Ordinance - 2145ORDINANCE NO.2145
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 05-09
WHEREAS, there was filed with the City a verified application on the forms prescribed
• in Section 26-153 and 26-199 of the West Covina Municipal Code toR reclassify the property at 1951 South Sunset Avenue from "-A" (Residential Agricultural),
Area District H to "Specific Plan No. 23" (SP-23) (Exhibit A)
on that certain property generally described as follows:
Assessor Parcel Nos. 8466-038-045 and 8466-038-046, as shown on the latest rolls of the
Los Angeles County Tax Assessor; and
WHEREAS, the proposed zone change is requested to allow for the development of 20
detached single-family residential units, and to establish zoning standards for the subject project;
and
WHEREAS, the proposed zone change is consistent with the proposed General Plan
Designation of "Low -Medium Residential'; and
WHEREAS, a tentative tract map has been submitted for the subdivision of the site into
20 single-family lots; and
WHEREAS, a precise plan for the site plan and architecture has been submitted for the
development of the project; and
WHEREAS, a tree removal permit for the removal of significant trees; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan "to provide all
residents of West Covina with opportunities to live in decent, safe, sanitary and energy efficient
housing at costs they can reasonably afford"; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan to "encourage
the construction of a wide variety of new housing to meet the needs of all residents"; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan to "identify all
sites, vacant or developed, with a potential for residential development, and encourage their
efficient and attractive use"; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 13'h
day of December, 2005, conduct a duly noticed public hearing to consider the subject application
for a Zone Change, at which time the Planning Commission adopted Resolution No. 05-5088
recommending approval to the City Council; and
WHEREAS, the City Council did, on the 17`h day of January, 2005, conduct a duly
advertised public hearing as prescribed by law, and considered evidence presented by the
Planning Commission, Planning Department, and other interested parties; and
WHEREAS, studies and investigations made by the City Council and in its behalf reveal
the following facts:
• 1. The applicant is requesting approval of a design to allow for the construction of a 20-unit
single-family detached housing development.
2. The project consists of a zone change requesting to change the zone from "Residential
Agricultural" (R-A), Area District II to "Specific Plan No. 23" (SP-23) (Exhibit A).
3. Findings necessary for approval of a zone change are as follows:
Ordinance No. 2145
February 7, 2006
a. There are changed conditions since the existing zoning became effective to warrant
other or additional zoning.
b. The proposed change of zone will not adversely affect adjoining property as to value
or precedent and will not be detrimental to the area.
• c. A change of zone will be in the interest or furtherance of the public health, safety, and
general welfare.
d. The approval of such a change of zone will not adversely affect the comprehensive
General Plan so adopted by the City.
e. The approval of such a zone change is consistent with the General Plan or applicable
specific plans.
4. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970,
a MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT has
been prepared indicating that although the project could have a significant effect on the
environment, there will not be a significant effect due to mitigating measures; and
WHEREAS, based on the evidence, both oral and documentary, the City Council finds as
follows:
a. The proposed zone change facilitates the development of a single-family residential
project through the approval of the specific plan. The existing zoning allows for single-
family houses on lots with a minimum lot size of 3,384 square feet. The change of zone
will allow for needed housing units and expand residential opportunities in the City of
West Covina.
b. The proposed zone change will not adversely affect adjoining property value and will not
be detrimental to the area because the size and density of the development is not
inconsistent with other surrounding properties.
c. The proposed zone change will provide for the development of an underutilized property
that with proper development will further the protection of the public health, safety, and
general welfare.
d. The proposed zone change will not adversely affect the General Plan as consistency
between the General Plan and the Zoning Map will be maintained through the proposed
General Plan amendment. The General Plan designation allows for developments with
densities between 4.1 and 8.0 dwelling units per acre.
The approval of such zone change is consistent with the General Plan land use
designation of "Low Medium Residential." That land use designation allows for
densities between 4.1 and 8.0 units per acre. The property will be rezoned to "Specific
Plan No. 23" (SP-23).
NOW, THEREFORE, the City Council of the City of West Covina, California, does
hereby ordain as follows:
SECTION NO. 1: Based on the evidence presented, and the findings set forth, Zone
Change No. 05-09 is hereby found to be consistent with the City's General Plan and the land uses
permitted within said zone classification.
• SECTION NO. 2: Pursuant to the requirements of the California Environmental
Quality Act (CEQA) of 1970, a MITIGATED NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT has been prepared indicating that although the project could
have a significant effect on the environment, there will not be a significant effect due to
mitigating measures.
2
Ordinance No. 2145
February 7, 2006
SECTION NO. 3: The City Council does hereby recommend to the City Council that it
approve Zone Change No. 05-09, changing the zoning designation for subject property of said
property to "Specific Plan No. 23" (SP-23) as set forth on Exhibit A, and adopting the specific plan
text as set forth in Exhibit B.
SECTION NO. 4: The City Clerk shall certify as to the passage of this Ordinance and
. shall cause the same to be published as required by law.
PASSED AND APPROVED on this 7`h day of February 2006.
ATTEST
Laurie Carrico
Mayor Shelley Sanderson
I, LAURIE CARRICO, CITY CLERK of the City of West Covina, California, do hereby certify
that the foregoing Ordinance was regularly introduced and placed upon its first reading at a
regular meeting of the City Council on the 171h day of January 2006. That thereafter said
Ordinance was duly adopted and passed at a regular meeting of the City Council on the 71h day of
February 2006, by the following vote:
AYES: Herfert, Hernandez, Lane, Touhey, Sanderson
NOES: None
ABSENT: None
ABSTAIN: None
City Clerk Laurie Carrico
APPROVED AS TO FORM:
Cit Attorney Am Id Alvarez-Glasman
0
TABLE OF CONTENTS
Chapter 1.0 Introduction
Page
A.
Purpose of the Specific Plan
1-1
B.
•
Authority
1-2
C.
Relationship to the West Covina General Plan
1-2
D.
Applicability of the Specific Plan Land Use Standards
1-3
E.
Interpretation
1-3
F.
Validity
1-3
Chapter 2.0 Project Setting
A.
Project Description
2-1
B.
Location and Context
2-2
C.
Project Access
2-2
D.
Existing General Plan and Zoning
2-2
E.
Existing Site Uses
2-3
F.
Existing Infrastructure / Services
2-3
G.
Existing Community Facilities
2-3
Chapter 3.0 Specific Plan Components
A.
Land Use
3-1
B.
Circulation and Parking
3-2
C.
Landscaping
3-3
D.
Architectural Concept
3-4
E.
Phasing
3-5
Chapter 4.0 Development Standards
A.
Purpose and Intent
4-1
B.
General Development Standards
4-1
C.
Permitted Uses
4-1
D.
Site Development Standards
4-2
1. Lighting and Utilities
4-2
2. Street Design
4-3
3. Minimum Parking Requirements
4-3
4. Walls and Fences
4-3
5. Landscape Guidelines
4-4
6. Minimum and Maximum Dimensions and Areas
4-4
7. Accessory Structures and Uses
4-5
8. Architectural Design Guidelines
4-5
9. Building Finish Materials
4-6
10. Signage
4-6
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•
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Chapter 5.0 General Plan Consistency and Evaluation
A.
Land Use
5-1
B.
Circulation
5-1
C.
Economic Development
5-2
D.
Housing
5-2
E.
Safety
5-3
F.
Human Resources
5-3
G.
Environmental Quality
5-4
H.
Noise
5-4
I.
Conformation with State Law
5-4
Chapter 6.0 Implementation
A. Amendments 6-1
1. Major Changes
2. Administrative Revisions
FIGURES
Figure
Page
Figure 1
Vicinity Map
1-4
Figure 2
Project Location
1-5
Figure 3
Site Plan
1-6
Figure 4
Water Plan
2-4
Figure 5
Sewer Plan
2-5
Figure 6
Tentative Tract Map No.063356
2-6
Figure 7
Circulation and Parking Plan
2-7
Figure 8
Preliminary Landscaping
2-8
Figure 9
Illustrative Phasing Plan
3-6
LIST OF TABLES
Table Page
1 On -site Parking 2-1
2 Land Use Summary 3-1
3 Illustrative Development Phasing 3-5
Sunset Walk Specific Plan
November 2005
ChtlPtcr
1.0
INTRODUCTION
• A. PURPOSE OF THE SPECIFIC PLAN.
This Specific Plan is a comprehensive plan and policy to guide the development of
Sunset Walk, a proposed planned single family condominium project on Tentative
Tract 063356, in the City of West Covina, California. (See Figures 1 & 2)
Preparation of this plan is mandated by the City's General Plan, adopted September 9,
1985 which requires that a Specific Plan be prepared for sites designated as "Planned
Development." The following excerpt, from page 1/ 1-13 of the West Covina
General Plan Land Use Element, refers to the unique set of circumstances and
opportunities which this site represents:
There are large parcels of land throughout the City which may become available
for development when their present uses are terminated, such as surplus school
sites and the BKK Landfill. Their size, location and proximity to various other
land uses create opportunities and constraints which require a unique development
solution. The intent of this designation is to allow a mix of land uses on
individual properties and to provide better land use controls, which also allows
flexibility in the development of large, unique sites such as surplus school sites
and the BKK Landfill. To implement this land use designation, a Specific Plan
will be adopted for each "Planned Development" site, as provided for under
California's State Planning Law.
The Sunset Walk site is a relatively small parcel in the Sunset Area of West Covina,
suitable for planned residential use. The property was identified as a planned
residential use per the City's General Plan. Accordingly, the project has been
designed as a planned development site, a self-contained quality planned residential
project with related recreational amenities that promotes a sense of community. The
Sunset Walk Specific Plan has been prepared as an implementing mechanism and to
meet State and local requirements.
The purpose of this Specific Plan is three fold:
To insure a well -planned, high quality environment for the development of
residential and recreational uses.
To provide guidelines for the development's design. A prime objective is to
effectively relate to and reinforce the character of the surrounding community
in terms of physical design, circulation, access, and such impacts as traffic and
noise.
Sunset Walk Specific Plan
November 2005 1 1
Chapter 1 INTRODUCTION
• To reinforce the objectives of the City's General Plan and other regulatory
documents.
Timely and efficient development of the property can be ensured through the Specific
Plan, which when adopted by City legislative action serves as both a planning and
regulatory function. This document fulfills the Specific Plan requirements of the
40 State of California and the City of West Covina.
The Sunset Walk Specific Plan utilizes the same general structure and content as a
general plan, only in more "specific" detail. Further, this Plan anticipates potentially
significant environmental impacts including noise and circulation and incorporates
mitigations within the design of the project, in anticipation of a formal environmental
review.
The PIan achieves these objectives through a number of measures including:
• Home, site and circulation design which assures the project's compatibility
with adjacent properties
• Provision of homes with efficient and liveable areas
• A development program phased to assure efficient and cost-effective
improvements including new housing, circulation, open space and utilities
• Clear articulation of appropriate development standards and criteria to assure
that the project design will meet the overall objectives
• Definition of comprehensive review and approval procedures to avoid
unnecessary delay and expense
• Full consistency with the goals of the West Covina General Plan
The Specific Plan will require a continued partnership between the City of West
Covina and the project, if full benefits to future residents and other West Covina
citizens are to be realized.
B. AUTHORITY
This document has been prepared in accordance with the California Government
Code Section 65450 et, al. and applicable ordinances of the City of West Covina.
The document 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.
C. RELATIONSHIP TO THE WEST COVINA GENERAL PLAN
The Sunset Walk Specific Plan is in compliance with section 65451 of the California
Government Code, which requires that Specific Plans include a detailed listing and
discussion of the conditions, regulations, programs and proposed legislation
necessary or convenient for the systematic implementation of each element of the
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November 2005 1-2
Chapter I INTRODUCTION
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 to and 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
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 the City, the provisions contained in this Specific Plan shall apply; otherwise, all
other regulations, guidelines, policies and ordinances shall remain in effect.
E. INTERPRETATION
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 Sunset Walk Specific Plan. All such interpretations shall be in writing, and shall
be permanently maintained by the City of West Covina.
F. VADILITY
In any section, subsection, sentence, clause, phrase or portion of the Sunset Walk
Specific Plan is for any reason held to be invalid by the decision of any court or
competent jurisdiction, such decision shall not affect the validity of the remaining
portion of this Plan.
Sunset Walk Specific Plan
November 2005
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Chapter 1 INTRODUCTION
•
VICINITY MAP
Sunset Walk Specific Plan
•
NOT TO SCALE
Figure I
1-4
Chapter 1 INTRODUCTION
To BlshoD Tn R.nn
•
gs
To San Diego
PROJECT LOCATION MAP
NOT TO SCALE
Sunset Walk Specific Plan Figure 2
Project Location Map
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Chapter 1 INTRODUCTION
O
FAIRGROVE AVE
Sunset Walk Specific Plan Figure 3
Site Plan
November 2005 1-6
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A. PROJECT DESCRIPTION
GENERAL DECSRIPTION: The proposed development consists of 20 detached
dwelling units. The three and four bedroom homes, range from approximately 2,200
to 2,600 square feet. The project also incorporates common recreational facilities for
the use of project residents and guests. These include a children's play area, picnic
area, and park furniture within a landscaped open area located near the north end of
the project.
PROJECT SITE: The Sunset Walk Specific Plan area encompasses approximately
2.53 gross acres of land. The project is bounded by single family residences to the
north, Sunset Avenue to the east, Fairgrove Avenue to the south, and single family
residences to the west.
The project site is a parcel of rectangular shape, measuring approximately 267.5 feet
long by 412.5 feet wide (see figure 6, Tentative Map).
PARKING: There are 93 total parking spaces on -site, as indicated by the following
table.
TABLE ONE
ON -SITE PARKING
Parking Type
Number of Spaces
Resident parking in enclosed garages (2 cars per garage)
40
Uncovered driveway spaces 2 per house
40
On -street parking spaces
13
Total Spaces
93
The total Guest Parking is 53 spaces. The Guest Parking Ratio is 2.65 guest spaces
for each dwelling unit.
PRIVACY: The site plan incorporates many features to assure residential privacy.
The entire perimeter of the project will have either a new or existing six feet high
screen wall. All residences will have private fenced -in yards.
DRAINAGE: Drainage will be carried in the street gutters within the site to onsite
catch basins. The existing storm drain at the intersection of Sunset Avenue and
Fairgrove Avenue will connect to the on -site system. No runoff will outlet to the
surrounding area.
Sunset Walk Specific Plan
November 2005 2-1
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Chapter 2 PROJECT SETTING
B. LOCATION AND CONTEXT
The site is located south of the San Bernardino Freeway (Interstate 10) in the Sunset
Planning Area, a single family residential neighborhood in the western portion of
West Covina (see Figure 1, Vicinity Map and Figure 2, Project Location Map).
• The site itself occupies the south portion of a block defined by Sunset Avenue to the
east, Delvale Street to the north, and Fairgrove Avenue to the south.
C. PROJECT ACCESS
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 to the west and Inland Empire to the East. From the San
Bernardino Freeway, the primary routes to the project site are the Vincent or Pacific
Avenue freeway exits to Sunset Avenue (see Figures 1 and 2).
Major access streets to the project are as follows:
-Francisquito Avenue, a 65-foot wide minor arterial running east -west to the north
of the site, with an interchange at the I- 10 (San Bernardino) Freeway
-Sunset Avenue, a 65-foot wide principal arterial forming the project's eastern
boundary.
-Tonopah Avenue, a two lane 36-foot wide local residential street at the west side
of the block on which the site is located.
-Fairgrove Avenue, a collector street forming the project's southern boundary,
providing direct access to the site.
D. EXISTING GENERAL PLAN AND ZONING
The West Covina General Plan designates the project area as Planned Development, a
designation suitable for single-family residential development.
The areas to the north, south, east and west of the site are zoned Rl, which limits
development to single family dwellings. Surrounding uses are primarily single family
residential. Side and rear yards of the surrounding properties face the site along the
north and east property lines.
Sunset Walk Specific Plan
November 2005 2-2
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Chapter 2 PROJECT SETTING
E. EXISTING SITE USES
The Specific Plan area is currently occupied by a one-story house, a barn, and a
garage.
• F. EXISTING INFRASTRUCTURE AND SERVICES
1. Water: Existing eight inch (8") main in Fairgrove Avenue and existing
12 inch (12") main in Sunset Avenue. Local water supplier is
Suburban Water Systems. (see Figure 4)
2. Sewer: Eight inch (8") vitreous clay pipes (VCP) are located under
Joycedale St. and Fairgrove Avenue. Ten inch (10") VCP
located under Sunset Avenue. Sewers are installed and
maintained by the City. (see Figure 5)
3. Storm Drainage: The majority of the current surface runoff is picked up by catch
basins in public rights -of -ways to the south of the site. Storm
drains are maintained by the County
4. Electricity: Southern California Edison
5. Natural Gas: Southern California Gas
4. Solid Waste: West Covina Disposal Company
5. Telephone: General Telephone and Electronics of California (GTE)
6. Cable: Cencom Cable Television
G. EXISTING COMMUNITY FACILITIES
Since the Sunset Walk site is within a developed area, all community facilities are in
place.
Three schools are located within the local area: Orange Elementary School on
Orange Avenue, California Elementary School on California Avenue, and Edgewood
Middle School on Orange Avenue. The closest neighborhood park is Orangewood
Park on Merced Avenue. The nearest shopping center is located approximately one
and one half mile from the site.
The City's General Plan indicates that current inventory of schools is sufficient to
serve the needs of the community and no additional facilities have been designated by
the Land Use Element. The Plan also indicates that Fire, Library and Police facilities
are adequate to meet future City needs.
Sunset Walk Specific Plan
November 2005 2-3
ON
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Chapter PROJECT SETTING
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Sunset Walk Specific Plan Figure 4
Water Plan
November 2005 2-4
•
Chapter 2 PROJECT SETTING
FAIRGROVE AVE
Sunset Walk Specific Plan Figure 5
Sewer Plan
November 2005 2-5
•
Chapter 2 -t PROJECT SETTING
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Sunset Walk Specific Plan Figure 6
Tentative Tract Map No. 063356
November 2005 2-6
Chapter 2 PROJECT SETTING
•
FAIRGROVE A V E
Sunset Walk Specific Plan
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and
H
w
z
Figure 7
1g Plan
2-7
Chapter 2
PROJECT SE
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Landscavinz Plan
This section contains several component plans which together define the overall
development framework for the Project Area. The Specific Plan components include
Land Use, Circulation and Parking, Landscaping, Architectural Concept, and Phasing.
The intent of the component plans is to describe the various planning concepts for
establishing orderly and attractive residential development within the Sunset Walk
Specific Plan area (Tentative Tract 063356).
A. LAND USE
1. ZONING
The proposed zoning for the project site is Specific Plan. The Sunset Walk Specific
Plan area allows single family detached dwelling units on varying lots sizes at a
maximum density of ten (10) units per gross acre.
2. LAND USES
The following table summarizes the projected land uses:
TABLE TWO
LAND USE SUMMARY
Land
Approximate
Maximum Dwelling
Maximum Estimated
Use
Gross Acres
Units
Population
Urban
2.45
20
60
Residential
Open
.08
N/A
N/A
Space
Total
2.53
N/A
60
The proposed land uses for the Project Site include residential and recreational uses
(see Figure 3, Site Plan). The residential use, in the Urban Residential category, will
consist of a maximum of 20 single family detached dwelling units on individual pads.
The homes provide from three to four bedrooms each.
3. SITE PLAN
The site plan is designed to minimize vehicular intrusion onto the surrounding
neighborhood and to reinforce the existing residential character of the neighborhood.
Sunset Walk Specific Plan
November 2005 3-1
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Chapter SPECIFIC PLAN COMPONENTS
Accordingly, the primary means of access is at the entrance on Fairgrove Avenue. All
of the houses are accessed from the internal circulation system.
The minimum lot size is 3,384 square feet. Each house is provided with a twenty foot
(20') front setback to the garage door which provides for a gracious landscaping,
• wide street vistas and off-street driveway parking.
Improvements in the Recreation Area include full site landscaping, and a landscaped
community open space of approximately .08 of an acre at the north end of the Project.
This open space incorporates a picnic area, park furniture and a children's play
structure.
B. CIRCULATION AND PARKING
Sunset Walk has been designed to provide a safe and efficient pedestrian and
vehicular circulation system, including internal roads, site entry, and sidewalks. The
proposed improvements are indicated by Figure 7, Circulation and Parking Plan.
1. DESIGN OBJECTIVES
The design objectives are:
- To meet the goals of the General Plan, including the prohibition of through traffic
into adjacent residential areas
- To meet the on -site circulation and parking demands of the Project
- To provide for maximum vehicular and pedestrian safety through means including
limiting on -site vehicular traffic speeds
- To make a positive contribution to the aesthetics of the Project and its surrounding
neighborhood
- To assure that the street layout and design responds to the natural land contours,
soil type and drainage patterns
- To ensure that the circulation system consisting of private streets, relates
effectively with the existing public street grid surrounding the site
- To provide a street system that incorporates factors including safety, construction
economy, and convenience
2. PROJECT ACCESS
Sunset Avenue and Fairgrove Avenue serve as the pedestrian access for the project.
Vehicle access to the homes is restricted to the entrance off Fairgrove, the major
Sunset Walk Specific Plan
November 2005 3-2
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Chapter 3 SPECIFIC PLAN COMPONENTS
thoroughfare serving the site. A landscaped pedestrian way will also link the
project's interior with the vehicle entrance.
3. ON -SITE CIRCULATION
Circulation within the project area features an internal driveway using twenty-eight
foot (28') wide roadways. The restriction of primary entrance to Fairgrove Avenue is
intended to minimize the traffic impact on the surrounding residential areas. Exiting
onto Sunset is restricted to right turn only to reduce back up inside the project and to
eliminate traffic crossing Sunset Avenue.
C. LANDSCAPING
GENERAL: The overall Project design incorporates the landscaping as an integral
part of a successful project development. (See Figure 8)
The design objectives are:
- Provisions of an aesthetic, park -like living environment for the residents which
enhances the development's visual quality
- Establishment of a landscape style which complements the architecture and
organizes the project elements into a cohesive design
- Use of landscape to relate the project improvements to the surrounding
neighborhood
- Creation of an easily maintainable and cost-effective landscape system resulting
in long-term attractiveness and a high-level of landscape maintenance
The objectives will be implemented through the extensive use of large and medium
scale trees, shrubs, turf, ground cover and appropriate hardscape throughout the site,
as shown in Figure 8, Preliminary Landscaping Plan.
PERIMETER PLANTING: The perimeter of the Sunset Walk site will be lined with
evenly spaced street trees. Tree species are in accordance with the City's standards
which provide Ginko biloba and/or Tristania conferta on Sunset Avenue.
The scale of the planting design on Sunset Avenue will be consistent with that street's
status as the widest and most heavily traveled of the Project's bounding streets.
Planting along Fairgrove Avenue will consist of smaller scale plant material
reflecting the residential atmosphere of the narrower streets and the slower, less
frequent traffic flow.
Sunset Walk Specific Plan
November 2005 3-3
Chapter SPECIFIC PLAN COMPONENTS
ENTRY PLANTING: The project entry point will receive a specific landscape
treatment. The main entry drive at Fairgrove Avenue will be identified by distinctive
planting, paving, signage and wall designs complementing the architectural styles.
INTERIOR LANDSCAPING: The interior of the Sunset Walk site will appear park-
like, This effect will be achieved through staggered tree placement, an abundance of
turf and shrubbery, and provision of a recreation area including open turf as a picnic
area. All of these landscape design elements will enhance the existing neighborhood
and provide the residents of Sunset Walk with an aesthetic environment in which to
live.
MAINTENANCE: All landscaping within the site will be maintained with the
assistance of an automatic irrigation system, supplied with timer and/ or moisture
sensors designed to conserve water. Where appropriate, a low water -consuming
drought tolerant plant species will be used.
PERIMETER WALLS: Decorative perimeter walls designed to create a visual
barrier between the project site and the surrounding streets and neighborhoods. This
wall will be located along the entire length of the boundary along Susnset Avenue and
Fairgrove Avenue.
The height of the six foot (6') screen wall along Sunset Avenue and Fairgrove
Avenue will be aesthetically reduced with shrub and ground cover. A privacy wall six
feet (6') in height will be located along the east property line and an existing wall six
(6') in height is located along the north property line.
D. ARCHITECTURAL CONCEPT
The primary component of creating a visually cohesive and attractive development is
the relating of all homes and other improvements through the use of two distinctive
architectural styles.
These architectural styles establish a general design vocabulary of scale, massing,
materials, color, texture and style. The imaginative use of these vocabularies will
establish a consistent identity for all the project improvements, but will be sufficiently
flexible to allow for variation among the homes.
The design themes are a well -coordinated two-story style of both Spanish and Ranch.
The Spanish style will incorporate Spanish style concrete roof tiles and traditional
detailing as expressed in such elements as pot shelves, wrought iron accents and
multi -paned windows. The Ranch style will incorporate flat concrete roof tiles and
appropriate detailing such as extended cave overhangs and brick accents. These
themes were chosen for their inherent attractiveness as well as its consistency with
Southern California architecture and the surrounding neighborhoods.
Sunset Walk Specific Plan
November 2005 3-4
Chapter 3 SPECIFIC PLAN COMPONENTS
Architectural variety is provided by variations in color, massing, surface articulation
and the use of two plan types, ranging from 2,200 square feet to 2,600 square feet, as
well as the use of two distinctive architectural styles. Color and materials are
coordinated within each elevation and among the homes to provide a harmonious
streetscape consistent with the architectural themes. All residential elevations
• demonstrate an attention to detail, including variations in form, materials and texture.
All homes are entered along the driveway side. These entries combine a lower roof
profile and lower building massing.. Entry doors open to the street allowing visual
connection with visitors and helps provide neighborhood security.
The rear yard is enclosed by a wood fence to provide security. Such open planning
concepts provide for a spacious living environment, meeting the needs of today's
home buyer.
E. PHASING
The project may be built in phases to respond to the market demand. Whether the
project is built out at once or in phases, the total built -out capacity of Sunset Walk is
limited to the maximum of twenty (20) homes. Figure 9 indicates the Illustrative
Phasing Plan. An illustrative phasing schedule, subject to change based on market
requirements is shown by Table Three below and subject to city approval.
TABLE THREE
ILLUSTRATIVE DEVELOPMENT PHASING
Phase
Lots
Number of Units
One
1-12
1 & 2 models
12
Two
13-20
8
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A. PURPOSE AND INTENT
The following standards implement the Sunset Walk Specific Plan. As such, they
will be used by the City of West Covina to ensure that future development proceeds
consistent with the Specific Plan.
The standards are applicable to all improvements constructed within the Sunset Walk
Specific Plan area. It is the intent of these standards to provide for a neighborhood
living environment which is attractive, unified, and well related to the surrounding
circulation and development.
B. GENERAL DEVELOPMENT STANDARDS
Each detached residential structure, together with all the accessory structures,
shall be located on an individual parcel. There shall be no more than ten (10)
dwelling units per gross acre.
2. Each parcel shall abut and have vehicular access from a private or public street.
3. Exterior walls and fences along public streets shall be constructed by the
developer with materials similar to and complimentary to the architectural styles
of the residential structures, and shall be approved by the Planning Commission.
4. Common areas and private streets shall be owned and maintained by a property
owners' association and C.C. & R.'s shall be in a form approved by the City of
West Covina.
5. All utilities shall be placed underground. Each dwelling unit shall be individually
metered.
6. Any development standards not provided by this Specific Plan shall be in
accordance with the development standards contained within the City of West
Covina Zoning Ordinance.
C. PERMITTED USES
This Specific Plan controls development by zoning all properties consistent with the
permitted land use categories indicated by the Specific Plan. The Plan further defines
specific limitations and regulations as amendments to such base zones.
The following are permitted uses for each land use category, as defined by the West
Covina Zoning Ordinance.
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Chapter DEVELOPMENT STANDARDS
1. RESIDENTIAL USES: These regulations apply to all portions of the site which
contain dwelling units.
a. Single family detached dwelling units, subject to the provision of General
• Development Standard IV.B.1.
b. Detached accessory structures such as gazebos, cabanas and storage, where
incidental to a primary residential use.
c. Swimming pools, spas, water fountains, and related equipment.
d. Other similar uses as approved by the Director of Planning after a finding of
compatibility.
2. RECREATION: The following requirements apply to the portion of the site
containing the recreational area.
Park permitted uses include:
a. Detached accessory structures such as gazebos, cabanas, rest rooms,
equipment and storage sheds, where incidental to a primary use.
b. Swimming pools, spas, water fountains, and related equipment.
3. OTHER USES
a. Other uses permitted by the West Covina Zoning Ordinance in Single Family
Residential Zones, such as the keeping of domestic pets and home
occupations.
D. SITE DEVELOPMENT STANDARDS
The purpose of the site development standards is to assure the provision of adequate
development sites whose design incorporates the requirements of land use
compatibility, building coverage and parking.
1. Lighting and Utilities
a. Lighting shall conform to the City's Design Standards for private streets.
b. All lighting shall be shielded to keep light and glare confined to individual
properties.
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Chapter 4 DEVELOPMENT STANDARDS
c. All ground -mounted utilities, such as transformers and backflow preventors,
shall be adequately screened from public view.
d. All electrical and telephone lines within the Plan Area shall be installed
underground.
• 2. Street Design
Private streets shall conform to Chapter 19 of the West Covina Municipal Code,
and to the West Covina Planning Resolution No. 2519 and the City's Design
Standards for private streets.
3. Minimum Parking Requirements
Parking standards are necessary to assure public safety and convenience, prevent
congestion and increase site efficiency. The following requirements for parking
apply to all development within the project:
a. The basic requirements for all off-street parking shall conform to the West
Covina Zoning Ordinance; and Planning Commission Resolution No. 2513-
Design Standards for Off -Street Parking Facilities unless specifically amended
by this plan.
b. Two (2) parking spaces are required for each dwelling unit and shall be
located in an attached garage.
c. Each garage shall provide a minimum of 20' x 20' clear interior dimensions in
a two (2) car garage.
d. One (1) guest parking space shall be provided for every 1.78 dwelling units.
(See Figure 7)
e. Driveways shall be a minimum width of twelve feet (12'), with a maximum
width no wider than the garage. Maximum driveway opening at the curb is
twenty-four feet (24') wide.
f. The C. C. & R.'s will prohibit recreational vehicle storage on the site, and the
residents will be discouraged from parking such vehicles on adjacent public
streets.
4. Walls and Fences
a. Walls and fences are required as a means of providing privacy and security.
All treatment of subdivision boundaries and accompanying walls shall be
subject to review and approval of the Planning Commission. The perimeter
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Chapter DEVELOPMENT STANDARDS
wall along Sunset Avenue has been designed to be aesthetically pleasing and
complimentary to the project's architecture.
b. Perimeter walls shall be constructed of masonry or concrete and wrought iron,
consistent with and complementary to the building architectural design.
c. All walls and fences shall not exceed six feet (6') in height on interior lots.
5. Landscape Guidelines
a. Create visual buffers / screens at all parcel boundaries.
b. Appropriate plant materials shall be used to define space and separate land
uses.
c. Combinations of deciduous and evergreen shrubbery, and a ground irrigation
system plan shall be prepared by a licensed landscape architect and submitted
for review by the Director of Planning.
6. Unit Lines with Z-lot Configuration
a. The unit line is the assumed "property" line to define limits of each individual
condominium lot. This property line assumption is used for building
department permit only.
b. Exclusive use easements are defined as the space between the assumed
property line and the adjacent building. There will be reciprocal easements
granted between neighbors with the Z-lot configuration.
c. Z-lots and Exclusive Use easements allow adjacent residents to have
traditional rear yards to the abutting building without the need of special
construction.
d. No building will be permitted in the exclusive use easement.
e. Setbacks will be established from both unit lines and exclusive use easements.
7. Minimum and Maximum Dimensions and Areas
a. Minimum Lot Area: Three thousand three hundred eighty four square feet
(3384 sq. ft.)
b. Minimum Lot Width: Forty feet (40')
c. Minimum Lot Depth: Eighty four feet (84')
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Chapter 4 DEVELOPMENT STANDARDS
d. Maximum Building Height: Twenty-five feet (25'), two stories. Fireplace
flues and roof antennas may extend beyond the maximum building height
limit.
e. Building Setbacks: Front yard: Twenty feet (20') to the garage door for all
sites; Side yards: five feet (5'), no construction will be allowed in easements;
Side yards on public street (Sunset Avenue): ten feet (10'); Rear yard: twelve
feet (12') minimum. Lots with twenty-two feet (22') rear yard dimension
shall have a minimum fifteen feet (15') setback from the property line to any
habitable living space
f. Minimum Open Space: Each lot shall contain a minimum of one hundred
fifty square feet (150 sq. ft.) of permanent open outdoor living space including
required setbacks. The minimum dimension for this open space shall be
twelve feet (12').
g. Maximum Building Coverage: Maximum coverage shall not exceed sixty
percent (60%) of the total lot area.
h. Projections:
Eaves, cornices, and other architectural features such as pot shelves, bay
windows, greenhouse windows, canopies, cantilevered roofs may project
into required front, side, and rear yard setback areas a maximum distance
of two feet (2').
2. Fireplace chimneys may project into rear yard or side yard setback areas a
maximum distance of two feet (2').
i. All additions, including enclosed patios, shall meet the minimum side and rear
yard setback requirement for primary structures. No patio covers shall be
permitted on lots with twelve foot (12') rear yards.
8. Accessory Structures and Uses
a. No accessory detached structures, air conditioners, mechanical equipment,
gazebos, pool or spa shall occupy any portion of the front yard setback or
street side yard. A three foot (Y) minimum clearance is required in side yards
where there is an air conditioning condenser unit.
b. All accessory detached structures shall be twelve feet (12') in height or less.
c. Detached accessory structures (including open patios) shall be set back a
minimum of three feet (Y) from side and rear property lines, and from the top
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Chapter 4 DEVELOPMENT STANDARDS
or toe of any adjacent slope. These structures shall be limited in size to one
hundred twenty (120) square feet and shall not be built in any easement.
d. No second story balcony additions shall be allowed.
• 9. Architectural Design Guidelines
The following architectural guidelines insure that the architectural design of the
Sunset Walk Specific Plan improvements is attractive and unified within the
project site, and that the design successfully integrates with and reinforces the
physical character and architectural style of the adjacent neighborhoods.
a. General
The design of all improvements should complement the site, present a
pleasant image to the residential neighborhood, and reinforce the design
qualities of the surrounding neighborhood.
b. Architectural Style or Theme
Two architectural styles should be adopted which convey a feeling of a
neighborhood. The architectural enclave should have its own blend of
building forms, textures and site relationships. The buildings should be
sensitively linked to the natural amenities and should be well integrated with
the site.
c. Building Design
1. The massing and scale of the homes and improvements should be
appropriate to the site. The quality of the design of the individual homes
as well as their relationship to other structures, access and topographic
orientation shall be important factors to be considered in determining the
design of each house.
2. The layout of homes on the site should contribute to a sense of community
within the site, and to relating the development to the surrounding
residential neighborhoods.
3. Floor plans shall provide for efficient internal circulation, privacy, and an
effective relationship to exterior spaces.
10. Building Finish Materials
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Chapter 4 DEVELOPMENT STANDARDS
a. All buildings and other structures shall be compatible with each other in terms
of texture, color and material so as to provide order and coherence throughout
the project.
b. A natural appearance in form, texture and colors should be stressed.
• 11. Signage
a. Sunset Walk shall utilize signage that is architecturally integrated with the
overall design concept of the development.
b. House address numbers shall be of a style, size, and design character
consistent with the architectural themes.
c. All signs within Sunset Walk, including temporary signs, shall conform to the
City of West Covina Sign Ordinance and shall require site plan approval by
the Planning Department.
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Chapter
5.0
GENERALPLAN,
CONSISTENCY
EVALUATION
The Sunset Walk project has been designed to reinforce and be fully consistent with
the City's General Plan, whose fundamental goals include enhancing and maintaining
• a fine residential community, and continuously refining and improving the physical,
economic and social environment of the City. The Plan further states that West
Covina should continue to be a beautiful and well -ordered community, with the
highest quality in its facilities, amenities and physical appearance.
The predominant land use in West Covina is residential, and the City is known as a
City of beautiful homes, a quality which the General Plan intends to maintain and
preserve through planned growth and change.
A. LAND USE
Reinforcing the essential residential character of the City and providing a street
pattern which minimizes vehicular impact on residential neighborhoods while
providing safe and efficient circulation are primary goals of the City of West Covina
General Plan Land Use Element.
The Project supports these goals by designating the Project Site as Specific Plan as
required by the General Plan, and providing a maximum of twenty (20) dwelling
units, consistent with the City's intentions for the site. The Project further supports
the Land Use Element's goals through its restriction of a major site entry to Fairgrove
Avenue and providing an internal circulation pattern which does not permit through
traffic. Thus the majority of trips generated from the construction of the Project will
not significantly impact the adjacent residential neighborhoods.
The land use section of the General Plan also states that the City of West Covina
should remain a predominantly single-family residential community, with new
development reflecting a planned variety of architectural design within each
neighborhood. The provision for a maximum of twenty (20) new single family
dwelling units of two unified architectural designs related to the neighborhood
responds to this goal. As indicated earlier, the Project's land use designation
"Planned Development" responds to the General Plan's goal of utilizing large unique
parcels.
B. CIRCULATION
The General Plan's circulation goals applicable to this Project are to provide
protection for neighborhoods from harmful and unnecessary vehicular traffic, and to
encourage alternate means of transportation.
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The Sunset Walk circulation plan is designed to address the first of these goals by
protecting residents of the development and the surrounding neighborhoods from
unnecessary vehicular traffic. A carefully -worked -out street and entry system will
assure maximum security and minimizes the impact of new traffic on surrounding
neighborhoods. This is achieved through the restriction of site entry to Fairgrove
Avenue, and the limitation of traffic generation by providing a maximum of twenty
• (20) homes on the site. It is not anticipated that the new traffic generation due to the
development will significantly contribute to the through traffic which is identified in
the General Plan as the West Covina's primary circulation problem.
The increase in the housing stock near the growing employment opportunities in West
Covina may serve to encourage the use of Public transportation for residents of
Sunset Walk to reach local jobs. The direct adjacency of the Project site to Sunset
Avenue, a major thoroughfare, also supports the goal of increasing reliance on public
transportation.
C. ECONOMIC DEVELOPMENT
An expanded local economy, increased employment opportunities, preserving and
strengthening existing development, creating opportunities for persons to live in close
proximity to employment centers, and a strong tax base are major goals of the West
Covina General Plan Economic Development Element. The construction of twenty
(20) proposed units will contribute to the City's economic development in several
ways:
- Meeting the housing needs of the City's increasing labor force
- Increasing affordable housing base necessary for attracting and maintaining
local businesses, thereby reinforcing the local economy
- Providing additional housing stock near major employment centers
- Increasing the City's tax base
D. HOUSING
Provisions for adequate and diverse housing facilities are in line with the primary
goals of the City of West Covina General Plan Housing Element. In recognition of
this goal, the Project site has been designated for residential development. The
proposed twenty (20) units within a private planned residential community will be
consistent with the City's housing goals, increase the City's housing stock,
complement the City's existing residential development, and reinforce the
surrounding residential neighborhoods.
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CHAPTER 5 GENERAL PLAN CONSISTENCY EVALUATION
E. SAFETY
Applicable safety factors addressed by the General Plan include structural hazards for
new buildings, seismic safety, and fire safety.
• All buildings and site improvements will be built in full conformance with the
applicable building and seismic codes. To further assure structural and seismic
safety, a soils and geologic study has been prepared for the project site.
Implementation of the recommendations of this report, together with full compliance
with all subdivision, grading, and building code provisions as well as the
requirements of this document, will provide for the safety of future residents.
On -site pedestrian and vehicular safety will be addressed by the design of the street
and garage access of the proposed site. Streets will be designed to eliminate through
traffic, control speed, and maximize the safety at the Fairgrove Avenue entrance the
site.
Site safety and security is increased by the provision of adequate lighting, site
boundary walls and fencing.
Safety and security within each dwelling unit will be increased by the use of fire-
resistent materials, provision of door and window locks and smoke detectors, and
good visibility from the home to exterior areas.
F. HUMAN RESOURCES
The General Plan's 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, may be provided by community
organizations.
In some cases, the type of development proposed or the project design can enhance
the quality of life. The proposed project responds to the issues and objectives
described by the Human Resources Element in the following respects:
1. Potentially reducing the number and length of work trips due to the project's
proximity to jobs, and the potential reduction of stress due to longer work
trips.
2. Promoting a sense of community pride
3. Contributing to countering the effect of rapid population turnover due to
dynamic economy by increasing the City's residential base and reinforcing an
existing residential neighborhood.
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CHAPTER 5 GENERAL PLAN CONSISTENCY EVALUATION
4. Providing special access features for handicapped homeowners, including
handicapped ramps at all crosswalks throughout the site.
5. Contributing to the City's housing equity needs through the provision of
moderately priced housing
isG. ENVIRONMENTAL QUALITY
Meeting the recreational needs of its residence is an important goal of the West
Covina General Plan Environmental Quality Element. Applicable goals include
provision of adequate recreational facilities and programs, and the requirement that
new residential developments shall meet their internal recreational needs. In
response, the Project will include recreational facilities consisting of a landscaped
recreation area for the use of residents and their guests.
H. NOISE
All noise standards for residential land use as defined by the Noise Element of the
City's General Plan. The applicable goals of this Element are to reduce, to the
maximum extent possible, the impact of noise within the city and to ensure that land
uses are compatible with the related noise characteristics of those uses. Future noise
levels generated by traffic on Sunset Avenue will exceed the City noise standards.
Therefore, masonry noise walls as well as noise reduction measures within the
individual residential structures will be provided.
I. CONFORMANCE WITH STATE LAW
This 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.
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The following documents shall be prepared for approval by the City of West Covina
to ensure that the development of the site proceeds in an orderly manner:
• A. AMENDMENTS
The following procedures to amend this Specific Plan if necessary are incorporated as
part of this Plan:
1. Major Changes
The developer may initiate an agreement to the provision if substantial changes
are required in the project during the development process. An amendment to the
West Covina Sunset Walk Specific Plan shall be made in accordance with the
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.
2. Administrative Revisions
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. Changes in the building placement 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.
c. Architectural or landscape architectural modifications which do not alter the
overall design concept or significantly reduce the affect originally intended
(eg., an increase in the number of bedrooms or specific units)
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