Chapter 17.28 — RD RESIDENTIAL ZONE (MULTIPLEFAMILY)

• [1] Prior legislation: 1964 Code Appx. A §§ 3.50 through 3.57 and Ords. 1182, 1254, 1267, 1303, 1315, 1325, 1350, 1445, 1503, 1543, 1594, 1643, 1679, 1707, 92-1740, 95-1797, 98-1830, 04-1901, 17-14, 18-05, 19-07 and 20-10.

• A. Intent. The RD zone intends to provide a full range of housing types and densities consistent with the general plan. The housing types may range from small-lot single-family detached houses, duplexes, triplexes, fourplexes, courtyard housing, townhouses, condominiums, and apartments.

• B. Purpose. The purpose of the RD multiple-family zone is to do the following:

  1. Preserve, protect, and enhance the character of residential neighborhoods; and

  2. Provide a physical environment that contributes to and enhances the quality of life of city residents; and

  3. Ensure adequate light, air, privacy, and open space for each dwelling; and

  4. Ensure that the scale and design of new development and alterations to existing structures are compatible with surrounding homes and appropriate to the physical characteristics of the site and the area where the project is proposed; and

  5. Provide an adequate supply and range of housing types and prices that will accommodate the city's future population growth; and

  6. Ensure the provisions of public services and facilities needed to accommodate planned population densities.

• (Ord. 21-09 § 4 (Exh. A), 2021)

• A. Allowed Density. The zoning districts RD 3400 up to RD 5000 within the Covina official zoning map are designated as medium density residential, consistent with the general plan. The zoning districts RD 1250 and up to RD 3000 within the Covina official zoning map are designated as high density residential, consistent with the general plan. The intent and purpose section of this chapter and all development regulations apply to all the RD zones listed in the table below:

• B. The yield of the number of units or lots per acre will depend on the following: the size and the dimensions of the lot; the compliance with all development regulations such as but not limited to setbacks, building height stepbacks or terracing, parking requirements, open space (common and private), accesses and driveways; and the burden of underlying easements such as flood control channel.

• (Ord. 21-09 § 4 (Exh. A), 2021)

Table 17.28.030 identifies the uses allowed in each residential zoning district and the land use permit required to establish each use. The activities of all land uses must conduct wholly inside the building premises unless otherwise permitted under this section or Chapter 17.62 CMC (Conditional Use Permits). In cases where specific land use or activity is not defined, the director shall assign the land use or activity to a classification that is substantially similar in character, in compliance with Chapter 17.60 CMC.

e. The activities of all land uses must conduct wholly inside the building premises unless otherwise permitted under this section or Chapter 17.62 CMC (Conditional Use Permits). In cases where specific land use or activity is not defined, the director shall assign the land use or activity to a classification that is substantially similar in character, in compliance with Chapter 17.60 CMC.

(Ord. 21-09 § 4 (Exh. A), 2021)

Subdivisions, new land uses, new construction and structures, and alterations to existing land uses and structures must comply with the RD zone property development standards under Table 17.28.040, including all applicable zoning code provisions, design guidelines and 2021 Covina Multifamily Objective Design Standards.

(click here to view the full table)

(Ord. 21-09 § 4 (Exh. A), 2021)

The exterior and roof of all enclosed room additions to existing buildings shall be the same as or similar to the architecture and materials of the existing building. Reasonable variations in design are permitted, subject to the approval of the director. (Ord. 21-09 § 4 (Exh. A), 2021)

The structures listed in Table 17.28.060, Allowed Projections Above Height Limits, may exceed the maximum permitted building height in the RD zone, subject to the limitations stated. Further, no portion of a structure exceeding the building height limit may contain habitable area. Additional height above this limit may be approved with a conditional use permit, in compliance with the provisions of Chapter 17.62 CMC.

(Ord. 21-09 § 4 (Exh. A), 2021)

The following development standards shall apply to the medium density (seven to 14 dwelling units per acre) residential development including single-family detached or single-family attached or zero lot line. In addition to the development standards of this section, all small lot single-family development shall comply with CMC § 17.28.080 (Multifamily residential supplemental regulations) and Multifamily Covina Objective Design Standards (2021).

• A. Dwelling Placement.

  1. Small lot development may include center-plot or zero lot line configurations.

  2. Zero lot line development shall place a detached single-family dwelling adjacent to one interior side lot line with zero feet required setback while maintaining a 10-foot setback on the other side. The interior side lot line where the dwelling has zero building setback is a common property line shared with the adjacent property owner.

  3. The opposite 10-foot side yard shall be permanently maintained free of any obstructions other than a required solid decorative masonry garden wall that shall be architecturally treated on both sides and be subject to the approval of the director. The masonry wall shall intersect with the rear property line.

• B. Maintenance Easement.

  1. Provide a permanent five-foot-wide maintenance easement along the interior zero lot line for the length of the lot depth to maintain and repair structures and fences or walls.

  2. Easements shall be shown on the parcel or tract map and incorporated into each deed, transferring title to the subject property.

• C. Roof and Eave Design. Design the roofs of the structures to ensure that water runoff from the dwelling located on the common lot line is limited to the easement area. The eaves shall not be less than three feet from the property line.

• D. Development Standards. Table 17.28.070(D) shows the development standards for small lot development. Non-fee simple housing such as condominiums would be exempt from minimum lot requirements. Building setback requirements are for public or private streets.

• E. Outdoor Open Space. Each dwelling shall have a minimum of 400 square feet of private usable outdoor open space, with a minimum dimension of 10 feet.

• F. Private Streets or Alleys. Private streets or alleys may provide vehicular access to individual units and provide waste collection and other public or private services. No parking is allowed within the alleys.

• G. Projections Prohibited. Structures or architectural elements shall not project over any property line. Porches or stoops may encroach in the front setback no more than five feet.

• H. Rights-of-Way. The zero side yard shall not be adjacent to any private or public street.

• I. Walls. Fences or walls along the zero lot line shall use solid decorative masonry or similar materials that are low maintenance, subject to the approval of the director.

• (Ord. 23-10 § 9, 2023; Ord. 21-09 § 4 (Exh. A), 2021)

A. Site Planning.

1. Neighborhood Compatibility. Design all multifamily development to be compatible with oneor two-story single-family detached homes and meet the following design standards:

   • a. Multifamily residential projects located across the street from single-family neighborhoods shall orient the following features toward the street: individual entries, patio areas, and landscaping.

   • b. Design the multifamily structures to transition in scale through height changes or stepbacks on the second or higher floors. The height of the portion of the multifamily structures within 50 feet of the common boundary of single-family homes shall be no greater than 25 feet.

   • c. Parking lot areas and carports shall not be located along single-family neighborhood street frontages.

• B. Access, Pedestrian Orientation, and Connections.

  1. The following standards apply to the design of pedestrian circulation and access within multifamily projects and the surrounding neighborhoods:

     • a. Pedestrian walkways shall connect all buildings on a site to each other, on-site automobile and bicycle parking areas, and any on-site open space areas or pedestrian amenities.

     • b. An on-site walkway shall connect the primary building entry or entries to a public sidewalk along each street right-of-way.

     • c. Walkways shall be a minimum of four feet wide and paved with concrete.

  2. Access and Circulation, Including Fire Access.

     • a. Drive aisles or private streets minimum width is 25 feet.

     • b. Fire accessways minimum width is 28 feet. The accessway shall be free from any overhead obstruction and posted as a fire accessway with no parking permitted within 28 feet.

     • c. All drive aisles, private streets, or fire accessways shall have all-weather surfaces such as asphalt or concrete.

     • d. A fully dedicated and improved street or alley is acceptable as a fire accessway.

• C. Off-street parking shall follow the parking requirements outlined in Chapter 17.72 CMC and the 2021 Covina Multifamily Objective Design Standards.

• D. Common and Private Open Space.

  1. Common open space is required for all multifamily projects and must comply with the following standards:

     • a. Incorporate common open space into the site plan as a primary design feature and not just as remnant pieces of land used as open space. Centrally locate the common open space and position it within the nearest units' views, such that the residents can watch over the area.

     • b. Provide common open space at a rate of 120 square feet of open space per dwelling unit.

     • c. Common open space is open space used commonly by residents of a building. Common open space may be designed as one centralized open space area or may have several open space areas. Each common open space area shall have a minimum dimension of 15 feet in any direction and a minimum area of 300 square feet.

  • d. Common open space may have features as follows:

    • i. Patios with picnic tables.

    • ii. BBQ areas with shade structure(s).

• iii. Community gardens.

  - iv. Swimming pools or spas. Standards per subsection (P)(1) of this section. 
  
  - v. Natural open space area with benches for viewing, trails. 
  
  - vi. Play structures. 
  
  - vii. Sports courts (e.g., tennis, basketball, volleyball). Standards per subsection (P)(3) of this section. 
  
  - viii. Recreation building/pool house. Standards per subsection (P)(2) of this section. 
  
  - ix. Other active or passive recreation areas accessible to building residents and their visitors. 
  
  - x. Common open space features not listed above may be considered subject to planning commission review and approval. 
  

  • e. Multifamily developments up to 10 units are required to have at least one common open space feature.

  • f. Multifamily developments having between 10 and 50 units are required to have at least three common open space features.

  • g. Multifamily developments having over 50 to 100 units are required to have at least four common open space features.

  • h. For each 50 units above the first 100 units, another set of four common open space features shall be provided.

  • i. Common open space shall not include driveways, pedestrian access to units from common pedestrian walkways, parking areas, private open space, or required front, side, or rear setback areas.

  • j. A minimum of 60 percent of the common open space must be landscaped areas or gardens.

  • k. Common open space does not include the front, side, street side and rear yards areas.

2. Private open space is required for all multifamily projects and must comply with the following standards:

   • a. Provide private open space at a rate of 100 square feet per each unit.

   • b. Private open space may be a combination of ground-level patios and balconies.

   • c. Ground level patios or balconies must have one minimum dimension of not less than seven feet.

   • d. Delineate private outdoor space by a wall, fence, or hedge.

   • e. Private open space is a usable open space adjoining and directly accessible to a dwelling unit, reserved for the exclusive use of residents of the dwelling unit and their guests. Examples include patios, screened decks, or balconies.

     • f. Use accent elements to demarcate pedestrian entrances to a multifamily development and common open space areas on the interior of a project site. Accent elements shall include the following: wood trellises, arches, arbors, columns, or low monument features.

• E. Landscaping.

  1. Landscaping around the building perimeter is required at a rate of one tree per 20 lineal feet.

  2. Within the landscaped area between the right-of-way and buildings, plant trees at a rate of one tree for every 20 square feet of landscaped area. Locate trees between four and 10 feet from the back of the sidewalk. The landscaped area shall include shrubs, ground covers, other natural growth, storm water quality features, and drainage treatments.

  3. Plantings shall not exceed 42 inches (three and one-half feet in height) within the required front yard setback.

4. All planting areas, plant materials, and irrigation shall conform with the city's water-efficient landscaping regulations.

   5. Landscaping and open space shall follow the building type standards in 2021 Covina Multifamily Objective Design Standards.

• F. Fences, Walls and Hedges.

  1. Fences, walls, hedges, and similar structures are limited to a maximum height as follows:

2. Design of Fences and Walls.

   • a. All wall and fence designs shall integrate materials and details used on the primary buildings (e.g., pilasters, stonework, wrought iron, or colors).

   • b. Construct walls with decorative masonry materials, such as but not limited to enhanced precision block, split-face block, or material of similar appearance, maintenance, and structural durability.

• c. Fences may use wood or vinyl, subject to the approval of the director. Chain link fence material is prohibited.

• d. Fences and walls located along the side or rear property lines which are not along street frontages shall be solid fences or walls. Open fences, which feature wrought iron/tubular steel, may be permitted to capture scenic views offered by a property line that adjoins a permanent open space area and where the yard does not require screening.

• e. Fencing between private yards and common open spaces shall have a minimum height of four feet and a maximum height of six feet.

• f. Where screening is necessary as part of the site design, block walls may be constructed within the front yard setback and along the street frontage but must be decorative masonry, have a decorative cap, and feature a landscape setback.

• g. At street intersections, structures located on a property at any corner from intersecting streets may not exceed a height of three feet within the vision triangle formed by drawing imaginary lines between points 30 feet from where the curb lines of the intersection quadrant meet.

Figure 17.28.10: Visibility at Intersections

==> picture [463 x 275] intentionally omitted <==

• G. Screening Parking Areas.

1. Parking areas, covered and uncovered, must be screened from view from public rights-ofway with landscaping. Landscape screening includes such features as but not limited to ground cover, shrubs, and trees, a planted earth berm (no greater than two feet in height), hedges, walls, or some combination of these.

   2. Provide a perimeter landscaped strip at least five feet wide for any parking area adjacent to the side or rear property line. The perimeter landscaped strip may be within the required setback area.

• H. Screening of Accessory Features and Refuse Storage Areas.

  1. Screening of Accessory Features. Screen exterior trash, refuse storage, utility boxes, and electric and gas meters from the public rights-of-way with landscaping, fences, or walls, or a combination of these.

  2. Refuse Storage Areas.

     • a. Developments with attached garages may have individual refuse containers. Anticipate storage for three refuse containers for each dwelling unit. Refuse containers must be provided with a location to be stored for trash pickup day, which is out of view from pedestrian walkways and internal and external roadways.

     • b. Developments without attached garages shall have shared refuse dumpsters within enclosures or buildings. The applicant shall provide the city with information from the refuse pickup provider verifying the size and number of dumpsters required by the projects.

     • c. Design refuse enclosures according to city standards and specifications. Roof covering and drainage is required. The enclosure walls shall have decorative materials such as concrete or solid masonry with a solid gate of durable wood, metal, or approved material, subject to the approval of the director.

     • d. Locate refuse enclosures to be easily accessible for trash pickup.

     • e. No refuse dumpsters shall be under an eave overhang.

• I. Storage Areas. Provide a minimum 175 cubic feet of storage area within garages. The minimum dimension of this storage shall be four feet.

• J. Sustainability.

  1. New development must achieve the mandatory elements of CALGreen as required by state law but should seek opportunities to exceed, pursue, and achieve CALGreen Tier 1 or 2.

  2. Parking spaces specifically designated and conveniently located for fuel-efficient vehicles shall be provided in conjunction with development projects in compliance with regulations contained in CALGreen Title 24, Part 11.

• K. Lighting.

  1. Provide illumination for all entryways, pathways, open spaces, and parking lots per city standards.

  2. Use high-efficiency, warm white light.

  3. Arrange lighting to reflect or direct light away from adjacent residential properties.

  4. Provide lighting at refuse enclosures for nighttime security and use.

  5. Average one foot-candle minimum and maximum. Provide photometric diagram.

  6. The maximum height of the freestanding light pole and fixtures is 20 feet, measured from the finished base to the top of the pole or light fixture.

• L. Signs.

1. Address signs indicating the street address number, not to exceed one square foot in size and four feet in height above ground. Limit to one such sign per lot per street frontage.

   2. Display of Building Addresses for Multifamily Development.

      • a. Street address numbers shall have a minimum of six-inch up to a maximum of eightinch numbers or letters.

      • b. Place street address numbers no higher than the second-story plate, between 15 feet and 20 feet.

   3. On-site directional signs, not to exceed two square feet in area or three feet in height.

   4. The development of more than eight units must have a sign program, subject to the approval of the director.

   5. On-site construction, real estate, and subdivision signs; provided, that they are removed within 30 days after the sale, lease, or completion of construction, per the following:

      • a. Construction signs are not to exceed 32 square feet in size, six feet in height, nor more than one sign per street frontage.

      • b. Real estate signs are not to exceed six square feet in size if the site is one acre in size or less, or 16 square feet in size if the site is larger than one acre. The maximum height is six feet. One real estate sign is allowed per parcel or development, plus an additional real estate sign for every 350 feet of street frontage. Real estate signs can advertise only the sale, lease, or hire of the premises on which they are located.

      • c. Subdivision signs are not to exceed 16 square feet in size and six feet in height. One subdivision sign may be located at each entrance to the subdivision, plus an additional sign for every 350 feet of street frontage.

   6. Signs for Conditionally Allowed Uses Such as Churches and Educational Institutions.

      • a. Chapter 17.62 CMC, Conditional Use Permits, shall apply for any proposed signage and subject to director approval.

      • b. One wall sign not to exceed five percent of the area of the first story height of the building or a maximum of 50 square feet, whichever is greater.

      • c. One monument sign not to exceed a maximum 20 square feet in area and maximum six feet in height.

      • d. In lieu of one wall sign and one monument sign, the director may approve one monument sign not to exceed maximum 50 square feet in area and maximum eight feet in height.

      • e. All signs shall be designed with same as or similar to the architecture and materials of the existing building and in harmony with the surrounding residential area.

      • f. One pedestrian-oriented information sign not to exceed 16 square feet in area.

      • g. Directional and traffic safety signs not exceeding a maximum of 16 square feet in area and a maximum height of four feet as determined necessary by the director.

• M. Utility Services.

  1. All utility services shall be underground.

  2. All utility laterals for condominiums, townhouses, and community apartments shall access each unit from the common yard area.

  3. All utility of the development shall comply with the provisions of CMC § 17.64.120 and 17.64.130 .

• N. Street improvements shall comply with the provisions of CMC § 17.64.120 and 17.64.130 .

• O. Variance for minor deviation shall comply with the provisions of CMC § 17.78.160 .

• P. Accessory Uses and Structures.

  1. Swimming Pools and Spas.

     • a. No swimming pools and spas allowed within the required front yard setback.

     • b. A minimum 10-foot setback from the street side property line. Where a masonry subdivision perimeter wall encloses the parcel, the street side setback is five feet.

     • c. A minimum five-foot setback from the interior side or rear property line.

     • d. Swimming pools or spas must have a separation of a minimum of five feet from the exterior wall of any dwelling unit.

     • e. Filter, Heating, and Maintenance Systems. All filter, heating, and maintenance systems and equipment shall not locate within any required setback adjacent to a public street, or within five feet of an interior side or rear property line, or within 10 feet of the living area of any dwelling unit on an adjacent parcel unless located entirely within a soundproof enclosure.

  2. Recreation Building/Pool House.

     • a. A pool house or cabana may be approved in conjunction with a proposed pool; provided, that the use of the building is simultaneous with the completion of the pool.

     • b. A pool house or cabana shall be limited to one story and not exceed 800 square feet.

     • c. There shall be no kitchen or cooking facilities within a pool house/cabana but may include a bar sink and under-counter refrigerator.

  3. Recreation Courts Such as Tennis and Basketball.

     • a. The minimum parcel size to have a recreation court is 10,000 square feet.

     • b. No recreation court shall be allowed within any yard or setback area.

     • c. No more than 30 percent of the usable landscaped open space requirement and outdoor living shall be devoted to recreation court.

     • d. Install a six-foot-high solid masonry wall on the property line between any recreation court and adjacent property. Provide landscaping within the setback area to screen the recreation court fence.

     • e. The height of any recreation court fence shall not exceed 10 feet above the court surface.

  4. Laundry Facilities.

     • a. All multifamily units shall have their own private laundry space in each unit. A shared facility within the building or property may be allowed, subject to the approval of the director.

     • b. All outdoor clothes-drying areas shall be screened from all sides by landscaped screen, fence, or wall not less than six feet in height.

• (Ord. 23-10 §§ 10, 11, 2023; Ord. 21-09 § 4 (Exh. A), 2021)

• A. Building Types for Medium Residential Density. The building types in the medium density range include duplexes, triplexes, fourplexes, bungalow courts, and mansion apartments. The

characteristics of these building types are defined in the Covina Multifamily Objective Design Standards document (2021).

• B. Building Types for High Residential Density. The building types in the high density range include courtyard buildings, townhouses, stacked flats, and live-work units within a mixed-use development that includes residential units. The characteristics of these building types are defined in the Covina Multifamily Objective Design Standards document (2021).

• C. General Building Design and Site Design Standards. All multifamily housing units shall comply with the general building design and site design standards in the Covina Multifamily Objective Design Standards document (2021).

• (Ord. 21-09 § 4 (Exh. A), 2021)

• A. Applications. All applicable provisions of CMC Title 16, Subdivisions, shall apply.

• B. Condominium conversions shall comply with Chapter 16.12 CMC, Common Interest Development Conversions.

• (Ord. 21-09 § 4 (Exh. A), 2021)

• A. Lighting. The operation of uses, activities, and processes must not produce significant and direct glare beyond the property's boundaries, negatively impacting adjacent properties.

• B. Noise. All land uses and their associated activities shall comply with Chapter 9.40 CMC, Noise.

• C. Conditions to Use. The following standards shall apply to the use and structures in the RD zone:

  1. Maintain all required fences and walls in good condition and provide proper repair at all times.

  2. Require routine and proper maintenance of all swimming pools.

  3. Corner Cutback Requirements. Maintain the plants or materials in such a condition that they would not cause a visual obstruction in these areas.

  4. Maintain off-street parking areas and the access in good condition. Striping must be in a visible state.

  5. Maintenance of all safety devices and signs in working condition is required.

  6. The property owner is responsible for maintaining all trash, garbage, and refuse enclosures as provided in this chapter. The deposit and storage of trash shall not cause nuisance problems such as harboring rodents or insects.

  7. The property owner shall maintain all landscaping areas on site and the contiguous planted areas within the public right-of-way except for street trees. Replace any damaged, dead, diseased, or decaying plant materials within 30 days from the date of damage.

  8. Changes in the landscaping areas, architectural features, buildings, and structural elements are not allowed without an amendment to the site plan and architectural review.

9. RV storage and parking, outdoor storage, and use of containers for storage are not allowed.

(Ord. 21-09 § 4 (Exh. A), 2021)

Submittal of new construction, additions and alterations to existing structures, and accessory structures shall comply with those requirements described in Chapter 17.64 CMC, Site Plan Review, and any other requirements as deemed necessary by the director. (Ord. 21-09 § 4 (Exh. A), 2021)

• A. Review Process. The review process from CMC § 17.64.060 shall apply. The review and approval process for eligible SB 35 housing projects will follow Government Code Section 65913.4 .

• B. Applicant's Responsibility. The applicant is responsible to prepare and submit plans, materials, studies and reports according to the city's submittal checklists. All plans, materials, studies, and reports must be stamped and signed by licensed professionals.

• C. Approval Authority.

  1. Director's Authority.

     • a. The director shall review all project applications and submittals, and, within 30 days, determine if they are deemed complete. The director may require additional information and details, as appropriate.

     • b. When deemed complete under the requirements of CMC § 17.64.040 , the director shall review the project application for compliance with the California Environmental Quality Act and make an environmental determination. During this period, the director shall distribute the project application to appropriate city departments and public agencies for review and comment.

     • c. The director will schedule and notice the planning commission meeting to approve or deny the application after completing CEQA clearance review procedures.

     • d. The director has the authority to administer, interpret, and enforce all development and design standards and requirements of this chapter.

     • e. The director's determination regarding the application's completeness may be appealed to the planning commission.

     • f. The director shall have authority to approve, approve with conditions, or deny new residential projects that are four units or less, additions or alterations to existing structures or units, and the addition of accessory structures.

     • g. The director shall have the authority to approve eligible SB 35 housing development for a project that has 10 units or less.

  2. Planning Commission's Authority.

     • a. The planning commission shall have the authority to approve, approve with conditions or deny any new subdivisions, new residential projects with five or more units.

     • b. Approval, conditional approval, or denial of the project application shall be effective 10 calendar days from the date of the planning commission's action, unless appealed to the city council.

     • c. The planning commission shall have the authority to approve eligible SB 35 housing development for a project with 11 or more units and without a public hearing. The planning commission's review shall be limited to determining whether the SB 35 housing development conforms with the multifamily design standards in this chapter and the 2021 Covina Multifamily Objective Design Standards.

• D. Appeal Process and Procedures.

  1. The decision of the director shall be final unless appealed to the planning commission. Such appeal shall be filed with the director within 10 calendar days after the decision. The planning commission shall review the project application and may affirm, reverse, or modify the director's decision.

2. The decision of the planning commission shall be final unless appealed to the city council. Such appeal shall be filed with the city clerk within 10 calendar days after the decision. The city council may affirm, reverse, or modify the planning commission's decision. The decision of the city council on such appeal shall be final.

   3. All appeals shall be made in writing, shall be filed during normal business hours at the designated location with the city clerk, and shall specify the decision appealed from, the specific action or relief sought by the appellant in the appeal, and the reasons why the action taken by the planning commission should be modified or reversed. All appeals are subject to public hearings.

   4. All appeals shall be accompanied by a deposit or fee required by city council resolution or ordinance.

• (Ord. 21-09 § 4 (Exh. A), 2021)

In addition to the findings described in CMC § 17.64.070 , the director or the planning commission shall make the following findings. The director or the planning commission shall impose conditions of approval as deemed necessary to address the following: protect the public health, safety, and general welfare; to secure a development which is in harmony with other developments in the area; to minimize all undesirable or unsightly appearance; and to provide an orderly and visually aesthetic development within the intent of this chapter.

• A. All provisions of this title are complied with.

• B. The design of the new development will preserve, protect, and enhance the character of residential neighborhoods, and provide a physical environment that contributes to and enhances the quality of life of city residents; and

• C. The scale and design of new development and alterations to existing structures are compatible with surrounding homes and appropriate to the site's physical characteristics and the area where the project is proposed.

• D. The landscaping is incorporated in such a way as to complement the overall development, to enhance visual interest and appeal, and to soften bolder architectural features.

• E. The development is in keeping with existing quality improvements in the area, in harmony with the area's future development, will not be detrimental to surrounding properties nor diminish the value thereof, and comply with the general plan.

• F. The development complies with the provisions for utilities and street improvements under CMC § 17.64.120 and 17.64.130 .

• (Ord. 21-09 § 4 (Exh. A), 2021)

Chapter 17.30. R-TP RESIDENTIAL ZONE (TRAILER AND MOBILE HOME PARKS)

This zone is created to provide the accommodation of residential trailers in planned, integrated trailers parks. ("Trailer" as used herein is deemed to refer to a residential trailer.) (1964 Code Appx. A § 5.00)

Buildings, structures and lands shall be used, and buildings and structures shall hereinafter be erected, structurally altered or enlarged only for the following uses, plus such other uses as the commission and council may deem (pursuant to Chapter 17.60 CMC) to be similar and not more obnoxious or detrimental to the public health, safety and welfare. All uses shall be subject to the property development standards in CMC § 17.30.050 through 17.30.230 :

• A. Residential trailers;

• B. Incidental uses directly related to the needs of trailer park residents, including only the following:

  1. Office,

  2. Laundry and rest room facilities,

  3. Recreation facilities,

  4. Not more than two dwelling units per trailer park, for the owner, operator and/or one employee of the trailer park,

5. Sales of items related to maintenance and operation of trailers within the park; provided, there shall be no sign visible from a street advertising such sales.

(1964 Code Appx. A § 5.01)

The following uses may be permitted subject to a conditional use permit as provided for in Chapter 17.62 CMC:

• A. Private dance.

(1964 Code Appx. A § 5.02)

The following uses are expressly prohibited in the R-TP zone, except as otherwise provided in CMC § 17.30.020 :

• A. Commercial uses;

• B. Industrial uses;

• C. Dwellings.

(1964 Code Appx. A § 5.03)

The property development standards contained in CMC § 17.30.060 through 17.30.230 shall apply to all land and buildings in the R-TP zone. (1964 Code Appx. A § 5.04)

Each trailer space shall have a minimum area of 1,500 square feet. (1964 Code Appx. A § 5.04)

Each trailer space shall be not less than 30 feet in width. (1964 Code Appx. A § 5.04)

The exterior and roof of all enclosed room additions to existing buildings shall be the same as or similar to the architecture and materials of the existing building. Reasonable variations in design shall be permitted upon approval of the planning director. (Ord. 1315 § 4, 1975)

There shall be a minimum of 2,400 square feet of trailer park area for each trailer space provided on the site. This space ratio shall include access, trailer parking, automobile parking, outbuilding space, and recreational areas.

(1964 Code Appx. A § 5.04)

No building or structure erected in this zone shall have a height greater than two and one-half stories or 35 feet, whichever is less. (1964 Code Appx. A § 5.04)

The provisions of the R-1-7500 zone, CMC § 17.26.100 , shall apply. (1964 Code Appx. A § 5.04)

The provisions of the R-1-7500 zone, CMC § 17.26.110 , shall apply. (1964 Code Appx. A § 5.04)

Each trailer park shall have a front yard of 25 feet abutting a dedicated street. The yard shall be landscaped and maintained.

(1964 Code Appx. A § 5.04)

• A. There shall be a side yard of not less than five feet on each side of the trailer park not abutting a street. The side yard may be used for access or parking.

• B. Where a trailer park sides on a street, there shall be a side yard abutting the street of not less than 15 feet; however, if the trailer park side is in the same block frontage with a residential or agricultural zone, the yard shall be the same as that required for the residential or agricultural zone. An alley shall be deemed to define a block frontage for purposes of this section. Side yards abutting streets shall be landscaped and maintained.

(1964 Code Appx. A § 5.04)

Each trailer park shall have a rear yard of not less than 25 feet. The yard may be used for access or parking.

(1964 Code Appx. A § 5.04)

• A. There shall be a space of not less than 10 feet in width between a trailer and any cabana, ramada or other similar permanent accessory structure related to another trailer.

• B. There shall be a space not less than 20 feet in width between a trailer and any permitted building, except transformer or meter structures.

• C. There shall be a space not less than 10 feet in width between a vehicular accessway and a trailer which sides on the accessway, and not less than two and one-half feet between such vehicular accessway and the end of the trailer or the end of the towing bar, whichever the case may be.

(1964 Code Appx. A § 5.04)

• A. The provisions of the R-1-7500 zone, CMC § 17.26.180 through 17.26.210 , shall apply, except that for swimming pool areas the provisions of the RD-3000 zone shall apply.

• B. In addition, where the R-TP zone abuts any residential or agricultural zone, a solid masonry wall not less than five feet nor more than six feet in height shall be erected on the zone boundary. The wall shall be reduced to not more than three feet in height in the required yard area abutting a street and shall comply with the corner cutback provisions of the R-1-7500 zone, CMC § 17.26.200 and 17.26.210 .

• C. Where the R-TP zone abuts a street or alley, the planning director may, at the time of site plan review, require a wall or fence on the yard setback line when deemed necessary to protect the health, safety and welfare.

• (1964 Code Appx. A § 5.04)

The provisions of CMC § 17.72.010 through 17.72.120 shall apply. (1964 Code Appx. A § 5.04)

• A. The provisions of the R-1-7500 zone, CMC § 17.26.230 through 17.26.250 , shall apply.

• B. There shall be an accessway of not less than 30 feet in width from the street or alley to each trailer space, the way to be for both pedestrian and vehicular access with not less than 25 feet reserved for vehicular access and not less than five feet reserved for pedestrian walkways. The five-foot pedestrian walkways may be provided by two-and-one-half-foot walkways on either side of the vehicular way. No parking shall be permitted in the required accessway.

• C. There shall be a paved turning area in the trailer park to permit motor vehicles to head into a dedicated street or alley.

(1964 Code Appx. A § 5.04)

CMC § 17.30.190 through 17.30.210 shall include as part of their provisions those portions of existing codes and ordinances which relate to the erection and maintenance of signs and outdoor advertising structures as are not in conflict herewith.

Signs and other commercial advertising shall be permitted in this zone only as provided in CMC § 17.30.200 and 17.30.210 . (1964 Code Appx. A § 5.04)

The following signs shall be permitted, subject to the standards in CMC § 17.30.210 :

• A. Identification signs which advertise the trailer park, provided they are located on the subject property. The signs shall not exceed one square foot of area for each lineal foot of frontage along the street from which there is access to the trailer park; provided, that signs for any one trailer park shall not exceed 100 square feet of sign area on any one frontage;

• B. Directional signs related to the location of trailers and facilities on the premises, provided they are located on the subject property. The signs shall not exceed 10 square feet in area;

• C. "For Rent," "For Sale," "Vacancy" and similar signs, provided they are posted on the subject lot or on a building thereon by the owner or his authorized agent. The signs shall not exceed six square feet in area and there shall be not more than one such sign for any one trailer park;

• D. Nameplates, not exceeding one square foot in area. (1964 Code Appx. A § 5.04)

The following standards and conditions shall apply to all signs:

• A. Signs shall in no way endanger the health and safety by causing distraction to operators of motor vehicles on the streets and highways. Location, lighting and color of signs shall be such as to cause no confusion with public signs or traffic signals. No blinking, flashing or animated signs visible from any street or highway shall be permitted;

• B. Signs shall not be located in any required yard area and shall not exceed the height provisions of this zone;

• C. Lighting shall be so arranged as to reflect the light away from adjoining premises. (1964 Code Appx. A § 5.04)

There are no requirements on this subject in this zone. (1964 Code Appx. A § 5.04)

The minimum amount of land that may be zoned R-TP in any one location shall be two and one-half acres.

(1964 Code Appx. A § 5.04)

• A. Each trailer park shall be connected to a sanitary sewer when such facilities are deemed by the public works director to be available. Each trailer space shall have a connection to the sanitary sewer line.

• B. Trailers that cannot be connected to a sanitary sewer line shall not be permitted. (1964 Code Appx. A § 5.05)

• A. No accessory building shall be constructed as a permanent part of a trailer. Only cloth awning or similar temporary device may be attached to a trailer.

• B. Cabanas, armadas and other similar permanent structures may be erected in conjunction with a trailer space; provided, that in no case may a cabana or ramada be closer than 10 feet to any trailer other than the one it is designed to serve, or to any other cabana or ramada.

• (1964 Code Appx. A § 5.05)

The provisions of Chapter 17.64 CMC shall apply. (1964 Code Appx. A § 5.05)

Chapter 17.31. AFFORDABLE HOUSING AND MIXEDUSE OVERLAY DISTRICT (AHMUOD)

• A. The purpose of this affordable housing and mixed-use overlay district (AHMUOD) is to encourage the development of housing, and especially affordable housing, as a means of meeting the city's obligations under state law to provide opportunities for housing developments in accordance with the Regional Housing Needs Assessment (RHNA) and the city's RHNA allocation.

• B. The AHMUOD is an overlay zone. Uses allowed in the underlying zoning classification will continue to be allowed. The AHMUOD provides the city with the necessary regulatory standards and procedures that are flexible enough to review and approve future mixed-use developments or 100 percent residential projects that benefit the city and future applicants. Applicants can choose to comply with either: (1) the development and design standards and requirements established with the underlying zoning classification per the existing zoning code; or (2) the development and design standards and requirements described in this chapter.

• C. Property classified with the AHMUOD shall be identified on the city's official zoning map by both the underlying zone and the AHMUOD by listing the (AHMUOD) classification with parentheses after the underlying zoning classification.

• (Ord. 22-12 § 4 (Exh. A), 2022)

• A. Lower Income Households.

The term "lower income households" shall have the same meaning as that term is defined in Health and Safety Code Section 50079.5 .

• B. Total Units.

The term "total units" shall have the same meaning as that term is defined in Government Code Section 65915 .

• (Ord. 22-12 § 4 (Exh. A), 2022)

• A. Mixed-use projects developed pursuant to this AHMUOD shall comply with all provisions of CMC § 17.59.030 through 17.59.080 , inclusive, except that projects seeking approval under this chapter shall include at least 50 percent of the total gross floor area of the project for residential use and the minimum density standard for a site less than one acre identified in CMC § 17.59.060(A)(2)(a)(i) shall be 20 units per acre.

• B. Mixed-use projects seeking approval under this chapter shall proceed through the approval process outlined in CMC § 17.59.100 , unless the proposed project includes at least 20 percent of the total units as affordable for lower income households, in which case the approval process in CMC § 17.31.050 applies.

• (Ord. 22-12 § 4 (Exh. A), 2022)

• A. Any property designated with AHMUOD may develop a stand-alone (100 percent) residential development, subject to the following requirements:

  1. The residential density shall be a minimum of 22 and a maximum of 40 dwelling units per net acre.

  2. Except as required in this section, all regulations and standards of the RD residential zone (multiple-family) pursuant to Chapter 17.28 CMC and the adopted multifamily objective design standards pursuant to Ordinance 21-09 shall apply. In the case of a conflict, the standards included in this section shall control.

  3. The project shall comply with all of the following objective design and architectural standards:

     • a. Porches, Entries, Balconies, Patios, and Terraces.

       • i. Front porches and individual entries shall face the street or common open space.

       • ii. All ground-level units shall include an individual entry, porch, patio, or terrace.

       • iii. A minimum of 50 percent of the upper-story units shall include a balcony or terrace.

     • b. Site Planning and Parking.

       • i. Any surface parking areas shall include at least two of the following shade elements: trees, vine-covered trellises, and overhead solar panels.

       • ii. A cluster or a row of units shall have a lateral shift or a complete break of at least three feet every three units to avoid one continuous monotonous building setback.

     • c. Architectural Standards.

       • i. Eliminate large blank exterior walls by providing varied building plane articulation. A long continuous building plane of up to 30 feet in length must have a three-foot recess or pop-out architectural feature.

       • ii. Incorporate into building facades at least four of the following human-scale detailing features: reveals, belt courses, cornices, structural and architectural bays, recessed windows or doors, mullions, awnings, covered arcades or porticos, arched columns.

       • iii. Provide vertical roof plane variation. Rooflines shall be vertically articulated at least every 48 feet along the street frontage through one of the following techniques: a change in wall or roof height of a minimum of four feet; a change in roof pitch; a change in roof form with respect to the direction of slopes, or the inclusion of dormers, towers, or parapets.

       • iv. Provide nonhabitable front porches and/or patios, which may project into the front yard setback by five feet. Area of the front porch shall be a minimum of 45 square feet.

       • v. Incorporate at least three of the following building materials into each building: stucco, tiles, culture stones or brick veneer, wood or simulated wood sidings, or authentic and natural (granite) river rock.

       • vi. Employ at least three of the following accent materials/features into each building: tile insets, terra-cotta, natural or cultured stone medallions, roof cornices, brackets, window trims.

• vii. Buildings that are three stories or taller and wider than 30 feet shall be designed to differentiate the ground floor, middle body (i.e., all of the floors between the ground floor and top floor or cornice/parapet cap), and the top floor or cornice/parapet cap. Each of these elements shall be distinguished from one another through the use of all of these techniques: variation in building modulation for a minimum of 70 percent of the length of the facade through changes in wall planes that protrude or recess with a minimum dimension of three feet; variation in facade materials through the use of at least two of the following: size, texture, pattern, or color; and variation in fenestration, through the following: incorporating a step-back, recession or projection with a minimum depth of three feet, and a change in surface area occupied by windows, doors, balconies, or trim by a minimum of 15 percent.

  • d. Landscaping design and density shall incorporate the following features and requirements:

    • i. One tree per 30 lineal feet of building perimeter and project boundaries.

    • ii. Fifteen-gallon minimum for tree size; 30 percent of the total trees at 24-inch boxsize trees; five-gallon size shrubs; and ground cover at 12 inches on center.

    • iii. Provide a mix of 35 percent evergreen trees, 35 percent deciduous trees and 30 percent flowering accent trees.

    • iv. Provide evergreen trees for shade along the south and west sides, and deciduous trees along the north and east sides.

    • v. Provide evergreen and canopy shade trees for parking areas. Plant parking lot trees at a rate of one tree per seven parking spaces and provide shade for over 50 percent of the parking area within 15 years (CALGreen Code).

    • vi. Use drought-tolerant planting and water-efficient irrigation.

    • vii. Require special paving material such as interlocking pavers or stamped, integral colored concrete with patterns, or equivalent, for hardscape within common open space.

• B. The proposed project shall reserve at least 10 percent of the total units in the project as affordable housing for lower income households. Affordable units shall be constructed concurrently with or prior to the construction of market-rate units.

• C. The units shall be made available at an affordable housing cost in accordance with Government Code Section 65915 , including, but not limited to, the requirement that rental units that are reserved as affordable housing be made available as such for at least 55 years from the date of certificate of occupancy, and for-sale units shall be reserved as affordable housing for at least 45 years from the date of occupancy.

• D. All affordable housing units, rental or for-sale, must be restricted by an agreement with the city to ensure the continued affordability of all affordable units, in compliance with Government Code Section 65915 . The applicant shall provide evidence that such agreement has been recorded against all properties subject to this restriction before issuance of a building permit.

• E. Nothing in this section shall be construed as replacing Government Code Section 65915 or CMC § 17.33.020 .

• F. Stand-alone residential projects seeking approval under this chapter shall proceed through the approval process outlined in CMC § 17.59.100 unless the proposed project includes at least 20 percent of the total units as affordable for lower income households, in which case the approval process in CMC § 17.31.050 applies.

• (Ord. 23-11 §§ 10, 11, 2023; Ord. 22-12 § 4 (Exh. A), 2022)

• A. Ministerial Review (By-Right) and Approval Process. Eligible housing projects, including mixeduse housing projects, that contain 20 percent of the total units for lower income households shall be approved ministerially by the director. All applications for streamlined ministerial review process shall be accompanied by materials as required by the director to verify compliance with the requirements of this section. For mixed-use projects, the project shall comply with all requirements in CMC § 17.59.030 through 17.59.080 . For stand-alone residential projects, the project shall comply with all requirements in CMC § 17.31.040 except 17.31.040(B).

• B. Affordable housing units shall be constructed concurrently with, or prior to, the market-rate units. The units shall be made available at an affordable housing cost in accordance with Government Code Section 65915 , including, but not limited to, the requirement that rental units that are reserved as affordable housing be made available as such for at least 55 years from the date of certificate of occupancy, and for-sale units shall be reserved as affordable housing for at least 45 years from the date of occupancy.

• C. All affordable housing units, rental or for-sale, must be restricted by an agreement with the city to ensure the continued affordability of all affordable units, in compliance with Government Code Section 65915 . The applicant shall provide evidence that such agreement has been recorded against all properties subject to this restriction before issuance of a building permit.

• D. Nothing in this section shall be construed as replacing Government Code Section 65915 or CMC § 17.33.020 .

• E. Tribal Cultural Resources. Projects eligible for ministerial approval pursuant to this section are exempt from the California Environmental Quality Act, but must comply with the requirements of California Native American Tribal Consultation in Government Code Sections 65913.4(b)(1) through (b)(8) , as those sections may be amended from time to time.

  1. Upon receipt of an application, city staff shall engage in a scoping consultation regarding the project with any California Native American Tribe that is traditionally and culturally affiliated with the geographic area of the city, within 30 calendar days of receiving the application.

  2. If, after concluding the scoping consultation, the city determines there is no impact to tribal cultural resources, the project will follow a ministerial review and approval process. If, after concluding the scoping consultation, the city determines there is potential impact to a tribal cultural resource, the developer shall enter into an enforceable agreement between the California Native American tribe(s) and developer on methods, measures, and conditions for tribal cultural resource treatment. The city shall not approve the project until the applicant has submitted fully executed agreement(s) with all California Native American tribe(s) whose tribal cultural resources may be impacted by the project.

eveloper shall enter into an enforceable agreement between the California Native American tribe(s) and developer on methods, measures, and conditions for tribal cultural resource treatment. The city shall not approve the project until the applicant has submitted fully executed agreement(s) with all California Native American tribe(s) whose tribal cultural resources may be impacted by the project.

• F. Projects developed pursuant to the process provided by this section shall comply with all of the following:

  1. The project is required to annex into Community Facilities District 2007-01 (the "CFD") for the purpose of financing the project's proportionate share of the cost for police response, fire and emergency medical response, and park services. The applicant shall petition the city to annex to the city's existing CFD under the California Mello-Roos Community Facilities Act (Government Code Section 53311 et seq.) (the "Act"). The applicant agrees to cooperate and not to oppose annexation to the CFD for purposes set forth above. This annexation shall be completed prior to issuance of building permits.

2. The project shall be annexed into the existing landscape district and lighting district, which shall be completed prior to issuance of building permits.

3. The project shall pay development impact fees pursuant to Resolution 05-6475, prior to the release of the first dwelling unit for the project.

4. If the project includes a subdivision, the project shall be subject to park (Quimby) impact fees to the city for public parkland in accordance with Chapter 16.28 CMC (Park Dedication and In-Lieu Fee Regulations).

5. The project shall comply with Los Angeles County fire department codes and regulations.

6. The project shall comply with the latest adopted California Building Standards Code, and must comply with applicable federal and state accessibility requirements to and throughout the buildings, including compliance methods and structural details on the plans.

   • a. Demolition activities require an asbestos-containing materials (ACM) survey. (SCAQMD rule 1403). The ACM report shall be prepared by an accredited testing laboratory in accordance with applicable SCAQMD rules and regulations. Proof of notification to the South Coast Air Quality Management District (SCAQMD), office of operations, shall be submitted to the building division with the relevant permit application for all demolition activities. Contact the SCAQMD at the address or number below for more information. Once any demolition activity has adhered to the applicable notification requirements to the SCAQMD, a formal demolition plan and permit must be obtained from the building and safety division. SCAQMD Headquarters 21865 Copley Drive, Diamond Bar, CA, (909) 396-2381.

7. The project shall comply with the street improvements requirements in CMC § 17.64.130 .

   • a. The applicant shall provide a preliminary grading and drainage plan for the proposed development.

   • b. The applicant shall provide a traffic impact/VMT (vehicle miles traveled) analysis for the development.

• c. The applicant shall provide a sewer impact analysis for the development.

  • d. The applicant shall provide a preliminary hydrology/LID analysis for the development.

  • e. The applicant shall provide a soils and geologic report.

8. The project shall comply with public works environmental services requirements:

   • a. If the project redevelops an area greater than 5,000 square feet, storm water capture shall be required. A low-impact development (LID) plan shall be required, and must be approved by the city prior to the issuance of a grading permit. The LID plan will be reviewed by the city's storm water consultant, John L. Hunter & Associates. An LID review fee of $2,000 will apply.

   • b. SWPPP. If the project disturbs over one acre, and requires a storm water pollution prevention plan (SWPPP), the SWPPP must be uploaded to SMARTS and a WDID provided to the city prior to the approval of the LID plan.

   • c. Trash Collection. Each trash room must be able to accommodate a separate 65-gallon barrel for the collection of organic waste (food scraps and landscape waste), per state law.

   • d. Construction and Demolition. Seventy-five percent of construction and demolition debris must be recycled, per city Ordinance No. 18-03. Forms and a security deposit will be required.

   9. The project shall pay the applicable SB 50 development impact fees to the school district prior to issuance of the first building permit for production units.

   10. The project shall comply with the following Covina police department requirements:

   • a. Parking lot light fixtures and wall-mounted light fixtures shall be LED. Detailed plans to show compliance shall be submitted to police department and planning division for review and approval, prior to issuance of permit and prior to installation. The condition of approval shall be accomplished on or before opening.

   • b. Wayfinding signage shall be provided and submitted to police department and planning division for review and approval. Wayfinding signage shall have lighting as well. The condition of approval shall be accomplished on or before opening.

   • c. Signage stating vehicle code is enforceable must be posted at all entrances so that guests/visitors are aware of what will be enforced on the property. Police department to review signage. The condition of approval shall be accomplished on or before opening.

   • d. All landscaping should follow the two-foot, six-foot rule. All landscaping should be ground cover, two feet or less and lower tree canopies should be at six feet. This increases natural surveillance and eliminates hiding areas within landscaping. Tree canopies should not interfere with or block the lighting along sidewalks or parking lots. This creates shadows and areas of concealment. Planters will use plant species with limited growth. This is to ensure that maintenance does not become an issue and surveillance from the building is maintained.

   • e. The owners, operators, or managers must comply with all city codes and ordinances relating to police response and nuisance abatement conditions.

• f. Rolling driveway gates, and any pedestrian gate, shall have a keypad installed with current access code provided to police dispatch at (626) 384-5808.

  - g. The owners, operators, or managers shall, subject to approval by the police department, develop a plan to monitor the area surrounding the location for trash and other discarded items that impact public health and to maintain the cleanliness of the parking lots, sidewalks, and the property of adjacent business owners. 
  
  - h. The permittee and the operator of any business at the premises shall install, use, and maintain in good working condition a video security system capable of viewing and recording events at the premises as approved by the chief of police. The video security system shall be on and operating at all times by common areas, entrances and exits, and parking areas. The video security system shall be of such quality as to provide images of such a resolution as to clearly identify individuals for later identification. Security systems could deter and prevent public nuisances. Installation and approval shall occur prior to the release of the occupancy or approval of business license. 
  
  - i. The permittee and the operator of any business at the premises shall ensure that at least one employee or other person is present on the premises during normal business hours with the necessary knowledge and skill to operate the video security system so that he or she is able to provide the Covina police department copies of video recordings immediately upon request. 
  
  - j. The permittee and the operator of any business at the premises shall preserve the video security system's recorded information of each business day for a period of not less than 10 business days thereafter for the Covina police department's review in connection with a criminal or other investigation. 
  

• G. No Hearing Required. No public hearing shall be required prior to a decision to approve or deny an application complying with this section.

• H. Expiration of Approvals. An approval pursuant to this chapter shall expire within three years.

• I. Amendments. An applicant may request an amendment to an approved AHMUOD project. The director may approve such an amendment if the applicant demonstrates the continued conformance of the amended project with the eligibility requirements and development standards in this chapter.

• (Ord. 22-12 § 4 (Exh. A), 2022)