Chapter 18.508 — SPECIFIC PLAN NO. 6

Editor's Note: Exhibits and appendices relating to Specific Plan No. 6 are located at the end of this chapter.

Specific Plan No. 6 applies to the area located south of Covina Boulevard, east of the 210 Freeway, and north of Walnut Creek. The parcel consists of 43.1± acres, legally described as shown in Exhibit A attached to this chapter . (Ord. 676 § 1 (1), 1979)

The site is predominantly level land with some steep slope areas leading into Walnut Creek. The site is unique because of its visibility from surrounding areas and views of Walnut Creek and Bonelli Park. The site can be viewed from the:

• A. West—210 Freeway. The freeway is elevated and the entire site is visible when heading north descending from the San Jose hills. The south portions of the site are particularly visible when exiting at the Covina Boulevard off-ramp which ranges from twenty to zero feet above the parcel.

• B. South—Southerly of Walnut Creek. South facing portions of the parcel are visible from San Dimas Avenue when looking north.

• C. East—Across Walnut Creek. The La Cuesta Encantata condominiums are at the same elevation as the subject property and view the site.

• D. North. People travelling on Covina Boulevard can view the site when looking southerly. When looking south from the subject property, there is a particularly scenic view of Walnut Creek and natural picnic areas of Frank G. Bonelli Regional County Park.

• (Ord. 676 § 1 (2), 1979)

The purpose of Specific Plan No. 6 is to provide for the classification and development of parcels of land as coordinated, comprehensive projects so as to take advantage of the superior environment which will result from large scale community planning and provide for the highest and best use of the land. The regulations established by Specific Plan No. 6 are intended to allow a diversity of uses and development standards created specifically for the project area while ensuring substantial compliance with the spirit, intent and provisions of this code. Although it is customary to establish minimum area and lot dimensions for developable sites, the planning commission and city council desire to provide for the maximum creativity in the development of property. This chapter recognizes that parcels will be created and thereafter developed. However, the city council, upon recommendation from the planning commission, reserves the right to determine the minimum parcel size, area and lot dimensions and no parcel shall be created except as approved by the city council upon recommendation from the planning commission. The city council, upon recommendation from the planning commission, reserves the right to impose any conditions upon the parcel map which are required or necessary to carry out the purpose and intent of this chapter. Alternative development standards have been incorporated in this specific plan in return for development sensitivity to protect the significant unique features of the site, and increased amenities to serve the inhabitants of this and surrounding community areas.

(Ord. 676 § 1 (3), 1979)

• A. Unless otherwise specified, all development within Specific Plan No. 6 shall comply with this code. Terms used in this chapter shall have the same meaning as defined elsewhere in this code unless otherwise defined in this chapter.

• B. All references in this chapter relate to other portions of the municipal code as currently written unless expressly provided to the contrary. In the event that any condition or term set out in this chapter is declared illegal or unenforceable, the other terms and conditions shall remain in full force and effect to the full extent permitted by law.

• C. The specific plan is an instrument for guiding, coordinating, and regulating the development of property within the area designated on the area map (in this chapter, "area map") attached to this specific plan and incorporated in this chapter as Exhibit A. The plan replaces the usual

zoning regulations. It is a "specific plan" as authorized in Article 8 of Chapter 3 of the state Planning and Zoning Law. The plan is consistent with and carries out the projections of the general plan of the city.

(Ord. 676 § 1 (4), 1979)

Before any building or structure is erected on any lot, a development plan shall be submitted for review to and be approved by the planning commission and city council pursuant to the provisions of Chapter 18.12 of this title.

(Ord. 676 § 1 (7), 1979)

When a building is constructed for a permitted use, no further additional subdividing of the building for additional uses shall be authorized for permitted without the approval of the city council upon recommendation from the planning commission.

(Ord. 676 § 1 (8), 1979)

Buildings, structures and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the permitted and conditional uses described in each area. Conditional uses shall be filed pursuant to Chapter 18.200 of this title. [Article 1.5, Chapter 5]. All uses shall be subject to the property development standards in Sections 18.508.120 through 18.508.130 and 18.508.140 of this chapter and shall be located only where designated on the specific plan map exhibit. All uses and storage shall be conducted within a totally enclosed building. (Ord. 676 § 1 (5), 1979)

Purpose. To provide for the aesthetically pleasing development of industrial buildings to house uses which include fabrication, manufacturing, assembly or processing of materials that are in already processed form, wholesaling and warehousing.

• A. Permitted Uses. Permitted uses in the I-P zone are as follows:

  1. Box lunch and/or catering services;

  2. Cartography;

  3. Electro-mechanical and electronic product manufacturing;

  4. Fabrication and design of components, metallurgical products;

  5. Janitorial equipment and services, wholesale and/or retail;

  6. Machine shops;

  7. Mail order houses, including warehousing;

  8. Manufacturing, compounding, processing, packaging or treatment of products such as:

     • a. Alcoholic beverages,

  • b. Bakery goods,

  • c. Candy,

  • d. Cosmetics,

  • e. Dairy products,

  • f. Drugs,

  • g. Food products (excluding sauerkraut, vinegar, yeast and rendering of fats and oils),

  • h. Perfumes,

  • i. Toiletries;

9. Manufacturing, compounding, assembly or treatment of articles or merchandise from the following previously prepared materials:

   • a. Bone,

   • b. Canvas,

   • c. Cellophane,

   • d. Cloth,

   • e. Cork,

   • f. Feathers,

   • g. Felt,

   • h. Fur,

   • i. Glass,

   • j. Hair,

   • k. Horns,

   • l. Leather,

   • m. Metals,

   • n. Paints not employing a boiling process,

   • o. Paper,

   • p. Plasters,

   • q. Precious and semiprecious stones and metals,

   • r. Rubber and metal stamps,

   • s. Shells,

   • t. Shoes,

   • u. Textiles,

   • v. Tobacco,

   • w. Wood,

x. Yarns;

10. Optical products;

11. Paint shops (excluding manufacturing of paint and painting of motor vehicles);

12. Pharmaceutical research and/or processing;

13. Printing services—wholesale and/or retail;

14. Processing, including:

  - a. Blueprinting or photocopying, 

  - b. Creameries, 

  - c. Dry cleaning and dying plants, 

  - d. Laboratories, 

  - e. Laundries; 

15. Stained glass assembly;

16. Upholstery;

17. Wholesaling and warehousing;

18. Research and development laboratories;

19. Bookbinding, lithography, photograving;

20. Precision machine shops for prototype production;

21. Assembly and fabrication of products which are the result of research and development conducted on premises;

22. Communication equipment buildings, motion picture processing, radio and television broadcasting studios, recording studios;

23. Residential uses for plant security personnel;

24. Furniture and household goods, transfer and storage;

25. Vitamin processing.

• B. Accessory Uses. Accessory uses in the I-P zone are as follows: permitted as accessory functions to permitted uses only:

  1. Administrative, professional, medical, business offices;

  2. Auditoriums;

  3. Cafeterias;

  4. Restaurants;

  5. Accessory massage permitted with the following primary businesses: medical doctor's office and similar uses.

• C. Conditional Uses.

1. Animal hospital and/or animal research;

   2. Chemical laboratories, compounding of chemicals;

2. Decorative metal ironworks;

3. Heliport;

4. Plastics and synthetics;

5. Tasting rooms providing on-site alcoholic beverage tastings and the sale of alcoholic beverages for off-site consumption provided that the alcoholic beverage is produced on the premises. Tasting rooms may include other ancillary activities to the tastings such as food trucks and live entertainment, provided that all uses are secondary and incidental to the manufacturing component and that, prior to their commencement, a site plan approval by the planning division is obtained for any outdoor activities and a live entertainment permit from the license and permit hearing board is obtained for any live entertainment. Parking for such uses shall comply with the provisions of Chapter 18.156 or the business owner shall be required to demonstrate that the hours of the tasting room will not conflict with the other businesses on site to the satisfaction of the planning commission.

6. Outdoor uses incidental to and directly related to those uses permitted in Section 18.508.080(A) of this section.

7. Administrative, professional, medical and business offices.

8. Cafeterias, cafés, restaurants, auditoriums or recreational facilities.

9. Glass edging, leveling and silvering, in connection with the sale of mirrors. (Ord. 676 § 1 (5 (A)), 1979; Ord. 811 §§ 1, 2, 1984; Ord. 1085 § 13, 1998; Ord. 1185 § 17, 2008; Ord. 1244 § 1, 2016; Ord. 1324, 6/10/2025)

Purpose. The purpose of Area 2 is to provide for the low-intensity development of buildings for administrative and professional offices in a landscaped, aesthetically pleasing, park-like setting taking advantage of existing natural scenic views.

• A. Permitted Uses. Permitted uses in Area 2 are as follows:

  1. Accounting;

  2. Administrative offices;

  3. Architectural services;

  4. Art gallery;

  5. Artist or photographer's studio;

  6. Business and management consulting;

  7. Data processing;

  8. Engineering services and consultants;

  9. General research, not involving manufacturing, processing, fabrication, or sale of products;

  10. Insurance brokers, agents and adjusters;

  11. Land planning services and consulting;

  12. Law offices;

  13. Medical, dental and biological laboratories;

14. Notary public;

15. Office supplies—wholesale and retail;

16. Real estate broker;

17. Public uses, including:

  - a. Government offices, 

  - b. Library, 

  - c. Museum, 

  - d. Post office, 

  - e. Public utility customer service office; 

18. Accessory massage permitted with the following primary businesses: medical doctor's office and similar uses.

• B. Conditional Uses. Conditional uses in Area 2 shall be as follows:

  1. Coffee shop or restaurant;

  2. Educational institution;

  3. Mortuary;

  4. Private club.

(Ord. 676 § 1 (5 (B)), 1979; Ord. 1085 § 13, 1998; Ord. 1185 § 18, 2008)

Purpose. The purpose of the I-P Industrial Park zone is to provide a district which will assure an environment conducive to research and development, fabrication and assembly, research institutions and administrative facilities as well-designed and properly landscaped.

• A. Permitted Uses. Permitted uses shall be all uses listed as permitted or accessory uses in Area 1.

• B. Conditional Uses. Conditional uses shall be all uses listed as conditional uses in Area 1. (Ord. 811 § 3, 1984)

Purpose. The purpose of the I-P Industrial Park zone is to provide a district which will assure an environment conducive to research and development, fabrication and assembly, research institutions and administrative facilities as well designed and properly landscaped.

• A. Permitted Uses. Permitted uses shall be all uses listed as permitted or accessory uses in Area 1.

• B. Conditional Uses. Conditional uses shall be all uses listed as conditional uses in Area 1. (Ord. 811 § 4, 1984)

• A. Parcels may be established with a lot area and minimum dimension as approved by the city council upon recommendation from the planning commission, through the parcel map review procedure.

• B. Building Height. Maximum Height of any structure shall not exceed thirty-five feet above ground level unless approved by a conditional use permit.

• C. Building Type. Buildings shall be of tilt-up concrete or decorative masonry.

• D. Ground Coverage. Maximum ground coverage on any parcel, by buildings or structures shall not exceed fifty percent of the gross lot area.

• E. Yards.

  1. Covina Boulevard.

     • a. Minimum building setback, thirty-five feet;

     • b. Minimum landscaped setback, twenty-five feet.

  2. Interior Street.

     • a. Minimum building setback, as approved on specific plan;

     • b. Minimum landscaped setback, fifteen feet.

  3. Side. A minimum five-foot wide landscaped area shall be provided adjacent to the side building walls except south and east elevations of buildings on certain lots.

  4. Rear. No requirements.

  5. Buffer. Buffer and screening landscaping shall be provided along the entire top of slope of the property, and along the west boundary.

• F. Signs.

  1. Identification signs may be provided for the entire complex subject to the following conditions:

     • a. Such sign shall not exceed one hundred fifty square feet per face;

     • b. Such sign or signs may be located at each major entrance and shall not exceed six feet in overall height;

  2. Individual business identification signs may be provided subject to the following conditions:

     • a. One sign may be provided flush mounted to the building wall, no part of which shall extend above the highest part of the wall to which it is affixed;

     • b. No sign shall exceed two square feet of sign in area for each lineal foot of building frontage and shall not exceed one hundred fifty square feet;

     • c. Signs shall be of sandblasted wood-type material only.

• G. Utilities.

  1. All utilities shall be underground;

  2. Gas and electric meter locations shall be determined in preliminary design phases to minimize intrusion of meters into architectural design of the building;

  3. Major electrical transformer locations shall be determined in preliminary design phases to minimize intrusion into project design.

H. Lighting.

1. Design and fixture type shall be submitted for review by the planning division, unless associated with a development plan, at which it shall be subject to the review authority pursuant to Chapter 18.12 of this title.

• I. Trash Storage.

  1. Location and quantity of trash storage areas shall be subject to review by the planning division unless associated with a development plan, at which it shall be subject to the review authority pursuant to Chapter 18.12 of this title;

• J. Landscaping.

1. Landscaping shall be installed pursuant to a landscape and sprinkler plan submitted for review by the planning division, unless associated with a development plan, at which it shall be subject to the review authority review body pursuant to Chapter 18.12 of this title;

• K. Mechanical Equipment.

  1. Roof-mounted mechanical equipment is subject to review by the planning division unless associated with a development plan, at which it shall be subject to the review authority pursuant to Chapter 18.12 of this title. Roof-mounted equipment may be prohibited in visually sensitive areas.

  2. All ground-mounted mechanical and electrical equipment shall be screened from view by fencing and/or landscaping compatible to the building architecture. Screening is subject to review and approval by the review authority pursuant to Chapter 18.12 of this title prior to installation.

• L. Performance Standards. The requirements of Section 18.128.120 (A) through (G) of this title shall apply.

• M. Outdoor Storage. Outdoor or overnight storage is expressly prohibited; including, but not limited to, any materials, equipment, pallets or similar items.

• N. Reciprocal Parking Easements. Reciprocal access, maintenance and parking easements may be required of the developer satisfactory to the director of planning and city attorney where appropriate due to site design considerations.

• (Ord. 676 § 1 (6 (A)), 1979; Ord. 908 § 7 (A), 1989; Ord. 996 § 4, 1993; Ord. 1324, 6/10/2025)

• A. Parcels may be established with a lot area and minimum dimension as approved by the city council upon recommendation from the planning commission, through the parcel map review procedure.

• B. Building Height. Maximum building height of any structure shall not exceed thirty feet above grade level unless approved by conditional use permit.

• C. Building Type. Tilt-up concrete, brick, decorative block, and all other types must be submitted for review and approval by the review authority pursuant to Chapter 18.12 of this title. Metal buildings are prohibited.

• D. Ground Coverage. Maximum ground coverage on any parcel by buildings and structures shall not exceed thirty-five percent of the gross lot area.

• E. Yards. Development standards for yards are as follows:

  1. Front, fifteen feet;

  2. Side, a minimum five-foot wide landscaped area shall be provided adjacent to the side building walls;

  3. Rear, no requirement.

• F. Reciprocal Parking Easement. Reciprocal access, maintenance and parking easements may be required of the developer satisfactory to the director of planning and city attorney where appropriate due to site design considerations.

• G. Signs. Sign requirements are the same as contained in Section 18.508.120 (F) of this chapter.

• H. Utilities. Utility requirements are the same as contained in Section 18.508.120 (G) of this chapter.

• I. Lighting. Lighting requirements are the same as contained in Section 18.508.120 (H) of this chapter.

• J. Trash Storage. Trash storage requirements are the same as contained in Section 18.508.120 (I) of this chapter.

• K. Landscaping. Landscaping requirements are the same as contained in Section 18.508.120 (J) of this chapter.

• L. Mechanical Equipment. Mechanical equipment requirements are the same as contained in Section 18.508.120 (K) of this chapter.

• M. Outdoor Storage. Outdoor storage requirements are the same as contained in Section 18.508.120 (M) of this chapter.

• (Ord. 676 § 1 (6 (B)), 1979; Ord. 908 § 7 (B), 1989; Ord. 996 § 4, 1993; Ord. 1324, 6/10/2025)

All commercial development in Area 3 shall comply with all development standards of the C-N zone, Section 18.96.050 of this title.

Reciprocal access, maintenance and parking easements may be required of the developer satisfactory to the director of planning and city attorney where appropriate due to site design considerations.

Exhibit A

Beginning at a point at the intersection of the easterly right-of-way line of the 210 Freeway and the southerly right-of-way line of Covina Boulevard; thence, easterly along said southerly right-of-way line of Covina Boulevard 456.36 feet; thence, northeasterly along said southerly right-of-way line of Covina Boulevard 322.02 feet; thence, easterly along said southerly right-of-way line of Covina Boulevard 1131.27 feet; thence, southerly 630 feet; thence, westerly 538.5 feet; thence S 13° 50′ W 100 feet; thence, S 48° 15′ W 129 feet; thence, S 57° 45′ W 115 feet; thence, N 61° 29′ W 376 feet; thence, S 87° 38′ W 235 feet; thence, southerly 171.12 feet; thence, N 84° 56′ W 91.5 feet; thence, S 46° 54′ W 245.40 feet; thence, S 29° 40′ W 96.00 feet; thence S 17° 37′ W 280.20 feet; thence, S 42° 12′ W 173.80 feet; thence, N 82° 27′ W 87.86 feet; thence, N 16° 44′ 25″ E 36.17 feet; thence, N 62° 45′ 32" W 288.88 feet; thence, N 4° 16′ 05″ E 288.05 feet; thence, N 7° 53′ 26″ E 242.21; thence, N 18° 53′ 22″ E 136.50 feet; thence, N 38° 20′ 42″ E 457.24 feet; thence, N 0° 16′ 25″ W 368.09 feet to the Point of Beginning.

SPECIFIC PLAN NO. 6

==> picture [462 x 301] intentionally omitted <==

• (Ord. 676 § 1 (6 (C)), 1979)