Ordinance - 2062ORDINANCE NO. 2062
A ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, APPROVING ZONE
CHANGE NO. 655A (BKK Business Park)
• ZONE CHANGE NO. 655A — BUSINESS PARK
ENVIRONMENTAL IMPACT REPORT
APPLICANT: BKK Corporation
LOCATION: 2210 S. Azusa Avenue
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
Assessor's Parcel Nos. 8735-001-001 and 8735-001-003, and portions of Assessor's Parcel Nos.
8735-001-002 and 8735-002-005 from:
"One -Family Residential" (R-1) to "Specific Plan No. 14" (SP-14 )
On those certain properties generally described as follows:
Assessor's Parcel Nos. 8735-001-001 and 8735-001-003, and portions of Assessor's Parcel
Nos. 8735-001-002 and 8735-002-005 as shown on the latest rolls of the Los Angeles
County Tax Assessor; and
As further described as:
Parcel 1 of Tentative Parcel Map No. 24585; and
WHEREAS, the proposed zone change is consistent with the General Plan land use
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 a
1.05 million square foot business park; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the I-) ,
14th, 19`h and 21s` days of June, 2000, and on the 24"h and 25"' days of July, conducted a duly
noticed public hearing to consider said application; and
WHEREAS, on July 25, 2000, the Planning Commission adopted Resolution No. 07-00-
4624 recommending to the City Council approval of Zone Change No. 655A; and
WHEREAS, the City Council held a public hearing on September 12, 2000; 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 "One -Family
Residential" (R-1) to "Specific Plan No. 14" (SP-14 ).
2. This zone change application is submitted in conjunction with a request for approval
of a General Plan amendment, a tentative parcel map, a tentative tract map, two
conditional use permits, and two tree removal permits to allow for the development
of a 1.05 million square foot business park and an 18-hole golf course.
3. 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.
4. Pursuant to the requirements of the California Environmental Quality Act (CEQA)
of 1970, an ENVIRONMENTAL IMPACT REPORT 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 original zoning for the property is "One -Family Residential" (R-1). Since the City's
General Plan designated the BKK property as "Planned Development," changing the zoning
designation to "Specific Plan No. 14" is consistent with the intent of the "Planned
Development" designation found in the City's General Plan. In addition, residential land
uses are not compatible with closed landfill uses because of the clean-up and maintenance
of equipment and therefore a change in the zoning designation is appropriate to
accommodate other compatible land uses.
b. Approval of this request establishes specific design criteria and development standards for
the site. Building setbacks, height, massing and other development standards established
through the zone change will assure compatibility with surrounding land uses. The business
park will have appropriate setbacks and height limitations along Azusa Avenue to ensure
that adjacent residential uses will not be visually impacted by future development.
Appropriate design features will be incorporated into the plan to mitigate any potential
compatibility issues with adjoining properties.
c. The proposed zone change will allow for the reuse and development of a closed landfill
operation. The proposed development is compatible with surrounding land uses with the
inclusion of appropriate mitigation measures, development standards, architectural design
and landscaping. The business park will be developed with approximately 1.05 million
square feet of commercial and light industrial land uses. Reclassification of the zoning to
accommodate compatible land uses is therefore 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 in that consistency
between the General Plan and the zoning map will be maintained through the proposed
General Plan amendment and zone change. Furthermore, the zone change will result in the
implementation of a number of goals and policies contained in the General Plan,.incIuding
• (1) Provide for a range of non-residential uses that will ensure a strong economic base for
the City; (2) The City should encourage and accommodate industrial and/or administrative
research uses in areas where they can be made compatible with surrounding development;
and (3) Develop and expand the local economy in order to create new employment
opportunities, attract new investment and strengthen the tax base of the City.
e. The site currently has a General Plan designation of "Planned Development." The proposed
zone change to "Specific Plan No. 14" is consistent with and 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.
2
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. 655A is hereby found to be consistent with the City's General Plan and the land
• uses permitted within said zone classification.
SECTION NO. 2: An Environmental Impact Report 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. 655A (Exhibit 1) and
thereby permit a change in the land use and adoption of a specific plan text and plans for the
proposed development of a 1.05 million square foot business park subject to the Following
condition:
1. Zone Change No. 655A is contingent upon the approval of General Plan
Amendment No. II-00-29.
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 10' day of November, 2000.
ayor tee 4f�ert��
Attest:- •
i Ciiy'Cleri< net Klry
I, Janet Berry, City Clerk of the City of West Covina, do hereby certify that foregoing
Ordinance No. 2062 was introduced and placed upon its first reading at a regular meeting of the
City Council on the 17°i of October, 2000. That, thereafter, said Ordinance was duly adopted and
passed by the City Council on the 10' day of November, 2000 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN
Approved as to form:
Howard, Touhey, Wong
None
Melendez
Herfert
City ttorney A Id Alvarez-Glasman
City Clerk