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Ordinance - 1190ORDINANCE NO. 1190 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA AMENDING PART 5 OF CHAPTER 2 OF ARTICLE IX OF THE WEST COVINA MUNICIPAL CODE, REPEALING PART 6 OF CHAPTER 2 OF ARTICLE IX OF SAID CODE AND ADDING A NEW PART 6 TO CHAPTER 2 OF ARTICLE IX OF SAID CODE, RELATING TO THE LOW DENSITY MULTIPLE FAMILY ZONE (MF-15) AND THE • MEDIUM DENSITY MULTIPLE FAMILY ZONE (MF-20).(Amendment No.115) The City Council of the City of West Covina does ordain as follows: SECTION 1. Part 5 of Chapter 2 of Article IX of the West Covina Municipal Code, consisting of Sections 9205 to 9205.5, inclusive, is amended to read in its entirety as follows: "PART 5 - MF ZONE 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 develop- ment of Low Density Multiple Family residential properties in a manner that will be compatible with surrounding properties and for 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. 9205.1 CRITERIA. The following general criteria are hereby established for use in the classification or reclassification of land to the Low Density Multiple Family Zone - (MF-15): • (a) General Plan.- Compliance with the General Plan shall be established. (b) Location - Low Density Multiple Family areas shall be 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 established, and it shall be the responsibility of the applicant to prove that a need exists. . (d) Utilities - The existing utilities systems (water, sewer, drainage, electrical, gas, and communication facilities) are adequate or new systems shall be constructed to adequately serve Low Density Multiple Family residential development. 9205.2 EFFECT AND INFLUENCE STUDY. An application for Low Density Multiple Family (MF-15) zone or an application for approval of a Precise Plan of Design shall include an effect and influence study. This study or studies shall include, but not be limited to, the following: (a) Effect of the proposed development upon the public • school system. (b) Effect of the proposed development upon the sur- rounding land use and circulation system. (c) Environmental impact of the proposed development. 9205.3 PRECISE PLAN OF DESIGN. The filing of 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. 9205.4 ARCHITECTURAL REVIEW. • Examples of the .proposed architectural treatment shall be submitted for review and approval by the Architectural Review Committee as specified in Section 9218 of this Code. Decisions may be appealed to the City Council. The approved architectural treatment shall be used throughout the develop- ment. 9205.5 DEVELOPMENT STANDARDS. The following development standards shall apply to all Low Density Multiple Family zoned land unless a waiver of one or more of the standards has been granted by the architectural Review Committee, Planning Commission, or City Council at the time of Precise Plan Approval. A request for waiver and the justification thereof shall be filed at the time that the application for approval of a Precise Plan of Design is filed: (a) Density - The maximum number of dwelling units per net acre shall be fifteen (15). (b) Underground Utilities - All utilities shall be under- ground in accordance w Section 7500 of the Municipal Code. All utility hardware shall be placed underground or shall be screened from view with a decorative block or masonry wall or landscaping. Such screening shall • be as high as the highest portion of the equipment and shall be permanently maintained. (c) Site Size - Each lot or parcel shall have a minimum area of one 1) acre usable land and a minimum width of 150 feet. Lots or parcels zoned Low Density Multiple Family (MF-15) on the effective date of this ordinance, which do not meet the area or dimension requirements of this section, may be used subject to all other standards of this part. (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. Ten percent (10%) of the required open parking spaces shall be available for guest parking, shall be labeled "Guest Parking Only", and shall be dispersed throughout the development. Covered and uncovered spaces shall be permanently main- tained for required parking and guest parking • spaces shall not be used for storage of boats, campers, or recreation vehicles. - 2 - (2) Each covered parking space shall be at least ten (10) feet wide by twenty (20) feet long except individual garages shall be at least twelve (12) feet wide and twenty (20) feet long. Garage doors shall be at least ten (10) feet wide. (3) Each uncovered space shall be at least nine (9) feet wide and twenty (20) feet long. • (4) Covered or uncovered spaces, when adjacent to walls shall be at least 11 feet wide. (5) All covered spaces shall be enclosed on three sides. However, if the spaces are built in combinations of two or more, only the rear and the two ends need be .enclosed. Design and material shall be architecturally compatible with the main structures. Carports may be permitted with only a roof if carport design and materials have been approved by the Archi- tectural Review Committee and the Planning Commission. Design and materials shall consist of heavy timber posts and beams, screen landscaping at the rear and sides, and roof material of earth tones. (6) Parking areas shall be evenly distributed throughout the development and no dwelling unit shall be located more than 200 feet from its assigned parking area. (7) No off-street parking shall be permitted within any front or side yard setback area when adjacent to a street. (8) Garages or carports may be located within the side or rear yard setbacks except when side or rear yards • abut a public street. In no case, however, may a garage or carport be constructed within twenty 20) feet of any side or rear street or twenty-five 25) feet of any front street. (9) No carport or garage shall open directly upon a public street. (10) Bumper guards or wheel stops shall be provided within each carport to protect the walls from damage. (e) Building Setbacks from Property Lines - (1) Front - There shall be a front yard setback having an average depth of twenty (20) feet with a minimum depth of fifteen (15) feet extending across the full width of the lot. (2) Side - Interior - There shall be an interior side yard setback of not less than ten (10) feet, except as provided in subparagraph (V) of this section. Side - Interior Abutting Single Family - When an interior side yard is abutting Single Family Resi- dential zoning (R-A or R-1) or development, the following side yard setbacks shall apply: One Story - 10 feet Two Story - 20 feet - 3- Side - Adjacent to Side Street - There shall be a side yard setback when adjacent to a side street having an average depth of twenty (20) feet with a minimum depth of (15) feet extending across the full depth of the lot. (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 sub- paragraph (V) of this section. (4) General Provisions - Balconies and exterior stairways shall not pro- ject into any required setback. All windows above the first story, when adjacent to Single Family (R-A or R-1) zoning or develop- ment shall be designed with architectural screen- ing so as to protect the privacy of adjacent Single Family development. When Single Family zoning or development is directly across the street, the Architectural Review Committee shall determine if architectural screening is necessary. The Committee shall consider the orientation of the Single Family living area to the Multiple Family development, width of the adjacent street, existing screen landscaping, and other such items as the Committee shall deem pertinent. (f) Yards Around Buildings - (1) There shall be a minimum yard requirement around all main building structural faces (exterior building walls) of ten (10) feet plus two (2) feet per additional story in height above the first floor plus one (1) foot per each 20 feet of linear exterior wall or fraction thereof. (2) The sum of the minimum yard requirements around all main buildings as set forth in 1) above, shall constitute the minimum distance between all main buildings. (3) Yards as per this section shall be open from the ground to the sky and shall be landscaped. Exterior stairways, balconies, and patios may extend into said yards not more than twenty-five percent (25%). (4) If parking is provided under the first story of a building the landscaping requirements are waived for the distance of the parking spaces. (5) Accessory buildings shall not encroach into any yard requirement of a main building, except as set forth in Section 9205.5(e) (Building Set- backs From Property Lines). . (6) The yard requirement of an obliquely -aligned building may overlap if approved by the Architectural Review Committee. - 4 - (7) Yards around buildings, as set forth in this section, may coincide with setbacks from property as required in Section 9205.4 (e); the one having the greater distance shall prevail. (g) Maximum Ground Coverage - Ground coverage shall not exceed an aggregate area of fifty-five percent (55%) of the total lot or parcel area. Aggregate area • shall be the total amount of land covered by residen- tial 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) Maximum Building Height - No building or structure shall exceed twenty-five (25) feet in height, or two stories. (i) Minimum Floor Area Per Dwelling Unit - The minimum floor area per dwelling unit shall be as follows: 1 bedroom 800 square feet 2 bedrooms 1,000 square feet 3 bedrooms 1,200 square feet 4 or more bed- 1,200 square feet plus rooms 150 square feet per bedroom over 3. (j) Recreational -Leisure Space - A minimum of 200 square feet of usable recreational/leisure space for each dwelling unit shall be provided. Such space shall have a minimum horizontal dimension of fifty (50) feet to qualify as usable recreational/leisure space. Recreational/leisure space shall be distributed • throughout the development and readily accessible from all dwelling units. Such space may extend into the required side or rear yards, and only that por- tion 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 facili- ties, shall be landscaped and irrigated with a fully -automatic system. Such landscaping and irrigation shall be permanently maintained. (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 plant- ing area containing at least one (1) tree (mini- mum 15-gallon container size) shall be provided for every ten(10) open single row or twenty (20) open double row parking stalls, and at an average of every two hundred (200) feet along a row of carport structures. - 5 - (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 conditions. Fountains, ponds, sculpture, and decorative screen type walls as an integral part of a landscaping scheme are permitted. A majority of plant material used through a devel- opment must be specimen -size material (a combination of 30" boxed and 15-gallon trees and minimum 5-gallon for shrubs). The yards adjacent to streets shall be extensively landscaped with specimen landscaping. (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 plant- ing 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 irriga- tion system. (7) There shall be a minimum three (3) foot wide landscape planter separating a building or wall from a driveway or parking area. (8) The landscaping and irrigation plan shall be ap- proved by the Planning Director. He has the right to disapprove a landscaping plan if the quantity, size, type, placement, and use of plant material do not meet the minimum requirements of this section. (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 points of ingress and egress for vehicular or pedestrian traffic. In lieu of the 36-inch high screen wall, land contouring and landscaping equivalent to 36 inches in height, or a combination of wall and land contouring, may be provided if approved by the Architectural Review Committee. (2) A 6-foot high solid concrete 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, except in the front setback area where such wall shall not be higher than thirty-six (36) inches where a grade differential greater than one (1) - 6 - foot is created on such boundary line, the applicant shall provide a grading plan and cross sections for review and approval by the Archi- tectural Review Committee which is designed to minimize the grade differential as much as pos- sible. (3) All walls shall be architecturally compatible to main buildings. Type, texture, and color shall be approved by the Architectural Review Committee. (m) Refuse Storage - All outdoor trash, garbage, and re use 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 pro- vided with a gate of durable wood or comparable material. Such area shall be so located as to be easily accessible for trash pick up. Type, texture and color shall be approved by the Architectural Review Committee. (n) Storage - Each unit shall have an enclosed storage cabinet having a minimum size of one hundred sixty (160) cubic feet. No inside 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 the unit. The.storage of furni- ture, appliances, and other similar equipment shall be within permanent buildings and completely screened from public view. No required carport or garage shall be used for such storage. (o) Building Length - No building shall exceed a length . of two hundred (200) feet. Buildings may be con- nected with walkways or at the roof, provided minimum distances between buildings -as per Section 9205.5(f) is met and approved by the Architectural Review Committee and Planning Commission. (p) Lighting - All lighting of the building, landscaping, parking area, or similar facilities shall be hooded and directed to reflect away from adjoining proper- ties. (q) Mechanical Equipment - All ground mechanical 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 shall 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. All wall air -conditioner units shall be screened from view with material that is compatible and in harmony with the architectural styling and detailing of the building. (r) Clothes Drying Areas - 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 struc- ture may be converted to Multiple Family use. - 7 - (t) Development on Lots or Parcels with Existing Single Family Structures - No Low 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 - Only the following signs, subject to the • following conditions, are authorized: (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 or unlighted identifying sign attached to a main buildhg 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 or unlighted 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) 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 meta l,or comparable weatherproof material; and shall be enclosed and bird- and vermin -proof. (5) Unimproved property shall be permitted one 41) free standing "For Sale", "Lease", or "Rent', sign not to exceed six (6) feet in height and fifteen • (15) square feet per face. (v) Waiver of setback requirements - Where MF-15 land is covered by a Precise Plan of Design and is to be subdivided into lots, the development standards of Sections 9205.5(a) through 9205.5 0) shall apply to each lot, except that rear and side yard setbacks may be waived and Section 9205.5 f) (Yards Around Buildings) shall prevail.. In such case, no fence or wall in excess of forty-two (42) inches shall be constructed within such setback area. (w) Maintenance of Standards - All improvements in the Low Density Multiple Family (MF-15) zone shall be continuously maintained in a neat, orderly, and healthy condition. Said improvements shall include (but not be limited to) signs, landscaping, off- street parking, storage areas, and walls. 9205.6 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. -g- 0 • 0 (c) Other uses as specified in Part 16 of this Ordinance after the granting of an Unclassified Use Permit. 9205.7 PROHIBITIONS. (a) Low Density Multiple shall not be used for 9203(a ) and 9204(a) . 9205.8 DEFINITIONS. Family (MF-15) zoned property any use authorized in Section Net acre of land as used within this part shall mean. 43,560 square feet of usuable land area and does not include that area of land dedicated or required to be dedicated to any public agency for streets, parks, open space, or any other public use." SECTION 2. Part 6 of Chapter 2 of Article IX of the West Covina Municipal Code is hereby repealed. .SECTION 3. A new part 6 is hereby added to Chapter 2 of Article IX of said code to read: "PART 6-.MF-20 ZONE 9206. MEDIUM DENSITY MULTIPLE FAMILY (MF-20) PURPOSE The purpose of the Medium Density Multiple Family (MF-20) 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 sur- rounding properties and the protection of property values. It is intended thatthis zone be used on the periphery of the Core Area of the City 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 - (MF-20): (a) General Plan - Compliance with the General Plan shall be established. (b) Location - Medium Density Multiple.Family areas shall be loca7ed with primary access to a major or second- ary street as shown on the master plan of streets. (c) Need - A demonstrated public need shall be estab- 1 shed, and it shall be the responsibility of the applicant to prove that a need exists. (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 Mul- tiple Family residential development. 92o6.2 EFFECT AND INFLUENCE STUDY. An application for Medium Density Multiple Family (MF-20) zone or an application for approval of a Precise Plan of Design shall include an effect and influence study. This study or studies shall include, but not be limited to the following: (a) Effect of the proposed development upon the public school system. (b) Effect of the proposed development upon the surround- ing land use and circulation system. (c) Environmental impact of the proposed development. 9206.3 PRECISE PLAN OF DESIGN. • The filing of a Precise Plan of Design shall be required as part of an application for Medium Density Multiple Family (MF-20) zoning and as specified in Section 9218. 9206.4 ARCHITECTURAL REVIEW. Examples of the proposed architectural treatment shall be submitted for review and approval by the Architectural Review Committee as specified in Section 9218 of this Code. Decisions may be appealed to the City Council. The approved architectural treatment shall be used throughout the development. 9206.5 DEVELOPMENT STANDARDS. The following development standards shall apply to all Medium Density Multiple Family zoned land unless a waiver of one or more of the standards -has been granted by the Architectural Review Committee, Planning Commission, or City Council at the time of Precise Plan Approval. A request for waiver and the justification thereof shall be filed at the time that the application for approval of a Precise Plan of Design is filed: (a) Density - The maximum number of dwelling units per nacre shall be twenty (20). However, to encourage within a Multiple Family development amenities that create an enhanced living environment and a more efficient, desirable, and aesthetic use of land, a density bonus may be approved, up to a maximum of twenty- five, if at least one of the following is provided: (1) The ground coverage is less than the maximum established by Section 9206.5(g) Maximum Ground Coverage). (2) The floor area exceeds the minimum floor area specified in 9206.5(1) (Minimum Floor Area Per Dwelling Unit). (3) A combination of(a) and(b) above. Density bonus must be approved by the Architectural Review Committee and the Planning Commission. (b) Underground Utilities - All utilities shall be under- ground in accordance with Section 7500 of the Municipal Code. All utility hardware shall be placed underground or shall be screened from view with a decorative block • or masonry wall or landscaping. Such screening shall be as high as the highest portion of the equipment and shall be permanently maintained. (c) Site Size - Each lot or parcel shall have a minimum area of one (1) acre us;able-land and a minimum width of 150 feet - 10 - Lots or parcels zoned Medium Density Multiple Family (MF-25) on the effective date of this ordinance, which do not meet the area or dimension requirements of this section, may be used subject to all other standards of this part. (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. Ten percent (10%) of the required open parking spaces shall be available for guest parking, shall be labeled "Guest Parking Only", and shall be dis- persed throughout the development. Covered and uncovered spaces shall be permanently maintained for required parking and guest parking spaces shall not be used for storage of boats, campers, or recreation vehicles. (2) Each covered parking space shall be at least ten (10) feet wide by twenty (20) feet long except individual garages shall be at least twelve (12) feet wide and twenty (20) feet long. Garage doors shall be at least ten.(10) feet wide. (3) Each uncovered space shall be at least nine (9) feet wide and twenty (20) feet long. (4) Covered or uncovered spaces, when adjacent to walls shall be at least 11 feet wide. (5) All covered spaces shall be enclosed on three sides. However, if the spaces are built in combinations of two or more, only the rear and • the two ends need be enclosed. Design and mater- ial shall be architecturally compatible with the main structures. Carports may be permitted -with only a roof if carport design and materials have been approved by the Architectural Review Committee and the Planning Commission. Design and materials shall consist of heavy timber posts and beams, screen landscaping at the'rear and sides, and roof mater- ial of earth tones. (6) Parking areas shall be evenly distributed through- out the development and no dwelling unit shall be located more than 200 feet from its assigned parking area. (7) No off-street parking shall be permitted within any front or side yard setback area when adjacent to a street. (8) Garages or carports may be located within the side or rear yard setbacks except when side or rear yards abut a public street. In no case, • however, may a garage or carport be constructed within twenty (20) feet of any side or rear street or twenty-five (25) feet of any front street. (9) No carport or garage shall open directly upon a public street. (10) Bumper guards or wheel stops shall be provided 0 • within each carport to protect the walls from damage. (e) Building Setbacks from Property Lines - (1) Front - There shall be a front yard setback having an average depth of twenty (20) feet with a minimum depth of fifteen (15) feet extending across the full width of the lot. (2) Side - Interior - There shall be an interior side yard setback of not less than ten (10) feet, ex- cept as provided in subparagraph (V) of this section. Side - Interior Abutting Single Family - When an interior side yard is abutting Single Family Residential zoning (R-A or R-1) or development, the following side yard setbacks shall apply: One Story - 10 feet Two Story - 20 feet Three Story - 30 feet Side - Adjacent to Side Street - There shall be a side yard setback when adjacent to a side street having an average depth of twenty (20) feet with a.. -.minimum depth of (15 ) feet extending across the full depth of the lot. (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 sub- paragraph .(V) of this section. When a rear yard is abutting Single Family Residential zoning (R-A or R-1) or development, a rear yard setback of twenty (20) feet for one and two story, and thirty (30).feet for three story shall be provided. (4) General Provisions - Balconies and -exterior stairways shall not pro- ject into any required setback. All windows above the first story, when adjacent to Single Family (R-A or R-1) zoning or develop- ment shall be designed with architectural screen- ing so as to protect the privacy of adjacent Single Family development. When Single Family zoning or development is directly across the street, the Architectural Review Committee shall determine if architectural screening is necessary. The Committee shall consider the orientation of the Single Family living area to the Multiple Family development, width of the adjacent street, existing screen landscaping, and other such items as the Committee shall deem pertinent. (f) Yards around Buildings - (1) There shall be a minimum yard requirement around - 12 - all main building structural faces (exterior building walls) of ten (10) feet plus two (2) feet per additional story in height above the first floor plus one (1) foot per each 20 feet of linear exterior wall or fraction thereof. (2) The sum of the minimum yard requirements around • all main buildings as set forth inCl) above, shall constitute the minimum distance between all main buildings. (3) Yards as per this section shall be open from the ground to the sky and shall be landscaped. Exterior stairways, balconies, and patios may extend into said yards not more than twenty-five percent (25%) . (4) If parking is provided under the first story of a building the landscaping requirements are waived for the distance of the parking spaces. (5) Accessory buildings shall not encroach into any yard requirement of a main building, except as set forth in Section 9206.5('e) (Building Set- backs From Property Lines). (6) The yard requirement of an obliquely -aligned building may overlap if approved by the Architectural Review Committee. (7) Yards around buildings, as set forth in this section, may coincide with setbacks from property as required in Section 9206.4(e); the one having the greater distance shall prevail. • (g) Maximum Ground Coverage - Ground coverage shall not exceed an aggregate area of fifty-five percent (55%) of the total lot or parcel area. Aggregate area shall be the total amount of land covered by residen- tial structures, carports or garages, and all paved areas used for parking and accessways. Decks, patios, recreation rooms, pedestrian walkways, and terraces shall be excluded. An increase in density may approved if, for every one (1) unit per net acre increase in density, there shall be a decrease of two percent (2%) in the maximum ground coverage if approved.by the Archi- tectural Review Committee and the Planning Commission. (h) Maximum Building I Height - 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 be as follows: Single 1 bedroom 2 bedrooms 3 bedrooms 4 or more bedrooms 600 square feet 725 square feet 900 square feet 1,100 square feet 1,100 square feet plus 150 square feet per bedroom over 3. - 13 - When all the dwelling units in the development have a floor area which exceeds the minimum, the total density may be increased to that as provided in the following table: DENSITY (DWELLING UNITS PER NET ACRE) • SINGLE ONE BED- ROOM TWO BED- ROOM THREE BED - ROOM 21 610 740 920 1,120 22 620 755 94o 1,14o- 23 63o 770 96o 1,16o 24 64o 785 98o 1,18o 25 650 800 1,000 1,200 Unit size may vary, provided that any decrease in the floor area of a unit or units is offset by an equal increase in floor area among the other units, however, the total square footage in any unit shall not be less than the minimum permitted by this section. (j) Recreational -Leisure Space - A minimum of 200 square feet of usable recreational/leisure space for each dwelling unit shall be provided. Such space shall have a minimum horizontal dimension of fifty (50) feet for one and two story, and seventy-five (75)) feet for three story to qualify as usable recreational/ leisure space. Recreational/leisure space shall be distributed throughout the development and readily • accessible from all dwelling units. Such space may extend into the required side or rear 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, pedestrial walkways, and paved or covered recreational facilities, shall be landscaped and irrigated with a fully -automatic system. (2) Landscaping and irrigation shall be permanently maintained. (3) There shall be a minimum three (3) foot wide landscape planter separating a building or wall from a driveway or parking area. (4) 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 building, a raised concrete curb need not be provided in the adjacent area. -14- (5 ) A minimum twenty-four (24) square feet of planting area containing at least one (1) tree (minimum 15-gallon container size) shall be provided for every ten (10) open single row or twenty (20) open double row parking stalls, and at an average of every two hundred (200) feet along a row of carport structures. . . (6) 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. (7) 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. A majority of plant material used through a devel- opment must be specimen -size material (a combination of 30" boxed and 15-gallon trees and minimum 5-gallon for shrubs). The yards adjacent to streets shall be extensively landscaped with specimen landscaping. (8) 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 plant- ing 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 irriga- tion system. (9) The landscaping and irrigation plan shall be ap- proved by the Planning Director. He has the right to disapprove a landscaping plan if the quantity, size, type, placement, and use of plant material do not meet the minimum requirements of this section. (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 froma public street, except at points of ingress and egress for vehicular or pedestrian traffic. In lieu of the 36-inch high screen wall, land contouring and landscaping equivalent to 36 inches in height, or a combination of wall and land contouring, may be • provided if approved by the Architectural Review Committee. (2) A 6-foot high solid concrete 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 where a grade differential greater than one (1) - 15 - • 11 foot is created on such boundary line, the applicant shall provide a grading plan and cross sections for review and approval by the Archi- tectural Review Committee which is designed to minimize the grade differential as much as pos- sible. (3) All walls shall be to main buildings. shall be approved Committee. architecturally compatible Type, texture, and color by the Architectural Review (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 pro- vided with a gate of durable wood or comparable material. Such area shall be so located as to be easily accessible for trash pick up. Type, texture and color shall be approved by the Architectural Review Committee. (n) Storage - Each unit shall have an enclosed storage cabinet having a minimum size of one hundred sixty (160) cubic feet.. No inside 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 the unit. The storage of furni- ture, appliances, and other similar equipment shall be within permanent buildings and completely screened from public view. No required carport or garage shall be used for such storage. (o) Building Length - No building shall exceed a length of two hundred (200) feet. Buildings may be con- nected with walkways or at the roof, provided minimum distances between buildings as per Section 9206.5(f) is met and approved by the Architectural Review Committee and Planning Commission. (p) Lighting - All lighting of the building, landscaping, parking area, or similar facilities shall be hooded and directed to reflect away from adjoining proper- ties. (q) Mechanical Equipment - All ground mechanical 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 shall 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. All wall air -conditioner units shall be screened from view with material that is compatible and in harmony with the architectural styling and detailing of the building. (r) Clothes Drying Areas - 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 struc- ture may e converted to Multiple Family use. - 16 - (t) Development on Lots or Parcels with Existing Single Family Structures - No Medium 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 - Only the following signs, subject to the following conditions, are authorized: (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 or unlighted 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 or unlighted 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) 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, or comparable weatherproof material; and shall be enclosed and bird- and vermin -proof. (5) Unimproved property shall be permitted one (1) free standing "For Sale", "Lease", or "Rent' sign not to exceed six (6) feet in height and fifteen (15) square feet per face. (v) Waiver of setback requirements - Where MF-20 land is covered by a -Prec se Pan of Design and is to be subdivided into lots, the development standards of Sections 9,206.5(a) through 9206.5(v) shall apply to each lot, except that rear and side yard setbacks may be waived and Section 9206.5(f). (Yards Around Buildings) shall prevail. In such case, no fence or wall in excess of forty-two (42) inches shall be constructed within such setback area. (w) Maintenance of Standards - All improvements in the Medium Density Multiple Family (MF-20) zone shall be continuously maintained in a neat, orderly, and healthy condition. Said improvements shall include (butnot be limited to) signs, landscaping, off- street parking, storage areas, and walls. 9206.6 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. - 17 - 0 El (c) Other uses as specified in Part 16 of this Ordinance after the granting of an Unclassified Use Permit. 92o6.7 PROHIBITIONS. (a) Medium Density Multiple Family (MF-20) zoned property shall not be used for any use authorized in Section 9203(a) and 9204(6). 9206.8 Notwithstanding any other provisions of this Code, including Section 9202.2 and the zoning map referred to therein, any premises included in the MF-25 zone are hereby transferred to and included in the Medium Density Multiple Family (MF-20) zone created and provided for in this part. This section shall be operative on September 5, 1972 and the zone changes made by this section shall be effective on and after that date. 92o6.9 DEFINITIONS. Net acre of land as used in this part shall mean 43,560 square feet of usable land area and does not include that area of land dedicated or required to be dedicated to any public agency for streets, parks, open space, or any other public use.". 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 this24th day of April , 1972. STATE OF CALIFORNIA COUNTY OF LOS ANGELES SS. CITY OF WEST COVINA ) I, LELA W. PRESTON, City Clerk of theCity of West Covina, do hereby certify that the foregoing Ordinance No. 1190 was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the loth day of April , 1972. That, thereafter, said ordinance was duly adopted and passed at a regular meeting of the City Council on the 24th day of April 19720 by the following vote, to wit: AYES: Councilmen: Shearer, Nichols, Chappell, Young. NOES: Councilmen: None ABSENT: Councilmen: Lloyd APPROVED AS TO FORM: i y.Attorne - 18 -