Ordinance - 2101ORDINANCE NO. 2101
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO.02-05
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:
"Neighborhood Commercial" to "Specific Plan No. 20" (Exhibit 1)
on that certain property generally described as follows:
Assessor's Parcel No. 8437-024-001, 8437-024-012, 8437-024-013, and 8437-024-014, 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 "Service and Neighborhood Commercial" to "Medium Residential" (8.1 to 15.0
Dwelling Units per Acre); and
WHEREAS, the proposed zone change is consistent with the proposed General Plan
Designation of "Medium Residential" 8.1 'to 15.0 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 35
single-family residential units and to establish zoning standards for the subject project; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 28th
day of January, 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. 03-4817; and
WHEREAS, the City Council did, on thel8`h day of February, the 18`h day of March, the I"
day of April, and 151h day of April, 2003, conduct duly advertised public hearings as prescribed by
law, and considered evidence presented by the Planning Commission, Planning Department, 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 "Neighborhood
Commercial" to "Specific Plan No. 20."
2. This zone change application is submitted in conjunction with a request for approval
of a General Plan amendment, a tentative tract map, and a precise plan to allow for
the development of 35 single-family residential units.
3. 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.
Ordinance No. 2101
Page 2 of 4
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, 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 "Neighborhood Commercial," allowing for commercial
development and business. Surrounding zones include "Single -Family Residential'
(R-1) to the north and east, "Multi -Family Residential' (MF-20) to the south, and
"Neighborhood Commercial" (N-C) to the west.
Currently, there are vacant commercial buildings on the property. The property has
been in a state of neglect for many years. The proposed "Specific Plan No. 20" will
allow for the development of single-family type housing units. Through the
proposed subdivision, small lot residential properties will be created. Currently,
there are four parcels of land to be divided into 35-single family lots. Conditions
have changes on the property in that the existing commercial structures are no
longer viable for appropriate types of commercial use. Therefore, conditions have
changed so as to warrant the change of zone.
b. Approval of this request establishes specific design criteria and development
standards for the site. 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 compatible with other uses in the vicinity and promote economic
stability. The proposed zone change will result in the redevelopment of a largely
vacant, neglected commercial center. The proposed zoning is compatible with the
surrounding zoning, and will not adversely affect adjoining property.
c. 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 existing single-family houses on the north and east, multi -family housing to
the south and commercial uses to the west. The proposed zoning is compatible with
the surrounding zoning, and will not adversely affect adjoining property. The zone
change will change four parcels of land from "Neighborhood Commercial' to
"Specific Plan No. 20" within an area that is suitable for such and which will not
conflict with the surrounding residential and commercial area uses.
d. The proposed development and zone change does not conflict with any established
policies within the West Covina General Plan and will further promote the goal of
the General Plan to "preserve the essential residential character of West Covina."
• e. The existing General Plan land use designation for the site is "Service &
Neighborhood Commercial'. The applicant has requested a General Plan
amendment to "Medium Residential' (8.1 to 15.0 Dwelling Units per Acre). 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:
Ordinance No. 2101
Page 3 of 4
•
•
SECTION NO. 1: Based on the evidence presented, and the findings set forth, Zone
Change No. 02-05 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. 02-05 (Exhibit
1), changing the zoning designation of said property to "Specific Plan No. 20" (SP-20) and
adopting the specific plan text as set forth in Exhibit 2.
SECTION NO.4: The City Clerk shall certify as to the passage of this Ordinance and shall
cause same to be published as required by law.
PASSED AND APPROVED on this 3`d day of June, 2003.
ATTFT:
City Clerk
I, JANET BERRY, CITY CLERK of the City of West Covina, do hereby certify that the foregoing
Ordinance was regularly introduced and placed upon its first reading at a regular meeting of the
City Council on the 15a' day of April, 2003. That, thereafter, said Ordinance was duly adopted and
passed at a regular meeting of the City Council on the 3`d day of June, 2003.
AYES: Hernandez, Sanderson, Wong, Herfert
NOES: hi11er
ABSENT: None
ABSTAIN: None
DATE: April 15, 2003
APPROVED AS TO FORM:
Ci ttorney Amol A varez-Glasman
dt
I
ZONE CHANGE NO02-05
EXHIBIT 2
_
:....
W ADAMSDR
.�'
f
.14 'tol0 yata teD!
tp04' )tt�' .tax4k
+1044 �•
z .iO3a rota tots i00
W04 ton. te2o `tat?
°teio ioia teoo. teas
4M 4039
44027
?
to32
1829 int.
1ID18
tote to00. ,1008 't63Q:
taxi
Q
40Zo 4oir
JJ
'ub
tL
: •.gpt•4• 40ta z
•
ect Pro
�00e 4fioo
roar
t�3t
loaf so
O
W
MD= ST
91190
3W394a
teoo
323e 3030
3mo
3qno3i��
1843 toc
'164• I= •t824 1Btp
•
INDICATES SITE OR AREA RECLASSIFIED
FROM: "NEIGHBORHOOD COMMERCIAL" (N-C)
TO: "SPECIFIC PLAN 20"