Ordinance - 1975•
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ORDINANCE NO. 1975
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE
NO. 648. (Serge Perussee - Citrus Hills Sports, 2710 East
Garvey Avenue South)
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 "C-2, Medium -Commercial" to "Service Commercial (S-C)" (Exhibit 1)
on that certain property generally described as follows:
Los Angeles County Assessor's Parcel Number 8480-016-016; and
WHEREAS, said zone change application is requested to change the classification
of freeway frontage property to a more intense zoning classification and at the same time,
to transition property zoned "C-2, Medium -Commercial" which is an antiquated zoning
designation. The change of zone is also intended to allow for the conversion of a vacant
bowling alley building into an ice rink; and
WHEREAS, on May 28, 1996, the Planning Commission adopted a resolution
recommending to the City Council, approval of Zone Change No. 648; and
WHEREAS, the City Council of the City of West Covina conducted a duly advertised
public hearing on June 18, 1996 to consider the evidence presented by the Planning
Department, the Planning Commission, and other interested parties; 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 "C-2, Medium -
Commercial' to "Service Commercial (S-C)."
2. This zone change application is submitted in conjunction with a request for
approval of a revision to a precise plan to allow the conversion of an existing
bowling alley into an ice rink and a variance for a freestanding pylon sign
,which exceeds the maximum allowable sign height and area.
3. 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.
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 could have a significant effect on the environment, there
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Serge Perussee - Citrus Hills Sports
Zone Change 648
June 18. 1996 - Page 2
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
40 Environmental Quality Act (CEQA) ,of 1970, as amended; and
WHEREAS, based on the evidence presented to the City Council, both oral and
documentary, the City Council finds as follows:
a. The existing bowling alley was developed in 1958/59 under the "C-2,
Medium -Commercial" zoning designation. In 1977, the West Covina
Municipal Code was amended through a comprehensive code amendment to
state that; the "C-2, Medium -Commercial Zone" is an obsolete zoning
classification and no additional properties would be zoned C-2. The site was
designed with access via Garvey Avenue which is a frontage road running
along the south side of the San Bernardino (1-10) Freeway. When the
property was developed, the density of development in the vicinity of the
project was being established. However, in 1975, the 1-10 Freeway was
widened. The widening, coupled with continued development in the region
resulted in increased use of the freeway system. The 1-10 Freeway carries in
excess of 250,000 vehicles per day past the project site. Developments along
the freeway have transitioned into more intense land uses over the past three
decades.
The proposed change in zoning is consistent with the General Plan Land Use
Designation of Service and Neighborhood Commercial. The proposed ice
rink is oriented toward the freeway and will be the only ice rink presently
within the East San Gabriel Valley. The "Service Commercial' zoning
classification is intended to provide for uses that, among other things,
accommodate recreational uses. The proposed zone change is intended to
provide for the establishment of the proposed ice rink which will function as a
private recreational facility. The most dominant changed characteristic in the
vicinity of the site is the intensification of the freeway coupled with the
intensification of uses along the freeway. Based on the criteria identified
above, there are changed conditions that warrant the change in zoning.
b. The proposed change of zone is not anticipated to adversely affect adjacent
properties as the surrounding land uses are consistent with uses allowed in
the Service Commercial (S-C) Zone." Further the site is located immediately
south of the 1-10 Freeway and is separated from the residential properties to
the south of the site by the flood control channel. The site was developed in
1958 with a bowling alley which is a type of private recreational facility. The
proposed project consists of the use of the existing building as an ice rink
with only minor additions (3,575± square feet for dressing rooms, ticket sales
and office). Due to the location of the property in its relationship to the
freeway, the surrounding land uses to the north, east and west, and the
physical separation of the property from the "Residential Agricultural (R-A)"
zoned properties to south by the flood control channel, the proposed change
of zone is not anticipated to create an impact on surrounding properties.
C. The change of zone would permit the conversion of an existing vacant
bowling alley building into an ice rink and allow a viable use of the property.
The site is located immediately south of the 1-10 Freeway with access from
Garvey Avenue South. Over the past 3 to 4 years, while the building has sat
vacant, it has progressively deteriorated and has become an attractive
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Serge Perussee - Citrus Hills Sports
Zone Change 648
June 18, 1996 - Page 3
nuisance to vandals. The existing zoning designation of C-2, Medium -
Commercial is an antiquated zoning category and is the general equivalent to
"Neighborhood Commercial (N-C)". As stated, the site is located adjacent to
the 1-10 Freeway and is bordered on the north and east by an automobile
dealership, on the south by a flood control channel and Residential
Agricultural (R-A) site (primarily a private recreation equestrian center) and
on the west by a commercial shopping center. The uses to the north, east
and west are of the character of typical Service Commercial (S-C) uses. The
proposed change of zone will facilitate the development of a private
recreation facility which is consistent with the intended uses for the S-C Zone.
Since the adjacent uses are consistent with the general purpose of the S-C
Zone and is consistent with the General Plan Designation of Service and
Neighborhood Commercial, the zone change is not anticipated to detrimental
to the public health, safety, and general welfare.
d. The granting of this zone change will not adversely affect the General Plan,
but will be consistent with the site's General Plan designation of Service and
Neighborhood Commercial. Additionally, the zone change will aid in the
implementation of the general plan by changing the designation to
accommodate additional private recreational opportunities within the city.
The Human Services Element of the General Plan states a goal to; "Provide
adequate recreational facilities and programs for the citizens of West
Covina." While the General Plan refers primarily to publicly owned facilities,
it recognizes the growing trend for creating privately owned recreational
facilities. In addition, the proposed ice rink is oriented toward the 1-10
Freeway which has become more intensely used over the past 3+ decades.
The proposed zone change will facilitate the arrangement of land uses based
on public health, safety, general welfare and convenience as the site has
good access from the immediate community and the freeway, and is
consistent with the intensity of development along Garvey Avenue South.
e. The proposed change of zone from "C-2, Medium -Commercial" to "Service
Commercial (S-C)" is consistent with and implements the General Plan by
allowing for the development of a private recreational facility which will
provide an expanded range of recreational opportunities in the city.
Currently, citizens of West Covina and other neighboring cities are required
to drive to Ontario, Pasadena or cities further away to experience ice skating.
The development of an ice rink within the City of West Covina, will further
eliminate the distance residents have to drive for this type of recreation and
will thereby reduce impacts on air quality, and traffic congestion, both of
which are addressed as goals contained in the Human Resources Element
and the Circulation Element of the General Plan respectively.
NOW, THEREFORE, the City Council of the City of West Covina, California, hereby
ordain as follows:
SECTION NO. 1: Based on the evidence presented, both oral and documentary,
and the findings set forth, the above Zone Change No. 648 is hereby found to be
consistent with the City's General Plan 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.
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Serge Perussee - Citrus Hills Sports
Zone Change 648
June 18, 1996 - Page 4
SECTION NO. 3: The City Council does hereby approve Zone Change No. 648
(Exhibit "A") and thereby permit the change in land use from "C-2, Medium
Commercial' to "Service Commercial (S-C)".
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 18th day of June, 1996.
Mayor
ATTEST:
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 Ordinance No. 1975 was regularly introduced and placed upon its first reading
at a regular meeting of the City Council on the 18th day of June 1996. That, thereafter,
said Ordinance was.duly adopted and passed at a regular meeting of the City Council on _
2nd day of July , 1996
AYES: Herfert, Manners, McFadden, Wong, Touhey
NOES: None
ABSENT: None
APPROVED AS TO FORM:
City Attorney
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City Clerk --"
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