Ordinance - 1104ORDINANCE NO. 1104
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA REPEALING PART 9 OF CHAPTER 2 OF
ARTICLE IX OF THE WEST COVINA MUNICIPAL CODE, AND
ADDING PART 9 OF CHAPTER 2 OF ARTICLE IX THERETO,
RELATING TO THE HIGH DENSITY MULTIPLE FAMILY ZONE.
'(Amendment No. 102)
The City Council of the City of West Covina does ordain as
follows:
SECTION 1. Part 9 of Chapter 2 of Article IX of the West
Covina Municipal Code consisting of Sections 9209 through 9209.16,
inclusive, is hereby repealed.
SECTION 2. Part 9 of Chapter 2 of Article IX is hereby added
to said code to read:
"PART 9 - MF-45 ZONE
9209. HIGH DENSITY MULTIPLE FAMILY (MF-45). PURPOSE
The purpose of the high density multiple family (MF-45) zone
is to classify and set standards for the orderly development of high
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 within the Core
Area as shown on the General Plan.
9209.1 CRITERIA
The following general criteria are hereby established for use
in the classification or reclassification of land to the high density
• multiple family zone:
(a) General Plan - Compliance with the General Plan shall
be established.
(b) Location - High density multiple family areas shall be
located with primary access to a major or secondary street
as shown on the Master Plan of Streets and within the Core
Area.
(c) Need - A demonstrated public need shall be established.
(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 high density multiple family residential development.
9209.2 PRECISE PLAN OF DESIGN
(a) A precise plan of design shall be required as part of
an application for high density multiple family (MF-45)
zoning and as specified in Section 9218.
(b) Examples of the architectural treatment in the form of
at least one perspective or 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.
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9209.3 DEVELOPMENT STANDARDS
The following development standards shall apply to all
development within the high density multiple family zone:
(a) Density - The maximum number of dwelling units per net
acre shall not exceed forty-five (45).
(b) Underground Utilities - All utilities shall be underground
in accordance with Section 7500 of the Municipal Code.
(c) Site Size - No high density multiple family site shall
consist of less than 20,000 square feet of usable land; a
minimum width of 100 feet at the street line, and a minimum
average depth of 150 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 undercover 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.
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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 for the first two 2 stories
and not less than ten (10) feet for three 3) or more
stories.
On corner or reverse corner lots the side yard
abutting the street shall be a minimum of fifteen (15)
feet.
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f
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 & Four 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
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 Stories, 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
walkways and terraces shall be excluded.
(h) Hei t Limit - No building or structure shall exceed
fifty750 feet in height or four stories.
(i) Minimum Floor Area per Dwelling Unit - The minimum floor
area per dwelling unit shall be as follows:
1.
Bachelor units
2.
Single units
3.
1 Bedroom unit
4.
2 Bedroom units
5.
3 or more Bedroom
units
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350 square feet
500 square feet
650 square feet
800 square feet
1,000 square feet
(j) Recreational - Leisure Areas - A minimum of 200 square
feet of usable recreational - leisure space for each 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 access -
ways and parking areas, pedestrian walkways, 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 al. 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 landscaped areas and per-
centage 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 areas abutting or
visible from a public street except at those points of
ingress and egress for either vehicular or pedestrian
traffic.
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2. A 6 foot high solid concrete or masonry wall shall be
provided and maintained on the boundary of any high
density multiple family zone which abuts or lies across
a public alley ,from a residential agricultural (R-A) or
a 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 ffoot high decorative concrete block or masonry
wall and the opening provided with a gate of a 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, appliances, and other
similar equipment shall be within permanent buildings
and completely screened from public view.
(o) Buildin4 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 mechanical equipment
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 screening 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 ExistinE Single
Family Structures - No high density multiple family development
shall take place on a lot or parcel on which a single family
structure is located until such structure is removed.
(u) Signs - The following signs subject to the following
conditions will be allowed:
1. One name plate per
. in area, containing the
of the premises.
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unit, not exceeding l square foot
name and address of.-, the occupant
2. One interior lighted identifying sign attached to
a main building of no more than 5 square 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 material; and shall be enclosed and bird
and vermin proof.
9209.4 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.
9209.5 PROHIBITIONS
(a) High Density Multiple Family (MF-45) Zoned property shall
not be used for any use authorized in Section 9203 (a) and
9204 (a).
9209.6
Notwithstanding any other provisions of.this Code, including
Section.9202.2 and the zoning map referred to therein, any premises
included in the R-4 Zone are hereby transferred to and included in
the High Density Multiple Family (MF-45) Zone created and provided
for in this Part."
SECTION 3. 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 24th day of November, 1969.
Mayor
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.1104 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, Nichols,,, Chappell, Lloyd, Gleckman
NOES: Councilmen: None
ABSENT: Councilmen: None
APP ED AS TO FORM:
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City Clerk