Loading...
Ordinance No._2520ORDINANCE NO. 2520 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA ADOPTING ZONE CHANGE NO. 23-02, REZONING PROPERTIES IN THE PLANNED INDUSTRIAL (I-P), PUBLIC BUILDING (P-B), MEDIUM COMMERCIAL (C-2) AND HEAVY COMMERCIAL (C-3) ZONES AND REZONING THE REGIONAL COMMERCIAL, OFFICE PROFESSIONAL, NEIGHBORHOOD COMMERCIAL, AND SERVICE COMMERCIAL ZONES WITH MIXED USE OVERLAY IN ASSOCIATION WITH THE DEVELOPMENT CODE UPDATE AND REZONING CERTAIN PROPERTIES FOR LAND USE CONSISTENCY, AND MAKING A DETERMINATION THAT THE PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO CEQA GUIDELINES SECTION 15061(B)(3) (COMMON SENSE EXEMPTION) WHEREAS, the City's Subdivision Ordinance and Zoning Ordinance have not been comprehensively updated in more than 46 years and require revisions to ensure that they align with current aspirations and values of the community, and comply with current state law and regulations; and WHEREAS, the City initiated Code Amendment No. 23-01, known as "Development Code Update," which proposes to amend the City of West Covina Municipal Code including the combination of the Subdivision Code (Chapter 20) and the Zoning Code (Chapter 26) into one Development Code (Chapter 26); and WHEREAS, in connection with the Development Code Update, the City also initiated Zone Change 23-02; and WHEREAS, on December 6, 2022, the City Council approved Ordinance No. 2507 placing a mixed -use overlay zone over all of the Neighborhood Commercial zone and the Service Commercial zone; and WHEREAS, on February 20, 2024, the City Council adopted Ordinance No. 2519 approving the Development Code Update and amendments to Chapters 7, 15, 17, 19, and 24 of the West Covina Municipal Code and to the Downtown Plan and Code; and WHEREAS, the Zone Change involves the elimination of the Planned Industrial (I-P), Public Building (P-B), Medium Commercial (C-2), and Heavy Commercial (C-3) zones and rezoning of the parcels currently with these zoning designations to either Neighborhood Mixed -Use (NMU), Open Space (O-S), or Service Mixed -Use (SMU); and WHEREAS, the Zone Change also involves the elimination of the mixed -use overlay zone and redesignating all commercial zones as Office -Professional Mixed -Use (OPMU), Neighborhood Mixed -Use (NMU), Service Mixed -Use (SMU), and Regional Mixed -Use (RMU), which allows the same uses within the existing base zoning in addition to residential uses allowed within all commercial areas designated in the City's General Plan; and WHEREAS, the Zone Change also involves rezoning certain City -owned properties that are reserved as open space, conservation, or slopes from Single -Family Residential (R-1) to Open Space (O-S); and WHEREAS, the Zone Change also involves rezoning properties that are not consistent with the underlying use as follows: APN 845-702-9014 (1015 W. Garvey Avenue North) — from Neighborhood Commercial (N-C) and Multi -Family — 20 (MF-20) zones to MF-20 zone as the property serves as a parking lot for a multi -family complex. The new zone would be consistent with the entire complex. APN 844-300-2010 (820 N. Phillips Avenue) — from Office -Professional (O-P) and MF-20 zones to MF-20 zone as the entire property includes a hospice care use and to be consistent with the Residential General Plan designation of the entire site. The new zone would be consistent with the hospice care facility. C. APN 847-602-4012 (527 S. Valinda Avenue) — from O-P and MF-20 zones to Office Professional Mixed -Use (OPMU) zone as the site consists of skilled nursing facilities and offices on the same site. The new zone would be consistent with the business and nursing facilities. d. APN 847-800-7028 (1840 E. Garvey Avenue South) — From N-C and Service Commercial (S-C) zones (split -zoned parcel) to Service Mixed Use (SMU) as the site consists of one automotive dealership (Honda) business. The new zone would be consistent with the surrounding dealerships. The zone change will not impact the Auto Plaza Overlay zone. WHEREAS, the Development Code Update, adopted through the adoption of Ordinance No. 2519 on February 20, 2024, eliminated the zones discussed above; and WHEREAS, on February 13, 2024, the Planning Commission conducted a duly noticed public hearing as prescribed by law to consider the rezoning of properties pursuant to Zone Change No. 23-02, gave all persons interested therein an opportunity to be heard, and voted to recommend the City Council's approval of Zone Change No. 23-02, changing the zoning designations for the properties listed in Exhibit A in addition to changing the zoning for all commercial zones to Office -Professional Mixed -Use (OPMU), Neighborhood Mixed -Use (NMU), Service Mixed -Use (SMU), and Regional Mixed -Use, and amending the Zoning Map of the City of West Covina to depict those changes as shown in Exhibit B; and WHEREAS, on March 19, 2024, the City Council conducted a duly noticed public hearing as prescribed by law regarding Zone Change 23-02 to rezone the properties affected properties in accordance with the changes set forth in the new Development Code; and WHEREAS, all properties being rezoned remain consistent with the General Plan land use designation; and WHEREAS, the City Council has duly considered all information presented to it, including written staff reports and any testimony provided at the public hearing, with all testimony received being made a part of the public record. NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. Recitals. The above recitals are true and correct and are incorporated herein as findings. SECTION 2. General Plan Consistencv. Based on evidence presented, Zone Change No. 23-02 is hereby found to be consistent with the City General Plan and implementation thereof and the zone changes are necessary to create consistency between the Development Code and the zoning map for the City. SECTION 3. Approval of Zone Change. The City Council approves Zone Change No. 23-02, changing the zoning designations for the properties listed in Exhibit A in addition to changing the zoning for all commercial zones to Office -Professional Mixed - Use (OPMU), Neighborhood Mixed -Use (NMU), Service Mixed -Use (SMU), and Regional Mixed -Use, and amending the Zoning Map of the City of West Covina to depict those changes as shown in Exhibit B. SECTION 4. Approval of Changes to Zoning Designations. The City Council additionally approves the change in zoning designations to eliminate the mixed -use overlay so that all properties currently zoned Regional Commercial, Neighborhood Commercial, and Service Commercial with a Mixed -Use Overlay will be zoned Regional Commercial Mixed Use (RCMU), Neighborhood Commercial Mixed -Use (NMU) and Service Commercial Mixed -Use (SMU) as shown on Exhibit B. SECTION 5. Environmental Compliance. The rezoning of the parcels listed in Exhibit A is exempt from CEQA under the common sense exemption of CEQA Guidelines Section 15061(b)(3) as it can be seen with certainty that the changes will not have any environmental effects. The change in zones does not authorize any actual development. Additionally, the zone changes do not create the potential for additional development as the properties have been rezoned to a zone that allows for similar uses as what currently exists. Combining the mixed -use overlay with the underlying commercial zones is also exempt under CEQA Guidelines section 15061(b)(3) as these changes simply provide in one zone what was previously allowed in the base zone and the overlay zone. There is no possibility that the changes will have a significant effect on the environment. Therefore, the City Council finds that the project is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3) (Common Sense Exemption) and staff is directed to file a Notice of Exemption with the County Clerk's office and post the Notice of Exemption on the City's website. SECTION 6. Certification. The City Clerk shall certify passage of this ordinance and shall cause the same to be published as required by law. SECTION 7. Effective Date. This ordinance shall take effect on the 31 st day after passage. PASSED, APPROVED AND ADOPTED this 16th day of April, 2024 by the following vote. Brian Calderon Tabatabai Mayor APPROVED FORM Thomas P. Du e City Attorney ATTEST N / 1 V Lisa S rrick Assist t City Clerk EXHIBIT A PROPERTIES CHANGING ZONING DESIGNATION Category 1 (Elimination of C-2 and C-3 zones): APN Address ExistinsZone Proposed Zone Reason for Rezone 846-001- W GARVEY AVE N C-2 & SC SMU Removing C-2 Zone 9052 845-101- 123 GRAND AVE C-2 SMU Removing C-2 Zone 5054 845-301- 2505 GARVEY AVE C-2 SMU Removing C-2 Zone 5030 N 845-301- 235 CITRUS C-2 SMU Removing C-2 Zone 5006 STREET 845-3015- 245 CITRUS C-2 SMU Removing C-2 Zone 034 STREET 845-301- 2539 GARVEY AVE C-2 SMU Removing C-2 Zone 5020 N 845-101- 201 GRAND AVE C-2 SMU Removing C-2 Zone 5046 845-701- 1319 GARVEY AVE C-2 SMU Removing C-2 Zone 9003 N 845-900- W BADILLO ST C-2 NMU Removing C-2 Zone 1901 848-902- 551 C-2 NMU Removing C-2 Zone 9024 FRANCISQUITO AVE 846-302- 2201 C-2 NMU Removing C-2 Zone 6019 FRANCISQUITO AVE 848-000- E GARVEY AVE S C-2 SMU Removing C-2 Zone 1024 848-001- 150 CITRUS ST C-2 SMU Removing C-2 Zone 6001 848-001- E GARVEY AVE S C-2 SMU Removing C-2 Zone 6032 848-001- 200 CITRUS ST C-2 SMU Removing C-2 Zone 6002 848-000- 2804 GARVEY AVE C-2 SMU Removing C-2 Zone 1022 S 848-000- 2824 GARVEY AVE C-2 SMU Removing C-2 Zone 1030 S 848-000- 2934 GARVEY AVE C-2 SMU Removing C-2 Zone 1029 S 848-000- 2820 GARVEY AVE C-2 SMU Removing C-2 Zone 1017 S 848-001- 2748 GARVEY AVE C-2 SMU Removing C-2 Zone 6023 S 848-001- 2700 GARVEY AVE C-2 SMU Removing C-2 Zone 6021 S West Covina Development Code Update 873-000- 2500 S AZUSA AVE C-3 SMU Removing C-3 Zone 4026 873-000- 1520 E AMAR RD C-3 SMU Removing C-3 Zone 4023 873-000- 2532 S AZUSA AVE C-3 SMU Removing C-3 Zone 4029 873-000- E AMAR RD C-3 SMU Removing C-3 Zone 4024 873-000- 2548 S AZUSA AVE C-3 SMU Removing C-3 Zone 4028 846-301- 14550 GARVEY C-3 NMU Removing C-3 Zone 4027 AVE 872-501- 2880 E VALLEY C-3 NMU Removing C-3 Zone 7013 BLVD 872-501- 2889 E VALLEY C-3 NMU Removing C-3 Zone 7015 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7026 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7024 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7023 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7022 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7025 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7033 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7039 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7031 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7029 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7044 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7046 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7032 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7050 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7036 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7053 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7028 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7045 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7037 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7038 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7052 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7040 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7042 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7035 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7034 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7041 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7048 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7064 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7049 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7058 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7057 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7065 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7059 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7055 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7047 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7051 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7056 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7030 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7054 BLVD West Covina Development Code Update 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7062 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7066 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7043 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7060 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7027 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7061 BLVD 872-501- 2707 E VALLEY C-3 SMU Removing C-3 Zone 7063 BLVD Category 2 (Elimination of P-B and I-P zones): APN Address Existing Zone Proposed Zone Reason for Rezone 845-902- 2017 W GARVEY I-P NMU Removing I-P Zone 5020 AVE N WEST 845-902- 2021 W GARVEY I-P NMU Removing I-P Zone 5019 AVE N WEST 845-902- 2029 W GARVEY I-P NMU Removing I-P Zone 5024 AVE N WEST 845-800- 1433 PUENTE AVE P-B O-S Removing P-B Zone 3900 872-401- VALLEY AND P-B O-S Removing P-B Zone 3901 MORGANFIELD AVE 872-401- VALLEY AND P-B 0-S Removing P-B Zone 3900 MORGANFIELD AVE Category 3 (Inconsistent with Current Zoning): APN Address Existing Zone Proposed Zone Reason for Rezone 845-702- 1015 W GARVEY N-C & MF-20 MF-20 Parking lot used for MF 9014 AVE N complex 844-300- 820 N PHILLIPS O-P & MP-20 MF-20 Hospice care facility on 2010 AVE. the same site. GP is residential. 847-602- 527SVALlNDA O-P&MF-20 OPMU Skilled Nursing facility 4012 AVE and offices on the same site. 847-800- 1840 E GARVEY N-C & S-C SMU Dealership with two 7028 AVE S zones. Changing to surrounding zone. Category4 (City -Owned Parcels for Slope, Open Space, or Conservation): APN Address Existing Zone Proposed Zone Reason for Rezone 827-704- E HILLSIDE DRIVE R-1 0-S Vacant parcel to be 4900 AND N GRAND changed from R-1 to 0-S AVE 827-704- HIDEOUT DR R-1 0-S Vacant parcel to be 0900 changed from R-1 to O-S 827-704- HIDEOUT DR R-1 O-S Vacant parcel to be 0901 changed from R-1 to 0-S 827-703- HIGHLIGHTDR R-1 0-S Vacant parcel to be 6900 changed from R-1 to 0-S 827-703- HIGHLIGHTDR R-1 0-S Vacant parcel to be 6902 changed from R-1 to 0-5 827-703- HIGHLIGHTDR R-1 0-S Vacant parcel to be 6901 changed from R-1 to O-S 827-703- HOOPER DR R-1 0-S Vacant parcel to be 6901 changed from R-1 to O-S 848-203- HOOPER DR R-1 0-S Vacant parcel to be 8903 changed from R-1 to 0-S 848-203- S EASTHILLS DR R-1 0-S Vacant parcel to be 8902 changed from R-1 to O-S 848-203- E HILLSIDE DR R-1 0-S Vacant parcel to be 7901 changed from R-1 to O-S 848-203- E HILLSIDE DR R-1 O-S Vacant parcel to be 7900 changed from R-1 to O-S 827-703- 3510 E CAMERON R-1 O-S Park zoned R-1 to be 0900 AVE changed to 0-S 827-703- E CAMERON AVE R-1 O-S Vacant parcel to be 7901 changed from R-1 to 0-S 827-703- E CAMERON AVE R-1 O-S Vacant parcel to be 7900 1 1 changed from R-1 to 0-S EXHIBIT B ZONING MAP fis as ,, ty � g$mlrM Fty i rM4 �tr t9ul.'_�l/rY3i ;. )I i 4 ullll � \ � i ! Ilpllllltl � � i I _l,' (- .� l� try' tr ��•.l�\ : ���1 -.