Resolution - 8007RESOLUTION NO.8007
• A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, DENYING THE APPEAL OF
GENERAL PLAN AMENDMENT NO. 1986-2 ( LAND USE ELEMENT) ,
EAST HILLS SPECIFIC PLAN AMENDMENT NO. 2, ZONE CHANGE
NO. 600, PRECISE PLAN NO. 793 AND TENTATIVE TRACT MAP NO.
45098 AND CERTIFYING THE ENVIRONMENTAL IMPACT REPORT
AS IT RELATES THERETO. (Planning Commission Resolution
No. 1-87-3495)
• The City Council of the City of West Covina, California,
does'resolve as follows:
WHEREAS, there was filed with the City a request for the
City of West Covina to reconsider the land -use designation of the
property described below as set forth in the General Plan and the
East Hills Specific Plan; and
WHEREAS, there was filed with the City verified
applications on the forms prescribed in Chapter 26, Article VI,
of the West Covina Municipal Code, requesting a zone change from
"Residential -Agricultural (R-A), Area District III" to "Medium
Density Multiple Family (MF-15)" and approval of a precise plan
of design and tentative tract map for the physical development of
29 condominium units on that certain property generally described
as follows:
Portion of Lot 4 of Tract No. 24411 in the County of
Los Angeles, State of California, as per map recorded
in Book 631, Page 36 of Maps, in the Office of the County
Recorder of said County; also those portions of Lots
94 and 95 of Tract No. 930, in the City of West Covina,
as per map recorded in Book 17, Pages 36 and 39 of Maps, in
the Office of the County Recorder of said County; and
WHEREAS, the Planning Commission at a duly noticed public
hearing on November 21, 1986, reviewed the applicant's original
requests for a General Plan Amendment and an East Hills Specific
Plan Amendment for redesignation of the subject property from
"Suburban Density Residential" to "Medium -High Density
Residential"; for a zone change from "Residential -Agricultural
(R-A), Area District III" to "MF-20"; and for a precise plan of
design for 36 apartment units; and
WHEREAS, the Planning Commission expressed concern with the
density and design of the project as proposed at the November 21,
1986, public hearing, requested that the project be redesigned as
condominiums at a lower density and with building heights limited
to two stories; and
• WHEREAS, the Planning Commission, at a duly noticed public
hearing on January 21, 1987, adopted a resolution denying Precise
Plan No. 793 (as revised) and Tentative Tract Map No. 45098, and
recommending to the City Council denial of General Plan Amendment
No. 1986-2 (Land Use Element), East Hills Specific Plan Amendment
No. 2, Zone Change No. 600 and recommending certification of the
Environmental Impact Report as it relates thereto; and
WHEREAS, on February 5, 1987, the applicant appealed the
decision of the Planning Commission to the City Council of West
Covina; and
i
WHEREAS, on February 23, 1987, the City Council of the City
of West Covina, California, conducted a duly advertised public
hearing on General Plan Amendment No. 1986-2 (Land Use Element),
• East Hills Specific Plan Amendment No. 2, Zone Change No. 600,
Precise Plan No. 793 (as revised), Tentative Tract Map No. 45098
and the Environmental Impact,Report relating thereto and has
concluded that the proposed amendments are increased with the
goals and policies of the City's adopted General Plan and East
Hills Specific Plan and that the findings necessary for approval
of a General Plan amendment, an East Hills Specific Plan
amendment and a zone change have not been met, to wit:
• a. The Council finds that conditions have not changed
sufficently to warrant a change of zone to MF-15, or a
change in the General Plan and East Hills Specific Plan
land -use designation from "Suburban Density Residential"
to "Medium Density Residential".
b. The Council finds that the proposed General Plan and East
Hills Specific Plan Amendments and the Zone Change will
affect adjoining property as to value and precedent and
will be detrimental to the area for the following reasons:
i. The proposed density of the project is too high for
the site and location, since the site abuts
single-family homes and a lower -density condominium
project.
ii. The environmental setting warrants consideration of
,a density of 8 to 10 dwelling units per acre.
iii. The proposed density would add to the congestion of
the area, which already has several large
higher -density apartment projects.
iv. The project as proposed is not consistent with the
type or quality of condominium units in the City or
in that area; the size of the proposed units is not
comparable to the.single-family homes in the
neighborhood. '
V. The project as proposed is too intense for the site
and situation.
vi. The MF-8 Zone, as described in Sections 26-436 et
seq, in the West Covina Municipal Code is a more
appropriate zone and density for this site and
situation.
C. The Council finds that the change in zone to MF-15 and the
change in the General Plan and East Hills Specific Plan
designations to "Medium Density Residential (8.1-15.0
units/acre)" for this site is not, in the interest or
furtherance of the general public welfare due to the
inappropriateness of 'such a high -intensity land -use within
an area distinctly suburban in character.
d. The approval of such'a zone change, General Plan and East
Hills Specific Plan Amendments is not consistent with the
policies of those plans, which include, but are not
limited to, the preservation of existing housing and the
development of land -uses compatible with such housing.
e. In reviewing the precise plan, the Council finds that not
enough consideration ',has been given to the design and not
enough restrictions imposed to protect and be compatible
with adjoining and existing properties.
f. The Council finds that the number of units and density of
the proposed precise plan is detrimental to the general
welfare of other property owners in the vicinity and
interferes with the use and enjoyment of such property.
g. Upon reviewing the proposed tentative tract map, the
Council finds that:
i. The proposed map is not consistent with applicable
general and specific plans.
ii. That the design or improvement of the proposed
• subdivision is not consistent with applicable general
or specific plans.
iii. That the site is physically unsuitable for the
density of the proposed development, due to the
topography and proximity of the site to land -uses of
a dissimilar and sensitive nature.
NOW, THEREFORE, BE IT RESOLVED, that the City Council of
the City of West Covina, California, does hereby deny General
Plan Amendment No. 1986-2 (Land Use Element), East Hills Specific
Plan Amendment No. 2, Zone Change No. 600, Precise Plan No. 793
(as revised) and Tentative Tract Map No. 45098 and does certify
the Environmental Impact Report as it relates thereto as being in
compliance with the requirements of the California Environmental
Quality Act of 1970 (CEQA), as amended.
FINALLY RESOLVED, that the City Clerk shall certify to the
adoption of this Resolution.
1987.
ATTEST:
ADOPTED AND APPROVED this 9th day of March
l
CityCle k��
I, 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 9thday of f4arch ,
1987.
AYES: Councilmembers: Tennant, Bacon, Manners, Chappell, Shearer
•
NOES: Councilmembers: None
ABSENT: Councilmembers: None
City Clerk
APPROVED AS TO FORM:
City Attorney