Ordinance - 1142•
ORDINANCE NO. 1142
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA
AMENDING SECTION 9205 AND SECTION 9201 OF THE WEST COVINA
MUNICIPAL CODE RELATING TO THE R-2 LOW DENSITY MULTIPLE FAMILY
(MF-15) ZONE AND REPEALING SECTIONS 9205.6 THROUGH 9205.16
RELATING TO THE R-2 ZONE. (Amendment No. 110)
The City Council of the City of West Covina does ordain
as follows:
SECTION 1. Section 9205 of the West Covina Municipal
Code is amended to read:
9205. LOW DENSITY MULTIPLE FAMILY (MF-15). PURPOSE.
The purpose of the Low Density Multiple Family
(MF-15) Zone is to classify and set standards for the orderly
development of low density multiple family residential properties
in a manner that will be compatible with surrounding properties
and the protection of property values. It is intended that this
zone be used to provide a variety of housing types and densities
along major or secondary streets.
SECTION 2. Section 9205.1 of said Code is amended to read:
9205.1. CRITERIA.
The following general criteria are hereby estab-
lished for use in the classification or reclassification of land
to the Low Density Multiple Family Zone:
(a) General Plan - Compliance with the General
Plan shall be established.
(b) Location - Low density multiple family
areas shall be located wi h primary access to a major or secondary
street as shown on the master plan of streets.
established.. (c) Need - A demonstrated public need shall be
(d) Utilities - The existing utilities systems
(water, sewer, drainage, electrical, gas and communications faci-
lities) are adequate or new systems shall be constructed to ade-
quately serve low density multiple family residential development.
SECTION 3. Section 9205.2 of said Code is amended to read:
9205.2. PRECISE PLAN OF DESIGN.
(A) A precise plan of design shall be required
as part of an application for Low Density Multiple Family (MF-15)
zoning and as specified in Section 9218 of this Code.
(B) Examples of the architectural treatment in the
«: firm: of.,t;-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.
SECTION 4. Section 9205.3 of said Code is amended to read:
9205.3. DEVELOPMENT STANDARDS.
The following development standards shall apply
to all development within the Low Density Multiple Family Zone:
• (a) Density - The maximum number of dwelling
units per acre shall no exceed fifteen (15).
(b) Underground Utilities - All utilities shall
be underground in accordance with eS RTon ?500 of the Municipal
Code.
(c) Site Size - No low density multiple family
site shall consist o=ess man 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, of which at least one (1) shall be
enclosed on three sides and roofed.
2. Each covered parking space shall be at least
ten (10) feet wide by 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 or wheel stops 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 an averag- a We th of twenty (20) feet with 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—T7 feet, except as provided in subparagraph (v)
of this section.
On corner or reverse corner lots, the side Tard
abutting the street shall be a minimum of fifteen (15 feet.
• When abutting single family residential zoning R-A
of R-1) and/or development, the following side yard setbacks
shall apply:
One Story - 5 feet
Two Story - 10 feet
3. Rear: There shall be a rear yard setback of a
minimum twenty 20) feet extending across the full width of
the lot, except as provided in subparagraph (v) of this sec-
tion.
-2-
0
Garages or carports may be located within the side
or rear yards. In no case, however, may a garage or carport
be constructed within twenty (20) feet of any side street or
thirty (30) feet of any front street.
Balconies and exterior stairways shall not project
more than fifty (50%) percent into any required setback.
(f) Minimum Distance Between Buildings - The
minimum distance between buidings sha a as o. lows:
1. Main entry to main entry:
One Story - Twenty 20 feet
Two Story - Thirty ) feet
2. Main entry to a window or a wall:
One Story
Two Story
3. Window to window:
- Fifteen (15) feet
- Twenty (20) feet
Twenty (20) feet
4. Wall to wall, or to a window:
Ten (10) feet
The minimum distance between main building and
property line when abutting property is not covered by the same
precise plan of design shall be as follows:
1. Main entry to property line:
One Story - Ten (10) feet
Two Story - Fifteen (15) feet
line: 2. Wall with a window or rear entry to property
Ten (10) feet
(g) Maximum Ground Coverage - Ground coverage
shall not exceed an aggregate-o '-seven y 0%) percent 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.
Deckways, patios, recreation rooms, pedestrian walkways, and terraces
shall be excluded.
(h) Height Limit - No building or structure shall
exceed twenty-five ( feet -:Ln-height or two stories.
(i) Minimum Floor Area Per Dwelling Unit - The
minimum floor area per dwelling'unitsha1I be as ollows:
1.
1
Bedroom
Unit ......
650
square
feet
2.
2
Bedroom
Units ......
800
square
feet
3.
3
or more
Bedroom Units
.... 11000
square
feet
j
Recreational or Leisure Areas. A minimum of
200 square feet of usable recreational or leisure space for each
dwelling unit shall be provided. Recreational or leisure space
shall be conveniently located and readily accessible from all dwel-
ling units. Swimming pools, putting greens, court game facilities,
recreational buildings, and other similar facilities may be included
in this area, (such space may extend into the required rear and side
yards and only that portion which is utilized for recreational or
-3-
leisure space shall be included in calculating the total area).
(k) Landscaping
1. All open areas with the exception of vehicular
accessways and parking areas, pedestrian walkways, and paved or
covered recreational facilities shall be landscaped and irrigated.
. Such landscaping and irrigation system shall be permanently main-
tained.
2. All planted areas shall be surrounded by a curb
of concrete or comparable material six (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.
3. A minimum twenty-four (24) square feet of
planting area with a tree minimum 15 gallon container size) shall
be provided for every ten 10) open single row or twenty (20) open
double row parking stalls.
4. No planting area shall be less than twenty-four
(24) feet or less than three (3) feet in width, with the exception
of raised planter boxes around or in close proximity to buildings.
5. 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 condi-
tions.
Fountains, ponds, sculpture, and decorative screen
type walls as an integral part of a landscaping scheme are permitted.
6. The landscaping plan shall be drawn to a minimum
scale of one (1) inch for each fifty (50) feet; shall indicate the
square footage of each planting area; shall tabulate the total
square footage of all landscaped 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 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 low density
multiple family zone which abuts or lies across a public alley from
a residential agricultural (R-A) or single family (R-1) zone, ex-
cept 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 sHa=e screened on all sides from public view
by a minimum 52 foot high decorative concrete block or masonry
wall and the opening provided with a gate of durable wood or com-
parable material. Such area shall be so located as to be easily
accessible for trash pick up.
-4-
(n) Storage -
1. Each unit shall contain an enclosed storage cab-
inet having a minimum size of one hundred sixty (160) cubic feet.
No dimension of such cabinet shall be less than four (4) feet. The
storage cabinet shall be placed within a carport or in a cabinet
accessible from the exterior and in close proximity to each unit.
. 2. All storage of furniture, appliances, and other
similar equipment shall be within permanent buildings and completely
screened from public view.
(o) Building Length - No building which contains
dwelling units shall exceed -a eng 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 Egu� pi� ment - All ground mechanical
equipment shall be completely screenec'i�ehind a permanent structure
and all roof top mechanical equipment shall be placed behind a per-
manent parapet wall and be completely restricted from all view.
Such screening shall be as high as the highest portion of the equip-
ment or ducting and shall be permanently maintained.
(r) Clothes Drying Area - All clothes drying areas
shall be screened on all sides by a -Fence or wall not less than six
(6) feet high.
(s) Non -Conversion - No single family residential
structure may be convertedto mu iple family use.
(t) Development on Lots or Parcels with Existing
Single Family Structures - No low-ensl!Ey mu ple-?am y develop-
ment snail ake place on a lot or parcel on which an existing single
family structure is located until such structure is removed.
(u) Signs - The following signs, subject to
the following condit ns oo, will be allowed:
1. One name plate per unit, not exceeding one (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 five (5) square feet per dwelling
unit, up to a maximum of forty (40) square feet, at a major entrance
which faces a street.
3. One interior lighted sign attached to a main
building, not to exceed fifteen (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 -
faced ground signs, not to exceed sixty (60) square feet per face,
•
may be allowed on the premises advertising the sale of five 5)
or more new dwelling units or lots under common ownership 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 occurs first.
-5-
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 weather-
proof material; and shall be enclosed and bird and vermin proof.
(v) Waiver of Yard Requirements - Where MF-15
land is covered by a precise `p of design and is to be subdivided
• into lots, the development standards of Sections 9205.3(a) through
9205.3(v) shall apply to each lot, except that rear and side yard
setbacks may be waived and the distance between buildings (Section
9205.3(f) shall prevail. In such case, no fence or wall in excess
of forty-two (42) inches shall be constructed within such setback
area.
SECTION 5. Section 9205.4 of said Code is amended to read:
9205.4. 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.
SECTION 6. Section 9205.5 of said Code is amended to read:
9205.5. Notwithstanding any other provisions of this Code,
including Section 9202.2 and the zoning map referred to therein,
any premises included in the R-2 Zone are hereby transferred to
and included in the Low Density Multiple Family (MF-15) Zone created
and provided for in this Part.
SECTION 7. Section 9201 of said Code relating to the defini-
tion "Dwelling - Two Family" is amended to read:
9201. Dwelling Multiple - A cluster of attached or
detached dwelling units.
SECTION 8. Sections 9205.5. 9205.6, 9205.7, 9205.8, 9205.9,
9205.10, 9205.115 9205.12, 9205.13, 9205.14, 9205.15, and 9205.16
of the West Covina Municipal Code are hereby repealed.
SECTION 9. The City Clerk shall certify to the passage and
adoption of this ordinance and shall cause the same to be published
in accordance with law.
Passed and approved this28th day of September 1970.
ayor
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES SS.
CITY OF WEST COVINA
I HEREBY CERTIFY that the foregoing Ordinance No.1142
was regularly introduced and placed upon its first reading at
a regular meeting of the City Council of the City of West Covina
i
on the 14thday of September , 1970, and that thereafter, said
Ordinance was duly aaopte an passed at a regular meeting of the
City Council on the 28th day of September , 1970, by the following
vote:
AYES: Councilmen: Shearer, Nichols, Young, Lloyd, Chappell
NOES: Councilmen: None
ABSENT: Councilmen: None
APPROVED AS TO FORM
George W. Wakefield, City Attorney
BY �C�r► -c.-
i
/ WE
i�
-7-