Ordinance - 2063ORDINANCE NO. 2063
A ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF WEST COVINA, CALIFORNIA, APPROVING ZONE
CHANGE NO. 655B (BKK Golf Course)
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ZONE CHANGE NO 655B — GOLF COURSE
ENVIRONMENTAL IMPACT REPORT
APPLICANT: BKK Corporation
LOCATION: 2210 South 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. 8735-002-001, 8735-002-004, and 8735-002-013, and portions of
Assessor's Parcel No. 8735-001-002 and 8735-002-005 from:
"One -Family Residential" (R-1) to "Specific Plan No. 15" (SP-15).
on those certain properties generally described as follows: II
Assessor's Parcel Nos. 8735-002-001, 8735-002-004, and 8735-002-013, 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
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 an
18-hole golf course with clubhouse and driving range; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 13°i,
14`h, 19'h and 2151 days of June, 2000, and on the 24`h and 25°i day 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. 655B; and
WHEREAS, the City Council, upon giving the required notice, did on the 12°i and 20°' days
of September, 2000, and on the 5°i and 17`h days of October, 2000 conducted a duly advertised
public hearing and considered evidence presented by the Planning Commission, Planning Division,
and other interested parties.
WHEREAS, studies and investigations made by the City Council and in its behalf reveal the
following facts:
]. The applicant is requesting approval of a zone change from "One -Family
Residential" (R-1) to "Specific Plan No. 15" (SP-15).
• 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.
isc. 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. 15" 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 golf course will not significantly impact the living environment for adjacent
residential uses. 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 18-hole golf course with clubhouse and driving range will
satisfy the requirements outlined in, the Specific Plan. 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, as consistency
between 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,
including (1) Provide for a range of non-residential uses that will ensure a strong
economic base for the City; and (2) 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" and "Very -
Low Density Residential". The applicant is requesting approval of a General Plan
amendment to change the land use designation for Assessor's Parcel No. 87j5-002-013
from "Very -Low Density Residential" to "Planned Development." The proposed zone
change to "Specific Plan No. 15" is consistent with and will maintain General Plan and
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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
resolve as follows:
SECTION NO. 1: Based on the evidence presented, and the findings set forth, the above Zone
Change No. 655B 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. 6558 (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 an 18-hole golf course with clubhouse and driving range subject
to the following condition:
Zone Change No. 655B 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 14`h day of November, 2000.
G
M r St e H rfe
Attest' ,.. .
7l -
Cityy-Clerk�Janet Berry
I, Janet Berry, City Clerk of the City of West Covina, do hereby certify that the foregoing
Ordinance No. 2063 was regularly introduced and placed upon its first reading at a regular meeting
of the City Council on the 17`h day of October, 2000. That, thereafter, said Ordinance was duly
adopted and passed by the City Council on the 14`h day of November, 2000 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN
Howard, Touhey, Wong,
None
Melendez
Herfert
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1�
City Clerk Janet Berry
• APPROVED AS TO FORM:
Cit Attorney ArWold Alvarez-Glasman