Ordinance - 2053ORDINANCE NO. 2053
A ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 663. {CVP
Homes, LLC (Pacific Communities Homes))
• 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 of Parcel
8493-039-014 from:
"Multiple Family Residential" (MF-15) and "Multiple -Family Residential" (MF-20) to
"Specific Plan No. 13" (SP-13); and
for the reclassification of Parcel 8493-003-912 from:
"Open Space" (O-S) to "Specific Plan No. 13" (SP-13),
on that certain property generally described as follows:
Assessor's Parcel Number 8493-039-014 and 8493-003-912, in the records of the
Los Angeles County Assessor; and
WHEREAS, the proposed zone change is consistent with the proposed 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 development of 57
single-family residential units and a 30,000-square foot City park; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 18°i day
of April, 2000, conduct a duly noticed public hearing to consider the subject application for a zone
change, at which time the Planning Commission adopted Resolution No. 03-00-4598,
recommending to the City Council approval of Zone Change No. 663; 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 from "Multiple -Family
Residential" (MF-15), "Multiple -Family Residential" (MF-20) and "Open Space"
(O-S) to "Specific Plan No. 13" (SP-13).
2. This zone change application is submitted in conjunction with a request for approval
of a General Plan amendment, a precise plan, a tentative parcel map and a tree
removal permit to allow for the development of 57 single-family residential units
and a 30,000-square foot City park.
3. The proposed zone change is contingent upon the approval of the proposed General
Plan amendment.
• 4. The approval of the zone change will allow for the development of the site that
consists of a vacant portion and an abandoned park site that has been undeveloped
and unused for more than 20 years.
5. Findings necessary for approval of 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.
is comprehensive
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.
6. 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;
and
WHEREAS, based on the evidence, both oral and documentary, the City Council finds as
follows:
a. The original zoning on the property was "R-2" and "R-3," which allowed for
multiple -family development similar to that of the current "ME-15" zoning on the
front portion of the site. The rear portion of the project site was zoned "Open
Space" prior to 1980 after the General Plan designation was changed to "Park" to
permit the use of the site for the San Jose Little League. Since the current zoning on
the property was approved, the little league lost the use of the front portion of the
site, which made the rear portion functionally obsolete. Further, the City Council
abandoned the park in 1980 with the adoption of Resolution No. 6189 ordering such
abandonment. The area west of the project site has developed over the past few
decades with multiple -family apartments and condominiums with densities of
approximately 10 units per acre and up. The area east of the project site has been
developed with low -density residential homes not exceeding one unit per acre.
Based on these characteristics, the site serves a transitional function from the higher
density residential developments on the west to the lower density development to
the north and east.
The proposed zoning of Specific Plan No. 13 facilitates the development of the site
at a density of approximately 6.5 units per acre with a City park at the front of the
site along Aroma Drive. The density of 6.5 units per acre is intermediate to the
higher densities on the west and the lower densities on the north and east of the site.
The Specific Plan zoning classification has been utilized over the past 10 — 15 years
to facilitate the development of single-family residential developments on small Lots
in various areas of the City. Based on these circumstances, there are changed
conditions since the current zoning became effective.
b. Approval of this zone change establishes specific design criteria and development
standards for the site. Building setback, height, and massing as well as other
development standards established through the zone change will assure
compatibility with surrounding land uses. The proposed use of the vacant property
will continue an orderly land use pattern consistent with other uses in the vicinity
• and promote economic stability. The proposed Specific Plan and map also
designates a City park along Aroma Drive that will be dedicated to the City by the
developer.
C. The proposed zone change will allow the development of a currently undeveloped
and unutilized site consisting of approximately 9.5 acres in area. The proposed
development is compatible with surrounding land uses as the proposed development
consists of 57 single-family residential units developed at a density of 6.5 units per
acre, which is compatible with the densities in the vicinity of the site. 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 housing and park
development 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
isbetween the General Plan and the Zoning Map will be maintained through the
proposed General Plan amendment and zone change. Further, the zone change will
result in the implementation 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; and (3) preserve and
strengthen existing development in the City.
e. The subject site currently has a General Plan Land Use designation of "Multiple -
Family Residential" (8.1 to 15 dwelling units per acre)" and "Park," for which the
applicant is requesting approval of a General Plan amendment to change the land
use designation to "Planned Development." The proposed zone change from "Low
Density Multiple Family Residential" (MF-15), "Medium Density Multiple Family
Residential" (MF-20) and "Open Space" (O-S) to "Specific Plan No. 13" (SP-13) is
consistent will maintain General Plan and zoning consistency. 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. 1: Based on the evidence presented, and the findings set forth, Zone
Change No. 663 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. 663 (Exhibit
1), changing the zoning designation of said property to "Specific Plan No. 13" (SP-13) and
adopting the specific plan text as set forth in Exhibit 12, dated March 28, 2000, subject to
the following condition:
Zone Change No. 663 is contingent upon the approval of General Plan Amendment
No. II-00-32.
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.
PASSED AND APPROVED on this 2,d day of May, 2000.
'Z:)t-- I
ATTEST: _
i
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 No. 2053 was regularly introduced and placed upon its first reading at a regular meeting
of the City Council on the 18d' day of April, 2000. That, thereafter, said Ordinance was duly
adopted and passed at a regular meeting of the City Council on the 2"d day of May, 2000.
AYES: Howard, Melendez, Touhey, Wong, Herfert
NOES: None
ABSENT: None
ABSTAIN: None
APPROVED AS TO FORM:.
Interim City Attorney Colin Lennard
is
City Clerk