01-21-2014 - (3)E
City of West Covina
Memorandum
TO: Mayor and City Council
FROM: Christopher J. Chung
City Manager
BY: Susan Rush
Assistant City Clerk
SUBJECT: ORDINANCE FOR ADOPTION
AGENDA
ITEM NO. 2
DATE: January 21, 2014
ZONE CHANGE NO. 13-03
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT
APPLICANT: Jay Deckard and Phil Becerra, Warmington Residential
LOCATION: 502 and 520 South Lark Ellen Avenue
(Formerly St. Martha's Episcopal Church and Dove Day
School)
RECOMMENDATION:
It is recommended that the City Council adopt the following ordinance:
ORDINANCE NO. - AN ORDINANCE OF THE CITY
COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA,
APPROVING ZONE CHANGE NO. 13-03
DISCUSSION:
This ordinance was introduced at the City Council meeting of December 17, 2013. The purpose
of this ordinance is to change the zoning to a Specific Plan from "Single -Family Residential (R-
1) Area District IIA to "Specific Plan No. 26" (Cadanera Specific Plan) for the development of
45 single-family homes on a 5.7 acre property. The ordinance will become effective 30 days
after adoption on February 20, 2014.
Prepared Py Margaret Garcia
Deputy C' y Clerk
pproved by Susan Rush
Assistant City Clerk
Attachment: No. 1 — Ordinance
No. 2 — Staff Report dated December 17, 2013
E
AACHMENT NO. 1
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA APPROVING ZONE CHANGE NO.13-03
ZONE CHANGE NO.13-03
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Jay Deckard and Phil Becerra, Warmington Residential
LOCATION: 502 and 520 South Lark Ellen Avenue (Formerly St. Martha's Episcopal
Church)
WHEREAS, there was filed with the 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:
"Single -Family Residential (R-1)" to "Specific Plan No. 27 (Cadanera Specific Plan)"
on a portion of that certain property generally described as follows:
Assessor Parcel No. 8486-002-008 and 8486-002-009 as shown on the latest rolls of the
Los Angeles County Tax Assessor; and
WHEREAS, the proposed zone change is requested to provide consistency between the
General Plan and Zoning Map, and to establish zoning standards for the subject project; and
WHEREAS, said zone change application is requested to allow for the development of 45
single-family dwelling units; and
WHEREAS, a tentative tract map (No. 72320) has been submitted for the subdivision of
45 lots to be developed with 45 single-family dwelling units; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 22nd
day of October, 2013, conduct a duly noticed public hearing to consider the subject application
for a Zone Change, at which time the Planning Commission adopted Resolution No. 13-5536
recommending approval of the application; and
WHEREAS, the City Council did, on the 171h day of December, 2013, conduct a duly
advertised public hearing as prescribed by law, and considered 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 project consists of a development plan for the construction of 45 single-
family dwelling units on a 5.7-acre parcel.
2. The project includes a zone change requesting to change the zone from "Single -
Family Residential (R-1)" to "Specific Plan No. 27 (Cadanera Specific Plan)" that
allows for 45 single-family residential units on a portion of the subject property.
3. The applicant is requesting approval of a tentative tract map to subdivide the site
into 51 parcels. Forty-five lots would be developed with dwelling units and the
remaining six lots would provide for a private street and common open space.
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.
Ordinance No. •
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. Pursuant to the requirements of the California Environmental Quality Act
(CEQA) of 1970, a MITIGATED 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, both oral and documentary, the City Council finds as
follows:
a. The proposed zone change will facilitate the development of a small -lot single-
family project that allows for a density of 7.9 units per acre within Specific Plan
27. Since the last General Plan update in 1985, the housing market has changed
to provide different types of housing to accommodate the population growth as
well as to provide diverse housing that meets the population needs. Since most
cities within the San Gabriel Valley are built out, most new residential projects
are infill development in underutilized sites or in a mixed -use setting. Allowing
different type of housing and flexibility of development standards, Cities can
continue to provide new housing to accommodate the growing population and
meet their fair share of regional housing. Therefore, the City did not envision
allowing parcels smaller than 6,000 square feet in area. As such, there are
changed conditions since the existing zoning became effective to warrant changes
in relaxing the more traditional development standards established in the 1980s
when the City was rapidly developing.
b. An environmental study, in compliance with CEQA, has been prepared
determining that mitigation measures are required. The mitigation measures serve
to prevent adverse impact on the future project to be constructed on the site,
surrounding land uses, and service systems. In addition, the proposed zone
change will not adversely affect adjoining property value and will not be
detrimental since the area is improving by redeveloping an underutilized site that
contains vacant buildings.
C. The City of West Covina's Regional Housing Needs allocation (RHNA) for the
2008-2014 planning period had been determined by SCAG to be 2,462 units
including 631 units for very -low .income households, 388 units for low income
households, 417 units for moderate -low income households and 1,026 units for
above moderate households. However, the city has adopted 2014-2021 Housing
Element Update and the goals and objectives remain the same. In recent years,
the City has built higher density units primarily for senior citizens only. Although
the proposed units are not considered affordable units as units being subsidized by
any public funding mechanism, the 45 single family residential units would be
potentially more affordable than the traditional units on larger parcels. In addition,
the project provides an additional housing type that is a cluster design and
provides the privacy and/or security of being a gated community.
The Housing Element of the General Plan calls for "exploring opportunities for
new residential development within those areas of the City occupied by vacant or
underutilized, obsolete commercial and industrial uses." The Specific Plan would
take advantage of redeveloping a site that is an underutilized site and vacant
religious buildings and is primarily surrounded by single-family residential
Ordinance No. . •
Page 3
development. As such, the change of zone will be in the interest of the public
health, safety, and general welfare.
d. The policies and objectives of the Specific Plan comply with the "Residential
Low Medium" land use designation for the subject site in the General Plan, and
the provisions for design and improvements comply with the implementation
policies and objectives of the Specific Plan. The General Plan establishes
densities for the different residential land use designations. The Specific Plan
would allow the subject site to be developed at a density of 8 units per acres,
which is consistent with the density allowed in the General Plan Use Designation
for "Residential Low Medium." As such, the proposed zone change will not
adversely affect the comprehensive General Plan of the City.
e. The approval of such zone change is consistent with the General Plan land use
designation of "Residential Low Medium". The proposed land use designation
allows for a density range of 4.1 to 8 units per acres. The proposed project is 7.9
units per acre and is consistent with the development standards set forth in the
Specific Plan No. 27 (Cadanera Specific Plan).
NOW, THEREFORE, the City Council of the City of West Covina, California, does
resolve as follows:
SECTION NO. 1: Based on the evidence presented, and the findings set forth, the above
Zone Change No. 13-03 is hereby found to be consistent with the City's General Plan and
the land uses permitted within said zone classification.
SECTION NO. 2: The Planning Commission does hereby recommend to the City
Council that it approve Zone Change No. 13-03, adopting the specific plan text as set forth
in Exhibit A and changing the zoning designation for subject property as set forth on Exhibit
B and amending the Zoning Map of the City of West Covina.
SECTION NO. 3: The Secretary is instructed to forward a copy of this Resolution to the
City Council for its attention in the manner prescribed by law.
APPROVED AND ADOPTED on this _ day of ,
Mayor Steve Herfert
ATTEST:
City Clerk Nickolas S. Lewis
Ordinance No. •
Page 4
•
I, NICKOLAS S. LEWIS, CITY CLERK of the City of West Covina, California, do hereby
certify that the foregoing Ordinance was regularly introduced and placed upon its first reading at
a regular meeting of the City Council on the _ day of That thereafter said Ordinance
was duly adopted and passed at a regular meeting of the City. Council on the day
of , by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
City Clerk Laurie Carrico
APPROVED AS TO FORM:
City Attorney Arnold Alvarez-Glasman
•
EXHIBIT B
ZONE CHANGE NO. 13-03
Change the zoning from "Single Family Residential" to Specific Plan No. 27 (Cadanera)
ZAOrdinanceMarmington Homes ZC Exhibit B.doc
_ _ _ ___._,ATTACHNENT_-NO. 2
. City of West Covina
71emorandum
AGENDA
TO: Mayor and City Council
ITEM NO. 11
FROM: Christopher J. Chung DATE: December 17, 2013
City Manager
BY: Jeff Anderson
Planning Director
SUBJECT: ZONE CHANGE NO. 13-03 P .
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL,
IMPACT
APPLICANT: Jay Deckard and Phil Becerra, Warmington Residential
LOCATION: 502 and 520 South Lark Ellen Avenue
(Formerly St. Martha's Episcopal Church and Dove Day
School)
RECOMMENDATION:
The Planning Commission and Planning staff recommend that the . City Council adept the
following resolution:
1) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, CERTIFYING THE MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
FOR ZONE CHANGE NO. 13-03, TENTATIVE TRACT MAP; NO.
72320 AND TREE REMOVAL PERMIT NO. 13-05 PURSUANT,;TO
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970,
AS AMENDED.
The Planning Commission and Planning staff further recommend that the City Council introduce
the following ordinance:
2) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY ...OF
WEST COVINA, CALIFORNIA APPROVING ZONE CHANGE NO.
13-03
f
DISCUSSION:
Warmington Residential ("Applicant") is proposing a 45-unit single-family `residential
development on a 5.7-acre site. The subject property is the former St. Martha's `Episcopal
Church (the church has been vacant since April, 2013) and Dove Day School located on the east
side of Lark Ellen Avenue, north of Larkwood Street. The Applicant is in the "process of
acquiring the properties and has obtained permission from the owners to proceed ,with the
entitlement process. The buildings on these properties would be demolished to accommodate the
proposed development. The subject property is triangular in shape and tapers toward the rear of
the property. The site is bounded by the Walnut Creek Wash, single-family homes, and'a',`church
(South Hills Church of Christ) to the north, single and multi -family residences to the east;single-
family residences to the south along Larkwood Street and to the west across Lark Ellen AA)enue.
The applicant's request consists of the following entitlements:
1) Zone Change from "Single -Family Residential" (R-1) to "Specific Plan 26" (SP-26);
2) A Tentative Tract Map to subdivide the 5.7-acre site into 56 lots of whicl`45 are
single-family lots and six common lots for streets and open space. The proposed lots
range between 2,805 and 9,657 square feet in size.
3) A Tree Removal Permit to remove a California Sycamore and two other trees that the
Municipal Code defines as significant trees within the front setback to allow 'for the
grading and construction of the project.
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Zone Change No. 13-03
502 and 520 South Lark Ellen Avenue •
December 17, 2013 - Page 2
The Planning Commission is granted the authority to approve the Tentative Tract Map and the
Tree Removal Permit, while the City Council has the authority to approve the Zone Change. The
final reviewing body (in this case the City Council) approves the environmental documentation.
The Planning Commission approved the Tentative Tract Map and Tree Removal Permit on
October 22, 2013, and no appeal to the City Council was filed. In addition, the Planning
Commission recommended the Zone Change and the environmental documentation (Negative
Declaration of Environmental Impact) to the City Council. For a more thorough discussion on
the project design, see the Planning Commission Staff Report (Attachment 3).
Proposed Site Layout and Architecture
The Applicant is proposing 45 two-story detached single-family houses. A vehicular security
gate is proposed at the entry to the development on Lark Ellen Avenue. A 7,761-square foot
open space located in the center of the site will provide a play structure, barbeque grills, picnic
tables with shade structures, benches, and an open turf area directly east of the picnic area for the
enjoyment of the residents within the development. Each single-family house will include a two -
car garage and driveway with space to park two additional vehicles. In addition, a total of 24
parking spaces are provided as guest parking spaces along the private streets within the
development. A total of 204 parking spaces are provided for the 45 dwelling units (45 x 4 + 24 =
204). The 204 parking spaces equate to four -and -a -half (4.5) parking spaces per unit. For
comparison, the Municipal Code requires four (4) parking spaces per unit for single-family
houses. For condominiums the required parking is two -and -a -quarter (2.25) parking spares per
unit.
All units are proposed with a minimum of three bedrooms. The proposal includes three unit
types. Unit sizes range from 2,097 square feet to 2,470 square feet (each including a 400-square
foot garage). Plan 1 does not include a den. Plan 2 includes a den and Plan 3 units include an
option for a fourth bedroom or a den.
To provide for an aesthetically pleasing design, the project incorporates two architectural styles,
Spanish and California. Each architectural style also includes three different elevations. The
Spanish style architecture features concrete barrel tile roofs, stucco exteriors, Spanish -style clay
piping, decorative wrought iron planters on the second story, window shutters, quatrefoil accents
and wood trim windows. The California style architecture features flat concrete tile roofs, stucco
exteriors, stone fascia, hardy plank siding, window shutters and wood trim windows. In
addition, each front elevation provides a small front porch or covered entry area. The color
scheme for the units is variations of beige, brown and other earth tone colors. (Each of the
architectural elevations is depicted in the plans indicated as Attachment 13.)
The proposed development includes enhanced privacy features for all the homes along the southerly
property line to address privacy impacts to the rear yards of houses on Larkwood Street. The
Applicant has designed the side elevation on each house facing the southerly property line with
ornamental translucent fixed windows or wood louvered panel shutters. In addition, a condition of
approval was included with the Tentative Tract Map requiring a row of trees along the southerly
property line to provide a greater amount of privacy for the rear yard areas of the houses on
Larkwood Street.
The proposed tract map would subdivide the property into 51 lots, including 45 residential
condominium lots. The remaining lots would accommodate vehicle access, internal circulation
and open space. The lot sizes will range from 2,805 to 9,657 square feet. The Applicant is
proposing four -foot side yard setbacks with the side yard being granted through an easement to
one of the adjacent properties. The location of the garden walls will give the impression that there
is a zero lot line between properties. A decorative six-foot tall perimeter wall will be constructed
along Lark Ellen Avenue with a 15-foot wide landscape area between the wall and the street. A
six-foot tall vinyl fence is proposed along the southerly property line.
A Homeowner's Association (HOA) will be formed and CC&R's (Covenants, Codes, and
Restrictions) created to regulate the HOA. The HOA would be responsible for maintaining all
common areas, including driveways, guest parking spaces, and open space.
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Zone Change No. 13-03 .
502 and 520 South Lark Ellen Avenue
December 17, 2013 - Page 3
General Plan
The site and surrounding properties have a General Plan Land Use Designation of "Residential
Low Medium." This designation allows up to eight units per acre. As the proposed project has a
density of 7.9 units per acre, the proposal is in compliance with the General Plan. Therefore, a
General Plan Amendment is not necessary.
Based on the characteristics of the surrounding land uses and the intensity of the proposed
development, the project is consistent with the goals and policies contained in the General Plan
as follows:
Housing Element, Goal 2:
"Provide a variety of housing .types to accommodate all economic segments of the City. "
Policy 2.4: "Provide high quality housing for current and future residents at all
income levels to achieve a "balanced" community. "
Housing Element, Goal 4:
"Promote equal housing opportunityfor all residents. "
Policy 4.4: "Encourage housing construction or alteration to meet the needs of
residents with special needs such as large.families, the elderly and disabled. "
• Housing Element, Goal 5:
"Identify Adequate Sites to Achieve Housing Variety. "
Policy 5.1: "Provide a range of residential development types in West Covina,
including low density single family homes, moderate density townhomes, higher
density multi family units, and residential/commercial mixed use in order to
address the City's share of regional housing needs. "
• Land Use Element, Goal 4:
"Arrange land uses with regard to the health., safety, convenience and welfare of the
residents of the City. "
Pursuant to State Law, the City is required to have an updated Housing Element for each
planning period. The planning period is determined by the State. For the Housing Element
update planning period 2008-2014, the City's Housing Element is current and has been certified
by California Department of Housing and Community Development (HCD). The Housing
Element establishes goals for the construction of housing units during the planning period. The
City of West Covina was allocated 2,462 units through the Regional Housing Needs Assessment
(RHNA) for the 2008-2014 planning period. The City has recently completed the next Housing
Element update (2014-2021). State law requires that jurisdictions provide their fair share of
regional housing needs. Through the Regional Housing Needs Assessment (RHNA) each city is
allocated its fair share of new housing units. The City of West Covina was allocated 831 units
for 2014-2021 planning period. The construction of 45 units will assist the City in meeting the
City's fair share of regional housing units as required by State law.
Zone Chan;?e
The proposed development would require a zone change to change the zoning designation for the
residential units ,from "Single -Family Residential (R-1)" Area District IIA to "Specific Plan No.
26" (Cadanera Specific Plan). 'The current zoning designation on the subject properties as well
as properties to the south and ' west allows 4.6 units per acre. Properties to the north and east
(across the wash) are allowed 5.8 units per acre. A specific plan is a planning document allowed
by State law as a means of implementing the City's General Plan. A Specific Plan is prepared on
sites to tailor the development standards (parking, setbacks, driveway length, garage size, etc.)
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Zone Change No. 13-03
502 and 520 South Lark Ellen Aue •
December 17, 2013 - Page 4
and to establish the physical improvements required for the development (open space area,
landscaping, wall and fences, building architecture, etc.). A specific plan identifies policies and
actions that support and facilitate desired development within the project area. The proposed
Specific Plan is included in Attachment 2.
Mitigated Negative Declaration of Environmental Impact
A Mitigated Negative Declaration (MND) was prepared in conformance with the California
Environmental Quality Act (CEQA). To assist in the preparation of the MND, a nur<iber of
technical studies were prepared including a Traffic Study, Historic Resources Evaluation, Tree
Survey, and Phase I Environmental Site Assessment. The project related impacts would be less
than significant with mitigations incorporated. A list of mitigation measures is included in
Attachment 1. Mitigation measures include requirements for lighting, procedures in case of
archaeological discoveries, paleontological discoveries, grading, hazardous materials, and
hydrology and water quality.
A traffic study prepared by KOA Corporation (July, 2013) was submitted for the project to
assess potential traffic impacts. The study analyzed seven intersections to determine if there
were any traffic impacts to the intersections. The findings of the traffic study indicate that the
proposed 45-unit single-family residential project would generate approximately 34 am peak
hour trips (within the 7:00 am to 9:00 am time period) and 45 p.m. peak hour trips (within the
4:00 pm to 6:00 pm time period). The project is estimated to generate 428 daily trips, including
the 34 am peak hour trips and 45 pm peak hour trips. The traffic study analysis volume indicate
that existing am peak hour bi-directional traffic volumes on the adjacent segment of Lark Ellen
Avenue would increase from 1,169 to 1,202 vehicles, a 2.9 percent increase, and that existing pm
peak hour traffic volumes would increase from 1,173 to 1,218 vehicles, a 3.8 percent increase.
The study indicates that the proposed project will not create a significant traffic impact at any of
the seven study intersections.
As part of the MND, Architectural Historian consultants (ASM Affiliates) prepared a Historic
Resources Evaluation Report for St. Martha's Episcopal Church. The church building was
constructed in 1959 in the Mid -Century Modern architectural style. The Historic Resources
Evaluation Report analyzed each of the buildings on the church property as well as those on the
Dove Day Care property. Research was completed, including archival research, field survey,
historic context and site -specific history. All buildings were evaluated for their eligibility for
designation on the local and state level (as an individual historic resource or contributor to a
historic. district), in accordance with the National Register of Historic Places and the California
Register of Historical Resources, as a City of West Covina Landmark and under CEQA.. The
report concludes that the buildings are not historic resources and are not eligible for historic
resource designation under any of the protocols mentioned above. A total of five letters were
received prior to the Planning Commission meeting from concerned individuals in regards to the
perceived historic nature of the existing church building, after the 20-day review period had
ended. A response to the letters, was prepared by ASM Affiliates and is attached as Attachment
9.
An Errata document has also been attached as Attachment 11 to correct statements in the
Mitigated Negative Declaration regarding the storm drain. The document would correct the
misstatement that the proposed storm drain would drain into the Walnut Creek Chan-niel and
replace it with the correct statement that it will discharge onto Lark Ellen Avenue.
PLANNING COMMISSION REVIEW AND ACTION:
The Planning Commission held a public hearing regarding this matter on October 22, 2013. During
the public hearing, opponents of the project presented their concerns regarding the density of the
project, a suggestion that 20 units on the site would be preferable and blend into the neighborhood
better, concern with increased traffic, traffic conditions at Service Avenue and Lark Ellen Avenue, a
preference for single -story houses to preserve the existing houses views, and the opinion thhat the
church building was a historical resource. The Planning Commission discussed the project layout,
circulation, guest parking, the protection of the privacy of the single-family properties to the South,
and the construction phasing. At the conclusion of the hearing, the Commission voted 4-0 (Holtz
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Zone Change No. 13-03 • •
502 and 520 South Lark Ellen Avenue
December 17, 2013 - Page 5
absent) to approve the tentative tract map and tree removal permit as well as to recommend
approval of the zone change, and Mitigated Negative Declaration to the City Council. The primary
reasons cited by the Planning Commission for approving the project included improvement to the
area and that the project was well designed.
PROJECT BENEFITS:
The approval and construction of the 45-unit single-family residential development would provide
the following benefits:
• The proposed housing project meets the goals and policies in General Plan and Housing
Element as stated on page 3 of this report.
• The City has completed an update to the Housing Element for the current planning period
(2014-2021). In order for the City to be in compliance with the Regional Housing Needs
Assessment (RHNA) the city is required to accommodate 831 residential units. This 45 unit
residential project will assist the City in achieving its fair share of regional housing units.
• The project will provide open space (14,577 square feet) and amenities for the residents who
live in the development.
• The proposed houses feature architectural details such as stone fascia on the front elevations,
hardy plank siding, window shutters, Spanish -style clay piping, decorative wrought iron
planters on the second story, shutters, and quatrefoil accents.
• The project is in full compliance with CEQA (California Environmental Quality Act).
• The church property is currently vacant and in a blighted condition with undeveloped
property and abandoned buildings with outdated structures.
• The proposed development eliminates existing blight and can be a catalyst in the area
encouraging adjacent property owners to improve their properties and buildings.
• Additional residential population creates new revenues as new residents will shop and dine
in the City.
• The density of the project is similar to other approved Specific Plans in the City such as
Pacific Park on Aroma Drive, Sunset Walk on Sunset Avenue, and Waverly on Valinda
(currently under construction).
• The design with smaller lot sizes reduces the land cost per unit and provides for more
affordable units than a dwelling unit on a typical single-family property. More families can
be accommodated on the same amount of land.
OTHER CONSIDERATIONS:
• The new residential units will potentially increase service calls for Police and Fire.
• The traffic from the project may change the traffic pattern in the area as traffic generation
for houses is different than traffic generation for the previous church and child day care.
• Parks and service programs could be impacted base on additional resident visits to parks and
participation in Community Service programs.
• General Plan Land Use Designation allows up to 8 units per acre, current zoning allows 4.6
units per acre and proposed project is 7.9 units per acre.
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Zone Change No. 13-03
502 and 520 South Lark Ellen Oue •
December 17, 2013 - Page 6
CONCLUSION
The subject property has been utilized for religious purposes and as a day care for several
decades. The subject property is primarily surrounded by single-family residences and a church.
The site is adjacent on the easterly property line with a multi -family development. The use that
is most compatible with the surrounding uses is therefore a single-family use.
The proposed project is in compliance with the General Plan Land Use Designation and density.
Therefore, a General Plan Amendment is not required. The density of the development is.
consistent with the surrounding single-family properties. The proposed development, as
designed, would not comply with the development standards as set forth in the Municipal Code.
Therefore, the applicant is proposing a zone change to from single family to Specific Plan,
allowing the lots to be developed with smaller lot sizes.
The applicant has designed the residential units to reduce privacy impacts to the neigl-_boring
properties by providing landscape buffers and opaque windows on the second story windows in
specific locations. The applicant is providing common open space areas for the benefit of the
project residents. Lastly the applicant is providing 4.5 parking spaces per unit. While the
proposal for the subject property will be different than the previous use of the property, the
proposed single-family development is consistent and compatible with the surrounding uses.
FISCAL IMPACT:
It is estimated that the development of 45 residential units will generate $33,075 annually in
property taxes for the City's general fund. The developer will pay a park in -lieu fee estimated at
$492,750 and will be required to pay an in -lieu fee or install artwork at an estimated value of
$52,000. The project will also create new sales tax revenues from the creation of construction
jobs and residents
Prepared by: Ron Garcia
Associate Planner
Attaclunents:
Attaclunent 1 —
Attachment 2 —
Attachment 3 —
Attachment 4 —
Attachment 5 —
Attachment 6 —
Attachment 7 —
Attachment 8 —
Attachment 9 —
Attachment 10 —
Attachment 11 —
Attachment 12 —
R iewed/Approved by: Jeff Anderson, AICP
Planning Director
Draft Mitigated Negative Declaration of Environmental Impact Resolution
Draft Zone Change Ordinance for Approval
Planning Commission Staff Report dated October 22, 2013
Planning Commission Minutes dated October 22, 2013
Planning Commission Resolution No. 13-5535, Mitigated Negative
Declaration of Environmental Impact
Planning Commission Resolution No. 13-5536, Zone Change No. 13-03
Planning Commission Resolution No. 13-5537, Tentative Tract Map No.
72320
Specific Plan Comparison Chart
Letters of Concern/ASM Response Letter dated October 22, 2013
Petition signatures provided to the Planning Commission on October 22, 2013
Errata to the Mitigated Negative Declaration of Environmental Impact
Compact Disc of the Initial Study/Mitigated Negative Declaration (Available
for review by the public at the Library, Police Department and Punning
Department)
Attachment 13 — Development Plans (Available for review by the public at the Library, Police
Department and Planning Department)
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ATTACHMENT 2
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST CO VINA,
CALIFORNIA APPROVING ZONE CHANGE NO. 13-03
ZONE CHANGE NO. 13-03
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Jay Deckard and Phil Becerra, Warmington Residential
LOCATION: 502 and 520 South Lark Ellen Avenue (Formerly St. Martha's Episcopal
Church)
. WHEREAS, there was filed with the 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:
"Single -Family Residential (R-1)" to "Specific Plan No. 27 (Cadanera Specific Plan)"
on a portion of that certain property generally described as follows:
Assessor Parcel No. 8486-002-008 and 8486-002-009 as shown on the latest rolls of the
Los Angeles County Tax Assessor; and
WHEREAS, the proposed zone change is requested to provide consistency between the
General Plan and Zoning Map, and to establish zoning standards for the subject project; and
WHEREAS, said zone change application is requested to allow for the development of 45
single-family dwelling units; and
WHEREAS, a tentative tract map (No. 72320) has been submitted for the subdivision of
45 lots to be developed with 45 single-family dwelling units; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 22nd
day of October, 2013, conduct a duly noticed public hearing to consider the subject application
for a Zone Change, at which time the Planning Commission adopted Resolution No. 13-5536
recommending approval of the application; and
WHEREAS, the City Council did, on the 17th day of December, 2013, conduct a duly
advertised public hearing as prescribed by law, and considered 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 project consists of a development plan for the construction of 45 single-
family dwelling units on a 5.7-acre parcel.
2. The project includes a zone change requesting to change the zone from "Single -
Family Residential (R-1)" to "Specific Plan No. 27 (Cadanera Specific Plan)" that
allows for 45 single-family residential units on a portion of the subject property. ,
3. The applicant is requesting approval of a tentative tract map to subdivide the site
into 51 parcels. Forty-five lots would be developed with dwelling units and the
remaining six lots would provide for a private street and common open space.
4. Findings necessary for approval of a zone change are as follows:
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Ordinance No. •
Zone Change No. 13-03
December 17, 2013- Page 2
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 flan or
applicable specific plans.
5. Pursuant to the requirements of the California Environmental Quality Act
(CEQA) of 1970, a MITIGATED 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, both oral and documentary, the City Council r inds as
follows:
a. The proposed zone change will facilitate the development of a small -lot single-
family project that allows for a density of 7.9 units per acre within Specific Plan
27. Since the last General Plan update in 1985, the housing market has changed
to provide different types of housing to accommodate the population growth as
well as to provide diverse housing that meets the population needs. Since most
cities within the San Gabriel Valley are built out, most new residential projects
are infill development in underutilized sites or in a mixed -use setting. Allowing
different type of housing and flexibility of development standards, Cities can
continue to provide new housing to accommodate the growing population and
meet their fair share of regional housing. Therefore, the City did not envision
allowing parcels smaller than 6,000 square feet in area. As such, there are
changed conditions since the existing zoning became effective to warrant changes
in relaxing the more traditional development standards established in the 1980s
when the City was rapidly developing.
b. An environmental study, in compliance with CEQA, has been prepared
determining that mitigation measures are required. The mitigation measure_. serve
to prevent adverse impact on the future project to be constructed on the site,
surrounding land uses, and service systems. In addition, the proposed zone
change will not adversely affect adjoining property value and will not be
detrimental since the area is improving by redeveloping an underutilized site that
contains vacant buildings.
C. The City of West Covina's Regional Housing Needs allocation (RHNA) for the
2008-2014 planning period had been determined by SCAG to be 2,462 units
including 631 units for very -low income households, 388 units for low income
households, 417 units for moderate -low income households and 1,026 units for
above moderate households. However, the city has adopted 2014-2021 Housing
Element Update and the goals and objectives remain the same. In recent years,
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Ordinance No.
Zone Change No. 13-03
December 17, 2013- Page 3
the City has built higher density units primarily for senior citizens only. Although
the proposed units are not considered affordable units as units being subsidized by
any public funding mechanism, the 45 single family residential units would be
potentially more affordable than the traditional units on larger parcels. In addition,
the project provides an additional housing type that is a cluster design and
provides the privacy and/or security of being a gated community.
The Housing Element of the General Plan calls for "exploring opportunities for
new residential development within those areas of the City occupied by vacant or
underutilized, obsolete commercial and industrial uses." The Specific Plan would
take advantage of redeveloping a site that is an underutilized site and vacant
religious buildings and is primarily surrounded by single-family residential
development. As such, the change of zone will be in .the interest of the public
health, safety, and general welfare.
d. The policies and objectives of the Specific Plan comply with the "Residential
Low Medium" land use designation for the subject site in the General Plan, and
the provisions for design and improvements comply with the implementation
policies and objectives of the Specific Plan. The General Plan establishes
densities for the different residential land use designations: The Specific Plan
would allow the subject site to be developed at a density of 8 units per acres,
which is consistent with the density allowed in the General Plan Use Designation
for "Residential Low Medium." As such, the proposed zone change will not
adversely affect the comprehensive General Plan of the City.
e. The approval of such zone change is consistent with the General Plan land use
designation of "Residential Low Medium". The proposed land use designation
allows for a density range of 4.1 to 8 units per acres. The proposed project is 7.9
units per acre and is consistent with the development standards set forth in the
Specific Plan No. 27 (Cadanera Specific Plan).
NOW, THEREFORE, the City Council of the City of West Covina, California., does
resolve as follows:
SECTION NO. 1: Based on the evidence presented, and the findings set forth, the above
Zone Change No. 13-03 is hereby found to be consistent with the City's General Plan and
the land uses permitted within said zone classification.
SECTION NO. 2: The Planning Commission does hereby recommend to the City
Council that it approve Zone Change No. 13-03, adopting the specific plan text as set forth
in Exhibit A and changing the zoning designation for subject property as set forth on Exhibit
B and amending the Zoning Map of the City of West Covina.
SECTION NO. 3: The Secretary is instructed to forward a copy of this Resolution to the
City Council for its attention in the manner prescribed by law.
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Ordinance No.
Zone Change No. 13-03
December 17, 2013- Page 4
APPROVED AND ADOPTED on this 17`h day December, 2013.
Mayor Steve Herfert
ATTEST:
City Clerk Laurie Carrico
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF WEST COVINA )
I, Nickolas S. Lewis 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 17`l' day of December 2013.
AYES:
NOES:
ABSENT:
ABSTAIN:
APPROVED AS TO FORM:
City Clerk Nickolas S. Lewis
City Attorney Arnold Alvarez-Glasman
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