Ordinance - 1624•
•
ORDINANCE NO. 1624
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF WEST COVINA, CALIFORNIA, AMENDING THE WEST
COVINA MUNICIPAL CODE, CHAPTER 26, ARTICLE IX,
SECTION 26-513 AND ARTICLE XII, DIVISION 6 AS
THEY RELATE TO SENIOR CITIZEN HOUSING
(Amendment No. 184)
The City Council of the City of West Covina does ordain as
follows:
SECTION NO. 1: Chapter 26, Article IX, Section 26-513 of
the West Covina Municipal Code is hereby amended by adding MF-45 to
read as follows:
Density Bachelor Single Number of Bedrooms
DU/AC Units Units 1 2 3 4 More
MF-45 500 500 600 800 990 1,125 +125
SECTION NO. 2: Chapter 26, Article XII of the City of
West Covina Municipal Code is hereby amended to read as follows:
Division 6 - Senior Citizen Housing
Section 26-679 - Purpose
The purpose of this division is to serve
housing, to encourage such housing that
senior citizen households, and to allow
City -adopted housing element and housing
Section 26-680 - Zoning
the need for senior citizen
is affordable to low-income
the implementation of the
assistance plan.
Senior citizen housing projects may be established and operated only
in multi -family residential zones.
Section 26-681 - Unclassified Use Permit
An unclassified use permit shall be obtained prior to establishing
any senior citizen housing project, as specified in Article VI, Divi-
sion 3 of this chapter.
Section 26-682 - Development Standards
a. All development standards, including, but not limited to, den-
sity, site size, parking, unit size and recreation space, as
specified for the zone in which the project.is located shall
apply to all senior citizen housing projects.
b. A modification of development standards specified in paragraph
(a) above, except density and site size, may be granted by the
Planning Commission for a senior citizen project with affordable
housing units, provided that such a modification is necessary to
further the adopted housing goals, necessary to render an afford-
able project feasible, the modification of standards is not det-
rimental to the life styles of senior citizens, such a modifica-
tion of parking or unit size is consistent with the standards
contained in subsections c, d or e of this division, and such
development is compatible with surrounding uses. Notwith-
standing any existing regulation applicable to the project, such
regulation may be reasonably increased or any new regulation may
be imposed by the Planning Commission to preserve the quality of
the project as a condition of the granting of the unclassified
use permit.
c. A parking modification may be granted, as provided for in sub-
section "b" of this division, to reduce parking in proportion to
,the percentage of affordable units available with the project as
follows:
80
- 100%
Affordable
.60
Spaces per unit
70
- 79%
"
.80
"
60,
- 69%
It
.90
of50
- 59%
"
1.00
of
40
- 49%
1.20
if
30
- 39%
1.40
"
20
- 29%
1.60
"
0
- 19%
2.20
"
d. A senior citizen project with a minimum of 20 percent of the
units determined as affordable may be granted a modification, as
provided for in subsection "b" of this division, to reduce the
minimum unit size required in the underlying zone by 15 percent.
e. A senior citizen project with a minimum of 50 percent of the
units determined as affordable may be granted a modification, as
provided for in subsection "b" of this division, to provide unit
sizes as follows:
Studio/bachelor/single unit - 400 square feet
One bedroom - 460 square feet
Two bedroom - 650 square feet
f. In anticipation that the project may be converted for convention-
al multi -family living or affordable units may be eliminated
from the project, an alternative development plan shall be sub-
mitted for review and approval in conjunction with the original
• housing proposal and shall show additional parking, increased
unit size, and upgrading of all improvements as otherwise re-
quired by the underlying zone. In addition, applicant or any
subsequent owner shall notify the City and tenants in writing of
their intention to physically convert or eliminate affordable
units at least six (6) months prior to such conversion.
g. Conditions, covenants and restrictions shall be submitted for
the review and approval of the Planning Director and City Attor-
ney and recorded with the County prior to the issuance of per-
mits and shall include provisions as needed to maintain compli-
ance with the regulations of this division, including, but not
limited to, the following:
1. Every primary tenant or household member of a senior citi-
zen project shall have a minimum age as required by the
elderly housing program involved and in no instances shall
a tenant or household member be less than 60 years of age,
except for the legal spouse of such individual.
2. Applicant or subsequent owner shall provide verification
to the City of compliance to the affordable housing mix as
approved under the unclassified use permit by providing
information as required by the government assistance or
financing program utilized by the project and, if no gov-
ernment program is used, an annual disclosure statement
indicating the current rate on every affordable unit, the
• rate(s) charged on every affordable unit during the pre-
vious year, and the base rate during the previous year
including the figures used to calculate said base rate.
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3. The determination of "affordable" shall be made for each
individual housing unit when such unit is rented at or.
below the determined "base rate" calculated as follows:
1/3 X 80% median income level = base rate,
12 months in a year
where the median income is determined by the latest desig-
nated or adjusted median income level of the Los Angeles -
Long Beach SMSA or successor statistical area in which the
City of West Covina is located.
4. The conditions, covenants and restrictions (CC & R's)
shall include a procedure for providing the foregoing in-
formation to the City at one- (1) year intervals beginning
with the date that operation of the facility commences.
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 pas-
sage of this Ordinance and shall cause the same to be published as
required by law.
PASSED AND APPROVED this 13th
ATTEST:
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF WEST COVINA )
day of February , 1984.
I, Helene M. Mooney, City Clerk of the City of West Covina, do here-
by certify that the foregoing Ordinance No. 1624 was regularly.in-
troduced and placed upon its first reading at a xegular meeting of
the City Council on the 23rd day of January , 1984. That,
thereafter, said Ordinance was duly adopted and passed at a regular
meeting of the City Council on the 13th day of February
1984, by the following vote, to wit:
AYES: Tennant, Shearer, Bacon, Chappell
NOES : None
ABSENT: Tice
APPROVED AS TO FORM:
�;L_ �a A A 01-�
City Attorney
City Clerk
CERTIFICATION
State of California )
County of Los Angeles ) ss.
City of West Covina )
I, JANET BERRY, Deputy City Clerk of the City of
West Covina., State of California,, do hereby certify
that a true and accurate copy of Ordinance No.�
was published, pursuant to law, in the West Covina
Tribune, a. newspaper of general circula.tion published
and circulated in the City of West Covina.
- -
Janet
oMtc4,
Berry,
Deputy
City Clerk
City
of West
Covina,
California
Dated �L
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