This article is intended to provide standards for development
of all residential and open space land uses within the specific plan
area.
(Ord. 786 § 1, 1983)
A.
Detached
Single-Family Residential Estates—Planning Area I.
1.
The maximum number of detached single-family residential lots permitted
is thirty-six, yielding an average gross density of 0.33 units per
acre. No detached single-family residential lots established by this
specific plan may be further subdivided.
2.
Individual Building Site. Each single-family residential structure
(dwelling) together with any accessory structures, shall be located
on an individual residential building site (lot). There shall be no
more than one single-family dwelling per residential lot. No detached
guest quarters are permitted.
B.
Detached
Single-Family Residential (Planning Areas II, III, IV and V). The
maximum total number of single-family detached units permitted in
these planning areas shall be two hundred twenty-six, yielding an
average gross density of 1.46 units per acre. The number of permitted
dwellings on planning area by planning area basis are shown on Exhibit
A. The maximum number of residential buildable lots shall be indicated
on the tentative tract map.
(Ord. 786 § 1, 1983)
A.
It is the objective of Specific Plan No. 11 to meet the intent and objectives of the city relative to residential hillside development; therefore, all development within the 108.1 acre area of planning area I shall conform to the provisions of Chapter 18.32 except that uses, alternate development standards and densities established in this chapter shall prevail.
(Ord. 786 § 1, 1983)
Lot dimensions for all residential planning areas shall be generally
as established and approved on the site plan and tentative tract map.
Lot size information shall be provided with the tentative tract map
submittal.
A.
Planning area I lot sizes and dimensions shall meet or exceed the standards of Chapter 18.32 as follows:
1.
Setbacks. Distances of structures to the property line in planning
area I may be varied, in accordance with Article V as long as the
distance between structures on adjoining parcels is not reduced below
twenty-four feet.
2.
Minimum Lot Size. Lot size may be reduced to no less than fifteen
thousand square feet. The exact square footage shall be shown on the
final recorded map and shall be determined in accordance with the
following procedure:
a.
The developer shall submit a precise plan for development of each
lot. The precise plan shall show the most logical location of the
custom homes based on the standards as set forth in this section;
b.
The precise plan shall be reviewed by the development plan review
board and its recommendation shall be made to the planning commission
for review and approval;
c.
After the precise plan is approved by the planning commission, the
property line shall be determined, based on the location of the precise
fence line and shall be shown and recorded on the final map;
d.
The developer, as a condition of approval, shall construct a decorative
open or solid masonry fence as approved by the development plan review
board along the property line;
e.
All property outside the property line shall be shown as open space and maintained by the property owner in accordance with the provisions of Section 18.518.200.
3.
Lot Width. Lot width may be reduced to no less than one hundred feet
at the building location. Average lot width shall be greater than
one hundred feet in all cases and general greater than one hundred
forty feet.
4.
Residential Unit Size. Each residential unit shall have a minimum
of two thousand square feet of living area. It is encouraged to build
houses which are greater than three thousand square feet.
B.
Planning areas II through V lot sizes and dimensions shall meet or exceed the standards of Chapter 18.24 as follows:
1.
Setbacks. Minimum setbacks shall be as established in Section 18.518.220;
2.
Lot Sizes. Minimum lot sizes shall be no less than eight thousand
square feet. Additionally, the average lot size shall be greater than
eleven thousand square feet;
3.
Lot Width. Minimum lot width may be reduced to no less than seventy
feet at the building location. Average lot width shall be greater
than seventy feet in all cases.
4.
Residential Unit Size. Each residential unit shall have a minimum
of one thousand six hundred square feet of living area.
(Ord. 786 § 1, 1983)
Grading of the site shall conform to the standards set forth
in this section. Construction grading permits shall not be issued
unless the grading plans have first been reviewed and approved by
the director of community development and city engineer.
A.
General.
The site is divisible into distinct areas and appropriate grading
standards have been outlined in this section for each area on an individual
basis. These areas are delineated on Exhibit A.
B.
Planning
Area I—Single-family Detached—Estate Lots.
1.
Lots in this area are predominantly located along the major change
in topography and are highly visible to the surrounding community.
The lots are located in an area of great landform sensitivity. Grading
on these lots is restricted to only that earth movement necessary
for roadway access and excavation for retaining-type building foundations
where there will be no visible signs of grading beyond the structure's
main walls. The drainage of runoff will follow its natural course.
2.
Housing shall be sited to take maximum advantage of any natural flat
areas of the site for the location of the dwelling unit and any accessory
structures in order to insure adherence to the grading standards applied
in subdivision 1 of this subsection.
3.
Lots in planning area I consist of a mixture of graded pad lots and
custom sloping lots. Custom sloping lots may not be later regraded
to flat pad configurations unless reviewed and approved by the development
plan review board.
4.
Transitions to adjacent (planning areas II and IV) shall be gradual
and blended as much as possible.
5.
Prior to the issuance of a grading permit, the developer shall submit
a tree removal plan for review and approval by the development plan
review board. Trees six inches in diameter or larger to be removed
shall be identified on the tree removal plan.
C.
Planning
Areas II, III, IV and V—Single-family Detached Residential.
1.
Grading is permitted under the following guidelines:
a.
All graded slopes are to be contoured and blended to harmonize with
natural slopes except where the use of contour grading techniques
result in significantly greater exposed graded slopes.
b.
The extent of visible exposed cut or fill banks shall be limited
to twelve feet except where the use of a specific grading technique
minimizes the visual impact or aids in visual screening.
c.
Significant landmark features as determined by the planning division,
such as prominent trees and areas of special natural beauty, shall
be preserved.
d.
Maximum vertical height of cuts and fills, exposed or retained by
walls, shall not exceed the requirements as listed in subparagraph
(b) of this subdivision, except when necessary to provide circulation
access, or when an alternate is approved by the development plan review
board.
e.
The maximum steepness of exposed cuts and fills shall not exceed
2:1.
f.
No grading of finished building pads shall be permitted prior to
precise plan approval.
g.
No curb cuts shall be permitted prior to precise plan approval unless
specifically approved by the director of community development.
h.
Prior to the issuance of a grading permit, the developer shall submit
a tree removal plan for review and approval by the development plan
review board indicating trees with trunks six inches in diameter or
larger to be removed.
(Ord. 786 § 1, 1983)
Contained within all planning areas are areas of significant
open space totaling approximately 148.0± acres. These areas
of the site in which development does not occur will be controlled
and protected by the overlay of an open space scenic easement. The
intent of this easement is to preserve the open space character of
the areas from the introduction of visible manmade structures, preserving
and enhancing the natural aesthetics of the area, while also maintaining
the health, safety and welfare of the residents and protection of
property. Restrictions in the open space easement area, as identified
on the tentative tract map are as follows:
A.
Grading
is not permitted in these areas except for the following uses:
1.
Fuel modification and access for fire control and emergency vehicles;
2.
Recreational access for riding, hiking or other open space uses;
3.
Protection of property from the effects of storm runoff, erosion,
unstable soils or geologic conditions;
4.
Road access for surrounding circulation;
5.
Construction of underground utilities;
6.
Service access for utilities and flood control facilities;
7.
Landscaping.
B.
Where
grading is warranted as in subparagraph (a) of this subsection, the
following techniques shall be employed:
1.
A contour grading technique shall be used where the graded areas
are visible from off-site areas of development unless the use of this
technique results in significantly greater exposed slopes;
2.
Grading shall be kept to a minimum and improvements shall be designed
to conform to the terrain wherever possible. Graded slopes shall be
concealed where possible and transitions between the graded slopes
and natural terrain shall be gradually adjusted and blended.
C.
No
structures, appurtenances, or walls may be constructed in this area
except for those conditions listed in subparagraphs (a) and (b) of
this subsection.
D.
Introduced
plant material is encouraged to be restricted to native species and/or
those plant types presently existing on-site.
(Ord. 786 § 1, 1983)
All manufactured slopes shall be planted or otherwise protected
from the effects of storm runoff erosion and shall be benched or terraced
as required to provide for adequate stability. Planting shall be designed
to blend the slopes with the surrounding terrain and development.
Irrigation facilities shall be required where necessary to provide
for proper maintenance of the planted areas.
(Ord. 786 § 1, 1983)
All slopes shall be maintained in accordance with the following
provisions:
A.
A
declaration of covenants, conditions and restrictions shall be prepared
by the developer and submitted to the planning director and city attorney
for review prior to the issuance of building permits. The covenants,
conditions and restrictions shall be signed and acknowledged by all
parties having record title interest in the property to be developed,
shall make the city a party thereto and shall be enforceable by the
city. The covenants, conditions and restrictions shall be approved
by the city and recorded by the development prior to occupancy of
units or buildings proposed for this project. The covenants, conditions
and restrictions shall be subject to the following conditions:
1.
The covenants, conditions and restrictions shall be prepared and
reviewed at the developer's sole cost and expense;
2.
The covenants, conditions and restrictions shall be in the form and
content approved by the director of community development and city
attorney, and shall include such provisions as are required by this
approval and as the officials deem necessary to protect the interest
of the city and its residents;
3.
The covenants, conditions and restrictions shall provide for the
effective establishment, operation, management, use, repair, and maintenance
of all common areas and facilities, including all open space and easement
areas as set forth in the tentative tract map;
4.
The covenants, conditions and restrictions shall provide that the
property shall be developed, operated and maintained so as not to
create a public nuisance;
5.
The covenants, conditions and restrictions shall provide that if
the property is not maintained in the conditions required by the covenants,
conditions and restrictions then the city, after making due demand
and giving reasonable notice, may enter the property and perform,
at the owner's sole expense, any maintenance required thereon by the
covenants, conditions and restrictions or the city's ordinances. The
property shall be subject to a lien in favor of the city to secure
any such expense not promptly reimbursed;
6.
In addition, the covenants, conditions and restrictions shall contain
the following special conditions:
a.
All improvements located within the slope areas, such as landscaping
and sprinklers, shall be maintained in a safe condition and a state
of good repair,
b.
Failure to maintain such improvements located on slope areas shall
be unlawful and a public nuisance endangering the health, safety and
general welfare of the public and a detriment to the surrounding community.
(Ord. 786 § 1, 1983)
A.
In
planning area I, the maximum building height shall be as follows:
1.
Two stories or thirty-five feet; whichever is less;
2.
Building high shall be measured from the average of the lowest point
and highest point of contact with the ground to the highest portion
of the structure;
3.
On sloping terrain, three stories or forty-two feet are permitted
on downhill lots as measured in subdivisions (1) and (2) of this subsection;
provided they do not exceed two stories above street grade.
B.
No
building or structure in planning areas II through V shall exceed
two stories, as defined by the Uniform Building Code, or thirty-five
feet in height, whichever is less.
(Ord. 786 § 1, 1983)
A.
Front
Yard Setbacks.
1.
Planning Area I. Front yard setbacks for all residential land uses
shall vary according to topographic conditions and shall be as approved
pursuant to the development plan review board disposition procedure
described in Article V.
2.
Planning Areas II through V. Minimum front yard setback shall be
eighteen feet from front property line. The average front yard setback
shall be twenty feet. In those areas where physical hardship exists,
a lesser minimum setback may be reviewed and approved by the development
plan review board.
B.
Side
Yard Setbacks.
1.
Planning Area I. Side yard setbacks for all residential development
shall be twelve feet minimum;
2.
Planning Areas II and V. The minimum required side yards for detached
single-family residential development shall be five and twelve feet,
with the twelve foot side yard being provided on the driveway side
of the lot. On corner lots, the side yard adjacent to the street shall
be a minimum of ten feet.
C.
Setbacks
for Accessory Structures in Planning Areas I through V. Setbacks for
accessory structures shall be as established by the development plan
review board, but no less than five feet to the side or rear yard
property line.
(Ord. 786 § 1, 1983)
In addition to the standards established by Chapter 18.156, the following standards will apply:
A.
General.
Driveways and drives shall be designed to a grade and alignment that
will provide the maximum of safety and convenience for vehicular,
emergency and pedestrian use and in a manner which will not interfere
with drainage or public use of the sidewalks and/or street areas.
Driveways shall be located and designed to minimize disturbance to
natural terrain.
B.
A
minimum of two off-street parking spaces within a fully enclosed garage
shall be provided for each dwelling unit. In addition, two off-street
parking spaces for guests shall be provided for each dwelling unit.
C.
Driveways
shall have a minimum width of sixteen feet, except turn-in driveways
which shall have a minimum width of twelve feet unless modified to
preserve natural terrain pursuant to the plan disposition procedure.
D.
The
occasional use of common driveways serving two or more residences
can drastically reduce the potential monotonous repetition of driveways
as well as reduce grading and the on-site costs of development. This
arrangement shall be encouraged.
(Ord. 786 § 1, 1983)
Street designs shall be in accordance with the hillside street
development standards contained in Sections 18.32.230(B)(8) through
18.32.250. In addition, the minimum horizontal radius for local residential
streets shall be one hundred feet. The minimum right-of-way width
for local residential streets shall be thirty-five feet, with twenty-eight
feet of paving and parking permitted on one side. All street sections
shall be shown on the tentative tract map. Modifications to the standards
in this section shall be as approved by the city engineer.
(Ord. 786 § 1, 1983)
The design of storm drainage facilities shall ensure the acceptance
and disposal of storm runoff without damage to streets or to adjacent
properties. The use of special structures to accept design storm runoff
shall be incorporated into the street design where appropriate. All
storm drainage facilities shall be subject to the approval of the
city engineer. In addition, the net increase of storm runoff into
the Covina Hills Road drainage way which drains westward shall be
prohibited.
(Ord. 786 § 1, 1983)
A.
Design
Concept. The general design concept is to maintain the scenic amenity
represented by existing natural landforms and vegetation, with introduced
plant materials designed to harmonize with the natural character of
the site. The major open space areas will be retained in their natural
state, and additional landscaping will be incorporated in specific
perimeter areas to eliminate negative visual impacts both on and off
the site through selective screening. Locations of key entries, visual
screening and conceptual design shall be required as part of the conceptual
landscape plan.
B.
Landscape
Plan and Plant Materials List.
1.
Prior to the issuance of lot building permits, a conceptual landscape
plan for all developer-installed areas shall be submitted to the director
of community development for review and approval. The landscape plan
shall include design features sensitive to maintaining solar access
for each dwelling unit where possible, subject to the approval of
the development plan review board.
2.
For each phase, a corresponding final landscape plan shall be approved
by the director of community development. The landscape plan shall
clearly indicate general location, size and species of plant materials.
3.
In addition, a suggested plant material list for use by individual
homeowners in their selection of plant materials shall be submitted.
C.
Fire
Prevention. In order to reduce potential fire hazards, existing fire
prone plant materials shall be eliminated along main roads. Landscape
material used shall be selected for its fire retardant characteristics.
All plant material shall meet with the requirements of the Los Angeles
County fire department.
D.
Installation
and Maintenance Responsibility.
1.
Installation. All cut and fill slopes in excess of three feet in
vertical height shall be planted and irrigated with a temporary or
permanent sprinkler system as appropriate to promote growth of plants
and ground cover to prevent erosion. In developing a site, the developer
shall plant and maintain all slopes until the property is occupied
by reason of purchase. The developer shall provide suitable guarantees,
satisfactory to the city council for planting and maintenance as required
by this chapter.
2.
All manufactured slopes shall be planted or otherwise protected from
the effects of storm runoff erosion and shall be benched or terraced
as required to provide for adequate stability. Planting shall be designed
to blend the slope with the surrounding terrain and development. Irrigation
facilities shall be required where necessary and possible to provide
for proper maintenance of the planted areas.
3.
Maintenance. To ensure continued maintenance of plant materials,
an automatic irrigation system shall be provided by the developer.
Sprinkler systems shall be designed to provide uniform water coverage.
In no event shall the rate of precipitation or duration of sprinkling
be permitted to create an oversaturated condition or cause an erosion
problem. A functional test of the sprinkler to drip irrigation system
shall be performed by the installer in the presence of a building
inspector.
(Ord. 786 § 1, 1983)
Prior to the installation of any sign, a sign program shall
be submitted to the development plan review board for review and approval.
The sign program shall show signs drawn to scale, dimensioned and
easily readable, containing but not limited to, the following:
A.
General
location and bulk of major community identification or directional
signs;
B.
Location
of major community components, such as streets, permanent open space,
entry statements and development areas;
C.
Model
complex signs.
(Ord. 786 § 1, 1983)
All public streets shall be provided with a level of street
lighting designed to protect the health, safety and welfare of those
living within the development. Street lights shall be mounted on ornamental
electroliers. Prior to the installation of any lighting or other developer-installed
community lighting other than street lighting, a general lighting
plan shall be submitted to the development plan review board for review
and approval. Further, street lighting engineering data shall be approved
by the city engineer.
(Ord. 786 § 1, 1983)
A conceptual fencing plan is included as Exhibit C which indicates
the general areas where fences are permitted. The purpose of this
plan is to prohibit the arbitrary placement of fences on the visible
slopes of the hillside areas. Prior to the issuance of grading permits,
a community fencing plan for each development described in this chapter
shall be submitted to the development plan review board for review
and approval. The community fencing plan shall clearly indicate the
location, height, type of materials and color selections to be utilized
for fencing. Areas prohibited from fencing shall be indicated on the
community fencing plan. Homeowner installed fencing shall be reviewed
and approved by the director of community development.
(Ord. 786 § 1, 1983)
All development plans shall show a patio or deck area on each
hillside lot where appropriate. Unless required as a condition of
approval, a developer shall not be required, pursuant to this section
to install a patio or deck area. However, any persons wishing to install
a patio or deck area shall do so in accordance with a development
plan approved by the director of community development and the development
plan review board. The development plan shall provide for the installation
of the patio or deck area by one or more of the following methods:
A.
Cut/fill;
B.
Retaining
walls;
C.
Cantilevered
decks;
D.
At-grade
construction.
|
The planning commission shall by resolution adopt standards
and findings governing the designation and installation of patio or
deck areas.
|
(Ord. 786 § 1, 1983)
