Ordinance - 1944w
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ORDINANCE NO. 1944
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. 643).
WHEREAS, there was filed with the City of West Covina a verified application on
the forms prescribed in Section 26-153 and 26-199 of the West Covina Municipal Code,
for the reclassification from:
"Planned Industrial (I-P)" to "Specific Plan No. 11" (Exhibits 1 and 2)
on that certain property generally described as follows:
Assessor Parcel No. 8434-015-018, as shown on the latest rolls of the
Los Angeles County Tax Assessor; and
WHEREAS, said application involves a change in land use and the adoption of
a Specific Plan text and plans; and
WHEREAS, after considering the proposed request at a duly advertised public
hearing on September 13, 1994, the Planning Commission recommended that the City
Council approve said zone change; and
WHEREAS, the City Council upon giving the required notice, did on the 4th day
of October, 1994, conduct a duly advertised public hearing as prescribed by law to
consider said application; and
WHEREAS, the City Council has considered evidence presented by the applicant,
the Planning Department, the Planning Commission and other interested parties at said
public hearing held on October 4, 1994; and
WHEREAS, the oral and documentary evidence considered in connection with the
application reveal the following facts:
1. The applicant is requesting approval of a zone change from "Planned
Industrial (I-P)" to "Specific Plan No. 11."
2. This zone change application is submitted in conjunction with a request for
a General Plan Amendment and Precise Plan for the development of a
church and accessory uses.
3. The proposed zone change is contingent upon the approval of the
proposed General Plan Amendment.
4. Findings necessary for approval of a zone change are as 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.
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Ordinance No. 1944
Zone Change:. Faith Community Church
October 18, -1994 Page 2
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. Based on the findings of an initial study, it has been determined that
although the proposed project may have a significant effect on the
environment, there will be none in this case due to the mitigation measures
which have been incorporated into the project design and required as
conditions of approval. A Negative Declaration of Environmental Impact
has been prepared for the proposed project pursuant to the requirements
of the California Environmental Quality Act (CEQA) of 1970, as amended.
WHEREAS, based on the evidence presented to the City Council, both oral and
documentary, the City Council finds as follows:
a. Over the past 30 years, the City has experienced substantial growth with
the majority of vacant land being developed. Large vacant parcels of land
for unique land uses have become more scarce in the last decade. Due
to economic constraints it is virtually impossible for a nonprofit organization
such as a church to compete for commercial or residentially zoned land in
a City primarily built out.
A number of the land uses surrounding the site have been developed
subsequent to the subject site. The area north of the subject site has been
developed residentially over the past three decades. In addition, the multi-
story convalescent home was constructed in 1967, after the industrial site
was developed. Environmental sensitivity has also increased over the past
few decades and new discoveries have been made in terms of
environmental impacts. Quite often industrial uses generate hazardous
waste in the form of solid waste and particulate matter. For a site located
in close proximity to sensitive land uses, the change in zone would allow
for a more compatible land use than currently exists on the site.
The proposed Specific Plan Zone is appropriate at the subject location as
it provides a variety of compatible uses to residential and other somewhat
sensitive uses. The site is bounded on the north by San Bernardino Road,
Minor Arterial, and on the south by Badillo Street, a Principal Arterial as
identified in the Circulation Element of the General Plan. The adjacent
streets act as a transition from the church site to the residential properties
north and south of the site.
b. The proposed change of zone from "Planned Industrial (I-P)" to "Specific
Plan No. 11" will not adversely affect adjoining property as the site is
currently an industrial use. The zone change is proposed to accommodate
a variety of uses, and intended not only to serve the religious community,
but other sectors of the community. The proposed Specific Plan includes
• recreational ballfields that will be made available to the public and a 250
child licensed day care facility open during the week for the working public.
The Specific Plan provides development standards aimed at allowing some
flexibility due to the unusual nature of the development but establishes
parameters to ensure that adjoining properties will not be affected.
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Ordinance No. 1944
Zone Change: Faith Community Church
October 18 -1994 Page 3
C. The proposed change of zone is designed in the interest of public health,
safety and general welfare. Due to the extent of nature of development
activity that has occurred around the subject site, prior to and after the site
was industrially developed, and the increasing lack of large sites with
accommodating characteristics, the industrial use of the site is not
desirable. As proposed, the site will function with a variety of church
related uses to accommodate a multitude of needs of the residential
community.
d. The granting of this zone change will not adversely affect the General Plan,
but will be consistent with the proposed General Plan designation for the
site. Additionally, the Zone Change will aid in the implementation of the
General Plan by arranging land uses based on public health, safety,
general welfare and convenience. This is accomplished by the church
offering a variety of amenities to the community in the form of a licensed
day care facility, recreational opportunities, and religious opportunities.
e. The proposed change of zone from "Planned Industrial (I-P) Zone" to
"Specific Plan No. 11" is consistent with and implements the proposed
General Plan designation of "Planned Development."
NOW, THEREFORE, the City Council of the City of West Covina, California, does
resolve as follows:
SECTION NO. 1: Based on the evidence presented, both oral and documentary,
and the findings set forth above, Zone Change No. 643 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: A Negative Declaration of Environmental Impact 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. 643
thereby permitting a change in land use and adoption of a Specific Plan text and
plans, subject to the following conditions:
Zone Change No. 643 is being processed concurrently with and is
contingent upon the approval of General Plan Amendment No. 22.
2. Ballfield lighting shall be turned off no later than 10:00 p.m.
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 18thday of October, 1994.
ATTEST:
City Clerk
JF%JMNAM"'a, �ArAw— I —
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Ordinance No. 1944
Zone Change: � Faith Community Church
October 18, 1-994 Page 4
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF WEST COVINA )
I, Janet Berry, City Clerk of the City of West Covina, do hereby certify that the
foregoing Ordinance No.1944 was regularly introduced and placed upon its first reading
at a regular meeting of the City Council on the 4th day of Oct. ,9.4 That, thereafter, said
Ordinance was duly adopted and passed at a regular meeting of the City Council on the
18thday of Oct. ,94 by the following vote, to wit:
AYES: Manners, Touhey, Wong, Herfert, McFadden
NOES: None
ABSENT: None
City Cler
APPROVED AS TO FORM:
6(ac L, Wth- 0'� - Wa4 rt—
City Attorney
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