Ordinance - 1606ORDINANCE NO. 1606
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA,
CALIFORNIA AMENDING THE WEST COVINA MUNICIPAL CODE, CHAPTER 26,
ARTICLE XII AS IT RELATES TO SECOND -FAMILY UNITS ON SINGLE-
FAMILY LOTS. (Amendment No. 182)
The City Council of the City of West Covina does ordain as follows:
SECTION No. 1: Chapter 26, Article XII of the West Coving Municipal
Code is hereby amended by adding Division No. 12 to read as follows:
•
Division
12
- Second -Family Units
Section
26 -
685.30 Purpose
The purpose of this Division is to meet the need for new housing as declared by
the State of California by reducing the barriers to the provision of affordable
housing with the creation of second -family units on existing single-family lots.
Section 26-685.32 Definitions
a. "Bottom unit" means or is a dwelling unit located on a second unit lot that is
entirely on the bottom floor of a two-story building containing a first- and
second -family unit.
b. "First -family unit", hereafter referred to as "first unit", means or is an
existing or proposed to be built, dwelling unit that conforms to all regula-
tions of the West Covina Municipal Code relating to Section 26-391(a) prior
to the addition of a second -family unit.
C. "Front unit" means or is the dwelling unit located on a second unit lot that
is closest to the front lot line or in the case of corner lots, the dwelling
unit closest to the lot line separating the lot from the street on which the
building is addressed or if equal distance from said lot lines, the dwelling
unit which would normally receive the lowest address number if they were
located on separate lots.
d. "Owner -occupant" means or is that person or persons who demonstrates, to the
satisfaction of the Planning Director, a fee -ownership interest in the
subject property and, in addition thereto, resides in the existing single
family dwelling upon said property and is.the applicant for the unclassified
use permit.
e. "Rear unit" means or is a dwelling unit located on.a second unit lot containing
another unit defined as a front unit.
f.. "Second -family unit" hereafter referred to as "second unit", means or is a
dwelling unit detached from, or attached to, a first unit on a lot zoned
for single-family residence. Such units do.not affect the density designation
of any Specific or General Plan.
g. "Second unit lot" means or is a lot containing a first unit and a second unit,
legally established in a single-family zone.
h. "Top unit" means or is a dwelling unit located on a second unit lot that is
entirely on the top floor (except for entrance and exit stairs or halls) of a
two-story building containing a first and second unit.
Section 26-685.34 Development Standards
a. A second unit may be constructed or established only on a lot containing a
• first unit located in a single-family zone.
b. A second unit shall have adequate water supply and sewer service.
c. An unclassified use permit shall be obtained prior to the issuance of building
permits for a second unit (as specified in Article VI, Division 3 of this
Chapter). The application shall include a precise plan (as specified in
Article VI, Division 2), including examples of proposed architectural treatment
as specified in Section 26-226(e).
d. Only an.owner-occupant of the first unit shall be eligible to file an
application for an unclassified use permit for a second unit on the lot of
the first unit in which he resides.
e. No applicant shall be granted a second unclassified use permit on a second
site for a second unit while the applicant retains ownership of the first
site having an approved unclassified use permit for a second unit.
f. No applicant shall be granted a second unclassified use permit on a second
site for a second unit until two years after the expiration date of the
approved unclassified use permit for a second unit on the first site if the
first site is sold with a vested interest in a second unit.
• g. The.development standards of the R-1 Zone and the Area District in which
the second unit is located shall apply (as specified in Article VIII,
Division 2 of this Chapter) unless this Division specifically permits or
prohibits otherwise.
h. The second unit, either attached or detached from the existing dwelling unit
shall provide separate rooms for living, sleeping, cooking and sanitation
facilities.
i. Specific development standards
1. Minimum site size shall be as provided in Section 26-401.
2. The lot shall contain a first unit conforming to all regulations of
the single-family zone.
3. Minimum dwelling area for second unit shall be:
One bedroom: 500 sq. ft.
Two bedrooms: 600 sq. ft.
Three bedrooms: 800 sq. ft.
4. A second unit that is attached and a part of the existing first unit
shall not decrease the remaining floor space of the first unit to below
• the minimum area stated in Section 26-401 unless the second unit exceeds
said minimum area, in which case the first unit may be reduced to no less
than the minimum area required for a second unit and shall thereafter be
considered the second unit and the new unit shall be considered the first
unit.
5. A total of four parking spaces in required; two (2) accessible off-street
spaces enclosed on three (3) sides and roofed, provided for each dwelling
unit. Garages and carports shall have a minimum clear width and length
of twenty (20) feet between columns or walls. Access to such parking
shall be paved, not less than twelve (12) feet in width, nor wider than
the garage or carport, except as.mddified in Section 26-402.5.
6. Garages or carports opening towards a side street shall be set back a
minimum of twenty-two (22) feet from the property line.
7. A detached rear unit shall not encroach into a 25-foot required rear
yard of the front unit and in no case shall it be closer than ten (10)
feet to the front unit.
8. The rear unit shall have a required rear yard as provided in Section
26-406 and 26-407.
9. The entrance to an attached second unit shall be separate from the
entrance to the first unit and shall be installed in a manner as to
negate an obvious indication or two units in the same structure.
• 10. No over head utility lines are permitted to service the second unit.
If existing overhead utility lines are to be relocated or otherwise
modified to permit construction of a second unit, such lines shall be
converted to underground services.
11. The numerical street address of the lot shall remain as one number with
the front or bottom unit being designated as "A" and the rear or top unit
being designated as ""B"" .
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12. Utility services to the second unit may remain and are encouraged through
single source points except where not permitted by the utility company.
13. Park development fee for the second unit shall be paid in accordance with
Section 26-204.
Section 26-684.36 Lettin4 of rooms prohibited
• Letting of rooms as permitted in Section 26-673(c), is prohibited in both units
of a second unit lot.
Section 26-685.38 Conditions of approval of an unclassified use permit for a
second unit.
a. The second unit may be rented but shall not be sold except in conjunction
with the entire lot and the original first unit.
b. The unclassified use permit for a second unit shall become null and void
upon transfer of ownership of the subject property before the unclassified
use permit vests.
c. Chapter 7 of this Municipal Code and all applicable building codes adopted
by the City of West Covina which apply to additions and construction of
single-family dwellings shall apply to second units.
d. Adequate water and sewer services shall be available or supplied by the
applicant for the unclassified use permit for a second unit.
e. Establishment of the second unit shall not impact traffic flow in the
vicinity.
f. Such other conditions as deemed by the Planning Commission to`reasonably
relate to the purpose of this Division, such as but not limited to:
• A six-foot high wall or solid fence shall be provided and maintained on
the boundary of any lot containing a second unit which abuts or lies
across a public alley from a single-family zone, except in the front yard
where a wall is not required. A six-foot front wall shall separate
the front and rear yards of the front unit of the lot containing the
second unit. Said wall shall complete the enclosure of the entire back
yard and may enclose the portion of the side yard that does not extend
beyond the front of the front unit. The only openings in the wall shall
be gates and driveway access. Said wall or fence shall be consistent
with.the character of the surrounding neighborhood.
SECTION NO. 2: Chapter 26, Article XII, Division No. 5, Section 26-673(d) of the
West Covina Municipal Code is hereby amended by adding subparagraph (3) to
read as follows:
(3) Second -family units on single-family lots, as provided in Division 12 of
this Article.
SECTION NO. 3: The City Council finds and determines that said Amendment to
the Municipal Code is a minor modification to the City's Zoning Ordinance and
is, therefore, categorically exempt (Class 5) from the requirements of the
California Environmental Quality Act of 1970 (CEQA).
SECTION NO. 4: The City Clerk shall certify to the passage of this Ordinance
and shall cause the same to be published as required bylaw.
• PASSED and APPROVED this 26th day of September , 1983.
Mayor
ATTEST:
City Clerk
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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss
CITY OF WEST COVINA )
I, Helene M. Mooney, City Clerk of the City of West Covina, do hereby certify
that the foregoi.ng Ordinance No. 1606was regularly introduced and placed upon
its first reading at a regular meeting of the City Council on the 12th day
of September , 1983. That, thereafter, said Ordinance.was duly
adopted and passed at a regular meeting of the City Council on the 26th day
of September, , 1983, by the following vote, to wit:
AYES: Tice, Tennant, Shearer, Bacon, Chappell
NOES: None
ABSENT: None
APPROVED AS TO FORM:
City Attorney
City Clerk
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• C E R T I F I C A T I O N
State of California )
County of Los Angeles ) ss.
City of West Covina )
I, JANET BERRY, Deputy City Clerk of the City of
West Covina., Sta.te of California., do hereby certify
that a true and accurate copy of Ordinance No.-I60 �o
was published, pursuant to law, in the West Covina
Tribune, a. newspaper of general circula.tion published
and circula.ted in the City of West Covina..
PJane't Berry, Deputy Ci y Clerk
City of West Covina., California