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HomeMy WebLinkAboutOrdinance No. 2391 ORDINANCE NO. 2391 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AZUSA APPROVING A ZONE CHANGE FROM R3c (MULTI-FAMILY RESIDENTIAL) , P (PARKING) AND C2 (RESTRICTED COMMERCIAL) TO R2 (TWO-FAMILY RESIDENTIAL) FOR THE PROPERTIES IN THE AREA OF AZUSA BOUNDED BY FOOTHILL BOULEVARD, PASADENA AVENUE, FIRST STREET AND SAN GABRIEL AVENUE (CASE NO. Z-88-5) THE CITY COUNCIL OF THE CITY OF AZUSA DOES ORDAIN AS FOLLOWS: SECTION 1. The City Council of the City of Azusa does hereby find, determine and declare that: A. The City of Azusa duly filed with the Planning Commission a petition for change of zone requesting a zone change from R3c, P, and C2 to R2 of the area bounded by Foothill Boulevard, Pasadena Avenue, First Street and San Gabriel Avenue to help alleviate land use conflicts caused by construction of apartments in predominantly single-family residential neighborhoods. B. On November 23, 1988, the Planning Commission held a duly noticed public hearing on said application, at which time the Planning Commission recommended to the City Council by Resolution No. 2627 that the zone change classification proposed for the subject properties be approved. SECTION 2. After due notice and public hearing held by the City Council on January 3, 1989, and in consideration of all the oral and written evidence presented at said public hearing, the City Council finds that: A. The subject properties are located in the area bounded by Foothill Boulevard on the north, San Gabriel Avenue on the west, First Street on the south, Pasadena Avenue on the east, and as further shown on a map on file with the Planning Commission (hereinafter "Subject Area" ) . The Subject Area is a mixed density, primarily residential area, with single-family residences interspersed with duplexes and small apartment complexes, along with several small commercial businesses. B. On January 19 , 1987, the City Council adopted Urgency Ordinance No. 2341, which established a moratorium on the construction of apartments within the Subject Area. Under City Council direction, a zoning study of the Subject Area was undertaken for purposes of examining whether the Subject Area could or should be rezoned from R3 to R2 . The zoning study revealed the following with respect to the Subject Area: 1 . An opinion survey of property owners in the Subject Area asking whether they favored rezoning of their parcels to R1 or R2 proved inconclusive. 2 . A survey of land uses within the Subject Area was conducted and clearly showed a mix of different residential uses within the Area. Of the 497 parcels surveyed, nearly one-half ( 49. 3%) were occupied by single- family homes, 27 . 0% were developed with two residences, and 15.1% were developed with three or more dwelling units. The remaining properties were either vacant or developed with nonresidential uses . 3. Specific sections of the Subject Area were predominantly multi-family residential in nature, while other portions were essentially single-family residential neighborhoods. 4 . Land Use conflicts between single- family and multi-family residential projects create many problems which should be mitigated. 5 . The legal status of apartment buildings which might be rezoned to R-2 must be analyzed to encourage long-term maintenance of the units. 6 . The rezoning of parcels to R-2 would likely cause property values to increase over time as potential land use conflicts are eliminated and the lower density character of the area is established. 7 . The use of several, small C2 zoned parcels for commercial purposes is generally counterproductive to efforts to revitalize Downtown Azusa. C. As a result of the zoning study, three basic options have been developed for the Subject Area. These rezoning schemes were evaluated to determine which would best create large areas of similar land uses in order to avoid a hodge podge pattern of zoning or create too many nonconforming uses. 1 . Option 1 - Rezone to R2 only those parcels which are currently developed with one or two residences, leaving the other parcels zoned R3. 2. Option 2 - Rezone half blocks where large numbers of apartments are not present, leaving scattered areas of R3 zoning where a number of apartment buildings are located along the same block . -2- FJN/ORD3945 3 . Option 3 - Limit R3 areas to specific sections of Alameda Avenue and San Gabriel Avenue, with one exception, and rezone all other areas to R2. 4 . Public input on the above three proposals was solicited at a community meeting held on October 12, 1988. In general, residents and homeowners on properties within the Subject Area supported the third option above because of the reduction in construction of apartments in the Area. Some developers and other property owners in the Area expressed opposition to the proposed rezoning, stating that it would reduce property values and not allow these parcels to be used for their highest and best use. D. The Public necessity, convenience, general welfare and good zoning practice require that the zone change set forth in this Ordinance be made. The zone change, which generally limits R3 areas to specific sections of Alameda Avenue and San Gabriel Avenue and rezones all other areas to R2, creates an easily identifiable, rational land use pattern, without creating disorganized land use patterns. This zone change recognizes the need for some additional multi-family residential growth, but restricts such growth to specific areas to prevent future land use conflicts between single- family and multi-family residences. E. The granting of the zone change set forth in this Ordinance is consistent with surrounding land uses and zoning patterns in the area, and provides consistency with the long term land use goals of the Azusa General Plan. The rezoning will further help alleviate land use conflicts caused by construction of apartments in predominantly single- family residential neighborhoods. F. In taking the action set forth in this Ordinance, the City Council considered the effects of the decision on the housing needs of the region in which the City is located and balanced these needs against the public service needs of the City residents and available fiscal and environmental resources. SECTION 3. The City Council of the City of Azusa does hereby approve the change of zone classification and the amendment of the Azusa Municipal Code and the Official Zoning Map referred to therein, so as to change from R3c, P, and C2 to R2, the Subject Area. SECTION 4. Upon the effective date of this Ordinance, the Director of Community Development shall revise the Official Zoning Map of the City of Azusa to reflect the change in zoning of the Subject Area. -3- FJN/ORD3945 SECTION 5. The City Clerk shall certify to the passage of this Ordinance and shall cause the same to be published in the manner required by law. PASSED AND APPROVED this 6th day of February 1989 . MA Olt. STATE OF CALIFORNIA COUNTY OF LOS ANGELES ) ss. CITY OF AZUSA ) I , ADOLPH SOLIS, City Clerk of the City of Azusa, do hereby certify that the foregoing Ordinance No. 2391 was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the 16th day of January , 1989 . That thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the 6th day of February , 1989, by the following vote of the City Council: AYES: COUNCILMEMBERS: AVILA, STEMRICH, LATTA, MOSES NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NARANJO �./ ADOLPH SO4S, CITY CLERK -4- FJN/ORD3945