West Covina Municipal Code § 26-64 Lot coverage measurement

The following development standards are set forth to ensure that property in all zones in the City of West Covina will be developed in a uniform and orderly manner which will promote public health, safety, comfort, convenience, and general welfare. These development standards shall be in addition to the property development standards set forth for each zone.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

Lot coverage (also referred to as building coverage) is the percentage of the site area covered by structures shall be measured by dividing the number of square feet of horizontal area covered by structures by the total horizontal area within the property boundaries of the site. For purposes of lot coverage, underground parking facilities, parking structures, and semi-covered structures (e.g. trellis lattice patio covers) do not count towards required lot coverage.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

All structures shall comply with the following regulations relating to height, except for fences and walls, which shall conform to standards set forth in article III, division 3 (fences, walls and hedges).

(a) The height of structures shall not exceed the standards set forth by the applicable zoning district in article II (zones, allowable uses and development standards), except as otherwise provided by this section.

(b) The maximum allowable height shall be measured as the vertical distance from the finished grade of the site to the top of the roof, as shown in Figure 3-1 below:

Figure 3-1 Measurement of Building Height [Figure: Figure 3-1 Measurement of Building Height]

(a) The following height projections are permitted:

(1) Architectural features, including chimneys, cupolas, steeples, weather vanes, and similar nonstructural element designed to enhance the building architecture, may exceed the height limit by up to ten (10) feet.

a. Such features shall not exceed a width of twenty-five (25) feet or one-third (⅓) of the length of the structure's façade, whichever is less. Height exceptions shall not be granted for structural features designed or intended to provide floor space. Signs shall not be included within the additional height limits. Lights and poles are not considered architectural features and are not included in this exemption.

(2) Elevator shafts, stairwells, and roof-mounted mechanical equipment (inclusive of screening for the mechanical equipment) may exceed the height limit by up to ten (10) feet, provided that these elements do not exceed ten (10) percent of the total roof area.

(3) Parapets on flat roofs may exceed the height limit by up to forty-two (42) inches.

(4) Solar energy systems (e.g. panels) may exceed the height limit by up to five (5) feet, or the minimum required based on installation cost and/or energy production thresholds established by state law, whichever is less.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

All structures shall comply with the setback requirements set forth for each zoning district, and with any special setbacks established for specific uses by article II (zones, allowable uses, and development standards), except as otherwise provided by this article.

Figure Figure 3-2 Setbacks [Figure: Figure Figure 3-2 Setbacks]

(a) Setback requirements.

(1) Each yard shall be open and unobstructed from the ground upward, except as provided in this subsection.

(2) Yards shall be landscaped in compliance with article III, division 5 (landscaping).

(b) Exemptions from setback requirements.

(1) Fences or walls constructed within the height limitations within the height limitations set forth in article III, division 3 (fences, walls and hedges).

(2) Steps, and other site design elements that are placed directly upon the finished grade and are less than eighteen (18) inches above the surrounding finished grade.; and

(3) Freestanding signs shall be pursuant to sign requirements set forth in article III, division 8 (sign regulations).

(4) Water features with a water depth of less than eighteen inches (18").

(c) Measurement of setbacks.

(1) The front yard setback shall be measured at a right angle from the nearest point of the front property line (or edge of access or utility easement) to the nearest wall of the structure, except as follows:

a. For a flag lot, the front yard setback shall be taken from the nearest wall of the structure to the point where the access strip meets the bulk of the parcel, establishing a building line parallel to the lot line nearest to the public street or right-of-way.

(2) The side yard setback shall be measured at a right angle from the nearest point on the side property line (or edge of access or utility easement) to the nearest wall of the structure, establishing a setback line parallel to the lot line nearest the public street or right-of-way.

a. The side yard on the street side of a corner parcel shall be measured at right angles from the nearest point on the street side property line to the nearest wall of the structure.

(3) The rear yard setback shall be measured at a right angle from the nearest point on the rear property line (or edge of access or utility easement) to the nearest wall of the structure, establishing a setback line parallel to the rear property line that extends between the side yards, except;

a. The rear yard on the street side of a double frontage lot shall be measured from the nearest point of the rear property line adjoining the street. If an access easement or street right-of-way line extends into or through a rear yard, the measurement shall be taken from the nearest point of the easement or right-of-way line; and

b. Where the side lot lines converge to a point, a line ten (10) feet long within the parcel, parallel to the front lot line, shall be deemed the rear lot line for the purpose of determining the depth of the required rear yard.

Figure 3-3 Lot Lines [Figure: Figure 3-3 Lot Lines]

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

The following standards shall apply to all intersections of streets, alleys, and private driveways in order to provide adequate visibility for vehicular traffic. There shall be no visual obstructions within sight triangle areas established herein.

(a) There shall be a corner sight triangle area at all intersecting and intercepting public streets or highways. The sight triangle area shall be in a horizontal plane, making an angle of forty-five (45) degrees with the side, front, or rear property line. It shall pass through the points located on both the side and front (or rear) property lines at a distance of thirty (30) feet from the intersection of such lines at the corner of a public street or highway.

(b) There shall be a corner sight triangle area on each side of any private driveway intersecting a street or alley. The sight triangle lines shall be in a horizontal plane, making an angle of forty-five (45) degrees with the side, front or rear property lines. They shall pass through a point not less than ten (10) feet from the edges of the driveway where it intersects the street of alley right-of-way.

(c) There shall be a corner sight triangle area on each side of any alley intersecting a street or alley. The sight triangle lines shall be in a horizontal plane, making an angle at forty-five (45) degrees with the side, front or rear property line. They shall pass through a point of not less than ten (10) feet from the edges of the alley where it intersects the street or alley right-of-way.

(d) If, due to an irregular lot shape, a line at a 45-degree angle does not provide for intersection visibility, such corner cutoff shall be defined by a line drawn from a point on the front (or rear) property line which is not less than thirty (30) feet from the intersection of the side and front (or rear) property lines and through a point on the side property line which is not less than thirty (30) feet from such intersection of the side and front (or rear) property lines.

(e) The following shall not be erected, placed, planted or allowed to grow within the sight triangle area.

(1) Solid fences, walls, signs, structures, mounds of earth, solid post mailboxes, or other visual obstructions over thirty-six (36) inches in height and open work fences up to forty-two (42)inches in height.

(2) Hedges, shrubbery and vegetation over, or with a growth characteristic over twenty-four (24) inches in height.

(3) The lower edge of tree canopies of a single trunk tree shall be maintained at a minimum height of eight (8) feet above ground level, as measured from the adjacent street curb elevation.

Figure 3-4 Sight Triangle Areas [Figure: Figure 3-4 Sight Triangle Areas]

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

(a) Swimming pools, spas, sports courts, and other similar private recreation areas may be located within the front yard, through an administrative permit process when the lot configuration, building placement, and/or street adjacent location justify its location due to the uniqueness of the property as determined by the Community Development Director or their designee, provided there is a minimum five-foot setback to adjoining properties, the project will not create a line-of-sight hazard, there is no other suitable location for the proposed structure on site, and all other standards for the underlying zone are met. Swimming pools and spas may encroach into the required interior side yard and rear yard provided that there is a minimum five (5) feet setback, as measured from the edge of the bond beam to the property line.

(b) Swimming pools and spas, whether portable or permanently constructed, shall be enclosed by fencing as required by the City's Building Code.

(c) Cornices, eaves, or similar features may project into yards.

(1) Cornices, eaves, belt courses, sills, or other similar architectural features may extend or project into a required front, side, or rear yard in single- and multi-family residential zones by not more than three (3) feet provided that the projection is no closer than two feet, six inches (2'-6") from the side and rear property lines.

(d) Uncovered porches and platforms may project into yards.

(1) An uncovered porch, platform or landing place which does not extend above the level of the first floor of the building in R-A and R-1 zones may extend or project into any required front, side or rear yard by not more than six (6) feet except as permitted in section 26-46(f), provided such structure in a side yard shall not reduce to less than three (3) feet the unobstructed pedestrian walkway or sidewalk on ground level to less than three (3) feet.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)

(a) Property owners and/or persons who possess or have control of an abandoned, vacated or undeveloped property, area or place, including buildings and structures, shall maintain and secure said property in such a way that will not be injurious to public health, safety and general welfare or to the stability of real property so as to interfere with the comfortable enjoyment of life or property, nor become attractive to unauthorized persons, including but not limited to juveniles and transients, nor constitute a health, fire or safety hazard.

(b) Property owners and/or persons who possess or is in control of any undeveloped real property in the City or any other real property in the City that has been vacant or abandoned for a period in excess of thirty (30) calendar days shall do the following:

(1) Unsecured access points. All means of ingress or egress to the property or structure on the property, including but not limited to, windows, doors, gates and fences that have been breached, vandalized, or damaged, shall be boarded up and/or secured in compliance with Federal Housing Authority board-up standards to ensure the property or structure is secured against unauthorized entry.

(2) Paint. All boards securing a breach in any ingress or egress on a structure shall be fully painted in such a manner as to complement or match the paint color of the structure.

(3) Fencing. Any undeveloped real property within the City, or any other vacant real property in the City that an enforcement officer has determined in writing, based upon specific findings regarding the conditions of said real property and surrounding area(s), poses a threat to the health, safety, and welfare of the general public, shall be enclosed by a security fence as approved by the Community Development Director or their designee. Such security fencing shall measure a minimum of six feet (6') in height measured from grade, unless such fencing is located within a required sight triangle, shall be constructed of chain-link or tubular steel materials, and shall be erected in accordance with all requisite City approvals, permits, and inspections. Conditions that shall be considered when determining the necessity of a temporary security fence include, but shall not be limited to, instances of unauthorized entry and/or vandalism, and the degree of decay, deterioration, dilapidation, or neglect of the real property and structures.

(4) Signage and emergency contact. Signs prohibiting trespassing, and the name and phone number of the person or entity responsible for the maintenance and security of the vacant property shall be posted on all vacant structures and/or security fencing surrounding vacant properties. Security fencing shall be kept clear of all other signs. Each sign shall conform to standards set forth in article III, division 8.

(Ord. No. 2519, § 5(Exh. A), 2-20-24)