Ordinance - 2085ORDINANCE NO. 2085
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 670 (Pacific
Communities Builders)
• 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 land
from:
"Multiple Family Residential" (MF-15) to "Specific Plan No. 16" (SP-16)
on that certain property generally described as follows:
Assessor Parcel Nos. 8493-042-001, 8493-024-011, and 8493-042-012, 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"Suburban Density Residential'; 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 46
single-family residential units; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 15t" day
of January, 2002, the 12"' day February, 2002, the 12"' day of March, 2002, the 9"' day April, 2002,
the 23`" day of April, 2002, the 14"' day of May, 2002, and the 28"' day of May, 2002, conduct duly
advertised public hearings to consider the subject application for a Zone Change, at which time the
Planning Commission adopted Resolution No. 02-4737; and
WHEREAS, the City Council did, on the 181h day of June, 2002, conduct a duly advertised
public hearing as prescribed by law, 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:
1. The applicant is requesting approval of a zone change from "Multiple -Family
Residential" (MF-15) to "Specific Plan No. 16" (SP-16).
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, a tree removal
permit and an administrative use permit to allow for the development of 46 single-
family residential units.
3. The proposed zone change is contingent upon the approval of the proposed General
Plan amendment.
4. Approval of the zone change will allow for the development of the site that consists
of a vacant property which fronts on Azusa Avenue and is adjacent to existing
• multi -family and single-family housing, and to the BKK property.
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.
Ordinance No. 2085
Page 2 of 4
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.
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 site is currently zoned "MF-15" (Low Density Multiple Family).
Surrounding zones include "NIT-20" (Medium Density Multiple Family) to
the north and northeast, Specific Plan No. 14 to the south, "MF-8"
(Condominium Zone) to the west, and "R-l" (Single Family Residential) to
the east.
The proposed zoning of "Specific Plan No. 16" will allow the development
of the site at a density of approximately 3.6 units per acre (overall). 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. The proposed Specific Plan
incorporates specific design criteria such as setbacks and lot coverage, which
will facilitate the orderly development of the site, given project specific
constraints such as small lot size. Based on these circumstances, there are
changed conditions since the current zoning became effective.
b. Approval of this request establishes specific design criteria and development
standards for the site. Building setback, height, massing and other
development standards established through the zone change will assure
compatibility and a product that is sensitive to surrounding land uses. The
proposed use of the currently vacant property will continue an orderly land
use pattern consistent with other uses in the vicinity and promote economic
stability. The site serves as a transition from the condominium and
apartment developments to the north and east to the lower density
development to the west. The proposed zoning is therefore consistent with
the surrounding zoning, and will not adversely affect adjoining property.
C. The proposed zone change will allow the development of a currently
undeveloped 12.9-acre site. The proposed development is compatible with
surrounding land uses as the development consists of 46 single-family
residential units developed at a density of 3.6 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. The
• initial study prepared for the project identified a number of potential
environmental impacts related to public health, safety, and general welfare.
These potential impacts include geological issues, hazards, and aesthetic
impacts. Impacts associated with the project will be reduced to a less than
significant level through the implementation of the mitigation measures and
conditions of approval, and compliance with established standards and
regulations, for example the Uniform Building Code.
Ordinance No. 2085
Page 3 of 4
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 by "identifying sites, vacant
or developed with a potential for residential development, and encouraging
• their efficient and attractive use" and, "encouraging the construction of a
wide variety of new housing to meet the needs of all residents."
e. The subject site currently has a General Plan Land Use Designation of "Very
Low Residential' (0.1-1.0 dwelling units per acre). The applicant is
requesting approval of a general plan amendment to change the land use
designation to "Suburban Residential" (2.1-4.0 dwelling units per acre). The
actual overall proposed density of the project is 3.6 dwelling units per acre.
The proposed zone change, from "MF-15" (Low Density Multiple Family
Residential' to "Specific Plan No. 16" will maintain General Plan and
zoning consistency. 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.
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. 670 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. 670 (Exhibit
1), changing the zoning designation of said property to "Specific Plan No. 16" (SP-16) and
adopting the specific plan text as set forth in Exhibit 2, dated May 28, 2002, subject to the
following condition:
Zone Change No. 670 is contingent upon the approval of General Plan Amendment
No. 01-01.
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 Sth day of Tul y 2002.
ATTEST:
• City Clerk Janet Berry
Ordinance No. 2085
Page 4 of 4
I, JANET BERRY, CITY CLERK of the City of West Covina, do hereby certify that the
foregoing Ordinance No. 2085 was regularly introduced and placed upon its first reading at a
regular meeting of the City Council on the 18°i day of June, 2002. That, thereafter, said Ordinance
was duly adopted and passed at a regular meeting of the City Council on the b1; day of July, 2002,
• by the following vote:
AYES: Miller, Wong, Touhey
NOES: Herfert, Sanderson
ABSENT: None
APPROVED AS TO FORM:
4ity A%m —AmloldAlvarez-Cilasman
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l./ i�'4J�iGt
City Clerk Janet Bern
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ZONE CHANGE NO.670
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bUbJECT PROPERTY
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•
LAND FILL
EXHIBIT 1
"MF-15" (Multiple Family Residential) to "Specific Plan No. 16"
Pacific Communities
East of Azusa Avenue, opposite Autumn Avenue
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