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Ordinance - 2114ORDINANCE NO. 2114 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 04-01 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 classification of land to: "Specific Plan No.21" (SP-21) on that certain property generally described as follows: Assessor Parcel No. 8725-005-905, 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 to establish a land use designation of "Low Medium Residential' (4.1-8.0 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 22 single-family lots and one private street lot; and WHEREAS, the proposed development will result in a density of 7.3 dwelling units per acre; and WHEREAS, the Planning Commission, upon giving the required notice, did on the 27`h day of April, 2004, conduct a duly advertised public hearing to consider the subject application for a General Plan amendment, at which time the Planning Commission adopted Resolution 04- 4934; and WHEREAS, the City Council did, on the 4"h day of May, 2004, 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: The applicant is requesting approval of a zone change to establish a zoning classification of "Specific Plan No. 21" (SP-21). 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. IS 4. Approval of the zone change will allow for the development of the site at a density of 7.3 dwelling units per acre. 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. Ordinance No. 2114 Page 2 of 3 • r, C. e. The proposed change of zone will not adversely affect adjoining property as to value or precedent and will not be detrimental to the area. A change of zone will be in the interest or furtherance of the public health, safety, and general welfare. The approval of such a change of zone will not adversely affect the comprehensive General Plan so adopted by the City. 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. WHEREAS, based on the evidence, both oral and documentary, the City Council finds as follows: a. The proposed zone change facilitates the establishment of a zoning classification of "Specific Plan No. 21" (SP-21). This zone change is necessary to allow for the development of single-family residential homes. The "Specific Plan No. 21" (SP-21) designation will allow for development under specific criteria and standards. b. The proposed zone change will not adversely affect adjoining property value and will not be detrimental to the area because it will allow for development on a currently vacant property. C. The proposed zone change is compatible with the surrounding area in that the establishment of a zoning designation of "Specific Plan No. 21" (SP- 21) for the property allows for single-family development, which is located in an area with single-family developments. 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, as the General Plan is bring amended. The General Plan Amendment will allow the establishment of a land use designation of "Low Medium Residential" (4.1-8.0 dwelling units per acre.) C. The approval of zone change is consistent with the "Specific Plan No.21" (SP-21) designation in that the plan has requirements pertaining to development standards, including setbacks, height and use. 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. 04-01 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 hereby approves Zone Change No. 04-01 (Exhibit A), establishing a zoning designation for said property of "Specific Plan No. 21 " (SP-21) and adopting the specific plan text as set forth in Exhibit B. SECTION NO. 4: This Ordinance shall not become effective until the area has been legally annexed into the City of West Covina. Ordinance No. 2114 Page 3 of 3 SECTION NO. 5: , 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 18th day of May, 2004. Mayor Michael Miller ATTEST: IA' 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. 2114 was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the 41h day of May, 2004. That, thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the 18th day of May, 2004 by the following vote of the Council: AYES: , Herfert, Hernandez, Sanderson, Wong, Miller NOES: None ABSENT: None Approved as to form: 12 / ;"—do C y Attorney Arnold Alvarez-Glasman 0 City Clerk Janet Be • ZONE CHANGE NO. 04-01 EXHIBIT A • To establish a zoning classification of Specific Plan Sycamore Glenn (Abell-Helou) Southwest corner of Nogales Street and Shakespeare Drive EXHIBIT B 1 l�� April 19, 2004 City of West Covina Submitted By: Sycamore Glen LLC 148 W. Orange Street Covina, Ca 91722 626-332-2033 Fax 626-332-6190 Specific Plan No. Sycamore Glen, LLC April 19, 2004 • • 0 I. Introduction A. Purpose of Specific Plan 1 B. Authority 1 C. Relationship to the West Covina General Plan 1 D. Applicability of Specific Plan Use Standards 1 E. Interpretation 2 F. Validity 2 G. Ambiguities 2 II. Project Setting A. Location 3 B. Project Description 3 C. Existing General Plan and Zoning 3 D. Existing Uses 3 E. Water 3 F. Sewer 4 G. Drainage 4 H. Natural Storm Drain And Flows 4 I. Electricity 4 J. Natural Gas 4 III. Specific Plan Components A. Land Use Plan 5 B. Circulation and Parking 5 C. Landscaping 5 D. Grading 6 E. Architectural Styles 6 F. Phasing 6 IV. Development Standards A. Purpose and Intent 7 B. General Development Standards 7 C. Permitted Uses 7 D. Site Development Standards 8 1. Minimum Lot Size 8 2. Lot Dimensions 8 3. Maximum Building Height 8 4. Minimum Building Set Backs 8 5. Maximum Building Coverage 8 6. Minimum Parking Requirements 9 7. Accessory Structures and Uses 9 8. Drainage and Gutters 10 9. Fencing 10 V. General Plan Consistency Evaluation A. Land Use i l B. Economic Development 11 C. Housing 11 D. Safety 11 E. Conformance with State Law 11, VI. Implementation A. Environmental Review 12 B. Specific Plan 12 C. Tentative Tract Map 12 D. Amendments 12 1. Major Changes 12 2. Administrative Revisions 12 List ofFiq res Figure 1 Site Plan / Location Map Figure 2 Existing Zoning List of Appendices Appendix A Legal Description of Site Appendix B Tentative Tract Map No. 060815 AppendixC Architectural Floor Plans & Elevations FJ I. INTRODUCTION A. Purpose of Specific Plan The purpose of this Specific Plan document is to ensure a well -planned, high quality environment for the development of residential uses within Tract No. 060815, Sycamore Glen II Specific Plan. This Specific Plan is intended to be adopted by City Legislative action as ordinance and serve as both a planning and regulatory . function. This document fulfills the Specific Plan requirements of the State of California and the City of West Covina. B. Authority This document has been prepared in accordance with the California Government Code Section 65450 et. a]. and applicable ordinance of the City of West Covina and will constitute the zoning for the project site. Land use standards and regulations contained within this document shall govern all areas within the project site. A legal description of the project boundaries is included in the Appendices of this report. C. Relationship to the West Covina General Plan Section 65451 of the California Government Code requires that Specific Plans include a detailed listing and discussion of the conditions, regulations, programs, and proposed legislation necessary or convenient for the implementation of each element of the local general plan. The City of West Covina's General Plan was developed in compliance with State law and policies determined by the City Council and Planning Commission. As a land use policy document, the General Plan assists in the orderly development of future growth and change within the City towards adopted goals. The General Plan elements are designed as a basis upon which the City can build, and improve the guidance of land use planning. In addition to a statement of goals and objectives, the plan contains policies and guidelines concerning various aspects of planned and coordinated growth. D. Applicability of Specific Plan Use Standards To the extent that the land use standards contained in this Specific Plan are specifically intended to replace other regulations, guidelines, policies, and ordinances of the City, the provisions contained in this Specific Plan shall apply; otherwise, all other regulations, guidelines, policies and ordinances shall remain in effect. 0 E. Interpretation The Planning Director of the City of West Covina, or their designee, shall have the responsibility to interpret the provisions of the Specific Plan. All such interpretations shall be in writing, and shall permanently be maintained by the City of West Covina. F. Validity • If any section, subsection, sentence, clause, phrase or portion of the Sycamore Glen E Specific Plan is for any reason held to be invalid by the decision of any court or competent jurisdiction, such decision shall not affect the validity of the remaining portion of this plan. G. Ambiguities Unless otherwise provided, the Planning Commission shall resolve any ambiguities concerning the content or application of the Sycamore Glen II Specific Plan. 2 0 II. PROJECT SETTING A. Location The project site consists of approximately three and seven -hundredths (3.07) gross acres of vacant land in the City of West Covina. This site is bounded by a high school to the east and south and single-family residential to the west and north. • Regional access to the project site is provided by the San Bernardino Freeway (Interstate 10) and the Pomona Freeway (Interstate 60), which link the City of West Covina with the Los Angeles metropolitan area to the west and the Inland Empire to the east. From the San Bernardino Freeway the primary route is Azusa Avenue south to Amar Road east to Nogales Street south. From the Pomona Freeway, the primary route to the project site it Nogales Street north (Figure 1) B. Project Description The Specific Plan area encompasses approximately three and seven -hundredths (3.07) gross acres of vacant land for the development of twenty-two (22) units. Three distinct single-family housing product types are proposed with minimum 3,500 square foot lots (see the Land Use section of this document). These homes will become part of the homeowners association of adjacent Tract No. 53112. C. Existing General Plan and Zoning The West Covina Zoning Map does not designate the project area as it is currently in unincorporated territory. Los Angeles County zoning is Al-6,000 (Residential Agriculture) and the General plan Land Use Designation is Public. The land north of the project is zoned PCD-I (Community Development No. 1). The project area is proposed to be developed under a Specific Plan designation (Specific Plan dated March 19, 2003), which allows single-family detached dwelling units at a maximum density of 7.3 units per gross acre. D. Existing Uses The Specific Plan area consists of a vacant parcel. The site slopes southeasterly towards a natural creek -bed on the adjacent property E. Water An existing 6-inch water main in Halhich Street will provide water service to the project site. Water service is provided by Rowland Water Company. F. Sewer The County of Los Angeles provides sewer service to the project site. there is an existing eight -inch (8") sewer line in Hallrich Street that will provide sewer service to the project site, through a sewer easement. G. Drainage • The conceptual drainage systems within the project site will include a catch basin, a CDS unit and a 18" RCP storm drain to an existing Los Angeles County flood control channel to the south of the property. On -lot drainage shall be accomplished by surface drainage. In addition, roof mounted rain gutters and downspouts will be required. H. Natural Storm Drainage There is a natural storm drain channel that runs along the southeasterly boundary of the site. This is a naturally lined storm drain channel with mature trees and dense foliage along the sides. The storm water flows southwest, into an existing concrete culvert. Mitigation measures to ensure the safe flow of storm water during the peak, 50-year flood event were reviewed and approved as part of the Sycamore Glen Development Tract060815. I. Electricity Southern California Edison Company provides electricity to the project. J. Natural Gas Southern California Gas provides natural gas to the project area. A gas distribution line exists. rd • III. SPECIFIC PLAN COMPONENTS The following sections contain a variety of individual component plans that define the overall framework for development within the project area. The intent of the component plans is to describe the various planning concepts for establishing and maintaining orderly and attractive residential development of the project site. The Specific Plan components include: Land Use, Circulation and Parking, Landscaping, Grading, Architectural Concepts, and Phasing. A. ' Land Use Plan The proposed land uses for the project site include residential uses (Figure 2-Site Plan). Residential sites will be developed with twenty-two (22) single-family detached residential units on lots of at least 3,500 square feet. B. Circulation and Parking Primary access to the project site will be via Giovanne Way (private) from Chance Street. There is one entry point provided for homeowners from Chance Street. Circulation within the project is a cul-de-sac street system with thirty-two (32) foot wide private streets and private driveways. The proposed development will not permit through traffic and will be accessible only from Chance Street. The single-family detached units will have a minimum of two (2) car garages and all units will have a twenty (20) foot minimum driveway that will accommodate a minimum of two (2) cars. On -street parking will be permitted on streets within the project with an approximate total of 26 parking spaces, which equates to 1.2 on - street guest parking space per one (1) dwelling unit. There is a sidewalk on the west side of `A' Street and on portions of `B' Street within the proposed street for Tract No. 060815 C. Landscaping Trees, shrubs and groundcover will be provided which will enhance the visual quality of the project area. The project will make extensive use of trees and other landscaping to create a suburban atmosphere. Large and medium trees, shrubs, turf, vines, and groundcover will be used extensively throughout the site. Specific number of trees and exact locations will be coordinated with the City of West Covina Planning Department based on Conditions of Approval and Mitigation measures from development approvals. All landscaping within the site will be provided with automatic irrigation systems equipped with water saving devices designed to conserve water. Where appropriate, low water consuming or drought tolerant plant species will be used. • D. Grading Grading will be completed by permits issued by Los Angeles County. Grading to create lot pads, streets, and positive drainage will occur on the project site. A preliminary soils study has been submitted in conjunction with this project. All grading activities shall be in compliance with the Los Angeles County Grading Code. E. Home Architectural Styles • The proposed architectural styles are intended to depict the diversity of California . home architecture. There are 3 home floor plans with 2 or 3 unique architectural elevations per plan (Spanish, Traditional, and Craftsman). The intended architectural styles will create a diverse streetscape instead of repetitive styles. F. Phasing The grading and site improvements shall be completed in a single phase by permits issued by Los Angeles County. The construction of homes will be developed in two (2) phases, over a period of 9 months to 1 year, depending upon market conditions. 0 F� II. DEVELOPMENT STANDARDS A. Purpose and Intent The following development standards are applicable to all residential dwellings constructed within the specific Plan area. It is the purpose of these development standards to provide a basis for a cohesive neighborhood living environment. B. General Development Standard • 1. Each residential detached structure (dwelling unit), together with all accessory structures shall be located on an individual lot. There shall be no more than 7.2 dwelling units per gross acre, or a maximum of 22 units (based on 3.07 gross acres in Sycamore Glen II Specific Plan). 2. Each building parcel shall abut and have at least a 20-foot wide vehicular access from a designated street (private streets). 3. Private streets shall have appropriate easements, maintenance, agreements, and CC&R's recorded which guarantee in perpetuity the availability of safe access and maintenance in good condition. 4. All exterior walls and fences along required property lines to be constructed by the developer, shall be constructed of similar or complementary materials to the architectural styles, (block, plaster, wood, or tubular steel, etc.) and shall be approved by the Planning Department. All side -yard fencing shall be redwood or wrightwood with a six (6) foot maximum height. Chain link is not allowed. 5. Common areas and private streets shall be owned and maintained by a property owners' association. The Articles of Incorporation of the property owners' association and CC&R's shall be in a form approved by the Planning Director and the City Attorney. 6. All utilities shall be placed underground. Each dwelling unit shall be individually metered. 7. Any development standards not provided by this Specific Plan shall be in accordance with the development standards contained in the City of West Covina Municipal Code. C. Permitted Uses 1. Single-family detached units are subject to the provision of General Development Standard IV.B.1. 2. Detached accessory structures such as gazebos, cabanas and storage sheds, where incidental to a primary residential use. 3. Swimming pools, spas, water fountains and related equipment. 4. Signs shall be permitted for the identification of the development as delineated in the City of West Covina Municipal Code. 5. Other uses permitted by the West Covina Municipal Code such as the keeping of domestic pets, home occupations, etc. .1" • D. Site Development Standards 1. Minimum Lot Size • a. 3,500 Square Feet. 2. Lot Dimensions (all based on 3,500 minimum lot) a. Minimum Lot Width: Forty (40) feet b. Minimum Lot Depth: Fifty (50) feet 3. Maximum Building Height a. Twenty-five (25) feet (from finished floor elevation). 4. Minimum Building Setbacks (As measured from the property line) a. Lots 1 and 2, 4. 5 and 7. 10 to 18 and 20 to 22 1. Front Yard: Ten (10) feet to residence, Twenty (20) feet to garage 2. Side Yard: Five (5) feet. 3. Rear Yard: Fifteen (15) feet b. Lot 3.6 and 8 1. Front Yard: Ten (10) feet to residence, Twenty (20) feet to garage. 2. Side Yard: Five (5) feet. 3. Rear Yard: Ten (10), feet c. Lot 9 1. Front Yard: Ten (10) feet to residence, Twenty (20) feet to garage. 2. Side Yard: Fifteen (15) feet. 3. Rear Yard: Five (5) feet d. Lot 19 1. Front Yard: Ten (10) feet to residence, Twenty (20) feet to garage. 2. Side Yard: Five (5) feet. 3. Rear Yard: Thirteen (13) feet e. Eaves, cornices, chimneys and other architectural features such as canopies, cantilevered roofs and wind walls may project into required front and rear yard setback area a maximum distance of three (3) feet, and no more than two (2) feet into the required side -yard setback areas. 5. Maximum Building Coverage a. Maximum lot coverage shall not exceed sixty percent (60%) of the total lot area. P 6. Minimum Parking Requirements a. Garage: A two (2) car garage minimum 20'-0" wide x 20'-0" deep (interior dimensions). Each dwelling unit shall have and maintain a two (2) car garage. All garage doors shall remain a "roll -up" type door with automatic openers. Specific uses & restrictions are addressed in the CC&R's. b. Driveways: Minimum width shall not be less than twelve (12) feet; Maximum width no wider than garage door opening. Driveway length shall be a minimum of 20 feet. Maximum flat driveway opening at Curb sixteen (16) feet wide. Note: Each curb return is approx. 4 feet on either side of 16-R opening except common driveway at lot 4 & 5 The flat portion here shall be twenty (20) feet. 7. Accessory Structures and Uses a. No accessory detached structures, gazebos, air conditioners, mechanical equipment, pool or spa equipment shall occupy any portion of the front yard setback or street side -yard. b. All accessory detached structures and building additions shall be twelve (12) feet in height or less. c. Detached accessory structures (examples: gazebo) shall be setback a minimum of five (5) from side property line. d. Rear and side yard setbacks shall be 3 feet minimum if structure is 6'0 in height or less; otherwise a 5-foot setback from rear and side property line will be required if structure is between (6) feet and (10) feet in height. e. Attached, unenclosed patio covers (example: Trellis patio cover or motorized awning) shall be ten (10) feet in height or less and be built (or extend) to within five (5) feet of rear yard property line. The structure may not protrude into the five (5) foot side -yard setbacks of the homes. f. All additions including. enclosed patios and 2"d story exterior decks shall meet the minimum side and rear yard setback requirements for primary structures and are covered in the CC&R's. Further, these structures shall count in the overall determination of maximum lot coverage calculations. (Non -solid roofed structures under 200 square feet DO NOT count towards maximum lot coverage) g. Attached, open patio covers, example: trellis patio cover or motorized awning shall be a maximum of (10) feet in height and shall be at least five (5) feet from the rear yard property line. The structure may not protrude into the five (5) foot side yard setbacks of the home. L61 8. Drainage & Gutters • a, On -site via surface drainage and plastic, underground pipes and catch basins in side and rear yards. b. Surface flow drainage in front yards. c. Roof mounted rain -gutters & downspouts required for each single-family dwelling 9. Fencing a. Fencing materials shall be required on all side and rear property lines for each lot improved with residential unit. b. Fencing materials shall also be allowed in front yards; however must be located at least 5'0" along side -yard from the intersection of the front and side portions of the home. A gate is allowed at the garage side of home in side -yard: however, in no cases shall it be large enough to allow vehicular access or parking behind a gate in side -yards. c. Fencing materials shall be constructed of similar or complementary materials to the architectural styles, (block, plaster, wood, or tubular steel, etc.) and shall be approved by the Planning Department. Chain link is not allowed. d. Tubular steel rear yard fencing is not allowed when a rear yard property line backs -up onto a rear yard of another's property 10 V. GENERAL PLAN CONSISTENCY EVALUATION The Specific Plan addresses each of the elements contained in the West Covina General Plan and presents the details of compliance of the proposed development with the goals, objectives, policies, and concepts of each element. The compliance of this Specific Plan with the West Covina General Plan is discussed below. A. Use • The project site is designated as a Specific Plan. The Specific Plan designation permits a maximum of 7.2 dwelling units per gross acre. A total of twenty-two (22) dwelling units are proposed (7.2 dwelling units per gross acre), consistent with the General Plan. B. Economic Development An expanded local economy, increased employment opportunities, and a strong tax base are the goals of the West Covina General Plan Economic Department element. In an effort to meet the housing needs of an increasing labor force (due to increased employment opportunities within the city), the project site has been identified as a potential site for single-family or multi -family residential development. Twenty- two (22) new dwelling units will be developed to ensure that there will be enough units to meet the projected increase in the City's work force. C. Housing The provision for adequate and diverse housing facilities is one of the ultimate goals of the City of West Covina General Housing Element. In recognition of this goal, the Sycamore Glen II Specific Plan proposes single-family detached dwelling units on 3,500 square foot lots. The provision of these residential types within a private planned residential community will complement the types of residential development now found in West Covina. D. Safety To comply with the provision of the West Covina Safety element, soils and geologic studies have been prepared for this project site. Implementation of recommendations contained in these reports will provide for the safety of future residents. E. Conformance with State Law The following Specific Plan has been prepared in accordance with the California Government Code Section 65450 et, al. and applicable ordinances of the City of West Covina, and will constitute the zoning for the project site. Land use standards and regulations contained in this document shall govern all areas within the project. A legal description of the project boundaries is included in the Appendices of this report. 12 '4. VI. IMPLEMENTATION The following documents shall be prepared for approval of the City of West Covina to ensure that development of the site proceeds in an orderly manner. A. Environmental Review Based on the Specific Plan and the Tentative Tract Map, a Negative Declaration of • Environmental Impact has been prepared for the proposed project as required by the California Environmental Quality Act (CEQA) to determine its potential environmental effects and the need for measures to mitigate these effects of for additional study. B. Specific Plan This Specific Plan will be reviewed and approved by the City of West Covina to provide land use, design, and other controls on the proposed project in conformance with the City's General Plan. C. Tract Map A final subdivision tract map will be recorded pursuant to applicable requirements of the Subdivision Map Act and the City of West Covina rules and procedures. D. Amendments 1. Major Changes The developer may initiate an amendment to the provisions if substantial changes are required in the project during the development process. An amendment to the Sycamore Glen 11 Specific Plan shall be in accordance with the California Government Code (Section 65450 through 65457). Revisions to the Tentative Tract Map or Final Subdivision Map shall be in accordance with the California Subdivision Map Act and the City of West Covina procedures for the implementation of the Map Act. 2. Administrative Revision The Planning Director may approve administrative revision to any approved component plans. Administrative revisions and modifications shall be defined as and shall include the following: a. Building placements, which do not change the general location and layout of the site. b. Grading alternative which do not change the basic concept, increase slopes, or change course drainage which could adversely affect adjacent o surrounding properties; as approved by the city Engineer. This may include lot pad height changes to within 2-feet of Tentative Tract Map heights. c. Architectural or landscape architectural modifications which do not alter the overall design concept or significantly reduce the originally intended. 13 I .1.