Ordinance - 2038ORDINANCE N0.2038
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO.662.
• ZONE CHANGE NO.662
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: USA Properties Fund, Inc.
LOCATION: 1950 East Badillo Street
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 of Parcel 2 of Tentative Parcel Map No. 25328 from:
"Specific Plan No. 4" (SP-4) to "Specific Plan No. 12" (SP-12), (see Exhibit A).
on that certain property generally described as follows:
A portion of Assessor's Parcel Number 8443-002-009, in the records of the
Los Angeles County Assessor (Parcel 2 of Tentative Parcel Map No.
25328); and
WHEREAS, the proposed zone change is consistent with the existing General Plan
Designation of "Planned Development;" and
WHEREAS, the proposed zone change maintains consistency between the General
Plan and Zoning Map; and
WHEREAS, said zone change application is requested to allow for the
establishment of a 188-unit senior adult affordable housing apartment complex; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the
27"' day of April, 1999, conduct a duly noticed public hearing to consider said application at
which time the hearing was continued to May 11, 1999; and
WHEREAS, on May 11, 1999, the Planning Commission adopted Resolution No.
05-99-4547, recommending to the City Council approval of Zone Change No. 662; and
WHEREAS, the City Council did, on the 1st day of June, 1999 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 on Parcel 2 of
Tentative Parcel Map No. 25328 from "Specific Plan No. 4" (SP-4) to
"Specific Plan No. 12" (SP-12).
2. This zone change application is submitted in conjunction with a request for
approval of a precise plan, conditional use permit and tentative parcel map
to allow for the establishment of a 188-unit senior adult affordable housing
apartment complex in excess of the otherwise -allowed maximum density.
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June 15, 1999
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3. The proposed zone change application is requested to facilitate the
establishment of a 188-unit senior adult affordable housing apartment
complex on the site. The proposed zone change is consistent with the
General Plan.
• 4. Approval of the zone change to facilitate the establishment of specific
design criteria for the 188-unit housing project will promote the goals and
policies of the General Plan by establishing a land use pattern that promotes
the health, safety, convenience, and welfare of the residents.
5. Approval of the zone change will facilitate the development of 188 units of
senior adult low-income housing that assists in meeting the number of
affordable target units in compliance with the Housing Element of the
General Plan.
6. Approval of the zone change will allow for the reuse of the site that is an
abandoned school site and has been vacant for several years.
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. Pursuant to the requirements of the California Environmental Quality Act
(CEQA) of 1970, a NEGATIVE DECLARATION OF
ENVIRONMENTAL IMPACT has been prepared indicating that although
the project could have a significant effect on the environment, there will not
be a significant effect due to mitigating measures.
WHEREAS, based on the evidence presented to the City Council, both oral and
documentary, the City Council finds as follows:
a. The subject property is the site of the former Sunkist School that was zoned
"Single -Family Residential." In 1989, a zone change (for the area of Parcel
2 of Tentative Parcel Map No. 25328) to "Specific Plan No. 4" (SP-4) was
approved to allow the development of the "Senior Commons of West
Covina." The consisted of a-200-room retirement home, an adult day care
facility, a 125-bed convalescent facility and a 126-bed Alzheimer's facility.
Although all entitlements were issued, development of the property never
occurred. Since the re -zoning established specific development criteria
through the adoption of a specific plan, any project, other than that which
r was approved, requires the establishment of new design guidelines and
development standards through a new specific plan. Therefore, there are
changed circumstances that have occurred since the previous zoning of the
property became effective. A change in zoning will further serve to
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Zone Change 662
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June 15, 1999
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implement the goals and policies of the General Plan through providing
housing alternatives and through providing affordable target units as
identified in the Housing Element.
b. Approval of this request establishes specific design criteria and development
• standards for the site. Building setback, height, massing and other
development standards established through the zone change will assure
compatibility and a product that is sensitive to surrounding land uses. The
proposed reuse of the vacant property will continue an orderly land use
pattern consistent with other uses in the vicinity and promote economic
stability.
C. The proposed zone change will allow the reuse of the subject property in a
manner consistent with surrounding land uses and will re-establish the
viability of a property that has been vacant and that has not been adequately
maintained for several years. Development standards contained within the
specific plan are intended to guide the development of the site in a manner
sensitive to surrounding land uses. Reclassification of the zoning for the
underutilized site in conjunction with the associated senior adult affordable
housing project on Parcel 2 of Tentative Parcel Map No. 25328 will,
therefore, be in the interest and furtherance of the public health, safety, and
general welfare.
d. The proposed zone change will not adversely affect the General Plan as
consistency between the General Plan and the Zoning Map will be
maintained. Further, the zone change will result in the, mplementation of a
number of goals and policies contained in the General Plan by: 1) providing
for a residential use that will ensure a stronger economic base for the City;
2) arrange land uses with regard to the health, safety, convenience and
welfare of the residents of the City; 3) develop and expand the local
economy in order to create new employment and business opportunities,
attract new investment and strengthen the tax base of the City; and 4)
,preserve and strengthen existing development in the City.
e. The subject site currently has a General Plan Land Use Designation of
"Planned Development" on Parcel 2 of Tentative Parcel Map No. 25328.
The proposed zone change from "Specific Plan No. 4" (SP-4) to "Specific
Plan No. 12" (SP-12) is consistent with the existing General Plan
designation. As stated in Finding d. above; there are a number of goals that
this project serves to implement.
NOW, THEREFORE, the City Council of the City of West Covina, California, does
hereby ordain as follows:
SECTION NO. l : Based on.the evidence presented, and the findings set forth, the
above Zone Change No. 662 is hereby found to be consistent with the City's
General Plan and the land uses permitted within said zone classification.
SECTION NO. 2: This project is a Negative Declaration of Environmental Impact
in accordance with the California Environmental Quality Act of 1110, as amended.
SECTION NO. 3: The City Council does hereby approve Zone Change No. 662
changing the zoning classification for the subject property as set forth on the zoning
map of the City of West Covina from "Specific Plan No. 4" (SP-4) to "Specific Plan
No. 12" (SP-12) as depicted on Exhibit A.
SECTION NO. 4: The City Clerk shall certify as to the passage of this Ordinance
and shall cause the same to be published as required by law. -
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Zone Change 662
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June 15, 1999
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PASSED AND APPROVED on this 15°i day of June, 1999
Mayor
ATTEST:
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF WEST COVINA )
I, City Clerk of the City of West Covina, do hereby certify that the foregoing
ordinance was regularly introduced and placed upon its first reading at a regular meeting of
the City Council held on the 1st day of June, 1999. That, thereafter, said ordinance was
duly adopted and passed at a regular meeting of the City Council held on the 15°i day of
June, 1999.
AYES: Herfert, Melendez, Touhey, Wong, Howard
NOES: None
ABSENT: None
APPROVED AS TO FORM:
C6 �Lt�i�2St-A��ctn.�c,r�
City tomey
City Clerk
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