Ordinance - 2075ORDINANCE NO. 2075
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 01-04
• ZONE CHANGE NO. 01-04
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: West Covina Senior Villas, LLC
LOCATION: 1842 E. Workman 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 from:
"R-A" (Residential -Agricultural, Area District 1) to "MF-20" (Medium Density Multiple
Family Residential)
on that certain property generally described as follows:
Assessor's Parcel Number 8454-018-900, in the records of the Los Angeles County
Assessor; and
WHEREAS, consistent with the request, the applicant has also requested a General Plan
amendment from "Low Medium Residential" (4.1-8.0 dwelling units per acre) to "Medium High
Residential" (15.1-20.0 dwelling units per acre); and
WHEREAS, the proposed zone change maintains consistency between the General Plan
and Zoning Map; and
WHEREAS, said zone change has also been requested to facilitate the construction of an
86-unit senior citizen lower -income apartment complex; and
WHEREAS, the applicant has requested a conditional use permit for incentives for the
provision of senior citizen and lower -income housing, including the granting of a density bonus for
an increase in density from 20 units per acre allowed under the "MF-20" Zone to 52 units per acre,
and the approval of certain deviations from the development standards of the "MF-20" Zone,
including deviations from required front, side, and rear yard setbacks, providing less than the
required number of parking spaces, not providing covered parking, exceeding the maximum ground
coverage, not providing private storage areas, exceeding the maximum allowed building length, and
providing less than the required size and dimensions of recreation/leisure space; and
WHEREAS, a precise plan for the architecture and site plan has been submitted for the
development of the project; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan to provide all
residents of West Covina with opportunities to live in decent, safe, sanitary, and energy -efficient
housing at costs they can reasonably afford; and
WHEREAS, it is a stated goal of the Housing Element of the General Plan to encourage the
construction of a wide variety of new housing to meet the needs of all residents; and
• WHEREAS, the proposed senior citizen apartment use of the property will be compatible
with existing surrounding uses, which include multiple -family residential, single-family residential,
commercial, and institutional uses; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 12th
day of September, 2001, conduct a duly advertised public hearing as prescribed by law, at which
time the vote of the Planning Commission was deadlocked 2-2, thereby rendering no
recommendation to the City Council; and
WHEREAS, studies and investigations made by the City Council and in its behalf reveal the
following facts:
1. The proposed zone change is contingent upon the approval of the proposed General
Plan Amendment.
2. Approval of the zone change will allow for the development of the site that consists
of a vacant property which fronts on Workman Avenue and is adjacent to existing
multi -family housing, single-family units, and a vehicle storage lot.
3. Findings necessary for approval of a zone change/specific plan amendment are as
follows:
a. There are changed conditions since the existing zoning and the East Hills
Specific Plan became effective to warrant other or additional zoning.
b. The proposed change of zone and specific plan amendment will not
adversely affect adjoining property as to value or precedent and will not be
detrimental to the area.
C. A change of zone and specific plan amendment will be in the interest or
furtherance of the public health, safety, and general welfare.
d. Approval of such a change of zone and specific plan amendment will not
adversely affect the comprehensive General Plan so adopted by the City.
e. Approval of such zone change is consistent with the General Plan or
applicable specific plans; approval of such specific plan amendment is
consistent with the General Plan.
4. 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.
WHEREAS, based on the evidence, both oral and documentary, the City Council finds as
follows:
a. The site is currently zoned "R-A." Surrounding land uses include a two-story
apartment complex to the north, across Workman Avenue, and a school to the
northeast. A Chrysler -Jeep car storage lot is located immediately to the south, and
an apartment complex and a motel is located further to the south. A residential
structure housing the American Red Cross, and the Chrysler -Jeep Service
Department are located to the west, between the site and Azusa Avenue. Single-
family residences are located to the east, on lots zoned "R-l" (Single -Family
Residential.) The American Red Cross facility is zoned "R-A", however the
Chrysler -Jeep property further to the west and to the south is zoned "S-C" (Service
Commercial). The apartment complex to the north is zoned "MF-20." Given the
surrounding zoning and land uses, the project setting is not characteristic of an
"agricultural -residential" neighborhood. The proposed zoning is compatible with
the surrounding zones and land use.
• b: The proposed change of zone will not adversely affect adjoining property as to value
or precedent and will not be detrimental to the surrounding area. Surrounding land
uses include apartment buildings, a motel, automobile service and storage, and
single-family residences. The proposed senior citizen apartment complex,
submitted concurrently with the proposed change of zone, has been designed so as
to not disrupt the use of adjoining property and to be aesthetically compatible with
the area. Vehicular and pedestrian access is gained from Workman Avenue,
immediately to the north of the site. The driveway approach to the site will not
interfere with the surrounding properties. The project will be surrounded by a six-
foot high block wall, which will serve as a buffer between the site, including the
parking area, and the surrounding properties. The parking area is located along
the east side of the site, between the proposed three-story building and the single-
family residential properties to the east of the site. The proposed buildings are
therefore set back from the adjoining single-family residential properties by
approximately 75 feet. A six-foot wide landscape planter is proposed adjacent to
the east property line. Trees will be planted in this landscaped area and will, upon
• maturity, serve as a visual buffer between the site and the adjoining residential
properties. Landscaped areas, which will further screen the site from the
surrounding properties, are proposed along the south, east, and north boundaries.
C. The zone change will facilitate the development of 86 housing units for lower
lower -income senior citizens. This housing will provide a significant benefit to the
community in terms of providing sound, quality affordable housing for a variety of
household types.
d. The proposed change of zone will not adversely affect the comprehensive General
Plan. The proposed affordable housing project will serve to further the achievement
of goals and policies of the Housing Element of the General Plan to provide all
residents of West Covina with opportunities to live in decent, safe, and affordable
housing, to assist in meeting existing and projected needs for lower -income housing,
and to facilitate the development of housing for the elderly.
e. The proposed zone change from "R-A" (`Residential -Agricultural") to "MF-20"
(`Multiple -Family Residential - 20 dwelling units per acre") is consistent with the
proposed General Plan land use designation of "Medium High Residential" (15.1 -
20.0 dwelling units per acre), with a senior citizen density bonus allowing a density
of 52 units per acre.
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. 0 1 -04 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. 01-04
(Exhibit 1).
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 16th day of October, 2001.
N�A1J�
Mayor Ben' in Wong
ATTEST:
- ,-City Clerk Janet Berry
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. 2075 was regularly introduced and placed upon its first reading at a regular
• meeting of the City Council on the 2nd day of October, 2001. That, thereafter, said Ordinance was
duly adopted and passed at a regular meeting of the City Council on the 16°i day of October, 2001.
AYES: Nerfert, Sanderson, Touhey
NOES: Miller
ABSENT: None
ABSTAIN: Wong
APPROVED AS TO FORM:
Cit Attorney Amo Alvarez-Glasman
0
ICJ -
City Clerk Janet Berry