Ordinance - 1680ORDINANCE NO. 1680
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, AMENDING THE WEST COVINA MUNICIPAL
CODE, CHAPTER 26, ARTICLE XII, DIVISION 6, AS IT RELATES
TO SENIOR CITIZEN HOUSING. (AMENDMENT NO. 196)
The City Council of the City of West Covina, California,
does ordain as follows:
• SECTION NO. 1: Chapter 26, Article XII, Division 6, of
the Municipal Code is amended to read as follows:
Division 6 - Senior Citizen Housing
Section 26-679 - Purpose
The purpose of this division is to serve the need for senior citizen
housing, to encourage such housing that is affordable to low-income
senior citizen households, and to allow the implementation of the
City -adopted housing element and housing assistance plan.
Section 26-680 - Zoning
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,
Division 3 of this chapter.
Section 26-682
The density of a senior citizen housing project may be increased by
up to 100% of the density permitted by the zone in which it is
located, providing that the project conforms to all development
standards of the said zone.
Section 26-682.5 - Modification of Development Standards
a. A modification of development standards specified in
Section 26-682 with the exception of 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 affordable project feasible, the modification of
standards is not detrimental to the life styles of senior
citizens, such a modification of parking or unit size is
consistent with the standards contained in subsection b, c or d
of this section, and such develoment is compatible with
surrounding uses. Notwithstanding 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.
b. A parking modification may be granted, as provided for in
subsection "a" of this section, 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 if
60 69% .90 it
50 59% 1.00
40 - 49% " 1.20 of
30 - 39% " 1.40 If
20 - 29% If
1.60 "
0 - 19% 11 2.20 It
C. 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 "a" of this section, to reduce the
minimum unit size required in the underlying zone by 15 percent.
d. A senior citizen projects with a minimum of 50 percent of the
units determined as affordable may be granted a modification, as
provided for in subsection "a" of this section, to provide unit
• sizes as follows:
Studio/bachelor/single unit - 400 square feet
One bedroom - 460 square feet
Two bedroom - 650 square feet
e. In anticipation that some or all of the affordable units may be
eliminated from a senior citizen housing project, an alternative
development plan shall be submitted for review and approval by
the Planning Department in conjunction with the original housing
proposal showing an upgrading of modified improvements,
including unit size and parking, as required by the zone in
which it is located.
f. In anticipation that the project should cease to be a senior
citizen housing project and be made available to non -seniors, an
alternative plan shall be submitted for review and approval by
the Planning Department in conjuntion withnthe original housing
proposal showing a reduction in density to that of the zone in
which it is located.
g. Conditions, convenants and restrictions (C C and R's) shall be
submitted for the review and approval of the Planning Director
and City Attorney and recorded with the County prior to the
issuance of permits and shall include provisions as needed to
maintain compliance with the regulations of this section,
including, but not limited to, the following:
1. The age limits of tenants of a senior citizen housing
project shall conform to the requirements of Section 51.3
of the Civil Code.
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
government 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
previous year, and the base rate during the previous year
including the figures used to calculate said base rate.
•
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
designated 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, convenants and restrictions (CC & R's)
shall include a procedure for providing the foregoing
information to the City at one- (1) year intervals
beginning with the.date .that operation of the facility
commences.
PASSED AND APPROVED this loth day of June 1985.
Mayor
ATTEST
City Cler
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 here-
by certify that the foregoing Ordinance No. 1680 was regularly in-
troduced and placed upon its first reading .at a regular meeting of
the City Council on the 28th day of May 1985. That,
thereafter, said Ordinance was duly adopted and passed at a regular
meeting of the City Council on the loth day of June
1984, by the following vote, to wit:
AYES: Bacon, Manners, Shearer, Chappell, Tennant
NOES: None
ABSENT: None
City .Clerk
APPROVED AS TO FORM:
City Attorney
CERTIFICATION
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. L/ was published, pursuant to law, in the San
Gabriel Valley Tribune, a newspaper of general circulation published
and circulated in the -City of West Covina.
Jane
Berry,
Deputy Ci
y C-erk
CityVof
West
Covina,
lifornia
DATED: %I�IO