06-21-2011 - Code Amendment No. 11-03Vehicle Storage in the "Se - Item 10 (2).doc
City of West Covina
Memorandum
A G E N D A
TO: Andrew G. Pasmant, City Manager
ITEM NO. 10
DATE June 21, 2011
and City Council
FROM: Jeff Anderson, Acting Planning Director
SUBJECT: CODE AMENDMENT NO. 11-03
VEHICLE STORAGE IN THE “SERVICE COMMERCIAL” ZONE
RECOMMENDATION:
The Planning Commission and staff recommend that the City Council introduce the following ordinance:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, AMENDING CHAPTER 26 (ZONING) OF THE WEST COVINA MUNICIPAL CODE RELATED TO VEHICLE STORAGE IN THE “SERVICE COMMERCIAL”
(S-C) ZONE
BACKGROUND:
On March 8, 2011, the Planning Department received a letter from Penske and Mercedes-Benz of West Covina requesting consideration to allow the storage of vehicles on two employee parking
lots on the west side of Hollenbeck Street on both sides of the San Bernardino Freeway. The Planning Commission initiated the code amendment on March 22, 2011.
The parking lots are located on the southwest corner of Hollenbeck Street and Garvey Avenue North and on the northwest corner of Hollenbeck Street and Garvey Avenue South. The subject
properties are located adjacent to the San Bernardino Freeway on both sides of the freeway. When Penske originally submitted the application to construct the parking lots they were
experiencing employee parking issues and were intending to use the lots for employee parking. On January 9, 2001, the Planning Commission approved Zone Change No. 669, Precise Plan
No. 884, and Variance No. 1045 to allow the construction of the two employee parking lots. The zone change from "Open Space" to "Service Commercial" was approved by the City Council
on February 6, 2001. The lots were constructed soon thereafter and have been used for employee parking since that time.
DISCUSSION:
The West Covina Municipal Code does not allow vehicle storage in commercial zones. The storage of vehicles (transfer, moving and storage facilities) is allowed by right in the “Manufacturing”
(M-1) Zone. The properties owned by Penske are located in the "Service Commercial" (S-C) Zone.
Approval to allow vehicle storage at the requested sites would also allow vehicle storage on all other properties zoned S-C. Other properties located in the S-C zone include the West
Covina Village Shopping Center on North Azusa Avenue, the shopping centers near the intersections of West Covina Parkway and Vincent Avenue and Glendora Avenue, Glendora shops, the
bowling alley property, the properties on the northwest corner of Citrus Street and Workman Avenue, The Heights Shopping Center, the properties on the northwest corner of Nogales Street
and Valley Boulevard, and various properties on Glendora Avenue and North Azusa Avenue. The evaluation of the type of storage that would be allowed and the appropriate permit process
considered the possible locations where storage might occur and the types of vehicle storage that could potentially occur.
Based on the Penske request and Planning Commission discussion, the proposed code amendment would allow the following.
The storage of new vehicles when in conjunction with an automobile dealership. This would allow an automobile dealership to request ability to store vehicles on property they own or
on property owned by another property owner. However, the storage of the new vehicles must be proposed for an automobile dealership, and only new vehicles would allowed to be stored
on the lot.
Allow the storage of new vehicles in conjunction with an automobile dealership with the approval of an administrative use permit. An administrative use permit requires the submittal
of an application that can be approved at staff level. A proposal would require notification of surrounding property owners and occupants within a 300-foot radius.
Allow the storage of new vehicles from an automobile dealership in the “Service Commercial” (S-C) Zone. The properties owned by Penske are located in the S-C zone and the Commission
felt that the request to allow new vehicle storage on the properties was appropriate. The “Manufacturing” Zone currently allows for vehicle storage.
PLANNING COMMISSION DISCUSSION AND RECOMMENDATION:
The Planning Commission considered this matter on May 24, 2011. The two issues discussed by the Planning Commission included defining the type of storage that would be allowed and determining
the appropriate entitlement process. The Commission expressed support for the code amendment but concern that storage of vehicles should be narrowly defined to limit the amount of
commercial land used for vehicle storage. In discussing the type of storage that should be allowed, the Planning Commissioners recommended the storage of new vehicles in conjunction
with an automobile dealership in the “Service Commercial” zone. The Commissioners considered the permit process to allow the storage of new vehicles and determined that the administrative
use permit process would be the most appropriate. The administrative use permit process allows for notification of surrounding property owners and residents as well as the placement
of conditions of approval. The Commission voted 5-0 to recommend approval of the proposed code amendment to the City Council.
FISCAL IMPACT:
The proposed Code Amendment would not have any direct fiscal impact to the General Fund.
Prepared by: Jeff Anderson
Acting Planning Director
Attachments:
Attachment 1 – Draft Code Amendment Ordinance
Attachment 2 – Planning Commission Resolution No. 11-5420
Attachment 3 – Planning Commission Staff Report, May 24, 2011
Attachment 4 – Planning Commission Minutes, May 24, 2011