The purpose of the multiple-family zones is to classify and set standards for the orderly development of multiple-family 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.

(Code 1960, § 10801; Ord. No. 1333, § 1, 4-25-77)

No building or improvement or portion thereof in a multiple-family zone shall be erected, constructed, converted, established, altered, or enlarged, nor shall any lot or premises be used except for one (1) or more of the following purposes;

(a)

Single-family condominium dwellings (MF-8 only).

(b)

For the purpose of this chapter, stock cooperatives and community apartments shall be treated as condominiums.

(c)

Multiple-family and single-family condominium dwellings. (MF-15, MF-20 and MF-45 only).

(d)

Accessory buildings.

(e)

Household pets: Provided that no more than three (3) adult dogs or four (4) adult cats, or a combination of three (3) such animals, may be kept in any dwelling unit at any one time.

(1)

Notwithstanding the household pets permitted to be kept as set forth above, no wild and dangerous or wild and potentially dangerous animal or animals, (as defined in section 6-1 of this Code) shall be brought into, kept, harbored, possessed, liberated, or maintained on any portion of any lot or within any building or structure thereon.

(i)

This prohibition shall not apply to any offspring of any legally kept wild animal until such offspring reaches the age of four (4) months.

(ii)

This prohibition shall not apply to any circus or show involving the temporary exhibition of wild animals when otherwise permitted under this Code.

(f)

Home occupations as set forth in article XII, division 5 of this chapter.

(g)

Conversions of apartments to condominiums.

(1)

Any proposal to convert existing apartments, including those in an approved PCD, to condominiums shall be subject to the approval of a conditional use permit, and the filing and approval of a subdivision map pursuant to the requirements of division 5 of this article.

(2)

Conversion of apartments to condominiums, including those in an approved PCD, shall be subject to all regulations pertaining to the MF-8 zone except density and minimum floor area requirements.

(3)

Apartments converted to condominiums shall have the following minimum floor areas:

a.

One (1) bedroom, five hundred (500) square feet.

b.

Two (2) bedrooms, six hundred fifty (650) square feet.

c.

Three (3) bedrooms, eight hundred (800) square feet.

d.

Four (4) bedrooms, one thousand (1,000) square feet plus one hundred fifty (150) square feet per bedroom over four (4).

(h)

Mobile home parks. After the granting of a conditional use permit, in MF-15, MF-20 and MF-45 zones only. (See article XII, division 2 of this chapter).

(i)

Accessory dwelling units and junior accessory dwelling units as allowed per division 11 (Accessory Dwelling Units) of article XII (Special Regulations for Unique Uses) of chapter 26 (Zoning) of the West Covina Municipal Code.

(Code 1960, §§ 10802, 10802.01—10802.06, 10802.08, 10803.09; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1420, § 1, 12-26-78; Ord. No. 1459, § 1, 12-10-79; Ord. No. 1910, § 2, 10-13-92; Ord. No. 1922, § 2, 6-1-93; Ord. No. 2030, § 4, 4-20-99; Ord. No. 2060, § 3, 10-3-00; Ord. No. 2465, § 4, 12-17-19)

MF-8, MF-15, MF-20 and MF-45 zoned property shall not be used for any use authorized in article VIII of this chapter unless specifically called out in this article.

(Code 1960, § 10802.10; Ord. No. 1333, § 1, 4-25-77)

Purpose. The provisions of this section are intended to reinforce community standards and to promote an attractive residential appearance in the city's neighborhoods. The size, number, and location of parked and stored vehicles in residential zones are regulated to preserve the appearance of neighborhoods as predominantly residential in character. These regulations apply to all residential uses in multi-family zones.

(a)

Commercial vehicles. It shall be unlawful to park or store any commercial vehicles, trailers or other related equipment. The provisions of this subparagraph (a) do not apply to passenger vehicles, pickup trucks, passenger or cargo vans, or recreational vehicles.

(b)

Utility trailers and accessory recreational vehicles. Utility trailers and accessory recreational vehicles may be parked in enclosed parking areas only.

(c)

Inoperable vehicles. No more than one (1) inoperable vehicle may be kept on-site per dwelling unit, and may be kept on-site for no more than seventy-two (72) hours. If so kept, an inoperable vehicle must be fully within a garage, carport, or other approved parking space.

(d)

Auto repair and service.

(1)

It shall be unlawful to service or repair any vehicle, inoperable or not, whether or not registered to an occupant of the property, or otherwise belonging to him/her, except completely within the garage, carport, or other approved parking space. Only one (1) vehicle at a time may be repaired or serviced in a carport or approved parking space per dwelling unit.

(2)

Notwithstanding subparagraph (d)(1), it shall be unlawful to conduct more than two (2) incidents of repair or service within a thirty-day period on vehicles not registered or otherwise belonging to the occupant(s) of the property on which the repair or service is taking place. An incident shall include all repair or service activities occurring within a seventy-two-consecutive-hour period. This section shall not apply to incidents of repair or service required by an "emergency."

(3)

An incident of repair or service under subsections (d)(1) and (2) shall be allowed only if the repair or service is conducted between 8:00 a.m. and 10:00 p.m., noise levels created do not exceed the ambient noise level by more than five (5) decibels at the property line, and the repair or service complies with applicable environmental, health, and safety codes and regulations. Further, use of power tools (pneumatic or electric) shall not be permitted beyond the hour of 8:00 p.m.

(e)

Public nuisance. 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 violation of this section.

(1)

No tools, motor vehicle parts, supplies, or equipment used for automobile repair and service shall be left, stored or maintained outdoors in a location that is readily visible from a public right-of-way or an adjoining property upon any overnight interruption or cessation of repair work.

(2)

All fluids, liquids and oil or other petroleum products that are taken out of a motor vehicle or used in conjunction with any repair work shall be disposed of in a lawful manner. In no instance shall these products or substances be allowed to drain or spill onto adjoining property or into the public right-of-way, storm drain, plumbing system or sewer system.

(3)

Hydraulic vehicular lifts and/or similar types of mechanical or hydraulic equipment (as determined by the planning director) are prohibited from being installed, kept, stored, maintained or otherwise used for conducting automotive repair or storing of vehicles.

(Ord. No. 2030, § 4, 4-20-99; Ord. No. 2113, § 2, 4-20-04)

Editor's note— Ord. No. 2030, § 4, adopted April 20, 1999, repealed in their entirety the provisions of former § 26-438 and created a new § 26-438 as set out herein. Former § 26-438 pertained to prohibitions regarding the parking or storing of commercial vehicles. For a detailed history of the provisions of former § 26-438, please refer to the Code Comparative Table.

The following general criteria are hereby established for use in the classification or reclassification of land to the multiple-family zone.

(Code 1960, § 10803; Ord. No. 1333, § 1, 4-25-77)

Compliance with the general plan and any applicable specific plan shall be established.

(Code 1960, § 10803; Ord. No. 1333, § 1, 4-25-77)

Multiple-family areas shall be located with reasonable access to four (4) lane streets as shown on the master plan of streets.

(Code 1960, § 10803.02; Ord. No. 1333, § 1, 4-25-77)

A demonstrated public need shall be established, and it shall be the responsibility of the applicant to prove that a need exists.

(Code 1960, § 10803.03; Ord. No. 1333, § 1, 4-25-77)

The existing utilities systems (water, sewer, drainage, electrical, gas, and communications facilities) shall be adequate or new systems shall be constructed to adequately serve multiple-family residential development.

(Code 1960, § 10803.04; Ord. No. 1333, § 1, 4-25-77)

As used in this article, "common areas" means the entire condominium project excepting all units therein granted or reserved to individual ownerships.

(Code 1960, § 10804.05; Ord. No. 1333, § 1, 4-25-77)

As used in this article, "CC & R's" shall mean conditions, covenants and restrictions of any condominium project, community apartment house or any other planned development.

(Code 1960, § 10804.07; Ord. No. 1333, § 1, 4-25-77; Ord. No. 2030, § 4, 4-20-99)

(a)

Condominium: An estate in real property consisting of an undivided interest in common in a portion of a parcel of real property, together with a separate interest in a space in a residential building on such property.

(b)

Stock cooperative: A "stock cooperative" is a corporation which is formed or availed of primarily for the purpose of holding title to, either in fee simple or for a term of years, improved real property, if all or substantially all of the shareholders of such corporation receive a right of exclusive occupancy in a portion of the real property, title to which is held by the corporation, which right of occupancy is transferable only concurrently with the transfer of the share or shares of stock in the corporation held by the person having such right of occupancy.

(c)

Community apartment: An apartment in which an undivided interest in the land is coupled with the right of exclusive occupancy of any apartment located thereon.

(Code 1960, § 10804.01; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1459, § 2, 12-10-79)

As used in this article, "condominium project" means either of the following:

(a)

The entire parcel of real property divided, or to be divided, into condominiums, including all structures thereon.

(b)

The entire parcel of real property converted or to be converted into condominiums, as defined in section 24-466, including all structures thereon.

(Code 1960, § 10804.02; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1459, § 3, 12-10-79)

As used in this article, "density" means the number of residential units per net acre of land.

(a)

Net acre, multi-family zones except MF-8 (condominiums). Forty-three thousand five hundred sixty (43,560) square feet of land area; and does not include that area of land dedicated or required to be dedicated to any public agency for streets, parks, open space or any other public use, except that in:

(b)

Net acre MF-8 zone (condominiums) shall be as stated in subsection (a) minus area for private streets.

(Code 1960, § 10804.03; Ord. No. 1333, § 1, 4-25-77)

As used in this article, "open space" means land areas which are not occupied by buildings, structures, streets or alleys excepting other special landscaped areas or recreationally oriented uses.

(a)

Common open space (usable, maximum twenty (20) percent grade). Open space which is suitably located and improved for common recreational purposes.

(b)

Private open space (usable, maximum twenty (20) percent grade). Open space which is designed and maintained for the sole and exclusive use of the occupants of not more than one (1) dwelling and may include covered patio areas.

(Code 1960, § 10804.06; Ord. No. 1333, § 1, 4-25-77)

As used in this article, "condominium unit" means either of the following:

(a)

The element of a condominium project which is not owned in common with the owners of other condominiums in the project.

(b)

Dwelling unit of a condominium project defined in section 26-467.

(Code 1960, § 10804.03; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1459, § 4, 12-10-79)

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 2, of this chapter, or a planned residential development overlay zone and development plan as specified in article XIII, division 3, of this chapter. Such precise plans of design shall conform to planning commission resolution No. 567.

(Code 1960, § 10805; Ord. No. 1333, § 1, 4-25-77)

Copies of conditions, covenants and restrictions that will apply to the proposed condominium project shall be submitted after the approval of a project and approved by the planning director and city attorney and recorded by the applicant. These CC & R's shall:

(a)

Provide a statement that insures that each residential unit shall be used as a residence for a single-family only.

(b)

Provide for perpetual maintenance of grounds and buildings.

(c)

Include a full statement of the age of the building and any modification and refurbishing started or completed within one (1) year of offering the project for sale as a condominium.

(d)

Provide an explanation to the buyer of his responsibility for sharing the maintenance and upkeep of buildings and structures within the project other than his own unit.

(e)

Provide that the names of the officers and members of the board of governors or homeowners association shall be filed annually with the city clerk.

(f)

Include the following certificate on the title sheet dedication clause of the subdivision map:

"WE HEREBY DEDICATE TO THE CITY OF WEST COVINA THE RIGHT TO PROHIBIT THE CONSTRUCTION OF ADDITIONAL RESIDENTIAL BUILDINGS THEREON, EXCEPT FOR ADDITIONAL PARKING, RECREATIONAL FACILITIES, AND ACCESSORY BUILDINGS OVER THE AREA DESIGNATED AS THE COMMON AREA."

(Code 1960, § 10805.01; Ord. No. 1333, § 1, 4-25-77; Ord. No. 2030, § 4, 4-20-99)

Examples of the proposed architectural treatment shall be submitted for review and approval by the planning commission. Decisions may be appealed to the city council. The approved architectural treatment shall be used throughout the development.

(Code 1960, § 10806; Ord. No. 1333, § 1, 4-25-77)

The following development standards shall apply to all multiple-family zoned land.

(Code 1960, § 10807; Ord. No. 1333, § 1, 4-25-77)

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

*At the street line.

(Code 1960, § 10807.01; Ord. No. 1333, § 1, 4-25-77)

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

(Code 1960, § 10807.02; Ord. No. 1333, § 1, 4-25-77)

Lots or parcels zoned low and medium density multiple family (MF-15) (MF-20) on the effective date of Ordinance No. 1333, which do not meet the area or dimension requirements of this section, may be used subject to all other standards of this article.

(Code 1960, § 10807.03; Ord. No. 1333, § 1, 4-25-77)

(a)

All utilities shall be underground in accordance with the Municipal Code and approved by the city engineer.

(b)

All utility hardware shall be placed underground or shall be screened from view with a decorative block or masonry wall or landscaping. Such screening shall be as high as the highest portion of the equipment and shall be permanently maintained.

(Code 1960, § 10807.04; Ord. No. 1333, § 1, 4-25-77)

(a)

Condominiums:

(1)

Carports shall not be permitted.

(2)

There shall be two (2) parking spaces provided for each dwelling at a minimum size of ten (10) by twenty (20) feet per space. The required parking shall be provided in a garage or garages. Location of parking spaces shall be within sixty (60) feet of the dwelling unit.

(3)

Guest parking shall be provided one (1) space for every four (4) dwelling units. The spaces need not be enclosed. The guest parking shall be located within one hundred fifty (150) feet of the units and dispersed throughout the development.

(b)

In multiple-family dwellings (non-condominium):

(1)

There shall be two (2) parking spaces provided for each dwelling unit, at least one (1) of which shall be enclosed on three (3) sides and roofed. An additional ten (10) percent of the required parking spaces shall be provided for guest parking, shall be labeled "Guest Parking Only," and shall be dispersed throughout the development. Covered and uncovered spaces shall be permanently maintained for required parking and guest parking spaces shall not be used for storage of boats, campers, or recreation vehicles.

(2)

Each covered parking space shall be at least ten (10) feet wide by twenty (20) feet long except individual garages shall be at least eleven (11) feet wide and twenty (20) feet long. Garage doors shall be at least ten (10) feet wide.

(3)

Parking areas shall be evenly distributed throughout the development and no dwelling unit shall be located more than two hundred (200) feet from its assigned parking area.

(4)

All covered spaces shall be enclosed on three (3) sides. However, if the spaces are built in combinations of two (2) or more, only the rear and the two (2) ends need be enclosed. Design and material shall be architecturally compatible with the main structures.

(c)

In multiple-family dwellings (including condominiums):

(1)

Each uncovered space shall be at least nine (9) feet wide and twenty (20) feet long.

(2)

Covered or uncovered spaces, when adjacent to walls shall be at least eleven (11) feet wide, twelve (12) feet where the wall extends beyond the space.

(3)

No off-street parking shall be permitted within any front or side yard setback area when adjacent to a street.

(4)

Garages or carports (carports prohibited in MF-8 zone) may be located within the side or rear yard setbacks except when side or rear yards abut a public street. In no case, however, may a garage or carport be constructed within twenty (20) feet of any side or rear street or twenty-five (25) feet of any front street in MF-8, MF-15 or MF-20 zones and fifteen (15) feet from any street in MF-45 zone.

(5)

No carport or garage shall open directly upon a public street.

(6)

Required parking and guest parking shall be maintained permanently.

(7)

All parking areas shall conform to Planning Commission Resolution No. 2513.

(Code 1960, § 10807.05; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1420, § 2, 12-26-78; Ord. No. 1488, § 18, 8-25-80)

(a)

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

(b)

Side. The side setback from the property line shall be governed by the following table:

(c)

Rear. The rear setback from the property line shall be governed by the following table:

(Code 1960, § 10807.06; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1488, § 19, 8-25-80)

Balconies and exterior stairways:

(a)

Shall not project into any required setback in MF-8, MF-15 and MF-20 zones.

(b)

Shall not project more than fifty (50) percent into any required setback in MF-45 zone.

(Code 1960, § 10807.07; Ord. No. 1333, § 1, 4-25-77)

(a)

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.

(b)

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.

(c)

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.

(d)

If parking is provided under the first story of a building, the landscaping requirements are waived for the distance of the parking spaces.

(e)

Accessory buildings shall not encroach into any yard requirement of a main building, except as set forth in section 26-507 of this chapter.

(f)

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

(g)

Yards around buildings, as set forth in this section, may coincide with setbacks from property line as required in section 26-507 of this chapter; the one having the greater distance shall prevail.

(h)

At the time of precise plan review as per article VI, division 2 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:

(1)

The amount of site area involved shall be relocated within the recreational-leisure space areas as set forth in section 26-514.

(2)

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

(3)

The maximum permitted ground coverage set forth in section 26-510 shall not be exceeded.

(Code 1960, § 10807.08; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1446, § 1, 7-9-79)

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:

(Code 1960, § 10807.09; Ord. No. 1333, § 1, 4-25-77)

(1)

Maximum building height shall conform to the following table:

(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.

(Code 1960, § 10807.10; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1485, § 1, 8-25-80)

No building shall exceed a length of two hundred (200) feet. Buildings may be connected with walkways or at the roof, provided minimum distances between buildings as per section 26-509 of this chapter is met and approved by the planning commission.

(Code 1960, § 10807.11; Ord. No. 1333, § 1, 5-25-77)

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

(Code 1960, § 10807.12; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1624, § 1, 2-13-84)

A minimum of two hundred (200) square feet of usable recreational/leisure space for each dwelling unit shall be provided. Such space shall have a minimum horizontal dimension of fifty (50) feet for one (1) and two (2) story, and seventy-five (75) feet for three (3) story to qualify as usable recreational/leisure space. Recreational/leisure space shall be distributed throughout the development and readily accessible from all dwelling units. Such space may extend into the required side or rear yards, and only that portion which is utilized for recreational/leisure space shall be included in calculating the total area. Swimming pools, putting greens, court game facilities, recreational buildings, and other similar facilities may be included in this area.

(Code 1960, § 10807.13; Ord. No. 1333, § 1, 4-25-77)

(a)

All open areas with the exception of vehicular accessways and parking areas, pedestrian walkways, and paved or covered recreational facilities, shall be landscaped and irrigated with a fully automatic system in conformance with this division. Such landscaping and irrigation shall be permanently maintained in a functional, dust free, disease free, and weed free condition.

(b)

No planting area shall be less than twenty-four (24) square feet or less than three (3) feet in width (inside dimensions) with the exception of raised planter boxes around or in close proximity to buildings.

(c)

Parking lot trees. An average of at least one (1) tree (minimum fifteen (15) gallon) of a species satisfactory to the planning director shall be planted for every ten (10) single row parking stalls or every twenty (20) double row parking stalls within the parking lot.

(d)

There shall be a minimum three (3) foot wide (inside dimension,) landscape planter separating a building or wall from a driveway or parking area.

(e)

Landscaping shall consist of combinations of trees, shrubs, and ground covers with careful consideration given to eventual size and spread, susceptibility to disease and pests, durability, and adaptability to existing soil and climatic conditions. A majority of plant material used through a development must be specimen-size material (a combination of twenty-four (24) inch boxes, thirty-six (36) inch boxed and fifteen (15) gallon trees and minimum five (5) gallon for shrubs).

(f)

Unused space resulting from the design or layout of parking spaces or accessory structures which is over twenty-four (24) square feet shall be landscaped.

(g)

All planted areas shall be surrounded by a concrete curb six (6) inches above final grade or above asphalt level of the parking lot. However, when such planted areas lie adjacent to a concrete sidewalk, masonry wall, or a building, a raised concrete curb need not be provided in the adjacent area.

(h)

A minimum of six (6) feet of either the rear or side yard adjacent to residential zoning or development shall be landscaped with specimen plant materials and trees appropriate in size and type to create a solid plant screen, subject to the approval of the planning director, and as represented on the approved landscaping plan.

(i)

Undeveloped areas proposed for future expansion shall be maintained in a weed free and dust free condition.

(j)

Landscape areas, whether installed pursuant to this chapter or not, shall be maintained free of litter and diseased or dead plants. Diseased, dead, damaged and/or disfigured plants shall be replaced as deemed necessary by the planning director. Irrigation systems and their components shall be maintained in a fully functional manner consistent with the originally approved design and the provisions of this division.

Landscapes shall be maintained to ensure water efficiency and minimize water waste leading to excessive runoff, low head drainage, overspray and other similar conditions where water flows onto adjacent property, nonirrigated areas, walks, roadways or structures. A regular maintenance schedule should include but not be limited to, checking, adjusting, and repairing irrigation equipment; resetting the automatic controller; aerating and dethatching turf areas; replenishing mulch; fertilizing; pruning; and weeding in all landscaped areas. All tree pruning shall be performed in compliance with acceptable standards as set forth by the Western Chapter international Society of Arborists.

(k)

The landscaping and irrigation plan shall be approved by the planning director subject to the following criteria. Landscape and irrigation plans for projects with required landscaping consisting of five thousand (5,000) square feet or more, shall be prepared by a licensed landscape architect. The planning director has the right to disapprove a landscaping plan if the quantity, size, type, placement, and use of plant material do not meet the minimum requirements of this section. The planning director shall also determine whether the type, size, and location of the proposed landscaping is appropriate given the scale and design of the development.

(l)

All landscape areas and irrigations systems shall be subject to the water efficiency provisions contained in Division 1, of Article XIV of Chapter 26 of this Code, and the Planning Commission Guidelines for Water Efficient Landscaping, unless specifically exempted by those water efficiency provisions.

(Code 1960, § 10807.14; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1912, § 2, 1-15-93; Ord. No. 2205, § 3(Exh. A), 4-6-2010)

(a)

A thirty-six (36) inch high concrete, masonry, or decorative block wall shall be provided and maintained on the outside perimeter of all off-street parking areas abutting or visible from a public street, except at points of ingress and egress for vehicular or pedestrian traffic. The wall shall be set back a minimum of five (5) feet from the property line and this setback area shall he landscaped. Other materials may be used if approved by the planning commission.

In lieu of the thirty-six (36) inch high screen wall, land contouring and landscaping equivalent to thirty-six (38) inches in height, or a combination of wall and land contouring, may be provided if approved by the planning commission.

(b)

A six-foot wall when abutting single-family zone:

1.

A six (6) foot high concrete, masonry or decorative block wall shall be provided and maintained on the boundary of any multiple-family zone which abuts or lies across a public alley from a residential-agricultural (R-A) or single-family (R-1) zone, except in the front setback area, where said wall shall not be higher than thirty-six (36) inches.

2.

When there is a difference in site elevation and the abutting property zoned R-A or R-I is a minimum of six (6) feet higher than the development site zoned multiple-family, at the discretion of the planning commission, the requirements for a six (6) foot high wall may be waived.

(c)

The height of all walls shall be measured from the highest finished grade within the required adjacent setback.

(d)

All walls shall be architecturally compatible with main buildings. Type, texture, and color shall be approved by the planning commission.

(Code 1960, § 10807.15; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1485, § 2, 8-25-80)

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.

Any new or existing multi-family development project of five (5) or more living units for which is submitted on or after September 1, 1994 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.

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

(1)

Recycling areas shall be designed to be architecturally compatible with nearby structures and with the existing topography and vegetation.

(2)

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

(3)

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.

(4)

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

The planning director 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.

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.

(Code 1960, § 10807.16; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1945, § 2, 10-18-94)

Each unit shall have an enclosed storage cabinet having a minimum size of one hundred sixty (160) cubic feet. No inside dimension of such cabinet shall be less than two (2) feet. The storage cabinet shall be placed within a carport, garage, or in a cabinet accessible from the exterior and in close proximity to the unit. The storage of furniture, appliances, and other similar equipment shall be within permanent buildings and completely screened from public view. No required carport or garage shall be used for such storage.

(Code 1960, § 10807.17; Ord. No. 1333, § 1, 4-25-77)

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

(Code 1960, § 10807.18; Ord. No. 1333, § 1, 4-25-77)

All ground 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 all view. 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.

(Code 1960, § 10807.19; Ord. No. 1333, § 1, 4-25-77)

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

(Code 1960, § 10807.20; Ord. No. 1333, § 1, 4-25-77)

No condominium or multiple-family development shall take place on a lot or parcel on which a single-family structure is located until such structure is removed.

(Code 1960, § 10807.21; Ord. No. 1333, § 1, 4-25-77)

(a)

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.

(b)

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.

(1)

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 planning director and building official.

(2)

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

(3)

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.

(4)

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.

(5)

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 planning director and building official a hazardous condition or an attractive nuisance.

(6)

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.

(7)

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.

(Code 1960, § 10807.22; Ord. No. 1333, § 1, 4-25-77; Ord. No. 1815, § 2, 5-22-89)

All common walls and ceiling/floor systems shall be fire proof and sound proof and must conform to current building standards adopted by the city.

(Code 1960, § 10807.23; Ord. No. 1333, § 1, 4-25-77)