The City's Development Code establishes a Planning Commission Subcommittee for Design Review of certain improvements to single-family residences. The provisions were adopted as part of the City's 2024 Development Code Update.

The purpose of the design review process, pursuant to WCMC Section 26-277, is to “ensure quality development, promote orderly development of the City, conserve property values, preserve the architectural character of an area, and to promote harmonious design that is complimentary to adjacent properties.”

The Development Code establishes a two-member Planning Commission Subcommittee, with an alternate member, to conduct the required design review. The Subcommittee meets in an open meeting and is authorized to approve, conditionally approve, forward an application to the Planning Commission, or disapprove an application.

The code identifies specific categories of single-family residential improvements that require Subcommittee review before a building permit may be issued.

EXISTING CODE REQUIREMENTS

The West Covina Municipal Code (WCMC) Section 26-280 states that no building permit shall be issued for specified improvements to a single-family residence prior to Subcommittee review. 

These include:

1. New construction of single-family residences;
2. Structural additions or modifications on the front elevation of a residence;
3. New second-story additions to one-story residences;
4. New second-story additions to two-story houses;
5. New balconies; and
6. Any modifications that are readily visible from a public right-of-way.

The first five categories identify a specific type of improvements that are subject to design review. The sixth provision, however, is substantially broader because it applies to any modification that is readily visible from a public right-of-way. 

The text does not establish a minimum threshold for the type, size, or visual significance of a modification that is subject to review.  Appling the provision literally, a broad range of exterior modifications could potentially require Subcommittee review, if that modification is readily visible from a public right-of-way.

For example, depending upon the circumstances, the provision could encompass:

• Removal, relocation, or addition of windows or doors;
• Replacement of a windows - different size or configuration;
• Relocation of the primary entrance;
• Modification or removal of a front porch;
• Construction or modification of a covered porch;
• Changes to an attached garage door;
• Changes to exterior architectural elements;
• Modification of exterior walls;
• Changes to roof features that are visible from the street, including changes in material (e.g. clay tile replaced with asphalt shingles);
• Changes to exterior materials or architectural details, such as removing stone veneer, wood siding, installing stucco along entire façade; and
• Other exterior alterations that can be readily observed from the public right-of-way.

Some of these modifications may have a relatively minor visual impact, while others may substantially alter the architectural character or appearance of a residence. The Development Code, however, does not currently distinguish between minor and substantial visible modifications.

The Development Code establishes the criteria by which the Subcommittee is required to consider when reviewing an application. The focus is primarily on the relationship of the proposed improvements to the existing residence and surrounding neighborhood, including architectural compatibility, building articulation, roof design, scale and mass and material and colors. 

These criteria are generally oriented toward evaluating the overall architectural character, massing, articulation, materials, and compatibility of a project.

Accordingly, the Commission may wish to consider whether every modification visible from the public right-of-way warrants the same level of review, or whether certain minor modifications should be excluded or administratively approved when they do not materially affect the architectural character of the residence. It should be noted that the Master Fee Schedule provides two fee structures for Design Review; one fee is for design review “Addition of Floor Area (Subcommittee Review)”, and the second, lower cost fee is for “Non-Floor Area Revisions (Staff Approved).”

OPTIONS FOR CONSIDERATION

Option 1 – Apply the Existing Code Broadly

Staff would interpret WCMC Section 26-280(a)(6) as written and refer any exterior modification that is readily visible from a public right-of-way to the Design Review Subcommittee.

This would allow the Subcommittee to review modifications such as changes to windows, doors, entrances, porches, roof material, and other visible architectural features.

Option 2 – Establish a Threshold for “Readily Visible” Modifications

Staff would develop administrative guidelines identifying modifications that are considered sufficiently significant to warrant Subcommittee review.

For example, review could be required for visible modifications that alter the architectural character, proportions, massing, primary façade, or principal architectural features of a residence.

Option 3 – Establish List of Staff Approvals

A third approach would be to continue applying Section 26-280(a)(6) broadly but establish a clear list of what staff can approve, including work that is visible from the public right-of-way, but does not materially affect the architectural character of the residence.
 

Staff recommends that the Planning Commission:

1. Receive and file this report regarding the existing requirements of West Covina Municipal Code (WCMC) Sections 26-277 through 26-285 governing Planning Commission Subcommittee Design Review for single-family residences; and
2. Discuss and provide direction to staff regarding the scope of Subcommittee review under WCMC Section 26-280(a)(6), including whether exterior modifications that are readily visible from a public right-of-way are intended to be subject to Subcommittee review, and whether staff should develop supplemental design review guidelines or administrative procedures to clarify the types of modifications requiring review.