Ordinance - 2097ORDINANCE NO. 2097
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 03-01
(Comstock Homes)
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:
"Specific Plan No. 3" to "Specific Plan No. 17"
on that certain property generally described as follows:
Assessor Parcel Nos. 8480-003-028 and 8480-003-029 as shown on the latest rolls of the
Los Angeles County Tax Assessor; and
WHEREAS, consistent with the request, the applicant has also requested a General Plan
amendment from "Planned Development' to "Low Medium Residential' (4.1 to 8.0 Dwelling
Units per Acre) on the east 1.96 acres of the overall project site; and
WHEREAS, consistent with the request, the applicant has requested an amendment to the
East Hills Master Plan from "Planned Development' to "Low Medium Residential' (4.1 to 8.0
Dwelling Units per Acre) on the overall 11.06 acre project site; and
WHEREAS, the proposed zone change is consistent with the proposed General Plan
Designation of "Low Medium Residential' 4.1 to 8.0 Dwelling Units per Acre"; and
WHEREAS, the proposed zone change maintains consistency between the General Plan
and Zoning Map; and
WHEREAS, said zone change application is requested to allow for the development of 58
single-family residential units on the overall 11.06-acre project site and to establish zoning
standards for the subject project; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the I 1 `h day
of February, 2003 conduct a duly advertised public hearing to consider the subject application for a
Zone Change, at which time the Planning Commission adopted Resolution No. 03-4822; and
WHEREAS, the City Council did, on the 4`h day of March, 2003, 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 "Specific Plan No. 3" to
"Specific Plan No. 17."
2. This zone change application is submitted in conjunction with a request for approval
of a General Plan amendment, a tentative tract map, a precise plan and an
administrative use pen -nit to allow for the development of 58 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 Holt Avenue.
Ordinance No. ?Q�7
Page 2 of 4
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.
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.
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 overall 11.06-acre site is currently zoned "Specific Plan No. 3" (east 1.96 acres)
and Specific Plan No. 17 (west 9.1 acres). Surrounding zones include "Regional
Commercial' (R-C) to the north, "Residential Agricultural' (R-A) to the south,
"Neighborhood Commercial" (N-C) to the west, and "Low Density Multiple Family
Residential' (MF-15) to the east.
The proposed zoning of "Specific Plan No. 17" on the east 1.96-acre property will
allow the development of the overall site at a density of approximately 5.2 dwelling
units per acre (overall). The Specific Plan zoning classification has been utilized
over the past 10 to 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, lot coverage 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 in an orderly land use pattern consistent with other
uses in the vicinity and promote economic stability. The site serves as an infill
between the relatively large -lot residences to the south and the San Bernardino
Freeway to the north and retirement facility to the east. The proposed zoning is
compatible with the surrounding zoning, and will not adversely affect adjoining
property.
• C. 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
proposed development is compatible with surrounding land uses as the development
consists of 58 single-family residential units developed at a density of 5.2 units per
acre overall. 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 hydrological issues, noise, 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,
Ordinance No. 2097
Page 3 of 4
and compliance with established standards and regulations, for example the
Uniform Building Code.
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 west 9.1 acres of the overall site has a General Plan Land Use Designation of
"Low Medium Residential" (4.1-8.0 dwelling units per acre). The General Plan
designation of the remaining 1.96 acres is "Planned Development." The applicant is
requesting approval of a General Plan amendment to change the land use
designation to of the east 1.96 acres to "Low Medium Residential" (4.1-8.0 dwelling
units per acre). The overall proposed density of the project is 5.2 dwelling units per
acre. The .current zoning of "Specific Plan No. 3" allows for a variety of
commercial uses. The proposed zone change from "Specific Plan No. 3" to
"Specific Plan No. 17" 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. l: Based on the evidence presented, and the findings set forth, Zone
Change No. 03-01 is hereby found to be consistent with the City's General Plan and the land
uses permitted within said zone classification.
SECTION NO. 2: 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. 03-01 (Exhibit
1), changing the zoning designation of said property to "Specific Plan No. 17" (SP-17) and
adopting the specific plan text as set forth in Exhibit 2, dated February 11, 2003, subject to
the following condition:
1. Zone Change No. 03-01 is contingent upon the approval of General Plan
Amendment No. 03-01.
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.
• ATTEST:
City Clerk Janet Berry
PASSED AND APPROVED on this 18`h day of March, 2003.
Mayor Nhichael Touhey
Ordinance No. 2097
Page 4 of 4
I, JANET BERRY, CITY CLERK of the City of West Covina, do hereby certify that the foregoing
Ordinance No. 2097 was regularly introduced and placed upon its first reading at a regular
meeting of the City Council on the 41h day of March, 2003. That, thereafter, said Ordinance was
duly adopted and passed at a regular meeting of the City Council on the 18°i day of March, 2003 by
the following vote:
. AYES: Herfert, Miller, Sanderson, Wong, Touhey
NOES: None
ABSENT: None
ABSTAIN: None
DATE: March 18`h, 2003
APPROVED AS TO FORM:
City Attorney Arrfold Alvarez-Glasman
•
City Clerk Tanet,B'e—
ZONE CHANGE NO.03-01
EXHIBIT 1
"Specific Plan No. 3" to "Specific Plan No. 17"
Comstock Homes
North side of Holt Avenue, west of Grand Avenue
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