Ordinance - 2309ORDINANCE NO. 2309
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA,
CALIFORNIA APPROVING CODE AMENDMENT NO. 16-01 TO ADOPT THE
DOWNTOWN PLAN AND CODE AND AMEND THE MUNICIPAL CODE TO
DELETE SECTIONS THAT CONFLICT WITH THE DOWNTOWN PLAN AND
CODE OR THAT ARE ANTIQUATED
CODE AMENDMENT NO.16-01
ENVIRONMENTAL IMPACT REPORT
APPLICANT: City of West Covina
LOCATION: Citywide
WHEREAS, on January 12, 2016, the City Council initiated a code amendment
regarding the creation of the Downtown Plan and Code, and deletion of sections to of the
West Covina Municipal Code; and
WHEREAS, consistent with this proposal, a General Plan Amendment (No. 14-
03) is being considered concurrently to update the General Plan and revise the adopted
2014-2021 Housing Element; and
WHEREAS, consistent with this proposal, a Zone Change (No. 16-01) is being
considered concurrently to change the zoning designation for those properties within the
Downtown area; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the
22nd day of November, 2016 conduct a duly advertised public hearing to consider the subject
application, at which time the Planning Commission adopted Resolution No. 16-5837
recommending approval to the City Council; and
WHEREAS, the City Council did, on the 20d' day of December, 2016, 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 this City Council and in its behalf
reveal the following facts:
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Ordinance No.
Code Amendment No. 16-01
Page 2 - December 20, 2016
1. In 2012, as part of the Housing Element Update (2006-2014), the City adopted a
Mixed Use Overlay Zone along with zoning standards that allowed for high
density residential development and mixed use in that area in the Central Business
District (as defined in the 1985 General Plan). The zoning standards were
adopted without considering a vision for the future or providing any direction on
the type of growth encouraged.
2. The Downtown Plan will be developed as a form -based code. Form -Based Codes
specify building types and building frontage types. They provide more direction
to an applicant on the form and mass of a building rather than just providing
setbacks and height limits as a traditional Zoning Code normally does.
3. To provide for growth for the City it is envisioned that new development
downtown will primarily be of a higher intensity than the existing one-story
suburban -type development. The Downtown Plan will provide specific
development and design requirements to require a more urban development
pattern. New buildings will be required to provide street level storefronts and
parking behind buildings or in structures to provide a comfortable pedestrian
experience so that driving is an option, not a necessity.
4. In preparing the General Plan update and Downtown Plan it was determined that
certain sections of the West Covina Municipal Code were inconsistent with the
purposes of the General Plan or the Downtown Plan or were antiquated.
5. Pursuant to the requirements of the California Environmental Quality Act
(CEQA) of 1970, an ENVIRONMENTAL IMPACT REPORT has been prepared
in accordance with the California Environmental Quality Act of 1970, as
amended.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of West Covina as
follows:
SECTION NO.1: Based on the evidence presented and the findings set forth, Code
Amendment No. 16-01 is hereby found to be consistent with the West Covina General Plan
as proposed to be amended (P1anWC) and the implementation thereof.
SECTION NO. 2: Based on the evidence presented and the findings set forth, the
City Council of the City of West Covina hereby approves Code Amendment No. 16-01 to
amend Chapter 26 (Zoning) of the West Covina Municipal Code to read as shown on
Exhibit "A" and to adopt the Downtown Plan Code (as Article XV of the West Covina
Municipal Code but under separate cover) as shown on Exhibit `B".
SECTION NO. 3: Planning applications submitted prior to November 22, 2016
shall be processed based on the previous West Covina Municipal Code zoning
Ordinance No.
Code Amendment No. 16-01
Page 3 - December 20, 2016
requirements for each property. All applications submitted under the previous West
Covina Municipal Code must be processed by the applicant promptly so that they can be
acted upon by the appropriate legislative body within twenty-four (24) months of the
effective date of the Downtown Plan [unless such time is extended by the City Council
based on a showing of good cause]. Any application submitted prior to the effective date
of the Downtown Plan which is not brought forward for action to the appropriate
legislative body within that twenty-four (24) month period, as it may be extended for
good cause by the City Council, will be deemed withdrawn [and/or denied] and any
subsequent application for that property must be in compliance with the Downtown Plan
and Code. Applications submitted after November 22, 2016 shall comply with the
requirements of the Downtown Plan.
PASSED, APPROVED AND ADOPTED on this 17th day of January, 2017.
APPROVED AS TO FORM:
r
Kimberly HA Barlow -Z /
City Attorney
Corey Wapfiaw
Mayor
ATTEST
Nickolas S. Lewis
City Clerk
I, NICKOLAS S. LEWIS, 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 20th day of December, 2016. That thereafter said Ordinance
was duly adopted and passed at a regular meeting of the City Council on the 17th day of January,
2017, by the following vote:
AYES: Johnson, Toma, Wu, Warshaw
NOES: Spence
ABSENT: None -
ABSTAIN: None
N ckolas S. Lewis -City Clerk
Ordinance No. 2309
Code Amendment No. 16-01
Page 4 - December 20, 2016
EXHIBIT A
Chapter 26 - ZONING
ARTICLE VI. — Procedures, Hearings, Notices, Fees and Cases
DIVISION 1 Generally
Sec. 26-206. - Notices.
Notices of public hearing stating the type of application or nature of proposal,
general description of property under consideration, and the time and place at which the
public hearing is to be held shall be given in the following manner:
(1) For a reclassification of property from one zone to another, redesignation of a
property from one (1) general plan land use designation to another or for a
variance (except slight modifications), conditional use permit, of precise plan of
design or Special Exception (Downtown Plan):
a. At least ten (10) days prior to the date of the hearing, a public notice shall
be published in a newspaper having general circulation in the city; and
b. A notice of public hearing shall be mailed to the applicant or his/her agent,
the owner of the property and owners and occupants of all property within a
radius of three hundred (300) feet of the exterior boundaries of the property
under consideration, using for this purpose the name and address of such
owners as shown upon the latest available assessment rolls of the county
assessor. The notices shall be mailed at least ten (10) days prior to the date
of the public hearing.
Notice of the hearing shall be mailed or delivered at least ten (10) days prior
to the hearing to each local agency expected to provide water, sewage,
streets, roads, schools, or other essential facilities or services to the project,
whose ability to provide those facilities and services may be significantly
affected.
d. Both mailing and publication are to be used in all instances unless otherwise
directed by the city council.
(2) For amendments, supplements or changes to the zoning ordinance that do not
reclassify any property from one (1) zone to another but do impose, change, or
remove any new regulation on the use or development of property and for
amendments to the general plan text:
a. At least ten (10) days prior to the date of the hearing, a public notice shall
be published in a newspaper having general circulation in the city.
(3) For slight modifications:
a. A notice of public hearing shall be mailed to the applicant and to the owners
and occupants of all property abutting or affected by the subject property or
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Ordinance No. 2309
Code Amendment No. 16-01
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separated therefrom only by a street or alley, at the address of such owners
as shown on the last equalized assessment roll. The notices shall be mailed
at least ten (10) days prior to the date of the hearing.
(4) For administrative use permits:
a. A notice that describes the proposed project and indicates the length of the
public review period (including the last date that a request for a public
hearing may be given to the planning department) shall be mailed to owners
and occupants of surrounding property as indicated below. The public
review period shall extend for ten (10) days from the date that the initial
notice was mailed, except in the case of large family day care homes which
shall have a public review period of fourteen (14) days. If a request for a
hearing is received during the specified time, a notice shall be mailed a
minimum of seven (7) days prior to the date of the hearing, indicating the
date, time, and location of the scheduled public hearing.
1. Three -hundred -foot noticing radius: Notices shall be mailed to the
property owners and occupants of the subject site and all properties
within a radius of three hundred (300) feet of the exterior boundaries of
the subject site unless otherwise provided for in the sections below.
2. Adjacent properties: Notices shall be mailed to the property owners and
occupants of the subject site and to the two (2) properties on both sides
of the subject site in the case of applications for secondary driveways.
3. One -hundred -foot noticing radius: Notices shall be mailed to the
property owners and occupants of the subject site and all properties
within a radius of one hundred (100) feet of the exterior boundaries of
the subject site in the case of applications for the following purposes:
large family day care homes, miniature potbellied pigs, sign exception
review; outdoor uses within the outdoor uses overlay zone, wall and
fence height increases, and canopy structures.
4. Animal keeping overlay zone: Notices shall be mailed to all property
owners and occupants of the subject site and all property owners or
occupants of properties within the overlay zone and any property
owners or occupants of properties that are adjacent to the subject site
and share a property line for improvements in the lower pad area.
ARTICLE VI. — Procedures, Hearings, Notices, Fees and Cases
DIVISION 2. Precise Plan
Sec. 26-236. - Amendment to a precise plan.
(a) The planning commission may grant an amendment to the approved precise plan
only after all procedures as set forth for the original application are met except that
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Ordinance No. 2309
Code Amendment No. 16-01
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the request for such amendment may be in letter form in lieu of being placed on the
official form of application for a precise plan of design.
(b) The planning director may approve in writing on the approved precise plan minor
modifications (also Minor Site Plan Reviews in Downtown Plan) without the
benefit of public hearing when such modifications do not adversely affect the public
interest or the interest of owners of neighboring properties or substantially alter the
plan, and so long as such modification would not affect any other condition of
approval.
ARTICLE VI. — Procedures, Hearings, Notices, Fees and Cases
DIVISION 3. Conditional Use Permits
Sec. 26-251. - Amendment to a conditional use permit.
(a) The planning commission may grant an amendment to a conditional use permit only
after all procedures as set forth for an original application are met except that the
request for such amendment may be in letter form in lieu of being placed on the
official form of application for a conditional use permit.
(b) The planning director may approve in writing minor modifications (also Minor Site
Plan Reviews in Downtown Plan) in a conditional use permit without the benefit of
public hearing when such modifications do not adversely affect the public interest or
the interest of owners of neighboring properties or substantially alter the plan for
such use, and so long as said modification would not affect any other condition of
approval.
ARTICLE VI. — Procedures, Hearings, Notices, Fees and Cases
DIVISION 5. Administrative Use Permits
Sec. 26-271. - Amendment to an administrative use permit.
(a) The planning director may grant an amendment to an administrative use permit after
all procedures as set forth for an original application are met, except that the request
for such amendment may be in letter form in -lieu of the required application form.
(b) The planning director may approve in writing minor modifications (also Minor Site
Plan Reviews in Downtown Plan) to an administrative use permit without the
benefit of public notice when he or she determines that such modifications do not
adversely affect the public interest or the interest of owners of neighboring properties
or substantially alter the plan for such use.
ARTICLE XII. — Special Regulations for Unique Uses
DIVISION 20. Adult Oriented Businesses
Sec. 26-685.4600. - Development and performance standards.
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Code Amendment No. 16-01
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An adult oriented business permit shall comply with all of the following operational
requirements, except as otherwise regulated by the State Department of Alcoholic
Beverage Control:
(1) Zoning. The adult oriented business is to be located in the service -commercial
(S-C) zone, medium -commercial (C-2) zone, heavy -commercial (C-3) zone,
regional -commercial (RC) zone, of manufacturing (M-1) zone, or the Urban
Center and General Urban zones in the Downtown Plan.
(2) Proximity to other uses. The adult oriented business is not:
a. Within five hundred (500) feet of any residential zone or any lot upon
which a residential use is legally occurring at the time this article is adopted
and continues to occur at the time the application is reviewed;
b. Within five hundred (500) feet of any lot upon which there is located a
church or other religious facility or institution, public park, or educational
institution which is utilized by minors;
c. Within seven hundred and fifty (750) feet of another adult oriented
business, provided that this separation requirement also applies from adult
oriented businesses that are located in adjacent cities; and
d. Within one hundred (100) feet of the civic center.
(3) Measurement of distances. For the purpose of this subsection, measurements
shall be made in a straight line, without regard to intervening structures or
objects, from the nearest property line where the building or structure used as a
part of the premises where the adult oriented business is conducted to the nearest
property line of the premises of the religious institution, educational institution
utilized by minors, or park, or to the nearest boundary of a residential district or
use, or of the civic center.
(4) Traffic. The adult oriented business shall not be located in an area where the
traffic from the adult oriented business shall increase the volume capacity ratio
below level of service E; or, will worsen the existing condition at level of
service F; or increase the volume capacity ratio by 0.02, all as determined by the
city engineer.
(5) Signs and displays. Moving signs, as defined in section 26-310.22, as well as
signs with changeable copy and temporary signs are not permitted for adult
businesses. Exterior signs shall not depict recognizable specified anatomical
areas or adult entertainment activities. Advertisements, displays of merchandise,
signs or any other exhibit depicting specified anatomical areas or adult
entertainment activities placed within the interior of buildings or premises shall
be arranged or screened to prevent public viewing from outside such building or
premises.
(6) Exterior painting. Buildings and structures shall not be painted or surfaced with
any design that would simulate a sign or advertising message and cannot be
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Ordinance No. 2309
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established or maintained such that the exterior appearance of the structure is
substantially inconsistent with the external appearance of structures on abutting
properties.
(7) Development standards. Except as set out herein or otherwise restricted by law,
the adult oriented business shall comply with the development standards,
including signage standards, for the zone in which the business is located.
(8) Display of adult oriented material or merchandise. The adult oriented business
shall not display any adult oriented material or merchandise in such a manner so
as to be visible from any location other than within the adult oriented business.
(9) Exclusion of minors. The adult oriented business shall not be accessible to any
person under the age of eighteen (18), and such exclusion shall be clearly posted
at all entrances.
(10)Areas open to public view. No area within the adult oriented business shall be
visible from its exterior.
(11)Nude performance prohibited. Nude adult oriented performances are prohibited.
Adult oriented performers shall wear no less than pasties to cover the nipple
areas of female breasts, and a g-string that covers the genital area.
(12)Interior orientation. The interior of the adult oriented business shall be
configured such that there is an unobstructed view, by use of the naked eye and
unaided by video, closed circuit cameras or any other means, of every public
area of the premises (excluding restrooms), including but not limited to the
interior of all individual viewing areas, from a manager's station which is no
larger than thirty-two (32) square feet of floor area with no single dimension
being greater than eight (8) feet in a public portion of the establishment. No
public area (excluding restrooms), including but not limited to the interior of any
individual viewing area, shall be obscured by any door, curtain, wall, two way
mirror or other device which would prohibit a person from seeing into the
interior of the individual viewing area, solely with the use of the naked eye and
unaided by video, closed circuit cameras or any other means, from the manager's
station. A manager shall be stationed in the manager's station at all times the
business is in operation or open to the public in order to enforce all rules and
regulations. No individual viewing area shall be designed or operated to permit
occupancy of more than one (1) person at a time.
(13)Business hours. No adult oriented business shall operate from the hours of 2:00
a.m. to 7:00 a.m.
(14)Parking lot lighting. The parking lot lighting system shall be so designed to
produce a minimum light level of three (3) foot-candles on the entire parking
facility's horizontal surface.
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Ordinance No. 2309
Code Amendment No. 16-01
Page 9 - December 20, 2016
(15)Interior lighting. All areas of the adult oriented business shall be illuminated at a
minimum of the following foot-candles, minimally maintained and evenly
distributed at ground level:
a. Arcade: ten (10) foot-candles in public areas;
b. Bookstores: twenty (20) foot-candles;
c. Cabaret: five (5) foot-candles, except during performances, at which tunes
the lighting shall be at least 1.25 foot candles;
d. Hotels/motels: twenty (20) foot-candles in public areas;
e. Individual viewing booths: 1.25 foot-candles;
f. Motion picture theater: ten (10) foot-candles, except during performances,
at which times the lighting shall be at least 1.25 foot-candles;
g. Theater: five (5) foot-candles, except during performances, at which times
the lighting shall be at least 1.25 foot candles;
h. Other establishments not listed above: twenty (20) foot-candles.
(16) Operation of individual viewing areas. Each machine used to show films,
computer generated images, motion pictures, video cassettes, slides, or other
photographic reproductions, which are distinguished or characterized by an
emphasis upon the depiction or description of specified sexual activities or
specified anatomical areas, shall be located in an individual viewing area. Any
individual viewing area of the adult oriented business shall be separated from
patrons by a floor to ceiling plexiglass or other clear, permanent barrier and shall
be operated and maintained with no holes, openings, or other means of direct
visual or physical access between the interior space of two (2) or more
individual viewing areas. No individual viewing area may be occupied by more
than one (1) person at any one (1) time.
(17)Separation zones. Whenever live entertainment is provided, patrons shall be
physically separated from performers by a buffer zone of at least six (6) feet and
no physical contact between performers and patrons shall be permitted. This
provision shall not apply to an individual viewing area where the stage is
completely separated from the individual viewing area by a floor to ceiling
permanent, solid barrier.
(18) Use of single building for multiple uses. No building, premises, structure, or
other facility shall be permitted to contain more than one (1) type of adult
oriented business as such types of adult oriented business are defined in section
26-685.4200. For the purposes of this section, the phrase "adult oriented
business" shall not be considered a single type of adult oriented business.
(19) Payment of gratuity. No patron shall directly or indirectly pay or give any
gratuity to any performer and no performer shall solicit or accept any gratuity
from any patron.
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Ordinance No. 2309
Code Amendment No. 16-01
Page 10 - December 20, 2016
(20) Separate restrooms. The adult oriented business shall provide separate restroom
facilities for male and female patrons and employees. The restrooms shall be
free from adult oriented material. Only one (1) person shall be allowed in the
restroom at any time, unless otherwise required by law, in which case the adult
oriented business shall employ a restroom attendant of the same sex as the
restroom users who shall be present in the restroom during operating hours. The
attendant shall prevent any person(s) from engaging in any specified sexual
activities within the restroom and shall ensure that no person of the opposite sex
is permitted in the restroom.
(21) Parking. The adult oriented business complies with the city's parking standards
for the underlying use. Where no city parking standards exist for a particular
underlying use, the applicant shall provide one (1) space per occupant as based
upon the maximum occupancy as determined by the building official.
(22) Security plan. A detailed security plan is submitted to the planning director that
describes measures that will be implemented to provide adequate security both
within the interior and exterior of the premises of the business, specifically
including, but not limited to, measures to comply with the requirements of
subparagraphs (10) and (21) of this section.
(23) Security guards. For an adult oriented business that provides live entertainment,
at least one (1) security guard shall be on duty outside the premises, patrolling
the grounds and parking areas, at all times while the business is open and
providing live entertainment. If the occupancy limit of the premises is greater
than fifty (50) persons, an additional security guard shall be on duty inside the
premises for each additional fifty (50) patrons permitted. The security guard(s)
shall be charged with preventing violations of and enforcing compliance by
patrons with the requirements of this division, and notifying the appropriate
authorities of any violations of law observed. Any security guard required by
this subparagraph shall be uniformed in such a manner so as to be readily
identifiable as a security guard by the public and shall be duly licensed as a
security guard as required by applicable provisions of state or local law. No
security guard required pursuant to this subparagraph shall act as a door person,
ticket seller, ticket taker or admittance person while on duty as a security guard.
(24) The business location, structure, and equipment complies with all applicable
health, fire, building, or other state, federal, or local laws and regulations.
(25) The owner or manager of an adult oriented business will not permit any
employee on the premises to engage in a live showing of specified anatomical
areas. The owner or manager of an adult oriented business shall be responsible
to ensure compliance with this division by employees, performers and patrons.
ARTICLE XII. — Special Regulations for Unique Uses
DIVISION 22. Permanent Makeup
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Ordinance No. 2309
Code Amendment No. 16-01
Page 11 - December 20, 2016
Sec. 26-685.6500. - Pe . Zoning.
A a + .,tiyer-eviewand appr-eval by the planning di -eeter shall be obtained
prior- to establishing and operating pen:nanent make up use as an aeeessefy use to -a
. Permanent makeup uses
may be established and operated onlv in the zones specified in section 26-597 and in
the Downtown Plan.
ARTICLE XII. - Special Regulations for Unique Uses
DIVISION 23. Body Piercing Use
Sec. 26-685.6800. - Do... it r-e Zoning.
An administr-ative 0 oobtained
prior- to establishing and operating a bod5 .' i - a as an meessofy use to a beauty
shop -or- 7ewelr-y store in the G, C 3, or- M ' zones, Body piercing uses may be
established and operated onlv in the zones specified in section 26-597 and in the
Downtown Plan.
ARTICLE XII. - Special Regulations for Unique Uses
DIVISION 24. Tattooing
Sec. 26-685.7100. - no fmit r Zoning.
A eonditional use pefmit shall be obtained prior- to establishing and operating -a
tattooing use in the R C or- M 1 Zones. Tattooing uses may be established and
operated only in the zones specified in section 26-597 and in the Downtown Plan.
ARTICLE XIII. - Overlay Zones
DIVISION 1. Civic Center
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Code Amendment No. 16-01
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Ordinance No.2309
Code Amendment No. 16-01
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Ordinance No. 2309
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Code Amendment No. 16-01
Page 16 - December 20, 2016
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Ordinance No. 2309
Code Amendment No. 16-01
Page 17 - December 20, 2016
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Ordinance No. 2309
Code Amendment No. 16-01
Page 18 - December 20, 2016
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Ordinance No. 2309
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Ordinance No.2309
Code Amendment No. 16-01
Page 21 - December 20, 2016
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Code Amendment No. 16-01
Page 22 - December 20, 2016
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ARTICLE XIII. — Overlay Zones
DIVISION 5. Mixed Use Overlay Zone
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Code Amendment No. 16-01
Page 24 - December 20, 2016
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Ordinance No. 2309
Code Amendment No. 16-01
Page 25 - December 20, 2016
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Ordinance No. 2309
Code Amendment No. 16-01
Page 31 - December 20, 2016
EXHIBIT B
ARTICLE XV. — Downtown Code (Under Separate Cover)
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Ordinance.doc
West Covina
Downtown Plan & Code
Adopted by City Council, December 2016
Downtown Plan & Code
Ordinances 2308 Zone Change 16-01
2309 Code Amendment 16-01
Resolution 2016-87 (EIR)
was created by:
City Council
Jla� or
Corey Warshaw
Jla� or 11'ro Ten)
Mike Spence
Lloyd Johnson
James Toma
Tony Wu
City Manager
Chris Freeland
Deputy City Manager
Laura Minnich
Planning Commission
Chairman
Dario Castellanos
Vice -chair
Donald Holtz
Herb Redholtz
Sheena Heng
JoseJimenez
Planning Staff
Director of Planning
Jeff Anderson
Senior Planner
Ron Garcia
Assistant Planner
Veronica Hernandez
Assistant Planner
Christine Delostrinos
Planning Intern
Alan Hernandez
Senior Admin. Assistant
Lydia de Zara
Thanks To
Former Council members Steve Herfert, Fredrick Sykes
& Ben Wong
Former Principal Planner Fabiola Wong
Consultants
Rangwala Associates
In association with:
Moule & Polyzoides
HR&A
Nelson Nygaard
Rincon
DIPG
...and thousands of West Covina residents
05
Introduction
Setting & context, downtown
profile, & planning process
13 21 33 III
Vision Goals, Policies, & Code Implementation
Actions
A shared future for preserva- Physical, economic, & social Vision -based standards with Partners, timeframes, fund-
tion & growth goals; polices for decision- an increased focus on the ing sources & growth
makers; & specific actions by design of the public realm
the City & partners to imple-
ment the policies Introduction 45
1. Purpose& Applicability49
2. Zones & Regulating Plan 55
3. Land Use Standards59
4. Development Standards by Zone 61
5. Building Standards65
6. Frontage Standards 77
7. Streets and Block Standards 89
8. Civic Space Standards 97
9. Landscape Standards101
10. Other Standards 103
11. Administration 105
12. Definition 111
''�The lokesI
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Pp
rking
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Market Place
at the lakes
Alw-
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ke5tou
I Public Parsing
Old Towne
Glendora
Avenue
Shops
0
Plan Purpose
The Interstate 10 has been a
key ingredient in West Covi-
na's development boom.
The frontage parcels along
the interstate were devel-
oped with civic, entertain-
ment, retail, and office uses.
The Downtown plan brings
these assets together within
a walkable environment.
Informed by the collective
vision of the community the
plan advocates for a new
urban form that is compact
and walkable. Parks, plazas,
and civic destinations frame
key gathering spaces for the
community. The Downtown
plan and code articulates a
compelling vision and clear
and precise standards to
ensure a prosperous, acces-
sible, resilient, healthy, and
inclusive future for West
Covina Downtown.
Specifically the plan and
code:
Responds to extensive
community input and
incorporates specific
ideas, recommenda-
tions and strategies
which reflect that input;
Protects and enhances
key physical and
cultural assets in
Downtown;
Addresses issues and
opportunities related to
land use, urban design,
parks and open space,
economic development,
transportation, health,
safety and community
investments;
• Provides goals, policies,
and actions to guide
decision -makers in
achieving the commu-
nity's desires;
• Catalytic projects to
spur economic invest-
ment and residential
and commercial devel-
opment in Downtown;
• New form -based code
to provide clear direc-
tion and predictable
process and outcomes;
and
• Streetscape improve-
ments to activate the
public realm, providing
an inviting and engag-
ing urban core.
Setting and Context
West Covina downtown area
is strategically located in the
eastern portion of the San
Gabriel Valley between the
major metropolitan areas of
Los Angeles and the Inland
Empire. The downtown area
is highly accessible and
visible from Interstate 10,
which carries over half mil-
lion vehicles daily.
From 1950 to 1962, West
Covina grew 1500%from
a population of 4,499 to
54,688. The City's pro-
moted itself as the "City of
Beautiful Homes." After the
residential growth boom in
the 1950s, the City sought
to expand its commercial
offerings as the "Head-
quarters City". Previous
planning efforts recognized
the downtown area as the
Central Business District
(CBD) — the largest con-
centration of commercial
uses in the city. The CBD
area was developed under
the guidance of the West
Covina Redevelopment
Agency. The current stan-
dards require a minimum of
30 units per acre and allow
up to maximum of 75 units
per acre. However, the
area has developed largely
as a commercial center in
lieu of a more distributed
land -use pattern. This has
led to congestion during the
workday and desolate areas
during the evening hours
and weekends. The City's
current slogan is "a great
place to work, live, and
play." More than CBD, the
term "downtown" evokes
a more enduring, walkable,
and integrated open-air,
multi -use development
organized around identifi-
able and energized public
realm where citizens can
gather and strengthen their
community bonds.
The downtown includes
the civic center, the largest
regional mall in San Gabriel
Valley, professional office
buildings, and mixed -use
corridor comprising of
entertainment, retail, dining,
and urban apartment uses.
Introduction 5
Figure 1-2: Three distinct centers
Downtown District
The study area of the Down-
town West Covina master
plan is loosely framed by
San Bernardino Freeway to
the north, Cameron Avenue
to the west, South Glendora
Avenue to the east, and
West Covina Parkway to the
south. The study area con-
sists of a 3 distinct centers:
1. The Civic Center Area
including City Hall,
library, courthouse, and
surrounding areas;
2. The Plaza West Covina
Area and adjacent park-
ing structure, parking
lot and surrounding
buildings; and
3. The Lakes Entertain-
ment Area, including
the movie theater, and
the adjacent retail and
mixed -use buildings.
The 3 centers though
functioning independently
are experientially discon-
nected. There is neither an
obvious pedestrian -friendly
linkage between them,
nor any form of integrated
transit that could encourage
people to go from one place
to the other. Additionally,
the streets and avenues that
connect and separate these
centers prioritize vehicular
circulation overwalkability.
In short, Downtown West
Covina is in need of a plan-
ning strategy that can create
a bigger unifying vision for
the Downtown as a place,
integrate these 3 centers,
and create a 24-7 environ-
ment for its residents.
Market Context
The Downtown district ben-
efits from easy connections
to Downtown Los Angeles
and the metropolitan area
and is both highly accessible
and highly visible by way of
Interstate 10.
The city is wealthier than
LA County as a whole, with
45% of households earning
more than $75,000 a year.
Owning a home is the pre-
ferred option in West Covina
and the ratio of owners
to renters remains largely
stable, even after the Great
Recession. West Covina has
seen significant growth in
populations of Chinese and
Filipino ethnicity, as well
as growth in residents of
Hispanic origin.
Although known as a
bedroom community, the
city has a large job base,
dominated by retail trade
(23%). Like many Southern
California cities, West
Covina felt serious effects
from the recession which
started in 2008, but its
location, relatively strong
residential base, and its
significant retail inventory
has it well positioned to
take advantage of recent
economic growth.
West Covina Downtown
is a regional retail destina-
tion, drawing shoppers
from across the LA metro
area to Plaza West Covina.
However, much of the retail
space in the City and the
Downtown area is aging,
sales tax revenues per
square foot are lower than
comparable cities with
Population 107,600 people
super -regional shopping
centers, and residents are
spending as much as $45
million on food and bever-
age in other communities.
To remain competitive,
underutilized retail space
may need to be renovated
or repositioned into more
productive retail or other
uses. The regional serving
retail sales play a key role
in generating sales taxes
for the City and it is critical
for West Covina to remain
competitive in the regional
market.
West Covina's general
office market has a large
number of older, smaller
Class B and C buildings.
However, West Covina could
capture as many as 2,000
new jobs by 2035 from San
Gabriel Valley employ-
ment growth, roughly half
of which is expected to be
healthcare related.
West Covina's housing
market is dominated by
resident -owned single-
family homes. That said, the
City's multifamily apart-
ment market is performing
well, with extremely low
vacancies. New, urban -style
developments in the Down-
town District are well -poised
to capture pent-up demand
from both younger and
Housing Tenure 65% owner; 35% renter
Household More families (80%), than Los Angeles County (67%)
Type
many with children (45%)
Age
Well -distributed, fatest growing elderly population and
shrinking younger population
Median Income
$67,100; above Los Angeles County's median income
($53,000)
Race/Ethnicity
Highly diverse. About 53% of residents of hispanic
origin and 26%of Asian origin.
Jobs
29,700 mostly in retail, health, and other services
Table 1-1: Summary Profile
6 West Covina Downtown Plan & Code
Taxable Sales per Capita (Year-end 2012)
Automotive
Furnishings &
West Covina
Appliances
Los Angeles County
Food &
"Brick & Mortar" Sales per Capita
Beverage
West Covina $10,650
Los Angeles $8900
Gas Stations -
Clothing
General
Merchandise
Restaurants &
Bars
Figure 1-3 Retail Leakage.
Compared to Los Angeles County as a whole, West Covina has an overall
surplus in traditional retail sales, but leakage in food and beverage sales.
Sources: California Board of Equalization, HR&AAdvisors.
older renters. The eastern San Gabriel Valley is expected to
grow by almost 18,000 households by 2035 and, including
turnover of residents in the area, West Covina could capture
about 2,100 units, if new developments are encouraged.
Downtown First
Decades of development in the Downtown District around
the civic center has brought investment, jobs, and tax base
but failed to create a distinctive place. A new vision for
downtown seeks to attract and retain talent and jobs while
creating a vibrant place. The 2016 General Plan's Downtown
First policy seeks to direct majority new growth and invest-
ment to the Downtown District, where the development
demands are the greatest and reinvestment is desirable, and
away from the stable residential areas.
Based on market assessment of growth in the region and
county a projection of roughly 2100 additional housing units,
400,000 square feet of office, 200,000 square feet of retail,
and 600 hotel rooms has been used for the plan's 20 year
planning horizon.
Fiscal Health
Aside from property taxes, sales tax is the City's primary
revenue source. Sales tax revenues account for almost 30
percent of City General Fund revenues while property taxes
account for approximately 36 percent.
A major portion of the Plaza West Covina's sales tax, a key
West Covina sales tax generator, are committed to repay a
Community Facility District (CFD) bond that is set to expire
before 2022.
General Fund Tax Revenue Property _; utility
per Equivalent Dwelling Unit (EDU)
� Sales Other
Transient Occupancy
$2,250
$1,500
$750
Alhambra Arcadia Covina Pasadena West Covina
Other Taxes include Vehicle License Fees
Figure 1-4 Comparison of General Fund Tax Revenue per Equivalent Dwelling
Unit
West Covina's Sales Tax revenues are comparable to nearby cities, but other
revenues are significantly lower per EDU.
Sales tax has historically
been an important part of
fiscal sustainability in the
City of West Covina. While
the City can support new
retail in a few key cat-
egories, there are physical
limitations to the amount of
new retail space that can be
built and associated retail
revenues. In addition to
improving the performance
of existing retail uses, the
City should also focus on
diversifying its revenue
sources in the long term.
Creating a "sense of
place" in the Downtown
district, and encouraging
higher -intensity land uses
that allow for a walkable,
vibrant community will help
the City capture market
demand across all land
uses and draw and retain
shoppers, employers and
new residents. Growth in all
three of these categories, as
well as new, accessible ame-
nities in the City's down-
town could support new
hospitality, help the City
improve its performance of
existing retail, and provide a
better quality of life for West
Covina residents.
Mobility
VincentAvenueisaprincipalarterial
in the downtown area.
Streets: Like many Southern
California cities, West Covi-
na's existing transportation
network is geared toward
fast and frequent auto travel
as the only way for most
people to travel around the
City. Downtown streets are
designed primarily for driv-
ing, with limited, unsafe, or
missing pedestrian, bicy-
cling, or transit facilities.
Few arterial streets in the
Downtown District cur-
rently satisfy the City's
street design standards for
minimum right-of-way and
curb -to -curb dimension.
However, many of these
same streets are over -built
relative to current traffic vol-
umes. Taken together, these
findings suggest that:
• Some streets should be
reclassified, standards
Introduction 7
Silver Streak (BRT service) and
Route 498 (express service) provide
frequent service during peak periods
to Downtown Los Angeles. Each also
operates on Interstate 10 (1-10) and
makes a limited number ofstops.
Additionally, Silver Streak operates
relatively frequently during off-peak
periods, and operates at all times.
Go West's Red and Blue lines are
oflimited utility due to their large
one-way loop configurations (which
require significant "out -of -direction"
travel) and irregular or "non -clock -
face" frequencies, as well as the
long headways or intervals between
arrivals.
should be adjusted, or
both; and
Because some
streets could likely be
reconfigured with little
impact on traffic con-
gestion, reconfiguration
should be considered.
Transit: Existing public tran-
sit service in West Covina
is provided by Foothill
Transit and by the City of
West Covina, operating as
Go West. Foothill Transit
is the regional bus service
provider for the eastern
II Dur' ingpeakperaods, buses operate as often as every
three minutes along West Covina Parkway.
TRANSIT ROUTES
Lo Wen Shuttle
—Red Route e•••••e SiN115-1k
— Blue R-11
118
—Lreen Rowe
185
—2n
---
191
aeB
I\
rP
Figure 1-5: Transit Routes
Public transit is provided by Foothill Transit and by the City of West Covina,
operating as Go West. Service on West Covina Parkway is among the busiest
in the system.
San Gabriel Valley. The Go
West system, meanwhile,
consists of three shuttle
routes, labeled Red, Blue
and Green.
Transit service is con-
centrated in the Downtown
area, where Foothill Transit
operates a total of eight
routes, including one Bus
Rapid Transit or BRT service
(Silver Streak), six local
routes (178,185, 272, 281,
480, 488) and an express
service (498). Go West's Red
and Blue routes, mean-
while, also serve the area.
Go West's Red and Blue
lines are of limited utility
due to their large one-way
loop configurations (which
require significant "out -
of -direction" travel) and
irregular or "non-clockface"
frequencies, as well as the
long headways or intervals
between arrivals.
West Covina Parkway in
the Downtown area is one of
the focal points of the Foot-
hill Transit system, as well
as Go West. During peak
periods, buses operate as
often as every three minutes
in this segment. Stops on
West Covina Parkway are
heavily used. However, there
are only limited accommo-
dations and amenities for
passengers.
Because existing transit
service in the Downtown
area is primarily oriented
east -west along West Covina
Parkway, and because it
is relatively frequent, it
provides internal connec-
tions within the Downtown
area in addition to external
connections. However, exist-
ing fare policies discourage
short trips on some routes,
including the premium
Silver Streak service.
While most service in the
Downtown area is con-
centrated on West Covina
Parkway, between Vincent
Avenue and Sunset Avenue,
one of the busiest routes in
the area, Route 498, stops
on Sunset instead.
Bikes: West Covina has
no adopted bicycle plan.
The Municipal Code define
standards for Class I Bike
Paths, Class II Bike Lanes,
and Class III Shared Routes
A Bike Path is an exclusive
facility, while a Shared
Route is a street designated
as a bicycle route, with
no special markings. Bike
Lanes, meanwhile, are
divided into Class Ila (no
parking) and Class Ilb (park-
ing permitted) categories.
Class Ila lanes must be a
minimum of five feet wide,
while Class Ilb lanes must be
at least 13 feet wide.
Pedestrian: Pedestrian
conditions in the Downtown
area are typical of com-
mercial areas in postwar
suburban communities,
characterized by:
• A "superblock" struc-
ture consisting of a lim-
ited number of streets
with relatively few
intersections, limited
network connectivity
and resulting indirect
pathways;
• Streets designed for
high-speed traffic;
• A general lack of curb-
side parking to serve as
a buffer between traffic
and the sidewalk;
• Long crossings of
arterial streets com-
pounded by long waits
to cross at signalized
intersections;
8 West Covina Downtown Plan & Code
Inform Consult Involve
Drak
Project Planning
`facovery Visioning GeneolPlan
Coordination
Downtown Plan f� Code
• Continuous sidewalks on most blocks with a limited
number of curb cuts, and pedestrian through zones
generally wide enough to comfortably accommodate
existing pedestrian volumes;
• Sidewalk trees on some blocks; and
• Varying conditions on private property adjacent to the
sidewalk, typically consisting of landscaping, surface
parking, or building frontages with limited transparency.
Parking: There is limited on -street parking within the Down-
town area, with the vast majority of parking provided in
private off-street lots and garages - more than 13,000 total
spaces, according to counts provided by the City.
A number of measures to ensure parking availability while
reducing costs of parking construction and maintenance
and increasing space available for other uses through more
efficient management of parking supply are recommended.
These measures include reduced off-street parking require-
ments, shared parking, parking demand management/park-
ing benefit district, and parking cash -out program.
, d9r •,. ll� tl •° 6%e ^'6 ['}fry o $�$ry$ 9$pc �as.anraa rnaw ,mm R
F
N :.tiffAN..
Figure 1-6 Downtown Parking Area
About 50% of the downtown land is dedicated for parking vehicles.
Planning Process
The Downtown Plan and Code was developed in conjunction
with the General Plan update. This allowed a wider dialogue
Collaborate
about linkages and the
downtown's role within the
larger city framework.
The planning process for
Downtown West Covina,
which began in Fall-2014,
was designed around exten-
sive, thoughtful input from
the local community.
E.e tive
Team
Figure 1-8 Team Organization
The project team consist
of a core executive team,
a technical advisory com-
mittee and six topical focus
groups.
Focus Groups supported
the public process of devel-
oping policy options and
actions to implement the
public's vision. Each Focus
Group contributed members
and expertise to the com-
bined CORE Group which
concurrently addressed the
Natural
Creative
Empower
Aug 2016
Figure 1-7 Planning Process
Well Planned and Designed,
Accessible and Resilient
Community. This Core Focus
Group considered Down-
town's approach to growth
and preservation, incorpo-
rating perspectives from the
other five groups.
The Executive Team
included key City staff mem-
bers with responsibility to
keep the project on sched-
ule and within budget.
The Technical Advi-
sory Committee included
members from City Council,
Planning Commission, and
department heads that
provided on -going direction
throughout the project.
Prosperous
ell-plannl
Designed
Accessible 1 Resilient
Figure 1-9 Focus Groups
Active
Healthy
Safe
Introduction 9
Civic Engagement
The community engagement
approach was designed
around five goals:
1. Inform — to provide the
public with balanced
and objective informa-
tion to assist them in
understanding the
challenges, alternatives,
opportunities, and/or
solutions.
2. Consult — to obtain
public feedback on anal-
ysis, alternatives and/or
decisions.
3. Involve — to work
directly with the public
throughout the pro-
cess to ensure that
public concerns and
aspirations are consis-
tently understood and
considered.
4. Collaborate — to part-
ner with the public in
each aspect of the deci-
sion including the devel-
opment of alternatives
and the identification of
the preferred solution.
5. Empower —to place
final decision -making in
the hands of the public.
In conjunction with the
General Plan Update, the
extensive public engage-
ment process combined new
and trusted techniques to
encourage a diverse group
Participation was monitored and
periodic adjustments were made to
attract broad -based involvement.
Online platform MindMixer, social
media presence, and survey allowed
input from a diverse audience.
of citizens to contribute to
the Downtown plan, includ-
ing visioning charrette, over
20 Focus Group meetings,
a robust online presence to
help guide the process. The
Speaker Series brought five
national experts to provide
perspective, present alterna-
tives, and stimulate commu-
nity dialogue.
Opportunities to partici-
pate included large public
meetings to small stake-
holder roundtables, surveys,
project web page updates,
MindMixer social media
engagement, email notifi-
cations, Facebook, Google
Plus and Twitter posts. Each
method encouraged the
public to learn and convey
their opinions on what was
important for the city to con-
sider over the next 20 years.
An estimated thousand -
plus individuals attended
these meetings, contributing
ideas and insight.
Online participation
was equally extensive and
captured an audience that
doesn't typically attend
public meetings. Over 35
individuals registered with
the MindMixer site, contrib-
uting 55 ideas on various
topics.
1 ,
+-�ikdt¢•f
z
Variety of interactive exercises were
used to gather qualitative informa-
tion about the downtown area.
Visioning charrette
The Youth Council discusses their vision for Downtown West Covina.
Mid -process City Council study session update.
CORE focus group meeting.
10 West Covina Doivntown Plan & Code
Our Healthy and Safe Community Focus Group Meeting
sr -
// M�, AO**,,L --
Lecture Series: Jeff Tumlin discusses Sustainable Transportation options.
Introduction 11
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Key Concepts
The community supported vision and guiding principles offers a vibrant and walkable Downtown West Covina.
'Noll- ate.
t.46
Figure 2-1: Three districts
1. 3 Integrated Mixed -use
Districts - The plan
envisions Downtown
West Covina as an
interconnected series
of three mixed -use
districts each loosely
defined as a'/4 mile
radius pedestrian shed.
Studies show that'/4
mile radius is the typical
maximum distance an
average North American
walks to a destination
before deciding to use
vehicular transportation
The intent of under-
standing the 3 existing
centers as mile radius
sheds, is to thus ensure
that each center has a
sufficient mix of uses,
along with the physical
components of a walk-
able urbanism to dis-
courage dependence on
cars. The 3 districts are
the Civic Center District
to the west, the West
Covina Mall District
in the center, and the
Lakes Entertainment
District to the east.
2. A Continuous Open
Space Network - The
plan envisions the inte-
gration of the 3 districts
through a continuous
open space network
of streets, sidewalks,
crosswalks, greens and
plazas. The diversity,
quality and richness
of these open spaces
taken together creates
the public realm that
links the three districts
and encourages walking
from one to the other
through verdant and
beautifully designed
spaces.
3. Making Walkable
Streets - The plan
recognizes that the
most significant aspect
Figure2-2: Network ofopen spaces
Figure 2-3: Integrated transit, walking, and bike linkages
of Downtown West
Covina's public realm is
its existing network of
streets. These streets
are currently designed
for vehicular circulation
with little attention to
pedestrian activity. The
plan intends to reca-
librate all the streets
within the study area
to balance vehicular
and pedestrian activity
through the enhance-
ment of sidewalks,
the introduction of
rich native landscape
and street furniture.
The plan sees these
enriched streets as the
fundamental physi-
cal structure that will
determine the vibrancy
of the downtown.
4. An Integrated Transit
Network - The plan
envisions the integra-
tion of the three dis-
tricts with an integrated
multi -modal public
transit strategy.
Vision 13
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Figure 2-4: Illustrative site plan
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Figure2-5: Overall massing model
Figure2-6: Glendora Avenue massing model
.....................................................................
14 West Covina Downtown Plan & Code
.aP•-
Figure 2-7: Civic District massing model
Figure 2-8: Strategic infill development
5.
Strategic Infill Devel-
opment - The plan
identifies a number of
underperforming land
parcels, as well as other
opportunities for new
urban infill. This new
development will bring
a range of new uses into
the Downtown, while
physically completing
street faces and mark-
ing important street
intersections.
Park Once - Parking
throughout the Down-
town is envisioned as
a shared district -wide
strategy as opposed
to parking site by site
irrespective of use.
Non-residential uses
are to be parked in the
existing and proposed
parking garages, lots
and on streets, with
drivers parking their car
once and then walking
from location to loca-
tion within a district or
taking public transit
to another district.
Residential uses will be
parked within the site.
7. Face to the Freeway
- The presence of the
Interstate 10 Freeway to
the north of the study
area is an important
opportunity for the
Downtown's revital-
ization. The freeway
accords the Downtown,
and particularly the
mall, ample visibility
for thousands of com-
muters, suggesting a
significant economic
opportunity. The plan
acknowledges the malls
recently enhanced face
to the Freeway. It also
enhances the entry
points from the Freeway
into the Downtown,
through building mass-
ing accents that create
gateway conditions
and generate a sense of
arriving in Downtown
West Covina.
Key Components
Public Projects
1. Enhancing the Walnut
Creek Wash The Wash
is one of the most signif-
icant and underutilized
natural amenities in
Downtown West Covina.
The plan envisions its
revitalization into a
beautiful promenade
along the water course.
As shown in the render-
ing, the promenade will
u�uUu ;
Figure 2-9: Conceptual rendering of Walnut Creek Wash
have a paved bike lane
defined by a continuous
row of trees that acts
as a picturesque seam
between the downtown
and the single family
neighborhoods to the
south. The promenade
will have benches and
places for passive activ-
ity. It will be adequately
lit to create an intimate
and secure place at
night, creating a distinct
24-7 place in the city.
2. Various Street Enhance-
ments -All existing
right-of-ways within the
study area are enhanced
to make them pedes-
trian -friendly. As shown
in the various street
sections, enhancements
range from widen-
ing and landscaping
sidewalks, reducing
travel lanes, introduc-
ing intermittent median
islands, and introducing
street furniture.
Vision 15
3. Las Ramblas along South Glendora Avenue - The exist-
ing right-of-way and adjacent parking lot, both owned
by the City are redesigned as a beautiful new street
modelled on the famous Las Ramblas of Barcelona.
This new street has a one-way travel lane with parallel
parking on either side with a central verdant green with
a double row of trees. This space accords flexible uses
such as festive gatherings and farmers markets while
allowing traffic circulation on either side. Alternatively,
the streets segment could be closed during weekends
to create a pedestrian -only gathering place extending
the Lakes Entertainment activity into the street and vice
versa. This unique place as a linear green visually termi-
nating to the north into the distant Mount Baldy could
become a signature location of Downtown West Covina.
4. New Transit Plaza along West Covina Parkway - This
transit plaza is envisioned as a significant new open
space for Downtown West Covina as well as a new entry
from the proposed bus transit stop along West Covina
Parkway into the mall. The plaza is defined by an arbor
on three sides opening towards the arterial.
5. Pedestrian Crossings on South Sunset Avenue and
South Vincent Avenue - As part of the Downtown's
public improvements and enhancements, two new
pedestrian crossing are proposed at two crucialjunc-
tions. The first connects the eastern edge of the Civic
Center across South Sunset Avenue to the mall. The
second connects the eastern edge of the mall across
South Vincent Avenue into the Lakes Entertainment
District. These crossings will be made visually conspicu-
ous through paving and pedestrian walking lights, with
rolling curbs easing walkability between the travel lanes
and the sidewalks.
Figure 2-10: Conceptual rendering of Las Ramblas
Figure 2-11: Conceptual rendering of transit plaza
Figure2-12: Conceptual rendering of Vincent Avenue crossing
16 West Covina Downtown Plan & Code
Private Projects
1. Mixed -Use Campus
on K-Mart Site —The
plan envisions a new
mixed -use campus
on the underperform-
ing K-Mart site along
West Covina Parkway
and Toluca Avenue.
The campus has twin
parking structures as
buffers from the free-
way ramps. It is orga-
nized around a central
green with three blocks
containing 3 and 4 story
buildings. The ground
floor of these buildings
could have a mix of
commercial and work -
live uses with office
uses above. The proxim-
ity of this campus to the
Civic Center make it an
ideal location for a civic
or office related use.
Figure 2-15: Illustrative site plan of
multi -family housing
Figure 2-13: Illustrative site plan of
mixed -use campus
Figure 2-14: Conceptual rendering of mixed -use campus
2. Low Density Multi -family Housing along South Sunset Avenue —A new low -density
multi -family residential project is proposed along South Sunset Avenue next to the
Police Station facility. The proximity of this site to the Walnut Creek Wash and the Soccer
and Baseball fields make it a great site for housing. Housing types include 2 story town-
houses facing South Sunset Avenue, with 2-3 story townhouses and courtyard housing
towards the Wash.
Figure 2-16: Conceptual rendering of multi -family housing
Vision 17
AT+
Figure 2-19: Massing model of the
triangular site at the intersection of
Vincent and Glendora Avenues
Figure 2-17: Massing model of the Sunset Avenue and West Covina Parkway
intersection
F'
t
3P
Figure 2-18: Illustrative plan ofinfill development on Sunset Avenue
a
4�
Figure2-20: Illustrative site plan of
infill development along Vincent
Avenue
Figure 2-21: Conceptual rendering ofinfill development on Vincent Avenue
5. Multi -family Housing
along Walnut Creek
Parkway - The trian-
gular parcel, and its
adjacencies at intersec-
tion of West Covina
Parkway and South
Glendora Avenue is an
opportunity to create
a transitional gesture
from the Downtown
into the southern single
family neighborhoods
as well South Glendora
Avenue as a commercial
corridor. The southern
building on the triangu-
lar site is also an impor-
tant visual termination
as one approaches the
Downtown from the
south.
New Mixed -use build-
ings at the intersection
of South Sunset Avenue
and West Covina Park-
way - These two build-
ings while designed
independently are
expected to mark the
southern corners of the
intersection of South
Sunset Avenue and West
Covina Parkway, mark-
ing a transition into the
southern single-family
neighborhoods.
Corridor Infill along
South Sunset Avenue
- The plan envisions
various infill buildings
completing the eastern
face of South Sunset
Avenue. These build-
ings could have a mix
of retail, commercial,
office and hotel uses.
The buildings to the
north closer to West
Garvey Avenue could
leverage the slope on
South Sunset Avenue to
accommodate parking
and create a more dra-
matic massing to accent
entry into the down-
town from the north.
Corridor Infill along
South Vincent Avenue
- New infill could
enhance the eastern
face of South Vincent
Avenue. These build-
ings could have a mix
of retail, commercial,
office and hotel uses.
The two buildings
on either side of the
freeway ramp could
be massed to create a
dramatic transition and
gateway gesture into
the Downtown from the
north.
18 West Covina Downtown Plan & Code
Figure 2-22: Illustrative site plan of
infill development in Lakes Center
Mixed -use Infill in
Lakes Entertainment
District -Various par-
cels around the Lakes
Entertainment District
offer opportunities for
modest and medium -
scale mixed use infill.
Uses can range from
retail at the ground level
to office and residential
uses at upper levels.
Infill buildings near the
theater could be 2-3
stories to ensure com-
patibility with adjacent
buildings.
Figure 2-24: Illustrative site plan of
office buildings near Garvey Avenue
10.
Mixed -use Infill along
Glendora Avenue -
The existing one-story
retail buildings east
of Glendora Avenue
can be incrementally
developed into two and
three story mixed -use
buildings, with retail
uses at street level and
residential uses above.
These residential units
are in the form of flats,
townhouses, and lofts,
and can bring eyes
onto the Las Ramblas,
adding to its perceived
sense of security.
8. Housing in Lakes
Entertainment District
- Two new apartment
buildings are proposed
adjacent to the exist-
ing apartment project
between Glendora
Avenue and Lakes
Drive. Onejust north
of Lakes Drive and east
of Vincent Avenue. The
second along Lakes
Drive, north-east of the
theater. These buildings
could be 3 stories high
with parking in the form
of subterranean garages
or raised podiums. The
public parking garages
in this district could also
have some reserved
residential parking for
these buildings.
Two Office Buildings
near East Garvey
Avenue - A pair of 3
story high office build-
ings are proposed to
mark the Las Ramblas
to the north and also
create a buffer from the
freeway. Parking for
these buildings will be
in shared public parking
garages as part of the
Park Once strategy.
Figure 2-26: Illustrative site plan
of mixed -use development along
Glendora Avenue
Figure 2-23: Illustrative site plan ofhousing development in Lakes Center -
District
Figure 2-25: Conceptual rendering of mixed -use development along Glendora
Avenue
I
f
Existing condition -retail
�i''��•_.. 4?l�`�.i
Fee simple housing
I ILoft
or townhouse above
:retail -- new driveway within
property
�L:Q�-
Larger parcel
Building above sidewalk
rx�
on upper floors
Figure 2-27: Variety�ofmixed use developme
options along Glendora Avenue
Vision 19
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.tii •�' .
1. Our Natural Community
Goal 1
Increase tree canopy coverage in downtown.
Policy 1.1
Plant to maximize the social, economic, and environmental benefits of
trees.
Action 1.1a
Increase the number of street trees by adding new trees in the downtown
area annually.
Action 1.1b
Pursue an expanded and equitable distribution of trees and greening
throughout downtown. Fill in the gaps in canopy cover, address aging tree
population, and identify vacant and new planting spots. Target planting
where pedestrian and public realm improvements are prioritized.
Action 1.1c
Develop urban design strategies with unique palettes of trees that add
character to the street space. Consistency and variation in tree form, color,
and seasonal display can be used to create dynamic and harmonious
streetscapes.
An urban sidewalk
without trees is like
a building without a
roof.
—Henry Arnold
;
•
`v 1 -
, r . s ` . ``-
�„w•�... _
....... �•Lti
'` fit'
r �
I
Figure 3-1: Downtown Tree Coverage.
Ten percent of downtown area has tree canopy from a total of2,350 trees.
Goals, Policies, & Actions 21
2. Our Prosperous Community
� r,.000="0f
Iw
Goat Maintain and monitor Downtown's fiscal health.
Policy 2.1 Maintain and enhance the City's current tax base.
Action2.1a Continue to Strengthen the City's Retail Base:
1. Attract unique food and beverage stores to the Downtown area that
can capture a greater share of local food and beverage dollars.
2. Improve connections to the Mall from Surrounding Areas.
3. Explore Opportunities to Reposition Underperforming Strip Centers
along Corridors.
Action 2.1b Attract upscale hotel to downtown area.
Action 2.1c Ensure that new development is not a fiscal burden to the City.
Action 2.1d Encourage and support the formation of a Business Improvement District
(BID) in key portions of the Downtown area.
Goal 3
Reinforce the Downtown West Covina brand as a Great Place to Live,
Work and Play in the San Gabriel Valley.
Policy 3.1
Direct new growth in the downtown area to create vibrancy and invest in
key public improvements.
Action 3.1a
Invest in infrastructure and enhance the public realm.
Action 3.1b
Support catalytic development:
1. Rehabilitation of the Walnut Creek Wash
2. "Rambla" along Glendora Avenue
3. Transit corridor improvements along West Covina Parkway
Action 3.1c
Improve connections between the three downtown neighborhoods.
Action 3.1d
Brand the Glendora Avenue "Rambla" area as "West Covina's Main Street."
Goa14
Nurture local businesses and attract non -retail jobs.
Policy 4.1
Target employment -based uses to downtown. Explore opportunities that
will facilitate and encourage research and development (R&D) type devel-
opment and occupancy. R&D uses should be directed to areas in proximity
to hospitals, medical, and office uses in Downtown.
Action 4.1a
Explore health/medical campus opportunities.
Action 4.1b
Attract educational institution.
Policy 4.2
Support local businesses.
Action 4.2a
Provide incentives to encourage businesses/land owners to renovate prop-
erties and strengthen their businesses.
Action 4.2b
Brand and market Downtown West Covina.
22 West Covina Downtown Plan & Code
3. Our Well Planned Community
Goal 5
Create an enduring and memorable public realm.
Policy 5.1
Enhance the public realm through careful placement and design of
streetscape improvements to activate the public realm, providing an invit-
ing and engaging urban core.
Action5.1a
Prepare detailed streetscape improvement plans and implement the
streetscape recommendations for Glendora Avenue, West Covina Parkway,
Vincent Avenue, Sunset Avenue, Lakes Drive, Walnut Creek Parkway, and
Toluca Avenue. Establish a detailed implementation program that sets
timeframes given available funding and community priorities. Improve-
ments can be phased, but priority should be given to West Covina Parkway
and Glendora Avenue.
Action 5.1b
Direct Quimby Fees from Downtown projects to improve downtown parks
and public plazas and to provide for development of cultural amenities.
Policy 5.2
Establish a dramatic visual cue into Downtown at Sunset, Glendora, and
Vincent Avenues.
Action 5.2
Besides entrance and directional signs, dramatic visual cues such as gate-
way features, buildings, or other civic infrastructure can accentuate the
sense of arrival and identity.
Policy 5.3
Create distinctive places by strengthening local identity.
Action 5.3
Strengthen local distinctiveness and identity by:
1. planting local species;
2. using local paving materials; and
3. incorporating names of community donors in paving design.
Goal 6 Make great places by insisting on the highest standards of quality in
architecture, urban design, and landscape architecture.
Policy 6.1 Integrate uses in building forms that increase choice and encourage com-
munity vitality
Action 6.1a Adopt new form -based development code for Downtown area that
emphasizes pedestrian orientation, integration of land uses, treatment of
streetscapes as community living spaces.
Action 6.1b Revise the planning processes to include spatial review and analysis of
proposed development on the public realm. Require the use of techniques
such as digital simulation and modeling to assist in project review.
Goal 7 Provide high -quality, urban housing for a diverse range of income levels.
Policy 7.1 Provide a production of a range of housing types that meet the diverse
needs of the community.
Action 7.1a Continue to work with local affordable housing developers to facilitate new
or redeveloped high -quality, affordable housing near transit within the
Downtown area that meets current and projected Regional Housing Needs
Allocation (RHNA) requirements.
Action 7.1b Facilitate the development of higher intensity and high -quality residential
projects with a mix of product and unit types, and ownership (a range of
affordable housing, live -work spaces, co -housing opportunities, senior
housing and assisted living facilities).
Goals, Policies, & Actions 23
4. OurAccessible Community
Goal 8
Create an integrated transportation system that effectively serves the
Downtown area, making downtown a place where people prefer to walk,
bike, or ride public transit rather than drive a car.
Policy 8.1
Accommodate multimodal mobility, accessibility and safety needs when
planning, designing, and implementing transportation improvements,
improving access and circulation for all users of Downtown streets.
Action8.1a
Adopt and apply transportation system performance metrics that mea-
O O
sure each mode's contribution towards the efficiency of transportation
network.
rba
rT
Action 8.1b Review capital improvement projects to ensure that needs of non -motor-
ized travelers are considered in planning, programming, design, recon-
struction, retrofit, maintenance, construction, operations, and project
development of Downtown streets.
Action 8.1c Accommodate the needs of all travelers through a Complete Streets
approach to designing new transportation improvements. Complete
streets are roadways designed to facilitate safe, comfortable, and efficient
travel for all roadway users.
Action 8.1d Create and implement a Transition Plan that responds to the needs of
people with disability by retrofitting street corners, crossings, and transit
stops that do not meet current accessibility standards.
Policy 8.2 Establish protection of human life and health as the highest transporta-
tion system priorities, and seek to improve safety through the design and
maintenance of streets, sidewalks, intersections and crosswalks.
Action 8.2 Actively identify, on an ongoing basis, opportunities to reduce pedestrian
and bicyclist risk by reducing street crossing distances and providing pro-
tected facilities such as median refuges and buffered bicycle lanes.
Policy 8.3 Allocate street space equitably among all modes.
Action 8.3 Ensure that pedestrians, bicyclists, transit vehicles and automobiles each
have space in the right-of-way that is consistent with the street's desig-
nated mobility function and land use context per street typologies and
modal -priority overlays as defined in the 2016 Thoroughfares Plan.
Policy 8.4 Adopt the NACTO Urban Street Design Guide and Urban Bikeway Design
Guide as a supplement to the California Manual for Uniform Traffic Control
Devices. Eliminate barriers to pedestrian and bicycle travel.
Action 8.4a Develop Pedestrian and Bicycle Master Plans identifying community
priorities, designing improvements at a conceptual level, and identifying
potential funding sources.
Action 8.4b Identify gaps in the pedestrian and bicycle facilities networks and define
priorities for eliminating these gaps by making needed improvements.
Action 8.4c Require the construction of pedestrian and bicycle facilities and amenities,
where warranted, as a condition of approval of new development projects.
Action 8.4d Develop a pedestrian and bicycle path along Walnut Creek Wash between
Glendora and Sunset. A pedestrian and bicycle path is recommended to
take the place of the existing service vehicle access road on the north side
of the Wash in the Downtown area, connecting to the existing segment
to the east, between Glendora Avenue and Azusa Avenue. The existing
segment might also be improved using new signs and other way -finding
strategies and enhanced lighting for greater security.
24 West Covina Downtown Plan & Code
Action 8.4e Explore opportunities for a "shared street" on Toluca Avenue. In the near
term, no changes are recommended to this street. However, over the
longer term it might be reconfigured as part of redevelopment of adjacent
parcels. One option, given the street's relatively short length and role as
a way access to adjacent parcels, rather than as an important element of
the larger street network, would be a shared street or "woonerf" configura-
tion in which curbs are eliminated and the roadway is shared by all users,
including pedestrians. Such designs are appropriate for low -speed envi-
ronments, are proven to be safe if properly located and designed, and can
greatly contribute to the urban design character of a street by branding it
as unique, providing additional opportunities for place -making and greatly
improving walkability.
Policy 8.5 Synchronize traffic signals and develop operational enhancements at the
1-10 Freeway interchanges to reduce traffictongestion.
Action 8.5 The City of West Covina shall seek congestion management and other
available grant funding opportunities to synchronize traffic signals and
develop operational enhancements at the 1-10 Freeway interchanges.
Goal 9 To improve the experience for transit riders through enhanced ameni-
ties, access, safety and landscaping.
Policy 9.1 Work with transit providers to develop high -quality facilities for transit
users, including access facilities.
Action 9.1a Explore a free or discount fare zone for transit Downtown. Existing transit
service within the Downtown segment of West Covina Parkway is relatively
frequent, especially during peak periods. However, existing fare policy
limits the use of this service for short trips, including trips within West
Covina or within the Downtown area. Notably, Foothill Transit's frequent
Silver Streak service charges a $2.45 cash fare. While the City of West
Covina does not set fare policy for Foothill Transit, it could work with the
operator to explore options for facilitating such trips in support of new
planned development.
Action 9.1.b Work with Foothill Transit to formalize parkingfor park -and -ride patrons.
Similarly, the City could work with Foothill Transit and property owners
to explore options for a transit commuter parking lot or structure, either
shared or dedicated. This could serve to improve access to the proposed
West Covina Parkway Transit Mall (see Action 9.1d), if it were built, while
discouraging illegal "hide -and -ride" parking in restricted lots. Foothill staff
have expressed interest in development of a parking structure for patrons
in this area, potentially with a transit store and retail uses on the ground
floor.
Action 9.1c Explore changes to Go West routes. Go West service could potentially be
improved by modifying route alignments and layover/recovery policy in
order to allow for a regular, easy -to -remember "clockface" headway or fre-
quency of every 60 minutes on the Red and Blue Lines. Currently, Red Line
headway is 56 minutes, while Blue Line headway is 65 minutes, suggest-
ing that the Blue Line route might have to be shortened slightly, or other
measures taken to reduce running time.
Civic Center bus stop for express bus.
West Covina Parkway bus stop.
Goals, Policies, & Actions 25
Action 9.1d Implement bus -only lanes and high -quality bus stops on West Covina Park-
way between Sunset and Vincent. The segment of West Covina between
Sunset and Vincent consists of two general-purpose lanes in each direc-
tion, plus left -turn lanes alternating with landscaped medians. Average
Daily Traffic, however, is in the 15,000 to 17,000 range, well below the maxi-
mum that can be accommodated in a single general-purpose lane each
way, plus left -turn lanes. Transit volumes, meanwhile, are up to 20 vehicles
per hour, per direction. This level of transit service and a single lane of traf-
fic can accommodate roughly the same number of trips.
To improve reliability for the thousands of daily passengers aboard
these buses and to enhance the visibility of existing transit service, the
curbside general-purpose lanes should be converted to transit -only lanes.
Private vehicles could continue to legally use the lanes to turn right at
intersections or curb cuts, maintaining throughput in the general-purpose
lanes. As part of this change, the existing 13-foot general-purpose lanes
should be narrowed slightly, to provide a traffic -calming effect (while still
easily accommodating large trucks).
As part of this project, the City and Foothill Transit should partner to
improve the existing Silver Streak stops at California using expanded shel-
ters, real-time arrival information displays, informational kiosks and other
amenities for passengers.
26 West Covina Downtown Plan & Code
Goal 10
To make parking convenient, easy, and accessible.
Policy 10.1
Increase the efficiency, cost-effectiveness and utility of existing parking
Mixed -use developments
and road supply by managing demand.
offer the opportunity to share
parking spaces between
Action 10.1
Evaluate a number of measures to ensure parking availability while reduc-
different uses, thus reduc-
ing costs of parking construction and maintenance, and increasing space
ing the total number of
for other uses through more efficient management of parking supply.
spaces required to maintain
1. Reduced off-street requirements in the downtown area. The City's
the same level of parking
existing off-street parking requirements of 2.2-2.25 spaces per unit in
availability. Shared park -
multifamily residential developments and 1 space per 250 square feet
ing offers many benefits,
in most commercial developments (1 space per 3.5 seats plus 1 per40
including reduced costs,
square feet of assembly area, or a minimum of 10 per establishment
more efficient use of limited
for restaurants) should be reduced for mixed -use developments in the
land resources, greater flex -
ibility in design and reduced
downtown area in association with the other recommended measures.
downtown
traffic congestion. There are
2. Create a shared parking/"Park-once" district.
two types of shared parking
3. Parking demand management/parking benefit district. There is cur-
arrangements:
rently little on -street parking in Downtown West Covina. However, as
1. Proximate uses with
on -street and public off-street parking supply is added in the future, it
staggered demand
should be managed in one or both of two ways: 1) using pricing, and/
peaks. Different land
or 2) using time limits. The ideal occupancy rate to ensure turnover in
uses generate demand
retail districts and a steady stream of customers for shops is approxi-
at differenttimes of day,
mately 85 percent, meaning that about one out of every seven spaces
and sharing rather than
should be available at all times, or one or two per blockface. If pricing
segregating parking for
were implemented, time limits should be relaxed or not used at all,
distinct but adjacentuses can ensure that the
and any revenues from meters should be dedicated to streetscape
same parking lot that
and other improvements benefitting the immediate area, a so-called
was used by employees
"parking benefit district."
and shoppers during
4. Parking cash out program. The City's existing TDM ordinance should
the day can be used by
be modified to include a parking cash -out option for Downtown
residents at night.
employers. Under such a program, employers offer cash payments to
2. Internal capture of trips
employees in lieu of free parking spaces; for many employers, this may
between proximate
result in cost savings as the cost of leasing or constructing parking is
uses. In a "park -once
reduced. The benefits of parking cash out are numerous, and include:
district" including two or
• Provides a subsidy to employees who ride transit, carpool, van-
more nearby develop -
pool, walk or bicycle to work. The benefit is valuable to low-income
ments with a shared
parking arrangement,
employees less likely to drive to work alone.
visitors may park once
• Provides a low-cost fringe benefit that can help individual busi-
and travel between
nesses recruit and retain employees.
nearby destinations on
• Parking cash -out requirements are simple to administer and
foot rather than getting
enforce, typically requiringjust couple of minutes per employee per
back into their cars for
month or quarter to administer.
each separate trip. In
Policy 10.2
To ensure that the City is prepared for future changes in transportation
addition to other ben -
efits,estion. this reduces traffic
technologies and preferred modes of travel, seek to incorporate emerging
cong
mobility options such as Transportation Network Companies (TNC) and
autonomous vehicles into planning and other efforts.
Action 10.2a
Increased adoption of TNCs and introduction of autonomous vehicles may
reduce parking needs, consider investing in surface parking lots and on -
street spaces that can be more easily repurposed for other needs.
Action 10.2b
Facilitate use of TNCs by requiring TNC/taxi loading zones in large
developments.
Action 10.2c
Partner with private transportation providers, for example by distribut-
ing information on local travel options on digital platforms, by providing
subsidized TNC/taxi trips in lieu of fixed -route transit service, or by sharing
travel data.
Goals, Policies, & Actions 27
S. Our Resilient Community
Goal 11 Integrate low -carbon built environment and practices in Downtown, and
in every aspect of the Downtown Plan.
Policy 11.1 Reduce net energy consumption and greenhouse gas emissions.
Action 11.1a Amend development code in the downtown area to:
1. Encourage compact built environments comprised of pedestrian
scaled blocks and streets that make it easier for people to walk, bike,
and use transit;
2. Encourage the location, scale, and design of squares, plazas, and
parks to reflect their importance and value as cultural, commercial,
and natural resources; and
3. Encourage development with higher intensities close to transit, and
encourage a mix of uses that allows most needs to be met on foot.
Action 11.1b New construction should meet Title-24 energy requirements and any lo-
cal green standards adopted by Council. Offer Downtown businesses and
multi -family residents energy conservation auditing and advice on energy
retrofits with rebates and incentives, possibly in cooperation with South-
ern California Edison.
Policy 11.2 Promote best practices for water conservation, re -use, & retention as part
of new construction, renovations, site improvements, and landscaping.
Action 11.2 Integrate visible environmental site design strategies that provide multiple
performance area benefits for water quality, habitat, heath and aesthetic
improvement. Strategies include:
1. Pervious pavement;
2. Reduce impervious cover to maximize infiltration and/or green space;
3. Use street trees for stormwater interception, temperature mitigation
and air quality improvement;
4. Bioswales/biofiltration/bioretention/bioinfiltration;
5. Rainwater harvesting for retention, irrigation and gray water;
6. Install drought tolerant plant materials; and
7. Install smart irrigation controllers designed to reduce water demand
and curtail water runoff.
Policy 11.3 Implement "green" streetscape elements for purposes of beautification,
carbon reduction and stormwater runoff management.
Action 11.3a Develop a green infrastructure plan addressing design, implementation
and maintenance of landscape elements in public rights -of -way. This plan
should include design guidance, standards and best practices.
Action 11.3b As part of the green infrastructure plan, develop a strategy to increase the
downtown tree canopy by adding 100 new trees in the downtown area
annually.
Action 11.3c Continue to require new development and public infrastructure to incor-
porate "best -practices" to protect and improve ecological quality and func-
tions relating to stormwater, by treating urban runoff, retaining stormwa-
ter, and attaining no net increase in runoff from Downtown.
Action 11.3d Develop an interpretive signage program to heighten awareness of Walnut
Creek, drainage patterns, natural areas, and sustainability features in
Downtown.
28 West Covina Downtown Plan & Code
Policy 11.4
Encourage new "green businesses" and institutions to locate Downtown,
and existing businesses and institutions to reduce operating costs by going
"green."
Action 114a
Promote environmental business practices to reduce energy use, reduce
water use, reduce waste and increase recycling and composting.
Action 11.4b
Promote Downtown as a recognized location for businesses and institu-
tions that are committed to environmental sustainability, by working with
developers, real estate brokers, and local companies.
Action 11.4c
Develop a marketing plan to attract green enterprises by highlighting
Downtown's transit -accessible location, and green practices that will be
implemented.
Policy 11.5
Promote strategies that connect Downtown residents, businesses and visi-
tors with local sources of products, services, and healthful foods.
Action 11.5
Retain and expand farmers market in the Downtown Area. Support organi-
zations that promote farmers market, "community supported agriculture,"
and buy -local initiatives.
Policy 11.6
Maximize recycling and reuse opportunities for residents, workers, visitors,
businesses, and institutions.
Action 11.6a
Educate building owners, managers and tenants about techniques for on -
site recycling, local recycling programs and State "recycling plan" require-
ments.
Action 11.6b
Expand recycling receptacles on street and in other public open spaces,
and provide for their continued maintenance. Evaluate opportunities for
composting receptacles on street and in other public open spaces, and
consider their implementation.
Action 11.6c Encourage recycling at all Downtown events.
Goals, Policies, & Actions 29
6. Our Healthy and Safe Community
Goal 12
Create environments that encourage safe and healthy lifestyles and
maximize the opportunities for physical activity. Well -designed public
and semi-public realms foster social interaction, and good programming
can draw people out of their homes and into their community.
Policy 12.1
Make healthy choice the easy choice.
Action 12.1a
Provide opportunities for physical activities by expanding on- and off-
street networks serving pedestrians and bicyclists, and increasing access
to safe, comfortable, and interesting public spaces.
Action 12.1b
Adopt a Downtown Code that addresses:
1. Standards for developing a pedestrian and bicycle path along Walnut
Creek Wash;
2. Allowances for farmer's market on parcels within the Downtown area;
3. Internal circulation within buildings to encourage the use of stairs
between floors; and
4. Bike parking standards.
Policy 12.2
Provide community safety through enhanced police and fire services.
Action 12.2a
Add bike patrol in Downtown area to prevent, intervene, and enforce
activities while allowing personalized police contacts that enhance the
relationship between the police department and the people it serves.
Action 12.2b
Locate a future Police and Fire Department public service center to in-
crease the presence and services in the Downtown area.
Action 12.2c
Incorporate Crime Prevention Through Environmental Design (CPTED)
principles and best practices into zoning ordinances and development
review processes for new development and major rehabilitation.
Policy 12.3
Limit the exposure to potential natural hazards through adoption and
enforcement of appropriate building standards, land use controls, and
environmental review.
Action 12.3
Require all development to comply with the provisions of the latest Cali-
fornia Building Code, including provisions related to proper design and
engineering to mitigate potential impacts from seismic events, fires, and
other hazards.
Policy 12.4
Ensure that new development is not exposed to excessive noise.
Action 12.4 Through the environmental review process, require applicants for new de-
velopment proposals to analyze potential noise impacts on nearby noise -
sensitive receivers before project approval. If noise levels generated by the
proposed development would exceed the "normally acceptable" range
shown in General Plan Noise Element, require appropriate noise mitigation
so that these levels would no longer be exceeded.
7. Our Active Community
Goal 13 Enhance the value of fitness and celebrate healthy living, and acquire,
develop, and maintain quality of public open spaces and trails.
Policy 13.1 Encourage the distribution of a variety of park types and sizes throughout
the City.
Action 13.1 Develop new neighborhood parks, and pocket parks as feasible and ap-
propriate to meet downtown needs.
Policy 13.2 Encourage the development of non-traditional park types, including urban
trails and linear parks.
30 West Covina Downtown Plan & Code
Action 13.2 Work with the County to initiate efforts to create a linear park public trail
system along the Walnut Creek.
Policy 13.3 Develop a network of open spaces.
Action 13.3 Connect parks, sidewalks, and streets with the Walnut Creek trail.
Policy 13.4 Investigate and evaluate opportunities and incentives for other agencies,
non -profits, private businesses, and business improvement district (BID) to
participate in the maintenance and replacement costs of parks, and open
space in the downtown area.
Action 13.4a Develop an initiative to encourage "Friends of Parks" service organizations
like West Covina Beautiful or Community Service Group for short term
clean-up projects.
Action 13.4b Update the impact fee schedule as necessary to ensure that downtown de-
velopment provides its fair share of parks facilities in the downtown area.
8. Our Creative Community
Goal 14 Weave culture into the fabric of Downtown everyday life through the
growth and expansion of cultural institutions and by nurturing creative
and artistic expressions in the public realm.
Policy 14.1 Promote Downtown as West Covina's cultural heart.
Action 14.1a Increase participation in the cultural life of Downtown by:
1. Hosting events at parks and gathering places in Downtown; and
2. Facilitating transportation to cultural events.
Action 14.1b Develop a cultural tourism initiative to promote public awareness of cul-
tural offerings in the Downtown area.
Action 14.1c
Feature cultural offerings on existing Downtown signs.
Action 14.1d
Facilitate the display of local art at downtown civic locations like City Hall,
Library, and Courthouse.
Policy 14.2
Leverage cultural resources to support downtown revitalization.
Action 14.2a
Reuse vacant or underused downtown buildings to provide shared space
for artists or cultural enterprise, or to display works of cultural significance.
Action 14.2b
Engage downtown retailers, hotels, and restaurants to increase awareness
of local cultural resources.
Action 14.2c
Increase public art and cultural expression throughout Downtown. Con-
tinue to require works of art in Downtown public spaces for new develop-
ment.
Action 14.2d
Sponsor and organize local art exhibits in public facilities, performances,
festivals, cultural events, and forums.
Action 14.2e
Establish an online Downtown -driven calendar of festivals and events to
promote cultural activities.
Action 14.2f
Strengthen wayfinding signs to help profile cultural resources.
Policy 14.3
Expand places and spaces where cultural activities can occur.
Action 14.3a
Undertake a systematic audit of places in Downtown where cultural activi-
ties currently or potentially could take place. Make this database acces-
sible to assist cultural groups in finding potential venues for their activities.
Action 14.3b
Meet diverse needs for performance, exhibition, and workspace.
Action 14.3c
Examine current permitting requirements with the objective of supporting
and facilitating community groups planning festivals and events.
Goals, Policies, & Actions 31
F l)
Introduction
Place -based Planning
West Covina provides a
range of living, working,
and recreational options
to suit diverse needs. The
form and character of the
different human habitats
is conceived as a geogra-
phy of diverse place types
such as neighborhoods,
districts, and corridors. The
Urban Form Map of the
General Plan coordinates
the community's priorities
into a physical framework
to achieve the vision. The
City's urban form informs
and guides the nature,
form and character of the
built physical environment.
Community preferences
and directions shaped
corresponding policies and
actions. These statements
guide the built environment
from a broad, citywide
scale, to a detailed scale of
individual neighborhoods,
blocks, buildings and physi-
cal character, consistent
with the history and desired
future of the place.
The City's Urban Form
Map provides an under-
standing of the intent and
character of the different
place types within the
community, including the
Downtown District. This
understanding provides
scale and context that
serves as a foundation for
developing this Downtown
Code.
Form -Based Code
The Downtown Code is a
Form -Based Code (FBC).
Figure 4.1 West Covina Urban Form Map
FBCs are an alternative to
conventional zoning regula-
tions. FBCs are purposeful
place -based regulations
with an increased focus
on the design of the public
realm: the public space
defined by the exterior of
buildings and the surround-
ing streets and open space.
FBCs can be used to protect
and preserve stable areas
from incompatible develop-
ment and to attract appro-
priate (re)development to
transform areas.
Code 33
"FBCs foster predictable built results and a high -quality public
realm by using physical form (rather than separation of uses)
as their organizing principle. These codes are adopted into city or
county law as regulations, not mere guidelines. FBCs are an alter-
native to conventional zoning.
—Form-Based Codes Institute
RURAL 111111 1111 TRANSECT 1111111111 URBAN
NATJRA_ TRANSECT ZONES
1URBAN TRANSECT
ZONES
DISTRic
T' :NATJRAL T2 RURAL
T3 SUB -URBAN
T4 GENERAL URBAN
T5 URBAN CENTER
T6 URBAN CORE D DISTIR
Figure 4.2 The transect. Drawing by DPZ& Company, LLC.
A key difference between
conventional use -based
and FBCs is that FBCs do
not determine entitlements
through FAR or units per
acre. The conventional
density controls have failed
to produce diversity in living
and working arrangements
in a contextual manner.
Instead, FBCs deal with
building types that differ in
intensities of development.
Building types is a classifica-
tion system resulting from
the process of creation,
selection, and transforma-
tion of a few basic character
defining features of a build-
ing that when repeated,
produce predictable results.
Building types encourages a
much more diverse stock of
buildings that can accom-
modate a higher intensity
of development gracefully
in a contextual manner
and produces great places.
The diverse building types
also offers a variety of local
affordable housing options
for all incomes and ages.
Human scaled building
types when consistently
aligned with similar or com-
patible building types create
a harmonious and pedes-
trian -friendly streetscape.
Transect
The operating system for
the Downtown Develop-
ment Form -Based Code is
the Transect. A Transect is
an organizing framework
for coding all elements of
the built environment on a
scale from rural to urban.
As a progression through a
sequence of habitats from
rural to downtown core
the differences in design
and ecology vary based on
character and intensity of
the place.
The transect begins
with two zones that are
non -urban: the Natural
which includes wilderness
and rural which includes
farmland or open land. T-3
is sub -urban — primarily
single-family residential
neighborhoods. T-4 is
primarily residential but
more urban with a mix of
housing types and slightly
greater mix of uses. T5 is
neighborhood center and T6
is urban core that serves the
region as well as adjacent
neighborhoods.
The central objective of
the code is to expand and
not limit choices. Instead of
one -size -fits -all regulation,
the use of transect zones
enables a range of develop-
ment characters and inten-
sity in a highly contextual
manner. The Downtown
Code consists of T5, and T4
transect zones.
34 West Covina Downtown Plan & Code
If
tURLL
ZNE
RURAL
ZORE
JRSU �URBAR
mRW
aM_ Aun
� SGECIAL
DISTNiLf
Figure 4.3 West Covina transect.
Not applicable in West Covina
G. • 1��� 17
y A J
•wyr w.
[HASEO
' i
-,T WON.A
ti
ct)LiL' 35
The Development Code consists of the following sections:
Section 1 Purpose and Applicability
Purpose, use, and applicability of the code.
Section 2
Zones and Regulating Plan
Map with zones that assign the code's various standards to physical
locations.
Section 3
Land Use Standards
Allowed, prohibited, and restricted land uses.
Section 4
Development Standards by Zone
Setbacks, height, and parking standards aimed at generating the indi-
vidual buildings on a block that collectively with other buildings will shape
the form of the public realm.
Section 5
Building Standards
Design standards for individual buildings.
Section 6
Frontage Standards
Standards for private frontages that provide a transition and interface
between the street and the building.
Section 7
Streets and Block Standards
Design standards for streets and blocks.
Section 8
Civic Space Standards
Standards for parks and open spaces.
Section 9
Landscape Standards
Landscape standards for streets and open spaces.
Section 10
Other Standards
Design standard for streetscape elements.
Section 11
Administration
Responsibility and authority to review and make final decision.
Section 12
Definition
General and land use terms defined.
36 West Covina Downtown Plan & Code
1.1 Purpose
1.1A Intent of Downtown Code
The Development Code implements the Downtown Vision and Goals and Policies. The prescrip-
tive standards in the Development Code ensure that new development projects exhibit the highest
standards of urban design, architecture, and landscaping at the scale of neighborhood, block, lot,
and building according to the Transect.
The Downtown vision's form is compact, walkable, and mixed use. The urban form is intended
to be inviting, comfortable, safe, and ecologically resilient. The Development Code allows a mix
of uses within a walkable environment so driving is an option, not a necessity to meet everyday
needs.
1.113 Relationship to General Plan
The Downtown Code is consistent with the West Covina General Plan currently in effect, as
required by Government Code 650000, et seq., California Statute. The Downtown Code imple-
ments the "Downtown First" focus of the General Plan and the community supported vision for
Downtown District.
1.iC Relationship to Municipal Code
Chapter 26, Article 15 of the West Covina Municipal Code (WCMC) shall be referred to as the
"Downtown Code." The Downtown Code provides all requirements for development and land use
activity within the boundaries identified in Figure 4.1.1. Except as specifically referenced within
the Downtown Code, the West Covina Municipal Code requirements in place prior to the adoption
of the Downtown Code are hereby replaced by Chapter 26, Article 15.
Part 4, Section l: Purpose and Applicability 37
1.2Purpose and Applicability
1.2A Use of Downtown Code
The Downtown Code shall be administered by the West Covina City Council, hereafter referred to
as the "Council;" the Planning Commission, hereafter referred to as the "Commission;" the Plan-
ning Director, hereafter referred to as the "Director;" and the West Covina Planning Department,
hereafter referred to as the "Planning Department."
1.2A.1 Responsibility for Administration
The Planning Department shall be the primary body responsible for administering the
Downtown Code subject to the provisions of Section 12, `Administration'.
1.2B Applicability to Municipal Code
Property, including structures, land uses and physical improvements such as signs, landscap-
ing, and lighting within the boundaries of the Downtown Code (Figure 4.1.1) shall comply with all
applicable requirements of the Downtown Code as follows:
1.2B.1 Zoning District(s) Requirements
All property subject to Downtown Code shall comply with the relevant requirements
of the applicable zoning district(s).
1.2B.2 Conflicting Requirements
Where a requirement exists for the same topic, in both the Downtown Code and other
sections of the West Covina Municipal Code, the requirement of the Downtown Code
shall prevail unless otherwise specified.
1.2B.3 Permit Approval Requirements
Each structure and land use shall be constructed, reconstructed, enlarged, altered,
moved or replaced in compliance with the following requirements:
a Allowable use: The land use must be allowed in the zoning district where the site
is located (see Table 4.3.1).
b Permit and approval requirements: Any and all permits or other approvals
required by the Downtown Code shall be obtained before the issuance of any
required grading, building, or other construction permit, and before the pro-
posed structure(s) is constructed and land use established or otherwise put into
operation.
c Development standards, conditions of approval: Each land use and structure
shall comply with the applicable development standards of the Downtown Code
for the zoning district in which the site is located.
d Nothing in this Downtown Code eliminates the need for obtaining other per-
mits required by the City, or any permit, approval, or entitlement required by
any other applicable district or agency, and/or the regulations of any State, or
Federal agency. By way of example but without limitations, the following pro-
cedural requirements of the Zoning Regulations and State law shall also apply
within the Downtown Code boundaries:
• Alcoholic Beverage Sales (WCMC, Chapter 26, Article XII, Division 15)
• Subdivision Procedures (WCMC, Chapter20)
• Affordable Housing (WCMC, Chapter 26, Article XII, Division 6)
38 West Covina Downtown Plan & Code
11 to � o
fin��lwi
v
�M
� � �., � � .. —� 1ltlll�lllltllllllll
1 F K. ll 111111 1111111111111
1.213.4 Improvements, Modifications Or Expansions to Sites or Structures
Improvements to Conforming Structures or Sites Applications that involve an
improvement to a conforming site, an existing conforming structure(s), or a
modification/expansion of an existing conforming structure(s), sign(s) are sub-
ject to the applicable requirements of the Downtown Code
Improvements to Non -Conforming Structures or Sites Applications that
involve an improvement to a non -conforming site, an existing non -conform-
ing structure(s,) or a modification/expansion of an existing non -conforming
structure(s), sign(s) shall comply with the applicable requirements of WCMC,
Chapter 26, Article V.
Civic Buildings Applications that involve a civic building as defined by the Down-
town Code shall comply with Section 1.2 B.7.
1.213.5 Modification or Subdivision of Existing Parcel(s)
Applications involving the modification of an existing parcel or the subdivision of an
existing parcel shall comply with the applicable requirements of the applicable zoning
district(s) and Section 7.0 `Streets and Blocks'.
1.213.6 Approved Entitlements
Entitlements approved prior to the adoption of the Downtown Code that have yet to
be constructed are not subject to the Downtown Code. The entitlement(s) may not be
extended beyond the four year approval period and upon expiration, the owner must
demonstrate substantial completion in constructing the approved structure(s) or the
property shall then comply with the Downtown Code. Substantial completion means
at least 90 percent completion of the approved structure(s) as determined by the City
of West Covina Building Official.
1.213.7 Civic Buildings
Applications involving the modification or construction of a buildingfor civic pur-
poses as defined in Section 13.0 "Definitions", shall comply with the following:
1. Section 5.0 Building Standards are not required of civic buildings.
2. All other sections of the Downtown Code apply.
Part 4, Section 1: Purpose and Applicability 39
1.2C Non -conforming Regulations
This section regulates nonconforming lots, nonconforming structures, and nonconforming uses,
including uses that are nonconforming as to required off-street parking. This section is intended to
allow nonconforming lots, structures, uses, and off-street parking arrangements to continue to the
extent consistent with the health, safety and public welfare purposes of the Downtown Plan, with
the ultimate goal being to bring such nonconforming lots, structures, and uses into compliance
with the overall downtown vision.
1.2C.1 Nonconforming Buildings or Structures
Buildings or other structures that are nonconforming as to setback, yard, height, or
other Downtown Code provisions may be repaired, replaced, or added to, only to the
extent permitted by this section:
a Subdivision: Lots which are nonconforming as to width may be adjusted
or subdivided provided the resulting re -configuration brings the noncon-
forming lot into, or closer to, conformity with the requirements of this plan.
b Additions: A nonconforming building or other structure may be added to,
provided that an addition of 50% or more of the existing floor area shall
trigger compliance with all Downtown Code provisions for the portion of
the building or structure comprising the addition.
c Restoration of building or other structure: If a nonconforming building
or structure is damaged or partially destroyed by fire, flood, wind, earth-
quake, or other calamity or act of God, structural alterations, or other
repairs for purposes of reconstruction may be carried out so long as they
are repaired or replaced to no more than their original size (i.e., no addi-
tional floor area shall be added).
d Other repair: Repair of nonconforming buildings or other structures, other
than structural alterations and other repairs required for restoration of
damaged or partially destroyed buildings, may be carried out provided
that:
1. No structural alterations may be carried out unless those structural
alterations are determined by the building official to be required for
protection of the public health or safety; and
2. No like -for -like reconstruction of nonconforming buildings or other
structure may be carried out unless such reconstruction is determined
by the building official to be required for protection of the public
health or safety.
1.2C.2 Remodels, and other additions or alterations
Notwithstanding any provisions of the above -listed standards, in any instance where
a person proposes to, or commences to, alter, expand, or add to an existing noncon-
forming building or structure and nonconforming portions of the nonconforming
building or structure are demolished in the course of such alterations, expansions, or
additions, all nonconforming portions of the building or structure so demolished shall
be reconstructed in compliance with all requirements of this Downtown Code. This
requirement shall apply regardless of whether such demolition is determined by the
building official to be necessary to comply with the Uniform Building Code or required
for the protection of the public health and safety.
40 West Covina Downtown Plan & Code
1.2C.3 Nonconforming Uses
A nonconforming use, including any uses incidental thereto, may not continue, if
ceased for a period longer than two years.
1.2C.4 Nonconforming as to Parking
All uses that are nonconforming as to the off-street parking requirements of this plan
shall comply with the following:
Repair of buildings: Where the off-street parking provided for a use does
not meet the requirements of this plan, repair of any buildings on the
site occupied by that use may be carried out, provided that, no structural
alterations may be carried out unless the building official determines
those structural alterations to be necessary for the protection of the public
health and safety. If structural alterations are carried out which are not
determined by the building official to be necessary for the protection of
the public health or safety, all off-street parking requirements of this plan
must be met by any and all uses occupying, or otherwise using, any build-
ings on the subject site.
Additions to building: Where the off-street parking provided for a use does
not meet the requirements of this Downtown Code, additions to buildings
on the site occupied by that use may be carried out only if all requirements
of this Downtown Code are met by any and all uses occupying, or other-
wise using, any buildings on the subject site.
Vacancy: In addition to the above provisions regarding discontinuance of
nonconforming uses and change of a nonconforming use to a conforming
use, where any non-residential use does not meet the off-street parking
requirements of this plan, and the building which the non-residential use
occupies becomes and remains vacant for an uninterrupted period of 2
years, the building may not be reoccupied, nor may any new land use be
initiated anywhere on the site, unless all requirements of Downtown Code
are met.
1.2C.5 Abatement of Nonconforming Uses
Where no buildings are occupied or otherwise used in connection with a noncon-
forming use, that use shall be terminated within two years from the date it became
nonconforming, provided that for any use that becomes nonconforming as a result of
a zone change, the specified two-year period of time for the termination of the non-
conforming use shall be computed from the effective date of the zone change.
Part 4, Section I: Purpose and Applicability 4 l
. .��
-ay.;
5
2.1 Zoning Districts and Overlays
2.1A Purpose and Establishment of Zoning Districts and Overlays
This section establishes the zoning districts and overlays to implement the Downtown Plan for
property and rights -of -way within the Downtown Code boundaries. Property and rights -of -way
subject to the Downtown Code shall be divided into the following zones and overlays, which shall
be applied to all property as shown on Figure 4.2.2.
2.1B Zoning Districts and Overlays
The following zoning districts and overlays are established and applied to property within the
boundaries of the Downtown Code. Refer to Table 4.2.1 for the intent and descriptions of the
zoning districts and section 2.2A2 for descriptions of the overlays:
• T-5 Urban Center Zone
• T4 General Urban Zone
• T4 Urban Neighborhood Zone
• Civic Zone
• Shopfront Overlay
2.2 Regulating Plan
2.2A Purpose and Establishment of Regulating Plan
This section establishes the regulating plan, Figure 4.2.2, as the map that identifies and imple-
ments the various intentions and principles of the Downtown Plan. Figure 4.2.2 defines the zoning
districts, overlays and standards for site development, design and land use through the following:
Zoning Districts. Each zoning district is allocated standards in the following areas:
a. Building Placement
b. Allowed Building Types
c. Allowed Frontage Types
d. Building Height and Size
e. Allowed encroachments into required yards
f. Parking Placement and Site Access
g. Required Parking
h. Allowed Land Uses
i. Allowed Signage Types
j. Allowed Street Types
Shopfront Frontage Overlay. This overlay requires buildings to have shopfront frontage and
a minimum floor -to -ceiling height. This requirement is to accommodate ground floor live -
work, commercial, retail or other such non-residential activity on streets where the vision
expects active, pedestrian -oriented streetscapes.
Regulating Plan Diagram. Each zoning district and overlay established by the Downtown
Code is identified on Figure 4.2.2 to show the boundaries of each zoning district and overlay
as well as the parcels within each boundary. Figure 4.2.2 is established as the zoning atlas
for all property within the Downtown Code boundaries.
Part 4, Section 2: Zones & Regulating Plan 43
Figure 4.2.2. Regulating Plan
44 West Covina Downtown Plan & Code
Table 4.2.1: Summary of Zoning Districts
Zoning District
Intent
Desired Form
Streetscape and
Public Realm
Parking
General Use
This zone is comprised
primarily of regional serving
retail, office, entertainment,
and hospitality uses.
New buildings are block
scale, up to five stories in
height, buildings at the ROW,
and active ground floor
commercial activities on key
streets.
Active streetscapes provid-
ing continuity with adjacent
areas. Commercial front-
ages such as shopfronts,
arcades, or galleries; wide
sidewalks; and street trees
encourage interesting, safe,
and comfortable walking
environment.
Parking consists of on -site
spaces located either behind
buildings or in above -or
underground parking
structure. On -street public
parking spaces are provided.
Parking ratios are lower
due to available transit and
shared parking options.
Buildings are occupied with
ground floor commercial,
retail, and office activity.
Upper floors and the floor
area behind shopfronts is
flexible for a wide variety of
office, civic, lodging, hous-
ing, or additional commer-
cial uses.
This zone is comprised pri-
marily of community serving
retail, office, entertainment,
and hospitality uses.
New buildings are block
scale, up to three stories
in height, buildings at the
ROW and active ground floor
commercial activities on key
streets.
Active streetscapes provid-
ing continuity with adjacent
areas. Commercial front-
ages such as shopfronts,
arcades, or galleries; wide
sidewalks; and street trees
encourage interesting, safe,
and comfortable walking
environment.
Parking consists of on -site
spaces located either behind
buildings or in above -or
underground parking
structure. On -street public
parking spaces are provided.
Parking ratios are lower
due to available transit and
shared parking options.
Buildings are occupied with
ground floor commercial,
retail, and office activity.
Upper floors and the floor
area behind shopfronts is
flexible for a wide variety of
office, civic, lodging, hous-
ing, or additional commer-
cial uses.
This zone is applied to areas
at the edge of Downtown
District. The zone is com-
prised primarily of single
family, and single -family -
compatible multi -family
residential uses including
live/work.
New buildings are house -
scale, up to three stories in
height, set back from the
sidewalk to provide a buffer
between the sidewalk and
the low intensity dwellings.
Streetscapes are suburban
with active ground floor
residential frontages such
as moderately sized front
yards, porches and stoops
that face tree -lined streets.
Parking consists of on -street
spaces for visitors with off-
street parking for residents
in the rear 1/2 of the lot and
shielded from the public
right-of-way to emphasize
the low intensity nature of
the zone.
Buildings are occupied with
residential uses, limited
live/work uses and home
occupation activity.
The zone consists of public
parks and open space. Open
Space and parks are used
for preservation of natural
resources, passive and
active outdoor recreation,
and scenic and visual
enjoyment.
Generally free from develop-
ment or developed with low
intensity uses that respect
and support natural envi-
ronmental or recreational
needs.
Visibility is an important
design criteria for enhanc-
ing people's comfort and
security. The open spaces
should be in the line of
sight of adjacent land uses
and activities to ensure vis-
ibility. Thefrontagesshould
have active edges such as
front doors, windows, and
storefronts.
Parking should not be
allowed on open spaces. All
parking should be located
on -street. The location and
design of open space should
facilitate walking and biking
to the open spaces. Off-
street parking may be neces-
sary for community park.
The presence of civic build-
ings that complement and
support the open spaces
reinforce the public nature
of the space.
46 West Covina Downtown Plan & Code
3.1 Land Use Standards
3.1A Permitted Land Uses
This section of the Downtown Code establishes the permitted land uses in each zone and the
corresponding permit requirements. A parcel or building subject to the Downtown Code shall be
occupied with only the land uses allowed by Table 4.3.1. Definitions of allowed land uses are pro-
vided in Section 13.0. If a land use is not defined in this section the Director may determine that
the use is not permitted, or determine the appropriate definition and determine the proposed use
to be permitted provided the Director makes the following findings in writing:
1 The land use will not impair the orderly implementation of the West Covina General Plan
and Downtown Vision in Part 2.
2 The land use is consistent with the purpose of the applicable zoning district.
3 The characteristics and activities associated with the proposed land use are similar to one
or more of the listed land uses in Table 4.3.1, and will not produce greater impacts than the
land uses listed for the zoning district.
4 The land use will be compatible with the other land uses allowed in the zoning district.
5 The land use is not listed as allowed in another zoning district.
Table 4.3. 1: Permitted Land Uses
Retail Stores and shops engaged in the sale of goods and merchandise P P x
Alcohol off -sale, areas of undue concentration AUP AUP X
Postal Services P AUP x
Restaurants (prepare and sell food and beverages) P P X
Outdoor seating area AR AR x
Restaurant with alcohol AUP AUP X
Restaurant with solo musician or karaoke AR AR x
Restaurant with dancing, restaurant with live entertainment, craft brewery
(including retail sales), craft winery (including retail sales), wine bars (includ- CUP CUP X
ing retail sales), craft brewery or winery and wine bar with live entertainment
Craft brewery or winery and wine bar with solo musician or karaoke CUP CUP x
Personal services P P X
Automated teller machines (walk-up) off the premises of a financial institution AR AR x
Barber and beauty shops with accessory permanent make-up use, Massage
-Accessory
AR AR X
Barber, beauty, and jewelry shops with accessory body piercing use AR x x
Tattooing (see art. XII, div.24) with accessory permanent makeup and/or body
CUP CUP X
piercing use
Tutoring facility CUP CUP X
Part 4, Section 3: I.and Use Standards 47
Medical Services
P
P
X
Hospital
CUP
CUP
X
Mental institutions and sanitoriums
CUP
X
X
Veterinary hospital
CUP
CUP
X
Office Professional Including professional offices, commercial art and design,
counseling services, scientific and research organizations, research and devel-
P
P
X
opment, media postproduction, and news services.
Commercial radio or television station
CUP
CUP
X
Bank/Financial services
P
P
X
Automated teller machines (walk-up) on the premises of a financial institution
AUP
ALP
X
Lodging Services
CUP
CUP
X
General Services
P
P
X
Adult care facility, day care center, institutions of philanthropic nature
CUP
CUP
X
Mortuary
CUP
CUP
X
Communications, Transportation, Infrastructure
Wireless telecommunication facilities —building and/or roof -mounted facili-
AUP
AUP
X
ties (see art. XII, div. 16)
Monopoles and alternative antenna support structures (see art. XII, div.16)
CUP
CUP
X
Auto Related Parking facility, public or private
P
P
X
Auto Service Station
CUP
CUP
X
Civic (Recreation, Education, Public Assembly, Artisan)
P
P
X
Art Lounges or Theaters with On -Sale Alcohol
CUP
CUP
X
Athletic club/gymnasium (section 26-685.20), religious facility, public utility
stations, wells and similar facilities, recreational Centers (private), schools
CUP
CUP
X
and colleges, professional, business & trade School.
Billiard parlor and pool hall, bowling alley, convention hall, game arcade,
theater (not open air), trade show, exhibit building, indoor recreation facility.
CUP
CUP
X
Schools (dancing, martial arts, music, art and similar type schools), studio-
AUP
AUP
X
art, dance, martial arts, music, etc.
Residential
P
P
P
Conversions from apartments to condominiums, senior Citizen Housing
CUP
CUP
CUP
Skilled nursing facility and assisted living facility
CUP
CUP
X
Homeoccupation
P
P
P
Live/Work (see Building Standards, Section 5.2D)
P
P
P
Recycling Centers (See art. XII, div. 14)
Donation drop boxes (attended), Small collection facilities, Reverse vending
AUP
AUP
X
machines (See art. XII, div.14)
Recycling centers. Reverse vending machine(s) located within or under the
roof line of a commercial structure (See art. XII, div.14)
P
P
X
Others
Drive -through service associated with retail, restaurant, and bank
(not permitted on lots with frontage on Glendora Avenue)
CUP
CUP
X
Adult -oriented businesses
ABP
ABP
X
Trailers, (temporary only) in conjunction with a school, hospital, church or
AR
AR
X
other similar institutional use (not permitted with commercial uses)
Farmers markets, certified
AUP
AUP
X
Outdoor community events
AUP
AUP
X
UC Urban Center Zone P Permitted use
CUP Conditional Use Permit
GU General Urban Zone AR Administrative Review
X Use not allowed
UN Urban Neighborhood Zone AUP Administrative Use Permit
ABP Adult -Oriented Business
Permit
4i;' %,Vest Covina Downtown Plan & Code
Development standards are aimed at generating the individual buildings on
a block that collectively with other buildings will shape the form of the public
realm.
The standards shape and situate buildings based on their physical char-
acteristics and compatibility with the context. The successful fit of a new
project into an existing context depends on how it relates to neighboring
buildings to its side and rear in terms of setbacks, height, massing, scale, and
arrangement of shared and private open spaces.
For each zone identified on the regulating plan, setback, height, lot size,
and parking requirement associated with permitted building and frontage
types are called out. These standards come together to define the distinctive
character and intensity of a particular zone.
Architectural features such as porches, stoops, bay windows, balconies
and cornices are allowed to project into the setback area. In downtown area,
balconies, cornices, awnings, stands selling magazines, fruits, vegetables, or
flowers may project into the public right-of-way, subject to encroachment
permit. Such encroachments animate street life. Encroachments should not
affect pedestrian movement and maintenance of utilities.
The basis of the standards is the synoptic survey and community vision to
create a specific place.
Part 4, Section 4: Development Standards by Zo ne 49
4.1 T-5 Urban Center Zone
4.1A Purpose
The T-5 Urban Center Zone permits regional serving retail,
office, entertainment, and hospitality uses. Uses include
large, commercial activities that serve the entire region and
is typically located along a major highway. The standards in
this zone are intended to promote a walkable, diverse, and
well-connected area.
4.1B Building Placement
i Primary street 0 10
ii Side street (secondary) 0 10 —
iii Side yard (interior) - 0
iv Rearyard with alley -- -- 15
no alley -- 5
4.1C Allowed Building Types, Height, and Lot Size
Flex building 2/30 25/100 5/70 400/150
Hybrid court 3/40 150/160 5/70 400/150
Liner 1/24 100/100 5/70 200/150
Live -work 1/24 75/80 3/40 150/150
W = Building lot width along primary frontage; D = Building lot depth perpendicular
to primary frontage.
Hotels maybe allowed at up to 3 stories taller than maximum number of stories.
Building height limited to 35 ft. when within 100 ft. of a property zoned or devel-
oped as single-family residential.
Min. Height 12 ft. Min. Height 10 ft.
4.1D Parking
i Required Parking
a Residential uses Studio or 1 1.5 space per unit
bedroom
2+ bedroom 2 spaces per unit
b Non-residential uses 0.65 of cumula-
tive parking
requirements per
WCMC
ii Parking Placement: On -site above -ground parking and
access shall be located in compliance with the following
requirements:
Setback
a Primary street min.20ft.
b Side Street min. 5 ft.
c Side property 0 ft.
d Rear property/ 0 ft./min. 5 ft.
rear alley
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wk.
UndergromW Parking (Mherefeatlble)
Side Street
LU
Allowed Building Placement 0 Frontage Zone Allowed Parking
Placement (at -grade)
4.1E Frontage Types & Encroachment
i Allowed Frontages
• Forecourt Gallery
• Shopfront Arcade
ii Encroachments: Buildings, architectural features, and signs
may encroach into the required setbacks and right-of-way
subject to the following requirements:
50 West Covioa Downtown Plan & Code
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id
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ht
30 k
Wn XNdR sudx ftdd%(wh—%Wbk)
uR � ca
Side Street
i - r
Allowed Building Placement Frontage Zone NAllowedParking
Placement (at -grade)
4.2E Frontage Types & Encroachment
i Allowed Frontages
• Forecourt Gallery
• Shopfront Arcade
• Stoop
ii Encroachments: Buildings, architectural features, and signs
may encroach into the required setbacks and right-of-way
subject to the following requirements:
4.2 T-4 General Urban Zone
4.2A Purpose
The T-4 General Urban Zone permits community serving
retail, office, entertainment, and hospitality uses. Uses
include a mix of residential and commercial activities and is
typically located along major streets. The standards in this
zone are intended to promote a walkable, diverse, and well-
connected area.
4.2B Building Placement
i Primary street 0 10
ii Side street (secondary) 0 10 —
iii Side yard (interior) 0
iv Rearyard with alley -- — 15
no alley -- 5
4.2C Altowed Building Types, Height, and Lot Size
Allowed Minimum Maximum
Building Types Stories/ft. Lot W/D Stories/ft. I Lot W/D
Flex building
2/30
25/75
3/40
400/150
Hybrid court
3/40
150/160
3/40
200/250
Liner
1/24
75/100
3/40
400/150
Live -work 1/24 75/80 3/40 150/150
W = Building lot width along primary frontage; D = Building lot depth perpendicular
to primary frontage.
Hotels maybe allowed at up to 3 stories taller than maximum number of stories.
Building height limited to 35 ft. when within 100 ft. of a property zoned or devel-
oped as single-family residential.
Min. Height 12 ft.
Min. Height 10 ft.
4.2D Parking
i Required Parking
a Residential uses
Studio or 1
1.5 space per unit
bedroom
2+ bedroom
2 spaces per unit
b Non-residential uses
0.65 of cumula-
tive parking
requirements per
WCMC
ii Parking Placement: On -site above -ground
parking and
access shall be located in compliance with the following
requirements:
Setback
a Primary street
min.30ft.
b Side Street
min. 15 ft.
c Side property
5 ft.
d Rear property/
min. 5 ft.
rear alley
................................................................................................... .
Part 4, Section 4: DeA,elopment Standards by Z.o ne 51
4.3 T-4 Urban Neighborhood Zone
4.3A Purpose
The T-4 Urban Neighborhood provides an appropriate transi-
tion from the urban environment into the residential areas,
and to provide flexible buildings in a a residential form that
can allow a mix of residential and walkable neighborhood
serving commercial and service uses.
4.3B Building Placement
Building•.
i Primary street 15 35
ii Side street (secondary) 10 15 --
iii Side yard (interior) - 5
iv Rear yard with alley -- — 20
no alley -- -- 20
4.3C Allowed Building Types, Height, and Lot Size
Court 2/30
100/100
3/40
150/150
Live -work 1/18
75/80
3/40
150/150
Row -house 1/18
125/125
3/40
125/150
Rosewalk or 1/18
75/100
3/40
150/150
Bungalow Court
Duplex. Multiplex 1/18
50/100
3/40
75/150
W = Building lot width along primary
frontage; D = Building lot depth
perpendicular
to primary frontage.
Building height limited to 35 ft. when
within 100 ft. of a
property zoned or devel-
oped as single-family residential.
Min. Height 12 ft. Min. Height 10 ft.
4.3D Parking
i Required Parking
a Residential uses Studio or 1 1.5 space per unit
bedroom
2+ bedroom 2 spaces per unit
b Non-residential uses 0.65 of cumula-
tive parking
requirements per
wCMC
ii Parking Placement: On -site parking and access shall be
located in compliance with the following requirements:
Setback
a Primary street min.30 ft.
b Side Street min. 15 ft.
c Side property min. 5 ft.
d Rear property/ min. 5 ft.
rear alley
31
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1-1
Side Street
4=1
Allowed Building Placement Frontage Zone Allowed Parking
Placement (at -grade)
4.3E Frontages and Encroachments
i Allowed Frontages
• Forecourt Porch
• Stoop
ii Encroachments: Buildings, architectural features, and signs
may encroach into the required setbacks and right-of-way
subject to the following requirements:
52 West Covina Downtown Plan & Code
5.1 Building Standards
Jtw
f�
Figure 4.5.1: Building type transect.
5.1A Purpose
This Section provides design standards for individual buildings to ensure that proposed develop-
ment is consistent with the Downtown Plan's goals for building form, physical character, land use,
and quality.
5.1B Applicability
Each building shall be designed in compliance with the applicable general requirements in Section
5.2 and all applicable requirements of the California Building and Fire Codes as amended and
adopted by the City.
5.1C Allowed Building Types by Zoning District
Each proposed building or existing building modification shall be designed as one of the building
types allowed for the zoning district applicable to the site as identified in Table 5.
Duplex, Multiplex
X
X
See Section 5.2A
Rosewalk/Bungalow
X
X
See Section 5.2B
Court
Rowhouse
X
See Section 5.2C
See Section 5.2C
Live -work
X
See Section 5.21)
See Section 5.21)
Court
See Section 5.2E
See Section 5.2E
See Section 5.2E
Hybrid Court
See Section 5.2F
See Section 5.2F
X
Liner Building
See Section 5.2G
See Section 5.2G
X
Flex Building
See Section 5.2H
See Section 5.2H
X
X Building type not allowed
in Zoning District
Part 4, Section 5: Building Standards 53
�IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII Ci10Olg@ �Ca�C� LD
o
Corner and mid -block
condition with parking
access from the alley
Duplex,Multiplex
Duplex consists of a pair of dwelling
units located side -by -side or one
above the other to create a building
that reads like a medium or large
house.
Multiplex is a residential build-
ing of three to six dwelling units
respectively. Depending on the lot
size and context the units can be
placed side -by -side, front -to -back
or stacked, or some combination of
these options.
Coding Criteria
These medium to large footprint
buildings requires a minimum lot
width of 50 feet and a minimum
depth of 100 feet.
Duplex and multiplexes when
packaged within house -like form
and detailing, with breaks in build-
ing elevations in the horizontal and
vertical planes provide human scale
and make the building contextual.
Typical height of the building is
2 to 3 stories.
+I.
Rosewalk & Bungalow
Court
Rosewalk: Six or more single dwell-
ings arranged in a linear manner
along either side of a common
green. Pedestrian access to the
building entrances are accessed
from the common green and/or
primary street.
Bungalow Court: Four or more
single dwellings arranged around a
shared courtyard, with pedestrian
access to the building entrances
from the courtyard and/or fronting
street.
Coding Criteria
The defining feature of Rosewalk
and Bungalow court is the com-
munal central open space. The
lot width should be large enough
to allow a functional public and
private open spaces and area for
driveways.
The building size and massing of
individual buildings is similar to a
single dwelling unit.
Entrance to units shall be
directly from the front yard or from
the courtyard.
Row House
A building comprised of five or
more attached two- or three-story
dwelling units arranged side by
side, with the ground floor raised
above grade to provide privacy for
ground floor rooms. The primary
building sits at the front of the
property, with the garage at the
rear, separated from the primary
building by a rear yard.
Coding Criteria
The single family dwelling units can
either be separated by property
lines or located on narrow single
tax lot 16 to 30 feet wide.
Design principles such as repeti-
tion, rhythm and order must be
considered carefully to add interest
and individuality.
Rowhouses have shallow front
yards, 5 to 10 feet, to maximize the
size of a private open space in the
rear yard. The rear yard should be
large enough to be functional and
receive sunlight and screened by
fence or wall to provide privacy.
Eliffli
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Live work
Live/Work is an integrated resi-
dence and work space located at
street level, occupied and utilized
by a single household in an array
of at least 3 such structures, or
a structure with at least 3 units
arranged side by side along the
primary frontage, that has been
designed or structurally modified
to accommodate joint residential
occupancy and work activity.
Coding Criteria
The floor to ceiling height of the
work floor is typically about 15 feet.
The main entrance to the
street floor work space should be
accessed directly from and face the
street. The dwelling unit above the
work space should be accessed by
a separate entrance, and by a stair
or elevator.
Each unit should have access
to private open space. The private
open space should be in the rear
yard of each unit.
54 West Covina Doivntoivn Plan & Code
Court
A group of dwelling units arranged
to share one or more common
courtyards. The courtyard is
intended to be a semi-public out-
door room that is an extension of
the public realm. The units may be
arranged in four possible configu-
rations: rowhouses, rowhouses
over flats, flats, and flats over flats.
Court buildings may accommodate
ground floor commercial/flex uses
in either a live -work configura-
tion or as solely commercial/retail
space in qualifying zones facing the
primary street.
Coding Criteria
The main entry to ground floor
units should be directly off the
courtyard or from the street.
Access to second story units should
be directly from the courtyard
through stairs. Elevator access, if
any, should be provided between
the underground garage and
courtyard -podium only.
The open space is designed as
a central court or partial, mul-
tiple,separated or interconnected
courtyards.
Hybrid
Hybrid Court is composed of
two building types: the stacked
dwelling and courtyard housing,
arranged around a courtyard.
This building type combines a
point -access portion of the stacked
dwelling with a walk-up portion
of the courtyard housing building
type. The building may be designed
for occupancy by retail, service,
or office uses on the ground floor,
with upper floors also configured
for those uses or for residences.
Coding Criteria
Stacked dwelling defines the street
edge and the building mass tapers
down to a courtyard building type.
The main entrance to all ground
floor units should be directly from
the street. Entrance to the stacked
dwelling element can be through
a dedicated street level lobby,
or through a dedicated podium
lobby accessible from the street
or through a side yard. Access
to units above the second level
in the stacked dwelling element
not accessed from the podium is
through an interior, double -loaded
corridor.
o a00d�r�g�
Liner Building
A liner building has a thin footprint
that conceals parking garage or
other large scale faceless building,
such as a movie theater, or "big
box" store to create a pedestrian
friendly environment. The building
can be designed for occupancy by
retail, service, and/or office uses on
the ground floor, with upper floors
configured for retail, service, office,
and/or residential uses.
Coding Criteria
The main entrance to each ground
floor storefront and the theater or
big box retail is directly from the
street. Entrance to the upper levels
of the building is through a street
level lobby accessible from the
street or through a side yard. Inte-
rior upper level uses are accessed
by a corridor.
Required parking is accommo-
dated in an underground garage,
surface parking at the rear of the
lot, parking tucked under from the
back, or a combination of any of
the above.
A�kYq
5 b<e � ibtK4n<
Varlun9 I Va�kng
�1 �T
Flex Building
Flex Block is a vertical mixed -
use building typically of a single
massing element, designed for
occupancy by retail, service, or
office uses on the ground floor, with
upper floors configured for retail,
service, office, and/or residential
uses. Second floor units may be
directly accessed from the street
through a stair. Upper floors are
accessed through a street level
lobby. This building type is typi-
cally found in town centers and
main streets.
Coding Criteria
The floor to ceiling height of the
first floor is greater than the rest of
the floors, typically about 15 feet to
accommodate the unique needs of
commercial space and increase the
comfort of occupants and guests.
The main entrance to each
ground floor tenant bay should be
directly from the street. Required
parking is accommodated in an
underground garage, surface park-
ing, structured parking, tuck under
parking, or some combination of
these options.
Part 4, Section 5: Building Standards 55
5.2 Building Types
Illustrative oxonometric diagram
Illustrative plan diagram
Illustrative photo of duplex
1 '
n
I.
F ■ Ell R. ;
i
Illustrative photo of duplex
T4-UN
5.2 A Duplex, Multiplex
1 Description
The Duplex Building Type is a small- to medium-
sized structure that consists of two side -by -side or
stacked dwelling units, both facing the street, and
within a single building massing. This Type has the
appearance of a medium to large single-family home
and is appropriately scaled to fit within primarily
single-family neighborhoods or medium -density
neighborhoods. It enables appropriately -scaled,
well -designed higher densities and is important
for providing a broad choice of housing types and
promoting walkability.
The Multiplex is a medium structure that consists
of 3-6 side -by -side and/or stacked dwelling units,
typically with one shared entry or individual entries
along the front. This Type has the appearance of
a medium-sized family home and is appropriately
scaled to fit sparingly within primarily single-family
neighborhoods or into medium -density neighbor-
hoods. This Type enables appropriately -scaled,
well -designed higher densities and is important
for providing a broad choice of housing types and
promoting walkability.
2 Lot Size
Width 50 ft. min. 75 ft. max.
Depth 100 ft. min. 150 ft. max.
3 Pedestrian
Main entrance location: Primary street
Acess
On corner lots each lot shall front a separate street.
4 Frontages
Porch
Stoop
Dooryard
5 Vehicle
Parking spaces may be enclosed, covered, or open.
Access &
Parking
6 Private Open
Width Depth Area
Space
8 ft. min. 8 ft. min. 100 s.f. min.
7 Building Size
Length along frontage: 36 ft. max for duplex and
& Massing
50 ft max. for multiplex
Length along side yard: 80 ft. max.
The footprint area of an accessory structure may not
exceed the footprint area of the main body of the
building.
56 West Covina Downtown Plan & Code
yM A , , T4-UN
5.2 B Rosewalk and Bungalow Court
1 Description Six or more single dwellings arranged in a linear
manner along either side of a common green.
Having the same right-of-way width as a narrow
neighborhood street, the Rosewalk (in contrast to
the Bungalow Court) must connect two parallel
streets. Pedestrian access to the building entrances
are accessed from the common green and/or
primary street. Rosewalks are prohibited on corner
lots.
Illustrative axonometric diagram
Four or more single dwellings arranged around
a shared courtyard, with pedestrian access to the
building entrances from the courtyard and/or front-
:urbce
ing street. The courtyard is wholly open to the street
Parkng
and parking is placed in the rear of the lot or behind
each unit. Bungalow courts are prohibited on corner
lots that do not have alley access.
2 Lot Size Width 75 ft. min. 150 ft. max.
Depth 100 ft. min. 150 ft. max.
3 Pedestrian
Main entrance location: Common courtyard
Acess
On corner lots each lot shall front a separate street.
4 Frontages
Porch
Stoop
Dooryard
5 Vehicle Access
Parking spaces may be located in the rear, or tuck
& Parking
under.
6 Private Open
Width Depth Area
Space
8 ft. min. 8 ft. min. 100 s.f. min.
7 Common Width 20 ft. min. clear
Courtyard Depth 50 ft. min. clear
8 Building Size Length along frontage: 40 ft. max
&Massing
Length along side yard: 40 ft. max.
The footprint area of an accessory structure may not
exceed the footprint area of the main body of the
building.
Illustrative plan diagram
I ,Z
Illustrative photo ofbungolow court
Illustrative photo ofrosewalk
Part 4, Section 5: Building Standards 57
T4-UN
5.2 C Rowhouse
1
Description A small- to medium-sized building comprised of
five or more attached dwelling units arrayed side
by side, with the ground floor raised above grade
in order to provide privacy for ground floor rooms.
The primary building sits at the front of the prop-
erty, with the garage at the rear, separated from the
-
primary building by a rear yard. Each dwelling unit
k
is directly accessed from the front yard/street. Row -
houses are prohibited on a lot with -out alley access,
since garages must be located and accessed from
the rear of the lot. This Type is typically located
Illustrative oxonometricdiagram
within medium -density neighborhoods or in a loca-
tion that transitions from a primarily single-family
Y
neighborhood into a neighborhood main street. This
Type enables appropriately -scaled, well -designed
higher densities and is important for providing
Detached garages Carriage houses above
a broad choice of housing types and promoting
detached garages
walkability.
I ILL M
Attached garages
I
Corner units front the street
Illustrative plan diagram
t'h -
Illustrative photo ofrowhouse
Illustrative photo ofrowhouse
2 Lot Size Width 125 ft. min.
Depth 125 ft. min.
3 Pedestrian
Main entrance location: Primary street
Acess
4 Frontages
Porch
Stoop
Dooryard
5 Vehicle
Parking spaces may be enclosed, covered, or open.
Access &
Parking
6 Private Open
Width Depth Area
Space
8 ft. min. 8 ft. min. 100 s.f. min.
7 Building Size Width per rowhouse: 18 ft. min.; 36 ft. max.
& Massing
The front elevation and massing of each rowhouse
building may be either symmetrical or asymmetri-
cal, repetitive or unique in disposition, as long as the
delineation of each individual unit is evident. The
footprint area of an accessory structure may not
exceed the footprint area of the main body of the
building.
58 West Covina Downtown Plan & Code
5.2 D Live -work
1 Description
The Live -Work Building Type is a small to medium-
sized attached or detached structure that consists of
single dwelling unit above and/or behind a flexible
ground floor space that can be used for home -office
uses such as residential, personal and general
service, or retail uses. Both the ground -floor flex
space and the unit above are owned by one entity.
This Type is typically located within medium -density
neighborhoods or in a location that transitions from
a neighborhood into a urban neighborhood street.
It is especially appropriate for incubating neighbor-
hood -serving retail and service uses and allowing
neighborhood main streets to expand as the market
demands. Live/Works are prohibited on a lot with-
out alley access, since garages must be located and
accessed from the rear of the lot. The work space is
accessed directly from the primary street, and the
living space at the rear or above is accessed directly
or indirectly from the working space.
2 Lot Size
Width 75 ft. min. 150 ft. max.
Depth 80 ft. min. 150 ft. max.
3 Pedestrian
Main entrance location: Primary street
Acess
Ground floor space and upper unit shall have sepa-
rate entries.
4 Frontages
Forecourt
Doo rya rd
Shopfront
Lightcourt
Gallery
5 Vehicle Access
Parking spaces may be located in the rear, tuck
& Parking
under.
6 Private Open
Width Depth Area
Space
8 ft. min. 8 ft. min. 15% of the lot area min.
7 Building Size Width per 18 ft. min.; 36 ft. max
& Massing unit
The footprint area of an accessory structure may not
exceed the footprint area of the main body of the
building.
IL �. _ -' **4,
,C '1
Illustrative oxonometric diagram
I I I
owe,m 3 — — .
Illustrative plan diagram
Illustrative photo of live -work
Illustrative photo oflive-work
Part 4, Section 5: Building Standards 59
Illustrative axonometric diagram
' � ME, im11,11111 ON
Mid -block condition,
with underground parking Corner lot condition
and a service court with underground parking
accessed from street
IN�
���/.1■��rITr�1
Illustrative plan diagram
Illustrative photo of court
Illustrative photo ofcourt
T4-UN
5.2 E Court
1 Description A group of dwelling units arranged to share one
or more common courtyards. The courtyard is
intended to be a semi-public outdoor room that is
an extension of the public realm. Court buildings
may accommodate ground floor commercial/flex
uses in either a live -work configuration or as solely
commercial/retail space in qualifying zones facing
the primary street. This building type enables the
incorporation of high -quality, well -designed density
within a walkable neighborhood.
2
4
k,
6
7
Lot Size
Width 100 ft. min. 150 ft. max.
Depth 100 ft. min. 150 ft. max.
Pedestrian
Direct access from street or courtyard.
Acess
Frontages
Porch
Stoop
Dooryard
Vehicle
From alley. For lots without alley, via driveway, max.
Access &
12 ft. wide, located as close to side yard property
Parking
line as possible.
Private Open
Width Depth Area
Space
8 ft. min. 8 ft. min. 100 s.f. min.
This open space is exclusive of the courtyard and
may be located in a side or rear yard.
Common
Recommended Width/ 1:1 approx.
Courtyard
depth/height ratio:
Width/depth: 20 ft. min.
Building Size
Length along frontage: 200 ft. max.
& Massing
Length alongside yard: 140 ft. max.
The footprint area of an accessory structure may not
exceed the footprint area of the main body of the
building.
60 West Covina Downtown Plan & Code
5.2 F Hybrid Court
1 Description
2 Lot Size
Pedestrian
Acess
A building that combines a point -access portion of
the building with a walk-up portion. The building
may be designed for occupancy by retail, ser-
vice, and/or office uses on the ground floor, with
upper floors also configured for those uses or for
residences.
Width 150 ft. min. 200 ft. max.
Depth 160 ft. min. 250 ft. max.
The main entrance to each ground floor is directly
from the street.
Entrance to the residential portions of the build-
ing is through a dedicated street level lobby, or
through a dedicated podium lobby accessible from
the street or through a side yard.
Interior circulation to each unit above the second
level in double -loaded corridor element of the build-
ing is through a corridor of at least 6 feet in width
with recessed doors or seating alcoves/offsets at
every 100 feet at a minimum. For other units, it is
directly off a common courtyard or through stairs
serving up to 3 dwellings.
4 Frontages Porch
Stoop
Doorya rd
5 Vehicle Underground garage, surface parking, tuck under
Access & parking, or a combination of any of the above.
Parking
6 Private Open Width Depth Area
Space 8 ft. min. 8 ft. min. 100 s.f. min.
This open space is exclusive of the courtyard and
may be located in a side or rear yard.
7 Common
Recommended Width/ 1:1 approx.
Courtyard
depth/height ratio:
Width/depth: 20 ft. min.
8 Building Size
Length along frontage: 200 ft. max.
& Massing
' �yYiv`1
Illustrative axonometric diagram
�L
�dl
Caner lot caMNm Corner lot o—Irti n
with underground parking with underground parking
00 ° soxs
A.,�w..
Illustrative plan diagram
Illustrative photo of hybrid court
Part 4, Section 5: Building Standards 61
5.2 G Liner
1 Description A building that conceals a garage, or other large
scale faceless building such as a movie theater, or
"big box" store designed for occupancy by retail,
service, and/or office uses on the ground floor, with
upper floors configured for retail, service, office,
and/or residential uses. The access corridor, if appli-
cable, is included in the minimum depth.
2 Lot Size Width 400 ft. max.
Depth 150 ft. max.
Illustrative axonometric diagram Pedestrian Direct access from sidewalk. Upper floors accessed
Acess from street level lobby.
4 Frontages Forecourt
L
Shopfront
Gallery
Arcade
L '
Vehicle Access Required parking is accommodated in an under-
& Parking ground or above -ground garage, tuck under parking,
or a combination of any of the above.
6 Private Open Private open space is required for each residential
l Space unit and shall be no less than 50 s.f. with a minimum
dimension of five (5) feet in each direction.
7 Shared Open The primary shared common space is the rear or
Illustrative plan diagram Space side yard designed as a courtyard. Courtyards can
be located on the ground or on a podium and must
;,�• ,w, A++.r be open to the sky. Side yards can also be formed
to provide outdoor patios connected to ground floor
commercial uses.
,r ................. Recommended Court- 1:1 approx.
yard width/depth/height
ratio:
7 1 Width/depth: 20 ft. min.
8 Building Size Length along frontage: 400 ft. max, but if over 200 ft.,
Illustrative photo of liner
&Massing must provide massing break.
Illustrative photo ofliner
62 West Covina Downtown Plan & Code
5.2 H Flex Building
1 Description A building type designed for occupancy by retail,
service, and/or office uses on the ground floor, with
upper floors configured for retail, service, office,
and/or residential uses. Second floor units may be
directly accessed from the street through a stair;
upper floors are accessed through a street level
lobby.
2 Lot Size
Pedestrian
Acess
Width 400 ft. max.
Depth 150 ft. max.
Direct access from sidewalk. Upper floors accessed
from street level lobby.
4 Frontages Forecourt
Shopfront
Gallery
Arcade
5
11
7
8
Vehicle Access Required parking is accommodated in an under-
& Parking ground or above -ground garage, tuck under parking,
or a combination of any of the above.
Private Open Private open space is required for each residential
Space
unit and shall be no less than 50 s.f. with a minimum
dimension of five (5) feet in each direction.
Shared Open
The primary shared common space is the rear or
Space
side yard designed as a courtyard. Courtyards can
be located on the ground or on a podium and must
be open to the sky. Side yards can also be formed
to provide outdoor patios connected to ground floor
commercial uses.
Recommended Court- 1:1 approx.
yard width/depth/height
ratio:
Width/depth: 20 ft. min.
Building Size
Length along frontage: 400 ft. max, but if over 200 ft.,
& Massing
must provide massing break.
N
Illustrative axonometric diagram
Parking
Surface Structure
Parking
91.r1m,
Parking
Illustrative plan diagram
Illustrative photo of flex building
Illustrative photo of flex building
Part 4, Section 5: Building Standards 63
6.1 Frontage Standards
6.1A Purpose
This Section sets forth the standards applicable to the development of private frontages.
Private frontages are the components of a building that provide an important transition
and interface between the public realm (street and sidewalk) and the private realm (yard
or building). These standards supplement the standards for each zone that the frontage
types are allowed within. For each frontage type, a description, a statement of the type's
intent, and design standards are provided. These standards are intended to ensure that
proposed development is consistent with the City's goals for building form, physical
character, land use activity and quality.
6.1B Applicability
These standards work in combination with the standards found in Section 4.0
(Development Standards by Zones) and Section 5.0 (Building Types) and are applicable
to all private frontages within transect zones.
6.1C Allowed Building Types by Zoning District
Table 6.A (Frontage Types) provides an overview of the allowed frontage types.
Part 4, Section 6: Frontage Standards 65
l'T i a.o.ty l.or jtt•OW Toble 6. 1. Fron tage Types
Pri-re Frontage t!!a Public Frontage P. mirc Frontage Public Frontage
■ i Porch: A frontage wherein the facade is set back
from the frontage line with an attached porch
9
permitted to encroach. A fence at the frontage line
t. II i maintains the demarcation of the yard while not
I; II�i������!!ll��l�i blocking view into the front yard. The porches are
IL Itno less than 8 feet deep.
Dooryard: A frontage wherein the facade is set
back from the frontage line with an elevated
garden or terrace permitted to encroach. This type
can effectively buffer residential quarters from the
sidewalk, while removing the private yard from
public encroachment.
Stoop: A frontage wherein the facade is aligned
close to the frontage line with the first story
elevated from the sidewalk sufficiently to secure
privacy for the windows. The entrance is usually
an exterior stair and landing. This type is recom-
mended for ground -floor residential use.
Forecourt: A frontage wherein a portion of the
facade is close to the frontage line and the central
portion is set back. The forecourt with a large tree
offers visual and environmental variety to the
urban street streetscape.
Lightcourt: A frontage wherein the facade is
setback from the frontage line by a sunken light -
court. This type buffers residential use from urban
sidewalks and removes the private yard from
public encroachment.
Shopfront: A frontage wherein the facade
is aligned close to the frontage line with the
w entrance at sidewalk grade. This type is conven-
tional for retail use and has substantial glazing. An
awning may overlap the sidewalk.
■ ! Gallery: A frontage wherein the facade is aligned
close to the frontage line with an attached cantile-
vered shed or a lightweight colonnade overlap-
' ! ping the sidewalk. This type is conventional for
■ retail use. A gallery is no less than 10 feet wide and
may overlap the whole width of the sidewalk to
J within 2 feet of the curb.
Arcade: A frontage wherein the facade is a colon-
` nade that overlaps the sidewalk, while the facade
remains at the frontage line. This type is conven-
j } tional for retail use. Arcades are no less than 12
feet wide and may overlap the whole width of the
sidewalk to within 2 feet of the curb.
E
.
66 West Covina Doivntowvn Plan & Code
6.2 Frontage Types
A Porch
1. Description
The Porch frontage provides a physical transition from the
sidewalk to the private lot and building while maintaining
visual connection between buildings and the public space of
the street. The porch frontage consists of a building with a
front set back from the property line and a porch encroach-
ing into that front setback.
2. Size
Width 8 ft. min
Depth 6 ft. min.
Height 8 ft. min.
Finish level above sidewalk 18 in. min.
Path of travel 3 ft. wide min.
3. Design Standard
Projecting porches must be open on three sides and have a
roof.
Lot R.OA
Private Frontage D!a Public Frontage
Part 4, Section 6: Frontage Standards 67
B Dooryard
Lot R.O.W
Private Frontage D?a Public Frontage
17
1. Description
In the Dooryard Frontage Type, the main facade of the
z building is set back a small distance and the frontage line is
defined by a low wall or hedge, creating a small dooryard.
The dooryard shall not provide public circulation along a
ROW. The dooryard may be raised, sunken, or at grade and is
intended for ground -floor residential.
2. Size
•
Width 8 ft. min.
Length 50 ft. max.
Finish level above sidewalk 3 ft. 6 in. max.
Finish level below sidewalk 6 ft. max.
Path of travel 3 ft. wide min.
3. Design Standard
For live/work, retail and service uses, these standards are to
be used in conjunction with those for the Shopfront Front-
age Type. In case of conflict between them, the Dooryard
Frontage Type standards shall prevail. Shall not be used for
circulation for more than one ground floor entry.
68 West Covina Downtown Plan & Code
C Stoop
1. Description
In the Stoop Frontage Type, the main facade of the building
is near the frontage line and the elevated stoop engages the
sidewalk. The stoop shall be elevated above the sidewalk
to ensure privacy within the building. Stairs or ramps from
the stoop may lead directly to the sidewalk or may be side -
loaded. This Type is appropriate for residential uses with
small setbacks.
2. Size
Width 5 ft. min.; 8 ft. max.
Depth 5 ft. min.; 8 ft. max.
Finish level above sidewalk 18 in. min.
3. Design Standard
a. Stairs may be perpendicular or parallel to the building
facade.
b. Ramps shall be parallel to facade or along the side of
the building.
c. The entry doors are encouraged to be covered or
recessed to provide shelter from the elements.
Lot R.O.W
Private Frontage D!a Public Frontage
•
8' max.
Part 4, Section b: Frontage Standards 69
D Forecourt
Lot R.O.W
Private Frontage D a Public Frontage
1. Description
In the Forecourt Frontage Type, the main facade of the build-
ing is at or near the frontage line and a small percentage is
set back, creating a small court space. The space could be
used as an entry court or shared garden space for apartment
buildings, or as an additional shopping or restaurant seating
area within retail and service areas.
2. Size
Width 12 ft. min.
Depth 12 ft. min.
Ratio, height to width 2:1 max.
3. Design Standard
The proportions and orientation of these spaces should be
carefully considered for solar orientation and user comfort.
70 West Covina Downtown Plan & Code
E Lightcourt
1. Description
In the Lightcourt Frontage Type, the main facade of the
building is set back from the frontage line by an elevated ter-
race or a sunken Lightcourt. This Type buffers residential,
retail or service uses from urban sidewalks and removes the
private yard from public encroachment.
2. Size
Width 5 ft. min.
Height, landing above sidewalk 6 ft. min.
Height, landing below sidewalk 6 ft. max.
3. Design Standard
A short fence may be placed along the built -to -line or
setback where it is not defined by a building.
Lot R.O.W
Privat Frontage D!a Public Frontage
•
Part 4, Section 6: Frontage Standards 71
F Shopfront
Lot R.O.W
Private Frontage D'a Public Frontage
1. Description
In the Shopfront Frontage Type, the main facade of the
building is at or near the frontage line with an at -grade
entrance along the public way. This Type is intended for
retail and other commercial uses. It has substantial glazing
at the sidewalk level and may include an awning that may
overlap the sidewalk. It may be used in conjunction with
other frontage types.
2. Size
Ground floor transparency 75% max.
Shopfront recessed from prop- loft. min.
erty line
3. Awning
Depth 4 ft. min.
Setback from curb 2 ft. min.
Height, clear 8 ft. max.
4. Design Standard
a. Shopfront glass shall be clear without reflective glass
frosting or dark tinting.
b. Shopfront windows may have clerestory windows
(horizontal panels) between the Shopfront and second
floor/top of single -story parapet. Glass in clerestory
may be of a character to allow light, while moderating
it such as stained glass, glass block, painted glass, or
frosted glass.
c. Shopfronts with accordion -style doors/windows or
other operable windows that allow the space to open
to the street are encouraged.
d. Operable awnings are encouraged.
72 West Covina Downtown Plan & Code
G Gallery
1. Description
A Gallery is a roof or deck projecting from the facade of a
building, supported by columns located just behind the
street curb. Galleries shelter the sidewalk with a roof or
unenclosed, accessible, out -door space making them ideal
for retail use. Galleries may be one- or two -stories in height,
functioning as covered or uncovered porches at the second
floor. Railing on top of the gallery is only required if the gal-
lery roof is accessible as a deck.
2. Size
Depth
8 ft. min.
Ground floor height
12 ft. min.
Upper floor height
10 ft. min.
Height
2 stories max.
Setback from curb
1 ft. min., 2 ft. max.
3. Design Standard
a. Galleries shall be combined with the Shopfront front-
age type.
b. Galleries must have consistent depth along a
frontage.
c. Ceiling light is encouraged.
d. Galleries may be entirely on private property or may
encroach over the sidewalk in the public right-of-way,
subject to an encroachment permit prior to issuance
of a building permit.
e. Column spacing and colonnade detailing, including
lighting, shall be consistent with the style of the build-
ing to which it is attached.
f. Columns shall be placed in relation to curbs so as to
allow passage around and to allow for passengers of
cars to disembark.
Lot R.O.W
Private Frontage D!a Public Frontage
■
■
■
Part 4, Section 6: Frontage Standards 73
H Arcade
Lot R.O.W
Private Frontage Da Public Frontage
1. Description
Arcade frontages are composed of a building with ground
floor facades which align with the property line, and upper
floors which project over the property line to cover the
sidewalk. A colonnade structurally and visually supports
the building mass which encroaches into the public right-of-
way. Arcades contain ground -floor storefronts, making them
ideal for retail use as the arcade shelters the pedestrian and
shades the storefront glass, preventing glare that might
obscure views of merchandise. As allowed, the arcade also
provides habitable space over the sidewalk creating a very
urban street character.
2. Size
Depth
8 ft. min.
Ground floor height
12 ft. min.
Upper floor height
10 ft. min.
Setback from curb
1 ft. min., 2 ft. max.
3. Design Standard
a. Arcades shall be combined with the Shopfront front-
age type.
b. Arcades may be entirely on private property or may
encroach over the sidewalk in the public right-of-way,
subject to an encroachment permit prior to issuance
of a building permit.
c. Column spacing and colonnade detailing, including
lighting, shall be consistent with the style of the build-
ing to which it is attached.
d. Columns shall be placed in relation to curbs so as to
allow passage around and to allow for passengers of
cars to disembark.
74 West Covina Downtown Plan & Code
7.1 Streets Standards
A Purpose
This Section provides design standards to ensure that proposed development is consistent with
the Downtown's goals for an interconnected and walkable network of blocks and streets that sup-
ports the intended physical character, land use activity and quality. Streets must not only provide
for the efficient and safe movement of people, goods, and services, but must also facilitate great
places which contribute to the look, feel, and experience of the downtown area.
Applicability
i. This Section describes the standards for streets in Downtown zones. It supplements the Engi-
neering Standards.
ii. These street standards are applicable for the transformation of existing streets and the cre-
ation of new streets in Downtown area.
iii. Additional street assemblies can be integrated into this Section as they are approved by the
City.
Design Objectives
i. Streets are one of the most important elements in defining the downtown character. Due to
this important role in place -making, in addition to their contribution of a major percentage of
public space, streets' standards must be considered alongside building form, building types,
frontage types, civic spaces and landscaping in creating urban environments.
ii. In accordance with the intent of this Section, new or modified street shall be designed to
incorporate the following criteria for street design:
a. Function: Ensuring essential access to premises for deliveries and servicing, Effective use
of curb space to support downtown activities and upgrading utilities under the roads to
serve downtown's growing needs.
b. Mobility: Safe, efficient, and reliable movement supporting access of people and goods.
c. Livability: Providing good and inclusive places for all which support vital economic, cul-
tural and community activity.
iii. All of the elements of the streets are context -based. Overall width and pavement width, the
number of lanes, and the lanes' specific sizes are listed. Street edges include drainage collec-
tion type, planter type, lighting type, and walkway type and curb radii at intersections. Bulb -
outs are encouraged to facilitate a pedestrian friendly environment.
iv. The street sections in this chapter suggest quality and intent. The dimensions in the street
sections are based on field observations and aerials. Pre -construction topographic survey
should determine existing conditions and final street dimensions should be modified
accordingly.
Part 4, Section 7: Street and Block Standards 75
Glendora Avenue
sue_
l
J.
Source: Apple Maps.
i. •}e "�,i �g T
Proposed La Rambla
Assembly
Type
La Rambla
Right-of-way 165 ft.
Pavement
127 ft.
Transportation Way
Vehicular
Two lanes: Two-way,
lanes
one lane each way
@12ft.
Parking
Two parallel rows
Lanes
along the curb's edge
and two angled rows
along the median
Movement
Slow
type
Median width 50 ft.
Median
Canopy shape trees,
planting
alternating with
vertical palm tree
Median
Grass, ground cover,
surface
or rough cobble
Target speed 20 mph
Bicycle
Sharrow
provision
Transit
Bus @ West Covina
Pkwy intersection
Public Frontage
Curb
Type vertical curb;
roll curb on
median
Radius 10 ft.
Walkway
Width 10ft.
Surface Concrete
Planter
Vase or oval shaped trees.
Umbrella spreading can-
opy tree with alternating
vertical palm in median.
Existing Glendora Avenue (varies)
INN
Proposed Glendora Avenue
76 Nest Covina Downtown Plan & Code
Y
L r L
V 3 V W
C W C >
m v m m
r r L
a �n a �
8' , 8' 4; 14'
Existing
r C r r
m v co m
L y L L
12' , 12' , 12' , 14'
64'Pavement
100'Right Of Way
L r
V 3
c W
m v
a Vn
,4', 12'
•W ED: W OD; L: r
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ID 10•L 10 V 10 ID L•f0• 'O
r ;r; ID
8' � 8' *41, 8' 12' 12, ; 12' -r 12' ? $' ;4', 12'
64'Pavement
100'Right Of Way
Proposed
Lakes Drive
Source: Apple Maps.
Assembly
Type Short Street
Right-of-way 64 ft.
Pavement 100 ft.
Transportation Way
Vehicular Three lanes: Two -
lanes
way.
Parking
Parallel parking on
Lanes
both sides
Movement
Low
type
Target speed
20mph
Bicycle
Sharrow
provision
Transit
Bus @ Vincent Av-
enue intersection
Public Frontage
Curb Type vertical curb
Radius
loft.
Walkway Width
8 ft. and
12 ft.
Surface
Concrete
Planter Palm and vase shaped
trees.
Part 4, Section 7: Street and Block Standards 77
Sunset Avenue
- r --
r.t. — lilts
ri.�22
7-7
..�
9
11011.i.NIN=
Proposed streetscape improvements
Assembly
Type
Commercial Street
Right-of-way 104 ft.
Pavement
84 ft.
Transportation Way
Vehicular
Seven lanes: Two -
lanes
way, two lanes 10 ft.
wide and one turning
lane 9 ft. wide in
each direction, with
a center suicide lane
@10ft.
Parking
None
Lanes
Movement
Speed
type
Target speed 35 mph
Bicycle
6 ft. wide bike lane in
provision
either direction
Transit
Bus route
Public Frontage
Curb
Type Vertical curb
Radius 25 ft.
Walkway
Width 10 ft. along
Civic Center
and 5ft.
wide planter
and 5 ft.
wide side-
walk on the
east side.
Surface Concrete
Planter
Street trees are vertical or
pyramidal shaped trees,
evergreen or deciduous.
Existing
r
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18'
12'
14_-12'
12'
1 10'
------
_ -;-_12'-,'---14-_T_
_
84'Pavement
'
------------------------------104'
Right_ Of Way-------------------------i.
AW
A+,
t _a
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Proposed
I I
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96' I
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10' 1
10' ' 10' 10'
'
; 6'
9'
' 10'
---�
---------
---T-
--
84'Pavement
'
-k-----------------------------104'
Right -Of _WaY-----------------------:.
(Ijll
78 Nest Covina Downtown Plan & Code
W
F
Y r r Y
L r wm wm r L
v m rc r r r r rc m w
c v mY > > > > mY d c
r
a In a 'L h �- H f- a s V) a
16', 10' 8' 10' 12' , 12' , 10' 8' 10' 6'
60'Pavement ,
92'Right Of Way ,
Existing
� n
j
Y r r Y
WA C C C C 3
mY > > mY W
'O M L M N M L 7N Ca F H .'a N
16' . 18' , 12' . 12' . 18' 16'
60'Pavement ,
Proposed
92'Right Of Way
'
..............................................................................................................................................................
Toluca Avenue
Source: Apple Maps.
ri
Assembly
Type
Short Street
Right-of-way 92 ft.
Pavement
60 ft.
Transportation Way
Vehicular
Two lanes: Two-way,
lanes
one lane each way.
Parking
Angled parking on
Lanes
both sides
Movement
Low
type
Target speed 20 mph
Bicycle
Sharrow
provision
Transit
Bus @ West Covina
Parkway intersection
Public Frontage
Curb
Type vertical curb
Radius 10 ft.
Walkway
Width 10 ft.
Surface Concrete
Planter
Open lacy vertical shaped
trees.
........................................................................................ .
Part 4, Section 7: Street and Block Standards 79
Vincent Avenue
Source: Apple Maps
t�•. ._a
'tom
it _-
Assembly
Type
Commercial Street
Right-of-way 150 ft.
Pavement
134 ft.
Transportation Way
Vehicular
Ten lanes: Two-way,
lanes
bus lane, three lanes
12 to 14 ft. wide in
each direction, and
two turning lane 12
ft. wide with a center
4 ft. wide median.
Parking
None
Lanes
Movement
Speed
type
Target speed 35mph
Bicycle
None
provision
Transit
Bus route
Public Frontage
Curb
Type Vertical curb
Radius 25 ft.
Walkway
Width 8 ft. wide
with planter
Surface Concrete
Planter
Small to medium sized
oval or ball shaped trees,
flowering, evergreen or
deciduous. Tall accent
palms behind walkway.
i
c
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ifi F
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F
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m
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14'
I 12'
I 14'
I 12'
14? 12'
1 12'
I 14'
134'Pavement
-----Of-Way-----------------
i
--------------------------------
150'
---- 501----
R7ght
Of
Way_________________
Existing
Proposed
..................................................................
M
19
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wl
80 West Covina Downtown Plan & Code
I
s
r
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a3i >
�
r r r
> > >
t
s
r
m
a3i
N F
13' 12'
H F H
12' 12' 12'
N
13'
48'Pavement
74'Right Of Way
Existing
a
r
s
r
r
wm
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mm
s
r
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w
r C
ms
r r C C
> > 0
1 p
a3i
13'
7'
11' 12' 18'
13'
48'Pavement
74'Right Of Way
Proposed
Walnut Creek Parkway
Source: Apple Maps.
Assembly
Type
Short Street
Right-of-way
74 ft.
Pavement
48 ft.
Transportation Way
Vehicular
Two lanes: Two-way,
lanes
one lane each way.
Parking
Angled parking on
Lanes
one side
Movement
Low
type
Target speed
20 mph
Bicycle
Sharrow
provision
Transit
Bus @ Vincent Av-
enue intersection
Public Frontage
Curb Type vertical curb
Radius loft.
Walkway Width 10 ft.
Surface Concrete
Planter Vase or oval shaped trees.
Part 4, Section 7: Street and Block Standards 81
West Covina Parkway
Source: Apple Maps
Proposed Walnut Creek Trail
Existing
Source: Apple Maps
E N
10' , 14' , 12' , 12' , 12' , 14' , 10' 19' ,
64Pavement ,
84' Right Of Way ,
0
Requires
3' r. o. w. 1 1
dedication c
r > m r u
3 3 u N L N d w N a
u s > c >
a � v J o
N F F F H H F I%1 m •�
5'' 8', 14' , 12' , 12' , 12' 14' , 10' , 71, 10' ,
, 64'Pavement
87'Right Of Way ,
Proposed
.....................................................................................................................
Proposed Transit Plaza
�s
c v
� w
A L
U
1. 19
77' Right Of Way ,
1
r L
m ✓
mY
F
39'
12'
7'
77'Right Of Way
........................
82 West Covina Downtown Plan & Code
A I
m
r C N
Y Y Y
A Y Y
J
� 10' � 14' , 12' , 12' , 12' , 14' ,
64'Pavement ,
84'Right Of Way
i
i
I
Y I'
N Y > m C > >
N d H H i� H H SN J
5' ' 8' 14' 12' 12' 12' , 14' 5, 10' } 5'
, 64'Pavement ,
92'Right Of Way ,
3
39'
Right Of Way
Assembly
Type Commercial Street
Right-of-way Varies. The sections on this page
illustrate the design intent. The
dimensions are based on field
observation, city map records, and
aerials. Detailed survey drawings
should be prepared to establish the
precise dimensions of the variable
right-of-way.
Pavement
64 ft.
Transportation Way
Vehicular
Five lanes: Two-way; a 14 ft. transit
lanes
only lane along the curb and a lane in
either direction, with a center turning
lane @ 12 ft.
Parking
None.
Lanes
Movement
Speed
type
Median width 12 ft. with turn lanes
Median
Vertical palm tree
planting
Median
Grass, ground cover, or rough cobble
surface
Target speed 35 mph
Bicycle
10 ft. to 12 ft. Class I bike lane along
provision
Walnut Creek
Transit
Dedicated transit lane.
Public Frontage
Curb
Type Vertical curb; roll curb on
median
Radius 25 ft.
Walkway
Width 5 ft. to loft.
Surface Concrete
Planter
Holly Oaks on both sides of the street.
Palm Trees in medians and both sides
of the street for the portion of the street
where the Creek is covered by a culvert.
River Red Gum along Walnut Creek.
Ground Plane Landscaping:
In meandering and straight parkways
plant white carpet roses for year round
color in retail areas.
Part 4, Section 7: Street and Block Standards 83
7.2 Block Standards
A Purpose
All blocks shall be designed per the applicable requirements identified in Table 7.1 to ensure that
new and modified blocks result in walkable, interconnected streetscapes aligned by appropriately
scaled buildings.
B Applicability
i. The following standards shall apply to all new or modified blocks in the Downtown area.
C Design Objectives
i. New or modified blocks shall front a street (public or private).
ii. New or modified blocks shall be subdivided to generate individual lots for buildings or open
space as required by the applicable zoning district(s) and overlay(s) and in compliance with
Section 4.0 `Development Standards by Zone'.
iii. New or modified blocks may be designed in a variety of shapes. Individual block faces and the
total block perimeter shall follow the standards established in the Table 7.1 below.
T-5 Urban Center 400 ft. max. 1,600 ft. max
T-4 General Urban 600 ft. max. 1,800 ft. max
T-4 Urban Neighborhood 600 ft. max. 2,000 ft. max
Table 7.1 Block Standards
84 West Covina Downtown Plan & Code
Sequence of Applying Block Standards
7
7
Step 1: Existing Site
Sites that are 4 acres or larger in size or existing blocks with 700 feet of frontage
on any side shall be subdivided further to create additional blocks per the re-
quirements of Table 7.1.
Step 2: Introduce Streets
Sites being subdivided into additional blocks shall introduce streets as allowed
in the applicable zoning district(s) and comply with the applicable block -size
requirements of Table 7.1.
Step 3: Introduce Alleys
Access to new blocks and their individual lots is allowed primarily by alley or,
side street, with a certain portion of lots allowed to access the lot via the primary
street. The intent of limiting access to the rear or side of lots is to maintain the
continuity of the streetscape without interruptions such as driveway access.
Step 4: Introduce Lots
Lots are introduced on each block to correspond with the selected building
type(s) allowed by each zoning district.
Step 5: Introduce Projects
Each lot is to receive no more than one main building. The main building is then
designed per the requirements of the applicable zoning district along with the
allowed frontages and arranged to suit the particular organization of buildings
desired for the block.
Part 4, Section 7: Street and Block Standards 85
K-'-, , .�" tlor- ��- . . �'?
8.1 Open Space Standards
A Purpose
The purpose of this Section is to provide a catalog of pre -approved Public Open Space types that
are appropriate to use within walkable urban environments.
B Applicability
i. This section describes the guidelines for development of Public Open Spaces throughout the
Downtown Area.
ii. The Standards of this section shall apply to all proposed development within downtown
zones, and shall be considered in combination with the standards for the applicable zone.
iii. Additional Public Open Spaces can be integrated into this section as they are approved by the
City.
C Design Objectives
Open Spaces play an important role in place -making. Their standards must be considered along-
side building form, building types, frontage types, and thoroughfares in creating urban environ-
ments. The diverse palette of parks and other publicly accessible open spaces are assigned to one
or more downtown zones.
Open Space Required
Each application that involves at least 4 acres shall be required to provide a minimum of five per-
cent of the project area as open space. The required open space shall be designed in compliance
with the applicable requirements from Table 8.A.
part d, Section 8: Open Space Standards 87
Toble 8.A Open Space Types
Zone
Open Space Type
Illustration
Examples of
Intended Physical
Character
Description
Size
Frontage (min.)
Typcial Facilities
UC
Greenway
TC GU
MM
Square
o�o-o-o�o�o, Ro 0 0 0 07�
7� r
opo - o o 0
C.00'O�O�OJl LOyO.O�O:OJ,, �OyO:OyO�IrO'O OO p
rp?O O OTO�J C�O�OTOTOJ C�O:O?O!OYOY, (O�o.o�.o�� � O o � O O�
1 i i
A greenway along the
Walnut Creek Wash is a
linear open space that
can meet a variety of
purposes, from recre-
ation to environmental
restoration.
8 acre minimum
Fronting lots encouraged
to provide access and
pleasant frontage.
Passive and active recre-
ation, accessory struc-
ture, drinking fountains,
signs, benches, excercise
equipment, benches, and
paths
An open space avail-
able for unstructured
and limited amounts of
structured recreation.
1 acre to 15 acres
2 streets
Passive and active
recreation (unstructured
or structured), accessory
structure, drinking foun-
tains, community facility
<5,000 gsf, and paths
An open space avail-
able for civic purposes,
unstructured and lim-
ited amounts of struc-
tured recreation.
1/2 acre to 5 acres
2 street
Passive and active
recreation (unstructured
or structured), accessory
structure, drinking foun-
tains, community facility
<5,000 gsf, and paths
88 West Covina Doxmtown Plan & Code
Plaza
i
0000
0 0
0 0
0 0
0 0
0000 �
Plazas are open spaces
available for civic
purposes and commer-
cial activities. Building
frontages should define
these spaces. Plazas are
typically hardscaped
1/2 acre to 21/2 acres
2 streets
Passive recreation,
accessory structure,
drinking fountains, and
paths
Pocket Park
An open space available
for informal activities in
close proximity to neigh-
borhood residences.
4,000 s.f. to acre
1 street
Passive recreation,
accessory structure,
drinking fountains, and
paths
Playground
0
An open space designed
for the recreation of chil-
dren and interspersed
within residential areas.
Playgrounds may be
included within other
open spaces.
There is no minimum or
maximum size.
1 street
Accessory structures,
drinking fountain, and
paths
Community Garden
An open space designed
as a grouping of plots
for nearby residents for
small-scale cultivation.
Community Gardens
may be included within
other open spaces.
There is no minimum or
maximum size.
1 street
Accessory structures,
drinking fountain, and
paths
Part 4, Section S: Open Space Standards 89
,/I,
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9.1 Landscape Standards
A Purpose
The Street Tree Master Plan (Figure 9A) graphically depicts the goals effectuating the preservation
of native vegetation and habitats, the repair and enhancement of downtown's natural characteris-
tics, the smooth transition between natural landscape areas and development, and the protection
of regional landscape character. The landscape is designed to serve as a unifying element for the
development. Regularly spaced ornamental street trees define the roadways as well as provide
visual screening. Plant materials will be native or native -in -character.
B Applicability
These Landscape standards shall apply to all public streets and open spaces, to the initial con-
struction of front yards for all Building Types, and to the semi-public outdoor courtyards. Private
rear yards are not subject to these standards.
C Streetscape Standards
i. Street trees shall be consistent with, or similar to, species identified in Figure 9A.
ii. Street tree spacing shall be no less than 25 feet and no more than 45 feet on center. Con-
sistency in tree spacing and species shall be used to create strong spatial definition for the
streetsca pe.
iii. Runoff from sidewalks shall be conveyed to planted parkways.
Open Space Required
Yard Landscaping: Plantings in yard areas fronting on streets shall be appropriate to the scale,
and purpose of the yard. All trees for front yards when provided shall be a minimum of 24 inch box
(1" -1.75" caliper). Appropriate plant materials and designs for specific frontage yard types are as
follows:
i. Front Yard
a. Front yards shall be planted and maintained from the back of sidewalk to a facade or
garden wall.
b. At facades, low shrubs and/or ground cover maybe planted against the facade.
c. At garden walls, low shrubs and vines or tall shrubs shall be planted against walls.
Part 4, Section 9: Landscape Standards 91
Figure 9A: Tree Master I
O
Cinamomum camphors (Camphor Tree) or
Glendora
•t
-Jrr,
w `.
Quercusviginiana(Southern Live Oak)
Avenue
I
Washingtonia robusta (Mexican Fan Palm) or
Washington fillfera (California Fan Palm)
6`"•'�.
Syagrus romanzoffianum (Queen Palm) or
®
Lakes
Arch ontophoenixcunninghamiana (King Palm).
Cercidium "Desert Museum"(Desert Museum Palo
Drive
.1
Verde) or Prosopis glandulosa "Maverick" (Thornless
Honey Mesquite)
®
Pinus canariensis (Canary Island Pine) or Eucalyptus
Sunset
+
polyanthemos (Silver Dollar Gum) orGinkgo biloba
Avenue
(Ginkgo)
®
Gleditsia triacanthos(Shademaster Honey Locust)
Toluca
or Tipuana tipu (Tipu) or Jacaranda mimosifolia
(Jacaranda)
Avenue
e
•' ``"
Cassia Leptophylla (Gold Medallion) or Tabebuia
Vincent
impetiginosa (Pink Trumpet)
Avenue
Washingtonia robusta (Mexican Fan Palm)
Pla[anus acerltolia "Bloodgood" (London Plane) or
Walnut
r.
n'
f
Pistachiachinensis(ChinesePistache)or
Creek
•
Zelkova serrata (Sawleaf Zelkova)
Pkwy
1
0
Brachychiton populneus (Bottle) or
W.C.
{� a•
Chorisia speciosa (Floss Silk)
Pkwy
Existing: Liquidambar and Magnolia
(City Hall)
A
Phoenix dactylifera (Medjool)
West
r••,
te
Quercusilex(Hollyoak)orQuercusVirginiana(South-
(South -
Covina
�, :
,
ern live Oak)
Pkwy
1
Eucalyptus camaldulensis (Red Iranbark) along Walnut
Creek
Pinus canariensis (CanarylslandPine)orLiriodendron
Cameron
tulipifera (Tulip Tree)
Avenue
Caladendron capense (Cape Chestnut) or Bauhinia
variegate (Orchid Tree)
92 West Covina Downtown Plan & Code
'T
Archontophoenixcunni'ng amiana Eucalyptus polyant emos
Liquidambar
PIP
gig
-7-71111 :117711"'alk't"
G[editsia triacanthos mermis sha� 7cmaster Jacaranda mimosifolia
Platanus acerfolia-blood good
Part 4, Section 9: Landscape Standards 93
10.1 Other Standards
A Purpose
This section of the Downtown Code establishes the standards for particular elements of sites and
streetscapes to ensure a consistent and high level of quality in site design, materials, and land use
activity.
B Applicability
i. The standards of section 10.0 apply to all property subject to the Downtown Code.
C Standards for Site Walls
i. Screening elements such as solid walls, hedges or combination of walls and hedges shall be
used to screen service areas, storage areas, or garbage areas from public view from the street
or pedestrian ways.
ii. Low walls (2 to 3 feet in height) may be used to divide space, create a variety in landscaping
and to define site edges.
iii. Solid walls (3 to 8 feet in height) or hedges, are permitted to screen mechanical equipment,
garbage receptacles, loading areas and other unsightly areas and provide privacy at the back
of lots and along side streets in compliance with the requirements of Section 6.0 `Frontage
Standards'. When a wall exceeds 3 feet in height, the wall shall be designed as an extension of
the primary building in materials and color.
iv. Front yard fencing shall comply with the following requirements as applicable:
a. Fences shall be located in compliance with the frontage requirements in Section 6.0;
b. Where allowed, fences shall be setback from the adjacent sidewalk by at least 12 inches
to allow for planting intended to visually improve the appearance of the fence along the
sidewalk;
c. The overall height of fencing along the front yard and adjacent side street, when present,
shall not exceed 4 feet.
Part 4, Section 10: Other Standards 95
D Outdoor Dining in Public Right -of -Way
This section provides regulations for outdoor dining within the public right-of-way when accompa-
nying a restaurant use type.
i. Permit Requirement. No person may establish outdoor dining in the public right-of-way unless
a Minor Modification Permit is approved by the Planning Director. The Minor Modification
Permit application shall include adequate plans and information to determine compliance
with this section.
ii. Evaluation Standards
a. To provide for adequate pedestrian circulation, a minimum of four feet of clearance
between dining furnishings and any curbline, street furniture, or above ground utilities.
A minimum of 50 feet of clearance, shall be maintained between dining furnishings and
the centerline of intersecting perpendicular driveways, alleys or streets to provide for
adequate vehicle sight, unless a lesser distance is determined by the Director and City
Engineer to be adequate for the protection of the public safety.
b. Tables and chairs used for outdoor dining shall be of substantial materials. Tables shall
be a maximum of three feet in diameter if round and three feet along the longest side if
rectilinear. All such furnishings shall be stored indoors after hours of operation.
c. No portion of the outdoor dining use, including furnishings and signs, shall block vis-
ibility of display windows or signage of adjacent businesses, unless written consent of
any affected adjacent business owner to block visibility is obtained by the applicant and
provided to the Director.
d. If encroaching in the right-of-way, the outdoor dining use operator shall provide an
executed city hold harmless waiver and proof of liability insurance to the satisfaction of
the city risk manager.
Other Municipal Code Standards
All other requirements of the Municipal Code not specifically provided in the Downtown Plan apply
including, but not limited to, screening (i.e. rooftop mechanical equipment), trash enclosures, the
installation of underground utilities.
96 west Covina Downtown Plan & Code
A Review Authority
This section of the Downtown Code establishes the standards for particular elements of sites and
streetscapes to ensure a consistent and high level of quality in site design, materials, and land use
activity.
B Applications
The following types of applications shall be reviewed and acted upon by the identified body or
individual.
i. Ministerial Applications. The Planning Director shall be the Review Authority for ministerial
applications as listed in Table 10.A.
ii. Discretionary Applications. Discretionary application shall be reviewed as listed in Table N.A.
Application
D PC Cc
Ministerial
Zoning Clearance A
Minor Site Plan Review A
Outdoor dining in right of way permit A
Lot -line Adjustment PW
Discretionary
Precise Plan R FD RA
Conditional Use Permit R FD RA
Change of Zoning R R FD
Subdivision R FD RA
Variance R FD RA
Special Exception R FD RA
General Plan Amendment R FD
Authority Actions
D Planning Director A Approves
PW Public Works R Recommends
PC Planning Commission RA Reviews on Appeal
cc City Council FD Final Decision
Part 4. Section 11: Administration 97
Special Exception Process
The purpose of a special exception is to allow projects that provide special amenities, design
details, and/or aesthetic benefit to the community.
Required Findings for Special Exceptions
Before a Special Exception may be granted the following findings must be made:
i. The proposed project, while not consistent with a specific provision of this Code, isjustified by
its intent to pursue a comparable or better designed development;
ii. The proposed project would result in development compatible with the scale and character of
existing development in the vicinity; and
iii. The proposed project would result in development that is not detrimental to and would not
adversely impact adjacent properties.
Limitations
Applications for Special Exceptions shall be limited to exceptions to Building Placement, Lot Size,
Building Types and Frontage Types.
D Preliminary Review Process
The purpose of the preliminary review process is to allow an applicant to submit a preliminary
plan and receive comment from the City prior to formal submittal. To facilitate communication
between the applicant, City and the Town Design Advisor, the applicant may pay the fee to obtain
architectural and urban design comments as part of the preliminary review.
Town Design Advisor
To facilitate the application and review process, the City shall hire an architectural and urban
design advisor who shall advise staff and the Planning Commission for precise plan review, condi-
tional use permit, change of zoning, subdivision, special exceptions, and variances.
98 west Covina Downtown Plan & Code
12ADefinitionsofGeneralTerms
Access, Building
The physical point(s) and type of pedestrian access to a building from the public sidewalk. Also
see building access.
Access, Site
The physical point(s) of vehicular access from a street or other right-of-way to a site.
Access, Lot
The physical point(s) of access to an individual lot for vehicles and pedestrians from a street,
other right-of-way or sidewalk.
Alley
A low capacity thoroughfare with one, shared lane and no parking lanes, designed and
intended for service and/or secondary access purposes.
Bicycle Path (Class 1,
A dedicated area, paved in a variety of materials (e.g., asphalt to decomposed granite) that is
Class 2)
non -traversable by vehicles and is often shared with pedestrians.
Bicycle Route (Class 3)
An identified area, usually by white lines, that is part of the vehicular roadway that allows
bicycle use.
Block
All property fronting on one side of a street between intersecting and intercepting streets, or
between a street and a right-of-way, wash, end of an existing cul-de-sac, or city boundary.
Block Face
The aggregate of all the building facades on one side of a block. The block face provides the
context for establishing architectural compatibility.
Block -scale Building
The physical appearance when a building by its physical length and overall size is massed and
organized to be larger than a house in its footprint.
Building Access
Buildings are accessed in either of two ways:
a) WALK-UP or b) POINT access.
Walk -Up Access means when an individual suite or dwelling is accessed by the pedestrian
directly from a public sidewalk or private open space directly accessed by the public sidewalk.
House -scale buildings are accessed only by walk-up access.
Point access means when individual suites or dwellings are accessed by the pedestrian
through a common lobby. Block -scale buildings are accessed by either walk-up or point -access
or, through a combination of the two.
Building Accessory
Building(s) which are in support of the main building on the lot and subject to the building
placement standards for accessory buildings.
Building Height
The vertical extent of a building measured in stories to the eave of the highest story, not
including a raised basement or a habitable attic. Height limits do not apply to masts, belfries,
clock towers, chimney flues, and similar structures. Building height shall be measured from
the average grade of the fronting thoroughfare.
Part 4. Section 1 1: Administration 99
Building Type
A structure defined by the combination of configuration, placement and function. The building
types used in the Downtown Code are listed and described in Section 5.0 Building standards.
Civic
The term defining not -for -profit organizations dedicated to the arts, culture, education, gov-
ernment, transit and municipal parking facilities.
Civic Building
A structure operated by governmental or not -for -profit organizations and limited to civic and
related uses.
Civic Space
An outdoor area dedicated for civic activities.
Courtyard
An unroofed area that is completely or partially enclosed by walls or buildings.
Driveway
A vehicular lane within a lot, or shared between two lots, usually leading to a garage, other
parking or loading area.
Encroachment
Any architectural feature, structure or structural element, such as a gallery, fence, garden
wall, porch, stoop, balcony, bay window, terrace or deck, that breaks the plane of a vertical or
horizontal regulatory limit extending into a setback, beyond the build -to -line, into the public
frontage, or above a height limit.
Facade
The vertical surface of a building.
Frontage
A strip or extent of land abutting a thoroughfare, civic space or other public right-of-way.
1.Frontage, Private. The area between the building facade and the shared lot line between the
public right-of-way and the lot.
2. Frontage, Public. The area between the curb of the vehicular lanes and the edge of the
right-of-way.
House -scale
The physical appearance when a building is massed and organized such that it is physically
similar to a single-family house Within the Downtown Code boundaries, this means a maxi-
mum building length of 100 feet in any direction.
Infill
A site developed within existing urban fabric, balancing, completing and/or repairing the sur-
rounding area.
Landscaping
Flowers, shrubs, trees or other decorative material of natural origin.
Lot
A parcel of real property with a separate and distinct number of other designation shown on a
plat recorded in the office of the county recorder which accommodates no more than one main
building and contains accessory buildings as allowed by the zoning district.
Massing
The overall shape or arrangement of the bulk or volume of buildings and structures.
Nonconforming Buildings
A building or portion thereof which was lawful when established but which does not conform
to subsequently established zoning or zoning regulations.
Nonconforming Use
A land use lawful when established but which does not conform to subsequently established
zoning regulations.
Overlay
The method for addressing additional topics such as certain types of commercial frontage.
Parapet
A low wall along the edge of a roof or the portion of a wall that extends above the roof line.
Parkway (planting strip)
The landscaped area between the sidewalk and the curb which is reserved for trees which are
intended to shade the sidewalk and provide spatial definition to the streetscape.
Paseo A public place or path designed for walking that is often within a block, between buildings or
along the edge of a public open space.
Pedestrian Shed An area centered on a major destination. Its size is limited by an average distance that may be
traversed at an easy walking pace in a given amount of time from its center to its edge. Pedes-
trian sheds are useful for planning walkable areas.
Podium A continuous projecting base or pedestal under a building.
100 West Covina Downtown Plan & Code
Setback The area of a lot measured from a lot line to a building facade or elevation that must be
maintained clear of permanent structures excepting galleries, fences, garden walls, arcades,
porches, stoops, balconies, bay windows, terraces and decks (that align with the first floor
level) which are permitted to encroach into the setback.
Setback line, front yard The line which defines the depth of the required front yard for the lot in order to generate and
(frontage zone). support the intended public realm of the zoning district. Said setback line shall be parallel with
the right-of-way line when one has been established.
Setback line, rear yard or The line which defines the width or depth of the required rear or side yard. Said setback line
side yard. shall be parallel with the property line, removed therefrom by the perpendicular distance pre-
scribed for the yard in the zoning district.
Story A habitable level within a building from finished floor to finished ceiling.
Streetscape The urban element that provides the major part of the public realm as well as paved lanes for
vehicles. A streetscape consists of two key attributes: capacity and context. Capacity is the
number of vehicles that can move safely through a segment within a given time period. It is
physically manifested by the number of lanes and their width, and by the curb radius. Context
is physically manifested by the appropriate Frontage types as determined by the zoning dis-
trict in which the streetscape is located.
Structure An improvement permanently attached to real property.
Type A form determined by function and confirmed by culture. A type is physically defined by its
function, and its configuration, and in the case of buildings, its disposition on the lot including
frontage and height.
Urban Fabric The pattern of developed land into neighborhoods, districts or corridors which is divided into
blocks that are defined by thoroughfares. Urban fabric is in contrast to rural areas.
11.2 Definitionsof Land UseTerms
Automatic Teller Machine A type of banking and financial services with automated or self-service banking features with
(ATM) no staff or personnel provided.
Bank/Financial Services Bank/Financial Services. Financial institutions, including, but not limited to: banks and trust
companies, credit agencies, holding (but not primarily operating) companies, lending and
thrift institutions, other investment companies, securities/commodity contract brokers and
dealers, security and commodity exchanges, and vehicle finance (equity) leasing agencies.
Does not include check -cashing stores. (See also "Automatic Teller Machine (ATM).")
Civic Building A building that is operated by not -for -profit organizations dedicated to arts, culture, education,
recreation, government, transit, and municipal parking.
Cultural Institution A nonprofit institution engaged primarily in the performing arts or in the display or preserva-
tion of objects of interest in the arts or sciences that are open to the public on a regular basis.
This classification includes performing arts centers for theater, dance and events, museums,
art galleries, and libraries.
Part 4. Section 11: Administration 101
Drive -Through Services Facilities where food or other products may be purchased or services may be obtained by
motorists without leaving their vehicles. Examples of drive -through sales facilities include
fast-food restaurants, drive -through coffee, photo stores, pharmacies, bank teller windows and
ATMs, dry cleaners, etc., but do not include gas station or other vehicle services.
Drive -through Restaurant
A facility where food is prepared and served on the premises and which also allow motorists to
order and purchase food without leaving their vehicles.
Dwelling Unit
A room or group of internally connected rooms that have sleeping, cooking, eating, and sanita-
tion facilities, but not more than one kitchen, which constitute an independent housekeeping
unit, occupied by or intended for one household on a long-term basis.
Dwelling Accessory
An auxiliary dwelling unit located within an accessory structure of a primary dwelling on the
lot. Includes, but is not limited to dwelling units in guest houses, pool houses and carriage
houses, above or beside a garage.
Farmer's Market Certified
Temporary markets, approved by the County Agricultural Commissioner and County Health
Department, in which farmers sell their crops directly to the public. Certified Farmer's Markets
are generally conducted once or more weekly. To participate in these markets, farmers must
obtain a certificate from the County Agricultural Commissioner verifying that they grow the
items being sold.
Home Occupation
Residential premises used for the transaction of business or the supply of professional ser-
vices. Home occupation shall be limited to the following: agent, architect, artist, broker,
consultant, draftsman, dressmaker, engineer, interior decorator, lawyer, notary public, teacher,
and other similar occupations, as determined by the Director. No external employees are
allowed.
Home Office
Residential premises used for the transaction of business or the supply of professional services
which employ up to three external employees. Home office shall be limited to the following:
agent, architect, artist, broker, consultant, draftsman, dressmaker, engineer, interior decorator,
lawyer, notary public, teacher, and other similar occupations, as determined by the Director.
Medical Services, Clinic
A facility other than a hospital where medical, mental health, surgical and other personal
health services are provided on an outpatient basis. Examples of these uses include: medi-
cal offices with five or more licensed practitioners and/or medical specialties, outpatient care
facilities, urgent care facilities, other allied health services. These facilities may also include
incidental medical laboratories. Counseling services by other than medical doctors or psychia-
trists are included under "Offices - Professional."
Medical Services, Doc- A facility otherthan a hospital where medical, dental, mental health, surgical, and/or other
tor's Office personal health care services are provided on an outpatient basis, and that accommodates no
more than four licensed primary practitioners (for example, chiropractors, medical doctors,
psychiatrists, etc., other than nursing staff) within an individual office suite. A facility with five
or more licensed practitioners is instead classified under "Medical Services - Clinic, Urgent
Care." Counseling services by other than medical doctors or psychiatrists are included under
"Office - Professional:"
Meeting Facility Consisting of group gatherings conducted indoors. Typical uses include churches, synagogues,
mosques, temples, bingo halls, private clubs, fraternal, philanthropic and charitable organiza-
tions, and lodges. Does not include Theaters.
102 West Covina Downtown Plan & Code
Neighborhood market/ A neighborhood serving retail store of 5,000 square feet or less in gross floor area, which car -
convenience store ries a range of merchandise oriented to daily convenience shopping needs.
Offices —Professional Office -type facilities occupied by businesses that provide professional services, or are engaged
in the production of intellectual property. Examples of these uses include: accounting, adver-
tising agencies, attorneys, commercial art and design services, counseling services, urgent
care clinic, and medical clinic, scientific and research organizations, financial management
and investment counseling, literary and talent agencies, management and public relations ser-
vices, media postproduction services, news services, and photography studios.
Parking Facility, Public or
Parking lots or structures operated by the City or a private entity, providing parking either for
Private
free or for a fee. Does not include towing impound and storage facilities.
Personal Services
Establishments providing non -medical services for the enhancement of personal appearances,
cleaning, alteration, or reconditioning of garments and accessories, and similar non -business
related or non-professional services. Typical uses include reducing salons, barber shops,
tailors, shoe repair shops, self-service laundries, and dry cleaning shops, but exclude uses clas-
sified under the Office and Trade School.
Personal Services
Personal services that may tend to have adverse effects upon surrounding areas and which
Restricted
may need to be dispersed to minimize their adverse impacts. Examples of these uses include:
bailbonds, check cashing stores, massage (licensed, therapeutic, non-sexua[),pawnshops, spas
and hot tubs for hourly rental, tattoo and body piercing services, and tanning salons.
Production, Artisan
Establishments primarily engaged in on -site production of goods by hand manufacturing,
involving the use of hand tools and small-scale equipment.
Restaurants
A commercial establishment where food is prepared for and served to the customer, for con-
sumption on or off the premises. It shall be operated as a bona fide eating place that maintains
approved and permitted suitable kitchen facilities within the establishment, thereby making
actual and substantial sales of meals. A restaurant may provide entertainment for the cus-
tomer by performers of the arts (music, dance, comedy, readings, etc.), and differs from a Night
Club in that it does not provide floor space for customer dancing and dancing is prohibited.
A restaurant differs from a Tavern because it must prepare and serve food at all times during
business hours and the sale of alcoholic beverages is secondary to the sale of food. As allowed
by the Downtown Code, a restaurant may operate on the sidewalk or open space adjacent to
the main building in which the restaurant is located.
Retail
Stores and shops engaged in the sale of goods and merchandise such as antiques or collect-
ibles, art galleries, art supplies, including framing services, bicycles, books, magazines, and
newspapers, cameras and photographic supplies, clothing, shoes, and accessories, depart-
ment stores, drug stores and pharmacies, dry goods, fabrics and sewing supplies, florists and
houseplant stores, hobby materials, jewelry, luggage and leather goods, musical instruments,
parts and accessories, orthopedic supplies, small wares, specialty shops, sporting goods and
equipment, stationery, thirft shop (second hand store), toys and games, variety stores, videos,
DVDs, records, CDs, including rental stores.
School
Elementary, Middle, Secondary. A public or private academic educational institution, includ-
ing elementary (kindergarten through 6th grade), middle and junior high schools (7th and
8th grades), secondary and high schools (9th through 12th grades), and facilities that provide
any combination of those levels. May include any of these schools that also provide room and
board.
School — Business, Trade A school that provides education and/or training, including tutoring, or vocational training, in
Schools, Colleges limited subjects. Examples of these schools include art school, ballet and other dance school,
business, secretarial, and vocational school, computers and electronics school, drama school,
driver education school, establishments providing courses by mail, language school, martial
arts, music school, professional school (law, medicine, etc.), seminaries/religious ministry
training facility.
Part 4, Section 1 1: Administration 103
Studio —Art, Dance, Mar- Small scale facilities, typically accommodating no more than two groups of students at a time,
tial Arts, Music (School) in no more than two instructional spaces. Examples of these facilities are individual and group
instruction and training in the arts; production rehearsal; photography, and the processing
of photographs produced only by users of the studio facilities; martial arts training studios;
gymnastics instruction, and aerobics and gymnastics studios with no other fitness facilities
or equipment. Larger facilities are included under the definition of "Schools. Business, Trade
Schools, Colleges."
Supermarket A grocery market having 15,000 or more square feet of floor area devoted principally to the
sale of food.
Telecommunication Public, commercial and private electromagnetic and photo -electrical transmission, broadcast,
Facilities repeater and receiving stations for radio, television, telegraph, telephone, data network, and
wireless communications, including commercial earth stations for satellite -based communica-
tions. Includes antennas, commercial satellite dish antennas, and equipment buildings. Does
not include telephone, telegraph and cable television transmission facilities utilizing hard-
wired or direct cable connections.
Utility Installations or facilities for furnishing to the public, electricity, gas, steam, communications,
water, drainage, sewage disposal, or flood control, irrespective of whether such facilities or
means are underground or above ground; utilities may be owned and operated by any person,
firm, corporation, City department or board, duly appointed by state or municipal regulations.
104 Nest Covina Downtown Plan & Code
This Section describes the steps and actions to implement
the West Covina Downtown Plan based on collaboration with
community members, City decision makers, and City Staff.
The Downtown Plan is designed to be implemented over
the next 20 years (2016-2036) by residents, business and
property owners, non-profit organizations, community
groups, city and county agencies, and elected and appointed
officials. Some actions are straightforward and relatively
easy to achieve, others will demand significant investment
of time and resources and will require steadfast commitment
on numerous levels.
The City will need to develop robust partnerships with
local businesses, residents and other public agencies to
fully implement the vision outlined for West Covina. These
partnerships will be crucial to ensuring the most important
strategies are being implemented, and the most pressing
community needs are being addressed.
Time frame: Each action includes a time frame, in which the
action should be carried out. These are intended to provide
a general sense of how long it will take to implement the
action.
• Ongoing: Some actions require continuous monitoring
or effort. These are identified as ongoing actions.
• Immediate: Begin work immediately.
• Near term: Begin work within 1 to 3 years.
• Mid term: Begin work within 4 to 7 years.
• Long term: Begin work within 7 to 10 years.
Implementers: Agencies and partners most likely to carry
out the action. Most actions include one or more City Depart-
ments. In some cases, however, the action is entirely within
the private or non-profit sector.
Funding Sources: Potential funding sources are identified
for each action item.
Part 5 Implementation 105
Funding Sources
Federal
Community Development Block Grant
This fund accounts for activities of the Community Devel-
opment Block Grant received from the U.S. Department of
Housing and Urban Development, including monies received
from this agency as part of the federal stimulus program.
State
Enhanced Infrastructure Financing District (EIFD)
An EIFD is a governmental entity established by a city that
carries out a plan within a defined area (boundaries of which
do not need to be contiguous) to construct, improve and
rehabilitate infrastructure; construct housing, libraries, and
parks; remediate brownfields, etc.
Active Transportation Program (ATP)
ATP taps both state and federal funds to provide a total of
about $120 million each year for bike and pedestrian proj-
ects across California. The program allows cities to compete
for grants to build bicycle/pedestrian paths, install bike
racks, and other projects or programs that make walking or
biking easier, safer and more convenient.
Calltrans Transportation Planning Grant
The Caltrans Sustainable Transportation Planning Grants
seeks to fund projects that ensure consideration of sustain -
ability, preservation, mobility, safety, innovation, economy,
health, and equity in transportation planning.
California Strategic Growth Council
Strategic Growth Council (SGC) provides grants to cities
to promote sustainable community planning and natural
resource conservation. The grant program supports develop-
ment, adoption, and implementation of various planning
elements in three focus areas: Local Sustainable Planning,
Regional SB 375 Plus, and Regional Planning Activities with
Multiple Partners. Examples of eligible proposals include,
but are not limited to:
• Specific Plan/Infill and Master Plans/Zoning Ordinances
• Climate Action Plans
• Targeted General Plan Updates or Elements
• Community Basic Infrastructure Plans.
Regional
AQMD Program
The AB 2766 Motor Vehicle Subvention Program is a fund-
ing source for cities to encourage the development of
measures or projects that result in the reduction of motor
vehicle emissions. Projects include alternate fuels/electric
vehicles, vehicle emissions abatement, land use strategies
that encourage people to walk, bike or use public transit,
traffic management, transportation demand management,
effective bike expenditures, PM reduction strategies, and
public education.
SCAG Sustainable Planning Grant
The Southern California Association of Government (SCAG)
offers direct funding of innovative planning initiatives for
member cities through the Sustainability Planning Grants
program. The Sustainability Planning Grants Program pro-
vides direct technical assistance to SCAG memberjurisdic-
tions to complete planning and policy efforts that enable
implementation of the regional SCS. Grants are available in
the following three categories:
• Integrated Land Use - Sustainable Land Use Planning,
Transit Oriented Development (TOD) and Land Use &
Transportation Integration
• Active Transportation - Bicycle, Pedestrian and Safe
Routes to School Plans
• Green Region - Natural Resource Plans, Climate Action
Plans (CAPS) and Green House Gas (GHG) Reduction
programs
Local
Capital Improvements Program
The Capital Improvement Program (CIP) identifies all of the
major projects to be undertaken to improve facilities and
infrastructure within the city. During the fiscal year, a sepa-
rate CIP document that reflects the current year program
and proposes a program of prioritized projects for the next
four to five years is prepared. City Departments submit all
proposed projects in the foreseeable future, along with their
best cost -estimate. The request includes the year a project
will commence, any funding sources that may be avail-
able with either future sources or ones which might have
been previously designated, justification for the project,
and on -going costs expected to occur after the project has
been completed. The CIP budget team then compiles the
information and presents a draft CIP program to the City
Council. Projects are prioritized, based on City Council and
staff input. Capital projects may be funded from a variety of
funds, with the majority of projects funded from restricted
funds.
General Funds
The General Fund is the City's largest single fund type and is
used to account for unrestricted revenues. The City's General
Fund is the main operating fund for non -restricted revenues,
such as general taxes and fees.This fund is used to account
for basic City services such as police, fire, building, planning,
recreation services, and general administration.
Air Quality Improvement Trust
An increase in motor vehicle license fees collected by the
State of California supports this state fund. The City receives
a portion of the fees to enhance the City's clean air efforts.
Programs supported by the fees include the Rideshare
106 West Covina Downtown Plan & Code
Program, the development of an Air Quality Management
Plan and the City's Alternative Fuel Program.
Proposition C
Under Proposition C, the City receives a portion of an
additional Yz cent sales tax approved for certain capital
projects or transportation projects like street rehabilitation
and reconstruction, traffic monitoring systems, congestion
management and planning, bus shelter maintenance, and
Park -and -Ride lots.
Gas Tax
This fund accounts for State Gas Tax monies received under
various state laws. The funds are used to fund the City's
street maintenance program. Activities include ongoing
minor street repairs, upgrades of traffic signals, replace-
ment and installation of new traffic signs and street paint-
ing. Programs are administered through the public works
department.
Property Business Improvement District
A Property and Business Improvement District (PBID) is a
mechanism of funding improvements through assessments
to businesses and real property within the established PBID
boundaries. Under the Property and Business Improvement
District Law of 1994, revenues from PBID assessments may
be used to fund capital improvements and maintenance
costs for projects such as parking facilities, street furniture,
public restrooms, art, parks, street and streetscape enhance-
ments, and plazas. A PBID formation petition, which is initi-
ated by property owners, requires the signature of more than
50 percent of the property owners, weighted by assessment
liability.
Art in Public Places Fund
This fund accounts for development fees paid in lieu of
acquisition and installation of approved artwork in a devel-
opment, with expenditures restricted to acquisition, installa-
tion, maintenance and repair of artworks at approved sites.
Measure R
Under Measure R, the City receives a portion of a'/2 cent
sales tax levied in Los Angeles County to provide transporta-
tion related projects and programs. The City uses Measure
R Funds to provide a variety of transportation services
including Dial -A -Ride, the West Covina Shuttle (a fixed route
system), bus pass subsidies and recreational transit services.
Park Dedication Fees
The City receives fees from developers to fund recreation
facilities. The City has been divided into seven park districts
for purposes of collecting revenue. These funds are used for
qualified recreational purposes throughout the city.
Fleet Management Fund
The Maintenance division of the Public Works department
operates the fleet management function for the City. Fleet
management oversees the purchase, use, repair and dis-
posal of City vehicles and heavy equipment. Revenue for
the fleet management fund is generated through charges to
operating departments.
Vehicle Replacement Fund
The City put surplus funds into this fund for the replacement
of vehicles to update the fleet and save on maintenance
costs.
Police
$671
$479
$0.26
Fire
$818
$584
$0.31
Parks
$2,016
$1,440
$0.77
City Ad ministration
$118
$84
$0.05
Public Works
$59
$42
$0.02
Total
$3,682
$2,630
$1.41
Includes 2%administrative cost add -on
Summary of maximum Development Impact Fee. Source: City
of West Covina, Economic and Planning Services.
Development Impact Fee
The City charges one-time impact fees on new private devel-
opment to offset the cost of improving or expanding City
facilities to accommodate the project. Impact fees are used
to help fund the construction or expansion of needed capital
improvements.
Development Agreements
Development agreements are contracts negotiated between
project proponents and public agencies that govern the land
uses that may be allowed in a particular project. Develop-
ment agreements provide a developer with assurances for
a specified length of time that the proposed project may
proceed as originally approved, and not be affected by
future changes in land use regulations. In exchange for this
assurance, the landowner/developer may agree to public
improvements, land dedications, or in -lieu fees, as negoti-
ated with the City, as a condition of the agreement.
part 5 Implementation 107
Our Natural Community
Timefrome
Implementer
Funding
Goal 1. Increase tree canopy coverage in downtown.
kwifto�;,&.ewt�axi_mize the social, economic, and environmental benefits of trees.
A1.1a Increase the number of street trees by adding new trees in the downtown area annually.
On -going
Planning/PW
Assessment
District,
A1.1b Pursue an expanded and equitable distribution of trees and greening throughout downtown. Fill in the gaps
On -going
Planning/ PW
Infrastructure
in canopy cover, address aging tree population, and identify vacant and new planting spots. Target planting
Finance District
where pedestrian and public realm improvements are prioritized.
A2.1c Develop urban design strategies with unique palettes of trees that add character to the street space. Consis-
Immediate
Planning
SCAG grant
tency and variation in tree form, color, and seasonal display can be used to create dynamic and harmonious
streetscapes.
OurProsperous Community
Goal 2. Maintain and monitor Downtown's fiscal health.
,
A 2.1a Continue to Strengthen the City's Retail Base:
On -going
1. Attract unique food and beverage stores to the Downtown area that can capture a greater share of local
food and beverage dollars.
General fund,
2. Improve connections tothe Mail from Surrounding Areas.
CED
3. Explore OpportunitiestoReposition Underperforming Strip Centers alongCorridors.
EIFD
A2.1b Attract upscale hotel to downtown area.
Short term
A2.1c Ensure that new development is not a fiscal burden to the City.
On -going
PW, Planning
General fund,
Transportation
fund
A2.1d Encourage and support the formation of a Business Improvement District (BID) in key portions of the Downtown
Mid-term
Business owners,
General fund
area.
CED
Goal 3. Reinforce the Downtown West Covina brand as a Great Place to Live, Work and Play in the San Gabriel Valley.
' -
A3.1a Invest in infrastructure and enhance the public realm. Short-term CED, Planning, General fund,
A3.1b Support catalytic development:
1. Rehabilitation of the Walnut Creek Wash
2. "Rambla" along Glendora Avenue
3. Transit corridor improvements along West Covina Parkway
A3.1c Improve connections between the three downtown neighborhoods.
A3.1d Brand the Glendora Avenue "Rambla" area as "West Covina's Main Street."
Goal4. Nurture local businesses and attract non-retailjobs.
PW, CS
Grant, Transpor-
tation fund
On -going Planning/PW
Short-term PW, Planning
Generalfund,
Transportation
fund
Immediate CED
General fund
- ore opportunities that will facilitate and encourage research and development (R&D) type development and occu-
pancy. R&D uses should be directed to areas in proximity to hospitals, medical, and office uses in Downtown.
A4.1a Explore health/medical campus opportunities.
A4.1b Attract educational institutions.
A4.2a Provide incentives to encourage businesses/land owners to renovate properties and strengthen their
businesses.
A4.2b Brand and market Downtown West Covina.
Short-term CED, Hospital General fund
Long-term CED General fund
On -going CED CDBG
Immediate CED Generalfund,
Contribution
from hotel,
Plaza West
Covina
108 West Covina Downtown Plan & Code
Our Well Planned Community
Timeframe Implementer
Funding
Goal S. Create an enduring and memorable public realm.
A5.1a
Prepare detailed streetscape improvement p [a ns and implement the streetscaperecommenclations for Glen-
Short-term Planning/PW
Grant,
dora Avenue, West Covina Parkway, Vincent Avenue, Sunset Avenue, Lakes Drive, Walnut Creek Parkway, and
Infrastructure
Toluca Avenue. Establish a detailed implementation program that sets timeframes given available funding and
Finance District
community priorities. Improvements can be phased, but priority should be given to West Covina Parkway and
Glendora Avenue.
A5.1b
Direct Quimby Fees from Downtown projects to improve downtown parks and public plazas and to provide for
On -going Planning,PW
Quimbyfees
development of cultural amenities.
r
®
A5.2
_
Besides entrance and directional signs, dramatic visual cuessuch as gateway features, buildings, or other civic
_
On -going Planning,PW
General fund,
infrastructure can accentuate of arrival and identity.
Developers
!}the isense
A5.3
Strengthen local distinctiveness and identityby:
On -going Planning, PW
Developers,
1. Planting local species;
Donors
2. Using local paving materials; and
3. Incorporating names of community donors in paving design.
Goal 6. Make great places by insisting on the highest standards of quality in architecture, urban design, and landscape architecture.
Integrate uses in building forms that increase choice and encourage community vitality.
A6.1a Adopt new form -based development code for Downtown area that emphasizes pedestrian orientation, Integra- Immediate Planning SCAG grant,
tion of land uses, treatment of streetscapes as community living spaces. General fund
A6.1b Revise the planning processes to include spatial review and analysis of proposed development on the public On -going Planning
realm. Require the use of techniques such as digital simulation and modeling to assist in project review.
Goal7. Provide high -quality, urban housing for a diverse range of income levels.
A7.1a Continue to work with local affordable housing developers to facilitate new or redeveloped high -quality, afford- On -going Planning Developers,
able housing near transit within the Downtown area that meets current and projected Regional Housing Needs General fund
Allocation (RHNA) requirements.
A7.1b Facilitate the development of higher intensity and high -quality residential projectswith a mixofproduct and On -going Planning
unit types, and ownership (a range of affordable housing, live -work spaces, co -housing opportunities, senior
housing and assisted living facilities).
Our Accessible Community
Goal 8. Create an integrated transportation system that effectively serves the Downtown area, making downtown a place where people prefer to
walk, bike, or
ride public transit rather than drive a car.
®Accommodate
multimocial mob 3MM"
circulation for all users ofDowntown
A8.1a
Adopt and apply transportation system performance metrics that measure each mode's contribution towards Immediate
General fund
the efficiency of transportation network.
A8.1b
Review capital improvement projects to ensure that needs of non -motorized travelers are considered in
General fund,
planning, programming, design, reconstruction, retrofit, maintenance, construction, operations, and project
Restricted fund
development of Downtown streets.
(sewer), Asess-
AB.lc
On-going pW, planning
Accommodate the needs of all travelers through a Complete Streets approach to designing new transportation
ment District,
improvements. Complete streets are roadways designed to facilitate safe, comfortable, and efficient travel for
Grants, Gas
all roadway users.
Tax, Measure R
A8.1d
Create and implement a Transition Plan that responds to the needs of people with disability by retrofitting Short-term
street corners, crossings, and transit stops that do not meet current accessibility standards.
Part 5 Implementation 109
Timefrome Implementer Funding
Establish protection of human life and health as the highest transportation system priorities, and seek to improve
streets, sidewalks, in
safety through the design
A8.2
Actively identify, on a n o n go i n g basi s, op po rtu n i t i es to reduce pedestri an and bi cycli st risk by red u c i n g street
Short-term Planning/PW Generalfund,
crossing distances and providing protected facilities such as median refuges and buffered bicycle lanes.
Grant
A8.3
Allocate street space equitably among all modes.
Ensurethat pedestrians, bicyclists, transit vehicles and automobileseach havespacein the right-of-way that is
Short-term PW Grant,ATP,
consistent with the street's designated mobility function and land use context per street typologies and modal-
Measure R, Gas
priority overlays as defined in the 2016 Thoroughfares Plan.
Tax
Adopt the NACTO Urban Street Design Guide and Urban Bikeway Design Guide as a supplement to the California
barriers to pedestrian and bicycle travel.
Manual for Uniform Traffic Control Devices. Eliminate
A8.4a
Develop Pedestrian and Bicycle Master Plans identifying community priorities, designing improvements at a
Short-term
conceptual level, and identifying potential funding sources.
Grant, General
A8.4b
Identifygaps in the pedestrian and bicycle facilities networks and define priorities for eliminating these gaps by
Short-term fund
making needed improvements.
A8.4c
Require the construction of pedestrian and bicycle facilities and amenities, where warranted, as a condition of
On -going Developers
Planning, PW
approval of new development projects.
A8.4d
Develop a pedestrian and bicycle path along Walnut Creek Wash between Glendora and Sunset. A pedestrian
Short-term Grant, General
and bicycle path is recommended to take the place of the existing service vehicle access road on the north side
fund
of the Wash in the Downtown area, connecting to the existing segment to the east, between GlendoraAvenue
and Azusa Avenue. The existing segment might also be improved using new signs and other way-fiindingstrate-
gies and enhanced lighting for greater security.
A8.4e
Explore opportunities for a"shared street" on Toluca Avenue. In the nearterm, no changes are recommended
Long-term Planning, PW, Developers,
to this street. However, over the longer term it might be reconfigured as part of redevelopment of adjacent par-
Developers Grant,ATP,
cels. One option, given the street's relatively short length and role as a way access to adjacent parcels, rather
Measure R, Gas
than as an important element of the larger street network, would be a shared street or "woonerf" configura-
Tax
Lion in which curbs are eliminated and the roadway is shared by all users, including pedestrians. Such designs
are appropriate for low -speed environments, are proven to be safe if properly located and designed, and can
greatly contribute to the urban design character of a street by branding it as unique, providing additional
opportunities for place -making and greatly improving walkability.
A8.5
The City of West Covina shall seek congestion management and other available grant funding opportunities to
Short-term PW General fund
synchronize traffic signals and develop operational enhancements at the 1-10 Freeway interchanges.
Goal 9. To improve the experience for transit riders through enhanced amenities, access, safety and landscaping.
A9.la Explore a free or discount fare zone for transit Downtown. Existing transit service within the Downtown segment Short-term CS, Foothill Transit General fund
of West Covina Parkway is relatively frequent, especially during peak periods. However, existing fare policy
limits the use of this service for short trips, including trips within West Covina or within the Downtown area.
Notably, Foothill Transit's frequent Silver Streak service charges a $2.45 cash fare. While the City of West Covina
does not set fare policy for Foothill Transit, it could work with the operator to explore options for facilitating
such trips in support of new planned development.
A9.1b Work with Foothill Transit to formalize parking for park -and -ride patrons. Similarly, the City could work with Short-term
CED,Foothill General fund,
Foothill Transit and property owners to explore options for a transit commuter parking lot or structure, either
Transit, Plaza West Transportation
shared or dedicated. This could serve to improve access to the proposed West Covina Parkway Transit Mall (see
Covina fund
Action 9.1d), if it were built, while discouraging Illegal "hide -and -ride• parking in restricted lots. Foothill staff
have expressed interest in development of a parking structure for patrons in this area, potentially with a transit
store and retail uses on the ground floor.
A9.1c Explore changes to Go West routes. Go West service could potentially be improved by modifying route align- Short-term
CS General fund
ments and layover/recovery policyin order to allow fora regular, easy -to -remember "clockface' headway or fre-
quency of every 60 minutes on the Red and Blue Lines. Currently, Red Line headway is 56 minutes, while Blue
Line headway is 65 minutes, suggesting that the Blue Line route might have to be shortened slightly, or other
measures taken to reduce running time.
A9.id Implement bus -only lanes and high -quality bus stops on West Covina Parkway between Sunset and Vincent. Short-term
Foothill Transit, PW, Transportation
The segment of West Covina between Sunset and Vincent consists of two general-purpose lanes In each direc-
Planning fund, Grant
tion, plus left -turn lanes alternating with landscaped medians. Average Daily Traffic, however, is in the 15,000
to 17,000 range, well below the maximum that can be accommodated in a single general-purpose lane each
way, plus left -turn lanes. Transit volumes, meanwhile, are up to 20 vehicles per hour, per direction. This level of
transit service and a single lane of traffic can accommodate roughly the same number of trips.
To improve reliability for the thousands of daily passengers aboard these buses and to enhance the visibility of
existing transit service, the curbside general-purpose lanes should be converted to transit -only lanes. Private
vehicles could continue to legally use the lanes to turn right at intersections or curb cuts, maintaining through-
put in the general-purpose lanes. As part of this change, the existing 13-foot general-purpose lanes should be
narrowed slightly, to provide a traffic -calming effect (while still easily accommodating large trucks).
As part of this project, the City and Foothill Transit should partnerto improve the existing Silver Streak stops
at California using expanded shelters, real-time arrival information displays, informational kiosks and other
amenities for passengers.
110 West Covina Downtown Plan & Code
Timeframe Implementor Funding
Goal 10. To make parking convenient, easy, and accessible.
P10.1 Increase the efficiency, cost-effectiveness and utility of existing parking and road supply by managing demand.
A10.1
Evaluate a number of measures to ensure parking availability while reducing costs of parking construction and
Short-term Planning General fund
maintenance, and increasing space for other uses through more efficient management of parking supply.
1. Reduced off-street requirements in the downtown area. The City's existing off-street parking require-
ments of 2.2-2.25 spaces per unit in multifamily residential developments and 1 space per 250 square
feet in most commercial developments (1 space per 3.5 seats plus 1 per40 square feet of assembly area,
or a minimum of 10 per establishment for restaurants) should be reduced for mixed -use developments in
the downtown area in association with the other recommended measures.
2. Create a shared parking/"Park-once" district.
3. Parking demand management/parking benefit district. There is currently little on -street parking in
Downtown West Covina. However, as on -street and public off-street parking supply is added In the
future, it should be managed in one or both of two ways: 1) using pricing, and/or 2) using time limits. The
ideal occupancy rate to ensure turnover in retail districts and a steady stream of customers for shops
is approximately 85 percent, meaning that about one out of every seven spaces should be available at
all times, or one or two per blockface. If pricing were implemented, time limits should be relaxed or not
used at all, and any revenues from meters should be dedicated to streetscape and other improvements
benefitting the immediate area, a so-called "parking benefit district!
4. Parking cash out program. The City's existing TDM ordinance should be modified to include a parking
cash -out option for Downtown employers. Under such a program, employers offer cash payments to
employees in lieu of free parking spaces; for many employers, this may result in cost savings as the
cost of leasing or constructing parking is reduced. The benefits of parking cash out are numerous, and
include:
• Provides a subsidy to employees who ride transit, carpool, vanpool, walk or bicycle to work. The
benefit is valuable to low-income employees less likely to drive to work alone.
• Provides a low-cost fringe benefit that can help individual businesses recruit and retain
employees.
• Parking cash -out requirements are simple to administer and enforce, typically requiringjust
couple of minutes per employee per month or quarter to administer.
To ensure that the City is prepared for future changes in transportation technologies and preferred modes of travel,
such as Tra nsportation Netwo rk Com pa nies (TN C) and autonomous vehicles into planni ng and other efforts.
seek to incorporate emerging mobility options
A10.2a
Increased adoption ofTNCs and Introduction of autonomous vehicles may reduce parking needs, consider
On -going Planning Developers
investing in surface parking lots and on -street spaces that can be more easily repurposed for other needs.
A10.2b
Facilitate use ofTNCsbyrequiring TNC/taxlloading zones Inlarge developments.
On -going Planning Developers
A10.2c
Partner with private transportation providers, for example by distributing information on local travel options
Mid-term Planning,Transporta- Transportation
on digital platforms, by providing subsidizedTNC/taxi trips in lieuofffxed-route transit service, or by sharing
tion providers providers
travel data.
Our Resilient Community
Goal 11. Integrate low -carbon built environment and practices in Downtown, and in every aspect of the Downtown Plan.
A11.1a Amend development code in the downtown area to: Immediate Planning
SCAG grant
1. Encourage compact built environments comprised of pedestrian scaled blocks and streets that make it
easier for people to walk, bike, and use transit;
2. Encourage the location, scale, and design of squares, plazas, and parks to reflect their importance and
value as cultural, commercial, and natural resources; and
3. Encourage development with higher intensities close to transit, and encourage a mix of uses that allows
most needs to be met on foot.
A11.1b New construction should meet Title-24energy requirements and any local green standards adopted by Council. On -going PW
General Fund
Offer Downtown businesses and multi -family residents energy conservation auditing and advice on energy
retrofits with rebates and incentives, possibly in cooperation with Southern California Edison.
MF M Promote best practices for water conservation, re -use, &retention as part of new construction, renovations, site improvements, and landscaping'.
A11.2 Integrate visible environmental site design strategies that provide multiple performance area benefits for water On -going Planning,PW
Developers,
quality, habitat, heath and aesthetic improvement. Strategies include:
Grant
1. Pervious pavement;
2. Reduce impervious cover to maximize infiltration and/or green space;
3. Use street trees for stormwater interception, temperature mitigation and air quality Improvement;
4. Bioswales/blofiltration/bioretention/bioinflitration;
5. Rainwater harvesting for retention, irrigation and gray water;
6. Install drought tolerant plant materials; and
7. Install smart irrigation controllers designed to reduce water demand and curtail water runoff.
Part 5 Implementation I I I
"green"
Timeframe Implementor Funding
A113a
Implement streetscape elements for purposes of beautification, carbon reduction and stormwaterrunoffmanagement.
Develop a green infrastructure plan addressing design, implementation and maintenance of landscape ele-
Short-term General fund,
ments in public rights -of -way. This plan should include design guidance, standards and best practices.
Grant
A11.3b
As part of the green infrastructure plan, develop a strategy to increase the downtown tree canopy by adding 100
Assessment
new trees in the downtown area annually.
District,
PW, Planning Infrastructure
On -going Finance District
A11.3c
Continue to require new development and public infrastructure to incorporate "best -practices" to protect and
Developers
improve ecological quality and functions relating to stormwater, by treating urban runoff, retaining stormwater,
and attaining no net increase in runofffrom Downtown.
A11.3d
Develop an interpretive signage program to heighten awareness of Walnut Creek, drainage patterns, natural
Mid-term Planning, PW Assessment
areas, and sustainability features in Downtown.
Downtown, and existing businesses and institutions
District, Grant
to reduce operating costs by going "green."
A11.4a
Promote environmental business practices to reduce energy use, reduce water use, reducewaste and increase
On -going PW Grant
recycling and composting.
A11.4b
Promote Downtown as a recognized location for businesses and institutions that are committed to environ-
PW, developers, real General fund
mental sustainability, byworkingwith developers, real estate brokers, and local companies.
On -going estate brokers, and
local companies
A11.4c
Develop a marketing plan to attract green enterprises by highlighting Downtown's transit -accessible location,
Short-term CED, PW, Planning General fund
and green practices that will be implemented.
DowntownPromote strategies that connect
A11.5
Retain and expand farmers market in the Downtown Area. Support organizations that promote farmers market,
On -going CED, Planning General fund
"community supported agriculture," and buy -local initiatives.
ties fWildents, workers, visitors, businesses, and institutions.
A11.6a
Educate building owners, managers and tenants about techniques for on -site recycling,local recycling pro-
On -going PW Grant, Athens
grams and State "recycling plan" requirements.
Services
A11.6b
Expand recycling receptacles on street and in other public open spaces, and provide for their continued
Grant, Athens
maintenance. Evaluate opportunities for composting receptacles on street and in other public open spaces, and
Short-term PW Services
consider their implementation.
A11.6c
Encourage recycling at all Downtown events.
On -going PW Grant, Athens
Services
Our Healthy and Safe Community
Goal 12. Create
environments that encourage safe and healthy lifestyles and maximize the opportunities
for physical activity. Well -designed
public and semi-public realms foster social interaction, and good programming can draw people out of
their homes and into their community.
.._
Al2.1a
Provide opportunities for physical activities byexpandingon- andoff-streetnetworksservingpedestriansand
On -going Planning, PW Grants,PBID,
bicyclists, and increasing access to safe, comfortable, and interesting public spaces.
Developers
Al2.1b
Adopta Downtown Codethat addresses:
Immediate Planning SCAG grant
1. Standards for developing a pedestrian and bicycle path along Walnut Creek Wash;
2. Allowances for farmer's market on parcels within the Downtown area;
3. Internal circulation within buildings to encourage the use of stairs between floors; and
4. Bike parking standards.
Provide community safety through enhanced and fire services.
Al2.2a
police
Add bike patrol in Downtown area to prevent, intervene, and enforce activities while allowing personalized
On -going PD Grant, PBID
police contacts that enhance the relationship between the police department and the people it serves.
Al2.2b
Locate a future Police and Fire Department public service center to increase the presence and services in the
Long-term PD, FD Bonds
Downtown area.
Al2.2c
Incorporate Crime Prevention Through Environmental Design (OPTED) principles and best practices into zoning
On -going PD, Planning General fund
ordinances and development review processes for new development and major rehabilitation.
Al2.3
Require all development to complywith the provisions ofthe latest California BuildingCode, including provi-
On -going PW, Planning General fund
sions related to proper design and engineering to mitigate potential impacts from seismic events, fires, and
other hazards.
Al2.4
Ensure that new development is not exposed to excessive noise.
Through the environmental review process, require applicants for new development proposals toanalyze
_.
On -going Planning General fund
potential noise impacts on nearby noise -sensitive receivers before project approval. If noise levels generated
bythe proposed development would exceed the "normally acceptable" range shown in General Plan Noise Ele-
ment, require appropriate noise mitigation so that these levels would no longer be exceeded.
112 West Covina Downtown Plan & Code
Our Active Community
Goal 13. Enhance the value of fitness and celebrate healthy living, and acquire, develop, and maintain quality of public open spaces and trails.
Encourage the distribution of a variety of park types and sizes throughout the City,
A13.1 Develop new neighborhood parks, and pocket parks as feasible and appropriate to meet downtown needs. Short-term Planning, CS, Developer dedi-
Developers cation, Quimby
fees, Impact fees
Encourage the development of non-traditionai park types, including urban trails and linear parks.
A13.2 Work with the County to initiate efforts to create a linear park public trail system alongthe Walnut Creek. Immediate PW, Planning, CS ATP, Grant
A13.3
Connect parks,sidewalks, and streets with the Walnut Creek trail.
On -going Planning, PW,
Developers,
Developers
General fund,
Impact fees
®evaluate
non-nrofitsprivate businesses and
7 and open space in the downtown area.
business irrigrovement district 1BIDLJ2_Qa1Licj�pate
in the
A13.4a
Develop an initiative to encourage "Friends of Parks" service organizations like West Covina Beautiful or Comm
On -going CS, West Covina
General fund
munity Service Group for short term clean-up projects.
Beautiful, Commu-
nity Srevice Group
A13.4b
Update the impact fee schedule as necessary to ensure that downtown development provides its fair share of
Immediate Planning, CS
General fund
parks facilities in the downtown area.
Our Creative Community
Goal 14. Weave culture into the fabric of Downtown everyday life through the growth and expansion of cultural institutions and by nurturing
creative and artistic expressions in the public realm.
DowntownPromote
A14.1a Increase participation in the cultural life of Downtown by: Short-term Planning, CS, CED, PBID, General
1. Hosting events at parks and gathering places in Downtown; and PW fund
2. Facilitating transportation to cultural events.
A14.1b Develop a cultural tourism initiative to promote public awareness of cultural offerings in the Downtown area. Mid-term CED General fund,
Grant
A14.1c
Feature cultural offerings on existing Downtown signs.
Short-term
PW
General fund
A14.1d
Facilitate the display of local art at downtown civic locations like City Hall, Library, and Courthouse.
Short-term
CS, Library,
General fund
Leverage cultural resources to support downtown revitalization.
Courthouse
A14.2a
Reuse vacant or underused downtown buildings to provide shared space for artists or cultural enterprise, or to
On -going
Planning, CS
General fund
display works of cultural significance.
A14.2b
Engage downtown retailers, hotels, and restaurants to increase awareness of local cultural resources.
Mid-term
Planning, CED
Grant
A14.2c
Increase public art and cultural expression throughout Downtown. Continue to require works of art in Down-
On -going
Planning, Developers
Developers,
town public spaces for new development.
Grant
A14.2d
Sponsor and organize local art exhibits in public facilities, performances, festivals, cultural events, and forums.
Short-term
CS, Health care
Grant
providers, School
District
A14.2e
Establish an online Downtown -driven calendar of festivals and events to promote cultural activities.
Short-term
CED, CS
Sponsors, Ads
A14.2f
Strengthen wayfindingsigns to help profile cultural resources.
Mid-term
CED
General fund
A14.3a
Expand places and spaces where cultural activities can occur.
Undertake a systematic audit of places in Downtown where cultural activities currently or potentially could take
Short-term
CS, Planning, CED
General fund
place. Make this database accessible to assist cultural groups in finding potential venues for their activities.
A14.3b
Meet diverse needs for performance, exhibition, and workspace.
Mid-term
CS
Grant
A14.3c
Examine current permitting requirements with the objective of supporting and facilitating community groups
Short-term
Planning
General fund
planning festivals and events.
CDBG
Community Development Block Grant
EIFD
Enhanced Infrastructure Finance District
SCAG
Southern California Association of Governments
ATP
Active Transportation Program
Part 5 Implementation 113