Ordinance - 2308ORDINANCE NO. 2308
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA,
CALIFORNIA APPROVING ZONE CHANGE NO. 16-01 TO CHANGE THE ZONING
DESIGNATION ON THE PROPERTIES IN THE DOWNTOWN AREA
WHEREAS, on July 15, 2014, the City Council awarded a contract to Rangwala Associates
to create a zoning code for the Central Business District (now referred to as the Downtown) and
initiated a Zone Change that would:
create a "Downtown Plan and Code" on the existing "Regional Commercial",
"Service Commercial", "Office Professional", "Neighborhood Commercial",
"Public Buildings", and "Specific Plan No. 24" Zones; and
on those certain properties generally described in Exhibit A,
WHEREAS, consistent with the proposed zone change, a code amendment (No. 16-01) is
proposed to create the Downtown Plan and Code including development standards; and
WHEREAS, the proposed zone change is consistent with the General Plan Designations
that are part of the General Plan Update (P1anWC) of "Commercial", "Public Institutions",
Neighborhood Medium", "Neighborhood High", and "Parks and Open Space"; and
WHEREAS, the proposed zone change establishes consistency between the General Plan
(P1anWC) and Zoning Map; and
WHEREAS, consistent with this proposal, a General Plan Amendment (No. 14-03) is
being considered concurrently to update the General Plan and revise the adopted 2014-2021
Housing Element: and
WHEREAS, consistent with this request, a Code Amendment (No. 16-01) is being
considered concurrently to amend the West Covina Municipal Code to include the Downtown
Plan and Code; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 22nd day
of November, 2016 conduct a duly advertised public hearing to consider the subject application, at
which time the Planning Commission adopted Resolution No. 16-5836 recommending approval to
the City Council; and
WHEREAS, the City Council did, on the 20d' day of December, 2016, 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
Ordinance No.
Zone Change No. 16-01
Page 2 - December 20, 2016
WHEREAS, studies and investigations made by the City Council and in its behalf reveal
the following facts:
In 2012, as part of the Housing Element Update (2006-2014), the City adopted a
Mixed Use Overlay Zone along with zoning standards that allowed for high
density residential development and mixed use in that area in the Central
Business District (as defined in the 1985 General Plan). The zoning standards
were adopted without considering a vision for the future or providing any
direction on the type of growth encouraged.
2. The Downtown Plan will be developed as a form -based code. Form -based Codes
specify building types and building frontage types. They provide more direction
to an applicant on the form and mass of a building rather than just providing
setbacks and height limits as a traditional Zoning Code normally does.
3. To provide for growth for the City it is envisioned that new development in
downtown will primarily be urban in nature, developed primarily with multiple -
story buildings. The Downtown Plan will provide specific development and
design requirements to require a more urban development pattern. New
buildings will be required to provide street level storefronts and parking behind
buildings or in structures to provide a comfortable pedestrian experience so that
driving is an option, not a necessity.
4. 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.
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 adopted by the City.
The approval of such a zone change is consistent with the General Plan or
applicable specific plans.
5. Pursuant to the requirements of the California Environmental Quality Act
(CEQA) of 1970, an ENVIRONMENTAL IMPACT REPORT has been prepared
in accordance with the California Environmental Quality Act of 1970, as
amended.
Ordinance No.
Zone Change No. 16-01
Page 3 - December 20, 2016
WHEREAS, based on the evidence, both oral and documentary, the City Council finds as
follows:
a. The subject properties are currently zoned "Regional Commercial", "Service
Commercial", "Office Professional", "Neighborhood Commercial", "Public
Buildings", and "Specific Plan No. 24" Zones. The proposed zone change would
add zoning designations that are identified in the Downtown Plan and Code
including the "Urban Center", "General Urban", "Urban Neighborhood", "Civic
Zone", and "Parks and Open Space" Zones. The properties in the Downtown
district are currently developed with intense and regionally significant
commercial uses including a major shopping center, office development, and
movie theater. Over the past decade the City has begun to take steps to encourage
a more mixed -use and urban form in this district. In 2011, the City approved the
first mixed -use project in the area through a Specific Plan, introducing residential
uses to the district that had previously been a singularly commercial area. In
2012, the City adopted a "Mixed Use Overlay" to allow for additional residential
uses in the area as part of the adoption of the 2014-2021 Housing Element. The
City is now taking additional steps to encourage a mixed -use urban environment
through Code Amendment No. 16-01, concurrent with this zone change that will
establish standards that provide for an urban environment. The Downtown Plan
provides a vision of a compact, walkable and mixed use built environment. The
Downtown Code allows for mix of uses in a walkable environment so that driving
is an option not a requirement.
b. The proposed zone change will not adversely affect adjoining property values and
will not be detrimental to the area because the modification will establish
consistency between the General Plan (P1anWC) and Zoning Map and allow for
the development of mixed use residential and residential developments of a high
density nature that are integrated with the adjacent commercial uses in an urban
environment. The design of the Downtown Plan is to allow higher intensity uses
with a separation from single-family neighborhoods. The areas of highest
intensity is in the central portion of the Downtown Plan, with lower intensity
areas (generally limited to three stories in height) located in closer proximity with
surrounding single-family neighborhoods.
C. The proposed zone change is compatible with the surrounding area and will not
adversely affect the public health, safety or general welfare of the surrounding
neighborhood, as the properties are currently developed with a wide range of
intense commercial and office uses. The proposed zone change is a benefit to the
City in that it will provide for alternative living in a more urban environment and
will allow for the development of additional housing units.
d. The proposed zone change has been developed concurrently with the updated
General Plan (P1anWC) and is consistent with its goals and policies. The zone
change will not adversely affect the General Plan as consistency between the
Ordinance No.
Zone Change No. 16-01
Page 4 - December 20, 2016
General Plan and the Zoning Map will be maintained, since the approval of this
zone change is consistent with the General Plan (P1anWC) designations.
e. The approval of such a zone change is consistent with the General Plan
(P1anWC), as the General Plan land use designation for the Downtown have been
developed concurrently with the zoning designations of the Downtown Plan and
Code. The zoning designations allow for a wide range of commercial and office
development as well as allowing mixed use residential and residential
development to create a mixed -use urban environment.
NOW, THEREFORE, the City Council of the City of West Covina, California, does
resolve as follows:
SECTION NO. 1: Based on the evidence presented, and the findings set forth, the above
Zone Change No. 16-01 is hereby found to be consistent with the City's updated General
Plan (PlanWC).
SECTION NO. 2: The City Council does hereby approve Zone Change No. 16-01
changing the zoning designation for subject property as set forth on Exhibit A and amending
the Zoning Map of the City of West Covina.
PASSED, APPROVED AND ADOPTED on this 17`' day of January, 2017.
APP OVED AS TO FORM:
Kimberly 14all Barlow
City Attorney
ATTEST:
Nidkblas-S. L-_-'
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 20'' day of December, 2016. That thereafter said Ordinance
was duly adopted and passed at a regular meeting of the City Council on the 17'' day of January,
2017, by the following vote:
AYES:
Johnson,
NOES:
Spence
ABSENT:
None
ABSTAIN:
None
Toma, Wu, Warshaw
Tcil
—
as S: Lewis
City Clerk
Ordinance No.
Zone Change No. 16-01
Page 5 - December 20, 2016
EXHIBIT A
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