Ordinance - 2011ORDINANCE NO. 2011
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA,
CALFORNIA, APPROVING ZONE CHANGE NO. 658.
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:
"Service Commercial (S-C)" to "MF-20" (Multiple -Family Residential - 20
dwelling units per acre) (Exhibit 1)
on that certain property generally described as:
Assessor Parcel Nos. 8457-019-004, 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 "Service and Neighborhood Commercial' 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
conversion and renovation of a motel into a 124-unit apartment complex for very
low- and lower -income individuals and families; and
WHEREAS, the apartment complex is proposed to be constructed at a
density of 33.9 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 andreserved for
lower -income 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
"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 52-units of very low
income housing units and 87-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
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SoCal Housing
Zone Change No. 658
December 2, 1997 - Page_2
WHEREAS, the proposed housing project will provide 50-units of very low-
income housing and 73-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
WHEREAS, the proposed multiple -family residential use of the property
will be compatible with existing surrounding uses, which include a combination of
single-family residential, multiple -family residential, neighborhood commercial,
and low rise office; and
WHEREAS, the Planning Commission, upon giving the required notice, did
on the 11th day of November, 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. 11-97-4478, recommending to the City
Council approval of Zone Change No. 658; and .
WHEREAS, the City Council did, on the 2"d day of December, 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 Planning Commission
and in its behalf reveal the following facts:
1. The applicant is requesting approval of a zone change from
"Service Commercial (S-C)" 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 "Service and
Neighborhood Commercial" 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
Z ACC\ORDINSBD\socalzcord. doc
SoCal Housing
Zone Change No. 658
December 2, 1997 - Pale 3
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; and
Ob WHEREAS, based on the evidence presented to the City Council, both
oral and documentary, the City Council finds as follows:
a. The subject property was rezoned Service Commercial (S-C) in
1973 to accommodate the development of a motel. The freeway
was widened which split the prior lot into two halves to allow the
continuation of Garvey Avenue North after the freeway widening.
Subsequent to the rezoning of the land and the development of the
property, development along the freeway, and generally within the
region, has• intensified. Specifically, additional motel sites have
been developed along the San Bernardino (1-10) Freeway creating
a great deal of competition in this segment of the economy.
Commercial development in general relies heavily on ease of
access from the freeway. While in 1973, the subject site may have
been a prime commercial site, it has since become less desirable
than some of the sites within the City due to lack of ease of access
to east and west bound lanes of the freeway, and clear
unobstructed visibility. In addition, a commercial development
immediately adjacent to the single-family and multiple -family
residential could create compatibility issues such as truck loading,
noise, light and glare, and traffic. The proposed MF-20 (Multiple -
Family Residential — 15.1 to 20.0 units per acre) zoning designation
will facilitate a development that will result in a transitional land use
from the intensity of the 1-10 Freeway into the residential
neighborhood to the north and east.
In addition, the population has increased by approximately 22,000
people in the past 25 years. Between the period of 1990 to present,
the population has grown by approximately 4,000. In a City that is
primarily built -out, the reuse and/or redevelopment of sites for
housing are viable alternatives to meet the housing needs of the
community. Staff believes that based on the changed conditions
identified above there is a basis for the reclassification of the
property's zoning.
b. _ The proposed zoning from Service Commercial (S-C) to MF-20 will
be compatible with the single-family and multiple -family residential
to the north and east of the property. Further, mitigation measures
have been incorporated into the project design to ensure that the
proposed residential use of the site will be compatible with the
intensity of the 1-10 Freeway. The proposed project has been
designed to mitigate any potential disruption of 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, 124 housing
units for very low-income and lower -income individuals and families.
This housing will provide a significant benefit to the community in
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SoCal Housing
Zone Change No. 658
December 2, 1997 - Page 4
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. Specifically, the project will provide 50 units and 73 units
of very low and low-income housing, respectively. SCAG's
projected Regional Housing Needs Assessment indicates that West
Covina shall provide 1,150 housing units between the period of July
1, 1989 and June 30, 1996. The total number of housing units is
divided into categories intended to meet the needs of the
community. The provision of very low and low-income units based
on SCAG's projection is 143 and 163, respectively. The proposed
project will play a large part in meeting the projected housing needs
within the very low and low-income housing categories.
e. The proposed zone change from "Service Commercial (S-C)" 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). The proposed project will provide 124
apartment units, 50 very low and 73 low-income units. The
remaining unit is for the manager of the apartment complex. As the
project provides new residential units in the very low and low-
income housing categories it serves to implement the goals and
policies of the general plan through the provision of sound, quality,
affordable housing within the community.
NOW, THERFORE, 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. 658 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.
SECTION NO. 3: The City Council does hereby approve Zone Change
No. 658, changing the zoning designation for the subject property as set
forth on the Zoning Map of the City of West Covina from "Service
Commercial" (S-C) 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. 658 is contingent upon the approval of General
Plan Amendment No. IV-97-31.
ZACC\ORDINSBD\socalzcord.doc
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SoCal Housing
Zone Change No. 658
December 2, 1997 - Page 5
SECTION NO. 4: The City Clerk shall certify as to the passage of this
Ordinance.
PASSED AND APPROVED on this 2"d day of December, 1997.
ATTEST:
G�>y'&m
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 2"d day of December
1997.
AYES: Herfert, Howard, Nelendez, Touhey, Wong
NOES: None
ABSENT: None
DATE: December 17, 1997
APPROVED AS TO FORM:
6�Q,«.a,Q,�.:e� Ma.�
City Attor ey .
City Cler
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Indicates site or area reclassified
From: Service -Commercial (S-C)
To: Multiple -Family Residential (MF-20)
Applicant: Southern California Housing Development Corporation
Date: November 11, 1997
Location: 1333 West Garvey Avenue
West Covina, California
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