Ordinance - 19070
ORDINANCE NO. 1907
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, AMENDING THE WEST COVINA MUNICIPAL
CODE BY AMENDING THE OFFICIAL ZONING MAP. (Zone Change
No. 629 - Pacific Tonopah, Ltd.)
•
WHEREAS, there was filed with this Commission a verified
application on the forms prescribed in Section 26-153 and 26-199 of
the West Covina Municipal Code, for the reclassification from:
"Single -Family Residential (R-1), Area District II" to
"Specific Plan No. 7" (Exhibit 1)
on that certain property generally described as follows:
That portion of Lot 363 of Tract No. 606, in the City of West
Covina, County of Los Angeles, State of California, as per map
recorded in Book 15 Pages 142 and 143 of Maps, in the Office
of the County Recorder of said County, described as follows:
Beginning at the most southerly corner of Tract No. 12505, as
per Map recorded in Book 337 Pages 43 and 44 of aforesaid
Maps, said corner being a point in the southeasterly line of
said Lot 363; thence along said southeasterly line of said
Lot, south 41 degrees 30 minutes 00 seconds west, 700.00 feet;
thence parallel with the southwesterly line of said Tract
No. 12505, north 48 degrees 28 minutes 50 seconds west,
927.71 feet to the northwesterly line of said Lot 363; thence
along said northwesterly line of said Lot, north 41 degrees
30 minutes 30 seconds east, 700.00 feet to said southwesterly
line, south 48 degrees 28 minutes 50 seconds east, 927.61 feet
to the point of beginning; and
WHEREAS, the Planning Commission upon giving the required
notice did on the 27th day of January, 1992, conduct a duly
advertised public hearing as described by law to consider said
application, as previously proposed, and advised the applicant to
consider modifying the project and continued the public hearing to
the Planning Commission meeting of May 11, 1992, which was
continued again to May 26, 1992; and
WHEREAS, after considering the proposed request in a duly
advertised public hearing as prescribed by law on the 26th day of
May, 1992, the Planning Commission of the City of West Covina
adopted a resolution recommending that the City Council approve
said zone change; and
WHEREAS, the action of the Planning Commission was appealed
after proper legal notice to the June 16, 1992, City Council
meeting for hearing and consideration; and
WHEREAS, the City Council of the City of West Covina has
considered evidence presented by the applicant, the Planning
Department, and other interested parties at said public hearing;"
and
WHEREAS, studies and investigations made by the City Council
and in its behalf reveal the following facts:
1. The applicant is requesting approval of a zone change
from "Single -Family Residential (R-1), Area District II"
to "Specific Plan No. 7."
0369-92/C:CC/APPEALZC.629/em
Ordinance No. 1907
Appeal/ZC 629-Pacific Tonopah Ltd.
July 7, 1992-Page 2
2. This zone change. application is submitted in conjunction
with a request for a tentative tract map and a precise
plan to construct a 121-unit patio home development.
• 3. The proposed zone change application includes a Specific
Plan text (attached hereto as Exhibit 2 and included by
reference), which sets forth development standards,
permitted uses and a Specific Plan master site plan which
displays the ultimate development of the site.
4. Findings necessary for approval of a zone change areas
follows:
a. There are changed conditions since the existing
zoning became effective to warrant other or
additional zoning.
b. The proposed change of zone will not adversely
affect adjoining property as to.value or precedent
and will not be detrimental to the area.
C. A change of zone will be in the interest or
furtherance of the public health, safety and
general welfare.
d. The approval of such a change of zone will not
adversely affect the comprehensive General Plan so
adopted by the City.
e. The approval of such a zone change is consistent
with the General Plan or applicable specific plans.
5. An initial study disclosed that the above project may
have a significant effect on the environment, and an
Environmental Impact Report (EIR) has been prepared for
the proposed project pursuant to the requirements of the
California Environmental Quality Act (CEQA) of 1970, as
amended.
6. An Addendum to the Final EIR was prepared to assess any
additional significant environmental impacts that may
result from the proposed project, as modified.
WHEREAS, based on the evidence presented to the City Council,
both oral and documentary, the City Council finds as follows:
1. Since the existing zoning became effective, Tonopah
School, which previously existed on the site, was
declared a surplus school site and sold at a public
auction in 1988. Additionally, in 1985, the subject
sitel's General Plan land use designation was amended from
"Low -Medium Residential (4.1-8.0 d.u./acre)" to "Planned
Development" in anticipation of the sale and subsequent
redevelopment of the site. The "Planned Development"
land use designation was intended for sites which, ' due to
their size, location and proximity to other land tses,
create opportunities and constraints which require a
unique development solution. The proposed "Specific Plan
No. 7" zone will implement the "Planned Development" land
use designation by providing development standards that
will ensure that the development of a 121-unit patio home
development on the site will be sensitive to and
compatible with the surrounding neighborhood while
providing the flexibility needed to provide the variety
of housing types that are proposed for this site.
0369-92/C:CC/APPEALZC.629/em
Ordinance No. 1907
Appeal/ZC 629-Pacific Tonopah Ltd.
July 7, 1992-Page 3
• 2. The proposed zoning, which includes the Specific Plan
text, master site plan and supporting exhibits, will not
adversely affect adjoining property as standards for
setbacks, building height, minimum lot size, building
coverage, walls and fences, parking, and open space, have
been established to ensure that development of,the site
is performed in a manner that is sensitive to and
compatible with surrounding properties. Perimeter lots
are larger in size to maintain compatibility with the
appearance of the surrounding neighborhood. In addition,
a six-foot high privacy wall will be provided along the
southerly property line, and southerly building
elevations of homes adjacent to existing single-family
homes to the south are designed with high windows or no
windows to minimize any impacts on privacy for adjacent
residents. The proposed zoning will allow for the
development of residences which are similar in size and
priced competitively with surrounding residences.
3. The proposed change of zone is in the interest of public
health, safety and general welfare as it will allow a
surplus school site to be developed with housing units
which serves to meet regional and local housing needs.
The proposed zone classification of "Specific Plan No. 7"
establishes standards for the development of patio homes
in a manner that is sensitive to and consistent with the
surrounding single-family homes, while also providing
greater flexibility with regard to lot size and setbacks
and the utilization of private streets to allow the
development of a variety of housing types. In the
interest of public safety, the development is designed
around an internal loop system of private streets with
vehicular access points reduced to two locations along
Sunset Avenue. In addition, sidewalks will be provided
within and around the subject site.
4. The granting of this zone change will not adversely
affect the General Plan, but will be consistent with and
implement the existing General Plan and Eastland
Redevelopment Project Area land use designation of
"Planned Development." Additionally, the zone change
will provide for the development of additional housing
units within the City which is consistent with the goals
and policies of the Housing Element of the General Plan.
5. The General Plan• land use designation of "Planned
Development" was established for large parcels of land,
such as surplus school sites, that become available for
development when their present uses are terminated. The
intent of this designation is to allow the adoption of a
Specific Plan, which will function as the site's zoning,
to provide flexibility in development constraints and
allow for the efficient development of these large,
unique sites. The Housing Element of the General Plan
promotes active identification of sites for potential
residential development and encourages their efficient
use in the provision of a variety of housing types.
Specifically, surplus school sites have been identified
as land that should be utilized for the construction of
additional housing. The proposed zone change from
0369-92/C:CC/APPEALZC.629/em
•
Ordinance No. 1907
Appeal/ZC 629-Pacific Tonopah Ltd.
July 7, 1992-Page 4
"Single -Family Residential (R-1), Area District II" to
"Specific Plan No. 7" implements the land use designation
of "Planned Development" by establishing specific
standards of development for the site in a manner that is
consistent with the goals and policies of the General
Plan -and the Eastland Redevelopment Project Area.
NOW, THEREFORE, the City Council of the City of West Covina,
California, does ordain as follows:
SECTION NO. 1: Based on the evidence presented, and the
findings set forth, the above Zone Change No. 629 is hereby found
to be consistent with the City's General Plan and appropriate for
the proposed development concept and the land uses permitted within
said zone classification.
SECTION NO. 2: An Environmental Impact Report and Addendum
has been prepared in accordance with the California Environmental
Quality Act of 1970, as amended.
SECTION NO. 3: The City Council does hereby approve Zone
Change No. 629 (Exhibit 1 and 2 incorporated by reference) , subject
to the following condition:
1. Zone Change No. 629 shall not become effective until the
applicant shows proof, to the satisfaction of the
Planning Director that Tract Map No. 46763 has been
approved by the City Council and recorded with the Office
of the Recorder of the County of Los Angeles.
SECTION NO. 4: The City Clerk shall certify to the passage of
this ordinance and shall cause the same to be published as required
by law.
PASSED AND APPROVED THIS 7th day of July, 1992.
Mayor
ATTEST:
6�
City Clerk
I, Janet Berry, City Clerk of the City of West Covina, do hereby
certify that the foregoing Ordinance was regularly introduced and
placed upon its first reading at a regular meeting of the City
Council on the 16th day of June, 1992. That, thereafter, said
Ordinance was duly adopted on the 7th day of July, 1992.
AYES: Manners, Jennings, Herfert, McFadden, Wong
NOES: None
9 ABSENT: None
APPROVED AS TO FORM:
a_ cf - &V�Q,
'eity Attorney
0369-92/C:CC/APPEALZC.629/em
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City Cler
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. �9a 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.
DATED: /
ranet Berry, City Clerk
y of West Covina, California
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