Ordinance - 2248ORDINANCE NO.2248
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO.13-01
ZONE CHANGE NO.13-01
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: WC Homes LLC (Craig Cook)
LOCATION: 1611, 1623, and 1773 West San Bernardino Road
WHEREAS, there was filed with this City a verified application on the forms prescribed
in Section 26-153 and 26-199 of the West Covina Municipal Code, for the reclassification from:
"Manufacturing" (M-1) to "Specific Plan No. 26 (Bella Vista Specific Plan)"
on that certain property generally described as follows:
Assessor's Parcel Number 8435-011-005, 8435-0157037, 038, 193-198, 203-207, 210-
220, including Lot No. 89 and northern 247.86 feet of Lot A from Tract Map No. 62342,
in the records of the Los Angeles County Assessor; and
WHEREAS, consistent with the request, the applicant has also requested a General Plan
Amendment (No. 13701) to change the designation of the Land Use Element on the subject
properties from designation on the subject property from. "Industrial and Manufacturing" to
"Residential High;" and
WHEREAS, the proposed zone change is requested to provide consistency between the
General Plan and Zoning Map, and to establish zoning standards for the subject project; and
WHEREAS, said zone change application is requested to allow for the development of
135 residential town -home units; and
WHEREAS, a precise plan (No. 13-05) for the site plan and architecture has been
submitted for the development of the project; and
WHEREAS, a tentative tract map (TTM 72152) has been submitted for the subdivision of
the "Project Site" into 141 lots that includes lots 1 through 135 for the development of 135 town -
home units and lots A through D to accommodate access, interior network of drive isles and
open space. Lot 136 will remained developed with an existing wireless telecommunication
facility and Lot 137 to be developed with a parking lot and will remain zoned "Manufacturing"
(M-1); and
WHEREAS, the Planning Commission, upon giving the required notice; did on the 251"
day, of June, 2013, conduct a duly noticed public hearing to consider said application and
adopted Planning Commission Resolution No. 13-5518 recommending the approval of Zone
Change No. 13-01; and
WHEREAS, studies and investigations made by the Planning Commission and in its
behalf reveal the following facts:
1. The project consists of a development plan. for the construction of three-story
residential town -home units that include 91 three -bedroom units and 44 four -
bedroom units on a. 6.46-acre property.
2. The project includes a General Plan amendment to change the Land Use
designation from "Industrial and Manufacturing" to "Residential High" to allow a
multi -family development.
Ordinance No. 2248
Page 2
3. The project includes "a' zone change requesting to change the zone from
"Manufacturing" (M-1) to "Specific Plan No. 26 (Bella Vista Specific Plan)" that
allows for 135 residential units.
4. The project includes a precise plan for the architecture and site plan layout for the
proposed project.
5. The applicant is requesting approval of a tentative tract map to subdivide the site
into 141 lots.
6. Findings necessary for approval of a 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. ,
7. 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 pursuant to the Mitigated Negative
Declaration approved.
NOW, THEREFORE, the City Council of the City of West Covina, California, does
ordain as follows:
SECTION 1. The above recitals are found to be true and correct and incorporated herein
by this reference.
SECTION 2. Based on the evidence presented, and the findings set forth, the above
Zone Change No. 13-01 is hereby found to be consistent with the City's General Plan and the
land uses permitted within said zone classification as follows:
a. The proposed zone change will facilitate the development of 135 residential town -
home units. As the economy has shifted in recent years, many communities
within the San Gabriel Valley, including the City of West Covina, have lost
commercial, manufacturing and industrial activity. These economic impacts have
left vacant and excess parcels of -land that are commercial, manufacturing and
industrial sites, while the supply of land zoned for residential development has
become inadequate to meet the growing demand for housing. The City of West
Covina has not completed a comprehensive evaluation of land uses and growth
projections for over a decade. As such, there are changed conditions since the
existing zoning became effective to warrant a zone change to accommodate the
growing housing demand.
b. 'An environmental study, in compliance with CEQA, has been prepared
determining that mitigation measures are required. The mitigation measures serve
to prevent adverse impacts on surrounding land uses, and service systems. In
addition, the proposed zone change will 'riot adversely affect adjoining property
value and will not be detrimental since the" `yap ant subject properties are in need of
major renovation. " The proposed projec'C will replace the existing outdated
Ordinance No. 2248
Page 3
buildings and redevelop the site. In addition, an existing multi -family residential
development is immediately adjacent to the east of the site and a public school
site is located to the south. Therefore, -the subject property is ideally situated to
transform from an industrial/manufacturing use to a.residential use. As such, 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. The City of West Covina's Regional Housing Needs Assessment (RHNA) for the
2008-2014 planning period had been determined by SCAG to be 2,462 units
including 631 units for very -low income households, 388 units for low-income
households, 417 units .for moderate -low income households and 1,026 units for.
above moderate households. For the 2008-2021 " planning period, the City's
regional fair share was determined to be 831 units including 108 units for
extremelylow income households, 109 units for very low-income households,
129 units for low-income.households, 138 units for moderate -income households
and 347 units for above moderate -income households. In recent years, the City
has built higher density. units primarily for senior citizens only. Although the
units are not considered affordable units as units being subsidized by any public
funding mechanism, the proposed 135 residential town -home units would be
potentially more affordable than single-family residential dwelling units or
detached condominium" units that have a feel of a single-family unit but are built
on smaller lots ranging from 3,500-5,500 square feet of land area. In addition, the
project provides an additional housing type that can accommodate a segment of
the population that does not desire to, live in a single-family dwelling unit..
The Housing Element of the General Plan calls for:
• "Providing a variety of housing types to accommodate all economic
segments of the City;"
• "Promote equal housing opportunity for all residents;" and
• "Identify adequate sites to achieve housing variety."
The project would provide housing that could accommodate larger families and
those with disabilities. As such, the change of zone will be in the interest of the
public health, safety, and general welfare.
d. ' The proposed zone change requires a General Plan amendment. Since the market
housing conditions have changed and the City's development standards do not
reflect new housing trends, the applicant is proposing a specific plan to establish
the development standards of the project. The proposed project would be
developed in buildings comprised of 4 units, 6 units, 7 units or 8' units. The
proposed units will not be stacked flats and therefore, providing a better living
arrangement and design. The project would be adjacent to an industrial business
park to the west, a railroad and industrial use to the north, San Bernardino Road
and a public school to the south and a multiple -'family residential project to the
east. Therefore, the proposed project would not be the only residential project on
the north side of the street on San Bernardino Road. As such, the approval of
zone change will not adversely affect the comprehensive General Plan so adopted
by the City.
e. With the approval of the General Plan, the proposed zone change would be
consistent with the General Plan. The proposed project is consistent with the
development standards set forth in the Specific Plan No. 26 (Bella Vista Specific
Plan).
SECTION 3. The City Council of the City of West Covina hereby hereby approves
Zone Change No. 13-01, adopting the specific plan text as set forth in Exhibit A and changing the
zoning designation for subject property as set forth on Exhibit B and amending the Zoning Map of
the City of West Covina.
Ordinance No. 2248
Page 4
SECTION 4. The City Clerk shall certify to the passage of this Ordinance, which shall
take full force and effect thirty (30) days from its adoption.
ATTEST:
i
APPROVED AND ADOPTED on this 6ch day of August 2013.
ity Clerk Laurie -Carrico
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 161h day of July 2013. That thereafter said Ordinance
was duly adopted and passed at a regular meeting of the City Council on the 6th day of August,
2013, by the following vote:
AYES:
McIntyre, Sotelo, Sanderson
NOES:
Sykes
ABSENT:
Herfert
ABSTAIN:
None
City Clerk L urie.Carricof "
APPROVED AS TO FORM:
Ci Attorney old Alvarez-Glasman
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BELLA VISTA WEST COVINA
135 TOWNHOMES
PREPARED FOR: CITY OF WEST COVINA
1444 WEST GARVEY AVENUE
WEST COVINA, CA 91790
APPLICANT: WC HOMES LLC
1773 WEST SAN BERNARDINO ROAD
SUITE B-42 WEST COVINA, CA 91790
PREPARED BY: CRAIG COOK
626-338-5650
PROJECT OVERVIEW
1.1 Introduction
The purpose of this Plan. is to provide for the development of a 135 multi -unit residential
development on a 6.46-acre site. The project site is currently zoned Manufacturing and was
previously occupied by a commercial lumberyard business (Pick's Building Material) and a
towing/impound business. (Blackards Towing). -An existing wireless telecommunication facility
will remain at the site. The specific plan will provide a quality design that is compatible within
the context of the area and provide a cohesive transition between manufacturing uses to
residential uses. In addition, the specific plan will provide housing opportunities within the City
of West Covina for the general population.
Section 1.2 Authorities of the specific plan
"The Bella Vista" Specific Plan is established through the authority granted to the City .of West
Covina by California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450
through 65457 (Specific Plans).
A specific plan is a legislative planning tool, regulatory in nature, and serves. as zoning law for
the property involve. Development plans, site plans, and tentative tract/parcel maps must be
consistent with both the specific plan and the City's general plan.
According the California Government Code (section 65451), a specific plan shall contain the
following elements:
A specific plan shall include text and a diagram that specify all of the
following detail
1. The distribution, location; and extent of the uses of land, including open
space within the area covered by the plan.
2. The proposed distribution, location and extent, and intensity of Major
components of public and private transportation, sewage, water,
drainage, solid waste disposal, energy and other essential,facilities
proposed to be located within the area covered by the plan and needed to
support the land uses described in the plan.
3. Standards and criteria by which development will proceed and standards
for the conservation, development, and utilization of' natural resources,
where applicable.
4. A program of implementation measures including regulations, programs,
public works projects, and financing measures necessary paragraphs 1
and 2. A Specific Plan shall, include a statement of its relationship to a
general' plan.. Section 1.3 below discusses the relationship of the Specific
Plan to the City of West Covina General Plan.
Section 1.3 General plan consistency
Per the California Government Code, Section 65454 "Consistency with the. General Plan," the
Bella Vista Specific Plan must be consistent with the City of West Covina's General Plan. The
Governor's Office of Planning and Research defines consistency with a General Plan as "a
program or project that will further the objective and policies of the General Plan and not
obstruct their attainment.
As required by state law, this section provides an assessment of consistency with the City's
goals and objective. of the current General Plan. The framework for this assessment is the list of
the City's goals and objective drawn from the Housing Element and Land Use Element. The
goals and objective are presented in upper case letter and italics. The discussion following the
goals and objective outlines the Specific Plan's conformance to these goals and objectives.
In. conjunction with the proposed Specific Plan, the proposed project requests a General Plan
Amendment to designate thelsite as Residential High.
The Bella Vista Specific Plan shall serve to implement the following General Plan Goals:
• Housing Element — Goal 2: "Provide a variety of housing types to accommodate all
economic segments of the City."
Policy 2.4: ""Provide high quality of high quality housing for current and future
residents at all income levels to achieve a "balanced" community."
• Housing Element— Goal 4: "Promote equal housing opportunity for all residents:"
Policy 4.4: "Encourage housing construction or alteration to meet the needs of
residents with special needs such as large families, the elderly and disabled."
• Housing Element —Goal 5: "Identify Adequate Sties to Achieve Housing Variety."
Policy 5.1: "Provide a range of residential development types in West Covina,
including low density single-family homes, moderate density townhomes, higher density
multi -family units, and residential/commercial mixed use in order to address the City's
share of regional housing needs.
Policy 5.6: "Explore opportunities for new residential development within those areas
of the city occupied by vacant or underutilized, obsolete commercial and industrial uses. "
• Land Use Element - Goal 4: "Arrange land uses with regard to the health, safety,
convenience and welfare of the residents of the City."
Section 2.1 Land use plan
The specific plan seeks a maximum density of 20.1 dwelling units per acre. The specific plan
would allow a maximum of 135 units within the 6.46-acre site.
The specific plan area is currently zoned Manufacturing (M-1), which does allow residential
uses. The zoning shall be.changed from Manufacturing to Specific. Plan.
Section 2.2 Land use summary
The 6.46-acre development shall consist of a "Specific Plan" land use component. The
residential development shall consist of 135 townhome units, with on -site recreational/open
space areas.
WEST COVINA ZONING MAP
Legend
Residential
R-A -Residential Agriculture
R-1 - Residential Single Family
MF-8 - Residential 8 dufac
MF-15 - Residential 15 du/ac
MF-20 - Residential 20 du/ac
MF-45 - Residential 45 du/ac
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Commercial and Industrial
5" N-C - Neighbohood Commercial
S-C - Service Commercial
® R-C - Regional Commercial
C-2 - Medium Commercial
® C-3 - Heavy Commercial
® O-P - Office Professional
M-1 - Manufacturing
I-P - Planned Industrial
Public Use
P-B - Public Building
o-S - Open Space
Master Plans and Specific Plans
PCO-1 - Planned Community Development
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SP - Specific Plan
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Section 2.3 Relationships to the California Environmental -Quality Act (CEQA)
A Mitigated Negative Declaration (MND) has been prepared for the specific plan in accordance
with CEQA to evaluate the potential environmental impacts associated with development of the
project. The MND has been prepared in conformance with California Public Resources Doe
Section 21000 et seq; California CEQA Guidelines (California Code of: Regulations Title 14,
Section 15000 et seq); and the rules, regulations and procedures for CEQA as adopted by the
City of West Covina.
All mitigation measures required in the MND will be certified and amended by the City Council prior to
being incorporated by reference and are applicable to the specific plan.
Section 2.4 Location and setting
The 6.46-acre project site is located in an urban area and is surrounded on all sides by
development. Multiple -family residential development is located along the project site's eastern
side while industrial development is located to the north and west. A railroad ROW extends
along the property's northern side while San Bernardino Road extends along the site's southern
side.
The southern half of the site is occupied by two commercial uses that are now .closed for
business (Blackards Towing and Picks Building Material). Blackards Towing was established in
1948 at 1611 W.. San Bernardino Road and the business remained opened until the mid 2000's.
Pick's Building Material had been operating at 162.3 W. San Bernardino Road since the early
1950's. In 2008, the business was acquired by Barr Lumber which ceased operation in August
of 2008. The northern half of the project site is vacant though the northwestern portion�is being
used for vehicle parking. A cellular tower, camouflaged as a pine tree, is located in the' eastern
portion of the site. -With the exception of the cellular tower, all of the existing structural
improvements will be demolished.
Section 3.1 Phasing policies
The following, policies are intended to ensure that the specific plan shall provide the essential
infrastructure and services to support each phase development. See Exhibit 3.1, Phasing Plan.
• All new development shall provide the appropriate level of public improvements, services
and utilities to adequately serve the proposed uses for each phase of development.
Confirmation by the Public Works department of adequate facilities shall be provided
prior to the issuance of building permits.
• The specific plan shall be developed in 8 phases. Phase I is anticipated to be completed
by January 2014.
• Phase 2 shall start development after Phase 1 completion or thereafter; and so forth.
• To the maximum extent possible, all backbone infrastructure for sewer, water, drainage
facilities and street improvements for San .Bernardino Road shall be provided for the
entire project within the first phase of the.development. The developer shall pay for the
4.0 Development standards purposes and intent
The provisions of this Plan have been established to provide for the orderly development of the
Plan Area. Application of the Plan 'is intended to protect the health, safety, and welfare of the
community. In order to provide relief and allow deviations from the development standards and
Zoning Code requirements the following control mechanisms shall be applied. As to all issues
wherein this Plan is silent, the City's codes and ordinances and codes shall apply
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4.1 Development standards- development plan. (site plan)
The following development standards shall apply to the overall residential development within
the specific plan.
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Section 4.1 General provisions
Any situation not specifically addressed by the specific plan, shall be subject to the West Covina
Municipal Code (Chapter 26, Zoning).
Section 4.2 Maximum density
The site plan attached hereto and incorporated herein by this reference identifies the
boundaries for a multi -family residential development. The density shall not exceed 21 units per
acre.
Section 4.3 Minimum lot size
Minimum lot size is 20 feet in width and 40 feet in depth.
4.4 Yard areas (Setbacks)
The following required yard areas shall be observed (these are residential setback because
building edge is lot edge):
Set Back from Street: San Bernardino Road - 25 feet minimum
San Bernardino Road right of way (back of sidewalk) - 15 feet minimum,
Side Yards: 10 feet minimum from property line and existing buildings
Rear Yards: 10 feet minimum
All setback areas are required to be landscaped in accordance With the required Landscaping
and Irrigation. Plan.
4.5 Minimum floor areas
Each dwelling unit shall have. and maintain minimum gross floor areas, excluding private patios,
balconies and garages as follows:
Minimum sq footage -1600 ft
Minimum Number of Bedrooms — 3 Bedrooms
Proposed
Plan 3A - 1700 sq ft
Plan 313- 1746 sq ft
Plan 3H- 1746 sq ft
Plan 4A-2110sgft
4.6 Building length and height
No building or structure shall be constructed in excess of 175 feet in length. No building or
structure shall be constructed of a height exceeding 3 stories or 40 feet.
4.7 Open spaces
Private Open Space Each dwelling unit shall include a private open space area in the form of a .
balcony or a porch having access from the main dwelling unit. All balconies and porches shall
be substantially enclosed by a solid wall or rail at least 42 inches in height and shall have a
minimum of 65 square feet in area with a minimum dimensions of 5 feet X 10 and a vertical
clearance of not less than 8 feet. Items that may -be stored on the balcony shall be limited to
patio furniture, potted plants, and outdoor bar-be-que, which shall be required in the CC&R's.
Provided private open space shall not be enclosed or modified within the development.
Porches and Balconies have no required setback. They are on the second floor and begin on
plane from building lot line..
Habitable Additions and Enclosed Patios: All units are .designed to fit their respective lots and no
habitable space additions or enclosed patio additions are permitted on lots within this specific plan.
The community open space area shall have paved picnic areas. Barbeque grill and picnic
tables will be provided throughout the common area. These locations can be found between
Lots 34-35, adjacent to _Lot 95 and adjacent' to lot 128 for the use of the residents within the
development.
Open turf area will be located adjacent to lot 34 and 128. All connecting walkway shall be a
minimum of 4'4' wide and designed to meet ADA Accessibility Design Standards.
Common Open Space -All residents shall be provided with common open space areas
conveniently located throughout the development.
A total of 55,150 sq ft open space will be provided throughout the development. Four areas of
open space will be provided a various locations. Each of these areas shall a minimum
dimension of 35 feet.
Amenities shall include. water fountains; picnic tables and benches, bar-be-que, stands,
decorative trellises, and a tot lot. A total of four (4) decorative water fountains shall .be'provided
throughout the Plan Area. Water fountains with shaded seating enclaves shall be provided
between buildings and within pedestrian walkways. Picnic tables and shaded seating areas
shall be, provided near grass open space areas. Except for the perimeter fencing along shared
property lines, the common open -space areas shall not be enclosed and shall be free of any
perimeter fencing.
All connecting walkways shall be minimum of 4'70" wide and designed to meet ADA Accessibility
Design Standards.
4.8 Parking
Parking for the Plan shall be provided on site and located within the Plan Area and have limited
visibility from the public right-of-way. Each unit shall provide a 2-car garage that is
independently and privately accessed. A minimum of sixty-seven (67) guest parking spaces
shall be provided and shall be grouped within the designated areas throughout the site and shall
be easily accessible.
Proposed
Private: 2-car garage per unit
Guest: 0.49 per unit
The minimum dimensions for a guest parking stall shall be 8'6" X 18'.
4.9 Architecture
The architecture for the entire development shall be that of an urban contemporary design.
Design shall be distinctly California Urban with contemporary, geometric shapes accented with
gentle curves and decorative facade trims. Raised front porches, balconies and decks,
oversized windows, patio doors and wrought iron railings shall be provided. Classic stucco
finishes combined with cabernet brick, natural stacked ledger stone trim with standing seam
metal front door overhangs and clean building lines shall depict a modern, technology -based
influence.
4.10 Windows
Windows details, . including header, sill and trim elements shall be consistent with the
architectural style of the building.
Window shapes and mullion patters shall be consistent with the architectural style of the
building. The shape and size of shutters shall be compatible with the window opening.
4.11 Gutters and downspouts
Exposed gutters and downspouts, when used, should be colored to either match or complement
the surface to which they are attached.
4.12 Mechanical equipment
No mechanical equipment (air-conditioning, heating units, etc.) shall be mounted on, or attached
to any pitched roof. Mechanical equipment, when mounted on flat roofs, must be completely
screened by parapet walls at least as tall as the equipment being screened.
Mechanical devices such as exhaust fans, vents, and pipes shall be pained to match adjacent
roof surfaces.
Ground mounted air conditioning units must be screened by walls and or landscaping at least 6"
higher than the unit(s) and located away from pedestrian paths and project. amenities.
4.13 Meters
Natural gas meters will be grouped and shall be screened.by walls and or landscaping.
Electrical meters shall be ganged in meter enclosures or screened by wall and or landscaping.
Builders should contact the utility provided for minimum clearances.
Screen wall and electrical enclosures shall be designed integral to the project's architecture.
4.14 Mail boxes
Mailboxes shall not be located within the parkways (public right-of-way) along San Bernardino
Road and shall be provided and grouped together (gang boxes) on -site. Mailboxes shall be
placed within the required setback areas. Mailboxes should be located convenient to short term
parking and meeffederal accessibility standards. Coordinate with Postal Service on locations
and practices required if mailboxes are inside gated area.
4.15 Pedestrian orientation
Buildings along San Bernardino Road shall be located so as to provide pedestrian access from
the city sidewalk to the individual units. Two gated walkways shall connect interior sidewalks to
city side walk along San Bernardino Road. A four -foot wide pedestrian walkway with dense
landscaping shall be provided along the perimeter of the project area to provide access to the
individual units and linkage to the common open space throughout the development.
Pedestrian walkways shall be clearly marked where they cross -vehicular drives and roadways.
4.16 Circulation
Primary vehicular ingress and egress to the site shall be provided from entrance along San
Bernardino Road. Pedestrian access entries shall be provided at east and west property lines
along San .Bernardino Road. The common driveway width and parking areas shall be designed
to meet West Covina Fire Department requirements and to avoid any potential circulation
issues.
4.17 Lighting/security
The outdoor lighting system shall be compatible with the architectural theme of the structures
and shall enhance the building design and adjacent landscape. Lighting standards and building
fixtures shall be of a design and size compatible with the building and adjacent areas. All
lighting shall be designed' and installed to limit overspill of light onto adjacent properties. Parking
lot lighting and exterior building lighting shall be shielded and directed downward to prevent
spillover lighting. Excessive brightness shall be prohibited. Security lighting, including but not
limited to, motion sensor lights shall be installed at every building entrance and photo cell
controlled lighting shall be provided throughout the Plan Area to provide adequate lighting.
Lighting shall be installed at all entryways, parking areas, common open space areas,
residential front doors and garages. All proposed lighting shall be reviewed and approved by the
Planning Division prior to installation. The Police Department shall likewise review and approve
all proposed lighting to ensure that any and all potential safety issues are addressed.
4.18 Signage
The residential addresses shall be displayed as backlit numbers.
One -entry monument sign that is integrated with the design and material of the development will
be provided along San Bernardino Road. The entry monument sign shall. be placed within a
landscape area.
All signage shall be designed as an integral architectural element of the site. The colors and
material of every sight be compatible and harmonious with the colors of the buildings within the
site. The following table includes the types of signs allowed.
Type of Sign
Maximum Size
Monument sign (entry -sign)
One per site at the entrance
Area
42 Square Feet
Height
5 Feet
Residential Unit Address Panel
Two square feet in area.
Guest Parking Sign
All spaces are guest parking spaces. The only
Located on pole mounted sign, wall mounted
reserved spaces are those inside the garages.
sign or painted on space
Real Estate Signs
32 Square Feet in Area.
Not allowed within setbacks
Directional Signs .
NA
4.19 Walls and fences
An eight feet (8) high continuous sound wall will be constructed along the entire west property
line opposite to the adjacent trucking distribution center. A continuous sound wall at least eleven
feet (11') will be constructed along the north property line opposite to the railroad tracks. Wall
articulation must be provided, at a maximum, every twenty-five (25) feet. Articulation must be in
the form of .pilasters or offsets every twenty-five (25) feet and must be differentiated with a
contrasting texture and color from the main wall areas. Walls must be constructed of earth tone
colored block. Pilaster shall be 8 inches in depth and 16 inches in width and covered by veneer
that coordinates with the architecture, stacked stone is ,preferable. All walls and pilasters shall
have a decorative cap subject to approval by the Planning Division. Fences along the street
frontages of San Bernardino Road are limited to 42 inches in height and must be at least 70%
open. A wall plan shall be submitted for review and approval by the Planning Department and
Building Division indicating location and design of the wall. Planning Department shall review
and approval all walls exceeding 6 feet (6) in height and a building permit will be obtained.
The property line located along the sideof the existing Industrial building (south-east property
line) shall be constructed with square steel frames and landscape assistance wire mesh at 8 ft
in height above grade.
4.20 Refuse facilities
A minimum of six (6) trash enclosures shall be provided. Each of the enclosures shall be
constructed to accommodate between 1 and 3. bins. Construction shall be in accordance with
the standards set by the City's waste hauler (Athens Disposal). Enclosures shall be designed to
include a. decorative wood trellis atop and shall be secured`with a latch.
4.21 Landscaping
The landscaping required pursuant to this Plan shall comply with the City's Water Efficient
Landscaping Ordinance (Section 26-750.1100). A landscape architect licensed in California
shall be retained to prepared planting and irrigation plans for the development's public and
common open space areas. Planting design shall be compatible between both the neighboring
residential use and industrial park. Trees selection shall help to set the landscape tone and
shall be organized by primary function (i.e., street tree, streetscape, entry specimen trees,
accent trees, screen trees, etc.). All trees planted shall be a minimum size of 24" box and shall
be planted with deep root barriers where necessary.
Shrub and groundcover planting shall also be organized using similar concepts (i.e.,
background shrub, upright accent shrub, flowering ,perennial border, screening hedge, etc.).
Low.water use plans shall be utilized in the plant palette. All trees, shrubs and groundcovers
shall be grouped based off of water requirements and irrigated appropriately.
Irrigation for landscape areas shall be designed to be as water efficient as possible. All
irrigation systems shall be controlled using automatic controllers designed to properly apply
water to plant materials given the sites soil conditions, evapotranspiration rates, and shall have
automatic rain shut off devices. Spray systems shall have low -volume, matched -precipitation
nozzles fitted on pop-up bodies that are outfitted with pressure compensating devices and
internal check valves. Hydrozones will be developed to control the water to specific plan
material and adhere to environmental conditions. Pop-up bodies will be specified in areas that
may experience pedestrian traffic such as walkways and separation between turf and shrub
beds.
The on -site irrigation system will be entirely private and maintained by the planned HOA.
4.22 Maintenance of the project
The project, including but not limited to, buildings and landscaped areas shall be continuously
maintained. The use of stucco, stone trim, wrought iron and other finishes must be conducive to
easy maintenance and upkeep. Materials and finishes shall be selected for their durability and
wear as well as their aesthetics. Configurations that tend to catch and accumulate debris,
leaves, trash, dirt and rubbish shall be prohibited. Ongoing maintenance for the entire project
site shall be responsibility of the planned Homeowner's Association and included in the CC&R's.
The residential homeowners association shall enforce their own CC&R's. A maintenance
schedule shall be included in the CC&R's.
INFRASTRUCTURE, UTILITIES AND PUBLIC SERVICES
5.1 Purpose and Intent.
The purpose of this chapter is to identify the infrastructure, utilities and public services required
to serve the specific plan. The following sections shall discuss the infrastructure improvements
for vehicle circulation, grading storm drain, sewer, water, utilities, public services, perimeter
security, site access and subdivision of the property.
5.2 Vehicle Circulation -
Exhibit 5.2 shows access and required improvements along San Bernardino Road as the on -site
private drive aisles needed for internal circulation throughout the project area. A 307foot wide
gated access drive off San Bernardino Road is provided. All internal private roads are 26-foot
wide.
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CIRCULATION
PLAN
EXHIBIT 5.2
5.3 Grading
The Plan Area will be completed cleared of existing structures and excavated approximately 4-6
ft below existing level and soil reset 1 foot at a time at a density 90% or higher. The new use of
the property will require slight variation to existing contour. Slight changes (plus or minus 2 ft)
will be made on the southern and eastern property areas. On the north and western portions of
the property grade elevations are increased 2-4 ft from existing elevations. .
5.4 Standard Urban Stormwater Mitigation'Plan (SUSMP)
The- Standard Urban Stormwater Mitigation Plan was developed as part of the municipal
stormwater pollution from new development projects. The proposed site improvements are
intended to comply with the City of West Covina and County of Los Angeles' water quality
Standard Urban Stormwater Mitigation Plan requirements.'
5.5. Storm Drain Plan
A private storm drain system will be located throughout the project and shall connect to
underground detention chambers. These chambers will be located in the landscaped area along
lots 1-3, lot 6-8, lots 51-54, lots 34-35, and lot 137. Water is held in these chambers until it
percolates into the groundwater system, refilling.the aquifers. There is no storm drain system in
San Bernardino road. The closest inlet is'/2 mile and runs directly into the Big Dalton wash. All
onsite flows shall be filtered prior to entering the offsite public street but should not be
necessary because on site detention system has been designed for 100 year storm.
5.6 Sewer Plan
Sewer service for the project shall be provided through the City of West, Covina. The project
shall convey sewage through' onsite 8-inch VCP (Vitrified Clay Pipe) sewer line that will connect
to an existing 8--inch public sewer main located along San Bernardino Road. The point of
connection on the existing 8-inch sewer main is approximately 1,260 linear feet westerly from
the 33-inch Dalton Trunk Sewer (near San Bernardino Road and Azusa Canyon Road.
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5.7.. Water Plan
Azusa Light & Water shall provide water to serve the project. The onsite water loop shall. be a
minimum of 8" (diameter of the line) water line that shall provide both domestic and fire service
to the site. Exhibit 5.7 shows the water line locations and fire hydrant locations proposed for the
project.
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SEWER i ER MAIN
a',i'VIAIN
EXHIBIT 5.7
5.8 Utilities
A. Electricity: Southern California Edison (SCE) shall provide electric service to the project
area and shall extend service to the project in accordance with rules and policies for
extension of service on file with the California Public Utilities Commission.
B. Natural Gas: The Southern California Gas company shall provide natural gas service to
,the project at the time contractual arrangements are made in accordance with Gas
Company policies and extension rules and policies for extension of service on file with
the California Public Utilities Commission.
C. Telephone Service: Verizon provides telephone service to the project area and shall
extend service to the project in accordance with extension of service on file with the
California Public Utilities Commission.
D. Cable TV: Charter Communications provides cable service within the City of West
Covina and shall provide service at the time contractual arrangements are made in
accordance with extension of service on file with the California Public Utilities
Commission.
E. Internet Access: Both Verizon or Charter Communication offer Internet service within
the project area and shall provide service at the time contractual arrangements are
made.
F. Solid Waster The city of West Covina will provide solid waste collection service for the
project through'a franchise agreement with Athens Services, a private refuse hauler.
5.9 Public Services
A: Fire: the City of West Covina Fire Department shall provide Fire protection services.
First response for fire and paramedic. service to the project will be provided by the West
Covina Fire Station No. 3, located at 1433 W. Puente Avenue. This station is located
approximately 2 miles southeast of the project. The Mitigated Negative Declaration for
the project has required mitigation measures to ensure -adequate fire protection service
for the project pursuant to Section 2.3 of this document.
B. Police:. the -City of West Covina Police Department will provide Police services. The
Mitigated Negative Declaration for the project has required mitigation measures to
ensure adequate fire protection service for the project pursuant to Section 2.3 of this
document.
C. Schools: School service will be provided by the Covina Valley Unified School District.
The following schools will serve the project: Manzanita Elementary School; Traweek
Middle School; and Covina High School. Pursuant to Government Code Section 65995,
the project will be required to offset impacts to the school system by paying a mandatory
fee per square foot of residential space.
D. Public Library: The West Covina Library is part of the County of Los Angeles Public
Library. and is located with the Civic Center at 1601 West Covina Parkway.
E. Community & Recreation:. The City of West Covina Community Services Department
manages park facilities and provides recreation programs to City residents. Currently,
there are 12 developed neighborhood parks and five developed community parks that
have a total of 122 and 77 acres of park space, respectively.
6.0 Subdivision
Pursuant to state law, the City of West Covina is vested in the regulation and control of design
and improvements of common interest subdivisions. This development will require application
and approval of a Tentative Tract Map for the conversion of thirty-three (35) lots into one
hundred and forty=one (141) lots, one (1) lot for the existing wireless telecommunication facility,
one (1) lot for parking(#1.37), and 135 for a residential planned development and 4 common
area lettered lots. No residential lot shall be created with a width less than 20 feet and a depth
less than 40 feet.
HOMEOWNERS ASSOCIATION (RESIDENTIAL)
7.1 Covenants, Conditions and Restrictions (CC&R's)
CC&R's creating a Homeowners Association (HOA) shall be required to be submitted to the
City's Planning Department for review and approval by the Planning Division, Engineering
Division, and City Attorney's Office prior to the certificate of occupancy. The CC&Rs shall
require that the HOA-enforce the CC&Rs and shall include all requirements as provided herein.
Before the first unit is sold, the developer shall record the CC&Rs on all of the properties. The
CC&Rs shall state that the CC&Rs "run with the land", meaning that all successive buyers are
bound by the same covenants as the original purchaser.
DESIGN GUIDELINES
8.1 Design Guidelines
Building site and landscape design shall be in accordance with the Design Guidelines. The
primary purpose of Design Guidelines is to offer architectural design element for the project as
well as minor changes allowed to open private spaces. If certain design issues were not
specifically addressed in these guidelines, then the most recent developments codes and
guidelines by the City would be applicable and provide further direction. City's appropriate
review authority shall consider deviation from the guidelines;. however, any deviations must
exhibit a superior approach to fulfilling the intent, goals, and objectives of the Design Guidelines.
1. Building design shall avoid large monotonous facades, long straight line building fronts,
plain box shapes and barren exterior treatment consistent with the design .of residential
function.
2. The rooflines of individual buildings shall be varied to reduce building mass.
3. Occasional building modulation (changes in depth and direction) shall be used to
provide shade, shadow and visual relief by varying setbacks and roof configurations to
eliminate continuous uninterrupted walls and rooflines.
4. Building setbacks shall increase with the height of the buildings; i.e. when possible, the
second story of a building should be set back further than the first floor. Alternatively, the
entire building shall be setback further from the adjacent property lines.
5. The combination of one, two story and three story elements is encouraged for three-
story dwellings, with the top story setback along the front elevation, emphasizing a
pleasing view from the street.
6. Driveway areas shall contain design features including landscaping and textured
paving.
7. Windows, doors, stairways, balconies and other architectural features shall be treated in
a decorative manner, consistent with the overall architectural theme, to break up
monotony and add variety. For example, plain vinyl frame windows shall be avoided and
multi -paned, octagonal, bay, greenhouse, over sized, circular or other decorative styles
should be used in their place.
8. All mechanical equipment including wall mounted utility meters and air conditioning units
shall be screened as an integral part of the building design and shall be screened from
public view. No screening method is to give the appearance of being "tacked on." Roof
mounted equipment is encouraged.
9. Building materials shall be selected for their architectural harmony and aesthetic quality.
A variety of harmonious materials shall be used to avoid monotony. For example, stucco
walls should include trim of other materials such as brick, rock, tile, or wood.
10. Roofing materials shall consist of standing seam metal or asphalt built up sheeting.
11. Perimeter walls shall be constructed of earth tone concrete block so as to be consistent
with and complement the architectural style and colors of the building.
12. Natural earth tones or other colors with a subdued quality shall be used as the dominant
exterior finish. Bright, garish, non -harmonious, or out of character colors shall not be
used.
13. Long straight pedestrianwalkways shall be mitigated through off -sets, curvilinear
approaches and changes in textures and/or colors.
14. Landscaping shall be an integral part of the site design. Berming is encouraged within
the required yard areas adjacent to the street. Landscape plans should be prepared by a
licensed landscape architect with extensive experience in the field of landscape design.
15. A variety of landscaping materials, textures, colors and forms shall be used, including
trees, shrubs, ground cover, flowering plants, walls, textured surfaces, trellises and other
elements. Drought resistant plants are required.
16. The design of all exterior light fixtures should be compatible with the architecture of the
building.
17. Driveways shall contain automatically controlled lighting.
18. Street lighting along San Bernardino Road
19. A certified copy of this Specific Plan and Development Plan shall be provided to all
future homeowners within the "Project" area.
IMPLEMENTATION PROGRAM
9.1 Application Processing
At the time of adoption of the specific plan, concurrent application shall be approved for overall
.site development through General Plan Amendment, Zone Change Precise Plan and Tentative
Tract Map. At the time of implementation of this Specific Plan will be accomplished through the
City's development review process, considering development plans from concept to construction
drawings. Upon adoption of the Plan, developers and/or property owners may prepare and
submit plans for development within the Specific Plan Area. Development plans shall be
prepared and submitted for review in conformance with the, provisions of this Specific Plan and
the requirements of the City's Municipal Code.
AMENDMENTS
10.1 Modifications
The provisions of this Specific Plan, including but not limited to, the documents attached hereto
as Exhibits "A-C" inclusive, may be amended in the manner provided in the City's Municipal
Code. Certain modification. to the Specific Plan text and exhibits any be necessary or desired
during the life of the project. Any modifications to this document shall occur in accordance with
the amendment process described in this section. These amendments, should they occur, are
divided into two categories. Minor Adjustments allow for administrative changes subject to the
review and action by the Planning Department. All other proposed changes are considered
formal Amendments and shall be reviewed for approval by the Planning commission and/or City
Council. All amendments shall be consistent with the City of West Covina General Plan and
intent of the Bella Vista Specific Plan.
10.2 Minor Modifications
Certain modifications to the Specific Plan are specifically exempted from the formal amendment
process, including public hearings. However, they are subject to review and approval by the
Planning Department. These consist of -minor changes that do not materially affect the overall
purpose and intent of the Specific. Plan. A minor. modification to the Specific Plan may be
processed if determined by the Planning Director or designee that:
• The minor modification to the Specific Plan is not extensive enough to be considered a
substantial or fundamental change in land use relative to the original approval.
• The minor modification to the Specific Plan would not alter any findings contained in the
Mitigated Negative Declaration for the project.
• The minor modification to the Specific Plan would not a substantial adverse impact on
surrounding properties.
• The minor modification of the Specific Plan would. not affect the ability to meet
infrastructure and service provisions contained in the Specific Plan.
• The minor modification to the Specific. Plan would not significantly affect the overall
design and visual quality of the project.
The following are examples of minor modifications that do not require a Specific Plan
Amendment and are subject to review and approval� of the Planning Director:
• Modification to the design guidelines, such as revisions to design treatments or changes
to specific plan finish material, plant material, etc., if it is determined that such changes
achieve the design intent.
• Final utility sizing and precise location of water, sewer and storm drainage improvements
when directed by the City Engineer and when these modification do not impact level of
service provided or affect development utility.
• Specific modifications of a similar nature to those listed above, that are deemed minor by
the Planning Director, that are in keeping with the intent of the Specific Plan and in
conformance with the General Plan.
• Minor modification applications must include findings that demonstrate consistency with
the Specific Plan goals and objectives.
10.3. Formal Amendments'
All Specific Plan modifications that do not meet the criteria of a minor modification shall be
deemed to require a formal amendment to the approved Specific Plan. The Planning
Commission and City Council shall review all formal amendments for approval. All formal
amendments to the Specific Plan shall satisfy the following criteria:
• Demonstrate that the proposed amendment meets the goals and objectives of the
Specific Plan and General Plan..
• Ensure that any impacts from the amendment can be satisfactorily mitigated.
• Update any Specific Plan technical studies and/or provide additional environmental
studies deemed necessary by the Planning Director and/or Planning Commission.
ZONE CHANGE NO. 13-01
EXHIBIT B
Indicates the area proposed to be rezoned from
"Manufacturing" (M-1) to "Bella Vista Specific Plan" (SP-26)
CERTIFICATION
I, Susan Rush, Assistant City Clerk of the City of West Covina, State of California, do
hereby certify that a true and accurate copy of Ordinance No. 22L1f was duly enacted
and passed by the West Covina City Council, and caused to be posted pursuant to law (G.C.
36933), at the following locations:
West Covina City Clerk's Office (3rd floor)
Los Angeles County Public Library (West Covina Branch)
West Covina Police Department (front lobby)
Susan Rush, Assistant, City Clerk
Posted: c44t