone.
Before the "H" Overlay Zone is applied to, or removed from, the Zoning
Map, the Planning Commission shall hold a hearing and on the basis of
the evidence presented, the Commission shall determine whether the area
should be so designated/undesignated. Notice of such hearing shall be
in the manner prescribed in this chapter.
11202.02a PROCEDURE
The developer of any proposed development.in the Hillside
(H) Overlay Zone that involves a division of land, shall submit (1)
a site plan, (2) exterior elevations of the residences, and (3) a
scale model for any subdivision in conjunction with the Tentative
Map. The site plan will be reviewed for compliance with this Ordi-
nance, the Subdivision Map Act, the General Plan, applicable Specific
Plans, the Zoning Code, grading ordinances, etc.
Site plans shall include:
a) the location of the dwelling units on the building pads
b) delineation of the planted and unplanted portions of the
site
c) fire trails/ roads
d) structures in the open space areas
e) any other information the Planning Department deems is
necessary for review.
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f) No division of land or site
which does not accommodate
disposal and water capacity
extension of the facilities
• areas which are affected by
site plan.
plan shall be approved
or provide for sewage
sufficient to permit an
to serve other adjacent
the division of land or
In addition to the above, the following reports shall be submitted
for staff and Planning Commission review when a development site
falls within a hazardous geologic area as defined by the Adopted
Seismis Safety Element of the General Plan:
a) 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 re-
garding the affect of geologic conditions on
the development.
b) A Soils Engineering investigation based on
the most recent grading plan and including
data regarding the nature, distribution, and
strength of soils, conclusions, and recom-
mendations for grading procedures, and design
criteria for corrective measures.
11202.03 SLOPE COMPUTATION
• The average slope of a lot or parcel shall be calculated
for the purposes of this Section according to the formula S = .0023 I L
where:
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 maps as specified in the West
Covina Subdivision Ordinance. Measurement along contours shall be
made at contour intervals not to exceed ten (10) feet.
11202.03a PROHIBITIONS ON DEVELOPMENT OF EXCESSIVE SLOPES
Any substantial portion of Hillside area over 45% slope
must be left in an essentially natural, ungraded state. Furthermore,
it is intended that minimal grading be performed on slopes in excess
of 35%, wherever possible.
11202.04 PERMITTED DENSITY IN THE HILLSIDE (H) OVERLAY ZONE
The maximum density of any one property within the Hillside
• (H) Overlay Zone shall be one dwelling unit per gross acre. This
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maximum density may not be obtained on sites containing extensive
areas of steeply sloped terrain.
• 11202.04a DENSITY TRANSFER
The number of residential units permitted a property (based
on 1 DU/Gr. Ac.) may be transferred and concentrated to a portion of
the site when the criteria outlined below occur. The minimum lot
size, in such case, shall be 20,000 square feet. The residual
open space areas, which are to remain free of residences, shall con-
form to the standards outlined in sub -section 11202.06a.
The density transfer shall be applied to all Hillside (H) properties
where:
a) A density transfer will substantially lessen the
per unit utility and improvement costs to the
developer and to the prospective homebuyer.
b) A density transfer will substantially lessen the
service costs.
c) A density transfer will preserve substantial por-
tions' of the hillside critical for natural processes,
scenic beauty, wildlife habitat etc., in an essen-
tially natural state.
d) A density transfer will leave substantial portions
• of the site ungraded.
It is the intent of this section, that Hillside (H)� properties utilize
the a Density Transfer" w erever it is feasible to do so.
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11202.05 DESIGN STANDARDS FOR LOTS UTILIZING THE "DENSITY TRANSFER"
The following standards will be adhered to for proposed
divisions of land in the Hillside (H) Overlay Zone, that are trans-
ferring density. Modifications of these standards will only be per-
mitted where it can be demonstrated to the Planning commission that
strict interpretation of such standards will prove to be impractical
due to the variable nature of hillsides and shall not be detrimental
to the environment.
a) The minimum lot size shall be 20,000 square feet.
b) The minimum lot width shall be 80 feet and the
minimum lot depth shall be 125 feet.
c) The setback standards shall conform to those of
the underlying zone. Variable front yard setbacks
may be required where pad size and other environ-
mental considerations permit.
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d) building design shall be compatible to the specific
site, the hillside, and neighboring developments.
e) Structures, eaves or any building appurtenance over-
hanging slopes shall be prohibited and shall have a
clear 25 foot setback from location of slope unless
waived by the City Building and Fire Departments.
11202.05a DESIGN STANDARDS FOR LOTS NOT UTILIZING THE "DENSITY
TRANSFER"
The following standards will be adhered to for all proposed
divisions of land in the Hillside (H) Overlay Zone, that are not trans-
ferring density in accordance with Subsection 11202.04a.
a) Minimum lot size shall be one (1) acre (43,560 square
feet). Lot dimensions, setback standards, maximum
building coverage and other zoning requirements shall
conform to Area District V standards.
b) Structures, eaves or any building appurtenance over-
hanging slopes shall be prohibited and shall have a
clear 25 foot setback from location of slope unless
waived by the City Building and Fire Departments.
11202.06 CRITERIA FOR SELECTING THE OPEN SPACE AREAS IN A "DENSITY
TRANSFER" DESIGN
• The developer in formulating, and the Planning Department/
Planning Commission in reviewing, a Site Plan for a density transfer
design, shall abide by the following criteria in selecting the open
space areas.
•
a) Lands with steep slopes.
b) Lands that have outstanding scenic or ecological value.
c) Lands that would assist in the creation of an open
space system.
11202.06a REGULATIONS FOR OPEN SPACE AREAS
The following regulations shall apply to all common open
space areas:
a) Such lands shall be preserved in essentially their
natural state as a collective private open space
owned, maintained and enjoyed by'the tract's resi-
dents.
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b) Development in the common
prohibited in a recorded
• ority vested in the City
the restriction.
open space areas will be
deed restriction, with auth-
of West Covina to enforce
c) The City may require easements for public access through
portions of these open space areas. Such easements will
be conditions of Tentative Map approval, and shall be
delineated on the Final Map.
11202.07 LANDSCAPING PLANS
As a condition to the approval of (and prior to the re-
cordation of) a final map or issuance of building permit (which-
ever is first) landscaping plans including planting design and an
irrigation system (all of which are prepared by a licensed land-
scape architect) shall be submitted by the applicant for review
and approval by the Planning Director or his representative.
In acting upon landscaping plans, the Planning Director shall con-
sider the screening of trash enclosures, parking areas in multiple
residential developments, the planting of slopes for both stabili-
zation and appearance, and the fire resistance, durability, size,
and quality of the proposed plant material. If required, the
developer shall provide proof at his own expense, that the above
requirements are met.
• Applicant shall prepare a statement of the quality of existing
vegetation in regard to its ability to prevent soil erosion, pro-
vide scenic beauty, protect water resources, and provide fire re-
sistence. If existing vegetation is unacceptable to the appro-
priate departments in terms of these qualities, it shall be
replaced by acceptable material.
a) Planting and Irrigation System Plans
I. All cut and fill slopes shall be planted with
deep-rooted plants that are able to acclimate
to the proposed environment. A permanent Ir-
rigation system (as approved by'the Planning
Director) shall be installed to uniformly
cover all planted areas.
ii. Slope planting and irrigation systems shall
be provided by the developer on all slopes
greater than four (4) feet vertical height.
Slopes shall be adequately planted with land-
scaping 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 Flan-
• ning Director. All planting and irrigation
systems shall be complete and operative before
final approval of the grading.
iii. 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 (1) gallon size at
ten (10) feet on center in both directions on
the slope, or trees having a minimum five (5)
gallon size at twenty (20) 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 recommendation of
landscape architect and approval of the Planning
Director.
iv. Irrigation Details
Fully automated irrigation systems are required
unless waived by the Planning Commission; how-
ever, the owner shall be responsible for watering
the slopes which have been planted at sufficient
time intervals to promote growth.
aa. Minimum requirements for low slopes to 15
feet in vertical height:
A sprinkler system shall be installed to
irrigate such slopes at the time the house
plumbing is installed.
• 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.
bb. Minimum requirements for medium slopes 15
feet or higher in vertical height:
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.
cc. Special requirements for sprinkler systems:
..Plans, specifications, and calculations
for the sprinkler system shall be sub-
mitted to and approved by the Planning
Director prior to installation.
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Sprinkler systems shall be designed to
provide 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 saturated condition and cause
an erosion problem or allow the discharge
of excess water into any public or pri-
vate street.
P_ check valve and balance cock shall be
installed in the system where drainage
from sprinkler heads will create an
erosion problem.
A functional test of the sprinkler sys-
tem shall be performed by the installer
prior to approval.
Sprinkler systems shall be fully auto-
matic unless waived by the Planning
Commission.
v. Approved Plant List:
• All plants required by this part shall be selec-
ted from the following list unless approved by
the Planning Director (Section 11202.08).
11202.08 APPROVED LANDSCAPE LIST
a) Turf: Lawn grasses may be used on any areas that can
be mowed (generally 3:1 or flatter).
b) Ground cover plantings on steeper slopes:
i. Grasses (seed to be planted at 5 to 10 lbs.
per 1,000 sq. ft.)
aa.
Agrostis alba - Red Top
bb.
Cistus villosus - Rock Rose
CC.
Dimorphotheca aurantiaca - African Daisy
dd.
Escholzia california - California Poppy
ee.
Festuca elatior arundinacea - Meadow Fescue
ff.
-Festuca rubra - Red Fescue
gg.
Mimulus longiflorus - Monkey Flower
hh.
Pennisetum villosus - Fountain Grass
ii.
Tropaeolum majus - Nasturtium
jj.
Other grasses and percentages may be recom-
mended by a Landscape Architect subject to
•
approval by the Planning Director.
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ii. Ground Cover Plants (May be used in lieu of
grasses - to be planted maximum 18" on,center)
aa. Arctotheca calendula - Cape Weed
bb.. Baccharis pilularis - Dwarf Coyote Bush
cc. Carpodrotus edulis - Hot-tentot Fig (May
be allowed on banks having less than
3:1 slope)
dd. Malephora crocea - Ice Plant (May be allowed
on banks having less than 3:1 slope)
ee. Rosemarinus officinalis prostratus - Dwarf
Rosemary
ff. Other deep-rooted ground cover plants recom-
mended by a Landscape Architect subject to
approval by the Planning Director
iii. Evergreen Shrubs
aa. Acacia longifolia - Sydney Acacia
bb. Acacia cyclops - Cyclops Acacia
CC. Baccharis viminea - Mule Fat
dd. Callistemon — Bottle Brush
ee. Ceanothus grisesus horizontalis - Carmel
Creeper
ff. Ceanothus obliganthus - Hairy Ceanothus
gg. Custus purpurea - Rock Rose
hh. Cotoneaster dammeri, C. horizontalis, C.
microphilla
ii. Eriodictyon trichocalyx - Yerba Santa
jj. Escallonia organensis - Organ.Mountain
Escallonia
kk. Fremontia california - California Fremontia
or Flannel Bush
11. Garrya elliptica - Silktassel Bush
mm. Genista sagittalis
nn. Grevillea lanigers - Wooly Grevilea
oo. Heteromeles arbutifolia - California Holly
pp. Hypericum calycinum - Aaronsbeard St. Johns -
wart
qq. Jasminum humile revolutum - Italian Jasmine
rr. Jasminum mesnyli - Primrose Jasmine
ss. Juniper variety
tt. Melaleuca wilsonii - Wilson Melaleuca
uu. Nerium oleander - Common Oleander
VV. Photinia fraseri - Photinia
ww. Prunus ilicifolia - Holly -leaved Cherry
xx. Pyracantha fortuneana Graberi - Graber Firethorn
yy. Pyracantha Santa Cruz - Prostrate Firethorn
zz. Quercus turbinella - Scrub Oak
aaa. Rhamus californica - California Buckthorn
bbb. Rhus intergrifolia - Lemonade Sumac
ccc. Rhus laruina - Laurel Sumac
ddd. Rhus ovata - Sugar Sumac
eee. Rhus trilobata - Squaw Bush
fff. Rosmarinus officnalis - Prostrate Rosemary
• ggg. Spartium junceum - Spanish Broom
hhh. Other deep-rooted plants as recommended by
a Landscape Architect subject to approval
by the Planning Director
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iv. Trees
aa. Eucalyptus citriodora - Lemon Gum
bb. Eucalyptus cornuta - Yate Tree
cc. Eucalyptus erythornema - Red Flowered Mallee
dd. Eucalyptus lehmannii - Bushy Yate
ee. Eucalyptus nicholii - Nichol's Willow -leafed
Peppermint
ff. Eucalyptus preissiana - Preiss Eucalyptus
gg. Eucalyptus sideroxylon rosea - Pink'Iron Bark
hh. Eucalyptus torquata - Coral Gum
ii. Eucalyptus viridis - Green Mallee Eucalyptus
jj. Juglans hindsii - California Black Walnut
kk. Juniperus chinensis and other varieties
(Juniper)
11. Pinus canariensis - Canary Island pine
mm. Pinus halepensis - Alleppo Pine
nn. Pinus pinea - Italian Stone Pine
oo. Pinus torreyana - Torry Pine
pp. Prunus caroliniana - Carolina Laurel Cherry
qq. Prunus lyonii - Catalina Cherry
rr. Schinus molle - California Peppertree
ss. Umbellularia californica - California Laurel
tt. Other trees recommended by a Landscape
Architect subject to approval by the
Planning Director
11202.09 LANDSCAPE MAINTENANCE
The developer shall plant, water, and maintain each graded
slope on unsold property developed with structures until all prop-
erties 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
officials certify that the planting meets the requirements of this
part.
11202.10 INCENTIVES
In'order to encourage developers to build in a manner more
suitable to the hillsides, the following incentive is availables
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Building heights, as permitted in the Zoning Ordi-
nance, 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.
11202.11 FIRE PROTECTION
a) In fire hazardous areas, unobstructed fire protection
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 required.
b) No ridge which is presently usable for fire fighting
shall be graded in relation to hillside development
unless an access way is provided around the cut to
the top of the ridge for fire fighting equipment
(track laying equipment).
11202.12 UTILITIES
All utilities shall be placed underground in accordance
with the West Covina Municipal Code and approved by the City engin-
eer. Transmission lines need not be placed underground if the Pity
• Engineer has determined that this is not economically feasible,
11202.13 STREET DESIGN STANDARDS
Street design shall conform to the standards and specifi-
cations of the Engineering Department."
SECTION 2. The City Clerk shall certify to the adoption of
this ordinance and shall cause the same to be published as required
by law..
Passed and approved this24th day of October' , 1977.
Mayor
Attest:
Cit:Y Clerk
s
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. ;1358 was regu-
larly introduced and placed upon -its first reading at an.a.djbur.ned
regular meeting of the City Council on the 3rd day of October, 1977. That
thereafter said ordinance was'duly adopted and passed at a regular
meeting of the City Council on the 24th day of October ,
1977, by the following vote, to wit::.
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AYES: Councilmen: Miller, Chappell, Tice, Shearer.
NOES: Councilmen`: Browne.
ABSENT: Councilmen: None
APPROVED AS TO FORM:
City Attorney
City lerk
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