West Covina Municipal Code § 26-45 Land use regulations and allowable uses

The purpose of the residential zones is to classify and set standards for the orderly development of single and multifamily residential properties in a manner that will provide a desirable living environment compatible with surrounding properties and assuring protection of property values. It is intended that these zones be used to add to the variety of housing types and densities.

Table 2-1 Base Zoning Districts

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

(a) Permitted uses for residential zones:

Table 2-2 Uses and Permit Requirements

(b) Any additions or accessory buildings shall maintain architectural consistency with the primary structure in regard to roof profile and pitch, materials, colors, roofing, scale, exterior treatment and details.

(Ord. No. 2519, § 5(Exh. A), 2-20-24; Ord. No. 2525, § 12, 3-18-25)

New land uses, structures, and site development including alterations to existing land uses, structures, and site development within 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) and article IV (standards for specific land uses) of this Development Code.

(a) Site size. In single-family residential districts, the minimum required building site area or width may be different from that set forth in the regulations of the district if so specific on the zoning district map. Such specifications shall be shown in the following manner:

(1) A number preceding and connected by a hyphen with the district symbol shall designate the minimum required building site width in feed. (i.e. 130-R)

(2) A number following and connected by a hyphen with the district symbol shall designate the minimum required building site area. Where the number is greater than one hundred (100), it shall indicate the area in square feet; where the number is less than one hundred (100), it shall indicate the area in net acres. (i.e. R-1-6,000)

(3) The size of sites in R-A and R-1 zones shall be governed by the following table:

Table 2-3 Minimum Lot Dimensions and Lot Area for R-A and R-1 Zones

(b) Building coverage.

(1) The maximum building coverage and floor area of all structures in the R-A and R-1 zones shall not exceed the standards set forth in Table 2-4.

Table 2-4 Allowable Building Coverage and Floor Area

(c) Maximum front yard pavement coverage/driveways.

(1) 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 street property line. "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 side street property line of a corner lot. All open areas within the front yard, except for legally permitted driveways and walkways, as set forth in this section, shall be maintained with live-organic landscaping, or approved artificial turf/alternative landscaping as set forth by section 26-85 (general landscaping standards).

(2) Paved walkways shall be separated with a minimum forty-two inch (42") wide landscaped area. The driveway and walkway area may be connected for a span no greater than forty-two inches (42") in width. There shall be no more than two (2) paved walkway areas within the front yard.

(3) Review and approval of a new driveway is subject to approval of a driveway approach permit by the engineering division.

(4) A primary driveway providing direct access from the street to a garage, carport, or required parking space(s) shall have a minimum length of twenty-two (22) feet, measured from the edge of the driveway apron.

(5) The front yard driveway pavement shall be limited to the width of the garage or carport, plus an additional twelve (12) feet (cumulative width). In instances where the property does not have a garage or carport, the front yard driveway pavement shall be limited to twenty (20) feet in width for properties developed with primary single-family residential dwelling units. Urban lot split properties shall comply with article VIII (subdivision regulations). The installation of a circular/semicircular driveway shall require compliance with all standards listed within subsection (7), including the maximum primary driveway width. The installation of a secondary driveway shall require compliance with all standards and processes listed within subsection (8), including maximum primary driveway width.

(6) Pavement in the front yard shall be constructed and maintained with permanent, load-bearing pervious or impervious surfacing material sufficient to prevent mud, dust, loose material, and other nuisances. The use of pervious surfaces is encouraged to facilitate on-site infiltration of stormwater. Substitutions of paved materials for the additional paved areas are permitted if found to be substantially similar to the requirements of this article. In cases of irregularly shaped lots or sites hampered by topographical features, the additions shall be parallel to and/or concentric with the access drive. Pavement in a street side yard is permitted only where a garage or carport in the street side yard is oriented to the street or six-foot-high masonry block wall or solid fence screens the pavement from all street views. Unscreened pavement in street side yards shall be treated as pavement in front yards.

(7) Circular drive additions are exempt from the provisions of subsection (5).

a. New semicircular driveways are prohibited where the street frontage is less than seventy-five (75) feet.

b. Properties without a garage are prohibited from installing and/or maintaining a semicircular driveway.

c. The semicircular driveway portion shall not exceed twelve (12) feet in width.

d. The paved primary driveway portion leading to the garage shall not exceed the width of the garage plus six (6) feet.

e. A minimum of fifty (50) percent of the front yard shall be maintained with live-organic landscaping, or approved artificial turf/alternative landscaping as set forth in section 26-85 (general landscaping standards).

(8) Paved areas for secondary driveways are exempt from the provisions of subsection (5). The approval of a secondary driveway shall be subject to the granting of an administrative permit with hearing as set forth in article VI, division 6 of this chapter, and further subject to the following conditions:

a. Properties without a garage are prohibited from installing a secondary driveway.

b. The paved primary driveway portion leading to the garage shall not exceed the width of the garage.

c. Approval of a secondary driveway by the planning division shall require a plan indicating the location and improvements of the secondary driveway and the paved parking area in the side or rear yard.

d. The secondary driveway shall lead to a paved parking area intended for the parking or storage of vehicles in the side or rear yards which must be fully screened in compliance with section article III, division 6.

e. The secondary driveway is strictly for the purpose of providing access to the rear or side yard for the purposes stated above. No vehicles may be parked or stored on the secondary driveway in the front yard.

f. The maximum width of the secondary driveway shall be twelve (12) feet.

g. The secondary driveway shall be made of grass-crete, turf-block, or similar material to allow grass/ground cover to grow in between the voids. The secondary driveway may be made of the same concrete/pavers/material of the primary driveway if it is designed as a ribbon driveway with two (2) ribbon strips no wider than forty-two inches (42") for each strip and a minimum of forty-two inches (42") width of landscaping in between the ribbon strips and/or other paved areas.

h. A minimum of fifty (50) percent of the front yard shall be maintained with live-organic landscaping, or approved artificial turf/alternative landscaping as set forth in section 26-85 (general landscaping standards).

(d) Single-family building height.

(1) No building or structure shall have more than two (2) stories or be more than twenty-five (25) feet above finished grade.

a. Hillside areas step massing. A maximum overall height of thirty-five (35) feet may be allowed for buildings which in stepping down the slope diminish bulk provided that no point around the perimeter exceeds twenty-five (25) feet and the natural slope is no less than fifteen (15) percent, subject to the approval of an administrative permit. A building is considered to step down the slope if the line connecting its corresponding components is no steeper than the average of the natural slope adjacent to the entire structure. A topographical survey prepared by a licensed surveyor shall be required as part of the administrative permit submittal. Projects that utilize more than two (2) terracing retaining walls and/or retaining walls greater than four (4) feet in height to create a flat building pad do not qualify for the allowable step massing height increase.

(2) Chimneys, vents and other such incidental appurtenances shall conform to the standards set forth in section 26-65.

(3) Subterranean garages shall not be included in the measurement of height nor counted as a story.

(4) Buildings on lots in excess of twenty thousand (20,000) square feet may exceed the maximum height limit stated in subsection (a) by one (1) foot for every five hundred (500) square feet of floor area in excess of twenty-five hundred (2,500) square feet. Such increase in height shall increase the yard requirements on a foot-to-foot ratio, i.e., one (1) foot of additional height requires eleven-foot side yards and twenty-six-foot front and rear yards, five (5) feet of additional height requires fifteen-foot side yards and thirty-foot front and rear yards, however no structure shall exceed two (2) stories and thirty-two (32) feet maximum height.

(e) Setback regulations for R-A and R-1 Zones, except as set forth in section 26-46(g).

(1) Front yard setback.

a. Determination of front yard setback on corner lots. On corner lots, the narrower street frontage is normally the front lot line. However, the Community Development Director or their designee may determine that a longer street frontage comprises the front lot line, in consideration of other factors including house orientation, orientation of nearby houses, and access.

b. For flag-lots extending from a street or right-of-way to the building area of the parcel, the front yard setback measurement shall be taken from the nearest point of the wall of the structure or support post to the point where the access point or "flag pole" meets the bulk of the parcel along a continuous line, establishing a parallel setback line.

c. Every lot or parcel zoned R-A or R-1 shall have a front yard not less than twenty-five (25) feet from the property line, except for lots with a gross lot area of 7,500 square feet which shall have a front yard setback of twenty (20) feet.

(2) Side yard setback.

a. Five (5) feet for lots less than fourteen thousand four hundred (14,400) square feet;

b. Seven (7) feet for lots between fourteen thousand four hundred (14,400) and twenty thousand (20,000) square feet;

c. Ten (10) feet for lots greater than twenty thousand (20,000) square feet;

d. On any corner lot, no residence facing the side street shall be located within twelve and one-half (12½) feet of the side street property line.

e. Reverse corner lots: Shall have the same side yard requirements as interior lots except the street side setback for the entire depth of the lot shall be no less than fifty (50) percent of the required front yard of the lot to the rear.

(3) Rear yard setbacks for lots zoned R-A and R-1.

a. Lots not exceeding an area of seven thousand five hundred (7,500) square feet shall have a rear yard setback of fifteen (15) feet.

b. Lots seven thousand five hundred (7,500) square feet or more shall have a rear yard setback of twenty-five (25) feet;

c. For lots within the Hillside Overlay Zone with graded pads, a minimum ten-foot substantially flat area for pedestrian and emergency access shall be provided between the rear of the house and the slope, measured perpendicularly from the structure (a one-story open patio cover may be located in the level area in compliance with other development standards). Legal nonconforming structures in existence prior to February 21, 2014 that do not fully meet these requirements may continue to be maintained, repaired, and/or rebuilt to the same size and configuration as long as such nonconforming structures were legally established and maintained.

(f) Permissible coverage of required rear yards.

(1) Sixty (60) percent of the required rear yard in R-A and R-1 zones shall remain open; and the remaining forty (40) percent of the required rear yard may be covered by single story construction with a height of no greater than fifteen (15) feet.

a. Garages and/or storage sheds may exceed the fifteen (15) feet height limitation by no greater than five (5) feet, subject to an administrative review set forth article VI, division 6 (administrative permit), provided that the Community Development Director or their designee determines that the design of the proposed garage or storage shed is compatible with other structures on the property and is at least fifteen (15) feet away from any permitted structure and/or swimming pool located on a neighboring property.

b. No construction shall be permitted within five (5) feet of the rear property line, except as set forth in article III, division 2 (accessory structures) and/or section 26-46(g).

(g) Special setback requirements and/or exceptions to basic setbacks.

(1) Nonhabitable accessory structures.

a. All nonhabitable free-standing roofed accessory structures with a projected roof area of less than one hundred twenty (120) square feet or nonroofed structures with a total floor area of less than one hundred twenty (120) square feet, and no taller than seven (7) feet in height in yards which are screened by fencing or shrubs at least five (5) feet tall may encroach into the required interior side yard behind the main building, and the required rear yard.

b. All nonhabitable free-standing roofed accessory structures greater than one hundred twenty (120) square feet and greater than seven (7) feet in height shall be set back 4'-0" from the interior side and rear property lines provided that provisions within sections 26-46(f) and 26-46(g) are complied with.

(2) Flags and flagpoles shall be subject to the regulations found in article III, division 8.

(3) Swimming pools, spas, and sports courts.

a. Swimming pools, spas, sports courts, and other similar private recreation areas shall be setback a minimum of five (5) feet from the interior side and rear property lines.

1. Swimming pool/spa setback shall be measured from the property line to the back of the bond beam.

2. Sports court setback shall be measured from the property line to the sport court fencing and/or playing surface, whichever is closest.

b. Pools/spas and sports courts may be permitted within the front yard through an administrative permit process provided that there is a minimum five (5) feet setback to adjoining properties, the City Engineer has determined that there will not be a line-of-sight safety concern and the Community Development Director determines that the lot configuration, building placement, and/or street location justify the proposed pool/spa location due to the uniqueness of the property.

c. Temporary playing surfaces on grass and/or on the driveway are not regulated by this zoning code provided that the equipment is moved and stored out of the required setbacks after each use.

(4) Mechanical equipment.

a. Mechanical equipment (HVAC system, pool equipment, tanked water-heater, generator, or similar) shall be setback a minimum of five (5) feet from the side and rear property lines.

b. Mini-split air-conditioning units, wall/window air-conditioning units, tankless water-heaters, or similar equipment may be located within the required side and rear setbacks provided that the equipment does not extend beyond the eave of the dwelling unit and is screened from public right-of-way views.

c. In no case shall mechanical equipment be located within the front yard.

d. All mechanical equipment shall be screened from public right-of-way views.

e. Air conditioning and heating ducting shall not be exposed on roofs.

f. Roof-mounted mechanical equipment may be allowed, subject to review by the Community Development Director (or their designee) and approval of an administrative permit as follows:

1. The house is existing and does not have an attic;

2. The unit is not visible from the street and can be screened from all ground level views;

3. A detailed description of the screening material and construction method shall be provided and shall be architecturally compatible with the building.

(5) Canopy structures.

a. Canopy structures shall be prohibited in the front yard and street side yard (refer to section 26-46(d)), with the following exceptions:

1. Canopy structures with a projected canopy area of less than one hundred twenty (120) square feet and a height of less than seven (7) feet shall be permitted within a street side yard area that is fully screened by fencing or shrubs at least five (5) feet in height.

2. Canopy structures with a projected canopy area of no greater than two hundred (200) square feet, a height of no greater than twelve (12) feet, and a length of no greater than twenty (20) feet shall be permitted in front yard and street side yard areas where located at a distance of fifty (50) feet or greater from the front or street side property line and/or which are not readily visible from the street (as determined by the Community Development Director or their designee) due to topographical conditions. Canopy structures shall be permitted in other areas of a lot with a projected canopy area of no greater than two hundred (200) square feet, a height of no greater than twelve (12) feet, and a length of no greater than twenty (20) feet, with the exception that canopy structures encroaching into the interior side yard and/or the rear five (5) feet of the rear yard shall only be permitted with a projected canopy area of less than one hundred twenty (120) square feet and a height of less than seven (7) feet.

b. Repair and maintenance. Canopy structures shall be maintained in good condition. Torn fabric, bent or broken support members shall be replaced or repaired as needed. Any canopy structure considered to be in disrepair, as determined by the Community Development Director or their designee, shall be repaired, replaced or removed from the site. Reflective, mirrored type, covering material shall be prohibited.

c. Lot coverage. Canopy structures requiring the issuance of a building permit (i.e., those that are considered structures as defined by the Uniform Building Code) with a projected roof area of one hundred twenty (120) square feet or greater shall be considered building coverage and shall be included in calculations of maximum building coverage as set forth in section 26-46(c).

(6) Animal keeping areas. A minimum separation of thirty-five (35) feet shall be maintained between a structure used for habitable purposes, swimming pool or spa and animal keeping areas. Animal keeping areas shall include barns, corrals, or stables, to maintain a horse or any other animal mentioned in section 26-111. Legal nonconforming uses or buildings in existence prior to June 14, 2012 that do not fully meet the stated separation requirements, may continue to be maintained, repaired, and/or rebuilt to the same size and configuration as long as such nonconforming uses and buildings were legally established and maintained. Any addition to, or expansion of, such structures, however, shall cause the stated separation requirements to apply.

(7) The provisions of this section shall not be construed to limit or interfere with the authority of homeowner associations that determine that such encroachments are undesirable in their particular case to incorporate the prohibition of such encroachments into their conditions, covenants and restrictions.

(8) All structures must conform to the requirements of the Uniform Building Code, if applicable.

(9) For the purpose of this section, the projected roof area shall mean the horizontal square feet of roof, excluding slope, but including overhang.

(h) Second-story setbacks regulations for R-A and R-1 zones.

(1) Front yard. When the first story of an existing or proposed single-family structure is built within thirty (30) feet or less of the front property line, the front yard setback of any future second story or second floor expansion shall be a minimum of thirty (30) feet, except for lots less than seven thousand five hundred (7,500) square feet in area, where the second story shall be set back a minimum of twenty-five (25) feet.

(2) Side yard. When the first story of an existing or proposed single-family structure is built within ten (10) feet or less of the side property line, the side yard of any future second story or second-floor expansion shall be a minimum of ten (10) feet. The following exception may be allowed, subject to Community Development Director (or their designee) review and the approval of an administrative permit, in cases where an existing second story has a second story setback that is less than ten (10) feet on an elevation:

a. Said side yard second story setbacks may be the same as the existing second story setback if no portion of a building or structure (existing or proposed) encroaches through a daylight plane that is projected above each setback line and sloping inwards at a forty-five (45) degree angle measured at a point ten (10) feet above the finished grade level along the side property line toward the opposing side property line.

b. Said side yard second story setback shall not be required along any side yard which abuts property zoned for or developed with a nonresidential use (e.g. schools and parks) or a public right-of-way, flood control channel, or utility easement upon which no residential structures may be developed.

c. As used in this section, second story setback shall also apply to any portion of the first story under a sloped roof with a ridge height greater than sixteen (16) feet and/or an exterior wall height greater than twelve (12) feet above the finished adjacent grade. The gable end of a sloped roof shall not be included in the exterior wall height calculation.

d. The second story setbacks stated in subsections (1) and (2) above on lots of twenty thousand (20,000) square feet or more shall be increased accordingly for developments which utilize the additional height provisions pursuant to section 26-46(d)(4).

e. Rooftop decks and/or balconies attached to the primary structure with direct access from the second-floor or stairs leading thereto shall comply with two (2) story setback requirements.

(Ord. No. 2519, § 5(Exh. A), 2-20-24; Ord. No. 2525, §§ 13—15, 3-18-25)

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.

1. 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)

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

(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

(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

(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

(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

(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

(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 MF-45 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

(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:

a. 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.

c. 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)

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 multi-family zones.

(a) Precise plan of design.

(1) The filing of a precise plan of design shall be required as part of an application for multiple-family zoning and as specified in article VI, division 3 of this chapter, or a planned residential development overlay zone and development plan as specified in section 26-60 of this chapter. Such precise plans of design shall conform to Planning Commission Resolution No. 567. This shall not apply to development applications subject to administrative review pursuant to state law or other sections of this Code.

(2) The review and approval process for an eligible Senate Bill 35 (SB35) housing project shall adhere to California Government Code Section 65913.4, as amended. For eligible SB35 projects, and/or multi-family residential projects providing a minimum of twenty (20) percent of the total dwelling units reserved for lower income households subject to deed restriction, the Community Development Director shall approve or deny the ministerial Precise Plan based on the West Covina Multi-Family Objective Design Standards (2022) adopted by the City. Within thirty (30) days of such action, the Community Development Director shall prepare a report to the Planning Commission, providing a description of the project and the nature of the approval. Any such Precise Plan approved under SB35 shall be valid for a period of three (3) years, with one (1) additional extension of time in a one-year increment. The Community Development Director or their designee may approve a one-year extension if the project proponent provides documentation that there has been significant progress toward getting the development construction ready, such as, but not limited to, the filing of a building permit application that is kept active.

(b) Underground utilities.

(1) All utilities shall be underground in accordance with the Municipal Code and approved by the City Engineer.

(2) All utility hardware shall be placed underground or shall be screened from view with a decorative block or masonry wall or landscaping, to the maximum extent as allowed by the utility provider. Such screening shall be as high as the highest portion of the equipment and shall be permanently maintained.

(c) Refuse and recycling collection and storage within multi-family residential zones.

(1) Any new or existing multi-family development project of five (5) or more living units, an application for one (1) or more building permits for single or multiple alterations to be conducted within a twelve-month period which collectively add fifty (50) percent or more to the existing floor area of a living unit shall provide adequate, accessible and convenient areas for collecting and loading recyclable materials as defined in this section.

(2) All outdoor trash, garbage, recycling and refuse containers shall be screened on all sides from public view by a minimum five and one-half (5½) foot high concrete, masonry or decorative block wall and the opening provided with a gate of durable wood or comparable material. Such area shall be so located as to be easily accessible for trash and recyclable material pick up. Type, texture and color shall be approved by the Planning Commission or planning director.

(3) The following guidelines will be applied to new and expanded development projects:

a. Free-standing or exterior recycling areas shall be designed to be architecturally compatible with nearby structures and with the existing topography and vegetation.

b. The design and construction of recycling areas shall not prevent security of any recyclable materials placed therein.

c. A sign clearly identifying all recycling collection and loading areas and the materials accepted therein shall be posted adjacent to all points of direct access to the recycling areas.

d. Areas for recycling shall be adequate in capacity, number, and distribution to serve the development project.

(4) The Community Development Director or their designee shall review each application for adequate design and area allocation suitable to the particular recycling program or process to be in effect at the development project and shall apply these requirements and guidelines accordingly.

(5) Any and all separate recycling area(s) shall be located so they are at least as convenient for those persons who deposit, collect and load the recyclable materials placed therein as the location(s) where solid waste is collected and loaded. Whenever feasible, areas for collecting and loading recyclable materials shall be part of or adjacent to the solid waste collection areas.

(d) Lighting.

(1) All lighting of the building, landscaping, parking area, or similar facilities shall be shielded and directed to reflect away from adjoining properties.

(e) Mechanical equipment in multi-family zones.

(1) In multi-family residential zones, all ground-mounted mechanical equipment 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 views of the public rights-of-way abutting the site and from the first floor of neighboring properties. 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.

(f) Clothes drying areas.

(1) All clothes drying areas shall be screened on all sides by a fence or wall not less than six (6) feet high.

(g) Maintenance of standards, buildings and structures.

(1) General. All improvements in the multiple-family 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.

(2) Buildings and structures. The purpose of this section is to protect the appearance, character and integrity of multiple-family zoned properties 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 or having charge or possession of 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.

(h) Certain objects and materials prohibited in all yards.

(1) The standards set forth in section 26-47(c) shall also apply to properties zoned for multi-family residential uses.

(i) 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; Ord. No. 2525, § 17, 3-18-25)