West Covina Municipal Code § 26-218 Street frontage requirements

(a) A precise plan shall be approved or conditionally approved by the Community Development Director or Planning Commission, as set forth herein or in the sections applicable to the application at issue, before the issuance of any building permit for the new construction or expansion of an existing use in any zone as indicated in article II of this chapter. No person shall commence any use for which a conditional use permit is required or any use in any zone not permitted by right in either the R-A or R-1 zone, and no building permit shall be issued for any structure to be used for or in conjunction with any such use, until a precise plan covering the parcel or parcels to be used shall be approved and adopted as herein provided.

(b) Notwithstanding any provision of the Uniform Building Code, no grading permit shall be issued for the grading or excavation of any land, until a precise plan, or other related actions covering the property proposed to be graded or excavated has been approved and adopted as herein provided. This subsection (b) shall not apply to the grading or excavation required in connection with:

(1) The movement of less than fifty (50) cubic yards of earth, or

(2) The grading of any parcel of property outside of the hillside overlay zone so as to improve the land for emergency drainage purposes.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

The precise plan required by this division shall specify and include:

(a) The location, size, height, and type of all structures including signs, architectural lighting, walls and fences.

(b) The location, size and dimensions of all yards and setbacks and all spaces between structures.

(c) The plan of the proposed parking area for the development to which the parking is accessory. The plan shall be drawn to an engineering scale of sufficient size to clearly indicate the proposed development including location, size, shape, design, curb cuts, lighting, drainage, paving, parking stalls, landscaping, and other features and appurtenances of the proposed parking lot.

(d) The location, dimensions, and method of improvement of all property to be dedicated to the public or to public utilities.

(e) Examples of proposed architectural treatment in the form of perspectives and elevations, lighting, and such other data as may be required by the Planning Commission or Community Development Director or their designee in evaluating the proposed development shall be required and become an integral part of such a submittal.

(f) The general location, area and type of landscaping in multi-family zones, OPMU, NMU, SMU, or for any use specifically permitted in said zones, or for any use for which a conditional use permit is required.

(g) General nature of the proposed use.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

(a) Any precise plan required by this division may be rejected, approved, modified, and approved, or approved subject to conditions. Any such precise plan of design after approval, may be amended, in the same manner as a precise plan of design is first approved hereunder.

(b) For eligible SB35 projects and/or multi-family residential projects providing a minimum of twenty (20) percent of the total dwelling units reserved for lower income households subject to deed restriction, the Community Development Director shall approve or deny the ministerial precise plan based on the West Covina Multi-Family Objective Design Standards (2022) adopted by the City. Within thirty (30) days of such action, the Community Development Director shall prepare a report to the Planning Commission, providing a description of the project and the nature of the approval. Any such Precise Plan approved under SB35 shall be valid for a period of three (3) years, with one (1) additional extension of time in a one-year increment. The Community Development Director or their designee may approve a one-year extension if the project proponent provides documentation that there has been significant progress toward getting the development construction ready, such as, but not limited to, the filing of a building permit application.

(Ord. No. 2519, § 5(Exh. A), 2-20-24; Ord. No. 2525, § 39, 3-18-25)

(a) The proposed development plans and the uses proposed are consistent with the General Plan and any applicable Specific Plan.

(b) The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provisions of the Municipal Code.

(c) Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.

(d) The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation.

(e) The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

A precise plan of design may be approved subject to the granting of a change of zone, a conditional use permit, a variance or the approval of a final subdivision map, and the Planning Commission or City Council may require such a precise plan to be submitted prior to the granting or recommending of a zone change, variance or conditional use permit.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

No person shall violate or fail to comply with any approved precise plan of design or any conditions or provisions thereof nor shall a building permit be issued for any structure which would violate or fail to comply with any approved precise plan of design for the parcel or parcels on which such structure is to be located. In the event any such permit is issued; it shall be null and void and have no further effect.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

Any precise plan previously approved and in effect, shall remain in effect regardless of any changes to zoning regulations subsequently adopted unless the precise plans are made null and void or amended at the time of adoption.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

The precise plans of design referred to herein are not to be confused with or considered to be precise plans as referred to in the Government Code of the state.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

No building or other structure to be used for any business or commercial purpose shall hereafter be erected unless the frontage of the lot, or parcel of land upon which such building or structure is erected, abuts on one (1) side of a public street between two (2) intersecting streets and unless the front of such building or structure shall abut on and face such public street; provided, however, that, when practical difficulties or unnecessary hardships result through the strict and literal interpretation and enforcement of the provisions hereof, the Planning Commission or City Council may, upon the adoption of a precise plan of design for the development of a particular lot or parcel of land and upon such conditions as it may establish, expressly vary or waive the requirements of this section.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

(a) Failure to take any action on an approved precise plan within two (2) years of its effective date will cause such precise plan to expire without further action by the City unless granted an extension of time by the Community Development Director if no changes to the zoning code were made, or by action of the Planning Commission. In the event construction work is involved, such work must actually commence within the stated period and be diligently pursued, unless other entitlements must be sought prior to commencement of construction and the applicant is proceeding diligently to obtain such entitlements. If the Community Development Director or their designee should find that construction has ceased or no other action of substantial character has been taken after building permits are issued and/or related construction has commenced, the Community Development Director or their designee may give notice of intent to modify the precise plan, or to revoke the precise plan pursuant to the procedures set forth division 12 of this article.

(b) Extension of time in one-year increments, up to a maximum of two (2) additional years, may be granted from the original date of expiration of the precise plan by the Community Development Director (unless the Planning Commission or City Council specifically requested to review any extension of time in the original conditions of approval) when extenuating circumstances can be clearly shown by the applicant. The request for same shall be submitted to the planning division in writing prior to the expiration date and shall clearly state the reasons why construction has not commenced or been continued. The Planning Commission may impose new conditions on the precise plan, based on changed circumstances, code amendments or oversights disclosed in review of the plan.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

(a) For major revisions. 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 the request for such amendment must be on the electronic application for a precise plan of design.

(b) For minor revisions. The Community Development Director or their designee may approve minor revisions to an approved precise plan which do not adversely affect the public interest or the interest of owners of neighboring properties, substantially alter the plan, or affect any other condition of approval. The minor revisions may only be approved by a Minor Modification as set forth in division 7 of this article.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)