Ordinance - 1811ORDINANCE NO. 1811
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF WEST COVINA, CALIFORNIA, AMENDING THE
WEST COVINA MUNICIPAL CODE BY AMENDING THE
OFFICIAL ZONING MAP (Zone Change No. 623 -
Lewis Homes of California
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WHEREAS, there was filed with the City of West Covina a verified
application on the forms prescribed in Chapter 26, Article VI, of
the West Covina Municipal Code, for a change of zone from:
"Single -Family Residential (R-1) Zone", to
"Specific Plan No. 2 (SP-2)" Zone
on that certain property generally described as follows:
Parcel 1
That portion of the east half of lot 198 of E. J.
Baldwin's Fifth Subdivision of a portion of the Rancho
La Puente, in the city of West Covina, County of Los
Angeles, State of California, as per map.recorded in Book
12 Pages 134 and 135 of Maps, in the office of the County
Recorder of said county, lying southerly of the southerly
boundary of Tract No. 14539, as per map recorded in Book
448 Pages 45 through 48 inclusive of maps, in the office
of the County Recorder of said County.
Together with that portion of the northerly half of
Service Avenue as vacated, lying between the southerly
prolongation of the easterly and westerly lines of the
land hereinabove described.
Except therefrom that portion of Lot 198, E. J. Baldwin's
Fifth Subdivision, as shown on map recorded in Book 12
Pages 134 and 135 of Maps, in the office of the Recorder
of the County of Los Angeles within the .following
described boundaries:
Beginning'at the intersection of the easterly line of said
lot with a line parallel with and 55 feet southerly,
measured at right angles from a line described as
commencing at a point in the centerline of Azusa Street
(now known as Lark Ellen Avenue), 60 feet wide, as said
street is shown on said map, distant north 0 degrees 24
minutes 27 seconds east 374.41 feet along said center line
from the center line of Service Avenue, 60 feet wide, as
said avenue is shown on said map; thence south 84 degrees
15 minutes 24 seconds east 162.63 feet to the beginning of
a tangent curve concave to the south and having a radius
of 3020 feet; thence easterly 905.34 feet along said
curve; thence tangent to said curve south 67 degrees 04
minutes 50 seconds east 131.32 feet to the beginning of
tangent curve concave to the north and having a radius of
1405 feet; thence easterly 1061.31 feet along said curve;
thence tangent to said curve north 69 degrees 38 minutes
21 seconds east 518.93 feet to a point in the center line
of Azusa Avenue, as said center line is shown on map of
Tract No. 18811, recorded in Book 483, Pages 11 through 14
inclusive of maps, in the office of said Recorder, distant
along said center line north 0 degrees 25 minutes 05
seconds east 259.91 feet from the center line of Cortez
Street, as said center line is shown on said map of Tract
No. 18811; thence, from said intersection, being the point
Page 2
Ordinance 1811
of beginning, south 69 degrees 38 minutes 21 seconds west
109.04 feet along said parallel line; thence south 73
degrees 27 minutes 13 seconds west 45.10 feet to a point
in a line parallel with and 52 feet southerly, measured at
right angles, from said line having a length of 518.93
feet; thence south 69 degrees 38 minutes 21 seconds west
303.59 feet along said parallel line; thence north 20
• degrees 21 minutes 39 seconds west 10.00 feet to a line
parallel with and 42 feet southerly, measured at right
angles from said line having a length of 518.93 feet;
thence south 69 degrees 38 minutes 21 seconds west 8.34
feet along said parallel line to the beginning of a
tangent curve having a radius of 1447 feet and being
concentric with said curve having a radius of 1405 feet;
thence easterly 135.43 feet along said concentric curve to
a point, a radial line of said concentric curve to said
point having a bearing of south 14 degrees 59 minutes 54
seconds east; thence south 14 degrees 59 minutes 54
seconds east 10.00 feet; thence south 85 degrees 15
minutes 42 seconds east 70.23 feet; thence south 04
degrees 44 minutes 18 seconds west 30.00 feet; thence
north 85 degrees 15 minutes 42 seconds west 164.35
feet,more or less, along a line which passes through a
point in the westerly continuation of said concentric
curve, a radial line of said curve to said point bearing
south 9 degrees 40 minutes 57 seconds east, to the
westerly line of the easterly one-half of said lot 198;
thence northerly along said westerly line to the southerly
line of Tract No. 14539, as shown on map recorded in Book
448 Pages 45 through 48 inclusive of maps, in the office
of said Recorder; thence easterly along said southerly
line to said easterly line of said lot 198; thence
southerly along said easterly line to the point of
beginning.
Excepting therefrom that portion thereof, within that land
described in deeds to city of West Covina, recorded in
Book 7774 Page 344 and in book D1145 Page 422 both of
official records, in the office of said Recorder.
Parcel 2
Those portions of lots 199 and 208, E. J. Baldwin's Fifth
Subdivision, of a portion of Rancho La Puente, in the City
of West Covina, County of Los Angeles, State of
California, as per map recorded in Book 12, Pages 134 and
135 of Maps, in the office of the County Recorder of said
County and of that portion of Service Avenue vacated by
order of the Board of Supervisors of said County recorded
on April 03, 1917 in Book 259 Page 200 of miscellaneous
records, described as follows:
Beginning at a 2 inch iron pipe marked L.S. 1023 set in a
12 inch concrete monument, said point being distant north
0 degrees 40 minutes east along the westerly line of Azusa
Avenue, formerly Sierra Street, 60 feet wide, 1289.92 feet
from the northerly line of Cameron Avenue, 60 feet wide,
as said westerly line of Azusa Avenue and said northerly
line of Cameron Avenue are shown on county surveyor's Map
B-611, Sheet No. 2 on file in the Office of the County
Surveyor of said County; thence south 79 degrees 11
. minutes 35 seconds west 501.93 feet to a 1 1/2 inch iron
pipe set approximately 12 inches below the surface of the
Page 3
Ordinance 1811
ground and marked R.E. 617; thence north 89 degrees 19
minutes 10 seconds west 173 feet to a 1 1/2 inch iron pipe
set approximately 3 inches below the surface of the ground
and marked R.E. 617; thence south 0 degrees 40 minutes 50
seconds west 560 feet to a lead and tack set in a concrete
irrigation pipe approximately 12 inches below the surface
of the ground and marked R.E. 617, said last described
point being a point in the southerly line of said lot 208;
• thence along said southerly line south 89 degrees 19
minutes 10 seconds east 665.04 feet to the said westerly
line of Azusa Avenue; thence along Azusa Avenue, north 0
degrees 40 minutes east 659.96 feet to the point of
beginning.
Said land is shown on a registered engineer's map filed in
Book 56 Page 44 of record of surveys, in the Office of
said County Recorder; and
WHEREAS, after considering the proposed request in a duly
advertised public hearing on March 1, 1989, as prescribed by law,
the Planning Commission of the City of West Covina recommended that
the City Council approve said zone change application; and
WHEREAS, the City Council of West Covina has considered evidence
presented by the applicant, the Planning Department, the Planning
Commission, and other interested parties at said public hearing held
on March 27, 1989; and
WHEREAS, the oral and documentary evidence considered in
connection with the application reveal the following facts:
1. The applicant is requesting approval of a zone change from
"Single -Family Residential (R-1), Area District IIA" to
"Specific Plan No. 2 (SP-2)."
2. The proposed zone change is consistent with the General
Plan designation of "Planned Development."
3. A Negative Declaration of Environmental Impact has been
prepared pursuant to the California Environmental Quality
Act of 1970, as amended.
4. The proposed zone change application includes a Specific
Plan text (attached hereto and included by reference)
which sets forth development standards, permitted uses,
and plan approval processes, and a Specific Plan master
site plan, which displays the ultimate development of the
site; and
WHEREAS, based on the evidence presented to the City Council
both oral and documentary, the City Council finds as follows:
1. The proposed change of zone from "Single -Family
Residential (R-1), Area District IIA" to "Specific Plan"
is consistent with and implements the current General Plan
land use designation of "Planned Development."
2. The proposed zoning, which includes the Specific Plan text
and master site plan, will not adversely affect adjoining
property as provisions within the proposed Specific Plan
provide for development of the site in a manner that is
sensitive to surrounding properties. The proposed zoning
. will allow for the development of residences within a
gated community which are similar in size to surrounding
residences and priced competitively with surrounding
residences.
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Ordinance 1811
3. Since the existing zoning became effective, the existing
school on the site was closed, declared as surplus and
sold at public auction. Additionally, in 1985, the
subject sites General Plan land use designation was
amended from "Low Medium Residential (4.1 - 8.0 du/ac)" to
"Planned Development" in anticipation of the sale and
• subsequent reuse of the site.
4. The proposed change of zone is in the interest of public
health, safety and general welfare as it will promote
housing development which serves to meet regional and
housing goals.
NOW, THEREFORE, the City Council of the City of West Covina,
California, does ordain as follows:
SECTION NO. 1: Based on the evidence presented and the fingings
set forth the above Zone Change No. 623, including the Specific Plan
text and master site plan (attached hereto and incorporated by
reference), is hereby approved as consistent with the City's General
Plan and appropriate for the proposed development concept and the
land uses permitted within said zone classification.
SECTION NO. 2:
is hereby amended by
West Covina as shown
hereto and by this r
Section 26-135 of the West Covina Municipal Code
amending the offical zoning map of the City of
on the zoning map amendment which is attached
eference incorporated herein.
SECTION NO. 3: A Negative Declaration of Environmental Impact
has been prepared in accordance with the California Environmental
Quality Act of 1970, as amended.
SECTION NO. 4: 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 loth day of April. , 1989.
ATTEST:
V /
City -Cle
•
Mayor
Page 5
Ordinance 1811
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF WEST COVINA )
I, Janet Berry, City Clerk of the City of West Covina, do hereby
certify that the foregoing Ordinance No.1811 was regularly
introduced and placed upon its first reading at a regular meeting of
the City Council on the 27th day of March, 1989. That,
thereafter, said Ordinance was duly adopted and passed at a regular
meeting of the City Council on the loth day of Apri 1 , 1989
by the following vote, to wit:
AYES: Councilmembers: McFadden, Lewis, Bacon, Manners
NOES: Councilmembers: None
ABSENT: Councilmembers: Tarozzi
V�
City Cler
APPROVED AS TO FORM:
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ZONING MAP AMENDMENT
ZONE CHANGE NO. 623
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EL D.ORADO
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SPECIFIC PLAN
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CITY OF WEST COVINA
SUBMITTED BY
[LewislHomes
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LCONTENTS
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I. INTRODUCTION
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A.
Purpose of Specific Plan
B.
Authority
C.
Relationship to the West Covina General Plan
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D.
E.
Applicability of Specific Plan Land Use Standards
Interpretation
F.
Validity
G.
Ambiguities
LII.
PROJECT SETTING
A.
Location
B.
Project Description
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C.
Existing General Plan and Zoning
D.
Existing Uses
LE.
Existing Infrastructure/Services
1. Water
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2. Sewer
3. Drainage
4. Electricity
5. Natural Gas
6. Solid Waste
7. Telephone
LIII.
SPECIFIC PLAN COMPONENTS
A.
Land Use Plan
B.
Circulation and Parking
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C.
Landscaping
D.
Grading
F.
Architectural Concepts
LG.
Phasing
IV. DEVELOPMENT STANDARDS
LA.
Purpose and Intent
B.
General Development Standards
C.
Permitted Uses
D.
Site Development Standards
1. Minimum Lot Size
2. Lot Dimensions
3. Maximum Building Height
4. Minimum Building Setbacks
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5. Maximum Building Coverage
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6. Minimum Parking Requirements
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7. Accessory Structures and Uses
V. GENERAL PLAN CONSISTENCY EVALUATION
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A.
Land Use
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B.
Circulation
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C.
Economic Development
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D.
Housing
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E.
Safety
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F.
Human Resources
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G.
Environmental Quality
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H.
Noise
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LI.
Conformance with State Law
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V I. IMPLEMENTATION
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LA.
Environmental Review
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B.
Specific Plan
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C.
Tentative Tract Map
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D.
Amendments
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1. Major Changes
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2. Administrative Revisions
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LIST OF APPENDICIES
Appendix A Legal Description of Site
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Appendix B Tentative Tract Map No. 46781
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Appendix C Architectural Floor Plans and Elevations
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LIST OF FIGURES
Figure 1 Regional Context
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Figure 2 Area Context
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Figure 3 Site Plan
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Figure 4 Circulation and Parking
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Figure 5 Landscaping Plan
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Figure 6 Conceptual Grading and Drainage Plan
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Figure 7 Phasing Plan
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I. INTRODUCTION
A. Purpose of Specific Plan
The purpose of this specific plan document is to ensure a well -planned, high quality
environment for the development of residential and recreational uses within Tentative
Tract 46781. Timely and efficient development of the property can be ensured through the
Specific Plan, which when adopted by City legislative action as ordinance, serves as both a
planning and regulatory function. This document fulfills the Specific Plan requirements of
Lthe State of California and the City of West Covina.
B. Authority
LThis document has been prepared in accordance with the California Government
Code Section 65450 et. al. and applicable ordinances of the City of West Covina and will
constitute the zoning for the project site. Land use standards and regulations contained
within this document shall govern all areas within the project site. A legal description of
the project boundaries is included in the Appendices of this report.
C. Relationship to the West Covina General Plan
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The E1 Dorado Specific Plan is in compliance with section 65451 of the California
Government Code, which requires that Specific Plans include a detailed listing and discus-
sion of the conditions, regulations, programs, and proposed legislation necessary or con-
venient for the systematic implementation of each element of the local general plan. The
Specific Plan Zone is consistent with the General Plan land use designation of "Planned
Development".
The City of West Covina's General Plan was developed in compliance with State
Law and policies determined by the City Council and Planning Commission. As a land use
policy document, the general plan assists in the orderly development of future growth and
change within the City toward adopted goals. The general plan elements are designed as a
basis upon which the City can build, and improve the guidance of land use planning. In
addition to a statement of goals and objectives, the plan contains policies and guidelines
concerning various aspects of planned and coordinated growth.
D. Applicability of Specific Plan Land Use Standards
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To the extent that the land use standards contained in this Specific plan are
specifically intended to replace other regulations, guidelines, policies, and ordinances of
Lthe City, the provisions contained in this Specific Plan shall apply; otherwise, all other
regulations, guidelines, policies, and ordinances shall remain in effect.
E. Interpretation
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The Planning Director of the City of West Covina, or his or her designee (herein
referred to as "Director"), shall have the responsibility to interpret the provisions of the
specific plan. All such interpretations shall be in writing, and shall be permanently
maintained by the City of West Covina.
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F. Validity
If any section, subsection, sentence, clause, phrase, or portion of the E1 Dorado
Specific Plan is for any reason held to be invalid by the decision of any court, or
L competent jurisdiction, such decision shall not affect the validity of the remaining portion
of this plan.
LG. Ambiguities
Unless otherwise provided, any ambiguities concerning the content or application of
i the E1 Dorado Specific Plan shall be resolved by the Planning Commission.
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II. PROJECT SETTING
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A. Location
The E1 Dorado Specific Plan, a former elementary educational facility, consists of
11.68 gross acres of land west of Azusa Avenue and south of the Walnut Creek Channel in
Lthe City of West Covina.
Regional access to the project site is provided by the San Bernardino Freeway
(Interstate 10), which links the City of West Covina with the Los Angeles metropolitan area
L to the west and the Inland Empire to the east. From the San Bernardino Freeway, the
primary route to the project site is Azusa Avenue (see Figures 1 and 2).
B. Project Description
The proposed zoning for the project site is Specific Plan. The El Dorado Specific
Plan area allows single-family detached dwelling units on varying lot sizes at a maximum
Ldensity of 6.5 units per gross acre.
The E1 Dorado Specific Plan area encompasses 11.68 gross acres of vacant land for
the development of sixty-three (63) dwelling units. Three distinct floor plan types are
proposed for 10.16 net acres, single family detached units on average 5,120 square foot lots
(see the Land Use section of this document). In addition, recreational facilities which
consist of a swimming pool, spa, shade and barbecue area, will be located on the
eastern/central portion of the project site.
C. Existing General Plan and Zoning
.. The West Covina General Plan designates the project area as R-1, Area District IIA.
Land adjacent to the project site has been zoned R-1 to the north, R-1 to the south, RA to
the east, and MF 20 to the west. The project area is being developed under a Specific Plan
designation in conformance with the city's existing General Plan.
D. Existing Uses
- The Specific Plan area consists of a vacant educational facility. Currently, two (2)
buildings on site are being utilized as a day care facility. The site is relatively flat with a
slope of less than two (2) percent to the northwest. The project site consists of six (6)
buildings, a paved court area, a play field, two (2) tot lots, and two (2) little -league baseball
diamonds. A cluster of walnut and eucalyptus trees exist on the project site.
E. Existing Infrastructure/Services
1. Water:
An existing twenty-four (24") inch water line in Azusa Avenue and eight (8") inch
main in Mobeck Street will provide water service to the project site. Water service is
provided by Suburban Water Company.
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FIGURE 1
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REGIONAL CONTEXT
EL DORADO SPECIFIC PLAN
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FIGURE 2
PROJECT SITE
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EL DORADO SPECIFIC PLAN
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2. Sewer:
The Los Angeles County Sanitation District provides sewer service to the project
site. There are existing twenty-seven (27") inch sewer lines in Mobeck Street and Azusa
Avenue. The San Jose Creek Sewage Treatment Facility, located at 1965 Workman Mill
Road, serves the City of West Covina and the project site.
L3. Drainage:
The existing drainage system within the project site is delineated on Tentative Tract
46781 as to size and scope. A 7' x 7' underground concrete drainage structure traverses the
L site. All water collected by the drainage system will be released into Walnut Creek Channel,
and other minor flows will go into Mobeck Strect and Azusa Avenue.
4. Electricity:
Electricity to the project area is provided by Southern California Edison. The
nearest power substation is located at Azusa Avenue and Francisquito Avenue. Southern
California Edison maintains a twelve (12) kilovolt (kv) overhead feeder line along Azusa
�— Avenue.
j 5. Natural Gas:
I
Southern California Gas, provides natural gas to the project area. A two (2") - three
(3") inch gas distribution line exists in Mobeck Street and a three (3") inch line in Azusa
Avenue.
6. Solid Waste:
Solid waste disposal is provided by West Covina Disposal Company and placed at the
BKK Landfill, which is a private facility located approximately two (2) miles south of the
project site.
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7. Telephone:
L Telephone service to the project site is provided by General Telephone with
existing telephone cables in Mobeck Street and crossing Azusa Avenue.
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III. SPECIFIC PLAN COMPONENTS
The following sections contain a variety of individual component plans which
define the overall framework for development within the project area. The intent of the
component plans is to describe the various planning concepts for establishing orderly and
attractive residential development within the El Dorado Specific Plan area (Tentative
L Tract 46781). The Specific Plan components include: Land Use, Circulation and Parking,
Landscaping, Grading, Architectural Concepts, and Phasing.
LA. Land Use Plan
The proposed land uses for the project site include residential and recreational uses
(see Figure 3). The residential use will consist of sixty-three (63) single family detached
L dwelling units. The average lot size is 5,120 square feet, the smallest lot is a minimum of
4,000 square feet. These lots will have frontage on private streets. All residential units will
be on individual lots.
i A recreational area will be developed along the central portion of the project area.
This area encompassing approximately 15,000 square feet, will include a swimming pool,
spa, shade and barbecue area.
The proposed project will also include the construction of 2,750 linear feet of
roadways.
B. Circulation and Parking
Primary access to the project site will be via Azusa Avenue. Emergency only access
will be from Mobeck Street, 491' from the center of Azusa Avenue.
Circulation within the project area features an internal loop system with thirty-two
(32) foot wide perimeter and twenty-eight (28) foot wide interior private streets (see Figure
4). The proposed development will not permit through traffic into adjacent residential
areas. Each dwelling unit will have a two (2) car garage and a driveway that will
accommodate two (2) cars. Sufficient visitor parking will be provided. This will consist of
open parking for fifty-six (56) cars and street parking for twenty (20) cars, for a total of
seventy-six (76). The primary entry, along Azusa Avenue, will be provided with an
automatic gate to allow entry by private vehicles. The entry along Mobeck Avenue will be
used for emergency vehicles only.
C. Landscaping
Trees, shrubs and groundcover, which will enhance the visual quality of the project
area, will be provided. As shown in Figure 5, Landscaping Plan, the
extensive use of trees and other landscaping to create a project will make
� park -like atmosphere. Large and
medium scale trees, turf and groundcover will be used extensively throughout the site.
All landscaping within the site will be provided with automatic irrigation systems
(supplied with timers and/or moisture sensors) designed to conserve water. Where
appropriate, low water
-consuming or drought tolerant plant species will be. used.
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A six (6) foot high decorative perimeter wall will be provided around the boundary
of the project site.
D. Grading
toGrading to create pads, streets, and positive drainage will occur on the project site,
however, activities will be minimal in preparation for unit construction. A preliminary
grading plan and soils study has been prepared in conjunction with this project. All
grading activities will be under the direction of the City Engineer (see Figure 6).
F. Architectural Concepts
LA "Santa Barbara" architectural theme will be used for all structures within the
proposed project. This style incorporates a number of features designed to emphasize the
L Santa Barbara design theme, including tile roofs, pot shelves, columns, multi -paned win-
dows, and trim treatments.
_ Materials and colors used in the proposed project will be in keeping with the
architectural theme: stucco walls painted in light pastels or earth tones, light wood trim,
the roofs, and multi -paned windows. Roofs will combine gable and hip forms to provide
variety in design and appearance.
Proposed floor plans and elevations are illustrated in the drawings included in
Appendix C, attached to this document. All residential elevations demonstrate an attention
to detail, including variations in form, materials and textures.
G. Phasing
The project will be constructed in two (2) phases starting with Phase One, the
eastern portion of the site, with lots 15-35, 38-40 and 58-63. Included in Phase One, lots 55-
57 are reserved for sales model home construction. Phase Two continues to the west with
lots 1-14 ,41-54 and lots 36 and 37, for a total of sixty-three (63) lots. All streets except "E"
and "F" and appurtenant improvements shall be constructed as part of Phase One (as shown
on Tentative Tract Map 46781, Appendix B). Figure 7 illustrates the phasing for the project
site.
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PHASING PLAN
EL DORADO SITE
WEST COVINA
LEWIS HOMES 6F CA"IFOANIA
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I LEWIS -H.. I ES OF CALIFORNIA�,
1V. DEVELOPMENT STANDARDS
A. Purpose and Intent
to
The following development standards are applicable to all residential dwellings
constructed within the El Dorado Specific Plan area. It is the purpose of these development
Lstandards to provide for a coordinated neighborhood living environment.
B. General Development Standards
L 1. Each residential detached structure (dwelling unit), together with all accessory
structures, shall be located on an individual parcel. There shall be no more than six and
one half (6.5) dwelling units per gross acre.
2. Each building parcel shall abut and have vehicular access from a private street.
3. Private streets shall have appropriate easements and maintenance agreements
recorded which guarantee in perpetuity the availability of adequate and safe access.
4. All exterior walls and fences along required property lines shall be constructed by
the developer, shall be constructed of similar or complementary materials of the "Santa
i Barbara" architectural style, and shall be approved by the Planning Department.
5. Common areas and private streets shall be owned and maintained by a property
owners' association. The articles of incorporation of the property owners' association and
CC&R's shall be in a form approved by the Planning Director and the City Attorney.
6. All utilities shall be placed underground. Each dwelling unit shall be individually
�._ metered.
7. Any development standards not provided by this Specific Plan shall be in
j accordance with the development standards contained within the City of West Covina
Zoning Ordinance.
C. Permitted Uses
1. Single family detached dwelling units are subject to the provisions of General
j Development Standard IV. B. 1.
2. Detached accessory structures such as gazebos, cabanas and storage sheds, where
incidental to a primary residential use.
3. Swimming pools, spas, water fountains, and related equipment.
4. Signs shall be permitted for the identification of the development as delineated in
the City of West Covinas' Zoning Ordinance.
I 5. Other uses permitted by the Nest Covina Zoning Ordinance such as the keeping of
domestic pets, home occupations, etc.
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D. Site Developmemt Standards
L1. Minimum Lot Size
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a. Single Family Detached: 4,000 square feet
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2. Lot Dimensions
La. Minimum Lot Width':
Single Family Detached: Fifty-five (55') feet as measured along the front
L setback line. (Except lot 20)
U. Minimum Lot Depth 2:
Single Family Detached: Seventy (70') feet
L (Except lots 20 and 30)
3. Maximum Building Height
a. Two (2) stories, when measured from the highest point of ground adjacent to
a building or structure, the vertical distance shall not exceed twenty-five
(25) feet. (Except for lots 38-63, which maximum vertical distance may be
twenty-seven (27) feet.)
4. Minimum Building Setbacks (As measured from the property line)
�— a. Single Family Detached:
1. Front Yard: Twenty (20') feet at garage
Thirteen (13') at front of house or front of side entry garage.
2. Side Yard: Interior, Five (5') feet; Side Street Yard, Seven (7') feet
(Except lots 21 and 22, which shall be five (5) feet.)
3. Rear Yard: Ten (10') feet
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b. Eaves, cornices, chimneys, and other architectural features such as
canopies, cantilevered roofs and wing walls may project into required
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front and rear yard setback areas a maximum distance of three (3) feet.
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5. Maximum Building Coverage
a. Maximum Building Coverage shall not exceed sixty (60%) percent of the total
-= lot area.
6. Minimum Parking Requirements
a. Garage: 10'x20', clear for each vehicle, 20'x20' for two (2) car garage.
Each dwelling unit shall have and maintain a two (2+) car
i garage. All garage doors shall have rollup doors and automatic
`"- openers. Each dwelling unit shall be provided with at least two
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transmitters.
b. Driveway: Minimum width 12', maximum width, no wider than garage.
• Maximum driveway opening at the curb twenty-four (24) feet
wide.
7. Accessory Structures and Uses
a. No accessory detached structures, air conditioners, mechanical equipment,
gazebos, pool or spa equipment shall occupy any portion of the front yard
setback or street side yard.
Lb. All accessory detached structures and building additions shall be fifteen (15)
feet in height or less.
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C. Accessory structures (including open patios) shall be set back a minimum of
three (3) feet from side and rear property lines, and from the top or toe of
any adjacent slope.
�— d. All additions, including enclosed patios, shall meet the minimum side and
rear yard setback requirement for primary structures.
1 According to the West Covina Zoning Ordinance, the "lot width" is the horizontal distance between the side lot
lines measured at right angles to the line comprising the depth of the lot at a point midway between the front and the rear lot
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lines.
2 The West Covina Zoning Ordinance states, that the "lot depth" is the horizontal length of a straight line drawn
from the midpoint of the front lot line and at right angles to such line connecting with a line intersecting the midpoint of the
rear lot line and parallel to the front lot line. A curved front lot line shall be deemed to be a line tangent to the curve and
parallel to a straight line connecting the points of intersection of the side lot lines of the lot with the front lot line.
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V. General Plan Consistency Evaluation
• This Specific Plan addresses each of the elements contained in the West Covina
General Plan, and presents the details of compliance of the proposed development with the
goals, objectives, policies, and concepts of each element. The compliance of this Specific
Plan with the West Covina General Plan is discussed below.
LA. Land Use
Remaining a predominantly single family residential community is one of the goals
of the City of West Covina General Plan Land Use Element. The project site is designated
�- as Specific Plan. The Specific Plan designation permits 6.5 dwellingunits per gross acre.
Thus, the General Plan Land Use Element permits 6.5 dwelling units per gross acre. A total
of sixty-three (63) dwelling units are proposed, consistent with the General Plan.
B. Circulation
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Azusa Avenue, along the eastern boundary of the project site is designated as a
principle arterial in the West Covina General Plan Circulation Element. This street is
presently developed within a one -hundred (100') foot right of way. An additional ten (10')
foot right of way will be added making a fully developed one -hundred and ten (110') foot
right of way. Cortez Street has been designated as a collector street.
C. Economic Development
An expanded local economy, increased employment opportunities, and a strong tax
base are the goals of the West Covina General Plan Economic Development Element. In an
effort to meet the housing needs of an increasing labor force (due to increased employment
opportunities within the city), the project site has been identified as a potential site for
single family residential development. Sixty-three (63) new dwelling units will be
developed to ensure that there will be enough units to meet the projected increase in the
city's work force.
D. Housing
The provision for adequate and diverse housing facilities is one of the ultimate
goals of the City of West Covina General Plan Housing Element. In recognition of this goal,
abandoned school sites (such as the El Dorado Elementary School site) have been
desiginated as sites for residential development. The El Dorado Specific Plan proposes
sixty-three (63) single family detached dwelling units. The provision of these residential
types within a private planned residential community will complement the types of existing
residential development in West Covina.
E. Safety
To comply with the provisions of the West Covina Safety Element, soils and geologic
studies have been prepared for the project site. Implementation of the recommendations
contained in these reports will provide for the safety of future residents.
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F. Human Resources
The Human Resources Element emphasizes the social needs of the community and
Proposes services and strategies geared towards improving the quality of life for everyone.
Some of these services such as police, fire protection, and education are provided by the
city. Other services such as mental health, food, shelter and personal guidance and
counseling, however, may be provided by community organizations.
LIn some cases, the type of development proposed or the project design can enhance
the quality of life. The proposed project will comply with the provisions setforth in the
LHuman Resources Element in the following manner:
1. Decrease in traffic congestion, due to the proposed projects proximity to jobs.
2. Promote a sense of community pride.
3. Counter effect rapid turnover of homeownership.
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4. If warranted, provide special access features for handicapped
�- pped homeowners.
G. Environmental Quality
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Meeting the recreational needs of its residents is an important goal of the West
Covina General Plan Environmental Quality Element. According to the Environmental
Quality Element, new residential developments shall have a capability of meeting their
recreational needs. In recognition of this goal, recreational facilities consisting of a
swimming pool, spa, shade and barbecue area, will be provided within the proposed
residential development.
H. Noise
C?
According to the West Covina General Plan, the project site is within existing noise
contours, 65-70 CNEL, which would expose residents to undesireable levels of noise.
.Mitigation measures to reduce noise impacts will be investigated through an acoustical
study and examination. Possible effective mitigation measures include the use of
landscaping, sound attenuating walls, earthen berms, and setbacks from roadways.
The project will be designed to meet acceptable noise levels in conformance with the
General Plan.
I. Conformance with State Law
The following Specific Plan has been prepared in accordance with the California
Government Code Section 65450 et. al. and applicable ordinances of the City of West
Covina, and will constitute the zoning for the project site. Land use standards and
regulations contained in this document shall govern all areas within the project. A legal
description of the project boundaries is included in the Appendices of this report.
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VI. IAIPLENIENTATION
The following documents shall be prepared for approval by the City of West Covina
• to ensure that development of the site proceeds in an orderly manner:
A. Environmental Review
LBased on the Specific Plan and the tentative tract map, an Initial Study has been
prepared for the proposed project as required by the California Environmental Quality Act
(CEQA) to determine its potential .environmental effects and the need for measures to
Lmitigate these effects.
B. Specific Plan
This Specific Plan will be reviewed and approved by the City of West Covina to
provide land use, design, and other controls on the proposed project in conformance with
the City's General Plan.
C. Tentative Tract Map
A tentative tract map (Tentative Tract 46781) will be recorded pursuant to
applicable requirements of the Subdivision Map Act and City of West Covina rules and
procedures.
D. Amendments
1. Major Changes
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The developer may initiate an agreement to the provisions if substantial changes are
required in the project during the development process. An amendment to the West Covina
El Dorado Specific. Plan shall be in accordance with California Government Code (section
65450 through 65457). Revisions to the map shall be in accordance with the California
Subdivision Map Act and the City of West Covina procedures for the implementation of the
Map Act.
L2. Administrative Revisions
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Administrative revisions to approved component plans, may be approved by the
Planning Director. Administrative revisions shall be defined as and shall include the
following:
a. Building placements which do not change the general location and layout of
the site;
b. Grading alternatives which do not change the basic concept, increase slopes,
or change course of drainage which could adversely affect adjacent or
surrounding properties;
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C. Architectural or landscape architectural modifications which do not alter the
overall design concept or significantly reduce the affect originally
intended (ie., increase in the number of bedrooms).
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APPENDIX A
LELDORADO SPECIFIC PLAN
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LLEGAL DESCRIPTION C ON
PARCELI:
L THAT PORTION OF THE EAST HALF OF LOT 198 OF E.J. BALDWIN'S FIFTH SUB-
DIVISION OF A PORTION OF THE RANCHO LA PUENTE, IN THE CITY OF WEST
COVINA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RE-
L CORDED IN BOOK 12 PAGES 134 AND 135 OF MAPS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY, LYING SOUTHERLY OF THE SOUTHERLY
BOUNDARY OF TRACT NO. 14539, AS PER MAP RECORDED IN BOOK 448 PAGES 45
THROUGH 48 INCLUSIVE OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER
OF SAID COUNTY.
TOGETHER WITH THAT PORTION OF THE NORTHERLY HALF OF SERVICE
AVENUE AS VACATED, LYING BETWEEN THE SOUTHERLY PROLONGATION OF
THE EASTERLY AND WESTERLY LINES OF THE LAND HEREINABOVE DESCRIBED.
EXCEPT THEREFROM THAT PORTION OF LOT 198, E.J. BALDWIN'S FIFTH SUB-
DIVISION, AS SHOWN ON MAP RECORDED IN BOOK 12 PAGES 134 AND 135 OF
MAPS, IN THE OFFICE OF THE RECORDER OF THE COUNTY OF LOS ANGELES,
WITHIN THE FOLLOWING DESCRIBED BOUNDARIES:
BEGINNING AT THE INTERSECTION OF TIIE EASTERLY LINE OF SAID LOT WITH
A LINE PARALLEL WITH AND 55 FEET SOUTHERLY, MEASURED AT TIGHT
ANGLES, FROM A LINE DESCRIBED AS COMMENCING AT A POINT IN THE CEN-
TER LINE OF AZUSA STREET (NOW KNOWN AS LARK ELLEN AVENUE), 60 FEET
- WIDE, AS SAID STREET IS SHOWN ON SAID MAP, DISTANT NORTH 0 DEGREES 24
MINUTES 27 SECONDS EAST 374.41 FEET ALONG SAID CENTER LINE FROM THE
CENTER LINE OF SERVICE AVENUE, 60 FEET WIDE, AS SAID AVENUE IS SHOWN
ON SAID MAP; THENCE SOUTH 84 DEGREES 15 MINUTES 24 SECONDS EAST 162.63
FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE TO THE SOUTH AND
HAVING A RADIUS OF 3020 FEET; THENCE EASTERLY 905.34 FEET ALONG SAID
CURVE; THENCE TANGENT TO SAID CURVE SOUTH 67 DEGREES 04 MINUTES 50
SECONDS EAST 131.32 FEET TO THE BEGINNING OF TANGENT CURVE CONCAVE
TO THE NORTH AND HAVING A RADIUS OF 1405 FEET; THENCE EASTERLY
1061.31 FEET ALONG SAID CURVE; THENCE TANGENT TO SAID CURVE NORTH
69 DEGREES 38 MINUTES 21 SECONDS EAST 518.93 FEET TO A POINT IN THE CEN-
TER LINE OF AZUSA AVENUE, AS SAID CENTER LINE IS SHOWN ON MAP OF
TRACT NO. 18811, RECORDED IN BOOK 483 PAGES I THROUGH 14 INCLUSIVE OF
MAPS, IN THE OFFICE OF SAID RECORDER, DISTANT ALONG SAID CENTER LINE
NORTH 0 DEGREES 25 MINUTES 05 SECONDS EAST 259.91 FEET FROM THE CEN-
TER LINE OF CORTEZ STREET, AS SAID CENTER LINE IS SHOWN ON SAID MAP OF
TRACT NO. 18811; THENCE, FROM SAID INTERSECTION, BEING THE POINT OF
- BEGINNING, SOUTH 69 DEGREES 38 MINUTES 21 SECONDS WEST 109.04 FEET
ALONG SAID PARALLEL LINE; THENCE SOUTH 73 DEGREES 27 MINUTES 13
SECONDS WEST 45.10 FEET TO A POINT IN A LINE PARALLEL WITH AND 52 FEET
SOUTHERLY, MEASURED AT RIGHT ANGLES, FROM SAID LINE HAVING 'A
LENGTH OF 518.93 FEET; THENCE SOUTH 69 DEGREES 38 MINUTES 21 SECONDS
WEST 303.59 FEET ALONG SAID PARALLEL LINE; THENCE NORTH 20 DEGREES 21
MINUTES 39 SECONDS WEST 10.00 FEET TO A LINE PARALLEL WITH AND 42 FEET
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SOUTHERLY, MEASURED AT RIGHT ANGLES, FROM SAID LINE HAVING A
LENGTH OF 518.93 FEET; THENCE SOUTH 69 DEGREES 38 MINUTES 21 SECONDS
WEST 8.34 FEET ALONG SAID PARALLEL LINE TO THE BEGINNING OF A TAN-
GENT CURVE HAVING A RADIUS OF 1447 FEET AND BEING CONCENTRIC WITH
SAID CURVE HAVING A RADIUS OF 1405 FEET; THENCE EASTERLY 135.43 FEET
L ALONG SAID CONCENTRIC CURVE TO A POINT, A RADIAL LINE OF SAID CON-
CENTRIC CURVE TO SAID POINT HAVING A BEARING OF SOUTH 14 DEGREES 59
MINUTES 54 SECONDS EAST; THENCE SOUTH 14 DEGREES 59 MINUTES 544
SECONDS EAST 10.00 FEET; THENCE SOUTH 85 DEGREES 15 MINUTES 42 SECONDS
EAST 70.23 FEET; THENCE SOUTH 4 DEGREES 44 MINUTES 18 SECONDS WEST 30.00
FEET; THENCE NORTH 85 DEGREES 15 MINUTES 42 SECONDS WEST 164.35 FEET,
MORE OR LESS, ALONG A LINE WHICH PASSES THROUGH A POINT IN THE
WESTERLY CONTINUATION OF SAID CONCENTRIC CURVE, A RADIAL LINE OF
i_ SAID CURVE TO SAID POINT BEARING SOUTH 9 DEGREES 40 MINUTES 57
SECONDS EAST, TO THE WESTERLY LINE OF THE EASTERLY ONE-HALF OF SAID
LOT 198; THENCE NORTHERLY ALONG SAID WESTERLY LINE TO THE
SOUTHERLY LINE OF TRACT NO. 14539, AS SHOWN ON MAP RECORDED IN BOOK
448 PAGES 45 THROUGH 48 INCLUSIVE OF MAPS, IN THE OFFICE OF SAID
RECORDER; THENCE EASTERLY ALONG SAID SOUTHERLY LINE TO SAID
EASTERLY LINE OF SAID LOT 198; THENCE SOUTHERLY ALONG SAID EASTERLY
— LINE TO THE POINT OF BEGINNING.
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EXCEPTING THEREFROM THAT PORTION THEREOF, WITHIN THAT LAND
DESCRIBED IN DEEDS TO CITY OF WEST COVINA, RECORDED IN BOOK 7774 PAGE
344 AND IN BOOK D 1145 PAGE 422 BOTH OF OFFICIAL RECORDS, IN THE OFFICE
OF SAID RECORDER.
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PARCEL 2:
THOSE PORTION OF LOTS 199 AND 208, E.J. BALDWIN'S FIFTH SUBDIVISION, OF A
PORTION OF RANCHO LA PUENTE, IN THE CITY OF WEST COVINA, COUNTY OF
LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 12
L PAGES 134 AND 135 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY AND OF THAT PORTION OF SERVICE AVENUE VACATED BY OR-
DER OF THE BOARD OF SUPERVISORS OF SAID COUNTY RECORDED ON APRIL
L 03, 1917 IN BOOK 259 PAGE 200 OF MISCELLANEOUS RECORDS, DESCRIBED AS
FOLLOWS:
4
BEGINNING AT A 2 INCH IRON PIPE MARKED L.S. 1023 SET IN A 12 INCH CON-
CRETE MONUMENT, SAID POINT BEING DISTANT NORTH 0 DEGREES 40 MINUTES
EAST ALONG THE WESTERLY LINE OF AZUSA AVENUE, FORMERLY SIERRA
STREET, 60 FEET WIDE, 1289.92 FEET FROM THE NORTHERLY LINE OF CAMERON
AVENUE, 60 FEET WIDE, AS SAID WESTERLY LINE OF AZUSA AVENUE AND SAID
NORTHERLY LINE OF CAMERON AVENUE ARE SHOWN ON COUNTY SURVEYOR'S
MAP B-611, SHEET NO. 2 ON FILE IN THE OFFICE OF THE COUNTY SURVEYOR OF
SAID COUNTY; THENCE SOUTH 79 DEGREE 11 MINUTES 35 SECONDS WEST 501.93
FEET TO A 1 1/2 INCH IRON PIPE SET APPROXIMATELY 12 INCHES BELOW THE
SURFACE OF THE GROUND AND MARKED R.E. 617; THENCE NORTH 89 DEGREES
19 MINUTES 10 SECONDS WEST 173 FEET TO A 1 1/2 INCH IRON PIPE SET AP-
PROXIMATELY 3 INCHES BELOW THE SURFACE OF THE GROUND AND MARKED
R.E. 617; THENCE SOUTH 0 DEGREES 40 MINUTES 50 SECONDS WEST 560 FEET TO
A LEAD AND TACK SET IN A CONCRETE IRRIGATION PIPE APPROXIMATELY 12
INCHES BELOW THE SURFACE OF THE GROUND AND MARKED R.E. 617. SAID
LAST DESCRIBED POINT BEING A POINT IN THE SOUTHERLY LINE OF SAID 'LOT
208; THENCE ALONG SAID SOUTHERLY LINE SOUTH 89 DEGREES 19 MINUTES 10
SECONDS EAST 665.04 FEET TO THE SAID WESTERLY LINE OF AZUSA AVENUE;
THENCE ALONG AZUSA AVENUE, NORTH 0 DEGREES 40 MINUTES EAST 659.96
FEET TO THE POINT OF BEGINNING.
SAID LAND IS SHOWN ON A REGISTERED ENGINEER'S MAP FILED IN BOOK 56
PAGE 44 OF RECORD OF SURVEYS, IN THE OFFICE OF SAID COUNTY RECORDER.
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APPENDIX B
ELDORADO SPECIFIC PLAN
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ELDORADO SPECIFIC PLAN
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400
CERTIFICATION
4 I, JANET BERRY, City Clerk of the City of West Covina, State of
California, do hereby certify that a true and accurate copy of
Ordinance No. / / was published, pursuant to law, in the
San Gabriel Valley Tribune, a newspaper of general circulation
published and circulated in the City of West Covina.
Janet Berry, City �Cler
City of West Covina, California
DATED:�'o.�
T