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Ordinance - 2147ORDINANCE NO.2147 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO.05-11 • 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 to "Multiple -Family Residential" (MF-20) to "Specific Plan No. 22" (SP-22) on that certain property generally described as follows: Assessor Parcel No. 8454-018-901, as shown on the latest rolls of the Los Angeles County Tax Assessor; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 241h day of January, 2006, conduct a duly noticed public hearing to consider the subject application for a Zone Change, at which time the Planning Commission adopted Resolution No. 05-5099 recommending approval to the City Council; and WHEREAS, the City Council did, on the 215` day of February, 2006, 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: The project consists of a zone change application to change the designation from "Multiple -Family Residential" (MF-20) to "Specific Plan No. 22" (SP-22). 2. Findings necessary for approval of zone change are as follows: 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. A Negative Declaration was previously certified for 24-unit multi -family residential development. Because the proposal would only modify the zoning designation and does not increase the severity of the identified significant effects, the project may be approved under the certified Negative Declaration; and 0 Ordinance No. 2147 March 7, 2006 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 condominium project that will be consistent in density with the neighboring senior apartment complex and the apartment complex to the north. The existing zoning allows for multiple -family residential development. The subject property is not adjacent to any properties developed with single-family houses. Surrounding properties have all been developed with apartments or commercial development. 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 consistent with other surrounding properties. c. The proposed zone change is compatible with the surrounding area in that the subject property is located in an area with other multi -family housing and commercial developments. d. The proposed zone change will not adversely affect the General Plan as consistency between the General Plan and the Zoning Map because the existing General Plan designation is "High Density Residential" (over 20 units per acre). The proposed specific plan and approved development are in compliance with the General Plan designation, which allows for developments with densities greater than 20 dwelling units per acre. e. The approval of such zone change is consistent with the proposed General Plan land use designation of "High Density Residential." That land use designation allows for densities greater than 20 units per acre. 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. 05-11 is hereby found to be consistent with the City's General Plan and the land uses permitted within said zone classification. SECTION NO. 2: A Negative Declaration was previously certified for 24-unit multi- family residential development. Because the proposal would only modify the zoning designation and does not increase the severity of the identified significant effects, the project may be approved under the certified Negative Declaration. SECTION NO. 3: The City Council does hereby approve Zone Change No. 05-11 (Exhibit "A") changing the zoning designation of said property from "Multiple -Family Residential" (MF-20) to "Specific Plan No. 22" (SP-22) 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 March 2006. ATTEST: Cityrferk LaL66 N-mico Mayor Shelley Sanderson 2 Ordinance No.2147 March 7, 2006 • U 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 21" day of February 2006. That thereafter said Ordinance was duly adopted and passed at a regular meeting of the City Council on the 7`h day of March 2006, by the following vote: AYES: Herfert, Lane, Sanderson NOES: None ABSENT: Hernandez ABSTAIN: Touhey APPROVED AS TO FORM: 1444 Cit Attorney old Alvarez-Glasman City Clerk Purie Carrico`, 3 • • EXHIBIT A WORKMAN VILLA Specific Plan No. 22 Workman Villa November 1, 2005 SPECIFIC PLAN City of West Covina November 2005 Submitted By: McIntyre Development 370 E. Rowland Avenue Covina, Cafifcrnia 91723 Phone: (626) 332-2978 Fax: (626) 966-1274 • 0 TABLE OF CONTENTS I. INTRODUCTION A. Purpose of Specific Plan....................................................................1 B. Authority ....... ...................................................................................... 1 C. Relationship to the West Covina General Plan..................................1 D. Applicability of Specific Plan Land Use Standards .............................1 E. Interpretation......................................................................................2 F. Validity...............................................................................................2 G. Ambiguities........................................................................................2 PROJECT SETTING A. Location.............................................................................................3 B. Project Description.............................................................................3 C. Existing General Plan and Zoning .....................................................3 D. Existing Uses ..................... ..... .. .... .... ..—*...................""....—*.....-3 E. :— Existing Infrastructure/Services.........................................................4 1. Water......................................................................................4 2. Sewer......................................................................................4 3. Drainage.................................................................................4 4. Electricity.................................................................................4 5. Natural Gas.............................................................................4 6. Solid Waste......:......................................................................4 7. Telephone...............................................................................4 SPECIFIC PLAN COMPONENTS A. Land Use Plan...................................................................................8 B. Circulation and Parking......................................................................8 C. Landscaping......................................................................................8 D. Grading..............................................................................................9 E. Architectural Concepts.......................................................................9 F. Phasing..............................................................................................9 IV. DEVELOPMENT STANDARDS A. Purpose and Intent............................................................................10 B. General Development Standards.......................................................10 C. Permitted Uses..................................................................................10 D. Site Development Standards.............................................................11 1. Minimum Lot Size...................................................................1 i 2. Density....................................................................................11 3. Lot Dimensions.......................................................................11 4. Maximum Building Height.......................................................11 • 0 5. Minimum Building Setbacks....................................................12 6. Recreation Leisure Space.......................................................12 7. Maximum Building Coverage..................................................12 8, Minimum Parking Requirements.............................................12 9. Accessory Structures and Uses..............................................12 V. GENERAL PLAN CONSISTENCY EVALUATION A. Land Use...........................................................................................14 B. Circulation.............................................................. :..................... ...... 14 C. Economic Development......................................................................14 D. Housing.............................................................................................14 E. Safety................................................................................................1-4 F. Environmental Quality........................................................................15 G. Noise.................................................................................................15 H. Conformance with State Law.............................................................15 VI. IMPLEMENTATION A. Environmental Review.......................................................................16 B. Specific Plan......................................................................................16 C. Tentative Tract Map...........................................................................16 D. Amendments......................................................................................16 1. Major Changes........................................................................16 2. Administrative Revisions ...... :.................................................. 16 APPENDICES APPENDIX A LEGAL DESCRIPTION..............................................................18 APPENDIX B TENTATIVE TRACT MAP #62631............................................20 APPENDIX C SITE PLANS, ARCHITECTURAL FLOOR PLANS AND ELEVATIONS............................................................................21 LIST OF FIGURES Figure1 Regional Map.....................................................................................5 Figure2 Area Map............................................................................................6 Figure 3 Precise Plan.......................................................................................7 I. INTRODUCTION A. PURPOSE OF SPECIFIC PLAN The purpose of this Specific Plan document is to ensure a well -planned, high • quality environment for the development of residential use within Tentative Tract #62631. Timely and efficient development of the property can be ensured through the Specific Plan, which when adopted by City legislative action as ordinance, serves both a planning and regulatory function. This document fulfills the Specific Plan requirements of the State of California and the City of West Covina. 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 and will constitute the zoning for the project site. Land use standards and regulations contained within this document shall govern all areas within the project site. A legal description of the project boundaries is included in the Appendices to this report. C. RELATIONSHIP TO THE WEST COVINA GENERAL PLAN The Workman. Villa 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 local General Plan. 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 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. 1 0 E. INTERPRETATION The Planning Director of the City of West Covina, or his/her designee (herein referred to as "Director"), shall have the responsibility to interpret the provisions of the Specific Plan. All such interpretations shall be in writing, and shall be permanently maintained by the City of West Covina. • F. VALIDITY If any section, subsection, sentence, clause, phrase or portion of the Workman Villa 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. G. AMBIGUITIES Unless otherwise provided, any ambiguities concerning the content or application of the Workman Villa Specific Plan shall be resolved by the Planning Commission. 2 0 II. PROJECT SETTING A. LOCATION The Specific Plan consists of a 1.12 acre site and is located at 1838 E. Workman Avenue in the City of West Covina, California. The project site, comprising of one lot is bordered on the north by apartments, on the south by an auto • dealership, on the east by a senior apartment complex and on the west by an auto dealership. Regional access to the site is provided by the San Bernardino Freeway (Interstate 10) and the Pomona Freeway, which link the City of West Covina with the Los Angeles metropolitan area to the west and the Inland Empire to the east. From the San Bernardino Freeway, the primary route is to exit Azusa Avenue north to Workman Avenue. The site is near the southeast corner of Workman and Azusa. B. PROJECT DESCRIPTION The Workman Villa Specific Plan area encompasses a 1.12 acre site for the development of twenty-four (24) dwelling units. The project is proposed to be a 24-unit, 2-story market rate condominium development. The proposed units are all three bedrooms and two baths. Five different floor plans are proposed with floor areas of 1,309 to 1,444 square feet. The project includes 6,620 square feet of landscaping and 56 parking spaces. C. EXISTING GENERAL PLAN AND ZONING The West Covina General Plan designates the project area as "High Density." Land adjacent to the project site to the south and west is zoned "Service Commercial' (S-C) while property to the east and north is zoned "Medium Density — Multiple Family Residential' (MF-20). The project area is being developed under a Specific Plan designation which allows for multiple -family housing at a maximum density of 22 units per acre. The proposed density will be in conformance with the City of West Covina General Plan. D. EXISTING USE The Specific Plan area consists of a rectangular shaped lot that is relatively flat with natural drainage from north to south, which will be redesigned to drain from south to north. The site is currently occupied by a one-story building, formerly the American Red Cross, which will be demolished to construct the condominiums. 3 0 E. EXISITING INFRASTRUCTURE/SERVICES 1. WATER The water purveyor for the project is Suburban Water Systems (SWS). One water connection point is anticipated for this project at Workman .Avenue. An 8-inch main line is anticipated with 1-inch laterals provided for all lots. 2. SEWER There is an existing Los Angeles County Sanitation District (LACSD) sewer main below Workman Avenue. It is anticipated this project will tie into the line approximately 10-feet from the existing manhole that lies approximately 340-feet east of the intersection of Azusa Avenue and Workman Avenue. 3. DRAINAGE Project storm drainage will be carried to the public street. The entire site will flow to an existing storm drain on the south side of Workman Avenue , east of Azusa Avenue in accordance with the City of West Covina's Master Drainage Plan. 4. ELECTRICITY Electricity to the project is provided by Southern California Edison. Services adjacent to the site are available. A 6-foot utility easement runs along the western edge of the project site. 5. NATURAL GAS Southern California Gas provides natural gas to the project area. Services adjacent to the site are available. 6.. SOLID WASTE Solid waste disposal is provided by Athens Disposal Company and placed at the various landfills, depending on where the driver's last pick up is located. 7. TELEPHONE Telephone service to the project site is provided by Verizon. A 3-foot utility easement runs along the western edge of the project site. 13 0 Figure 1 — Regional Map • • �1 �: 1 1: 'A• 1 ` 9 . • r gr '� 31 z �ul�ar©_ a "'�I�• �' 19t� J F-6250 'Ju J'1�raIP!!11 `� �_�Lir�1`�•tI",7 '�`' :� Biel ii�` l lite low TT +` ZE e�'�i"� , i __,;.� L�+.'�iA'ai ®w� .A�► Bar _i�l!cv�407<60.'��.�;+�j�,�,'� I tipp� ' ' t g���f�Y1 � Ll7irn�sd�T1'!.1\ I�39 7I 3i r 3 .1401 • C�L�$'� : � NMI ,ttr� r� J i `. � ��fi���r�j�•�Ierk>5''. / '.,�Ei II�T'i��i���'#137L9� NV■IIR7 9• � YERM���� < u,..d��'�91�E3Ya�1� i90 �91J_#i4 1����� 1% �017e� y�11{1LL °�$l:u.� i�a� �1�??llAA}�.r'aY IY@F� ri!113i11Op 7i•� P�'���� IF; UA 19�7PS+®$ligls un:, i z ®7�`w..±Z7WE 'F � 405`��rt ..� •� ` 1 �• ��IfYI"ii71I'���i■®®�®�9�� � �I c 7 .,tom �, 11 ai11 C.n � • 1� ' f al 39 a1�1'!"i7ii�.1��1• Ilss � 1��^oT � i23ungir®�ru si • v • s . s o '. • a ��1I�� 405 min: ,I ��1� �� �_. ����••II • • • • • �55. s fit;•• a •�~_��: $ 9 i •, • 133 •. � •S•�� G awn' r 1 7: 0 Figure 2 — Area Map • 0 0 Figure 3 — PRECISE PLAN (SITE PLAN) h1 • E WOW" AVF I-W:lKMAN VILLA 0 III. SPECFIC PLAN COMPONENTS The following sections contain a variety of individual component plans, which define the overall framework for development within the project area. The intent of the component plans is to describe the various planning concepts for establishing orderly and attractive • residential development within the Workman Villa Specific Plan area (Tentative Tract 62631). The Specific Plan components include: Land Use, Circulation and Parking, Landscaping, Grading, Architectural Concepts and Phasing. A. LAND USE PLAN The proposed land use for the project site is residential use (see Figure 3). The residential use will consist of a twenty-four (24) unit condominium development with 48 resident and 8 guest parking spaces. Lot coverage is 71 % (34,604 sq. ft.). The 24 condominium units will be incorporated into four (4) buildings. B. CIRCULATION AND PARKING The project has one point of access from Workman Avenue. Circulation within the project area features a twenty-six (26) foot wide interior common driveway. Each dwelling unit will have a two (2) car garage on grade. Visitor parking will be provided for eight (8) cars between the dwellings. In addition, there is on -street parking on Workman Avenue. Workman Avenue will receive a dedication of seven (7) feet to allow for future street widening. C. LANDSCAPING Trees, shrubs and groundcover, which will enhance the visual quality of the project area, will be provided. As shown in Figure 3, Precise Plan, the project will make extensive use of trees and other landscaping. Large and medium scale trees, shrubs, turf and groundcover will be used extensively throughout the site. In addition, two (2) large open space areas of 2,073 and 2,179 sq. ft. will be provided with recreational. amenities. Also, there are two (2) more open space areas. All landscaping within the site will be provided with automatic irrigation systems equipped with water saving devices designed to conserve water. Where appropriate, low water -consuming or drought tolerant plant species will be used. A six (6) foot decorative masonry perimeter wall will be provided around the boundary of the project, except along the frontage of Workman Avenue. There are no trees on the site that are worthy of retention. 51 0 • 0 D. GRADING Grading to create a building site, driveways and positive drainage will occur on the project site. A preliminary soils study has been prepared in conjunction with this project. All grading activities shall be in compliance with the West Covina Municipal Code and the UBC. E. ARCHITECTURAL CONCEPTS The proposed buildings will include high quality architectural features and building materials, such as multi -level hip roofs with Spanish tile, window shuttering, knee braces and corbels on gable roof pop -outs. The windows on all elevations include a variety of window treatments such as pot shelves, window trim and wrought iron railings. The primary stucco color is an off-white "Sand." Two contrast stucco colors will also be provided on the base of the building and on window pop -outs. In addition, window shutters will be painted a brown "Burnt Crimson" or gray "Shaggy Bark". With the exception of the front two (2) units, each unit will have a 50 sq. ft. balcony opening to the central driveway area. The portion of the building facing Workman Avenue will include an "Ohio Cobblefield" stone veneer around the doorway. F. PHASING The grading and site improvements shall be completed in a single phase. IV. Development Standards A. PURPOSE AND INTENT The following development standards are applicable to all residential dwellings constructed with the Workman Villa Specific Plan area. It is the purpose of these • development standards to provide for a quality neighborhood living environment. B. GENERAL DEVELOPMENT STANDARDS 1. There shall be no more than 22 dwelling units per acre. (total 24 units). 2. Each building shall abut and have vehicular access from a common driveway with a minimum 26 foot width. 3. Common areas shall have appropriate maintenance agreements recorded which guarantee in perpetuity the availability of adequate and safe access. 4. All exterior walls along west, south and east property lines shall be constructed by the developer and shall be of similar decorative masonry materials, and shall be approved by the Planning .Department. Chain link fencing is not allowed. 5. Common areas and vehicle access areas shall be owned and maintained by a property owner's association. The articles of incorporation of the property owner's association and CC&R's shall be in a form approved by the Planning Director and the City Attorney. 6. All utilities shall be placed underground. Each dwelling unit shall be individually metered. 7. Any development standards not provided by the Specific Plan shall be in accordance with the development standards contained within the City of West Covina Zoning Ordinance. C. PERMITTED USES 1. Multiple family dwelling units, subject to the provisions of General Development Standard B, above. 2. Detached accessory structures such as gazebos, cabanas and storage sheds, where incidental to a primary residential use. , 3. Swimming pools, BBQ's, spas, water fountains and related equipment and recreational amenities. 10 E 4. Trellises, patio covers, awnings and similar patio shade structure. 5. Signs shall be permitted for the identification of the development as delineated in the City of West Covina's Zoning Ordinance. 6. Other uses permitted by the West Covina Zoning Ordinance such as the • keeping of domestic pets, home occupations, etc. D. SITE DEVELOPMENT STANDARDS 1. MINIMUM LOT SIZE 48,765 Square Feet 2. DENSITY Maximum of 22 units per acre (24 total units per this Specific Plan). 3. LOT DIMENSIONS a. Minimum Lot Width' One -hundred -thirty-four feet and 4 inches (134' 4"). b. Minimum Lot Depth Three -hundred -sixty-three (363) feet. 4. MAXIMUM BUILDING HEIGHT Two (2) stories; when measured from the highest point of ground adjacent to a building or structure, the vertical distance shall not exceed thirty (30) feet. According to the West Covina Zoning Ordinance, the "lot width" is the horizontal distance between the side lot lines measured at right angles to the line comprising the depth of the lot at a point midway between the front and the rear lot lines. 2 The West Covina Zoning Ordinance states, that the"lot depth" is the horizontal length of a straight line drawn from midpoint of the front lot line and at right angles to such line connecting with a line intersecting the midpoint of the rear lot line and parallel to the front lot line. A curved front line shall be deemed to be a line tangent to the curve and parallel to a straight line connecting the points of intersection of the side lot lines of the lot with the front line. 11 0 • 40 5. MINIMUM BUILDING SETBACKS (As measured from the property line) Front Setback 21 ft.* (1 s` Story) Front Setback 21 ft.* (2nd Story) Side Setback 10 ft. (1! and 2nd Story) Rear Setback 24 ft. (1st and 2nd Story) (* Not including Irrevocable Offer of Dedication) Eaves, cornices, chimneys, media areas and other architectural features such as canopies, cantilevered roofs and wing walls may project into the required front and rear yard setback areas a minimum distance of three (3) feet and not more than two (2) feet into the required side yard areas. 6. RECREATION LEISURE SPACE Minimum Dimension twelve (12) feet. 7. MAXIMUM BUILDING (GROUND) COVERAGE Maximum Building Coverage shall not exceed seventy-one percent (71 %) of the total lot area. 8. MINIMUM PARKING REQUIREMENTS a. Garage: Shall comply with minimum width and depth for a two (2) car garage, 20'-0" deep and 20'-0" wide (clear interior dimension). All garages shall have rollup doors and automatic openers. b. Common Driveway: Minimum width of twenty-six (26) feet. Maximum driveway opening at the curb of twenty-six (26) feet. 9. ACCESSORY STRUCTURES AND USES a. No accessory detached structure, air conditioners, mechanical equipment, gazebos, pool or space equipment shall occupy any portion of the front yard setback. b. All accessory detached structures and building additions shall be fifteen (15) feet in height or less. C. Accessory structures (including patio covers) shall be set back a minimum of ten (10 ) feet from side and rear property lines. W All additions, including patios covers, shall meet the minimum side and rear yard setback requirement for primary structures. • 13 • V. GENERAL PLAN CONSISTENCY EVALUATION This Specific Plan addresses each of the elements contained in the West Covina General Plan, and presents the details of compliance of the proposed development with the goals, objectives, policies and concepts of each element. The compliance of this Specific Plan with the West Covina General Plan is discussed below. 16 A. LAND USE Remaining a predominantly residential community is one of the goals of the City of West Covina General Plan Land Use Element. The project site is designed as a Specific Plan. The Specific Plan designation permits 22 dwelling units per acre. The General Plan Land Use Element permits a maximum of 45 dwelling units per acre. A total of twenty-four (24) dwelling units are proposed, consistent with the General Plan. B. CIRCULATION Workman Avenue, along the northern boundary of the project site is designated as a 4-lane minor arterial street in the West Covina General Plan Circulation Element. This street is presently developed to a 66-foot right-of-way. The project includes a dedication of seven ( 7 ) feet to increase the right-of-way for future expansion if necessary. C. ECONOMIC DEVELOPMENT An expanded local economy, increased employment opportunities, and a strong tax base are the goals of the West Covina General Plan Economic Development Element. In an effort to meet the housing needs of an increasing labor force (due to increased employment opportunities within the City), this project is proposed. Twenty-four (24) new dwelling units will be developed to help ensure that there will be enough units to meet the projected increase in the City's work force. D. HOUSING The provision for adequate and diverse housing facilities is one of the ultimate goals of the City of West Covina General Plan Housing Element. In recognition of this goal, the Specific Plan proposes owner -occupied housing, which will complement existing residential development in West Covina. E. SAFETY To comply with provisions of the West Covina Safety Element, soils and geologic studies have been prepared for the project site. Implementation of the recommendations contained in these reports will provide for the safety of future residents. 14 r� U F. ENVIRONMENTAL QUALITY Meeting the recreational needs of its residents is an important goal of the West Covina General Plan Environmental Quality Element. According to the Environmental Quality Element, new residential developments shall have a capability of meeting their recreational needs. This project provides two (2) large recreation -leisure spaces with recreational amenities as well as two additional smaller areas. G. NOISE According to the West Covina General Plan, the project as designed is not impacted by any major source of noise. Mitigation measures to reduce noise impacts were evaluated through an acoustical study and have been incorporated as a condition of approval on the project. Possible effective mitigation measures include the use of landscaping, earthen berms, sound attenuating walls, setbacks from roadways, and hour's restrictions on construction and maintenance operations. H. CONFORMANCE WITH STATE LAW The following Specific Plan has been prepared in accordance with the California Government Code Section 65450 et. al. and applicable ordinances of the City of West Covina, and will constitute the zoning for the project site. Land use standards and regulations contained in this document shall govern all areas within the project. A legal description of the project boundaries is included in the Appendices to this report. 15 is VI. IMPLEMENTATION The following documents shall be prepared for approval by the City of West Covina to ensure that development of the site proceeds in an orderly manner. A. ENVIRONMENTAL REVIEW . Based on the Specific Plan and the tentative tract map, a Negative Declaration of Environmental Impact has been prepared for the proposed project as required by the California, Environmental Quality Act (CEQA) to determine its potential environmental effects and the need for measures to mitigate these effects or for additional study. B. SPECIFIC PLAN This Specific Plan will be reviewed and approved by the City of West Covina to provide land use, design, and other controls on the proposed project in conformance with the City's General Plan. C. TENTATIVE TRACT MAP A tentative tract map (Tentative Tract 62631) will be recorded pursuant to applicable requirements of the Subdivision Map Act and City of West Covina rules and procedures. D. AMENDMENTS 1. MAJOR CHANGES The developer may initiate an amendment to the provisions of this Specific Plan, if substantial changes are required in the project during the development process. An amendment to this Specific Plan shall be in accordance with California Government Code (Section 65450 through 65457). Revisions to the map shall be in accordance with the California Subdivision Map Act and the City of West Covina procedures for the implementation of the Map Act. 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 limitation: a. Building placements which do not change the general location and layout of the site; liV] • b. Grading alternatives which do not change the basic concept, increase slopes, or charige course of drainage which could adversely affect adjacent or surround properties; and c. Architectural or landscape architectural modification, which do not alter the overall design concept or significantly reduce the effect originally . intended, 17 APPENDIX A LEGAL DESCRIPTION 1] • LEGAL DESCRIPTION Parcel 2 of Parcel Map No. 33, in the City of West Covina, County of Los Angeles, State of California, as filed in Book 11, Page 52, of Parcel Maps, in the Office of the Recorder of said county. • 19 • APPENDIX B TENTATIVE TRACT MAP #62631 • Kc 0 0 0 ---r A 0 EXISTING NEW VEHICLE STORAGE AREA (AUTO DEALERSHIP) ,.�,j N F1 ------------- - - - - - - - - -- -- - - ------- C WOPI,.MAN A V+IE N 7 It JV ii MMOM 11 N! )iz 0> >< 0 z m WOMB- I Lull I APPENDIX C SITE PLAN ARCHITECTURAL FLOOR PLANS AND ELEVATIONS 21 C 4. J N�NVdO"13�34 �F1 ILN��IN 9li i I EI I I fill, 4 } d��lA NbINJIIiOM J8 ! 1n <'.:, e °a a , y z ■i ee yg m 0 9 G g. 1 �c rl' iN3rldo- 3Xaa aauni III ! -I _ • 0 o 0 I a Q LL PAY i s +a. s7 a Illrp e V a � � V R s� 3 ! jf • 111 _ o 3 n N 3 tl N tl W `A i1 0 M j -------- ----------------- d B C x., ..•:o 0 S+; TV �•�Ilw � r V`I-IIA NVV4)IUOM �- ra x. 9y ! 3av WNWYA 3 am • • V17iA NVN)IUOM • 2 • WORKMAN VILLA I 1N3V4c1013A3a 3WJN'10A V-1-11A NVWJIdOM ml .LN—NO-SABc7 ��A1N'�;.�N9 I4��I ti��lA milli ............. ... . •- LUi I ! a { I �w p 3 99 Q,INDV4801BA30 a� !91a I s b171IA NvvvNbo..m l i 0 �q� ry�ry ILLI i 15 Ll �I ia: q! pp vim Wii610M E EI d a < 6 HOI"7 a • 3 I n N 3IA V WI Z�w a� 0 { li€yil`s�g� iggy{C{�g eiE o��ooe�00000 ---uses_.__-------v------------------------as-_-_- N V W H a 0 M/ 0 • ZONE CHANGE NO.05-11 EXHIBIT B k 1 r y s . s s y a A 't4,� lMy ,, 1 1 y f 1 ✓� {)�� �J; ;f "'i 3i 314 'r c Xt�ti '^U200 rb.. 1ni'�1415> 3 s xy iy" 4 t�^ilCCvt Six '`"n aa1` ## t F s a E WORKMAN AVE LU �1 t'".t' .S1s� xkt1 i un-4 "" ill, 1 1" tL}9174IM� t1929� kIGY9 ¢ f ���� 4i 8 ,�y�{{w'�'ff2�,'s+�,��tr1�aG citt�`;6 EIDAHOMEST TT4,`�7 '! ''"'.; 'i r✓F 8s rif�fh ,�{�sk d ��u e`4' fib 1JCIy�� t +; '4 �' ,, � ,yM y�°� �� 4 syyyta : �•+�+al � Y�it.��t-+r+. «+ NNe:'C`` 1916, ¢ 4ti, ya ��T'fa �i � r�r � �1 '�rv7r'k�"� "`3a�"2V i�4M1✓+�" � � +yr ` .; "+`=5`"+.+ � �. Y� •''#' t'`vi ,�n �+�{ i o-�Mi'° �'+ u l�iit "l t33 .C(frr� y, n + ct �{+ t<n: F + � � e r1a t1 � �✓ r w /•�+ d 1917E 1043 rYA29 f+� anti e 0�'`y;IkiS'+e �!f'P €PdF t i# " yh3i2 Idie' ly $y&{Tp 7 +t � �k�Jyi�6, P %'���Na iw m�.� k � �S Yy � �" d ��� �* ti,liy ��� �'` � � M1 d s R"}51A + y ,� °+ � o d�>'•+ r � .� � u �P jy'u��urw+ n� �+k�✓�' J4 1� ¢x � sir ✓ tp y�i �i}�la 1'i ✓ Indicates area proposed to be rezoned from "Multiple -Family Residential" (MF-20) to Specific Plan No. 22