DOWNTOWN PLAN & CODE Study Session Three April 26, 2016  Purpose & Applicability  Zones & Regulating Plan  Development Standards by Zone  Postpone Discussion on Land Use Stds.

INTRODUCTION  Placed-Based Planning  Form-Based Code  Transect Concept

PLACE-BASED PLANNING Introduction  Character of different human habitats (living, working, recreational) is conceived of as a geography of diverse place types (neighborhoods, corridors, districts)  Urban Form Map coordinates the community’s priorities into a physical framework  Urban form guides the nature, form, and character of the built environment

FORM-BASED CODE Introduction  Form-based codes (FBCs) use the physical forms of buildings, rather than the separation of uses, to address development  Place-based regulations with an increased focus on the design of the public realm (the exterior of buildings, and the surrounding streets and open space)  FBCs can be used to:  protect and preserve stable areas from incompatible development  attract appropriate (re)development to transform areas

FORM-BASED CODE Introduction  FBCs deal with building types that differ in intensities of development  Building types encourages a more diverse stock of buildings  higher intensity of development in a contextual manner  offers variety of local affordable housing options  harmonious and pedestrian-friendly streetscape

 Transect: differing scales of development, from rural to urban  The Downtown Code consists of T4 and T5 transect zones  T4: urban mix of commercial and residential  T5: urban center; high intensity mix of commercial and residential TRANSECT Introduction

T4 & T5 TRANSECT ZONES Introduction Examples Building Mass & Intensity for the Transects

 Purpose  Use & Applicability SECTION ONE: USE & APPLICABILITY Community-supported visions and guiding principles for a vibrant and walkable Downtown West Covina

1.1 PURPOSE  1.1A Intent of Downtown Code  Implements the Downtown Vision and Goals and Policies  Development standards ensure that new developments exhibit the highest standards of urban design, architecture, and landscaping  Urban form intended to be inviting, comfortable, safe, and ecologically resilient  Code allows for a mix of uses in a compact, walkable environment that makes driving an option, not a necessity  1.1B Relationship to General Plan  Consistent with the draft General Plan being reviewed  Implements the “Downtown First” focus of the updated General Plan Part One: Use & Applicability

1.1 PURPOSE  1.1C Relationship to Municipal Code  Provides all requirements for development and land use activity within the downtown’s boundaries  Replaces WCMC requirements for the affected areas in place prior to the adoption of the Downtown Code (except where explicitly stated) Part One: Use & Applicability

1.1 PURPOSE  Area regulated by the Downtown Code

1.2 USE AND APPLICABILITY  1.2A Use of Downtown Code  Administered by the City Council, Planning Commission, Planning Director, and Planning Department  1.2A.1 Responsibility for Administration shall primarily be the Planning Department  1.2B Applicability to Municipal Code  All property subject to the Downtown Code shall comply with the following applicable requirements of the Downtown Code  1.2B.1 All relevant requirements of the applicable Zoning Districts in the Downtown area  1.2B.2 Conflicting Requirements - The Downtown Code shall prevail Part One: Use & Applicability

1.2 USE AND APPLICABILITY  1.2B All property subject to the Downtown Code shall comply with the following applicable requirements of the Downtown Code  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.Must be an allowable use in the zoning district where the site is located b.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 proposed structure(s) is constructed and/or land use established or otherwise put into operation. c.Must comply with the applicable development standards of the Downtown Code for the zoning district in which the site is located. Part One: Use & Applicability

1.2 USE AND APPLICABILITY  1.2B All property subject to the Downtown Code shall comply with the following applicable requirements of the Downtown Code  1.2B.3 Permit Approval Requirements  Each structure and land use shall be constructed or reconstructed with the following requirements: d.Applicants must still obtain other permits, approvals, and/or entitlements required by the City and/or any other applicable district or agency, and/or comply with the regulations of any State, or Federal agency. For example:  Alcoholic Beverage Sales  Enforcement Procedure  Subdivision Procedures  Density Bonus Procedures Part One: Use & Applicability

1.2 USE AND APPLICABILITY  1.2B All property subject to the Downtown Code shall comply with the following applicable requirements of the Downtown Code  1.2B.4 Improvements, Modifications, or Expansions to Sites or Structures a.Improvements to, or modifications/expansions of conforming structures or sites are subject to the applicable requirements of the Downtown Code b.Improvements to, or modifications/expansions of an existing non-conforming site or structure shall comply with the applicable requirements.  1.2B.5 Modification or Subdivision of Existing Parcel(s) a. Applications involving the modification 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’. Part One: Use & Applicability

1.2 USE AND APPLICABILITY  1.2B All property subject to the Downtown Code shall comply with the following applicable requirements of the Downtown Code  1.2B.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. Approvals may not extend beyond the 4- year approval period  A project that is 90% completed upon expiration of building permits do not have to comply with the Downtown Code  Projects that do not demonstrate substantial completion must comply with the Downtown Code  1.2b.7 Civic Buildings  Section 5.0 Building Standards are not required of civic buildings.  All other sections of the Downtown Code apply. Part One: Use & Applicability

1.2 USE AND APPLICABILITY  1.2C Non-Conformity Regulations  1.2C.1 Buildings that are non-conforming in terms of setback, yard, height, or other Downtown Code provisions may be repaired, replaced, or added to, to the extent permitted below:  Subdivision – Lots that are nonconforming in terms of width may be adjusted or subdivided, if they result brings the lot into or closer to conformity with the Downtown Code  Additions – Additions of 50% or more trigger compliance with the Downtown Code for the addition only  Restoration – Buildings damaged or partially destroyed by natural disasters or other calamities may be rebuilt to their original size  Other Repairs may be allowed provided that:  No structural alterations are carried out, unless deemed necessary for public health and safety  No like-for-like reconstruction unless deemed necessary for public health and safety Part One: Use & Applicability

1.2 USE AND APPLICABILITY  1.2C Non-Conformity Regulations  1.2C.2 Remodels, and other additions or alterations  Other than the previous provisions, any demolition of a portion of a non-conforming structure that takes place as part of a remodel of the non-conforming structure, shall comply with the Downtown Code when reconstructed  1.2C.3 Non-Conforming Uses  A non-conforming use, even if ceased for a period of more than 6 months, may continue, provided such use is not intensified, expanded, or extended in any way. Part One: Use & Applicability

1.2 USE AND APPLICABILITY  1.2C Non-Conformity Regulations  1.2C.4 Non-conforming Parking shall comply with the following:  Where off-street parking is nonconforming for a building to be repaired, repair of the building is allowed with no changes to parking, as long as no structural changes are carried out  structural changes may be allowed if determined to be necessary for public health/safety  If other structural changes are carried out, parking must conform to the standards in this code  Additions to a building with nonconforming parking shall only be allowed if all requirements of the Downtown Code are met by all uses within the building  Buildings that are vacant for a period of 12 or more months must comply with all requirements of the Downtown Code before reoccupation.  1.2C.5 Abatement of Non-Conforming Uses  Non-conforming uses shall be terminated within 5 years from the date it became non- conforming, where no buildings are occupied or used for the non-conforming use Part One: Use & Applicability

 Zoning Districts and Overlays  Regulating Plan SECTION TWO: ZONES AND REGULATING PLAN

2.1 ZONING DISTRICTS AND OVERLAYS  2.1A Purpose and Establishment of Zoning Districts and Overlays  This section establishes the zoning districts and overlays included in the Regulating Plan  2.1B Zoning Districts and Overlays  T-5 Urban Center Zone  T-4 General Urban Zone  T4 Urban Neighborhood Zone  Civic Zone  Shopfront Overlay Part Two: Zones & Regulating Plan

2.2 REGULATING PLAN  2.2A Purpose and Establishment of Regulating Plan  The following standards are defined as part of the Regulating Plan:  Zoning Districts: a.Building Placement b.Allowed Building Types c.Allowed Frontage Types d.Building Height and Size e.Allowed encroachments into required yards  Shopfront Frontage Overlay  Buildings in this overlay must have shopfront frontage and a minimum floor-to-ceiling height, to accommodate ground floor live-work, commercial, retail, or other non-residential activity on streets  Regulating Plan Diagram (next slide)  Shows the boundaries of each zoning district and overlay f.Parking Placement and Site Access g.Required Parking h.Allowed Land Uses i.Allowed Signage Types j.Allowed Street Types Part Two: Zones & Regulating Plan

REGULATING PLAN

SUMMARY OF ZONING DISTRICTS Zoning District T5 Urban Center T4 General Urban T4 Urban Neighborhood Civic Spaces Intent Regional-serving retail, office, entertainment, and hospitality uses Community-serving retail, office, entertainment, and hospitality Edges of Downtown District - single-family homes and compatible multi-family uses including live/work Public parks & open space: preservation of natural resources, passive and active recreation, and scenic/visual enjoyment Part Two: Zones & Regulating Plan

 T-5 Urban Center  T-4 General Urban  T-4 Urban Neighborhood SECTION FOUR: DEVELOPMENT STANDARDS BY ZONE

INTRODUCTION – DEVELOPMENT STANDARDS  Aimed at generating the individual buildings that collectively shape the form of the public realm  Shape and situate buildings based on their physical characteristics and compatibility with the context  Relation to neighboring buildings in terms of setbacks, height, massing, scale, and arrangement of the shared and private open spaces  Architectural features (porches, stoops, bay windows, balconies, etc) may project into setbacks  In downtown, balconies, awnings, sales stands, etc may project into the public ROW  encroachments should not affect pedestrian movement or maintenance of utilities Part Four: Development Standards by Zone

4.1 T-5 URBAN CENTER ZONE  4.1A Purpose: Permits regional-serving retail, office, entertainment, and hospitality uses  Includes large commercial activities for the entire region  Typically located along a major highway  Promotes a walkable, diverse, and well-connected area Part Four: Development Standards by Zone Presenting Draft Downtown Plan Standards. Will follow with comparison with current standards and Staff recommendations.

4.1 T-5 URBAN CENTER ZONE  4.1B Building Placement Part Four: Development Standards by Zone

4.1 T-5 URBAN CENTER ZONE  4.1C Allowed Building Types, Height, and Site Size W = Building site width along primary frontage D = Building site depth perpendicular to primary frontage Part Four: Development Standards by Zone

4.1 T-5 URBAN CENTER ZONE  4.1D Parking Part Four: Development Standards by Zone

4.1 T-5 URBAN CENTER ZONE  4.1E Frontage Types & Encroachment Part Four: Development Standards by Zone

4.2 T-4 GENERAL URBAN ZONE  4.2A Purpose: Permits community-serving retail, office, entertainment, and hospitality uses  Includes mix of residential and commercial activities  Typically located along major streets  Promotes a walkable, diverse, and well-connected area Part Four: Development Standards by Zone

4.2 T-4 GENERAL URBAN ZONE  4.2B Building Placement Part Four: Development Standards by Zone

4.2 T-4 GENERAL URBAN ZONE  4.2C Allowed Building Types, Height, and Site Size W = Building site width along primary frontage D = Building site depth perpendicular to primary frontage Part Four: Development Standards by Zone

4.2 T-4 GENERAL URBAN ZONE  4.2D Parking Part Four: Development Standards by Zone

4.2 T-4 GENERAL URBAN ZONE  4.2E Frontage Types & Encroachment Part Four: Development Standards by Zone

4.3 T-4 URBAN NEIGHBORHOOD ZONE  4.3A Purpose: Provides appropriate transition from the urban environment into residential areas  Provides flexible buildings in a residential form  Allows a mix of residential and walkable neighborhood-serving commercial and service uses Part Four: Development Standards by Zone

4.3 T-4 URBAN NEIGHBORHOOD ZONE  4.3B Building Placement Part Four: Development Standards by Zone

4.3 T-4 URBAN NEIGHBORHOOD ZONE  4.3C Allowed Building Types, Height, and Site Size Part Four: Development Standards by Zone

4.3 T-4 URBAN NEIGHBORHOOD ZONE  4.3D Parking Part Four: Development Standards by Zone

4.3 T-4 URBAN NEIGHBORHOOD ZONE  4.3E Frontage Types & Encroachment Part Four: Development Standards by Zone

COMPARISON TABLE BETWEEN CURRENT ZONING STANDARDS AND DRAFT DOWNTOWN PLAN

Existing (R-C & O-P)Urban CenterGeneral UrbanUrban Neighborhood Building Placement, Setbacks Front & Side (Street) Average 15’ Minimum 5’ 0 minimum 10’ maximum 0 minimum 10’ maximum 15’ minimum 35’ maximum Side None 5’ minimum Rear Average 15’ Minimum 5’ With Alley-15’ minimum No Alley-5’ minimum With Alley-15’ minimum No Alley-5’ minimum 20’ minimum Building Type N/AFlex, Hybrid, Liner, Live-Work Court, Live-Work, Row-House, Rosewalk/Bungalow Court, Duplex/Multiplex Building Height (Downtown Plan includes minimum heights) No height limit (except within 100 feet of single-family zone) 1 story/24 feet - 5 stories/70 feet maximum 3 stories/40 feet maximum Building Site Width 70’ 25’ to 200’ depending on Building Type 25’ to 150’ depending on Building Type 50’ to 200’ depending on Building Type Building Site Depth 140’ 95’ to 200’ depending on Building Type 75’ to 150’ depending on Building Type 95’ to 150’ depending on Building Type Height of Stories N/A Ground Floor – 12’ Upper Stories – 10’ Parking Placement Setback Front = 5’, Side or Rear Street Frontage = 5’ Front = 20’, Side Street = 5’, Side = 0, Rear = 5’ Front = 30’, Side Street = 15’, Side = 5’, Rear = 5’ Front = 30’, Side Street = 15’, Side = 5, Rear = 5’ Frontage Types N/AForecourt, Shopfront, Gallery, Arcade Forecourt, Shopfront, Stoop, Gallery, Arcade Forecourt, Stoop, Porch

Existing (R-C & O-P) Urban CenterGeneral UrbanUrban Neighborhood Encroachment (Setback & Property Line) Front and Side Street N/A Arcades & Eave: 2 ft clear of Curb Balcony & Bay Window: 4 ft maximum into Parkway Arcades & Eave: 2 ft clear of Curb Balcony & Bay Window: 4 ft maximum into Parkway Arcades & Eave: 2 ft clear of Curb Balcony & Bay Window: 4 ft maximum into Parkway Rear N/A Arcade, Balcony & Bay Window: 5 ft from Property Line Eave: 3 ft from Property Line Arcade, Balcony & Bay Window: 5 ft from Property Line Eave: 3 ft from Property Line Arcade, Balcony & Bay Window: 5 ft from Property Line Eave: 3 ft from Property Line Side N/A Arcade: None Balcony & Bay Window: 5 ft from Property Line Eave: 3 ft from Property Line Arcade: None Balcony & Bay Window: 5 ft from Property Line Eave: 3 ft from Property Line Arcade: None Balcony & Bay Window: 5 ft from Property Line Eave: 3 ft from Property Line Landscape Criteria 8% of SiteNo Specific Standards Building Coverage 50%N/A

Existing (R-C & O-P) Urban CenterGeneral Urban Urban Neighborhood Off-Street Parking, Commercial Retail – 1 space per 250 sf Office – 1 space per 300 sf Medical Office – 1 space per 150 sf Restaurant – 1 space per 3.5 seats ) 1 space per 100 sf estimate) Manufacturing, Laboratories, Storage – 1 space per 500 sf Joint Use – 50% of primary nighttime use (75% of parking requirement) Common Facilities – 20% reduction for retail parking in 75,000 sf or larger shopping center Other Standards in Parking Ratios section of Zoning Code 1 space per 500 sf, all uses

Existing (R-C & O-P) Urban Center General UrbanUrban Neighborhood Staff Recommendation for Commercial Parking – Option 3 N/A Option 1 – 80% of total parking required per Zoning Code (like Common Facilities) Option 2 – 75% of total parking required per Zoning Code (like Joint Use) Option 3 – 65% of total parking required (combination of Common Facilities and Joint Use) Option 1 – 80% of total parking required per Zoning Code (like Common Facilities) Option 2 – 75% of total parking required per Zoning Code (like Joint Use) Option 3 – 65% of total parking required (combination of Common Facilities and Joint Use) Option 1 – 80% of total parking required per Zoning Code (like Common Facilities) Option 2 – 75% of total parking required per Zoning Code (like Joint Use) Option 3 – 65% of total parking required (combination of Common Facilities and Joint Use)

Existing (R-C & O-P)Urban CenterGeneral UrbanUrban Neighborhood Off-Street Parking, Residential Mixed Use Overlay Stds. Studio & 1 Bedroom – 1.5 spaces per unit 2 or more Bedrooms – 2 spaces per unit Guest Parking – 1 space per every 4 units Studio & 1 Bedroom – 1 space per unit 2 or more Bedrooms – 2 spaces per unit Studio & 1 Bedroom – 1 space per unit 2 or more Bedrooms – 2 spaces per unit Studio & 1 Bedroom – 1 space per unit 2 or more Bedrooms – 2 spaces per unit Staff Recommendations for Residential Parking N/AStudio & 1 Bedroom – 1.5 spaces per unit Studio & 1 Bedroom – 1.5 spaces per unit Studio & 1 Bedroom – 1.5 spaces per unit

RECOMMENDATIONS 1. Staff Requested the City Attorney comment on Purpose and Applicability section, will incorporate their suggestions into document. 2. P 39, 1.2B.6 Approved Entitlements – establishes the transition from current Code standards to the Downtown Code standards. Need to clarify Planning entitlement process and Building construction process. 3. P 43, 2.2A #2 Shopfront Frontage Overlay – need to be more specific about expectation for storefronts along Glendora Ave 4. P 45, Regulating Plan – change zoning designation for Glendora Shops (east side of Glendora) from Urban Neighborhood to General Urban as retail and other commercial uses are preferred. 5. P 50-52, Building Placement chart - Change Site Size to Lot Size 6. P 50-52, Parking standards – Planning Commission should select from staff options for commercial parking standards or provide other direction. 7. P 50-52, Parking standards – Planning Commission should provide direction on residential parking standards.

DOWNTOWN PLAN & CODE Received comments from interested community members Stay Tuned for Study Session Four May 10, 2016 April 27, 2016 – City Council Study Session to Review Draft General Plan