Ordinance - 1102ORDINANCE NO. 1102
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA REPEALING PART 6 OF CHAPTER 2 OF ARTICLE
IX OF THE WEST COVINA MUNICIPAL CODE, AMENDING SECTION
9201 THEREOF AND ADDING PART 6 OF CHAPTER 2 OF ARTICLE
IX THERETO, RELATING TO THE MEDIUM DENSITY MULTIPLE
FAMILY ZONE. (Amendment No. 100)
The City Council of the City of Wiest Covina does ordain as
follows:
SECTION 1. Section 9201 of the West Covina Municipal Code is
amended by adding the following paragraph thereto immediately following
the paragraph entitled "Sign Face or Surface".
"Single Apartment..
One room and bath, with cooking facilities in a multiple
dwelling."
SECTION 2. Part 6 of Chapter 2 of Article IX of said code,
consisting of Sections 9206 to 9206.17, inclusive, is hereby repealed.
SECTION 3. Part 6 of Chapter 2 of Article IX is hereby added
to said code to read:
"PART 6 - MF-25 ZONE
92o6. MEDIUM DENSITY MULTIPLE FAMILY (MF-25). PURPOSE.
The purpose of the medium density multiple family (MF-25)
zone is to classify and set standards for the orderly development
• of medium density multiple family residential properties in a
manner that will be compatible with surrounding properties and
the protection of their values. It is intended that this zone
be used on the periphery of the Core Area and adjacent to major
arterials, shopping areas, or other intense uses..'
9206.1 CRITERIA.
The following general criteria are hereby established
for use in the classification or reclassification of land to
the medium density multiple family zone:
(a) General Plan - Compliance with the General Plan
shall be established.
(b) Location - Medium density multiple family areas shall
e located with primary access to a major or secondary
street as shown on the master plan of streets.
(c) Need - A demonstrated public need shall be
es ablished.
(d) Utilities - The existing utilities systems (water,
sewer, drainage, electrical, gas, and communications
facilities) are adequate or new systems shall be
constructed to adequately serve medium density
multiple family residential development.
92o6.2 PRECISE PLAN OF DESIGN
(a) A precise plan of design shall be required as part
of an application for medium density multiple family
(MF-25) zoning and as specified in Section 9218.
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(b) Examples of the architectural treatment in the
form of at least one perspective and elevation of
a typical section shall be submitted with the
application for the precise plan of design and
shall become an integral part of such application.
9206.3 DEVELOPMENT STANDARDS
The following development standards shall apply to all
development within the medium density multiple family zone:
(a) Density - The maximum number of dwelling units per
net acre shall not exceed twenty-five (25).
(b) Underground Utilities - All utilities shall be
underground in accordance with Section 7500 of
the Municipal Code.
(c) Site Size - No medium density multiple family site
shall consist of less than 12,000 square feet of
usable land; a minimum width of 100 feet at the
street line, and a minimum average depth of 120
feet.
(d) Off -Street Parking -
1. There shall be two (2) parking spaces provided
for each dwelling unit at least one of which
shall be enclosed on three sides and roofed.
2. Each covered parking space shall be at least
ten (10) feet wide and twenty (20) feet long.
3. Each uncovered space shall be at least nine
(9) feet wide by twenty (20) feet long.
4. All carports shall be enclosed on three sides
except when built in combinations of two or
more, only the rear of the carports and the
two ends need be enclosed.
5. Bumper,guards shall be provided within each
carport to protect the walls from damage.
6. No off-street parking shall be permitted within
any front setback area or in the side yard when
side yard abuts a street.
7. No carport or garage shall open directly upon
a public street.
(e) Yards and Building setback -
1. Front. There shall be a front yard setback
having a minimum depth of fifteen (15) feet
extending across the full width of the lot.
2. Side. There shall be a side yard setback of
not less than five (5) feet.
On corner or reverse corner lots the
side yard abutting the street shall be a
minimum of fifteen (15) feet.
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When abutting single family residential
zoning (R-A or R-1) or development the
following side yard setbacks shall apply:
One Story - 5 feet
Two Story - 10 feet
Three Story - 15 feet
3. Rear. There shall be a rear yard setback of
a minimum fifteen (15) feet extending across
the full width of the lot.
Garages or carports may be located within the side or
rear yards. In no case, however, may a garage or carport be
constructed within fifteen (15) feet of any side street or
twenty-five (25) feet of any front street.
Balconies and exterior stairways shall not project more
than fifty (50) per cent into any required setback.
(f) Minimum Distance Between Buildings - The minimum
distance between main buildings shall be as follows:
1. Main entry to main entry:
One story, twenty (20) feet
Two or more stores, thirty (30) feet
2. Main entry to a window or to a wall:
One story, fifteen (15) feet
Two or more stories, twenty (20) feet
• 3. Window to window:
Twenty (20) feet
4. Wall to wall or to a window:
Ten (10 ) feet
(g)
Maximum Ground Coverage - Ground coverage shall not
exceed an aggregate of seventy (70) per cent of the
total lot or parcel area. Aggregate area shall be
considered to be the total amount of land covered
by residential structures, carports or garages, and
all paved areas used for parking and accessways.
Decks, patios, recreation rooms, pedestrian walk-
ways, and terraces shall be excluded.
(h)
Height Limit - No building or structure shall exceed
thirty-five (35) feet in height or three stories.
(i)
Minimum Floor Area per Dwelling Unit - The minimum
floor area per dwelling unit shall e as follows:
1. Single units 500 square feet
2. 1 Bedroom Unit 650 square feet
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3. 2 Bedroom Units 800 square feet
4. 3 or more Bedroom Units 1000 square feet
(j) Recreational - Leisure Areas - A minimum of 200 square
feet of usable recreational - leisure space for each
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dwelling unit shall be provided. Recreational -
leisure space shall be conveniently located and
readily accessible from all dwelling units.
(Such space may extend into the required yards
and only that portion which is utilized for
recreational - leisure space shall be included
in calculating the total area.) Swimming pools,
putting greens, court game facilities, recreational
buildings, and other similar facilities may be
included in this area.
(k) Landscaping -
1. All open areas with the exception of vehicular
accessways and parking areas, pedestrian walk-
ways, and paved or covered recreational
facilities, shall be landscaped and irrigated.
Such landscaping and irrigation system shall
be permanently maintained.
2. A minimum twenty four (24) square feet of
planting area with a tree (minimum 15 gal.
container size) shall be provided for every
ten (10) open single row or twenty (20) open
double row parking stalls.
3. All planted areas shall be surrounded by a
curb of concrete or comparable material 6
inches minimum above final grade or above
asphalt level of the parking lot. However,
when such planted area is adjacent to a
concrete sidewalk, masonry wall, or a building,
a raised concrete curb need not be provided in
• the adjacent area.
4. Landscaping shall consist of combinations of
trees, shrubs, and ground covers with careful
consideration given to eventual size and
spread, susceptibility to disease and pests,
durability, and adaptability to existing soil
and climatic conditions. Fountains; ponds,
sculpture, and decorative screen type walls as
an integral part of a landscaping scheme are
permitted.
5. The landscaping plan shall be drawn to a minimum
scale of 1 inch for each 50 feet; shall indicate
the square footage of each planting area; shall
tabulate the total square footage of all land-
scaped areas and percentage of the total site
devoted to landscaping; shall identify at the
planting area the type of plant; shall list
the botanical and common names of all plants
with the number of each and their container
size; and shall clearly portray the permanent
irrigation system.
(1) Walls -
1. A 36 inch high concrete, masonry, or decorative
block wall shall be provided and maintained on
the outside perimeter of all off-street parking
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areas abutting or visible from a public street
except at those points of ingress and egress
for either vehicular or pedestrian traffic.
2. A 6 foot high solid concrete or masonry wall
shall be provided and maintained on the boundary
of any medium density multiple family zone
which abuts or lies across a public alley from
a residential agricultural (R-A) or single
family (R-1) zone except in the front setback
area where such wall shall not be higher than
thirty-six (36) inches.
(m) Refuse Storage - All outdoor trash, garbage, and
refuse storage shall be screened on all sides from
public view by a minimum 5-1/2 foot high decorative
concrete block or masonry wall and the opening
provided with a gate of durable wood or comparable
material. Such area shall be so located as to be
easily accessible for trash pick-up.
(n) Storage -
1. Each carport shall contain an enclosed storage
cabinet having a minimum size of one hundred
and sixty (160) cubic feet. No dimension of
such cabinet shall be less than four (4) feet.
2. All storage of furniture, applicances, and
other similar equipment shall be within perma-
nent buildings and completely screened from
public view.
• (o) Building Length - No building shall exceed a length
of two hundred (200) feet.
(p) Lighting - All lighting of the building, landscaping,
parking area, or similar facilities shall be so
hooded and directed as to reflect away from
adjoining properties.
(q) Mechanical Equipment - All ground mechancial equip-
ment shall be completely screened behind a permanent
structure and all roof top mechanical equipment
shall be placed behind a permanent parapet wall and
be completely restricted from all view. Such screen-
ing shall be as high as the highest portion of the
equipment or ducting and shall be permanently
maintained.
(r) Clothes Drying Areas - All clothes drying areas
shall be screened on all sides by a fence or wall
not less than 6 feet high.
(s) Non -Conversion - No single family residential
structure may be converted to multiple family use.
(t) Development on Lots or Parcels with Existing
0 Single Family Structures - No medium density
multiple family evelopment shall take place on
a lot or parcel on which a single family structure
is located until such structure is removed.
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(u) Signs - The following signs, subject to the follow-
nn g conditions, will be allowed:
1. One name plate per unit, not exceeding 1 square
foot in area, containing the name and address
of the occupant of the premises.
2. One interior lighted identifying sign attached
to a main building of no more than 5 square
l feet per dwelling unit, up to a maximum of
40 square feet, at a major entrance which
faces a street.
3. One interior lighted sign attached to a main
building, not to exceed 15 square feet of
surface area, pertaining only to the sale,
lease, or rental of the particular building,
property, or premises upon which displayed.
4. One unlighted double-faced or two unlighted
single -face ground signs, not to exceed 60
square feet per face, may be allowed on the
premises advertising the sale of 5 or more
new dwelling units or lots under common owner-
ship either adjacent or within close proximity
to each other. Such signs may remain for a
period not to exceed one year or until said
properties have been sold, whichever first
occurs.
5. All attached signs shall be flat against the
building or structure and shall not extend
above the top of the wall; must be constructed
of metal, wood, or comparable weatherproof
Vmaterial; and shall be enclosed and bird and
vermin proof.
9206.4 PERMITTED USES.
No building or improvement or portion thereof shall be
erected, constructed, converted, established, altered, or
enlarged, nor shall any lot or premises be used except for
one or more of the following purposes:
(a) Multiple family dwellings.
(b) Accessory buildings.
(c) Other uses as specified in Part 16 of this ordinance
after the granting of an unclassified use permit.
92o6.5 PROHIBITIONS
(a) Medium Density Multiple Family (MF-25) zoned property
shall not be used for any use authorized in Section
9203 (a) and 92o4 (a).
92o6.6 Notwithstanding any other provisions of this Code,
including Section 9202.2 and the zoning map referred to therein,
., any premises included in the R-3 Zone are hereby transferred to
and included in the Medium Density Multiple Family (MF-25) Zone
created and provided for in this Part."
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SECTION 4. The City Clerk shall certify to the passage of
this ordinance and shall cause the same to be published as required by
law.
Passed and approved this 24thday of November , 1969.
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STATE OF CALIFORNIA
COUNTY OF LOS ANGELES SS.
CITY OF WEST COVINA
I, LELA W. PRESTON, City Clerk of the City of West Covina,
do hereby certify that the foregoing Ordinance No. 11.02 was regularly
introduced and placed upon its first reading at a regular meeting of the
City Council on the loth day of November , 1969. That, thereafter,
said ordinance was duly adopted and passed at a regular meeting of the
City Council on the 24th day of November , 1969 by the following vote,
to wit:
AYES: Councilmen: Gillum, Chappelly Lloyd' Gleckman
NOES: Councilmen: Nichols
ABSENT: Councilmen: None
City Cl rk
APPROVED AS TO FORM:
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C' y Attorn y
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