Ordinance - 1990ORDINANCE. NO. 1990
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF WEST COVINA, CALIFORNIA, APPROVING
ZONE CHANGE NO.652.
WHEREAS, there was filed with this City a verified application on the forms
prescribed in Section 26-153 and-26-199 of the West Covina Municipal Code, for
the reclassification from:
"Office Professional (0-P)" to "Single -Family Residential (R-1), Area District
II" (Exhibit 1)
on that certain property generally described as follows:
Parcel 1 of Parcel Map No. 21595, in the City of West Covina, County
of Los Angeles, State of California, as per map filed in Book 238,
Pages 31, 32, and 33 of parcel maps, in the Office of the County
Recorder of said County; and
WHEREAS, consistent with this request, the applicant has also requested a
General Plan Amendment from "Offices" to "Low Medium Density Residential (4.1-
8.0 du/acre)"; and
WHEREAS, said zone change is requested to provide consistency between
the General Plan and Zoning Map; and
WHEREAS, said zone change application is requested to allow for the
resubdivision of property re-establishing two, single-family residential lots for
development of two -residences that were demolished in 1990 to allow for the
expansion of an adjacent medical facility; the plans for which were subsequently
abandoned;and
WHEREAS, the Planning Commission, upon giving the required notice, did
on the 25th 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. 2-97-4413, recommending to the City Council
approval of Zone Change No. 652; and
WHEREAS, the City Council did, on the 18th day of March, 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;
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 "Office
Professional (0-P)" to "Single -Family Residential (R-1), Area District
I".
2. This zone change application is submitted in conjunction with a
request for a General Plan Amendment changing the land use
designation on a portion of the site from "Offices" to "Low Medium
Density Residential (4.1 - 8.0 du/acre)", a tentative parcel map for a
three lot subdivision, and a variance to allow less than the minimum
required lot area on two -residential lots.
3. The proposed applications are requested to revert the property back
to the condition that existed prior to the City's 1989 approval of
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Bishop Building Company
Zone Change 652
March 25, 1997 - Page 2
applications to consolidate the lots into one and allow for the
expansion of an existing medical facility and thus re-establishing two,
single-family residential lots for development of single-family homes
within the existing residential neighborhood.
3. Due to the land use pattern in the vicinity of the subject property, the
property is not suitable for independent commercial development
apart from the medical facility site to which the residential lots were
assembled.
4. The proposed zone change is contingent upon the approval of the
proposed General Plan amendment and the recordation of the
tentative parcel map.
5. 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.
6. 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 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; and
WHEREAS, based on the evidence presented to the City Council, both oral
and documentary, the City Council finds as follows:
a. In 1989, the City of West Covina approved a general plan
amendment, zone change, and a parcel map to allow for two, single-
family residential lots to be consolidated into an adjacent medical
facility site to allow for an expansion of the facility. The plans for the
medical facility expansion have since been abandoned. Due to the
existing site design and land use development pattern the site is not
suitable for commercial development independent of the adjacent
medical facility. The only physical changes made resulting from the
prior approvals includes the recordation of the parcel map and the
demolition of the previous residential homes. The homes were
required to be removed from the property prior to the recordation of
the map to avoid having single-family homes on a commercially zoned
property. The zoning was also contingent upon recordation of the
parcel map. The proposed zone change is intended to facilitate the
subdivision of the site to re-establish the two, single-family residential
lots and allow the reconstruction of two, single-family residences
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Bishop Building Company -
Zone Change 652
March 25, 1997 - Page 3
fronting onto Shadydale Avenue. The proposed change in zoning is
consistent with the proposed General Plan Land Use designation of
"Low Medium Density Residential (4.1 - 8.0 du/acre)".
b. The proposed change of zone is not anticipated to adversely affect
adjacent properties as the primary goal of the project is to re-establish
the zoning classification and land use that was in effect prior to the
partial implementation of the previously approved project to allow the
expansion of an adjacent medical facility. Prior to consolidating three
parcels into one in 1990 (map recorded 12/12/90) there existed two,
single-family residential lots fronting onto Shadydale Avenue. The
proposed applications are intended to facilitate the reconstruction of
the residences previously demolished. As the proposed General Plan
land use density, the proposed zoning classification and the lot
configuration are consistent with the existing residential neighborhood
and with the condition in existence prior to partial project
implementation, the project is not anticipated to adversely affect
adjacent properties.
C. The proposed change of zone would permit the re-establishment of
two, single-family residential . lots and the construction of two -
residences on a site that has remained undeveloped for a period of
approximately 6 to 7 years as the plans for the proposed medical
facility expansion were abandoned. The proposed lots are consistent
with the prior residential lots and are consistent in size and shape with
the existing residential lots along Shadydale Avenue. Facilitating
development of the site will provide new single-family residential
housing opportunities as well as eliminate the irritations of an
undeveloped, unkept lot within a single-family residential
neighborhood.
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 act to
implement many goals and policies of the General Plan by providing
a variety of housing opportunities in the City, which in this case is the
provision of two, new, single-family residential homes within a
predominately built -out community and provide all residents of West
Covina with opportunities to live in decent, safe, and affordable
housing.
e. The proposed change of zone from "Office Professional" to "Single -
Family Residential (R-1), Area District II" is consistent with the
proposed General Plan land use designation of the site of "Low
Medium Density Residential (4.1 - 8.0 du/acre)".
NOW, THEREFORE, the City Council of the City of West Covina, California,
does hereby ordain as follows:
SECTION 1: Based on the evidence presented, and the findings set forth,
Zone Change No. 652 is hereby found to be consistent with the City's
General Plan and the land uses permitted within said zone classification.
SECTION 2: A Negative Declaration of Environmental Impact has been
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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.
652 (Exhibit "A"), changing the zoning designation for the subject property as
set forth on . the Zoning Map of the City of West Covina from "Office
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Bishop Building Company
Zone Change 652
March 25, 1997 - Page 4
Professional" to "Single -Family Residential (R-1), Area .District II" subject to
the following condition:
1. Zone Change No. 652 is contingent upon the approval of General
Plan Amendment No. 1-97-28.
SECTION NO. 4: The City Clerk shall certify as to the passage of this
Resolution.
PASSED AND APPROVED on this 1st day; of .Apri 1; ,1997.
_ 1
Mayor d
ATTEST: -
City Cler{
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. was duly adopted by the City Council of the City of West
Covina, California, at a regular meeting thereof held on the Utz day,, ,of: Apri it ,; 41�97.
O
AYES: Herfert, Howard, Melendez, Touhey, Wong
NOES: None
ABSENT: None
City Clerk
APPROVED AS TO FORM:
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ZONING MAP AMENDMENT
ZONE CHANGE NO.652
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Indicates site or area reclassified
From: Office Professional (O-P)
To: Single-Farnily Residential, R -1, AD II
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Planning LVa&neni