Ordinance - 2017I,
M
ORDINANCE NO. 2017
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO.
649.
ZONE CHANGE NO. 649
CATEGORICAL EXEMPTION
APPLICANT: Southwest Baptist Conference
LOCATION: 923 North Sunset Avenue / APN 8435-024-027
(north of Badillo Street)
WHEREAS, there was filed with this Commission, a verified application on the
forms prescribed in Chapter 26, Article VI of the West Covina Municipal Code, requesting:
a zone change to re -zone a lot from "R-l" (One -Family Residential), Area
District I" to "O-P" (Office Professional).
on that certain property generally described as follows:
Assessor's Parcel No. 8435-024-027 (923 North Sunset Avenue),
in the records of the office of the Los Angeles County Assessor; State of California
WHEREAS, the proposed zone change is consistent with the property's land use
designation of "Service & Neighborhood Commercial," as stated in the West Covina
General Plan; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the
9t' day of June, 1998, conduct a duly noticed public hearing to consider the subject
application for a zone change, at which time the Planning Commission adopted Resolution
No. 6-98-4508, recommending to the City Council approval of Zone Change No. 649;
WHEREAS, the City Council did, on the 7' day of July, 1998 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 subject site is currently occupied by an office building.
2. The applicant is requesting the approval of a zone change to re -zone a lot from
6cR-1" (One -Family Residential, Area District I to "O-P" (Office Professional).
3. The lot does not meet certain Zoning Code standards required for "O-P" zoned lots.
4. On June 9, 1998, the Planning Commission approved Resolution No. 6-98-4509
is approving Variance No. 1009 allowing the subject lot to deviate from lot area, lot
width, landscaping, building setback, walls, and parking standards required for
"O-P" zoned lots.
5. Approval of this request is consistent with the property's land use designation of
"Service & Neighborhood Commercial" in the West Covina General Plan.
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Ordinance No.
Zone Change No. 649
Southwest Baptist Conference @ 923 North Sunset Avenue
Page 2
6. Approval of this project will not be detrimental to surrounding properties.
7. 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.
8. The project is a Categorical Exemption, Class 5 (Section 15305: Minor Alterations
to Land Use Limitations), pursuant to the requirements of the California
Environmental Quality Act of 1970 (CEQA), since the project involves areas with
an average slope of less than 20% and does not result in any changes in land use or
density.
WHEREAS, based on the evidence presented to the City Council, both oral and
documentary, the City Council finds as follows:
a) The zone change is warranted due to changed conditions since the office building on
the site was developed in 1960, prior to annexation into the City. The site's present
zoning of "R-l" (One -Family Residential), Area District I is inconsistent with both
its actual land use and land use designation, as stated in the West Covina General
Plan. The use of the site as offices has continued for over 35 years, but is
considered legal nonconforming due to the site's "R.1" zoning. In 1985, the City
Council amended the West Covina General Plan, which designated the land use of
the site as "Service and Neighborhood Commercial." The "O-P" (Office -
Professional)" Zone proposed is consistent with both the present land use and the
General Plan land use designation.
b) Approval of the zone change will not adversely affect the value of adjoining
property nor be detrimental to the area since the "O-P" (Office -Professional) Zone
proposed will not allow intensification of land uses beyond that already existing at
the site. The subject site has been occupied by an office building continuously for
over 35 years, and approval of the zone change will allow a continuation of use of
the site for office purposes. Furthermore, approval of the zone change will not allow
for future alterations or expansions of the land use at the site beyond that. already
existing.
c) The proposed zone change will further public health, safety, and general welfare
since the site's "R-1" zoning is no longer appropriate given the existing land use and
surrounding properties. The construction of one single-family residence allowed
under the present "R-1" zoning would be inconsistent with the pattern of land uses
of surrounding properties (condominiums, convalescent hospital). The zone change
will bring the zoning classification into consistency with 'the General Plan. The
proposed "O-P" (Office -Professional) Zone will allow the site to continue to be used
for office purposes without the legal and nonconforming status.
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Ordinance No.
Zone Change No. 649
Southwest Baptist Conference @ 923 North Sunset Avenue
- Page 3
d) The proposed zone change will not adversely affect the West Covina General Plan. .
Actually, the zone change will implement the goals and policies of the General Plan
by bringing the property into conformance with the site's land use designation of
"Service and Neighborhood Commercial." It will eliminate an inconsistency
between the zoning map and the General Plan by changing the site's zone from
"R-1" (One -Family Residential), Area District I to "O-P" (Office Professional). The
"O-P" (Office Professional) Zone is consistent with the "Service and Neighborhood
Commercial" General Plan land use designation.
e) The subject site has a land use designation of "Service and Neighborhood
Commercial" as stated in the West Covina General Plan. The proposed zone
change from "R-1" (One -Family Residential), Area District I to "O-P" (Office
Professional) is consistent with the General Plan designation. Furthermore, the zone
change will implement several goals and policies of the General Plan by: (1)
providing for a range of non-residential uses that provide a strong economic base for
the City; (2) arrange land use with regard to the health, safety, convenience,. and
welfare of the residents of the City; and (3) preserve and strengthen existing
development in the City. -
NOW, THEREFORE, the Planning Commission 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. 649 is hereby found to be consistent with the City's General Plan and
the land uses permitted within said zone classification.
SECTION 2: The City Council does hereby approve Zone Change No. 649,
changing the zoning classification for the subject property as set forth on the Zoning
Map of the City of West Covina from "R-l" (One -Family Residential), Area
District I to "O-P" (Office Professional), as depicted on Exhibit 1.
SECTION 3: The City Clerk shall certify as to the passage of this Ordinance.
PASSED AND APPROVED on this 21st day of July, 1998.
ATTEST:
City C k
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF WEST COVINA ) .
U
ayor
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Ordinance No.
Zone Change No. 649
Southwest Baptist Conference @ 923 North Sunset Avenue
- Page 4
. 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 21st-day of -,July, 1998.
AYES: Herfert,.Howard, Touhey, Wong, Melendez
NOES: None
ABSENT: None
APPROVED AS TO FORM:
0
Z:\MEMOLTR\jay\zc\649\zc649 ord.doc
ZONING MAP AMENDMENT
ZONE CHANGE NO.649
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Applicant:
Southwest Baptist Conference
Location:
923 North Sunset Avenue/ APN 8435-024-027
Indicates area reclassified
From: One -Family Residential (R-1), Area District I
To: Office -Professional (O-P)
One -Family Residential (R-1), Area District I
Multiple -Family Residential (MF-20)
Multiple -Family Residential (MF45)
Neighborhood -Commercial
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County A-I
County C-I
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