Ordinance - 1989ORDINANCE NO. 1989
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA,
CALIFORNIA, APPROVING ZONE CHANGE NO.650.
WHEREAS, there was filed with the City a verified application on the forms
prescribed by the Planning Commission, a request for a zone change from:
a n "
R-1 (One -Family Residential) to MF-20° (Multiple -Family Residential -
20 dwelling units per acre) (Exhibit 1)
on that certain property generally described as:
Assessor Parcel Nos. 8434-015-030, 8434-015-031, and 8434-015-032,
as shown on the latest rolls of the Los Angeles County Tax Assessor; and
WHEREAS, consistent with this request, the applicant has also requested
a General Plan amendment.from "Offices" to "Medium High Residential" (15.1 to
20.0 dwelling units per acre); and
WHEREAS, said zone change is requested to provide consistency
between the General Plan and Zoning Map; and
WHEREAS, said zone change has also been requested to facilitate the
construction of a 122-unit apartment complex for very low and lower -income
senior citizens and families; and
WHEREAS, the apartment complex is proposed to be constructed at a
density of 28.6 dwelling units per acre, in excess of the maximum density of 20.0
units per acre of the "MF-20" Zone; and
WHEREAS, the Land Use Element of the West Covina General Plan
provides that housing projects that incorporate units designed and reserved for
lower -income and senior citizen households may be developed at densities of up
to 100 percent greater than the density otherwise permitted under the General
Plan land use designation; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan
is "to provide all residents of West Covina with opportunities to live in decent,
safe, sanitary, and energy -efficient housing at costs they can reasonably afford;
and
WHEREAS, it is a stated policy of the Housing Element of the General
Plan to "encourage the construction of a wide variety of new housing to meet the
needs of all residents," and
WHEREAS, the 1995 Housing Element of the West Covina General Plan
establishes a future housing need of 143 very low-income housing units and 163
lower -income housing units, of which it is estimated that only 18 units of lower -
income housing units have been provided since 1989; and
WHEREAS, as of 1994, there existed in the City an estimated total of
3,952 very low and lower -income renter households that were paying more than
they could reasonably afford for housing; and
WHEREAS, the proposed housing project will provide 44 units of very low-
income housing and 69 units of lower -income housing, substantially assisting to
provide for the established housing needs of the City and further the
achievement of the goals and policies of the General Plan; and
ZACC\RESOSDM\SFRNZC.DOC
Thomas Safran & Associates
Zone Change No. 650
WHEREAS, the proposed multiple -family residential use of the property
will be compatible with existing surrounding uses, which include a combination of
multiple -family residential, neighborhood commercial, and institutional uses
(hospital, school, church); and
WHEREAS, the Planning Commission, upon giving the required notice,
' did on the 11 th day of February, 1997, conduct a duly advertised public hearing
to consider the subject application for a zone change, at which time the Planning
Commission adopted Resolution No. 2-97-4405, recommending to the City
Council approval of Zone Change No. 650; and
WHEREAS, the City Council did, on the 18th day of February, 1997,
conduct a duly advertised public hearing as prescribed by law to consider
evidence presented by the Planning Commission; Planning Department, and
other interested parties.
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 "R-1"
(One -Family Residential) to "MF-20" (Multiple -Family Residential -
20 dwelling units per acre).
2. This zone change application is submitted in conjunction with a
request for a General Plan amendment changing the land use
designation on two of the site's three parcels from "Offices" to
"Medium High Residential (15.1 - 20 dwelling units per acre).
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.
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 prepared for the proposed project has disclosed that
although the project could have a significant effect on the
environment, there will not be a significant effect in this case
because mitigation measures have been incorporated into the
project's design and 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.
Z:\CC\RESOSDM\SFRNZC.DOC
Thomas Safran & Associates
Zone Change No. 650
WHEREAS, based on the evidence presented to the City Council, both
oral and documentary, the City Council finds as follows:
a. While the historic zoning of the site and the surrounding property
has been "R-1," none of the property in this immediate vicinity has
in fact been developed for single-family residential purposes. A
portion of the site itself was previously used for a nine -story, 176-
unit senior citizen congregate care facility. The site is also adjoined
to the east by a community hospital, and to the west by a church
campus (converted from a former industrial building). The
combination of these factors no longer make the site viable for
single-family residential development.
b. The site is adjoined to the north by multiple -family residential uses,
and the east, south, and west by institutional uses (hospital, school,
and church). Multiple -family residential uses are generally
compatible with the types of institutional uses surrounding the site.
The proposed project has been designed so as to not disrupt the
use of adjoining property and to be aesthetically compatible with the
area. The applicant will be required to submit and comply with a
-management plan, which will include provisions for security, tenant
ground rules, tenant selection criteria, and ongoing maintenance of
the grounds and buildings.
C. The zone change will facilitate the development of 122 housing
units for verylow-income and lower -income senior citizens and
families. This housing will provide a significant benefit to the
community in terms of providing sound, quality affordable housing
for a variety of household types.
d. The proposed affordable housing project will serve to further the
achievement of goals and policies of the Housing Element of the
General Plan to provide all residents of West Covina with
opportunities to live in decent, safe, and affordable housing, and to
assist in meeting existing and projected needs for lower -income
housing.
e. The proposed zone change from "R-1" (One -Family Residential) to
"MF-20" (Multiple -Family Residential - 20 dwelling units per acre) is
consistent with the established and proposed General Plan land
use designation of the site of "Medium High Residential" (15.1 -
20.0 dwelling units per acre).
NOW, THEREFORE, the City Council of the City of West Covina,
California, does hereby ordain as follows:
SECTION NO. 1: Based on the evidence presented, and the findings set
forth, Zone Change No. 650 is hereby found to be consistent with the
City's General Plan and the land uses permitted within said zone
classification.
SECTION N0. 2: A Negative Declaration of Environmental Impact has
40 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. 650, changing the zoning designation for the subject property as set
forth on the Zoning Map of the City of West Covina from "R-1" (One-
Z:\CC\RESOSDM\SFRNZC.DOC
Thomas Safran & Associates
Zone Change No. 650
Family Residential) to °MF-20° (Multiple -Family Residential - 20 dwelling
units per acre) as depicted on Exhibit 1, subject to the following condition:
1. Zone Change No. 650 is contingent upon the approval of General
Plan Amendment No. 1-97-27.
SECTION NO. 4: The City Clerk shall certify as to the passage of this
Resolution.
PASSED AND APPROVED on this 4 th day of March' , 1997.
1
Mayor
ATTEST:
City Cletk
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 4 th day of
March , 1997.
AYES: Herfert, Manners, McFadden, Wong, Touhey
NOES: None
ABSENT: None
APPROVED AS TO FORM:
City Attorney
City Cle
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INDICATES SITE OR AREA RECLASSIFIED
FROM: "ONE -FAMILY RESIDENTIAL (R 1)
TO: "MULTI PLE-FAMILY RESIDENTIAL" (MF 20)
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