Ordinance - 2289ORDINANCE NO. 2289
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF. WEST COVINA,
CALIFORNIA, APPROVING ZONE CHANGE NO. 14-01
ZONE CHANGE NO.14-01
MITIGATED NEGATIVE DECLARATION OF ENVIROMENTAL IMPACT
APPLICANT: Steve Anderson
LOCATION: 1388 E. Garvey 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:
"Office Professional" (O-P) to "Service Commercial' (S-C).
on that certain property generally described as follows:
Assessor Parcel No. 8476-001-013, 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 "Office" to "Service and Neighborhood Commercial; 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 a
78,474-square foot public storage building; and
WHEREAS, a precise plan for the site plan and architecture has been submitted for the
development of the project; and
WHEREAS, a conditional use permit for the operation of a public storage facility has
been submitted for the development of the project; and
WHEREAS, a variance has been submitted to deviate from various zoning regulations
including lot coverage and side yard setback requirements; and
WHEREAS, it is a stated policy of the Land Use Element of the General Plan to provide
for a range of non-residential uses that will ensure a strong economic base for the City; and
Ordinance No.2289
Zone Change No.14-01
January 19, 2016 - Page 2
WHEREAS, the Planning Commission, upon giving the required notice, did on the 271h
day of October, 2015, conduct a duly noticed public hearing to consider the subject application
for a Zone Change, at which time the Planning Commission adopted Resolution No. 15-5787
recommending approval to the City Council; and
WHEREAS, the City Council did, on the 151h day of December, 2015, 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:
The applicant is requesting approval of a design to allow for the construction of a
78,474-square foot public storage building.
2. 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.
3. 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 facilitates the development of a 78,474-square foot
public storage building with a maximum height from average grade of 33 feet will
be consistent with the neighboring single-family residences to the west, and south
of the subject site. The existing zoning restricts the property to general office
uses. The subject property is located on Collector Street (W. Garvey Avenue
Ordinance No. 2299
Zone Chant/ No. 14-01
January 19, 2016 - Page 3
South). Surrounding land uses include residential to the south and west, the San
Bernardino Freeway to the north, and a vacant lot and residential to the east.
b. The proposed zone change will not adversely affect adjoining property value and
will not be detrimental to the area because the property is located adjacent to the
freeway. Due to the location, the subject property is not ideal for the development
of residential uses. The proposed development is a 78,474-square foot public
storage development that has been designed to be sensitive to neighboring single-
family properties in terms of setbacks, architectural treatment and privacy issues.
C. The proposed zone change is compatible with the surrounding area in that the
subject property is located adjacent to the San Bernardino Freeway where lots are
generally zoned "Service Commercial'.
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. The concurrent General Plan
amendment allows for consistency and for developments of public storage
facilities.
e. The approval of such zone change is consistent with the proposed General Plan
land use designation of "Service and Neighborhood Commercial." There are no
specific plans that affect the property.
NOW, THEREFORE, the City Council of the City of West Covina, California, does
resolve as follows:
SECTION 3. The City Council of the City of West Covina hereby approves Zone
Change No. 14-01, 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 4. Severability. If any section, subsection, subdivision, paragraph,
sentence, clause or phrase of this Chapter, or its application to any person or circumstance,
is for any reason held to be invalid or unenforceable, such invalidity or unenforceability
shall not affect the validity or enforceability of the remaining sections, subsections,
subdivisions, paragraphs, sentences, clauses or phrases of this Chapter, or its application to
any other person or circumstance. The City Council declares that it would have adopted
each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof,
irrespective of the fact that any one or more other sections, subsections, subdivisions,
paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.
SECTION 5: This ordinance shall take effect thirty (30) days after its final passage and
within fifteen (15) days after its passage, the City Clerk of the City of West Covina shall certify
to the passage and adoption of this ordinance and to its approval by the Mayor and City Council
and shall cause the same to be published in a newspaper in the mariner required by law.
Ordinance No.2289
Zone Change No. 14-01
January 19, 2016 - Page 4
PASSED, APPROVED AND ADOPTED on this 19`h day of January, 2016.
APPROVED AS TO FORM: E
"O zk,
K-infberly Hafe Barlow
City Attorney
J es Toma
ayor
ATTEST:"
Ni kolas S. Lewis .
City Clerk
I, NICKOLAS S. LEWIS, 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 151h day of December, 2015. That thereafter said
Ordinance was duly adopted and passed at a regular meeting of the City Council on the 19`' day
of January, 2016, by the following vote:
AYES: Johnson, Spence, Warshaw, Wu, Toma
NOES: None
ABSENT: None
ABSTAIN: None
Ni kolas S. Lewis. _
City Clerk-