Monrovia ADU / Granny Flat Ordinance

http://caladu.org/ordinance/Monrovia-07-20-2017.pdf

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ORDINANCE NO. 2017-04

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

MONROVIA, CALIFOR .JIA, Arv1Et..JOii..JG TiTLE 2

(ADMINISTRATION AND PERSONNEL) AND TITLE 17

(ZONING) OF THE MONROVIA MUNICIPAL CODE TO ESTABLISH DEVELOPMENT STANDARDS FOR ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS IN SINGLE-FAMILY RESIDENTIAL ZONES AND MAKING A DETERMINATION OF EXEMPTION PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT

THE CITY COUNCIL OF THE CITY OF MONROVIA, CALIFORNIA, does ordain as

fo!lO\tVS:

SECTION 1. FINDINGS. The City Council of the City of Monrovia finds as follows:

A. The City of Monrovia has adopted a General Plan to ensure a well-planned and safe community.

B. The protection of pubiic heaiih, safety, and welfare is fully articulated in the General

Plan.

C. It is necessary from time to time to update the Zoning Ordinance to bring it into

conformity with State law.

D. The California Legislature recently amended California Government Code Sections

65852.1 and 65852.2, requiring local agencies to adopt an ordinance that complies with new

State standards for accessory dwelling units.

  1. The California Legislature also recently added Section 65852.22 to the Government Code, authorizing iocai agencies to provide for the creation of junior accessory dwelling units in single-family residential zones.

  2. Proposed Ordinance No. 2017-04 is consistent with the goals and policies of City’s General Plan, as Housing Element Goal 2 requires the City to provide adequate housing sites to facilitate the provision of a range of housing types to meet the community needs.

SECTION 2. On June 14, 2017, the Planning Commission of the City of Monrovia conducted a duly noticed public hearing on Ordinance No. 2017-04. At the hearing, all interested persons were given the opportunity to be heard. The Planning Commission received and considered the staff report and all the information, evidence, and the testimony presented in connection with this Ordinance. Following the close of the public hearing, the Planning Commission adopied Resolution No. PCR2017-01 recommending the approval of Ordinance No. 2017-04.

SECTIOt-J 3. On July 5, 2017, tr-ie Ciiy Council of the City of Monrovia conducted a duly noticed public hearing on Ordinance No. 2017-04. At the hearing, all interested persons were given the opportunity to be heard. The City Council received and considered the staff report, the Planning Commission’s recommendation, and all the information, evidence, and testimony presented in connection with this Ordinance.

SECTION 4. Environmental Review

Pursuant to the Califoinia Enviionmental Quality Act C’CEQA”) and the vn:y s iocai CEQA Guidelines, City Staff determined that Ordinance 2017-04 is statutorily exempt from the provisions of the California Environmental Quality Act pursuant to Public Resources Code Section 21080.17, which exempts the adoption of an ordinance to implement the provisions of Government Code Section 65852.2 (Accessory Dwelling Unit Law). In addition, the Ordinance is covered by the general rule that CEOA applies only to projects !hat have the potential !or causing a significant effect on the environment. City Staff found that there is no possible significant effect related to Ordinance 2017-04 (“project”), because this ordinance requires compliance vvith all applicable provisions of the Historic Preservation Ordinance of the Ciiy of Monrovia (Chapter 17.40) and thereby eliminates the potential environmental impacts arising from development of accessory dwelling units that are part of an historic structure in single­ family residential zones. In addition, the Ordinance allows the construction of junior accessory dwelling units in existing dwellings only. Therefore, no further action is required under CEQA pursuant to Section 15061(b) (3) of the State CEQA Guidelines (14 CCR § 15061(b) (3)). The City Council has reviewed the project and based upon the whole record before it, in the exercise of its independent judgment and analysis, concurs that City staff has correctly concluded that the project is exempt and that ii can be seen wiih certainty ihai there is no possibility the proposed amendments to the Municipal Code and the effects derivative from that adoption may have a significant effect on the environment.

SECTION 5. The custodian of records for all materials that constitute the record of proceeding upon which this decision is based is the City Clerk. Those documents are available for public review in the Office of the City Clerk located at 415 South Ivy Avenue, Monrovia, California 91016.

SECTiON 6. All legal prerequisites to the adoption of the Ordinance have occurred.

SECTION 7. Title 2 (Administration and Personnel), Chapter 2.56 (Development Review Committee), Section 2.56.030 (Powers), subsection (D) (1) (c} of the Monrovia Municipal Code , is hereby amended by renaming the heading labeled Second dwelling units’lo Accessory dwelling units.”

SECTION 8. Title 17 (Zoning), Chapter 17.08 (Permitted Uses), Section 17.08.010 (Uses Permitted in Each Zone), subsection (E) of the Monrovia Municipal Code is hereby amended by deleting the land use term “Second dwelling unit” and zone references from the table.

SECTION 9. Title 17 (Zoning), Chapter 17.08 (Permitted Uses), Section 17.08.010 (Uses Permitted in Each Zone), subsection (E) of the Monrovia Municipal Code is hereby amended by adding the land use terms “Accessory d\·ve!!ing unit” and .4.ccessory dvJe!!ing unit (Junior),” referencing that these uses are permitted in the single-family zones, and reordering that subsection alphabetically. The reference to Accessory dwelling unit (Junior) shall read as follovvs:

I I Refetenc I I RM/R I R I N I R

I Use I e H H C C I ACM

I O/RD/ I B I PPQ

LM I E M

11,

::ia/ UsesI+-

A A 1n+Io—–+1

/ I I I

I H I I

dwelling uni Accessory

. .. vv 1. · I.

I I I I

I I I I

fJ lil i unit 1 17.44.165 1 p I I I !

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SECTION 10. Title 17 (Zoning), Chapter 17.08 (Permitted Uses), Section 17.08.020 (Special References Use/Activity) of the Monrovia Municipal Code is hereby amended by deleting “Second dwelling unit,” adding “Accessory dwelling unit” and “Accessory dwelling unit, junior,” and reordering that subsection alphabetically. The reference to “Accessory dwe!!ing unit” and Accessory dwelling unit (Junior) shall read as follows:

aff

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SECTION 11. Title 17 (Zoning), Chapter 17.08 (Permitted Uses), Section 17.08.030 (Use Type Explanations) oi ihe Monrovia Municipai Code is hereby amended by deleting the definition “Second dwelling unit” from the list of definitions.

SECTIOt.J 12. Title 17 (Zoning), Chapter 17.08 (Perrnitied Uses), Section i 7.08.030 (Use Type Explanations) of the Monrovia Municipal Code is hereby amended by adding the following definitions alphabetically. The text shall read as follows:

Uses).

ACCESSOR Y DWELLING UNIT, See definition in §17.44.160 of Chapter 17.44 (Special

ACCESSORY DWELLING UNIT (JUNIOR), See definition in §17.44.165 of Chapter

17.44 (Special Uses).

SECTION 13. Title 17 (Zoning), Chapter 17.44 (Special Uses), Section 17.44.160 (Accessory dwelling units) of the Monrovia Municipal Code is hereby repealed in its entirety and arnended to read as foiiows:

§ 17.44.160 ACCESSORY DWELLING UNITS.

  1. Purpose.
    1. This section provides for accessory dwelling units on single-family zoned lots developed or proposed to be developed vvith a single-farnily dwelling in accordance with Cai. Gov’t Code § 65852.2.

(2) This chapter ensures that accessory dvvelling units in residential districts are developed on adequate sites, at proper and desirable locations, and that the goals and objectives of the general plan are observed.

(3) An accessory dwelling unit which conforms to the following requirements shall not be considered an additional dwelling unit for the purpose of density requirements of the General Pian or zoning ordinance.

(B) Definitions. For the purposes of this section, the following definitions shall apply:

ACCESSORY DWELLING UNIT (also “ADU”, “second unit,” or “granny flat unit”). Either a detached or attached dwelling unit which provides complete independent living facilities for one or more persons. It shall include permanent provisions for iiving, sleeping, eating, cooking and sanitation on the same parcel or parcels as the primary unit is situated. An accessory dwelling unit also includes the following:

{1) An efficiency unit, as defined in California Health and Safety Code Section 17958.1 .

(2) /!, manufactured home, as defined in California Health and Safety Code Section 18007.

ATTACHED ACCESSORY DWELLING UNIT. An ADU that shares a common wall with the primary unit, either by being constructed as a physical expansion (i.e. , addition) of a primary unit, conversion of an existing garage attached to a primary unit, conversion of existing habitable floor space within the primary unit, or installation of a new basement underneath an existing primary unit.

CAR SHARE LOCATION. A type of car rental where people rent cars for short periods of time, often by the hour, with a designated pick up and drop off location. The organization renting the cars may be a commercial business or the users may be organized as a company, public agency, cooperative, or ad hoc grouping. A CAR SHARE LOCATOl “ does not include AUTOMOBILE RENTALS ONSITE.

DETACHED ACCESSORY DWELLING UNIT. An ADU that is constructed as a separate structure from the primary unit, or is created through conversion (full or partial) of an existing legally-constructed detached accessory building, including a detached garage, into an accessory dwelling unit.

LIVING AREA. The interior habitable floor area of a dwelling unit including basements and

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PASSAGEWAY. A pathway that is unobstructed clears to the sky and extends from a street to

one entrance of the accessory dVi1e!!ing unit.

PRIMARY UNIT. The building (or portion of the building in cases of an attached accessory dwelling unit) in which the principal residential use of the lot takes place. An accessory dwelling unit cannot constitute the primary unit.

PUBLIC TRANSIT. A signed and designated bus stop, train stop or other public transit station.

SECONDARY DWELLING UNIT. The predecessor to an accessory dwelling unit under local zoning laws. Secondary dwelling unit permits were issued under local zoning laws in effect after February 3, 1984 and prior to January 1, 2017.

(C) General Provisions. The following standards apply to all attached and detached accessory dwelling units, in addition to the specific requirements outlined in Section 17.44.160( 0) and Section 17.44.160(E).

( i i Number of units allowed: The lot on which an accessory dwelling unit is constructed shall contain no more than one single-family residence, which shall be considered as the primary use and dwelling unit, and no more than one accessory dwelling unit, along with other non-habitable accessory structures as are normally allowed on such a lot.

  1. Owner occupancy: One of the dwelling units on the site (either the primary unit or the accessory dwelling unit) shall be owner-occupied. The accessory dwelling unit shall not be sold separately from the primary unit.

  2. Rental restrictions: The unit may be rented, but may not be rented for a period of less than 30 consecuflve days.

  3. Exterior access: To maintain the single-family residential character of the neighborhood, an accessory dwelling unit shall not have its exterior entrance visible from the street. Additionally: no exterior stairway shall be located on the front or on any street-facing side of the accessory dwelling unit. No passageway shall be required in conjunction with construction of an accessory dwelling unit.

  4. Separate bathroom anci kitchen: The accessory dweiiing unit shaii include one lull bathroom and one kitchen, and shall not include any additional bathrooms or kitchens. The accessory dwelling unit shall also be limited to a maximum of one bedroom.

  5. Health and safety standards: The accessory dwelling unit shall comply with all building, safety, fire and health codes, and all other applicable laws and regulations. Pursuant to State law, accessory dwelling units are not required to provide fire sprinklers if sprinklers are not required for the primary dwelling unit.

  6. Historic properties: All accessory dwelling unit developments shall comply with all applicable provisions of Chapter 17.40. Landmark properties shall require Certificate of Appropriateness Review and approval.

  1. Standards for Accessoty Dwelling Unit Structures Created within Existing Space.

An accessory dweiiing unii ihai is developed entirely within an existing space, including the primary structure, attached or detached garage or other accessory structure, shall be permitted ministerially with a building permit subject to the following standards:

    1. Zones: The unit shall only be permitted in a single-family zone.
    2. Separate entry required: The unit shall provide independent exterior access from the primary unit.

    3. Setbacks: Pursuant to State law, no setback shall be required for a lawf ully constructed garage in existence prior to January 1, 2017 that is converted to an accessory dwelling unit. However, the unit shall have sufficient side and rear setbacks to meet fire safety requirements.

    4. Parking: No additional off-street parking is required beyond that required for the main sing!e-fami!y d\AJe!!ing, hovvever , any parking spaces lost as a result of the conversion of existing space to an accessory dwelling unit shall be required to be replaced. More specifically, when a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dweiiing unii, the iost parking spaces must be replaced with an equal number of spaces, which may be covered, uncovered, tandem within a garage or driveway, or provided by the use of a mechanical automotive parking lift within a garage structure. To the extent the Director of Community Development identifies alternative locations on the site which minimize the visibility of parking from the street, the application shall be referred to the DRC for review and a determination made on the location of on-site parking.

  1. Standards for Accessory Dwelling Unit Structures Involving New Construction (Detached and Attached Additions).

Accessory dwelling unit developments that adhere to the following standards shall be permitted ministerially with a building permit in a!! sing!e-fami!y residentia! zones, except as exp!icit!y set forth herein.

    1. Development and design standards: All accessory dwe!!ing unit developments, whether attached or detached, shall comply with all applicable zoning and development standards of the zoning district in which it will be located, including, but not limited to, standards regarding setbacks, floor area ratio standards ior habitable fioor space, height, iot coverage, architectural review and design review, including compatibility with existing structures on the same property and in the surrounding neighborhood, except as explicitly set forth herein.

      1. For purposes of determining the applicable setbacks, all accessory dwelling units shall be considered main building units as that term is used in §§ 17.12.010 and 17.12.020.

      2. The accessory dwelling unit shall incorporate the same or similar architectural features, building materials and colors as the primary dwelling located on the property, and shall be designed to reasonably minimize privacy impacts. Compatibility with the existing primary structure includes coordination of colors, materials, roofing and other architectural features, and landscaping designed so that the appearance of the site remains that of a single-family residence.

  1. Size: (a) The total area of habitable floor area for a detached accessory dwelling unit shall be no less than an efficiency unit, as defined by the California Building Code, and shall not exceed 800 square feet.

(b) The total area of habitable floor area for an attached accessor y dwelling unit shall not exceed 50% of the primary residence’s main building floor area.

  1. Height: For purposes of protecting the privacy of neighboring properties, detached accessory dwelling units shall be limited to a single story. Second story attached accessory dwelling units shall be limited to the rear of existing two story single-family homes or meet the main dwelling unit setbacks, and shall be subject to Neighborhood Compatibility Design Review as defined in § 17.12.005.

  2. Manufactured housing: Manufactured housing is allowed in compliance with the provisions herein; recreational vehicles and campers, as those terms are defined in § 17,04,080 (Terminology and general definitions}, may not be used as accessory dwelling units,

  3. Parking: Pursuant to State law, one off-street parking space shall be provided for the accessory unit, which may be provided as tandem parking on an existing driveway and shall be permitted in setback areas unless the Director of Community Development makes specific findings that parking in setback areas or tandem parking is not feasible based upon specific site, regional topographical, or fire and life safety conditions. To the extent the Director of Community Development identifies alternative locations on the site which minimize the visibility of parking from the street, the apptication shall be referred to the Development Review Committee (DRC) for review and a determination made on the location of on-site parking. No parking shall be required for an accessory dwelling unit in any of the following instances:

    1. The accessory dwelling unit is located within one-half mile of public transit.

(b) The accessory dv;e\llng unit is located within an architecturally and historically

significant historic district.

(c) The accessor’j d\AJe!!ing unit is part of the existing primary residence or an existing

accessory structure.

  1. When on-street parking permits are required but not offered to the occupant of the

accessory dwelling unit.

unit.

  1. When there is a car share vehicl e located within one b!ock of the accessory dvve!!ing
  1. Replacement parking: When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit, the lost parking spaces must be replaced with an equal number of spaces, which may be covered, uncovered, tandem vv\thin a garage or drlvevvay, Oi provided by the use of a rnechanicai auiomotive parking lift within a garage structure. To the extent the Director of Community Development identifies alternative locations on the site which minimize the visibility of parking from the street, the application shall be referred to the DRC for review and a determination made on the location of on-site parking.

  2. High fire zones: An accessory dwelling unit shall not be allowed within a High Fire Hazard Zone, unless a minor conditional use permit is approved pursuant to the findings set forth in Section 17.44.160(H).

  1. Permit Requirements.

Accessory dwelling units shall be permitted ministerially, in compliance with this Chapter within 120 days of application. For accessory dwelling units that adhere to the standards set forth in Section 17.44.160(C), Section 17.44.160(D), and Section 17.44.160(E), as applicable, the Director of Community Development sha!! issue a building permit. If the applicant does not agree with staff’s determination, they may appeal staff’s decision to the DRC. Where alternative on-site parking locations are available which would minimize parking visibility from the street,

ihe siie pian shaii be subject to DRC review. Second story attached accessory dwelling units to the rear of existing two story single-family homes shall be subject to Neighborhood Compatibility Design Review. The Director of Community Development may refer an accessory dwelling unit

application that is not in compliance with Section 17.44.16D(C} and/or Section 17.44.160(E) to the DRC for review, as set forth in Section 17.44.160 (G). The Building Otticial shall approve an application in conformance with Section 17.44.160 where a private sewage disposal system is being used.

    1. Covenant Required.
      1. Prior to the issuance of a certificate of occupancy for approved accessory dwelling unit developments pursuant to this section, a covenant accompanied with the conditions of which shall be based upon the development standards set forth in this section, shall be recorded with the County Recorder as a covenant running with the land and a copy sha!! be submitted !o the City.

      2. The covenant shall also state that the owner agrees to any conditions of approval.
    1. Revocation. If approval of the accessory dwelling unit is revoked by the city for failure to adhere to the provisions of this section and any conditions of approval imposed to implement the provisions of this section, then the Director of Community Development shall file notice with the County Recorder that the accessory dwelling unit approval has been revoked, and the property O\J\/ner sha!! forth\vith convert the accessory d\rvelling unit to a legal structure or shall demolish such structure.

(G ) Review Process for .4ccessor.v Ovve!!ir1g Unit Structure ,A.Jot Co.r,p/ying vit.11 Development

Standards.

An accessory dwelling unit that does not comply with standards in Section 17.44.160 (C) and/or Section 17.44. i60(E) may be permitted with a minor conditional use permit at the discretion of the DRC subject to findings in Section 17.44.160 (H).

  1. Findings.
    1. In order to approve a minor conditional use permit under Section 17.44.160, the DRC sha!! find that the accessory dvJe!!lng unit vvou!d not be detrimental to the residential character of the neighborhood, would not be harmful to public health and safety, and would not introduce unreasonable privacy impacts to the immediate neighbors.

    2. in order to approve a minor conditional use permit under Section 17.44.160(G) to allow an accessory dwelling unit on a lot within the High Fire Hazard Zone, the DRC must find that sufficient fire flow and water pressure are available to meet minimum fire safety requirements.

SECTION 14. Title 17 (Zoning), Chapter 17.44 (Special Uses) of the Monrovia Municipal Code is hereby amended by adding new Section 17.44.165 entitled “Accessory dwelling units (Junior)” to read as follows:

§ 17.44.165 JUNIOR ACCESSOR Y DWELLING UNITS

  1. Intent.
    1. in enacting ihis section, ii is ihe intent oi the city to support the conversion or re­ purposing of an existing bedroom(s) into an additional dwelling unit within a single-family dwelling to: a) more etticiently use and expand the existing housing stock; b) promote opportunities for house sharing, particularly among the age-in-place senior population; and c) expand attordable rental housing in the community.

(B) Definitions. For the purpose of this section the following definitions shall apply unless the context clearly indicates or requires a different meaning.

JUNIOR ACCESSORY DWELLING UNIT. An independent living unit created through the conversion of an existing bedroom in a sing!e-fami!y dvve!!ing. Junior accessory d\rvelling units are distinguished from accessory dwelling units in that they: (a) must include the conversion of an existing bedroom(s) within a single-family dwelling (no new or additional building area); (b) are smaiier in size (maximum size oi iive hundred (500) square feet); (c) contain either independent or shared bathroom facilities; and (d) are subject to unique standards that are not applicable to accessory dwelling units.

(C) Administrative review.

A!! junior accessory dvve!!ing unit applications sha!! be approved by the Director of Community Development and a permit issued within 120 days upon presentation of an application to provide a junior accessory dwelling unit if the plans conform to the standards and criteria provided in division (D) oi this section.

(D) Junior accessory dwelling unit standards. The following standards and criteria shall apply to the creation of a junior accessory dwelling unit:

    1. Number of units allowed: A maximum of one junior accessory dwelling unit shall be permitted per residential !ot containing not more than one single-family dvvelling. Junior accessory dwelling units shall not be considered an additional dwelling unit for the purpose of density requirements of the General Plan or zoning ordinance.

    2. Owner occupancy: The property owner shall occupy either the main single-family

dwelling or the junior accessory dwelling unit. Owner-occupancy shall not be required if the owner is a governmental agency, land trust, or housing organization.

    1. Rental restrictions: The junior accessory dwelling unit may be rented, but shall not be rented for a period of less than 30 consecutive days, and shall not be sold or owned separately from the sing!e-fami!y d’vve!!ing.

    2. Location: The junior accessory dwelling unit must be created within the existing walls of an existing single-family dwelling and must include the conversion of an existing bedroom(s) and anciiiary spaces.

    3. Size: The total area of floor space for a junior accessory dwelling unit shall be no less than 150 square feet and no larger than 500 square feet.

    4. Separate entry required: The junior accessory dwelling unit shall include a separate entrance from the main entrance to the single-family home. The junior accessory dwelling unit a!so sha!! have an interior entry to the main home. The junior accessory dwelling unit rnay include a second interior doorway for sound attenuation.

    5. Exterior access: To maintain the residential character of the neighborhood, the junior accessory dwelling unit shall not have its exterior entrance visible from the street. Additionally, no exterior stairway shall be located on the front or on any street-facing side of the junior accessory dwelling unit.

    6. Kitchen requirements: The junior accessory dwelling unit shall include a food preparation area, requiring and limited to the following components:

      1. P., sink ‘. .tith a maximum \.Vaste line diameter of 1 .5 inches;
  1. A cooking facility with appliances that do not require electrical service greater than 120 volts or natural or propane gas; and
  2. A food preparation counter and storage cabinets which do not exceed 6 feet in length.
    1. Parking: No additional off-street parking is required beyond that required for the main single-family dwelling. The main single-family dwelling must meet the current off-street parking standard in effect at the time the junior accessory d\vel!ing unit is approved.

    2. Deed restriction: Prior to obtaining a building permit for the junior accessory dwelling unit, a deed restriction, in a form satisfactory to the City Attorney, shall be recorded with the County Recorder, which shaii include a prohibition on the sale of the junior accessory dwelling unit separate from the sale of the single-family residence and a restriction on the size and attributes of the junior accessory dwelling unit in accordance with the requirements of this section. The deed restriction shall state that it will be enforced against future purchasers.

SECTION 15. Severabi!ity. !f any section, subsection, subdivision, sentence, clause, phrase, or portion of this ordinance or the application thereof to any person or place, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remainder of this ordinance. The City Council hereby declares that it would have adopted this ordinance, and each and every section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or unconstitutional.

SECTION 16. The City Clerk shall certify to the passage of this Ordinance and shall cause same to be published pursuant to state law within fifteen (15) days after its passage, and said Ordinance sha!I become effective thirty (30) days after is passage.

SECTION 17. The City Clerk shall submit a copy of this Ordinance to the Department of

Housing and Community Development within 60 days after adoption.

INTRODUCED this 5th day of July, 2017.

PASSED, APPROVED, AND ADOPTED, this 18th day of July, 2017.

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

Tom Adams, Mayor City of Monrovia

l .

Alice D. Atkins, CMG, City Clerk

APPRnAS Toy.

./Y V

Cr eele, City Attorney

City of Monrovia City of Monrovia