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.
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(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
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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.
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(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.
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(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)
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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.
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(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.
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(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
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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
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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
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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.
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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.
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(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)
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•
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.
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(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.
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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
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