Resolution - 9326RESOLUTION NO. 9326
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, APPROVING GENERAL PLAN
AMENDMENT NO. 1-96-26 RELATING TO DENSITY BONUSES
AND HOUSING AFFORDABILITY.
WHEREAS, on October 10, 1995, the Planning Commission initiated a
General Plan amendment and an associated code amendment relating to the
granting of density bonuses and other incentives for the purposes of producing
lower -income and senior citizen housing; and
WHEREAS, the Planning Commission initiated said General Plan
amendment and associated code amendment in order to bring the City into
compliance with the requirements of State law (Government Code Section
65915), which requires the mandatory granting of density bonuses and
incentives, and to update the City's current density bonus provisions to more
effectively assist in the development of lower -income and senior citizen housing;
and
WHEREAS, a further need exists to consider granting density bonuses in
excess of those mandated by State law in order to assist in meeting the diverse
housing needs of the community and to allow for the construction of sound, high
quality lower -income housing that is economically viable; and
WHEREAS, said General Plan amendment will help to further promote the
goals and objectives and implement the policies of the Housing Element of the
General Plan: and
WHEREAS, an initial study prepared for the subject project has disclosed
that the proposed project could not have an significant effect on the environment.
A Negative Declaration of Environmental Impact has been prepared for the
proposed project pursuant to the requirements of the California Environmental
Quality Act of 1970, as amended; and
WHEREAS, the Planning Commission did, on the 12th day of March,
1996, conduct a duly advertised public hearing as prescribed by law, and said
public hearing was continued to the 26th day of March, 1996, and'the 9th day of
April, 1996, at which time the Planning Commission adopted Resolution No. 04-
96-4348, recommending to the City Council approval of General Plan
Amendment No. 1-96-26; and
WHEREAS, the City Council did, on the 21st day of May, 1996, conduct a
duly advertised public hearing as prescribed by law, and considered evidence
presented by Planning Commission, Planning Department, and other interested
parties.
NOW, THEREFORE, the City Council of the City of West Covina does
hereby resolve as follows:
SECTION 1: Based on the evidence presented, both oral and
documentary, the City Council hereby approves Generally Plan Amendment No.
1-96-26, more specifically making the following amendments to the Land Use
Element of the General Plan:
a. Amend the section relating to the "Medium Density Residential,"
"Medium High Density Residential," and "High Density Residential" land use
categories on Pages 1/1-7 through 1/1-8 to read in its entirety as follows
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Resolution No.
General Plan Amendment No. 1-96-26
Density Bonuses
May 21, 1996 - Page 2
(language to be deleted in st+ikethrough print, and language to be added in bold
print):
Medium Densitv Residential (8.1 - 15.0 DU/acre)
Medium High Density Residential (15.1 - 20.0 DU/acre)
High Density Residential (20.0+ DU/acre)
These density designations allow for townhouses, two- and three-family
housing arrangements on single lots, and other similar forms of multiple -
family housing. The typical apartment complex found within the City is
also permitted within this density. In the Woodside Village area, these
density designations also allow for the development of high density
condominium projects. Approximately 830 gross acres within the City
have been designated by the Land Use Plan for multi -family development,
within these density designations.
There is a maximum opportunity for flexibility and innovation in these
higher density designations; special emphasis should be placed on
adequate circulation, usable open space, compatibility with surrounding
land uses, adequate lighting, good building design and access to public
and private facilities.
Although the General Plan has a multiple -family designation of 20.0 plus
dwelling units per acre, and a corresponding zone classification of 45 units
per acre is still in existence, the policy of the City has been to limit
multiple -family development to 20 units per acre. The only eXGept'^^ to
rs�rzr•T.
The only exception to this policy is in the case of housing projects
that incorporate units designed and reserved for lower -income and
senior citizen households, which may be developed at densities of up
to, but not greater than 100 percent of the density otherwise
permitted under the General Plan land use designation and zoning
designation in which they are located.
3. THE CITY SHOULD LIMIT MULTIPLE -FAMILY DEVELOPMENT
TO AREAS WHERE THE PUBLIC FACILITIES CAN EASILY
ACCOMMODATE SUCH DEVELOPMENT.
4. THE CITY SHOULD NOT REZONE PROPERTY TO HIGH
DENSITY MULTIPLE -FAMILY (MF-45).
5 THE CITY SHOULD CONTINUE TO ASSURE THAT RESIDENTIAL
DEVELOPMENT CONFORM TO THE POLICIES AND ACTIONS
SPECIFIED IN ITS HOUSING ELEMENT.
6. THE CITY SHALL COMPLY WITH THE PROVISIONS OF THE
STATE DENSITY BONUS LAW (GOVERNMENT CODE 65915)
WITH RESPECT TO GRANTING MANDATORY DENSITY
BONUSES FOR HOUSING DEVELOPMENTS THAT PROPOSE
40 TO PROVIDE SPECIFIED LEVELS OF HOUSING UNITS FOR
LOWER -INCOME AND SENIOR CITIZEN HOUSEHOLDS.
7. THE CITY SHOULD CONSIDER GRANTING DENSITY BONUSES
IN EXCESS OF THOSE REQUIRED BY STATE LAW ON A
DISCRETIONARY BASIS UP TO A MAXIMUM OF 100 PERCENT
ABOVE THE DENSITY OTHERWISE PERMITTED UNDER THE
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Resolution No.
General Plan Amendment No. 1-96-26
Density Bonuses
May 21. 1996 - Page 3
GENERAL PLAN LAND USE DESIGNATION AND THE ZONE IN
WHICH A PROPOSED HOUSING DEVELOPMENT IS LOCATED.
PROPOSALS FOR SUCH DENSITY BONUSES SHALL BE
CAREFULLY REVIEWED AND CONSIDERED AND MAY ONLY
BE GRANTED WHERE IT IS CLEARLY DEMONSTRATED THAT:
1) THE DENSITY BONUS IS NECESSARY TO MAKE THE
PROPOSED HOUSING DEVELOPMENT ECONOMICALLY
FEASIBLE; (2) THE PROPOSED HOUSING DEVELOPMENT
WILL HELP TO MEET THE HOUSING NEEDS OF THE CITY AS
ESTABLISHED WITHIN THE HOUSING ELEMENT; (3) THE
PROPOSED HOUSING DEVELOPMENT REFLECTS HIGH
STANDARDS IN THE QUALITY OF DESIGN AND PROVISION
OF AMENITIES, AND (4) THE PROPOSED HOUSING
DEVELOPMENT IS DESIGNED IN A MANNER THAT IS
COMPATIBLE WITH THE SURROUNDING AREA.
SECTION 2: A Negative Declaration of Environmental Impact has been
prepared in accordance with the California Environmental Quality Act of 1970, as
amended.
SECTION 3: The City Clerk shall certify as to the passage of this
Resolution.
PASSED AND APPROVED on this 21st day of May, 1996.
Mayor
ATTEST:
V
-City Clerk
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF WEST COVINA
I, Janet Berry, City Clerk of the City of West Covina, do hereby certify that
the foregoing Resolution was duly adopted by the City Council of the City of
West Covina, California, at a regular meeting thereof held on the 21st day of
May, 1996.
AYES: Herfert, McFadden, Wong, Touhey
NOES: None
ABSENT: Manners
City Cler4
APPROVED AS TO FORM:
City Attorney
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