Ordinance - 2026ORDINANCE NO. 2026
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALFORNIA, APPROVING ZONE CHANGE
NO.660.
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:
"Community Commercial- (C-C)" and "Office Professional (O-P)" to
"Neighborhood Commercial (N-C)" (Exhibit 1)
on that certain property generally described as:
Assessor Parcel Nos. 8443-003-020, 021, and 022 as shown on the latest rolls of .
the Los Angeles County Tax Assessor; and
WHEREAS, said zone change is requested to provide consistency between the
parcels comprising the site and between the General Plan and Zoning Map; and
WHEREAS, said zone change, has also been requested to facilitate the
development of a 16,200± square foot Rite Aid pharmacy with a drive -through facility;
and
WHEREAS, it is a stated goal of the Land Use Element of the General Plan
"Provide for a range of non-residential uses that will ensure a strong economic base for the
city."; and
WHEREAS, the Land Use Element also provides that the City should "Arrange
land uses with regard to the health, safety, convenience and welfare of the residents of the
city"; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the
27th day of October; 1998, conduct a duly advertised public hearing to consider the
subject application for a zone change at which time the Planning Commission adopted
Resolution No. 10-98-4527, recommending to the City Council approval of Zone Change
No. 660; and
WHEREAS, the City Council did, on the 17"' day of November, 1998, conduct a
duly advertised public hearing as prescribed by 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 "Community
Commercial (C-C)" and "Office Professional (O-P)" to "Neighborhood
Commercial (N-C)."
2. This zone change application is submitted in conjunction with a request for
a precise plan to allow the construction of a 16,200± square foot
commercial building with a drive through facility and a conditional use
permit for the operation of a drive -through facility.
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.
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Zone Change No. 660
December 1, 1998 - Page 2
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;
and
WHEREAS, based on the evidence presented to the City Council, both oral and
documentary, the City. Council finds as follows:
l
a. The subject property currently has three zoning designations, 702 N. Azusa
.is zoned "Community Commercial (C-C)," 706 N. Azusa is zoned
"Neighborhood Commercial (N-C)" and the vacant portion east of 702 is
zoned "Office Professional (O-P)." The proposed zone change is intended
to change the zoning on the entire site to N-C. The portion currently zoned
C-C was changed from "Residential Agricultural (R-A)" to C-1 (the
equivalent to N-C) in 1955. The zoning was changed to C-C in 1983 to
accommodate a proposed auto upholstery business.. The zoning was
necessary to accommodate the proposed use, which is not allowed in the N-
C Zone. The adjacent vacant portion of the site was also rezoned in 1955
to "Restricted -Professional (R-P)." In 1968, the City established the
"Office Professional (O-P)" Zone. All land included in the R-P Zone was
transferred to the O-P zone.
Two of the three sites were developed in the 1950's and 1960's and have
resulted in an underutilized service station site (702 N. Azusa) and a vacant
health equipment rental facility (706 N. Azusa). The third parcel was not
developed. With the increasing intensity of commercial development along
Azusa Avenue over the past three to four decades, zoning has been changed
and sites redeveloped to maximize the use of properties. The proposed
zone change is intended to facilitate the comprehensive development of the
site with a neighborhood commercial use, intended to serve the local
neighborhoods. The change of zone to "Neighborhood Commercial (N-C)"
will allow for commercial use of the land while maintaining restrictions on
incompatible uses with the single-family residences immediately east and
south of the subject site. Further, the proposed zoning classification is
consistent with other properties fronting along Azusa Avenue.
b. The proposed change of zone will not adversely affect adjacent property as
to value or precedent as the site currently has three zoning designations
including "Neighborhood Commercial (N-C)," "Community Commercial
(C-C)" and "Office Professional (O-P)." The proposed zone change will
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Zone Change No. 660
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bring the zoning designation of the combined project site into conformity
and complete the development of underutilized commercial land at the
intersection of Azusa and Puente Avenues. The proposed change is not
anticipated to set a precedent for further zone changes as the project will
share a common easterly boundary with existing commercial development
and multiple -family apartments currently fronting on Azusa Avenue.
C. The proposed zone change will facilitate the development of a 16,200±
square foot pharmacy with a drive -through. The proposed development
will provide a valuable service to the community by establishing an
additional alternative to fill prescriptions and to accommodate general
shopping needs. The drive -through facility is intended to provide an added
amenity to consumers and provide an opportunity to drop-off and pick-up
prescriptions without exiting their vehicles. The proposed development has
been designed based on the type of use, scale and intensity of use with
careful consideration directed to the public health, safety, and general
welfare of the residents within the subject neighborhood. Therefore the
proposed zone change is in the furtherance of the public health, safety, and
general welfare of the community.
d. The proposed zone change is intended to facilitate the comprehensive
development of three individual parcels with a single use. The General
Plan Land . Use Designation for the entire site is "Service and
Neighborhood Commercial". The` proposed zone change is intended to
facilitate an orderly development pattern with a proposed development that
has been designed with specific attention directed at addressing the
relationship between the proposed project and the adjacent single-family
residences. Therefore, the proposed zone change is consistent with the
General Plan. In addition, the General Plan contains goals and policies that
direct the course of development within the City with which the proposed
project is consistent.
e. The proposed zone change from "Community Commercial (C-C)" and
"Office Professional (O-P)" to "Neighborhood Commercial (N-C)" is
consistent with the established General Plan and West Covina
Redevelopment Plan land use designation of "Service and Neighborhood
Commercial." The proposed project will 1) increase the range of non-
residential uses 2) be developed with regard to the health, safety,
convenience and welfare of the residents of the city, 3) be compatible with
adjacent residential areas, and 4) result in an upgrade of an underutilized
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. 660 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.
660, changing the zoning designation for the subject property as set forth on the
Zoning Map of the City of West Covina from "Community Commercial (C-C)"
and "Office Professional (O-P)" to "Neighborhood Commercial (N-C)" as depicted
on Exhibit 1.
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Zone Change No. 660
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SECTION NO. 4:
Ordinance.
The City Clerk shall certify as to the passage of this
PASSED AND APPROVED on this ls` day c
ATTEST:
1
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 I" day of December 1998.
AYES: Herfert, Howard, T60ey, Wong, Melendez
NOES: None
ABSENT: None
DATE: December 1, 1998
APPROVED AS TO FORM:
City Attorney
City Clerk
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