W E S T C O F O Y V I I T N C A
Vincent Place DRAFT SPECIFIC PLAN
February 2021
Vincent Place Draft Specific Plan
Prepared for: City of West Covina 1444 West Garvey Avenue West Covina, CA 91790
February 2021
Contributors
Applicant/Developer: Civil Engineer: MLC Holdings Blue Engineering & Consulting, Inc. 5 Peters Canyon Road Suite 310 12223 Highland Avenue #106-594 Irvine, CA 92606 Rancho Cucamonga, CA 91739 www.mlcholdings.net www.bluecivileng.com Phone: (949) 372-3309 (909) 248-6557
Architect: Landscape Architect: Kevin L. Crook Architect Inc. Studio PAD, Inc. 1360 Reynolds Avenue Suite 110 23276 S. Pointe Dr., Ste. 103 Irvine, CA 92614 Laguna Hills, CA 92653 www.klcarch.com www.studio-PAD.com Phone: (949) 660-1587 Phone: (949) 770-8530
Table of Contents
Executive Summary 2.3.5 Landscape Regulations...... 2-8 2.3.6 Mechanical Equipment & Utilities...... 2-9 1 - Introduction 2.3.7 Walls & Fences...... 2-9 2.3.8 Storage...... 2-10 1.1 Location & Setting...... 1-1 2.3.9 Lighting...... 2-10 1.2 Regulatory Context...... 1-3 2.3.10 Signage...... 2-10 1.2.1 Statutory Requirements...... 1-3 1.2.2 General Plan Relationship...... 1-4 3 - Architectural Design Guidelines 1.3 Specific Plan Objectives...... 1-4 3.1 Purpose...... 3-1 1.4 Community Overview...... 1-5 3.2 Design Guidelines...... 3-1 2 - Circulation, Land Use & Standards 3.2.1 Elevations...... 3-1 3.2.2 Roof Forms...... 3-1 2.1 Land Use...... 2-1 3.2.3 Windows...... 3-1 2.2 Circulation...... 2-3 3.2.4 Details & Lighting...... 3-1 2.3 Development Standards...... 2-3 3.2.5 Sustainability...... 3-1 3.3 Detached Residential ...... 3-2 2.3.1 Residential Detached...... 2-5 2.3.2 Residential Attached...... 2-6 3.4 Attached Residential ...... 3-16 2.3.3 Common Open Space...... 2-8 2.3.4 Parking Regulations...... 2-8
February 2021 Table of Contents | Page i 4 - Landscape Design Guidelines 5 - Utilities & Services 4.1 Purpose...... 4-1 5.1 Introduction...... 5-1 4.2 Landscape Character...... 4-1 5.2 Grading & Drainage ...... 5-1 4.3 Public Streetscapes...... 4-1 5.2.1 Grading...... 5-1 4.3.1 West Workman Avenue...... 4-1 5.2.2 Stormwater Drainage & Treatment...... 5-4 4.3.2 Corner Landscape...... 4-6 5.3 Domestic Water ...... 5-4 4.3.3 Vincent Avenue...... 4-6 5.4 Sewer...... 5-7 4.3.4 West Garvey Avenue North ...... 4-6 5.5 Solid Waste...... 5-7 4.4 Entries...... 4-6 5.6 Electricity & Natural Gas...... 5-7 4.4.1 Primary Entry...... 4-6 5.7 Broadband & Telecommunications...... 5-9 4.4.2 Secondary Entry...... 4-8 5.8 Schools...... 5-9 4.5 Private Streets...... 4-8 5.9 Public Safety & Emergency Services...... 5-9 4.5.1 Lanes...... 4-8 4.5.2 Alleys...... 4-8 6 - Administration & Implementation 4.5.3 Motor Courts...... 4-8 4.6 Common Areas...... 4-8 6.1 Administration...... 6-1 4.6.1 Central Recreation...... 4-8 6.1.1 Interpretations...... 6-1 4.6.2 Secondary Spaces...... 4-9 6.1.2 Substantial Conformance...... 6-1 4.6.3 Paseos...... 4-9 6.1.3 Modifications & Minor Adjustments...... 6-1 4.7 Walls & Fences...... 4-9 6.2 Implementation...... 6-2 4.8 Lighting & Outdoor Furniture...... 4-9 6.2.1 Phasing...... 6-2 6.2.2 Financing ...... 6-2 6.2.3 Maintenance...... 6-2 Appendix A - General Plan Consistency Analysis
Page ii | Chapter Vincent Place Draft Specific Plan List of Exhibits
Exhibit 1.1: Vicinity Map...... 1-1 Exhibit 3.9: Attached Townhome Conceptual Plotting Plan...... 3-17 Exhibit 1.2: Conceptual Site Plan...... 1-6 Exhibit 3.10a: Building 601 (6-Plex) First Floor Plan...... 3-18 Exhibit 2.1: Land Use & Circulation Map...... 2-2 Exhibit 3.10b: Building 601 (6-Plex) Second Floor Plan...... 3-19 Exhibit 2.2: Typical Private Street Cross Sections...... 2-4 Exhibit 3.10c: Building 601 (6-Plex) Third Floor Plan...... 3-20 Exhibit 2.3: Dimensioned Site Plan...... 2-7 Exhibit 3.10d: Building 601 (6-Plex) Elevations...... 3-21 Exhibit 3.1: West Workman Avenue Streetscene...... 3-2 Exhibit 3.11a: Building 602 (6-Plex) First Floor Plan...... 3-22 Exhibit 3.2: Detached Cluster Home Conceptual Plotting Plan...... 3-3 Exhibit 3.11b: Building 602 (6-Plex) Second Floor Plan...... 3-23 Exhibit 3.3a: Plan 3060 Floor Plan...... 3-4 Exhibit 3.11c: Building 602 (6-Plex) Third Floor Plan...... 3-24 Exhibit 3.3b: Plan 3060 Elevations...... 3-5 Exhibit 3.11d: Building 602 (6-Plex) Elevations...... 3-25 Exhibit 3.4a: Plan 3522 Floor Plan...... 3-6 Exhibit 3.12a: Building 1001(10-Plex) First Floor Plan...... 3-26 Exhibit 3.4b: Plan 3522 Elevations...... 3-7 Exhibit 3.12b: Building 1001(10-Plex) Second Floor Plan...... 3-27 Exhibit 3.5a: Plan 3522x Floor Plan...... 3-8 Exhibit 3.12c: Building 1001(10-Plex) Third Floor Plan...... 3-28 Exhibit 3.5b: Plan 3522x Elevations...... 3-9 Exhibit 3.12d: Building 1001(10-Plex) Front & Rear Elevations.....3-29 Exhibit 3.6a: Plan 3825 Floor Plan...... 3-10 Exhibit 3.12e: Building 1001 (10-Plex) Side Elevations...... 3-30 Exhibit 3.6b: Plan 3825 Elevations...... 3-11 Exhibit 3.13: Attached Residential Color Schemes...... 3-32 Exhibit 3.7a: Santa Barbara Color & Material Schemes...... 3-13 Exhibit 4.1a: Conceptual Landscape Plan...... 4-2 Exhibit 3.7b: Coastal Color & Material Schemes...... 3-14 Exhibit 4.1b: Conceptual Landscape Plan Key...... 4-3 Exhibit 3.7c: Farmhouse Color & Material Schemes...... 3-15 Exhibit 4.2a: Conceptual Planting Plan...... 4-4 Exhibit 3.8: Vincent Avenue Streetscene...... 3-16 Exhibit 4.2b: Planting Plan Legend...... 4-5
February 2021 Table of Contents | Page iii Exhibit 4.3: Conceptual Primary Entry...... 4-7 Exhibit 4.4: Conceptual Central Park...... 4-10 Exhibit 4.5: Conceptual Secondary Spaces...... 4-11 Exhibit 4.6a: Conceptual Wall & Fence Plan...... 4-12 Exhibit 4.6b: Conceptual Wall & Fence Imagery...... 4-13 Exhibit 5.1: Existing Drainage & Grading...... 5-2 Exhibit 5.2: Conceptual Drainage & Grading Plan...... 5-3 Exhibit 5.3: Conceptual Storm Drain Plan...... 5-5 Exhibit 5.4: Conceptual Domestic Water Plan...... 5-6 Exhibit 5.5: Conceptual Sewer Plan...... 5-8 Exhibit 5.6: Conceptual Fire Access Plan...... 5-10 List of Tables
Table 2.1: Residential Detached Development Standards...... 2-5 Table 2.2: Residential Attached Development Standards...... 2-6 Table 3.1: Detached Residential Color Schemes...... 3-12 Table 3.2: Attached Residential Color Scheme...... 3-31
Page iv | Chapter Vincent Place Draft Specific Plan Executive Summary
The Vincent Place Specific Plan Vincent Avenue. Downtown West Covina The architectural design of the project encompasses approximately 8.05 acres is located immediately south of I-10, less includes a blend of traditional and of land located at the southwest corner than a quarter mile from the project transitional architectural styles consistent of West Workman Avenue and Vincent site. Regional mass transit, provided by with the design character of adjacent Avenue in the City of West Covina, Foothill Transit, is available via bus stops neighborhoods. Detached cluster homes California. Exhibit 1.1: Vicinity Map, located on Vincent Avenue, directly across consist of two-story Spanish Colonial, illustrates the location and setting of the the street from the project site and slightly Santa Barbara and Coastal styles that specific plan area. north of Workman Avenue; and at Plaza complement single-family homes along West Covina, located less than a quarter West Workman Avenue. Three-story The existing project site includes a former mile south of the specific plan area. townhome buildings are designed in elementary school that currently houses a Contemporary Eclectic style that early childhood programs and childcare. As illustrated in Exhibit 1.2: Conceptual blends traditional and contemporary The site consists of educational buildings, Site Plan, The Vincent Place Community design elements to convey a more urban play structures, and play fields. consist of 47 two-story detached cluster character along Vincent Avenue, a homes and 72 three-story attached busy Principal Arterial that transitions from single family homes near West The site is surrounded by West Workman townhomes (119 total homes) arranged Workman Avenue to commercial uses Avenue on the north; North Vincent around a common recreation area. The as it approaches the I-10 Freeway and Avenue and West Garvey Avenue North on community design creates a transition Downtown West Covina to the south. the East; two-story residential apartment between existing single-family residential buildings and townhomes on the south; neighborhoods located west and north and single-story single-family homes on of the specific plan area to multi-family the west. Retail and auto service uses are homes, commercial uses, and West located across Vincent Avenue. Interstate Covina’s downtown located south and east 10 (I-10) provides regional access to the of the specific plan area. The centralized site, with on- and off-ramps available at common area includes amenities and opportunities for relaxation, recreation, and social interaction.
February 2021 Executive Summary| Page ES-1 Construction is anticipated to occur in (3) Adoption of this Specific Plan. architectural design including styles, colors two (2) phases: and materials, and other design guidelines. (4) Approval of a Precise Plan and (1) Phase one consists of demolishing Tentative Tract Map. Chapter 4 - Landscape Design Guidelines: the existing school buildings and Provides a graphic representation of associated improvements, site Environmental review for the project the intended landscape design for the preparation and grading, and utility will comply with the requirements of the community including plant palettes and installation. This phase is anticipated California Environmental Quality Act specifications for design elements such as to last approximately 6 months. (CEQA). mailboxes, seating, signage, and more.
(2) Phase two will consist of roadway The Vincent Place Specific Plan is Chapter 5 - Infrastructure & Services: improvements and building organized into the following sections: Describes the required infrastructure construction. Phase two may be and services needed to support the further divided into sub-phases and project including grading, water, sewer, Chapter 1 - Introduction: Introduces the is anticipated to last approximately stormwater drainage and treatment, waste reader to the project setting, regulatory six (6) months depending upon management, energy, emergency access context, relationship to the General Plan, market conditions. and services, and more. Specific Plan Objectives, and Community Overview. The project site is currently zoned Chapter 6 - Implementation, Single Family (R-1) with a General Administration, & Financing: Describes Chapter 2 - Circulation, Land Use & Plan designation of Civic: School. the review process for subsequent Standards: Describes the land use and Entitlements required for the project development applications and how the circulation for the site; establishes include the following: proposed improvements will be financed. permitted uses and development intensity; Provides development (1) Adoption of a General Plan standards for privative roadways and Appendix A - General Plan Consistency: Amendment to change the land use each land use including minimum Provides a detailed analysis of the designation from Civic: School to setbacks, building height limits, parking specific plan’s consistency with general Neighborhood Medium Density requirements, and more. plan polices and actions as required by Residential (9-20 units per acres) the Governor’s Office of Planning and Research (OPR). Chapter 3 - Architectural Design (2) A Zone Change to Specific Plan (SP- Guidelines: Provides graphic conceptual 30: Vincent Place) to accommodate representations of the intended the proposed density and design.
Page ES-2 | Executive Summary Vincent Place Draft Specific Plan 1 - Introduction
1.1 Location & Setting Single-Family The Vincent Place Specific Plan Transit Stops encompasses approximately 8.05 acres Workman Ave. of land located at the southwest corner of West Workman Avenue and Vincent Single-Family Avenue in the City of West Covina, Specific California. Exhibit 1.1: Vicinity Map Plan illustrates the location and setting of the Area Vincent Ave. Retail and specific plan area. Auto Uses
Single-Family
N. Morada Ave. The specific plan area is located just north of Interstate 10 (I-10) at 1024 West Apartments Workman Avenue. Two major shopping centers, the Plaza West Covina (Westfield W. Garvey Ave. N. E. Garvey Ave. N. Shopping Town) and The Market Place at 10 the Lakes, are located across the freeway less than a quarter mile south. These two shopping centers represent the northerly end of West Covina’s downtown. As such, Plaza West Covina Marketplace at the Lakes Vincent Avenue serves as a gateway to the Shopping Mall Downtown Shopping Center West Covina downtown area.
Vincent Avenue and West Garvey Avenue North form the westerly edge of the specific plan area. Vincent Avenue Exhibit 1.1: Vicinity Map Not to Scale February 2021 Introduction | Page 1-1 includes on- and off-ramps to I-10 and structures, a parking lot, a large grass a strip retail center with a small market field, and limited trees. and a gas and auto repair service station. Single-family homes are also located across Bus stops on Vincent Avenue provide Vincent Avenue toward the northern end access to Line 488. Line 488 is operated of the specific plan area. These single- by Foothill Transit and serves El Monte, family homes on Vincent represent the Baldwin Park, West Covina, Covina, and beginning of the single-family residential Glendora. Popular destinations include neighborhoods that exist to the north and East Valley Hospital Medical Center, Existing Vincent Avenue looking South; Specific west. Two-story apartment homes and Charter Oak High School, YWCA, South plan area is on the right. townhomes occupy properties on West Hills High School, West Covina High Garvey Avenue North, immediately south School, Plaza West Covina, West Covina of the specific plan area. Library, West Covina Court House, Queen of the Valley Hospital, Rio Hondo West Workman Avenue borders the Bike Path, and Eastland Center. northerly edge of the specific plan area. West Workman Avenue consists of Additional transit service is available at single-family homes. This single-family Plaza West Covina (Westfield Shopping neighborhood also forms the westerly Town), located across the freeway less edge of the specific plan area, consisting of than a quarter mile south. Several single-story homes. Foothill Transit lines run through the Existing West Workman Avenue looking West; Specific plan area is on the left. station providing access to Los Angeles The specific plan area is the site of the and other distant destinations. Go West Vincent Children’s Center, a preschool also operate services in the Plaza West operated by Covina Valley Unified School Covina transit center. The Go West District. The campus was originally Shuttle service consists of three (3) developed as an elementary school site but alignments (Red, Blue, and Green) that was shut down in 1979 due to a declining serve destinations throughout the city student population. Special Education including Plaza West Covina, Eastland preschool classes, a General Child Care Shopping Center, Heights Shopping Program, and County Special Education Center, West Covina Civic Center, classes were then moved to the campus. West Covina Senior Center, Cameron Existing W. Garvey Ave. N. looking Northeast; The site contains various buildings, play Community Center, and many more. Specific plan area is on the left.
Page 1-2 | Introduction Vincent Place Draft Specific Plan 1.2 Regulatory Context such, this specific plan will be adopted by (2) The proposed distribution, location, ordinance. All subsequent development and extent and intensity of major plans, tentative parcel and/or tract map(s) components of public and private As part of the specific plan process, a and/or similar entitlements for projects transportation, sewage, water, General Plan Amendment was processed within the specific plan area shall be drainage, solid waste disposal, energy, concurrently to change the land use consistent with the regulations set forth and other essential facilities proposed designation of the specific plan area from in the Vincent Place Specific Plan and and needed to support the land uses Civic: School to Neighborhood Medium with other applicable City of West Covina described in the plan (Please see Residential, which allows for a density regulations. Where the Vincent Place Chapter 2 for transportation, i.e. 9-20 dwelling units per acre. This density Specific Plan is silent, the West Covina circulation, and Chapter 5 for utilities range is consistent with the zoning density Municipal Code (WCMC) shall govern. and services). of existing apartments and townhomes located to the south. If any section, subsection, sentence, clause, (3) Standards and criteria by which phrase, or portion of the Vincent Place development will proceed, and A Zoning Change was also processed Specific Plan, or any future amendments standards for the conservation, concurrently to rezone the property from or additions, is for any reason held to be development, and utilization of Single-Family Residential (R-1) to Specific invalid or unconstitutional by the decision natural resources, where applicable Plan (SP-30: Vincent Plan), thereby of any court or competent jurisdiction, (Please see Development Standards in implementing the Neighborhood Medium such decision shall not affect the validity of Chapter 2). General Plan designation and requiring the remaining portions of this specific plan the preparation of this specific plan. or any future amendments or additions. (4) A program of implementation measures including regulations, Sections 65450 through 65457 of the 1.2.1 Statutory Requirements programs, public works projects, California Government Code authorize and financing measures (Please see local jurisdiction to adopt specific plans. Section 65451 of the Government Code Chapter 6). A specific plan is a legislative tool for the mandates that a specific plan shall include systematic implementation of the general all of the following in detail: plan. Specific plans can range from In addition, the specific plan shall include general policy documents to very detailed a statement of the relationship of the (1) The distribution, location, and extent regulatory documents that specify every specific plan to the general plan. of land uses, including open space facet of development. This specific plan (Please see Land Use in Chapter 2). is regulatory in nature and serves as the zoning law for the specific plan area. As
February 2021 Introduction | Page 1-3 1.2.2 General Plan Relationship 1.3 Specific Plan Objectives (4) Engage surrounding neighborhoods by facing front doors toward public streets and providing porches, The primary purpose of a specific plan To ensure the implementation of the patio walls, and similar features is to implement the general plan. State goals and policies of the general plan, the that define the street edge and add law requires specific plans to include a following objectives have been established pedestrian scale. statement about the relationship between for the Vincent Place Specific Plan: the specific plan and the adopted general plan. Specific Plans are required to be (5) Enhance community design through (1) Locate lower density housing adjacent consistent with the adopted general plan landscaping and recreational to existing single-family homes and of the jurisdiction in which it is located. amenities that promote a high-quality higher density housing adjacent to In turn, all subsequent subdivisions and living environment. existing multi-family and retail uses. development plans must also be consistent with the general plan. (6) Implement sustainable development (2) Require new development to practices that promote water include design features that preserve A major theme of the general plan is to and energy efficiency, minimize the privacy of existing adjacent direct development toward the downtown impacts to stormwater, and support residential backyards. area. Although the specific plan area is alternative modes of travel. not directly located in the downtown, it (3) Design new homes that improve is immediately adjacent and meets the (7) Establish a Homeowners Association the Vincent Avenue corridor as a intent of providing infill development that (HOA) to ensure that the Vincent transitional gateway to West Covina’s supports downtown uses. Place Community is well maintained downtown while respecting the and remains an asset to the residential character of the adjacent The Vincent Place Specific Plan also neighborhood. neighborhood. implements the general plan by creating a sustainable, walkable community; creating a diversity of housing options; providing infill development; and providing new growth that completes, enhances, and reinforces the form and character of West Covina neighborhoods. Please refer to Appendix A for an in-depth analysis of all applicable general plan policies and actions.
Page 1-4 | Introduction Vincent Place Draft Specific Plan 1.4 Community Overview Homes along the westerly edge are story townhomes along the southerly required to provide a minimum 20-foot segment of Vincent Avenue are designed setback from the specific plan boundary in a Contemporary Eclectic style that The Vincent Place Specific Plan to maintain an adequate distance blends traditional and contemporary proposes to redevelop a school site from existing single-family homes. design features. This blend of features with 119 residential homes, including Additionally, this edge will include complements the traditional style of 47 detached cluster homes and 72 a community wall and landscaping nearby single-family neighborhoods attached townhomes, arranged around designed to preserve neighbor privacy. while still offering a more contemporary a centralized common recreational area. aesthetic as envisioned for West Covina’s Please refer to Exhibit 1.2: Conceptual downtown. Site Plan. Three-Story attached townhomes are located adjacent to Vincent Avenue, West Garvey Avenue North, and multi-family The Conceptual Site Plan has been properties to the south. Development designed to create the transition between standards, including height and parking existing single-family neighborhoods requirements, are based on development and more intense multi-family and standards for the MF-20 zone to ensure commercial uses. consistency with adjacent properties to the south, which are also zoned MF-20. Two-story detached homes are located in the north and west portions of the specific Along Vincent Avenue, homes and plan area, adjacent to existing single- landscaping are designed to reflect family neighborhoods. Homes along West Vincent Avenue’s role as a transitional Workman Avenue have been oriented gateway to West Covina’s downtown area. with front doors facing the street to Similar to the streetscene across the street, complete and complement the residential the Vincent Avenue frontage consists of streetscene across the street. Architectural detached traditional style homes that give styles reflect the traditional character of way to a more urban streetscene as one the surrounding neighborhood. Porch travels south toward downtown. Three- elements support the traditional style of the streetscape and provide variety and pedestrian scale.
February 2021 Introduction | Page 1-5 Primary Entry West Workman Ave. Central Park • Formal entry with • Central Recreation area restricted parking, with tot-lot, picnic area, sidewalks on both barbecues, open turf sides, enhanced paving area, mailboxes, and and landscaping, and more monumentation • Provides a social space • Terminates on green space for residents to gather to provide a visual focal Entry Lane Motor Court Motor Court Motor Court point Motor Court Attached Townhomes Private Lane Buffer • 72 three-story homes • Garages accessed from a • Minimum 20-foot setback rear private alley between the specific plan Motor Court • Front doors face Vincent area boundary and new Avenue to create a homes pedestrian friendly • Landscaped to preserve frontage that engages the privacy of existing sidewalk neighbors
Private Alley • Interior to the site, front Detached Cluster Homes Motor Court doors face paseos and • 47 two-story homes provide common areas a transition between single Private Alley
Vincent Ave. family and multi-family Secondary Spaces uses • Clustered around a • Additional recreational space includes gardens, common Motor Court Motor Court to remove garages from pet amenities, and streetscape seating areas for Private Lane . • Oriented to face front doors e. N additional outdoor living Av y space toward West Workman e v Avenue and interior Private Alley r a Secondary Entry private Lane for superior • Minor entry provides streetscenes. Motor Court GW. efficient circulation and access Private Lane • Minor monumentation features announce entry
For conceptual purposes only. Site Plan may vary at Final provided it is in substantial Exhibit 1.2: Conceptual Site Plan conformance with the specific plan. Please refer to Chapter 6. Not to Scale Page 1-6 | Introduction Vincent Place Draft Specific Plan 2 - Circulation, Land Use & Standards
2.1 Land Use density housing adjacent to existing multi- family homes and retail.” In keeping with this objective, the specific plan establishes The Vincent Place Specific Plan allows for two land uses: an overall density of 14.8 dwelling units per acre, consistent with the general plan • Residential Detached (RD) permits designation of Neighborhood Medium the development of up to 47 two- Residential (9-20 dwelling units per acre). story detached homes and ancillary uses. This type of home bridges In order to implement the general plan the gap between townhomes and policy of providing diverse housing types, single-family homes by offering the the property has been rezoned to Specific equivalent of a detached townhome. Plan (SP-30: Vincent Place Specific Plan. The Specific Plan zoning designation • Residential Attached (RA) permits allows for the adoption of Specific Plan the development of up to 72 three- land uses that further define the location story attached townhomes and and intensity of proposed development ancillary uses. and allow for the creation of unique development standards and housing types Permitted ancillary uses within both land that would not otherwise be permitted by uses include the keeping of household the current zoning code. pets and home occupations as permitted by the WCMC in Multi-Family Zones, One of the specific plan’s objectives is recreational amenities, parking, to transition density across the site to landscaping and similar uses that support “Locate lower density housing adjacent to urban living. existing single-family homes and higher
February 2021 Land Use & Development Standards | Page 2-1 West Workman Avenue Legend
Residential Detached (RD)
Residential0 15 30 60 Attached (RA)
Private Primary Entry Lane
Private Lanes
LEGEND Private Alleys
Motor Courts Vincent Avenue
Ex. Single-Family Homes
. . N ve A y e
v
r
a
G
.
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No. 87222
Ex. TownhomesLimit of Work Ex. Apartments
Exhibit 2.1: Land Use & Circulation Map Not to Scale Page 2-2 | Circulation, Land Use & Standards Vincent Place Draft Specific Plan 2.2 Circulation gutter and a new curb cut at the entry will Exhibit 2.2: Typical Private Street Cross be provided. Sections illustrates the minimum design standards for each type of street. West Workman Avenue is classified as a Residential Connector in the West Covina New street trees will be planted as General Plan. Residential Connectors described in Chapter 4: Landscape Private streets that provide emergency serve primarily local traffic and have Design Guidelines. vehicle access are required to provide a design speed of 30 mph, five-foot a minimum width of 26 feet and a sidewalks, and on-street parking. Frontage Access and circulation through the minimum outside turning radius of 45 improvements to West Workman Avenue project is provided by a series of private feet. Please refer to Chapter 5 for the Fire include the preservation of the existing streets as illustrated in Exhibit 2.1: Land Access Plan. All other alleys and shared five-foot sidewalk, parkway, and on- Use & Circulation Map. Private streets driveways shall maintain a minimum street parking. The primary access to the are designed to follow a hierarchy as width of 20 feet. specific plan area shall be provided via described below: West Workman Avenue. New curb and 2.3 Development Standards gutter and a new curb cut at the entry will (1) The Primary Entry Lane is specially be provided. designed to announce arrival into Development standards are generally the community. based on the City of West Covina’s Vincent Avenue is classified as a existing Multi-family standards for Residential Thoroughfare in the West (2) Lanes provide primary vehicular communities with a density of 20 unit per Covina General Plan. Residential access and sidewalks through the acre (MF-20); however, some standards Thoroughfares serve high volumes of community. have been added or modified to better traffic and have a design speed of 40 address the unique site adjacencies, mph and five-foot sidewalks. Frontage the proposed housing types, and the (3) Alleys provide garage access to improvements to Vincent Avenue include objectives of this specific plan. attached townhomes and a loop for the preservation of the existing 5-foot fire and waste collection vehicles. sidewalk and parkway. Any situations not specifically addressed by the Vincent Place Specific Plan shall be (4) Motor Courts are shared driveways West Garvey Avenue North is classified subject to the WCMC, provided that such that provide both garage and front as a Local Street. Frontage improvements regulations are not in conflict with the door access to the detached homes. include the preservation of the existing objectives of this specific plan. These intimate motor court spaces 5-foot sidewalk and parkway. Secondary often double as a shared courtyard access shall be provided from West space where children play and Garvey Avenue North. New curb and neighbors gather.
February 2021 Land Use & Development Standards | Page 2-3 0 4'2' 8'
Scale: 1/4" = 1'-0" Schematic Street Sections MLC Holdings, INC.
2nd City Submittal Project No.: MLC01 Date: Oct. 13, 2020 Exhibit 2.2: Typical Private Street Cross Sections Vincent Ave. / West Covina, CA Not to Scale Page 2-4 | Circulation, Land Use & Standards Vincent Place Draft Specific Plan 2.3.1 Residential Detached
Development standards for Residential Detached uses are provided in Table 2.1: Residential Detached Development Standards and illustrated in Exhibit 2.3: Dimensioned Site Plan. Table 2.1: Residential Detached Development Standards Standard Requirement Maximum Height Two Stories and 27’ Max. Building Coverage 70% Minimum Lot Area1 2000 SF Minimum Building Setbacks To West Workman Avenue Right-of-way2 15’ to Living Area/ 10’ to Porch3 To Specific Plan Boundary (West PL) 15’ To Private Lane (Back-of-Walk) 8’ to Living Area/ 5’ to Porch Minimum Building Separation Face of Garage to Face of Garage 30’ All other Separations 10’ Private Outdoor Space Minimum Area Required 150 SF Minimum Dimension in any Direction 10’
1. Lot size requirements do not apply to commonly owned parcels. 2. Community Walls and Fences up to six (6) feet in height may encroach up to (3) feet in front of the living area. Please refer to Section 2.3.7 for wall and fence development standards.
February 2021 Land Use & Development Standards | Page 2-5 2.3.2 Residential Attached
Development standards for Residential Attached uses are provided in Table 2.2: Residential Attached Development Standards and illustrated in Exhibit 2.3: Dimensioned Site Plan. Table 2.2: Residential Attached Development Standards Criteria Maximum Height Three (3) Stories and 38’ Max. Building Coverage None Minimum Lot Area None Minimum Building Setbacks To Vincent Avenue and West Garvey Avenue North 10’ Rights-of-Way1 To Specific Plan Boundary (South PL) 15’ To Private Lane Front2 of Building to Back-of-Walk1 5’ Side of Building to Face-of-Curb 5’ Minimum Building Separation Face of Garage Door to Face of Garage Door 30’ Front to Front/Front to Side2 28’ All Other Separations 10’ Private Outdoor Space Minimum Area Required 60 SF Minimum Dimension in any Direction 5’6”
1. Patio walls may encroach into setbacks. Patio walls shall be setback a minimum of 3-feet from public rights-of-way. Please refer to Section 2.3.7 for wall and fence development standards. 2. The front of building shall be defined as the longest edge of the building that provides front-door access to the majority of homes within the building.
Page 2-6 | Circulation, Land Use & Standards Vincent Place Draft Specific Plan For conceptual purposes only. Site Plan may vary at Final provided it is in substantial conformance with the specific plan. Please refer to Chapter 6. Exhibit 2.3: Dimensioned Site Plan Not to Scale February 2021 Land Use & Development Standards | Page 2-7 2.3.3 Common Open Space 2.3.4 Parking Regulations Guest parking may be provided as perpendicular or parallel parking spaces. Common open space areas provide The number of parking spaces provided Perpendicular spaces shall provide a a connection to the outdoors and shall be in accordance with the WCMC minimum dimension of 9’x20’ and opportunities for residents to relax, play, standards for condominiums, which parallel spaces shall provide a minimum and socialize. These spaces contribute require a minimum of two (2) resident dimension of 8’x22’. greatly to the livability of high density spaces per unit and one (1) guest spaces communities by providing a focal point per every four (4) units. Guest parking shall be permanently for neighborhood design and softening maintained. Parking of commercial, the environment with rich textures, For purposes of this specific plan, resident recreational, and nonoperational vehicles vibrant colors, and pleasing aromas. spaces shall be provided within a garage. in guest parking spaces shall be prohibited Each garage space shall provide an by the CC&Rs. The Vincent Place Specific Plan requires a unobstructed minimum area of 10’x20’ minimum of 150 square feet of common with a vertical clearance of seven feet (7’). All parking and circulation areas within area per home for a total of 17,850 square Spaces may be provided side-by-side or in the specific plan area shall be surfaced feet. This shall consist of the following: a tandem configuration. Garages spaces with or paved with asphalt concrete, shall be used for parking of vehicles only concrete, or other surface approved by (1) A centralized space consisting of a and shall be strictly enforced through the the City Public Works Department, and minimum area of 10,000 square feet, community’s Covenants, Conditions, and shall thereafter be maintained in good a minimum dimension of 75 feet, and Restrictions (CC&Rs). Electric Vehicle condition by a HOA. (EV) charging and bicycle parking shall at least one (1) major amenity such as 2.3.5 Landscape Regulations a play structure, sport court, picnic be provided in accordance with CalGreen. pavilion, pool, or similar. Garage back up space shall be a minimum of 25 feet, which may include the driveway All landscape plans shall conform to the apron. Vehicles may only be parked in landscaping criteria for multiple-family (2) Smaller secondary common open driveways with a minimum depth of 20 zones as specified in the WCMC, except as space areas with a minimum feet as measured to the back of sidewalk contained herein. dimension of 10 feet may include or curb, whichever is closest. Parking in walkways, landscaping, benches, and driveways that do not meet this dimension other passive or active amenities. In lieu of the WCMC’s required rear shall be restricted by the CC&Rs. and side yard landscape screening requirements, the westerly and southerly specific plan boundaries shall be landscaped with plant materials and trees
Page 2-8 | Circulation, Land Use & Standards Vincent Place Draft Specific Plan appropriate in size and type to create a exhaust fans, vents, and pipes shall be (4) Patio walls within the required plant screen that preserves the privacy of painted to match adjacent roof and wall building setbacks along Vincent adjacent residents, subject to the approval surfaces. Avenue and West Workman Avenue of the planning director, and as represented and within paseos shall have a on the approved landscaping plan. Natural gas and electrical meters shall maximum height of 42 inches and Landscaping in front yards along Vincent be mounted onto the external wall of the shall consist of concrete, masonry, Avenue and West Workman Avenue shall building. Builder shall contact the utility stucco, or decorative block. Patio be maintained by the HOA to ensure it provider for minimum clearances. gates may consist of tubular steel or remains healthy and attractive. similar materials. Other materials may 2.3.7 Walls & Fences be used if approved by the planning 2.3.6 Mechanical Equipment commission. Patio walls shall be set & Utilities Walls and fences shall comply with the back a minimum of three (3) feet WCMC except as described herein. from any public right-of-way and this All utilities shall be placed underground setback area shall be landscaped. whenever feasible. Above-ground (1) The height of all walls shall be equipment such as back flow preventers, measured from finished grade to (5) All other walls and fences 6-feet in pad-mounted transformers, and other top of wall. Pilasters may exceed height or taller, adjacent to Vincent pad-mounted equipment shall be maximum height by up to six (6) Avenue and West Garvey Avenue screened to the extent permitted by the inches. North, shall be setback a minimum utility provider. of three (3) feet. Solid walls shall be screened with landscaping to soften (2) All walls shall be architecturally their visual impact on the streetscape No mechanical equipment (air- compatible with adjacent buildings and to assist in deterring graffiti. conditioning, heating units, etc.) shall be and shall be of a consistent type, mounted on, or attached to, any pitched texture, and color throughout the roof. Ground mounted equipment shall specific plan area. (6) All other walls and fences 6-feet in be located in a fenced rear yard, behind height or taller, along West Workman patio walls, or otherwise screened to Avenue shall be subject to the (3) Walls adjacent to public rights-of-way minimize the visual impact of equipment required building setback except that shall consist of concrete, masonry, on streetscapes and common open portions of walls that are less than stucco, or decorative block. Tubular space areas. Mechanical screens are 40 feet in length may encroach up to steel fencing shall also be permitted. not considered walls or fences and are three (3) feet in front of living space Gates may consist of tubular steel or permitted to encroach into required to provide additional articulation similar materials. setbacks. Mechanical devices such as along the streetscene.
February 2021 Land Use & Development Standards | Page 2-9 (7) Except for patio walls, walls and in multiple location; however, no inside (3) Lighting shall be designed to provide fencing within the specific plan area dimension of such storage area shall the lowest level of illumination shall have a maximum height of six be less than two (2) feet. The storage required, to the extent feasible, to (6) feet, unless otherwise required of furniture, appliances, and other minimize skyglow. to attenuate sound pursuant to an similar equipment shall be within approved acoustical study. Arbors permanent buildings and completely (4) Aisles, passageways, and recesses and pedestrian portals at pedestrian screened from public view. Storage areas within the specific plan area shall be access points may exceed this height shall not obstruct any garage parking illuminated with an intensity of 0.25 by up to two (2) feet. space’s vertical or horizontal minimum footcandles at the ground level during dimensions as specified in Section 2.3.4. the hours of darkness. (8) Walls and fencing adjacent to Vincent Avenue, West Workman All trash, garbage, recycling, and refuse (5) Open parking lots and carports Avenue, and West Garvey Avenue carts shall be stored in a garage or private shall be provided with a maintained North shall be maintained by the fenced yard such that they are screened minimum of 0.5 footcandle of light HOA to ensure they maintain a from public view. on the parking surface during the consistent appearance and remain in hours of darkness, in accordance good condition. 2.3.9 Lighting with the Dark Sky Society’s recommendations for private (9) Graffiti-resistant coatings shall be Lighting shall be evaluated as part of the parking lots. used on all walls and fences to assist development review process and shall in deterring graffiti. comply with following requirements: 2.3.10 Signage
2.3.8 Storage (1) Lighting devices shall be protected All signage shall comply with the WCMC. by weather resistant and vandalism Graffiti-resistant coatings shall be used Each attached unit shall provide a resistant covers. on sign structures, glass panels or similar minimum of 160 cubic feet of exclusive structures to assist in deterring graffiti. and secure ground-floor storage. The (2) All lighting of buildings, landscaping, storage area shall be located within parking areas, or similar facilities a garage, downstairs closet, or in an shall be hooded and directed to enclosed and lockable cabinet accessible reflect light away from adjoining from the exterior and in close proximity properties and to minimize skyglow. to the unit. Storage may be distributed
Page 2-10 | Circulation, Land Use & Standards Vincent Place Draft Specific Plan 3 - Architectural Design Guidelines
3.1 Purpose as those expressed on the elevations Window shapes and mullion patterns contained herein. The features of the shall be consistent with the architectural elevation should be consistent with the style of the building. The shape and size The purpose of this section is to ensure intended architectural style of the home of shutters shall be compatible with the that all development within the Vincent and coordinate together to create a window opening. Place Specific Plan fulfills the specific balanced and harmonious composition. plan objective of providing high quality 3.2.4 Details & Lighting architecture that responds to the adjacent 3.2.2 Roof Forms neighborhood and corridor conditions. Exposed gutters and downspouts shall be A variety in roof forms, ridge and eave colored to either match or complement the 3.2 Design Guidelines heights, and direction of hips or gables surface to which they are attached. shall be required to avoid a monotonous The following design guidelines provide roof lines as viewed from neighborhood Carriage lights are permitted and shall be general design guidance to all architecture streets, open space, and other public and consistent with the architectural style of with the specific plan area. These design common outdoor spaces the building. guidelines are intended to be flexible such that alternative designs are permitted Roof materials should consider 3.2.5 Sustainability as long as they meet the level of quality authenticity of style while balancing and character envisioned by this specific durability and building code New homes shall be designed in plan. All floorplans, elevations, and color requirements. Fascia elements should be accordance with the California Building schemes contained herein are conceptual consistent with the architectural style of Code, the most sustainable building in nature and may vary at final design. the building. code in the nation. The code requires 3.2.1 Elevations features that promote energy and water 3.2.3 Windows efficiency, the use of alternative modes of transportation, improved indoor air All publicly visible elevations shall Window details, including header, sill and quality, and more. incorporate building form, massing, roof trim elements shall be consistent with the designs, authentic details, and accent architectural style of the building. features at a comparable level of detail February 2021 Architectural Design Guidelines | Page 3-1 3.3 Detached Residential single-family character of this street as Detached homes are clustered together illustrated in Exhibit 3.1: West Workman around a common motor court. A motor Avenue Streetscene. This shall be court is a shared driveway that provides Detached cluster homes are intended to achieved as follows: access to garages and front doors and also create a transition between existing single- acts as a gathering space for neighbors, family neighborhoods to the west and • Orient homes to provide an inviting creating a neighborhood within a proposed townhomes. These homes also front door presence along West neighborhood. Elevations facing motor provide a new and diverse housing choice Workman Avenue. courts shall therefore be designed as that bridges the gap between traditional “front” elevations to create human scale single-family homes and attached • Include porches, stoops, or similar and engage the motor court as a shared townhomes, offering detached living at design features that engage the pedestrian space. an economical price. These homes are sidewalk and provide pedestrian scale. plotted along the northerly and westerly There shall be a minimum of three (3) boundaries, adjacent to single-family • Design homes in traditional styles detached floor plans, three(3) elevations neighborhoods, as illustrated in Exhibit such as Spanish Colonial, Santa per floor plan, and three (3) color 3.2: Detached Cluster Home Conceptual Barbara, and Coastal as illustrated schemes. This will create 27 different Plotting Plan in Exhibit 3.3 through Exhibit 3.6. variations of detached homes that will be Other complementary traditional plotted in both standard and mirrored, i.e. Detached residential homes shall be styles are permitted, subject to reversed, orientations to ensure diversity designed to engage West Workman review and approval of the planning throughout the community. Avenue and reflect the existing traditional commission.
Exhibit 3.1: West Workman Avenue Streetscene Not to Scale Page 3-2 | Architectural Design Guidelines Vincent Place Draft Specific Plan
Vincent PLACE 12.10.2020 a-2
west Covina, Ca 20021 Legend
Plan 3060 = 16 Homes
Plan 3522 = 9 Homes
Plan 3522x = 11 Homes
Plan 3825 = 11 Homes
Total = 47 Homes
For conceptual purposes only. Site Plan may vary at Final provided it is in substantial conformance with the specific plan. Please refer to Chapter 6. Exhibit 3.2: Detached Cluster Home Conceptual Plotting Plan Not to Scale February 2021 Architectural Design Guidelines | Page 3-3 30'-0" 30'-0"
30'-0" 30'-0" 30'-0" 30'-0"
30'-0" 30'-0" W.I.C. M. BATH 16'-1" L.F. W.I.C. M. BATH W.I.C. M. BATH 16'-1" L.F. 16'-1" L.F. M. BEDRM. KITCHEN DINING GREAT RM. 13'-8" x 14'-4"M. BEDRM. KITCHEN 7'-6" x 14'-0" DINING 11'-4" x 14'-0"GREAT RM. 5' 13'-8" x 14'-4" 7'-6" x 14'-0" 11'-4" x 14'-0" 5' KITCHEN DINING GREAT RM. M. BEDRM. 7'-6" x 14'-0" 11'-4" x 14'-0" 13'-8" x 14'-4" 3' 5' LINEN 3' LINEN BATH 2 PANTRY BATH 2 PANTRY 3' LAU.
LINEN 29'-9" LAU.
29'-9" HALL
HALL 33'-6" M. BATH PANTRY 33'-6" W.I.C. BATH 2 20'-0"x20'-0" CLEAR 33'-6" 35'-0" 33'-6" 16'-1" L.F. 20'-0"x20'-0" CLEAR 35'-0" KITCHEN LAU. DINING GREAT RM. M. BEDRM. 7'-6" x 14'-0" 11'-4" x 14'-0"
13'-8" x 14'-4" 29'-9" 5' HALL BEDRM. 3 BEDRM. 2 11'-6" x10'-10" 11'-6" x10'-10" GARAGE O.E. 33'-6" BEDRM. 3 BEDRM. 2 11'-6" x10'-10" 11'-6" x10'-10" 20'-1" x 20'-2" 33'-6" O.E. 20'-0"x20'-0" CLEAR GARAGE 20'-1" x 20'-2" 3' 35'-0" LINEN ENTRY BATH 2 PANTRY ENTRY
LAU. 3'-10" 3'-10" 29'-9" BEDRM. 3 BEDRM. 2 11'-6" x10'-10" 11'-6" x10'-10" GARAGE O.E. HALL 20'-1" x 20'-2" PORCH
PORCH 3'-6" 33'-6" 33'-6" 2'-0" 20'-0"x20'-0" CLEAR 3'-6" 35'-0" 2'-0"
20'-10" 9'-2" ENTRY 20'-10" 9'-2"
PLAN 3060 AREA TABULATIONPLAN 3060 BEDRM. 3 BEDRM. 2 O.E. AREA TABULATION 11'-6" x10'-10" 11'-6" x10'-10" CONDITIONED SPACE GARAGE 3'-10" 20'-1" x 20'-2" Second Floor First Floor CONDITIONED SPACE SECOND FLOOR PLAN FIRST FLOOR PLAN SECOND FLOOR PLAN FIRST FLOOR PLAN PORCH UNCONDITIONED SPACE
3'-6" UNCONDITIONED SPACE ENTRY 2'-0"
20'-10" 9'-2" 0 2 4 8 0 2 4 8 3'-10" Kevin L. Crook 12.10.2020 Kevin L. Crook Vincent PLACE 12.10.2020 Architect PORCH Vincent PLACE a-4 Architect klcarch.com JOB #: 20021 JOB #: west Covina, Ca PLAN 3060 Inc 20021
3'-6" a-4 klcarch.com JOB #: 20021 JOB #: west Covina, Ca PLANNING + ARCHITECTUREInc 20021
2'-0" AREA TABULATION PLANNING + ARCHITECTURE CONDITIONED SPACE 20'-10" SECOND FLOOR9'-2" PLAN FIRST FLOOR PLAN
Exhibit 3.3a: Plan 3060 Floor Plan UNCONDITIONED SPACE PLAN 3060 AREANot TABULATION to Scale CONDITIONEDPage 3-4 SPACE | Architectural Design Guidelines Vincent Place Draft Specific Plan
SECOND FLOOR PLAN FIRST FLOOR PLAN 0 2 4 8
UNCONDITIONED SPACE 12.10.2020 Kevin L. Crook Vincent PLACE Architect a-4 klcarch.com JOB #: 20021 JOB #: west Covina, Ca Inc 20021 PLANNING + ARCHITECTURE
0 2 4 8
12.10.2020 Kevin L. Crook Vincent PLACE Architect a-4 klcarch.com JOB #: 20021 JOB #: west Covina, Ca Inc 20021 PLANNING + ARCHITECTURE Motor Court
Private Lane/Street
Santa Barbara - Motor Court Elevation Typical Motor Court Elevation Key Map
Coastal - Motor Court Elevation Farmhouse - Motor Court Elevation
Exhibit 3.3b: Plan 3060 Elevations Vincent PLACE Not 12.10.2020to Scale a-5
west Covina, Ca 20021 February 2021 Architectural Design Guidelines | Page 3-5
Vincent PLACE Vincent12.10.2020 PLACE 12.10.2020 a-6 a-7 20021 west Covina, Ca west Covina, Ca 20021 35'-0" 35'-0"
35'-0" 35'-0" 35'-0" 35'-0"
DINING LOFT/ W.I.C. 7'-8" x 11'-6" DINING LOFT/ 17'-9" L.F. W.I.C. PANTRY OPT. BEDRM.5 M. BEDRM. 7'-8" x 11'-6" 35'-0" 35'-0" 17'-9" L.F. DINING PANTRY LOFT/ W.I.C. 10'-2" x 14'-6"OPT. BEDRM.5 14'-0" x 14'-6"M. BEDRM. GREAT RM. 10'-2" x 14'-6" 14'-0" x 14'-6" 7'-8" x 11'-6" 17'-9" L.F. PANTRY 11'-0" x 16'-5"GREAT RM. OPT. BEDRM.5 M. BEDRM. 11'-0" x 16'-5" KITCHEN 10'-2" x 14'-6" 14'-0" x 14'-6" GREAT RM.KITCHEN 11'-0" x 16'-5" COATS LINEN COATS LINEN KITCHEN
M. BATH HALL COATS M. BATH 20'-0"x20'-0" CLEAR
LINEN 35'-0"
HALL 35'-0" 35'-0" 20'-0"x20'-0" CLEAR 35'-0" 5' 35'-0" 3' 35'-0" 5' 3' BATH 3 DINING 3' BATH 3 LOFT/ W.I.C. 3' 7'-8" x 11'-6" 17'-9" L.F. PANTRY OPT. BEDRM.5 M. BEDRM. BATH 2 M. BATH BATH 2 GARAGE 10'-2" x 14'-6" 14'-0" x 14'-6" HALL GREAT RM. 20'-1" x 20'-1"GARAGE 20'-0"x20'-0" CLEAR 20'-1" x 20'-1" 35'-0" 11'-0" x 16'-5" 35'-0" ENTRY 35'-0" 5' 3' ENTRY BEDRM. 3 KITCHEN BEDRM. 2 12'-0" x 12'-8"BEDRM. 3 12'-6" x11'-10"BEDRM. 2 12'-0" x 12'-8" BATH 3 BEDRM. 4 3' 12'-6" x11'-10" 9'-11" x 10'-1"BEDRM. 4 9'-11" x 10'-1" COATS LAUNDRY LINEN LAUNDRY BATH 2 PORCH GARAGE PORCH 20'-1" x 20'-1" 2'-0" 2'-0"
M. BATH 2'-0" ENTRY 3'-8" 2'-0" HALL 3'-8" 20'-0"x20'-0" CLEAR BEDRM. 3
35'-0" 19'-4" 6'-8" 9'-0" 35'-0" BEDRM. 2 35'-0" 12'-0" x 12'-8" 19'-4" 6'-8" 9'-0" 5' 3' 12'-6" x11'-10" BEDRM. 4 PLAN 3522 9'-11" x 10'-1" AREA TABULATIONPLAN 3522 BATH 3 AREA TABULATION 3' CONDITIONED SPACE LAUNDRY Second Floor First Floor CONDITIONED SPACE SECOND FLOOR PLAN FIRST FLOOR PLAN BATH 2 SECOND FLOOR PLAN PORCH FIRST FLOOR PLAN GARAGE UNCONDITIONED SPACE 20'-1" x 20'-1" UNCONDITIONED SPACE
ENTRY 2'-0" 2'-0" BEDRM. 3 BEDRM. 2 3'-8" 12'-0" x 12'-8" 0 2 4 8 12'-6" x11'-10" BEDRM. 4 0 2 4 8 9'-11" x 10'-1" 19'-4" 6'-8" 9'-0" 12.10.2020 KevinKevin L. Crook L. Crook Vincent PLACE 12.10.2020 Architect LAUNDRY Vincent PLACE PLAN 3522 a-14 Architect 20021 klcarch.com west Covina, Ca a-14 Inc 20021 JOB #: 20021 klcarch.com west Covina, Ca AREA TABULATION PLANNING + ARCHITECTUREInc 20021 JOB #: PORCH PLANNING + ARCHITECTURE CONDITIONED SPACE SECOND FLOOR PLAN FIRST FLOOR PLAN 2'-0" 2'-0" 3'-8" UNCONDITIONED SPACE 19'-4" 6'-8" 9'-0" Exhibit 3.4a: Plan 3522 Floor Plan Not to Scale PLAN 3522 AREA TABULATION CONDITIONEDPage 3-6 SPACE| Architectural Design Guidelines Vincent Place Draft Specific Plan 0 2 4 8 SECOND FLOOR PLAN FIRST FLOOR PLAN 12.10.2020 Kevin L. Crook VincentUNCONDITIONED SPACE PLACE a-14 Architect 20021 klcarch.com west Covina, Ca Inc 20021 JOB #: PLANNING + ARCHITECTURE
0 2 4 8 Vincent PLACE 12.10.2020 Kevin L. Crook a-14 Architect 20021 klcarch.com west Covina, Ca Inc 20021 JOB #: PLANNING + ARCHITECTURE Motor Court
Private Lane/Street
Santa Barbara - Motor Court Elevation Typical Motor Court Elevation Key Map
Coastal - Motor Court Elevation Farmhouse - Motor Court Elevation Exhibit 3.4b: Plan 3522 Elevations Vincent PLACE Not 12.10.2020to Scale a-15 February 2021 west Covina, Ca Architectural Design Guidelines | Page 3-7 20021
Vincent PLACE Vincent12.10.2020 PLACE 12.10.2020 a-16 a-17 20021 west Covina, Ca west Covina, Ca 20021 35'-0" 35'-0" 35'-0" 35'-0" 35'-0" 35'-0"
35'-0" 35'-0"
DINING W.I.C. LOFT/ 11'-6" x 7'-8" M. BEDRM. 17'-9" L.F. OPT. BEDRM.5 PANTRY 35'-0" 14'-6" x 14'-0" 14'-6" x 10'-2" GREAT RM. DINING DINING35'-0" W.I.C. LOFT/ DINING 16'-5" x 11'-0" 11'-6" x 7'-8" W.I.C. LOFT/ W.I.C. LOFT/ 17'-9" L.F. PANTRY 11'-6" x 7'-8" M. BEDRM. OPT. BEDRM.5 11'-6" x 7'-8" 17'-9" L.F. 17'-9" L.F. PANTRY PANTRY KITCHEN M. BEDRM. OPT. BEDRM.5 M. BEDRM. OPT. BEDRM.5 14'-6" x 14'-0" 14'-6" x 10'-2" GREAT RM. 14'-6" x 14'-0" 14'-6" x 10'-2" GREAT RM. 14'-6" x 14'-0" 14'-6" x 10'-2" GREAT RM. 16'-5" x 11'-0" COATS 16'-5" x 11'-0" LINEN 16'-5" x 11'-0" KITCHEN
KITCHEN KITCHEN COATS LINEN M. BATH HALL 20'-0"x20'-0" CLEAR 35'-0" 35'-0" 35'-0" COATS 5' COATS 3' LINEN LINEN M. BATH HALL BATH 3 20'-0"x20'-0" CLEAR 35'-0" 3' 35'-0" 35'-0" DINING 5' 3' W.I.C. LOFT/ BATH 2 11'-6" x 7'-8" BATH 3 17'-9" L.F. PANTRY 3' GARAGE M.M. BEDRM. BATH OPT. BEDRM.5 M. BATH 20'-1" x 20'-1" 14'-6" x 14'-0" HALL 14'-6" x 10'-2" GREAT RM. HALL BATH 2 20'-0"x20'-0" CLEAR 20'-0"x20'-0" CLEAR ENTRY GARAGE 35'-0" 35'-0" 35'-0" 16'-5" x 11'-0" 35'-0" 35'-0" 35'-0" BEDRM. 3 20'-1" x 20'-1" 5' 3' 5' BEDRM. 2 3' 12'-8" x 12'-0" KITCHEN 11'-10" x 12'-6" BEDRM.ENTRY 4 10'-1" x 9'-11" BATH 3 BATHBEDRM. 3 3 3' 3' BEDRM. 2 12'-8" x 12'-0" 11'-10" x 12'-6" LAUNDRY BEDRM. 4 COATS 10'-1" x 9'-11" PORCH BATHLINEN 2 BATH 2 GARAGE LAUNDRY GARAGE 20'-1" x 20'-1" 20'-1" x 20'-1" PORCH 2'-0" 2'-0" 3'-8" M. BATH ENTRY ENTRY HALL 2'-0" 9'-0" 6'-8" 19'-4" 2'-0" BEDRM. 3 20'-0"x20'-0" CLEAR BEDRM. 3 3'-8" 35'-0" BEDRM. 2 35'-0" BEDRM. 2 35'-0" 12'-8" x 12'-0" 12'-8" x 12'-0" 5' 11'-10" x 12'-6" BEDRM.3' 4 11'-10" x 12'-6" BEDRM. 4 9'-0" 6'-8" 19'-4" 10'-1" x 9'-11" 10'-1" x 9'-11" BATH 3 Second Floor First Floor 3' LAUNDRY LAUNDRY SECOND FLOOR PLAN FIRST FLOOR PLAN BATH 2 PORCH PORCH GARAGE SECOND FLOOR PLAN FIRST FLOOR PLAN 20'-1" x 20'-1"
ENTRY 2'-0" 2'-0" 2'-0" 2'-0" BEDRM. 3 0 2 4 8 BEDRM. 2 12'-8" x 12'-0" 3'-8" 3'-8" 11'-10" x 12'-6" BEDRM. 4 12.10.20200 2 4Kevin 8 L. Crook 9'-0"10'-1" x 9'-11" 6'-8" 19'-4" 9'-0" Vincent6'-8" PLACE19'-4" a-24 Architect
west Covina, Ca 20021
12.10.2020 Kevin L. Crook klcarch.com Inc 20021 JOB #: LAUNDRY Vincent PLACE PLANNING + ARCHITECTURE a-24 Architect
PORCH west Covina, Ca 20021 klcarch.com Inc 20021 JOB #: PLANNING + ARCHITECTURE SECOND FLOOR PLAN FIRSTSECOND FLOOR PLAN FLOOR PLAN FIRST FLOOR PLAN 2'-0" 2'-0" 3'-8" Exhibit 3.5a: Plan 3522x Floor Plan 9'-0" 6'-8" 19'-4" Not to Scale Page 3-8 | Architectural Design Guidelines Vincent Place Draft Specific Plan 0 2 4 8 0 2 4 8 SECOND FLOOR PLAN FIRST FLOOR PLAN Vincent PLACE 12.10.2020VincentKevin L. PLACECrook 12.10.2020 Kevin L. Crook a-24 Architect a-24 Architect west Covina, Ca west Covina, Ca20021 20021 klcarch.com klcarch.com Inc 20021 JOB #: Inc 20021 JOB #: PLANNING + ARCHITECTURE PLANNING + ARCHITECTURE
0 2 4 8 Vincent PLACE 12.10.2020 Kevin L. Crook a-24 Architect west Covina, Ca 20021 klcarch.com Inc 20021 JOB #: PLANNING + ARCHITECTURE Motor Court
Santa Barbara - Lane Elevation Santa Barbara - Motor Court Elevation
Private Lane/Street
Typical Motor Court Elevation Key Map
Coastal - Lane Elevation Coastal - Motor Court Elevation
12.10.2020 Vincent PLACE 12.10.2020 Vincent PLACE a-25
west Covina, Ca a-25 20021
west Covina, Ca 20021
Farmhouse - Lane Elevation Farm - Motor Court Elevation Exhibit 3.5b: Plan 3522x Elevations Not to Scale Vincent PLACE 12.10.202012.10.2020 Vincent PLACE a-26
west Covina, Ca a-26 20021 February 2021 west Covina, Ca Architectural20021 Design Guidelines | Page 3-9
Vincent PLACE 12.10.202012.10.2020 Vincent PLACE a-27
west Covina, Ca a-27 20021 west Covina, Ca 20021 43'-0"
34'-0" 4'-0" 38'-0" 5'-0"
43'-0" 43'-0"
34'-0" 34'-0" 4'-0" 4'-0" 38'-0" 38'-0" 5'-0" 5'-0"
43'-0"
34'-0" 4'-0" M. BATH 38'-0" 5'-0" M. BATH M. BATH DINING M. BEDRM. 10'-0" x 13'-2" GREAT RM.
17'-2" x 14'-0" 13'-10"x 14'-0" DINING DINING13'-1" M. BEDRM. M. BEDRM. 10'-0" x 13'-2" 10'-0" xGREAT13'-2" RM. GREAT RM. 13'-1" 13'-1" 14'-4" 17'-2" x 14'-0" 17'-2" x 14'-0" 13'-10"x 14'-0" 13'-10"x 14'-0" 14'-4" 14'-4" 5' 5' 5' KITCHEN KITCHEN KITCHEN
PANTRY PANTRY
W.I.C. W.I.C. PANTRY O.E. O.E. 29'-6" L.F. 29'-6" L.F. LINEN LINEN W.I.C. O.E. 29'-6" L.F. LINEN ENTRY ENTRY
LAU. LAU. 20'-0"x20'-0" CLEAR 20'-0"x20'-0" CLEAR 35'-0" 35'-0" 35'-0" HALL M. BATH HALL 35'-0" PORCH PORCH 11'-1" DINING BEDRM. 2 BEDRM. 2 ENTRY 3' 3' 11'-1" M. BEDRM. 10'-0" x 13'-2" GREAT RM. 10'-8" x 11'-4" 10'-8" x 11'-4" 17'-2" x 14'-0" 13'-10"x 14'-0" 13'-1" 14'-4" LAU. 20'-0"x20'-0" CLEAR BATH 3 BATH 3 35'-0" 5' HALL 35'-0" KITCHEN PORCHCOATS COATS 3' GARAGE GARAGE 11'-1" BEDRM. 2 20'-1" x 20'-2" 20'-1" x 20'-2" 10'-8" x 11'-4" 20'-8" 20'-8"
PANTRY BEDRM. 3 BEDRM.LOFT 3 LOFT BATH 3 10'-8" x 13'-0" 10'-8"9'-4"x 13'-0"x 13'-0" 9'-4" x 13'-0" O.E. COATS BEDRM. 4 BEDRM. 4 W.I.C. BATH 2 BATH 2 14'-6" x 10'-7" 14'-6" x 10'-7" 29'-6" L.F. 10'-10" LINEN GARAGE 10'-10" 20'-1" x 20'-2"
ENTRY 20'-8"
LAU. 20'-0"x20'-0" CLEAR 35'-0" HALL 35'-0" BEDRM. 3 LOFT 10'-8" x 13'-0" 9'-4" x 13'-0" PORCH
11'-1" 38'-0" 38'-0" BEDRM. 4 BEDRM. 2 3' BATH 2 14'-6" x 10'-7" 10'-8" x 11'-4" 38'-0" 38'-0" 5'-0" 5'-0" 10'-10" BATH 3 PLAN 3825 PLAN 3825 COATS Second Floor First Floor AREA TABULATION AREA TABULATION GARAGE CONDITIONED SPACE CONDITIONED SPACE 20'-1" x 20'-2" SECOND FLOORSECOND PLAN FLOOR PLAN FIRST FLOOR PLANFIRST FLOOR PLAN 20'-8" UNCONDITIONED SPACE UNCONDITIONED SPACE BEDRM. 3 LOFT 10'-8" x 13'-0" 9'-4" x 13'-0" 38'-0" BEDRM. 4 BATH 2 14'-6" x 10'-7" 38'-0" 5'-0" 10'-10" 0 2 4 8 0 2 4 8 PLAN 3825 Kevin L. Crook AREA TABULATION12.10.2020 12.10.2020Kevin L. Crook VincentVincent PLACE PLACE Architect Architect CONDITIONED SPACE a-29 a-29 20021 20021 klcarch.com
west Covina, Ca klcarch.com west Covina, Ca 20021 JOB #: Inc 20021 JOB #: Inc SECOND FLOOR PLAN FIRST FLOOR PLAN PLANNING + ARCHITECTUREPLANNING + ARCHITECTURE
38'-0" 38'-0" 5'-0" Exhibit 3.6a: Plan 3825 Floor Plan UNCONDITIONED SPACE Not to Scale PLAN 3825 AREAPage TABULATION 3-10 | Architectural Design Guidelines Vincent Place Draft Specific Plan CONDITIONED SPACE SECOND FLOOR PLAN FIRST FLOOR PLAN 0 2 4 8 12.10.2020 Kevin L. Crook VincentUNCONDITIONED SPACE PLACE a-29 Architect 20021
west Covina, Ca klcarch.com Inc 20021 JOB #: PLANNING + ARCHITECTURE
0 2 4 8 Vincent PLACE 12.10.2020 Kevin L. Crook a-29 Architect 20021
west Covina, Ca klcarch.com Inc 20021 JOB #: PLANNING + ARCHITECTURE Motor Court
Santa Barbara - Lane Elevation Santa Barbara - Motor Court Elevation
Private Lane/Street
Typical Motor Court Elevation Key Map
Coastal - Lane Elevation Coastal - Motor Court Elevation
Vincent PLACE 12.10.2020 Vincent PLACE 12.10.2020 a-30 a-30
west Covina, Ca 20021 west Covina, Ca 20021
Farmhouse - Lane Elevation Farm - Motor Court Elevation Exhibit 3.6b: Plan 3825 Elevations Not to Scale Vincent PLACE 12.10.2020 Vincent PLACE 12.10.2020 a-31 a-31 west Covina, Ca February 2021 20021 westA rchitecturalCovina, Ca Design Guidelines | Page 3-11 20021
Vincent PLACE 12.10.2020 Vincent PLACE 12.10.2020 a-32 a-32
west Covina, Ca 20021 west Covina, Ca 20021 VINCENT PLACE JOB # 20021 WEST COVINA, CA Created 12/5/2019 "B" ELEVATIONS Client Dropped "D" 2/17/2020 SANTA BARBARA SCHEME 4 SCHEME 5 SCHEME 6 Elev & added "A" Client Dropped "A" STUCCO 1572VINCENT PLAC5/8E A 668 1627 JOB # 7/16/202020021 Table 3.1: Detached Residential Color Schemes & Added "E" Elev STUCCO PAINT MATCH*** SW7757 HIGH REFLECTIVEWEST COVINA, WT SW7001 CA MARSHMALLOW SW7038 TONY TAUPE Created 12/5/2019 "B" ELEVATIONS SW6074 SW2806 SW7040 Client Dropped "D" Material and color schemes for detached FASCIA / TRIM STUCCO: 2/17/2020OMEGA SANTA BARBARA SPALDINGSCHEM EGRAY 4 ROOKWOODSCHEM EBROWN 5 SMOKEHOUSESCHEME 6 Elev & added "A" Client Dropped "A" cluster homes will be used to reinforce STUCCO SW60751572 5/8SW2808 A 668 SW70401627 SHERWIN7/16/2020 GARAGE DOOR & AddedPA "E"INT Elev: GARRET GRAY RKWD DARK BROWN SMOKEHOUSE WILLIAMS architectural styles and provide variety STUCCO PAINT MATCH*** SW7757 HIGH REFLECTIVE WT SW7001 MARSHMALLOW SW7038 TONY TAUPE FRONT DOOR / SW9125 SW6236 SW2839 SW6074 SW2806 SW7040 ROOF: EAGLE FASCIASHUTTERS / TRIM OLIVIA OSCURO GRAY'S HARBOR ROYCROFT COPPER RED STUCCO: OMEGA in the streetscape. A minimum of three SPALDING GRAY ROOKWOOD BROWN SMOKEHOUSE SW6061 SW6061 SW6061 GABLE END DETAIL SW6075 SW2808 SW7040 VENEER: SHERWINBORAL GARAGE DOOR TANBARK TANBARK TANBARK PAINT: (3) color schemes per architectural style GARRET GRAY RKWD DARK BROWN SMOKEHOUSE ROOF: LOW PROFILE 1VICS7970 1VICS7970 1VICS7970 WILLIAMS FRONT DOOR / SW9125 SW6236 SW2839 are required. Table 3.1 summarizes "S" VILLA RED CASTLE RED CASTLE RED CASTLE ROOF: EAGLE SHUTTERS OLIVIA OSCURO GRAY'S HARBOR ROYCROFT COPPER RED conceptual color schemes for detached SW6061 SW6061 SW6061 GABLE"C" EL EENDVAT DETAILIONS VENEER: BORAL COASTAL STANBARKCHEME 7 STANBARKCHEME 8 STANBARKCHEME 9 homes, which are illustrated in Exhibits ROOF: LOW PROFILE 1VICS7970 1VICS7970 1VICS7970 3.7a though 3.7b. Alternative color "S"STUCCO VILLA RED1557 CASTLE RED1631 CASTLE RED1539 CASTLE STUCCO PAINT MATCH*** SW7573 EAGLET BEIGE SW6086 - SAND DUNE SW7646 - FIRST STAR "C" ELEVATIONS schemes are permitted subject to SW6151 SW6067 SW9170 SECONDARY STUCCO COASTAL QUIVERSCHEM ETAN 7 SCMOCHAHEME 8 SCACIERHEME 9 administrative approval. SW7551 SW7004 SW7005 STUCCOFASCIA / TRIM 1557 1631 1539 GREEK VILLA SNOWBOUND PURE WHITE STUCCO PAINT MATCH*** SW7573 EAGLET BEIGE SW6086 - SAND DUNE SW7646 - FIRST STAR LAP SIDING / SW9117 SW6088 SW7673 SW6151 SW6067 SW9170 SECONDARYGARAGE DOOR STUCCO URBAN JUNGLE NUTHATCH PEWTER CAST All surface treatments or materials shall FRONT DOOR / QUIVERSW7745 TAN MOCHASW2837 SW7069ACIER SW7551 SW7004 SW7005 FASCIASHUTTERS / TRIM MUDDLED BASIL AURORA BROWN IRON ORE be designed to appear as an integral part ROOF: FLAT COUNTRY GREEK1FECY4070 VILLA SNOWBOUND 1FECY4070 PURE 1FECY4070 WHITE LAPSLATE SIDING / SEA PEARLSW9117 BLEND SEA PEARLSW6088 BLEND SEA PEARLSW7673 BLEND of the design, and not merely applied. GARAGE DOOR URBAN JUNGLE NUTHATCH PEWTER CAST All materials and colors shall wrap FRONT"E" ELE DOORVATIO / NS SW7745 SW2837 SW7069 SHUTTERS MUDDLED BASIL AURORA BROWN IRON ORE FARMHOUSE SCHEME 13 SCHEME 14 SCHEME 15 architectural elements and terminate at ROOF: FLAT COUNTRY 1FECY4070 1FECY4070 1FECY4070 SLATESTUCCO SEA PEARL1577 BLEND SEA PEARL1502 BLEND SEA PEARL1527 BLEND inside corners. STUCCO PAINT MATCH*** SW7052 - GRAY AREA SW7571 - CASA BLANCA SW7037 - BALANCED BEIGE "E" ELEVATIONS SW7053 SW6150 SW7514 SECONDARY STUCCO FARMHOUSE ADAPTIVESCHEM ESHADE 13 UNIVERSALSCHEME KHAKI14 SFOOTHILLSCHEME 15 STUCCOBOARD & BATTEN SW70441577 SW9117 1502 SW75171527 SIDING AMAZING GRAY URBAN JUNGLE CHINA DOLL STUCCO PAINT MATCH*** SW7052 - GRAY AREA SW7571 - CASA BLANCA SW7037 - BALANCED BEIGE FASCIA / TRIM / SW7042 SW7105 SW7028 SW7053 SW6150 SW7514 SECONDARYGARAGE DOOR STUCCO SOJI WHITE PAPERWHITE INCREDIBLE WHITE ADAPTIVESW7047 SHADE UNIVERSAL SW7054 KHAKI FOOTHILLSSW7515 FRONT DOOR BOARD & BATTEN PORPOISESW7044 SUITABLE SW9117 BROWN HOMESTEAD SW7517 BROWN SIDING AMAZINGSW7645 GRAY URBANSW7061 JUNGLE CHINASW6237 DOLL SHUTTERS FASCIA / TRIM / THUNDERSW7042 GRAY NIGHTSW7105 OWL DARKSW7028 NIGHT GARAGE DOOR SOJI1FBCJ0300 WHITE PAPERWHITE1FBCJ0300 INCREDIBLE 1FBCJ0300 WHITE ROOF: FLAT SHAKE SW7047 SW7054 SW7515 FRONT DOOR BRONZE PEARL BLD BRONZE PEARL BLD BRONZE PEARL BLD PORPOISE SUITABLE BROWN HOMESTEAD BROWN SW7645 SW7061 SW6237 SHUTTERSALL FLASHING, GUTTERS, DOWNSPOUTS ETC. TO BE PAINTED TO MATCH ADJACENT SURFACE. ALL PAINT BREAKS TO BE CUT AT INSIDE CORNERS. THUNDER GRAY NIGHT OWL DARK NIGHT ** FOR PHOTOSHOP & RENDERING PURPOSES ONLY, DO NOT USE IN THE FIELD 1FBCJ0300 1FBCJ0300 1FBCJ0300 ROOF: FLAT SHAKE TODAS LAS TAPAJUNTAS, CAñALERAS, CAñALONES,BRONZE PEARL ETC.SERAN BLD PINTADOSBRONZE PARA IGU PEARLALAR A LABLD SUPERFICIEBRONZE DE JUNTO PEARL BLD
TODAS LAS RESTAURAS DE PINTURA SE CORTARAN EN LAS ESQUINAS INTERIORES ALL**SOLO FLASHING, PARA FINES GUTTERS, DE PHOTOSHOP DOWNSPOUTS Y REPRESENTACIONES, ETC. TO BE PAINTED NO TO USARMATC ENH ADJACENT EL CAMPO SURFACE. ALL PAINT BREAKS TO BE CUT AT INSIDE CORNERS. ** FOR PHOTOSHOP & RENDERING PURPOSES ONLY, DO NOT USE IN THE FIELD
TODAS LAS TAPAJUNTAS, CAñALERAS, CAñALONES, ETC.SERAN PINTADOSWritten PARA IGUAL AColorR A LA SUPERFICIE Schemes DE JUNTO TODAS LAS RESTAURAS DE PINTURA SE CORTARAN EN LAS ESQUINAS INTERIORES **SOLO PARA FINES DE PHOTOSHOP Y REPRESENTACIONES, NO USAR EN EL CAMPO Vincent PLACE 12.10.2020 Written Color Schemes a-34
west Covina, Ca 20021 Page 3-12 | Architectural Design Guidelines Vincent Place Draft Specific Plan Vincent PLACE 12.10.2020 a-34
west Covina, Ca 20021 SANTA BARBARA SANTA BARBARA SANTA BARBARA SCHEME #4 SCHEME #5 SCHEME #6 ROOF ROOF ROOF STUCCO BODY STUCCO BODY STUCCO BODY STUCCO
LIGHTING LIGHTING LIGHTING SHUTTERS SHUTTERS SHUTTERS FASCIA / TRIM FASCIA / TRIM FASCIA / TRIM FASCIA FRONT DOOR / FRONT DOOR / FRONT DOOR / GARAGE DOOR GARAGE DOOR GARAGE DOOR GARAGE GABLE END DETAIL GABLE END DETAIL GABLE END DETAIL
JOB #20021 VINCENT PLACE JOB #20021 VINCENT PLACE JOB #20021 VINCENT PLACE DEC. 07, 2020 WEST COVINA, CA DEC. 07, 2020 WEST COVINA, CA DEC. 07, 2020 WEST COVINA, CA
*COLORS MAY VARY DUE TO SCREEN AND PRINTER CALIBRATION. Color Boards - “B” Santa Barbara REFER TO PAINT CHIPS AND MATERIALS BOARDS FOR ACTUAL COLORS.
Vincent PLACEExhibit 3.7a: Santa Barbara Color12.10.2020 & Material Schemes a-35 west Covina, Ca Not to Scale20021 February 2021 Architectural Design Guidelines | Page 3-13 COASTAL COASTAL COASTAL SCHEME #7 SCHEME #8 SCHEME #9 ROOF ROOF ROOF STUCCO BODY STUCCO BODY STUCCO BODY STUCCO
LIGHTING LIGHTING LIGHTING STUCCO STUCCO STUCCO SHUTTERS SHUTTERS SHUTTERS SECONDARY SECONDARY SECONDARY SECONDARY LAP SIDING / LAP SIDING / LAP SIDING / LAP SIDING / FASCIA / TRIM FASCIA / TRIM FASCIA / TRIM FASCIA FRONT DOOR / FRONT DOOR / FRONT DOOR / GARAGE DOOR GARAGE DOOR GARAGE DOOR GARAGE
JOB #20021 VINCENT PLACE JOB #20021 VINCENT PLACE JOB #20021 VINCENT PLACE DEC. 07, 2020 WEST COVINA, CA DEC. 07, 2020 WEST COVINA, CA DEC. 07, 2020 WEST COVINA, CA
*COLORS MAY VARY DUE TO SCREEN AND PRINTER CALIBRATION. Color Boards - “C” Coastal REFER TO PAINT CHIPS AND MATERIALS BOARDS FOR ACTUAL COLORS.
Exhibit 3.7b: Coastal Color & Material SchemesVincent PLACE 12.10.2020 a-36 Not to Scale west Covina, Ca 20021 Page 3-14 | Architectural Design Guidelines Vincent Place Draft Specific Plan FARMHOUSE FARMHOUSE FARMHOUSE SCHEME #13 SCHEME #14 SCHEME #15 ROOF ROOF ROOF STUCCO BODY STUCCO BODY STUCCO BODY STUCCO
LIGHTING LIGHTING LIGHTING SIDING SIDING SIDING STUCCO STUCCO STUCCO SHUTTERS SHUTTERS SHUTTERS SECONDARY SECONDARY SECONDARY SECONDARY FRONT DOOR FRONT DOOR FRONT DOOR GARAGE DOOR GARAGE DOOR GARAGE GARAGE DOOR GARAGE FASCIA / TRIM FASCIA / TRIM FASCIA FASCIA / TRIM FASCIA BOARD & BATTEN & BATTEN BOARD & BATTEN BOARD & BATTEN BOARD
JOB #20021 VINCENT PLACE JOB #20021 VINCENT PLACE JOB #20021 VINCENT PLACE DEC. 07, 2020 WEST COVINA, CA DEC. 07, 2020 WEST COVINA, CA DEC. 07, 2020 WEST COVINA, CA
*COLORS MAY VARY DUE TO SCREEN AND PRINTER CALIBRATION. Color Boards - “E” Farmhouse REFER TO PAINT CHIPS AND MATERIALS BOARDS FOR ACTUAL COLORS.
Vincent PLACEExhibit 3.7c: Farmhouse Color 12.10.2020& Material Schemes a-37 west Covina, Ca Not to Scale 20021 February 2021 Architectural Design Guidelines | Page 3-15 3.4 Attached Residential Attached residential homes shall be The Contemporary Eclectic architectural designed to engage Vincent Avenue and style used for attached residential create a more urban streetscape. This shall buildings combines traditional design The following provides design guidance be achieved as follows: features with contemporary design that is specific to the Attached Residential features as illustrated in Exhibits 3.10 uses. The intent is to provide specialized • Orient buildings to create a semi- through 3.12. Other transitional styles requirements that specifically address the continuous street wall that defines are also permitted, subject to review and adjacencies to Vincent Avenue. the edges of the corridor as illustrated approval of the planning commission. in Exhibit 3.9: Attached Townhome Vincent Avenue is a busy street with Conceptual Plotting Plan. Within the community, buildings should residential and commercial uses along its be oriented toward internal streets and opposite edge. This corridor provides a • Design homes to provide a front door common open space areas. Front patios connection between existing single-family presence along Vincent Avenue with may be included, where appropriate, to neighborhoods located north and west enhanced entries that engage the provide additional private open space of the specific plan area to multi-family sidewalk and provide pedestrian scale areas and create a transition between uses, retail, downtown, and Interstate-10 as illustrated Exhibit 3.8: Vincent private and common areas. Buildings located east and south of the specific plan Avenue Streetscene. may be plotted in both standard and area. As such, this segment of Vincent mirrored, i.e. reversed, orientations to Avenue is a transitional zone from provide diversity. suburban to urban and the architectural design should reflect this transition.
Exhibit 3.8: Vincent Avenue Streetscene Not to Scale Page 3-16 | Architectural Design Guidelines Vincent Place Draft Specific Plan Vincent PLACE 12.10.2020 a-2
west Covina, Ca 20021 Legend
Townhomes = 72 Homes
(6-Plex)
Building 601
(10-Plex)
Building 1001 Building 1001 (10-Plex)
(6-Plex)
Building 601
Building 1001 Building 601 (10-Plex) (6-Plex)
Building 602 Building 601 (6-Plex) (6-Plex)
Building 602 Building 601 (6-Plex) (6-Plex)
For conceptual purposes only. Site Plan may vary at Final provided it is in substantial conformance with the specific plan. Please refer to Chapter 6. Exhibit 3.9: Attached Townhome Conceptual Plotting Plan Not to Scale February 2021 Architectural Design Guidelines | Page 3-17 Vincent PLACE 12.10.2020 a-39
west Covina, Ca 20021
Exhibit 3.10a: Building 601 (6-Plex) First Floor Plan Not to Scale Page 3-18 | Architectural Design Guidelines Vincent Place Draft Specific Plan Vincent PLACE 12.10.2020 a-40
west Covina, Ca 20021
Exhibit 3.10b: Building 601 (6-Plex) Second Floor Plan Not to Scale February 2021 Architectural Design Guidelines | Page 3-19 Vincent PLACE 12.10.2020 a-41 Exhibit 3.10c: Building 601 (6-Plex) Third Floor Plan west Covina, Ca 20021 Not to Scale Page 3-20 | Architectural Design Guidelines Vincent Place Draft Specific Plan Vincent PLACE 12.10.2020 Vincent PLACE 12.10.2020 a-42 a-43 20021 west Covina, Ca west Covina, Ca 20021 Exhibit 3.10d: Building 601 (6-Plex) Elevations Not to Scale February 2021 Architectural Design Guidelines | Page 3-21 Vincent PLACE 12.10.2020 a-51
west Covina, Ca 20021
Exhibit 3.11a: Building 602 (6-Plex) First Floor Plan Not to Scale Page 3-22 | Architectural Design Guidelines Vincent Place Draft Specific Plan Vincent PLACE 12.10.2020 a-52
west Covina, Ca 20021
Exhibit 3.11b: Building 602 (6-Plex) Second Floor Plan Not to Scale February 2021 Architectural Design Guidelines | Page 3-23