Ordinance - 2242ORDINANCE NO.2242
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA APPROVING ZONE CHANGE NO. 12-01
ZONE CHANGE NO. 12-01
MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: Kye Evans, Brandywine Homes
LOCATION: 512 S. Valinda Avenue
WHEREAS, there was filed with this City a verified application on the forms prescribed
in Section 26-153 and 26-199 of the West Covina Municipal Code, for the reclassification from:
"Single -Family Residential (R-1)" to "Specific Plan No. 25 (Waverly Specific Plan)"
on a portion of that certain property generally described as follows:
Assessor Parcel No. 8476-023-045, in the records of the Los Angeles County Assessor;
and
WHEREAS, the proposed zone change is requested to provide consistency between the
General Plan and Zoning Map, and to establish zoning standards for the subject project; and
WHEREAS, said zone change application is requested to allow for the development of 19
single-family dwelling units; and
WHEREAS, consistent with the request, the applicant has also requested a General Plan
amendment (General Plan Amendment No. 12-01) to amend the project site General Plan Land
Use Designation from "Low Medium Residential" to "Medium Residential."
WHEREAS, a tentative parcel map (No. 71942) has been submitted for the subdivision
of a 5.1 acres parcel into three parcels; and
WHEREAS, a tentative tract map (No. 71960) has been submitted for the subdivision of
Parcel No. 2 of Tentative Parcel Map No. 71942 into 24 lots to be developed with 19 single-
family dwelling units; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the I I"
day of December, 2012, conduct a duly noticed public hearing to consider the subject application
for a Zone Change, at which time the Planning Commission adopted Resolution No. 12-5404
recommending approval of the application; and
WHEREAS, the City Council did, on the 15t" day of January, 2013, conduct a duly
advertised public hearing as prescribed by law, and considered evidence presented by the
Planning Commission, Planning Department, and other interested parties; and
WHEREAS, studies and investigations made by the City Council and in its behalf reveal
the following facts:
1. The project consists of a development plan for the construction of 19 single-
family dwelling units on a 2.31-acre parcel.
2. The project includes a General Plan amendment to amend the subject General
Plan Land Use Designation from "Low Medium Residential" to "Medium
Residential" on a portion of the subject property.
3. The project includes a zone change requesting to change the zone from "Single -
Family Residential (MF-8)" to "Specific Plan No. 25 (Waverly Specific Plan)"
that allows for 19 single-family residential units on a portion of the subject
property.
Ordinance No. 2242
Page 2
4. The project includes a tentative parcel map to divide the existing 5.1-acre
property into three separate parcels.
5. The applicant is requesting approval of a tentative tract map to subdivide the site
into 24 parcels. Nineteen lots would be developed with dwelling units and the
remaining five lots would provide for a private street and common open space.
6. Findings necessary for approval of a 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.
7. Pursuant to the requirements of the California Environmental Quality Act
(CEQA) of 1970, a MITIGATED 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 will facilitate the development of a small -lot single-
family project that allows for a density of 8.2 units per acre within Specific Plan
25. Since the last General Plan update in 1985, the housing market has changed
to provide different types of housing to accommodate the population growth as
well as to provide diverse housing that meets the population needs. Since most
cities within the San Gabriel Valley are built out, most new residential projects
are infill development in underutilized sites or in a mixed -use setting. Allowing
different type of housing and flexibility of development standards, Cities can
continue to provide new housing to accommodate the growing population and
meet their fair share of regional housing. Therefore, the City did not envision
allowing parcels smaller than 6,000 square feet in area. As such, there are
changed conditions since the existing zoning became effective to warrant changes
in relaxing the more traditional development standards established in 1980s when
the City was rapidly developing.
b. An environmental study, in compliance with CEQA, has been prepared
determining that mitigation measures are required. The mitigation measures serve
to prevent adverse impact on the future project to be constructed on the site,
surrounding land uses, and service systems. In addition, the proposed zone
change will not adversely affect adjoining property value and will not be
detrimental since the area is improving by redeveloping an underutilized site that
contains vacant buildings.
C. The City of West Covina's Regional Housing Needs allocation (RHNA) for the
2008-2014 planning period had been determined by SCAG to be 2,462 units
including 631 units for very -low income households, 388 units for low income
households, 417 units for moderate -low income households and 1,026 units for
above moderate households. In recent years, the City has built higher density
Ordinance No. 2242
Page 3
units primarily for senior citizens only. Although the proposed units are not
considered affordable units as units being subsidized by any public funding
mechanism, the 19 single family residential units would be potentially more
affordable than the traditional units on larger parcels. In addition, the project
provides an additional housing type that is a cluster design and provides the
privacy and/or security of being a gated community.
The Housing Element of the General Plan calls for "exploring opportunities for
new residential development within those areas of the City occupied by vacant or
underutilized, obsolete commercial and industrial uses." The Specific Plan would
take advantage of redeveloping a site that is currently occupied by an
underutilized site and vacant buildings and take advantage of the property's
proximity to mass transit and adjacent commercial/retail uses within walking
distance. As such, the change of zone will be in the interest of the public health,
safety, and general welfare.
d. The proposed zone change requires a General Plan amendment. The General Plan
land use designation would be amended to change the land use designation for the
subject site from "Low Medium Residential" to "Medium Residential." The
General Plan establishes densities for the different residential land use
designations. The General Plan Amendment would allow the subject site to be
developed at a density of 8.2 units per acres, which is consistent with the density
allowed in the General Plan Use Designation for "Medium Residential." As such,
the proposed zone change will not adversely affect the comprehensive general
plan of the City.
e. The approval of such zone change is consistent with the proposed General Plan
amendment land use designation of "Medium Residential". The proposed land
use designation allows for a density range of 8 to 15 units per acres. The
proposed project is consistent with the development standards set forth in the
Specific Plan No. 25 (Waverly Specific Plan).
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF WEST COVINA,
CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION NO. 1: Based on the evidence presented, and the findings set forth, the above
Zone Change No. 12-01 is hereby found to be consistent with the City's General Plan and
the land uses permitted within said zone classification.
SECTION NO. 2: The Planning Commission does hereby recommend to the City
Council that it approve Zone Change No. 12-01, adopting the specific plan text as set
forth in Exhibit A and changing the zoning designation for the subject property as set
forth on Exhibit B and amending the Zoning Map of the City of West Covina.
SECTION NO. 3: The City Clerk shall certify to the passage of this Ordinance.
APPROVED AND ADOPTED on this 51" day February, 2013.
ATTEST:
City C1erk;L440e.Carrico
Ordinance No. 2242
Page 4
I, LAURIE CARRICO, CITY CLERK of the City of West Covina, California, 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 15th day of January 2013. That thereafter said
Ordinance was duly adopted and passed at a regular meeting of the City Council on the 51" day of
February 2013, by the following vote:
AYES: Herfert, Sotelo, Sykes, Sanderson
NOES:
None
ABSENT:
None
ABSTAIN:
None
City Clerk Laurie -Carrico
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APPROVED AS TO FORM:
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#Atfome;-Arnold Alvarez-Glasman