Ordinance - 1812ORDINANCE NO. 1812
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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. 610 -
C. W. Poss)
WHEREAS, there was filed with the City of West Covina
application on the forms prescribed in Chapter 26, Article
the West Covina Municipal Code, for a change of zone from:
"Residential -Agricultural (R-A), Area
District III", to "Specific Plan Zone
No. 3 (SP-3)
on that certain property generally described as follows:
Parcel 1
a verified
VI, of
Those portions of Lot 5 of Tract No. 10330, in the city of
West Covina, as per map recorded in Book 161, Page 22 et
seq., of Maps, and of the Northerly 20 feet of Arroyo
Avenue (now Holt Avenue), vacated, adjoining said lot on
the South, described as a whole as follows:
Beginning at the intersection of the Southerly prolongation
of the Easterly line of said lot with the North line of
said Holt Avenue, as now estabished; thence along said
prolongation and said East line, North 1° 04' East 199.44
feet, more or less, to a point South 10 04' West 511.02
feet from the Northeast corner of said Lot 5; thence
North 600 50' 30" West 97.43 feet; thence South 870 37' 50"
West 152.62 feet, thence South 660 14' 35" West 122.86
feet; thence South 500 41' 56" West 15.10 feet, more or
less, to the North line of Holt Avenue, as now established;
thence Easterly along the North line to the point of
beginning.
Parcel 2
Lot 5 of Tract No. 10330, in the city of West Covina, as
per map recorded in Book 161 Page 22 et seq., of Maps, in
the Office of the County Recorder of said County, and also
that portion of Holt Avenue, formerly Arroyo Avenue,
adjoining said Lot 5 on the Southwest and lying between the
Southerly prolongation of the Easterly line of said lot,
and the Southwesterly prolongation of the Northwesterly
line of said lot, as vacated by order of the Board of
Supervisors, June 13, 1932 and recorded in Book 11727 Page
4 of Official Records.
EXCEPT therefrom those portions described as follows:
Beginning at the intersection of the Southerly prolongation
of the Easterly line of said lot with the North line of
Holt avenue as now established; thence along said
prolongation and said East line, North 10 34' East 199.44
feet, more or less, to a point South 1° 04' West 511.02
feet from the Northeast corner of said Lot 5, thence North
600 50' 30" West 97.43 feet; thence South 87° 37' 50" West
152.62 feet; thence South 660 14' 35" West 122.86 feet;
thence South 500 41' 56" West 15.10 feet, more or less, to'
the North line of Holt Avenue, as now established; thence
Easterly along said North line to the point of beginning.
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Page 2
Ordinance 1812
ALSO EXCEPT therefrom that portion of said land described
as follows:
Beginning at the intersection of a line parallel with and
80 feet Northeasterly, measured at right angles, from the
Northeasterly line of Lot 3 of said tract, having a length
of 372.15 feet as shown on said map, with the Southwesterly
continuation of the Northwesterly line of said Lot 5;
thence along said parallel line South 450 57' 15" East
25.59 feet; thence North 270 02' 45" East 63.13 feet to a
point in a curve, concave to the Northwest and having a
radius of 545 feet, a radial line of said curve to said
point having a bearing of South 460 55' 40" East; thence
Northeasterly along said curve 78.26 feet to a point, a
radial line of said curve to said point having a bearing of
South 550 09' 18" East; thence North 520 O1' 09" East 95.48
feet; thence North 330 37' 42" East 25.00 feet; thence
Northerly in a direct line to a point in a line parallel
with and 10 feet Southerly, measured at right angles, from
the Northerly line of said lot, said point being Easterly
along said parallel line 39.97 feet from the Northwesterly
line of said lot; thence Westerly along said parallel line
39.97 feet to said Northwesterly line; thence Southwesterly
along said Northwesterly line and its continuation to the
place of beginning, as condemned by final decree in favor
of the Los Angeles County Flood Control Distraict, recorded
June 12, 1963 in Book D2062, Page 666, Official Records.
ALSO EXCEPT that portion of said land described as follows:
Beginning at the most Northeasterly corner of that parcel
of land described in that deed to the Los Angeles County
Flood Control District recorded in Book D2062 Page 666, in
the Office of the County Recorder of said County, said
point being in a line which is parallel to and 10.00 feet
Southerly, measured at right angles, from the Northerly
line of said Lot 5; thence Easterly along said parallel
line; South 890 34' 50" East 533.81 feet to the Easterly
line of said Lot 5; thence Southerly along said Easterly
line of said Lot 5, South 000 25' 10" West, 205.01 feet;
thence leaving said Easterly line South 420 54' 55" West,
195.73 feet; thence North 820 09' 34" West, 390.37 feet;
thence North 840 42' 21" West, 12.59 feet to the Northerly
terminus of that course described in the first above said
deed as having a bearing of North 33° 37' 42" East and a
lenth of 25.00 feet, thence Northerly along the Easterly
line of first above said parcel of land in a direct line to
the point of beginning.
And that portion of said land described as follows:
Beginning at the Southerly terminus of that certain curve
described as aforesaid deed to the Los Angeles County Flood
Control District, as having a bearing of North 330 37' 42"
East and a length of 25.00 feet; thence Southerly along the
prolongation of said course South 33' 37' 42" West, 45.00
feet; thence leaving said prolongation South 670 04' 32"
East, 54.66 feet; thence North 520 Ol' 09" East 95.48 feet
to the point of beginning, as granted to the State of
California in deed recorded May 7, 1971 in Book D5050 Page
295, Official Records.
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Ordinance 1812
ParC-PI
That portion of Lot 6 of Tract No. 10330, in the city of
West Covina, as per map recorded in Book 161 Pages 22 to 31
inclusive of Maps, records of said county, and that portion
of Holt Avenue, adjoining said Lot 6 of the South as vacted
by an order of the Board of Supervisors of said county,
recorded in Book 11727 Page 4 of Official Records of said
county, described as follows:
Beginning at the intersection of the Northerly line of said
Holt Avenue, as vacated with the Southerly prolongation of
the Westerly line of said lot; thence North 10 04' East
along said Westerly line to the Northwesterly corner of
said lot; thence South 880 56' East along the Northerly
line of said lot to a line parallel with the tangent
portion of the Easterly line of said lot and distant
Westerly 185 feet at right angles from said tangent portion
of said Easterly line; thence Southerly along said parallel
line to an intersection with a line parallel with and
distant Northeasterly 100 feet, measured at right angles
from the Northerly line of said Holt Avenue as vacated;
thence Easterly along said last mentioned parallel line to
an intersection with a line parallel with the tangent
portion of said Easterly line and distant Westerly 85 feet
at right angles from said tangent portion of said Easterly
line; thence Southerly along said last mentioned parallel
line, to the Northerly line of said Holt Avenue as vacated;
thence Westerly along said Holt Avenue, to the point of
beginning.
EXCEPT therefrom that portion of Holt Avenue (formerly
Arroyo Avenue), now vacated, within the following described
boundaries.
Beginning at the intersection of the Easterly boundary of
that certain parcel of land described in deed to Vincent R.
Ericson et ux, recorded as Document No. 1003, on April 26,
1949 in Book 29926 Page 217, Official Records, in the
office of the recorder, with the straight line, in the
Southerly boundary of Lot 6, of said tract; thence North
75° 26' 40" West along said straight line East 19 feet;
thence South 140 33' 20" West 20.00 feet; thence South
75° 26' 40" East 229.23 feet to said Easterly boundary;
thence Northerly along said Easterly boundary 20.62 feet to
the point of beginning, as condemned by Final Decree in
favor of the County of Los Angeles, recorded September 18,
1969 in Book D4500 Page 871, Official Records.
ALSO EXCEPT therefrom that portion of said land more
particularly described as follows:
Beginning at the intersection of the Westerly line of said
Lot 6 with a line parallel with and 10.00 feet Southerly,
measured at right angles from the Northerly line of said
Lot 6; thence along said parallel line, South 890 34' 50"
East, 229.06 feet to the Westerly line of that parcel of
land described in the deed to the State of California
recorded in Book D4173 Page 613, Official Records of said
county; thence Southerly along said Westerly line, South
000 28' 35" East 380.05 feet; thence leaving said Westerly
• line, North 630 07' 49" West, 147.13 feet; thence North 42°
54' 55" West, 150.48 feet to the Westerly line of said Lot
6; thence Northerly along said Westerly line, North 00* 25'
10" East, 205.01 feet to the point of beginning, as granted
to the State of California, in deed recorded July 22, 1971
in Book D5132 Page 781, Official Records.
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Ordinance 1812
Pnrral d
That portion of Lot 6 of Tract No. 10330, in the city of
West Covina, as per map recorded in Book 161 Pages 22 to 31
inclusive of Maps, in the office of the county recorder of
said county, together with those portions of Holt Avenue
(formerly Arroyo Avenue) and Grand Avenue (formerly Oregon
• Avenue) adjoining said Lot 6 on the South, as vacated by
Order of the Board of Supervisors of said county, recorded
in Book 11727 Page 4 of Official Records, in said office of
the county recorder, lying Easterly of a line that is
parallel with and distant Westerly 185 feet, measured at
right angles, from the tangent portion of the Easterly line
(and its Southerly prolongation thereof) of said Lot 6.
EXCEPT therefrom the Westerly 100 feet of the Southerly 100
feet of said land.
ALSO EXCEPT therefrom that portion of said land lying
Northerly of a line that is parallel with and distant
Southerly 390 feet, measured at right angles, from the
tangent portion of the Northerly line of said Lot 6.
ALSO EXCEPT therefrom that portion of said land included
within the following described lines.
Beginning at the intersection of the Easterly boundary of
that parcel of land described in deed to Vincent R. Ericson
et ux., recorded as Document No. 1003, on April 26, 1949 in
Book 29926 Page 217, Official Records, in the office of
said recorder with the straight line in the Southerly
boundary of Lot 6, said tract; thence South 750 26' 40"
East along said straight line and its Easterly prolongation
65.54 feet to the Southeasterly boundary of that
certain parcel of land described as Parcel No. 3 in Order
of the Board of Supervisors of the County of Los Angeles, a
certified copy of which was recorded on June 29, 1932 in
Book 11727 Page 4 of said Official Records; thence
Southwesterly and Westerly along the Southeasterly and
Southerly boundaries of said last mentioned certain parcel
of land to said Easterly boundary; thence Northerly along
said Easterly boundary 20.62 feet to the point of
beginning, as condemned by Final Decree in favor of the
County of Los Angeles, recorded September 18, 1969 in Book
D4500 Page 871, Official Records.
Parcel 5
That certain portion of Grand Avenue (formerly Oregon
Avenue) as shown on Tract No. 10330, in the city of West
Covina, as per map recorded in Book 161, Pages 22 to 31,
inclusive of Maps, on file in the office of the county
recorder of said county, vacated by Resolution No. 5517 of
the City Council of West Covina and recorded August 15,
1977 as Instrument No. 77-893931, Official Records of said
county, bounded as follows:
Bounded Westerly by the westerly line of said Grand Avenue,
described as follows:
Beginning at the Northerly terminus of that certain course
• of South 10 04' West 544.20 feet; thence Southerly along
last mentioned course, 544.20 feet to the beginning of a
tangent curve concave Easterly and having a radius of 1040
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Ordinance 1812
feet; thence Southerly, along said curve, through a central
angle of 7° 13' 44" an arc length of 131.21 feet to the
beginning of a reverse curve concave Westerly and having a
radius of 64.66 feet; thence southerly, along last
mentioned curve, through a central angle of 65° 02' 57" an
arc length of 73.41 feet to the Northerly line of Holt
Avenue, 80.00 feet wide; bounded Northerly by the Easterly
prolongation of the Southerly line of that certain parcel
described in the deed to the State of California, recorded
on October 24, 1968 as Instrument No. 846; bounded Easterly
by the centerline of said Grand Avenue; bounded Southerly
by the Easterly prolongation of the Northerly line of Holt
Avenue, 80.00 feet wide.
EXCEPT therefrom that portion lying Easterly of a line that
is parallel and concentric, measured at right angles and
radially, 67.00 feet from the centerline of realigned Grand
Avenue per C.S.B 430.3; and
WHEREAS, after considering the proposed request in a duly
advertised public hearing on March 15, 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 April 10, 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
"Residential -Agricultural (R-A), Area District III" to
"Specific Plan No. 3 (SP-3);" and
2. This zone change application is submitted in conjunction
with requests for an amendment to the General Plan land
use designation from "Suburban Residential (2.1 - 4.0)" to
"Planned Development," an amendment to the East Hills
Specific Plan land use designation from "Suburban (2.1 -
4.0)" to "Planned Development;" and a tentative tract map
to create thirteen (13) parcels; and
3. An Environmental Impact Report was prepared pursuant to
the requirements of the California Environmental Quality
Act of 1970, as amended; and
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 (incorporated by reference), 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:
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Ordinance 1812
1. Since the existing zoning became effective, the character
of the subject site has changed in that the San Bernardino
Freeway was constructed and subsequently widened. Grand
Avenue has been widened to a four lane major arterial
street, and a significant number of properties along the
freeway have been rezoned for commercial uses. During the
past ten years alone, traffic volumes on the San Bernardino
• Freeway have doubled to the point that over 180,000
vehicles pass the site each day. The location of the site,
on what is now the intersection of an interstate freeway
and major arterial street, in conjunction with the changed
character of the site, warrant the proposed rezoning to the
Specific Plan Zone.
2. In light of the changes in the character of the area, the
proposed change of zone is logical and provides the best
use of the property. By the design of the proposed
Specific Plan Zone, measures are included which will act to
buffer adjacent residential properties, thereby making the
subject site a transition zone. Measures such as the
realignment of Holt Avenue and strict development
standards and design guidelines will create a smooth
transition from commercial uses to residential homes.
Development in compliance with the provisions of the
proposed Specific Plan Zone will benefit the City and
vicinity, and will not adversely affect adjacent
properties.
3. The proposed change of zone is in the interest of public
health, safety, and general welfare as it will promote
employment, add to the tax base, promote economic stability
in the community, and protect the adjacent residential area
from noise and traffic generated on Holt Avenue and the San
Bernardino Freeway.
4. The granting of this zone change will not adversely affect
the General Plan, but will be consistent with the proposed
General Plan designation for the site. Additionally, the
Zone Change will act to implement many goals and provide
facilities to serve the residents of the City and
strengthen the employment and economic base within
the City.
5. The proposed change of zone from "Residential -Agricultural
(R-A), Area District III" to "Specific Plan Zone No. 3" is
consistent with and implements the proposed General Plan
and East Hills Specific Plan designation of "Planned
Development."
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. 610, 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: Section 26-135 of the West Covina Municipal Code
is hereby amended by amending the offical zoning map of the City of
West Covina as shown on the zoning map amendment which is attached
• hereto and by this reference incorporated herein.
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Ordinance 1812
SECTION NO. 3: Zone Change No. 610 is subject to the following
condition which is to be complied with prior to final map approval
of Tentative Tract Map No. 45768:
• a. The developer shall, at his expense, obtain the additional
right-of-way easterly of Grand Avenue through his own
efforts or, after appropriate unsuccessful efforts, shall
request the City, at developer's expense, to use eminent
domain procedures to acquire the right-of-way. The
developer shall pay all expenses, including appraisals,
attorneys, court costs, acquisition cost, and City labor
charges.
SECTION NO. 4: An Environmental Impact Report has been prepared
in accordance with the California Environmental Quality Act of 1970,
as amended.
SECTION NO. 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 24 th day of April, 1989.
ATTEST:
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City Cl k
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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. 1812 was regularly
introduced and placed upon its first reading at a regular meeting of
the City Council on the loth day of April, 1989. That,
thereafter, said Ordinance was duly adopted and passed at a regular
meeting of the City Council on the 24th day of April, 1989.
by the following vote, to wit:
AYES: Councilmembers: Tarozzi, McFadden, Lewis, Bacon, Planners
NOES: Council members: None =
ABSENT:CounciImembers: None
APPROVED AS TO FORM:
City Att rney
C�
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City C rk
ZONING MAP AMENDMENT
,ZONE CHANGE NO, 610
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INDICATES SITE OR. AREA RECLASSIFIED
FRQM. • 0 -4 S „ ZONE.
February 15, 1989
(Revised March 22, 1989)
SPECIFIC PLAN
1.0 INTRODUCTION
1.1 PURPOSE AND INTENT
• The purpose of this Specific Plan is to provide for a
flexible, innovative, and orderly approach to the
design and development of 11± acres located at the
northwest corner of Holt Avenue and Grand Avenue,
adjacent to the I-10 freeway in the City of West
Covina. The objectives of the City's General Plan,
which establishes the long-range policies and criteria
for growth in the City, will be achieved through the
implementation of this Specific Plan. The Specific
Plan as such, contains the necessary standards,
guidelines and procedures to implement the policies and
programs of the City of West Covina General Plan.
This Specific Plan, when adopted as an ordinance by the
City, will establish the planning and regulatory
standards for the timely and orderly development of the
property. Except as provided herein, this document
incorporates by reference all applicable standards and
regulations as set forth in the City of West Covina
Zoning Ordinance. The Specific Plan requires approval
of a precise plan subject to processing of Division 2,
Precise Plan (Section 26-226 to 26-236), of the City of
West Covina Zoning Ordinance.
1.2 LOCATION AND SETTING
It is intended that this Specific Plan shall constitute
the zoning for ll± acres of land located adjacent to
the I-10 freeway at the northwest corner of Holt Avenue
and Grand Avenue in the City of West Covina. The
project area also lies within the East Hills Specific
Plan and the Gateway Corridor Study area. Adoption of
this Specific Plan shall establish an amendment to the
East Hills Specific Plan and provide for land uses
consistent with - the recommendations of the Gateway
Corridor Study.
The subject site is bounded to the south by Holt
Avenue and single family residential uses, to the east
by Grand Avenue, to the north by the San Bernardino
Freeway (I-10) and to the west by commercial uses.
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1.3 PROJECT DESCRIPTION
The Specific Plan provides for a creative site planning
concept as established by the Conceptual Development
Plan and development standards included herein. The
plan concept takes advantage of the freeway frontage to
the north, while providing a sensitive interface
between the proposed development project and the
existing residential uses to the south.
• The project proposes a unique mix of hotel, office and
limited retail land uses offering a complement of
services to the City of West Covina and surrounding
areas. The office and retail uses will provide goods
and services to the nearby residential communities,
while the hotel use will accommodate the destination
needs of business groups and individual travelers.
A central element to the Specific Plan is the proposed
realignment of Holt Avenue to allow for the transition
land use of two-story garden offices planned adjacent
to the existing residential uses. Presently, that
portion of Holt Avenue adjacent to the project site
directly interfaces with single family residential to
the south. As a result, residents experience impacts
from the increased traffic along Holt Avenue and the
use of Holt as a frontage road to the freeway. Impacts
include driveway inaccessibility and related traffic
issues resulting from the speeds and number of vehicles
traveling along the road. The City has recognized the
existing conditions are poor and are expected to
further deteriorate as development in surrounding areas
occurs in the future.
Therefore the proposed realignment of Holt Avenue is
two -fold:
Firstly, the existing condition with residences
fronting a collector freeway frontage road, will be
eliminated by providing a 32-foot wide (curb to curb)
public street as a residential frontage road for those
residents located on the southside of Holt Avenue.
This frontage road is proposed to provide a residential
street independent from the circulation system proposed
to serve the project. The Specific Plan incorporates a
10-foot equestrian trail along the north side of the
frontage road and connecting to the existing regional -
wide trail system.
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Secondly, the proposed Holt Avenue realignment makes
possible the use of garden offices as a buffer land use
providing a sensitive transition zone between the
existing residential and the northern portion of the
project. In this manner, Holt Avenue will be utilized
as an internal street to the project. The garden
office uses will be of a residential scale and
character designed to visually complement the existing
Holt Avenue residential uses.
Land use and site relationship is established through
the Conceptual Development Plan submitted as part of
the Specific Plan. The Conceptual Development Plan
establishes a pedestrian-themed community through a
combination of on -site pedestrian oriented features
such as walkways to connect uses and plazas providing
identity and activity areas to the project. On the
northerly side of the project, development focuses on
freeway visibility and image along the freeway
corridor, with the higher building heights oriented
towards the freeway and away from the adjacent
residential neighborhood.
The Specific Plan will provide for a sound attenuation
barrier to mitigate freeway noise during the
development of the site through the provision of a
twelve to eighteen -foot earthen berm located at the
eastern and northern project boundary. The temporary
berm will be removed as detailed site plans are
submitted for precise plan review and the appropriate
sound attenuation measures are incorporated into the
design of the final plans subsequent to further
detailed levels of noise study.
It should be noted that at the precise plan of design,
the exact location of buildings, specific square
footages, architectural design, and related site
elements shall be determined and reviewed according to
Article IV, Division 2 of the City Code (see Section
4.1.10, Precise Plan, of Design of this document).
2.0 LAND USES
The Specific Plan will provide the opportunity for a variety
of hotel, office, and commercial uses. The Specific Plan
will guide the manner in which those uses are developed to
insure a high quality mixed use commercial development on
the site.
The Specific Plan proposes the following combination of land
• uses.
LAND USE MAXIMUM SQUARE FOOTAGE OF
BUILDING AREA ALLOYED
Garden Office (2-story)
20,000
square
feet
Office (3-story)
50,000
square
feet
Family restaurant
11,000
square
feet
Specialty retail
21,000
square
feet
Financial institution
5,000
square
feet
Hotel
150
rooms
Project Total 107,000 .square feet +
150 hotel rooms
In order to create reasonable flexibility, any individual
land use may be modified no more than 10% of the allowed
square footages shown above provided the total project
square footage does not exceed the project total. The
specific combination of uses and the proposed maximum square
footages will be established and subject to precise plan
review and approval thereof.
In the event that a land use is eliminated, or if any
individual land use varies greater than 10%, an amendment to
the Specific Plan and the Precise Plan shall be required
subject to the review and approval of the Planning
Commission pursuant to the provisions of Sections 26-236(a)
of the City Zoning Ordinance.
Modifications to the Precise Plan determined to be minor by
the Director of Planning may be approved by the Planning
Director subject to the findings and requirements of
Sections 26-236(b) of the City Zoning Ordinance for a
Precise Plan.
2.1 PERMITTED USES
Approval of this Specific Plan will establish the following
uses as permitted. Some uses listed below are restricted to
a maximum square footage. In those cases, greater square
footages are provided for in Section 2.2, Conditional Uses
of the Specific Plan.
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Accountants
Advertising agencies
Antique and import stores (limited 10,000 s.f.
use)
Apparel shops and accessories
Appliance stores
• Appraisers
Architects
Art galleries
Art studio
Art supply shops
Assayer
Attorneys
Bakery shops
Banks
Barber shop
Beauty supply stores
Bicycle shops
Book stores
Bookkeepers
Business equipment sales (accessory repair only)
Camera shops
Candle shops
Candy shops
Charity offices
Clothing and costume rental
Collection agencies
Consulting services
Contracting services
Copy shops
Counseling services
Credit services
Data processing
Drapery and decorating shops
Dressmaking shops
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•
Drug stores
Electrical supply stores
Employment agencies
Engineers and draftsmen
Escrow services
Floor covering stores
Florist shops
Furniture stores
Geologist
Gift, novelty, card, and souvenir shops
Glass shops (excludes edging, beveling,
and staining)
Hardware stores
Hobby stores
Ice Cream
Institutions of philanthropic nature
Insurance services
Investigation services
Jewelry stores
silvering
Junior department stores (limited 10,000
use)
Locksmith shops
Meat markets
Mortgage services
Music stores
Newsstands (not on public right-of-way)
Paint stores
Photo engraving and blue print shop
Photo studios
Picture framing stores
Planning offices
Plant nurseries and related packaged
storage (outdoor display)
Plant shop
Pottery sales
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s.f.
sales or
Professional office
Real estate services
Record store
Reducing salons
Religious supply and reading rooms
Savings and loan associations
• Shoe stores
Shoe repair shop
Sign shop
Sporting goods stores
Stamp and coin stores
Stationery stores
Statue shop
Stock brokers
Surveying services
Tailor shops
Telephone answering services
Telephone and mailing business office. No storage
of products, nor sales to or contact with the
public on the premises.
Toy stores
Travel agencies
Trophy store
Unions and association offices
Wall covering store
Wig shop
Yard goods store
2.2 CONDITIONAL USES
The following uses are permitted subject to the
provisions of Sections 26-246 through 26-260 (Division
3, Unclassified Uses). The standards of this Specific
Plan shall apply except as otherwise provided or as
specifically approved in conjunction with approval of
a use permit.
Antique and import stores (greater than 10,000
s. f. use)
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Drive-in, drive -through,
Grocery Stores
Junior department stores
use)
Lodge halls and similar
Hotels
Motels
Restaurants
Systems, private
transmission
in any hotel
Variety stores
walk-up commercial uses
(greater than 10,000 s.f.
facilities
closed circuit motion picture
systems not licensed by the FCC,
or motel
3.0 CIRCULATION AND PUBLIC FACILITIES
The Specific Plan proposes a realignment of Holt Avenue and
the provision of a 32-foot wide curb -to -curb public
residential frontage road for the existing residences
located adjacent to the project site. Project access will
be taken off of Holt Avenue and Grand Avenue. Final location
of access points will be determined at the level of the
Precise Plan subject to review and final approval. The
project will also provide for a ten -foot equestrian trail on
the northerly side of the residents' frontage road,
connecting with the surrounding regional and City trail
system. All streets shall be designed and constructed in
conformance with City standards.
The following street and associated project improvements are
proposed as follows:
a. For the realignment and associated improvements to Holt
Avenue, refer to Tentative Map No. 45768. Sidewalks
shall be installed in accordance with City standards
subject to -approval of City Engineer.
b. The project shall take access from Holt Avenue.
Driveway locations shall be determined at the Precise
Plan level of design, subject to the review and
approval of the City Engineer.
C. For improvements to Grand Avenue refer to Tentative Map
No. 45768.
d. one driveway shall be permitted on Grand Avenue
permitting right turns only for ingress and egress.
e. A publicly maintained ten -foot wide equestrian trail
shall be provided along the northern edge of the
residential frontage road directly adjacent to the edge
of curb, as conceptually shown in the Conceptual
Development Plan.
n
f. All public improvements shall be made in accordance
with the conditions of approval of Tentative Map No.
45768, subject to the review and approval of the City
Engineer.
4.0 ZONING AND DEVELOPMENT STANDARDS
PURPOSE AND INTENT
• The regulations set forth in this chapter have been
established to provide for the orderly development of the
Specific Plan area. Application of these regulations is
intended to provide the most appropriate use of the land,
create harmonious relationship among land uses and protect
the health, safety and welfare of the community.
The following development standards shall apply:
4.1.1 PRECISE PLAN OF DESIGN
A Precise Plan of design will be required in
accordance with Article IV, division 2, of
the West Covina Municipal Code and shall be
approved prior to any permitted development.
Particular attention will be given to
compatibility of uses with the adjacent
zoning and uses. The Precise Plan shall
include a mix of uses which conform to the
square footage criteria established in
Section 2.0, Land Uses.
4.1.2 PERMITTED USES
Permitted uses are described in Section 2.1.
The permitted uses are allowed by right to be
developed in accordance with the site
development requirements of the Specific
Plan.
4.1.3 CONDITIONAL USES
Conditional uses of the Specified Plan are
described in Section 2.2 and may be permitted
subject to the approval of an unclassified
use permit consistent with provisions of
Section 26-246 to 26-260 (Division 3,
Unclassified Uses) of the City Code.
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4.1.4 SCREENING
All screening shall be in conformance with
the standards and provisions as set forth in
Section 26-568 (Screening) of the City Code.
4.1.5 COLOR
Colors, material and finishes are to be
• coordinated on all exterior building
elevations to achieve total continuity of
design as set forth in the Specific Plan
Architectural Guidelines.
4.1.6 LIGHTING
All lighting shall be in conformance with the
standards and provisions as set forth in
Section 26-570 (Lighting) of the City Code
and Planning Commission Resolution 2513.
Streetlighting and site lighting shall
utilize full cut-off fixtures.
4.1.7 EXTERIOR DESIGN
Exterior design
standards and
Section 26-571
Code.
4.1.8 LANDSCAPING
shall be in conformance with
provisions as set forth in
(Exterior Design) of the City
The landscape component of the Specific Plan
establishes the predominant plant species, in
order to insure continuity among the final
architectural elements on the site and
consistency in the perimeter buffering
treatment. It is intended for each
individual project to enrich the final
landscape with unique accent planting.
Adjacent to Freeway
Tree
Washington robusta
(primary)
MEXICAN FAN PALM
Shrub
Myoporum Carsonii
(primary)
MYOPORUM
Groundcover
Carpobrotus edulis
(primary)
ICE PLANT
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Street Planting
Grand Avenue Cerise canadensis
"EASTERN RED BUD"
Holt Avenue Pistacia chinensis
CHINESE PISTACHE
Quercus ilex
• HOLLY OAK
On -Site Circulation Planting
Entry Accent Tree Erythrina caffra
KAFFIBOOM CORAL TREE
On -site Street Ficus m. nitida
Tree INDIAN LAUREL FIG
Parking Lot Tree Plantanus acerifolia
'Bloodgood'
SYCAMORE
Parking Lot Shrubs Raphiolepis indica
'Springtime'
RAPHIOLEPIS
Parking Lot Gazania Mitsuwa
Groundcover YELLOW GAZANIA
Building Perimeter
Tree Eucalyptus sideroxylon
(primary) RED IRON BARK
Pyrus calleryana
FLOWERING PEAR
Pinus Spp.
Site Predominate Planting
Major shrubs Photinia fraseri
PHOTINIA
Xylosma congestum
XYLOSMA
Medium shrubs Pittosporum tobira
'variegata'
MOCK ORANGE
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Viburnum japonica
Nandina Domestica
HEAVENLY BAMBOO
Low shrubs Comprosma repens
'variegata'
VARIGATED MIRROR PLANT
Nerium oleander 'nana'
DWARF OLEANDER
Raphiolepis indica
'Springtime'
RAPHIOLEPIS-
Agapanthus africanus
LILY-OF-THE-NILE
Groundcover Juniperus
tamariscifolia
TAM JUNIPER
Gazania Mitsuwa
'Yellow'
TRAILING AFRICAN DAISY
Hedera helix Hahnii
HAHN'S IVY
Vinca Major
PERWINKLE
Accent Moraea vegeta
FORTNIGHT LILY
Seasonal Color
Landscaping shall be in conformance with the
standards and provisions as set forth in
Section 26-572 (Landscaping) of the City
Code.
4.1.9 SITE SIZE
Approximately 11± acres located at the
northwest corner of Holt Avenue and Grand
Avenue.
4.1.10 BUILDING SITE COVERAGE
Building coverage of any lot or parcel
shall not exceed 50% of the net area.
12
4.1.11 WALLS
Walls within the Specific Plan area shall
comply with standards and provisions as set
forth in Section 26-575 (walls) of the City
Code.
Walls and/or a combination of wall and land
contouring may exceed those heights as
• specified in Sections 26-575 as required for
sound attenuation purposes to be determined
at the time of Precise Plan review. The
design, texture, material and color of all
walls within the Specific Plan will be
established subject to the requirements of
the Precise Plan approval.
4.1.12 HEIGHT LIMITS/YARDS
The Specific Plan allows the following
building height limits. All building heights
shall be measured from top of curb on Holt
Avenue directly adjacent to the building.
In addition to the building setbacks in the
table below, building heights have been
established on selective lots (per Tentative
Tract Map No. 45768) concentrating the higher
building heights towards the northwest most
portion of the property located away from the
existing residential, establishing a
relationship with the freeway and adjacent
existing office uses west of the project
area.
The following building
on the individual lots
as indicated below:
heights are permitted
of Tentative Map 45768
a. Maximum building heights of up to 35
feet are permitted on Lot 1 only.
b. Maximum building heights of up to 35 feet
are permitted on Lots 2 and 3.
c. Maximum building heights of up to 25 feet
are permitted on Lots 10, 11, 12 and 13.
d. Maximum building heights of up to 15 feet
are permitted on Lots 4, 5, 6 7, 8, 9
establishing one-story development at the
corner of Holt and Grand Avenue.
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The following building setbacks requirements
in apply in addition to those building
heights restricted from individual lots:
MAXIMUM BUILDING
HEIGHWHIM. 15, 25' 35,
BLDG. SETBACKS
Building setbacks from
10,
10,
70,
P.L. adjacent to
Min.
Min.
Min.
Holt Avenue
15,
20'
Avg.
Avg.
Building setback from P.L.
71
---
---
adjacent to Grand Avenue
Min.
15,
...
...
Avg.
Building setback from
51
5'
5'
P.L. adjacent to freeway
Min.
Min.
Min.
10,
10,
15,
Avg.
Avg.
Avg.
Building setback from P.L.
51
5'
51
adjacent to drainage
Min.
Min.
Min.
channel
10,
10,
10,
Avg.
Avg.
Avg.
Building setback from P.L.
15,
15,
---
adjacent to frontage road
Min.
Min.
20,
20,
Avg.
Avg.
Improvements permitted within minimum
setback areas:
o Landscaping
o Pedestrian walls
o Planters fences or walls
o Pavement associated with street
improvements
o Driveway access points
o Paved parking within the five (5)
feet of property line or edge of
driveways.
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4.1.13 UNDERGROUND UTILITIES
Underground utilities shall be in conformance
with the provisions and standards as forth in
Section 26-579 (Underground Utilities) of the
City Code.
4.1.14 OFFSTREET PARKING
• All offstreet parking requirements shall be
in conformance with the provisions and
standards as set forth in Section 26-581 to
26-583 of the City Code.
4.1.15 SIGNS
86208SAV.PLN
A sign program shall be prepared and
incorporated as part of the Specific Plan
subject to the review and approval of the
Planning Commission. Signage design criteria
is addressed by the Specific Plan
Development Design Guidelines, 'Signing', to
be incorporated herein by reference and
adopted with the approval of the Specific
Plan.
15
DEVELOPMENT DESIGN GUIDELINES
The purpose of these guidelines is to provide site planning and
architectural design criteria that will promote high quality
development and an identifiable and cohesive architecture to
the Specific Plan. The guidelines provide the overall
• framework for establishing a sense of community identity, land
use character, and scale in the planning and design of the
specific plan development.
These guidelines express 'intent' rather than absolutes,
thereby allowing flexibility in fulfilling the intended design
goals and objectives. Moreover, these guidelines are intended
to promote creativity and innovation as well as consistent
quality, incorporating a necessary element of interpretation
and evaluation for future plan proposals. The use regulations,
site plan and tentative tract map process, and other
discretionary approvals provide the mechanism for the
implementation of these guidelines. The development design
guidelines accompany the Specific Plan for the purposes of
providing guidance and continuity.
The guidelines have been organized as follows: Statement of
Goals, Site Plan Design and Layout, Architectural Form and
Design, Landscaping Design, and Exterior Materials, Treatment
and Signing. Each "section" reinforces the other and must be
considered in its entirety, as no one section can be singled as
independent of the other.
STATEMENT OF GOALS
o Create commercial and professional office uses which are
visually pleasing and interesting.
o Design commercial and professional office buildings which
relate aesthetically to adjacent residential
neighborhoods.
o Encourage creative design and innovative solutions for
development.
• o Create a visually coordinated appearance through use of
basic materials, colors and massing.
SITE PLAN DESIGN AND LAYOUT
o To encourage human scale and energy conservation, office
and commercial buildings should be readily accessible to
pedestrians and to pedestrian walkways systems. When
office buildings are located in groups or in association
with other retail commercial areas, pedestrian linkages
between buildings are encouraged.
o Buildings of similar or varying external architectural
form and/or scale can be grouped or.clustered to create a
visible focus of interest. (Exhibit 1)
o Building heights, massing, placement, and coloration
should compliment existing neighboring structures.
o All service entries can be shielded from public view by
being placed towards the rear and nonpublic view sides of
buildings.
o Fountains, pocket parks, plazas., sculptures, clock towers
and other central features should be used as a focal point
or center of confluence for several buildings grouped
together. (Exhibit 1)
ARCHITECTURAL DESIGN ELEMENTS
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o Whenever practical locate parking to the rear or side of
the site with buildings to the front where more visible
from the street.
o Outdoor public spaces with seating areas should be
integrated with site design of retail/office centers to
provide functional and open focus areas. (Exhibit 2)
•
ARCHITECTURAL FORM AND DESIGN
o Building facades facing public view should be
architecturally articulated through the introduction of
interest creating building mass, forms, textures and/or
colors. Ground floor articulation shall relate to the
adjacent smaller scale single family residential use.
Disparity of scale between the project and the residential
context can further be mitigated through the use of
sufficient vertical, horizontal and roof articulation.
Landscaping can also be used to create interest, soften
building faces and break down mass. (Exhibit 1)
o Insets, columns, projections and/or exterior material
changes can be used to architecturally demarcate and
create interesting building entries. (Exhibit 3)
o Cornices and relief moldings can be used to create
horizontal interest and unity on a building face; columns,
half columns and vertical relief moldings can create
vertical interest and unity on building faces.
(Exhibit 3)
o Pedestrian and ground level entries into buildings can be
recessed or covered by architectural projections, roofs or
arcades to provide pedestrians with shelter from the sun
and rain. (Exhibit 1)
,..EXHIBIT 2
ARCHITECTURAL DESIGN ELEMENTS
PARKING AND CIRCULATION AREAS
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EXHIBIT 3
ARCHITECTURAL, DESIGN ELEMENTS
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o Pedestrian and ground level stories of buildings adjacent
to publicly oriented walkways and public roadways should
be architecturally articulated (introduction of smaller
pedestrian scale features such as building masses signage,
doors, light fixtures, planters, etc.) to create human
scale. (Exhibit 2)
o All roofs shall have a minimum pitch of 4:12. Flat roofs
• are not recommended. Roof forms shall be predominately
hip or gable with single sloped roofs serving as
occasional accents only.
o All roof top mechanical equipment shall always be screened
or otherwise kept from public view. Screening and
shielding elements shall be integrated with building
design -- including form and materials. (Exhibit 2)
o Building exterior openings such as doors or windows can be
used in a repetitive pattern to create rhythm.
o Exterior lighting should be oriented to the pedestrian by
utilizing pedestrian scale lamp poles/standards and wall
mounted lamps that light adjacent pedestrian walkways.
(Exhibit 3)
o Directional lighting should be used to illuminate parking
and loading areas.
LANDSCAPING DESIGN
o Significant amount of parking lot areas should be devoted
to landscaping. Parking area medians and islands should
be planted with trees to beautify, unify, screen, and
shade parking areas. (Exhibit 2)
•
o Accent trees, flower beds, special pavements treatments,
earth mounding and special signage should be used to
create interest, focus, and set a theme to the
development. (Exhibit 2)
o Service, utility and trash collection areas shall be
screened from public view (public streets, parking areas,
is office pedestrian walks, etc.) by permanent walls and
landscaping. Screening walls and landscaping shall be
integrated with respect to forms and materials with the
surrounding architecture and landscaping of parent
buildings.
o Tree massing, formal plantings, flower beds, sculptures
and/or special pavement treatments should be used to
accent building entries or courtyard areas. (Exhibit 2)
o To aid the facility of pedestrian movement, pedestrian
walks shall be visually demarcated through the use of
special pavement, consistent landscaping and lighting.
(Exhibit 2)
ARCHITECTURAL MATERIALS AND TREATMENT
o Exterior materials and treatment shall have the appearance
of plaster, stucco, concrete, masonary or wood. Mirrored
or highly reflective glass is prohibited.
o Exterior wall colors shall be off-white or earthtone.
Light pastels are permitted subject to design review and
approval. Masonary and other materials shall conform to
same color parameters.
o Accent building face areas or accent bands of contrasting
materials, patterns texture or color can be used to create
interest, focus and/or unity.
o Concrete, clay tile, slate, or wood shake roof coverings
are recommended. Composition roofing resembling these
materials is subject to design review.
o Roof colors may range from light "wood shake" brown to
dark reddish brown. Other colors will be subject to design
review.
o All exterior building lighting shall be indirect and
shielded to prevent spill over onto adjacent lots and
• street. Exposed bulbs, spot lights, reflectors, and
lenses are prohibited. Consideration shall be given to
energy conserving lamps.
o Fences shall be of plaster, stucco, concrete or masonary
finish material and be designed in a style to carry the
theme of the. development and compliment adjacent
buildings. Fence finish colors shall be offwhite,
earthtones or light pastel only.
o Utility, trash and mailbox areas shall be screened from
public view by placement of walls and fences consistent
with the architectural style and treatment of adjacent
buildings.
o Architectural screens, fences and accessory structures
should be compatible in material, color and texture to the
main buildings.
SIGNAGE
o Signage shall be integrated into the overall site and
architectural design "theme" to provide signs that are
consistent with the architectural style, color, material
and landscaping. (Exhibit 1)
o In retail commercial parks/centers, a consistent size,
location, color and/or graphic style of signage can be
used to create architectural unity and rhythm on shop
facades. (Exhibit 1)
•
o Signage can be used as an accent feature in building
facades. (Exhibit 1)
o Buildings located on major pedestrian thoroughfares should
have tenant signing oriented to the pedestrian such as
smaller, lower level, and ground monument signs.
(Exhibit 2)
•
o All signs shall be designed and located in a manner which
does not disturb or impede the pattern of pedestrian and
vehicular circulation.
u
CERTIFICATION
I, JANET BERRY, City Clerk of the City of West Covina
, a, 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 Cle k
City of West Covina, California
DATED:_ �� ,y