Ordinance - 2092ORDINANCE NO. 2092
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 02-01
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:
Los Angeles County zoning "R-1 40,000" (Single Family Residential), to "R-l" (Single
Family Residential), Area District IV
on that certain property generally described as follows:
Assessor Parcel No. 8277-014-024 and 8277-014-025, as shown on the latest rolls of the
Los Angeles County Tax Assessor; and
WHEREAS, consistent with the request, the applicant has requested that the subject site be
annexed into the City of West Covina; and
WHEREAS, consistent with the request, the applicant has also requested a General Plan
amendment from Los Angeles County "Non Urban" to "Low Residential" (l .l to 2.0 dwelling units
per acre); and
WHEREAS, the proposed zone change is requested to provide consistency between the
General Plan and Zoning Map, and to facilitate the requested annexation; and
WHEREAS, tentative parcel map has been submitted to subdivide the property into two
lots; and
WHEREAS, a variance to reduce the rear yard setback for a second story on Parcel No. 1
has been submitted for the development of the project; and
WHEREAS, the proposed development will result in a density of 1.7 dwelling units per
acre; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 10°i day
of September, 2002 and the 24°i day of September, 2002 conduct duly advertised public hearings to
consider the subject application for a General Plan amendment, at which time the Planning
Commission adopted Resolution 02-4782; and
WHEREAS, the City Council did, on the 19°i day of November, 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 Los Angeles County
zoning "R-1 40,000" (Single Family Residential), to "R-1" (Single Family
Residential), Area District IV.
• 2. This zone change application is submitted in conjunction with a request for approval
of a General Plan amendment and a tentative tract map.
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 at a density
of 1.7 dwelling units per acre.
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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.
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. The project is a Categorical Exemption, Class 19 (Section 15319: Annexation of
Existing Facilities and Lots for Exempt Facilities) since the project consists of the
annexation of a 1.2-acre lot into the City Of West Covina and the subdivision of the
lot into two parcels. Construction of a second single-family residence (exempt per
Class 3, Section 15303) is allowed pursuant to the requirements of' the California
Environmental Quality Act of 1970 (CEQA).
WHEREAS, based on the evidence, both oral and documentary, the City Council finds as
follows:
a. The site is currently located within unincorporated Los Angeles County, and
is zoned R-1-40,000 (Single -Family Residential, 40,000 square foot
minimum). Property to the south, west and east is located within
unincorporated Los Angeles County, and is zoned R-1-40,000. Grand
Avenue is located to the east of the site. Property within the City of West
Covina, zoned "R-1" (Single Family Residential), Area District IV, is
located to the north of the site. Area District IV allows lots with a minimum
size of 20,000 square feet. Based on the requested annexation, there are
changed conditions since the current zoning became effective.
b. Approval of this request will allow the development of the 1.2-acre site with
two 20,000 square -foot minimum lots. One single-family residence
currently exists on the site. The proposed density of the project is consistent
with the proposed General Plan designation. The proposed lots are
compatible with the lot sizes within the City of West Covina in the project
vicinity. Due to the location of the project with respect to the surrounding
properties and the project design, the zone change will not adversely affect
adjoining and will not be detrimental to the area.
C. The project will facilitate the annexation of the site into West Covina, and
the construction of a single-family residence on a 20,000-square foot
minimum lot. One single-family residence is currently located on the site.
The project has been designed in accordance with the requirements of the
Public Works Department and the Fire Department, regarding access and
safety. As such, the project will not adversely impact 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
established upon approval of the requested annexation and General Plan
Amendment. 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
Ordinance No. 2092
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construction of a wide variety of new housing to meet the needs of all
residents."
e. The subject site is currently located within unincorporated Los Angeles
County, and has a General Plan Designation of' "Non Urban." The applicant
is requesting annexation of the property into West Covina, and approval of a
General Plan amendment to change the land use designation to "Low
Residential" (L1-2.0 dwelling units per acre). The overall proposed density
of the project is 1.7 dwelling units per acre. The proposed zone change will
establish General Plan and zoning consistency, upon approval of the
requested annexation.
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. 02-01 is hereby found to be consistent with the City's General Plan and the land
uses permitted within said zone classification.
SECTION NO. 2: 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. 02-01
(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 7°t day of January, 2003.
Mayor Michael Touhey
ATTEST:
City Clerk Janet Berry
1, JANET BERRY, CITY CLERK, do hereby certify that the foregoing Ordinance No. 2092
was regularly introduced and placed upon its first reading at a regular meeting of the City Council
on the 19°i day of November 2002. That, thereafter, said Ordinance was duly adopted and passed at
a regular meeting of the City Council on the 7°i day of January, 2003.
AYES: Herfert, Miller, Touhey, Wong
NOES: Sanderson
ABSENT: None
ABSTAIN: None
DATE: November 19, 2002. -1'
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APPROVED AS TO FORM:
4Cittorn AArnoAlvarez-Glasman
City Clerk Janet Berry
t HWW
C UCC
ZONE CHANGE NO.02-01
EDIT 1
Los Angeles County "R-140,000" (Single Family Residential), to "R-l" (Single
Family Residential), Area District IV
EGL Associates
2461 and 2465 S. Grand Avenue