Sec. 26-47. - Applicable regulations for R-A and R-1 zones.

The provisions of this section are intended to reinforce community standards and to promote an attractive residential appearance in the City's neighborhoods. These regulations apply to all residential uses in R-1 and R-A zones.

(a)

Precise plan of design. A precise plan of design pursuant to article VI, division 3 of this chapter is required for subdivisions where a Specific Plan is proposed. Particular attention shall be given to compatibility with adjacent residential and commercial zoning and uses. A precise plan must be approved prior to any development.

(b)

Lighting. Lighting shall be designed, installed, and maintained in such a manner that illumination spillover from such lighting does not exceed two (2.0) foot candles above ambient illumination levels onto another residential property and glare spillover from such lighting will not negatively impact another residential property.

(1)

Illumination and/or glare spillover onto other property shall be measured from any point five (5) feet above natural grade on a vertical plane on the other property. Ambient illumination shall include only nonartificial light and street lights present exclusive of the offending light source.

(2)

If, upon inspection by authorized City staff, it is determined that a violation of this section is occurring, the Community Development Director or their designee may require mitigation measures in order to minimize

impacts, including, but not limited to: Relocation (setback, height restrictions) of the fixture, reduction of lamp wattage, the installation of hoods, shields, louvers, or other fixtures accessories to redirect light, the installation of coated or frosted lamp covers to soften glare, the re-aiming of the fixture, or the placement of landscaping or fencing as barriers.

(3)

Sports court lighting shall be subject to the same standards and require the review and approval of the Community Development Director or their designee prior to installation. During this review, photometric data and other information needed to determine compliance with these standards may be required by the Community Development Director or their designee and are subject to the approval of an administrative permit.

(4)

The restrictions of this subsection shall not apply to decorative, temporary, seasonal incandescent lights in place and in use during the period from November 1 and January 31.

(c)

Certain objects and materials prohibited in all yards.

(1)

No owner or occupant of any parcel of real property zoned for residential purposes shall maintain or permit to remain within the front yard, street side yard or any other portion of the property, except as otherwise permitted in this section:

a.

Any garbage or putrescible matter, whether mixed with rubbish or other matter or not.

b.

Any rubbish, whether combustible or noncombustible, other than garbage or putrescible matter.

c.

Any discarded, useless and unusable object, material or equipment.

d.

Any pile or accumulation of lumber or building materials, provided, however, that this subparagraph (iv) shall not apply to any parcel upon which a building is in the process of construction.

(2)

Objects and materials prohibited in paragraph (a) may be placed in the front yard or street side yard for a period not to exceed twenty-four (24) hours and may be stored in other portions of the property screened from public view for a period not to exceed ten (10) days.

(3)

All garbage and putrescible matter, whether mixed with rubbish or other matter shall be kept in a watertight container with close-fitting lids and ties. All rubbish, other than garbage or putrescible matter shall be kept in a metal container or other substantial and adequate container.

(4)

As used in this section, a "front yard" refers to all space between the main building (also the projection of the main building to the side property lines) and the front property lines. "Street side yard" refers to all space between the main building (also the projection of the main building to the front and rear property lines) and the street side property line of a corner lot, which is not totally screened from public view by a six-foot-high solid fence or wall. "Other portions of property" shall mean those portions of property not included in the front yard or street side yard and screened from public view with a six-foot-high solid fence or wall.

(d)

Landscape maintenance.

(1)

The purpose of this section is to protect the properties in residential neighborhoods by establishing minimum maintenance standards for maintenance of landscaping on residential properties. It shall be declared unlawful and a public nuisance for any person owning, leasing, occupying, or having charge or possession of any residential property in the City to allow the existence of any of the following conditions on such property, which conditions are listed by way of example and not of limitation:

a.

Overgrown vegetation; unmaintained grass lawns and/or weed areas which are one (1) foot in height or greater; which are likely to attract or harbor rats or vermin; to become a fire menace when dry; or which are otherwise dangerous to the public health and welfare.

1.

Weeds are those uncultivated, noxious plant groups that compete with cultivated garden plants for water, nutrients, light and space.

b.

Dead, decayed, diseased or hazardous trees and/or other vegetation.

c.

Lack of landscaping or the maintenance thereof.

Landscaping, as used in this section, shall, by example and not by limitation, mean healthy and viable cultivated vegetation common to most residences and/or planned drought-tolerant landscaping systems.

(i)

Drought-tolerant landscaping systems are generally characterized by alluvial rock garden formations and/or native California flora or other plants selected for drought tolerance, adaptability and relationship to West Covina environment; color, form and pattern; ability to provide shade; soil retention and fire resistance.

2.

Maintenance, as used in this section, shall, by example and not by limitation, mean watering, weeding, pruning, trimming, mowing, insect control the replacement or irrigation equipment as needed to preserve the health and appearance of landscaping when visible from streets, rights-of-way, and adjacent properties at or above grade level.

(2)

All landscape areas and irrigations systems shall be subject to the water efficiency provisions contained in article III, division 5 of this Development Code, and the Planning Commission Guidelines for Water Efficient Landscaping, unless specifically exempted by those water efficiency provisions.

(3)

Violations of this section shall be subject to enforcement procedures found in section 1-37.2 of the West Covina Municipal Code. This section shall not supersede any provisions or regulations required by public and governmental agencies that may conflict with the intent and provisions contained in this section.

(e)

Maintenance of buildings and structures.

(1)

The purpose of this section is to protect the appearance, character, and integrity of residential neighborhoods and promote safe and decent housing by establishing minimum standards as they relate to the maintenance of residential buildings and structures. It shall be unlawful for any person owning, leasing, occupying, or having charge or possession of any residential property in the City to maintain on such property any of the following when viewable from the public right-of-way or abutting properties:

a.

Buildings or structures which are neglected as a result of abandonment, are partially destroyed or have remained in a state of incomplete construction for an unreasonable period of time as determined by the Community Development Director or their designee and building official.

b.

Buildings or structures with peeling, blistering or otherwise deteriorating paint, or unpainted surfaces, in excess of ten (10) percent of the surface area.

c.

Roofs with loose, unstable or missing tiles, shingles or other material used as roof composition in excess of ten (10) percent of the roof area.

d.

Buildings or structures that have broken, damaged or missing windows, doors, attic vents, and underfloor vents rendering these items unusable for their purpose and causing an attractive nuisance.

e.

Buildings or structures whose exteriors, porches, steps, stairs, walls, devices, fences, driveways, or walkways are cracked, broken, defective, deteriorating, in disrepair, or defaced due to writing, inscription, or figures rendering these items unusable for their purpose and constituting in the opinion of the Community Development Director or their designee and building official a hazardous condition or an attractive nuisance.

f.

Garage doors that are missing, broken, sag, or buckle to the extent that they cannot be either opened or closed, rendering the garage unusable for its purpose and causing an attractive nuisance.

g.

Any structure or building or portion thereof which, as compared to adjacent properties, is unsightly in appearance and out of character by reason of its condition.

(f)

Construction in fire hazard severity zones (FHSZ).

(1)

The purpose of this section is to establish regulations for construction and development within FHSZ to mitigate the risk of wildfires, and protect life and property and promote public safety.

(2)

This section shall apply to all properties within the FHSZ as designated by The Department of Forestry and Fire Protection (CAL FIRE).

(3)

Construction standards, building materials and design.

a.

All structures within the FHSZ shall utilize fire-resistant materials and design techniques in accordance with chapter 7A, Materials and Construction Methods for Exterior Wildfire Exposure of the California Building Code.

(4)

Vegetation management and defensible space.

a.

All buildings and structures located within the FHSZ shall maintain the required hazardous vegetation and fuel management requirements pursuant to Section 4907.3 of the California Fire Code.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)