Sec. 26-48. - Development standards for multi-family zones.

West Covina Zoning Code · 2026-06 edition · updated 2026-09-25 · West Covina

New land uses, structures, and site development including alterations to existing land uses, structures, and site development within multi-family residential zoning districts shall be designed and constructed in compliance with the following requirements, and all applicable standards in article III (regulations applicable to all zones), article VI (standards for specific land uses) of this Development Code and the West Covina Multi-Family Residential Objective Design Standards.

(a)

Site size.

(1)

The size of sites in multiple-family zones shall conform to the following table:

Table 2-5 Minimum Lot Size for Multi-Family Residential Zones

	MF-8	MF-15	MF-20	MF-45
Minimum Site Size	20,000 sq. ft.	20,000 sq. ft.	20,000 sq. ft.	20,000 sq. ft.
Minimum Width (feet)	150'	150'	150'	100'*
Minimum Average Depth	—	—	—	150'
*At the street line

(b)

Density.

(1)

The maximum number of dwelling units per net acre shall be as follows:

Table 2-6 Maximum Dwelling Units Per Acre for Multi-Family Residential Zones

	MF-8	MF-15	MF-20	MF-45
Maximum dwelling units per net acre	8	15	20	45

(c)

Lot coverage.

(1)

The maximum building coverage of all structures multi-family residential zones shall not exceed the following:

a.

Lots zoned MF-8—forty-five (45) percent of the total lot parcel area;

b.

Lots zoned MF-15 and MF-20—fifty-five (55) percent of the total lot parcel area;

c.

Lots zoned MF-45—seventy (70) percent of the total lot parcel area.

(2)

Ground coverage shall be the total amount of land covered by residential structures, carports or garages, and all paved areas used for parking and accessways. Decks, patios, recreation rooms, pedestrian walkways, and terraces shall be excluded. Such coverage shall conform to the following table:

(d)

Maximum building height.

(1)

The maximum building height shall conform to the following table:

Table 2-7 Maximum Building Height for Multi-Family Residential Zones

	MF-8	MF-15	MF-20	MF-45
Maximum height, when not within 100 feet of single-family zones.	30'	45'	45'	55'
Maximum height, when within 100 feet of single-family residential zones.	25'	25'	35'	40'

(2)

When there is a difference in site elevation and the abutting property zoned single-family is of such elevation that its view will not be impeded, at the discretion of the Planning Commission, the maximum building height limit may be waived.

(e)

Building setbacks from property lines.

(1)

Front. The front setback from the property line shall be governed by the following table:

Table 2-8 Minimum Required Front Yard Setbacks for Multi-Family Residential Zones

Zone	Minimum Setback (in feet)	Average Setback (in feet)
MF-8	15	20
MF-15	15	20
MF-20	15	20
MF-45	15	—

(2)

Side. The side setback and upper-story setbacks from the property line shall be governed by the following table:

Table 2-9 Minimum Required Side Yard Setbacks for Multi-Family Residential Zones

Zone	Interior	Interior Abutting R-A/R-1 Zones	Adjacent to Street, Minimum Setback; Average Setback
MF-8	10 ft.	1 story: 10 ft.	15 ft.; 20 ft.
		2 story: 20 ft.
MF-15	10 ft.	1 story: 10 ft.	15 ft.; 20 ft.
		2 story: 20 ft.
		3 story: 30 ft.
MF-20	10 ft.	1 story: 10 ft.	15 ft.; 20 ft.
		2 story: 20 ft.
		3 story: 30 ft.

MF-45	2 story: 5 ft.	1 story: 5 ft.
	3 or more: 10 ft.	2 story: 10ft.
		3 story: 15 ft.
		Plus 5 ft. per each additional story
Notes: In the MF-45 zone, on reverse corner lots, the side yard abutting the street shall be a minimum of 15 ft.

(3)

Rear. The rear setback and upper-story setbacks shall be governed by the following table.

Table 2-10 Minimum Required Rear Yard Setbacks for Multi-Family Residential Zones

Zone	Minimum Setback	Abutting R-A/R-1, Minimum Setback
MF-8	20 ft.	20 ft.
MF-15	20 ft.	1 story: 20 ft.
		2 story: 20 ft.
		3 story: 30 ft.
MF-20	20 ft.	3 story: 30 ft.
MF-45	15 ft.	15 ft.
		20' for stories above 2ndfoor

(f)

Yards around buildings.

(1)

In the MF-8, MF-15, and MF-20 zones: There shall be a minimum yard requirement around all main building exterior walls of ten (10) feet plus two (2) feet per additional story in height above the first floor plus one (1) foot per each twenty (20) feet of linear exterior wall or fraction of the building adjoining said yard. In the MF45 Zone, the yard requirement shall be ten (10) feet plus two (2) per additional story in height above the first floor.

(2)

The sum of the minimum yard requirements around all main buildings as set forth in (a) 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 (25) percent.

(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 26-48 of this article.

(6)

The yard requirement of an obliquely-aligned building may overlap if approved by the Planning Commission.

(7)

Yards around buildings, as set forth in this section, may coincide with setbacks from property line as required in section 26-48(e) of this article; the one having the greater distance shall prevail.

(8)

At the time of precise plan review as per article VI, division 3 of this chapter, the Planning Commission may modify the required yards around buildings as set forth in this section, providing the following criteria have been met:

a.

The amount of site area involved shall be relocated within the recreational-leisure space areas as set forth in section 26-48(i).

b.

The end result shall be an improved overall project design other that otherwise would not occur if the modification were not granted.

c.

The maximum permitted ground coverage set forth in section 26-48(c) shall not be exceeded.

(g)

Building length.

(1)

In the MF-8, MF-15, and MF-20 zones, no building shall exceed a length of two hundred (200) feet. In the MF-45 zone, no building shall exceed a length of four hundred (400) feet. Buildings may be connected with walkways or at the roof, provided minimum distances between buildings as per section 26-48(f) of this chapter is met and approved by the Planning Commission.

(h)

Minimum floor area per dwelling.

(1)

The minimum floor area per dwelling unit, in square feet, shall be as follows:

Table 2-11 Minimum Floor Area for Multi-Family Residential Zones

Zone	Number of Bedrooms	Number of Bedrooms
	Studio	1	2	3	4	Each Additional Bedroom Over 4
MF-8	600	900	1,050	1,250	1,650	+200
MF-15	600	800	1,000	1,200	1,350	+150
MF-20	600	725	900	1,100	1,250	+150
MF-45	500	600	800	990	1,125	+125

(i)

Required open space.

(1)

Common open space shall be provided in conformance with the standards set forth in the West Covina Multi-Family Objective Design Standards (2022).

(2)

Private open space. A minimum of two hundred (200) square feet per dwelling unit of usable private open space shall be provided. Such space shall have a minimum dimension of five (5) feet in width and depth. Balconies, patio areas, and other similar space that is directly accessible from the unit may be included as private open space areas. Storage of any equipment other than patio furniture shall not be allowed within balconies and/or patio areas.

(j)

Micro-units.

(1)

A micro-unit project shall conform to the development standards set forth in section 26-48, development standards for multi-family zones.

(2)

Standards:

Kitchen and bathrooms. Each micro-unit shall include a private kitchen and bathroom.

b.

Kitchens shall include at least the following;

1.

Sink;

2.

Stove with two burners;

3.

Refrigerator with freezer;

4.

Counter that is at least eighteen (18) inches by twenty-four (24) inches; and

5.

A pantry and dry good storage cabinets with a minimum area of twenty (20) cubic feet.

Bathrooms shall include the following:

1.

Toilet;

2.

Sink; and

3.

Shower.

d.

Storage space. Each micro-unit shall have a closet with a minimum of forty-eight (48) square feet of storage.

e.

Micro-unit developments shall provide a shared laundry room accessible to all units with one (1) washer and dryer for every twelve (12) micro-units.

f.

Operations, management and security:

g.

All micro-unit developments shall submit the following information describing the operational, management and security details of the project:

1.

Description of general operations and onsite security plans;

2.

24-hour onsite management for projects with fifteen (15) units or more;

3.

Emergency procedures.

(Ord. No. 2519, § 5(Exh. A), 2-20-24; Ord. No. 2525, § 16, 3-18-25)

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West Covina Zoning Code