12-19-2006 - Woodside Village Master Plan Amendment #10 Deletion of "Mini-Storage" as a Permitted Use (Quail Ridge Shopping Center)City of West Covina
Memorandum
TO: Andrew G. Pasmant, City Manager
and City Council
FROM: Douglas N. McIsaac, Planning Director
AGENDA
ITEM NO. E-2
DATE December 19, 2006
SUBJECT: WOODSIDE VILLAGE MASTER PLAN AMENDMENT NO. 10
DELETION OF "MINI -STORAGE" AS A PERMITTED USE
(Quail Ridge Shopping Center)
RECOMMENDATION: eCXO �I/L �M
Staff recommends that the City Council table this matter until further notice to allow time
to further resolve with the owners of the Quail Ridge shopping center whether a "mini -
storage" use may still be contemplated to complete the renovation of that center.
DISCUSSION:
In 2001, the Woodside Village Master Plan was amended to allow "mini -storage" as a
permitted use with the approval of a conditional use permit. The Master Plan was amended
in response to a request by the owner of the Quail Ridge shopping center (located at Nogales
Street and La Puente Road in the Woodside Village area) to renovate the center to include a
walk-in mini -storage use. Much of that renovation work has now been completed, including
the construction of a new CVS (formerly Sav-On) drug store building and a new food court.
While the Master Plan was originally amended specifically for the benefit of the Quail
Ridge shopping center renovation, the amendment to permit mini -storage uses could
potentially apply to other commercial properties in the Woodside Village area. The now -
proposed amendment to delete mini -storage uses would prohibit future mini -storage
facilities from being located not only at Quail Ridge, but also in other areas of Woodside
Village.
The need for a mini -storage use as part of the Quail Ridge renovation was basically driven
by the fact that, in addition to the new CVS building, there were two other major tenant
spaces of more than 30,000 square feet that needed to be filled. The amount of available
parking would not support filling both of these spaces with retail uses even if tenants could
be secured. Using one of the major tenant spaces for a mini -storage use provided a solution
to this challenge.
Another solution seemingly was found in July 2006 when the Planning Commission
approved a plan to demolish the southerly major tenant space and replace it with in -line
shops. At that time, the developer stated that a retail tenant would be secured for the other
major tenant space and that a mini -storage space was no longer part of their development
plans.
Based on these turn of events, on August 22, 2006, the Planning Commission adopted a
resolution to initiate an amendment to the. Woodside Village Master Plan to delete "mini -
storage" as a permitted use. On October 24, 2006, the Planning .Commission voted to
recommend approval of the amendment.
Since the time of the Planning Commission hearing and noticing this amendment for a
Council hearing, however, the developer of the Quail Ridge shopping center has indicated to
staff that they have still_ not yet been successful in securing a retail tenant for the remaining
anchor tenant space. Because of that, and until they are successful in securing a tenant, they
would like to retain the option to consider a mini -storage use if no other retail tenants can be
secured. The developer of Quail Ridge has indicated that they anticipate resolution to this
issue in the coming months.
Woodside Village Master Plan Amendment No. 10
December 19, 2006 — Page 2
The conditional use permit originally approved in 2001 for a mini -storage use has now
expired. In the event that a mini -storage use would still like to be proposed again for Quail
Ridge, application would need to be made for a new conditional use permit (CUP). The
Commission would then need to review the request for a new CUP, and may or may not
approve it depending on its appropriateness. If the proposed master plan amendment were
to be approved at this time, that option would be closed off from the developer. By tabling
the matter at this time, it will allow Quail Ridge developers to locate a tenant and allow for a
better informed decision to be made with respect to the master plan amendment.
FISCAL IMPACT:
Approval. of the proposed master plan amendment is not anticipated to have any
significant fiscal impact.
PLANNING COMMISSION DISCUSSION AND RECOMMENDATION:
As stated, on October 24, 2006, the Planning Commission voted 5-0 to recommend
approval of the proposed Woodside Village Master Plan amendment and delete mini -
storage as a permitted use in the Woodside Village Master Plan area. Also as explained,
mini -storage was originally added as a permitted use specifically to assist in completing
the renovation of the Quail Ridge shopping center. Beyond that, however, there has not
been support for mini -storage as a permitted use in general in the Woodside Village area.
When it had appeared that the developers of the Quail Ridge shopping center were no
longer°pursuing mini -storage as use for the center, the Commission decided to move
forward with an amendment to delete it as a permitted use so that other mini -storage uses
could not be proposed elsewhere in the Woodside Village area.
Prepared by:
i
Con arcia
Planning Associate
Reviewed and approved by:
f
D u as N. McIsaac
Planning Director
Attachments:
Attachment 1 — Staff Report Dated October 24, 2006
Attachment 2 — Resolution for Woodside Village Master Plan Amendment No. 10
Attachment 3 Letter from Realty Bancorp Equities dated December 14, 2006
Z:\Case Files\Woodside Village Amendment\2006\Amendment 10\Woodside Village City Council Staff
Report I2.19.06.doc
ATTACHMENT 1 AGENDA
ITEM NO. C-3
DATE October 24, 2006
PLANNING DEPARTMENT STAFF REPORT
WOODSIDE VILLAGE MASTER PLAN AMENDMENT NO. 10
GENERAL EXEMPTION
APPLICANT: City of West Covina
LOCATION: Woodside Village
I. DESCRIPTION OF APPLICATION
The project consists of a proposal to amend the Woodside Village Master Plan to
delete "mini -storage" as a permitted use in the Woodside Village Master Plan area.
II. STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution recommending
to the City Council approval of Woodside Village Master Plan Amendment No. 10.
III. ENVIRONMENTAL DETERMINATION
The proposed amendment is exempt from the provisions of the California
Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the CEQA
Guidelines in that it consists of a code amendment, which does not have the potential
for causing a significant effect on the environment.
IV. BACKGROUND
On July 11, 2006, the Planning Commission approved the initiation of an
amendment to the Woodside Village Master Plan to delete mini -storage uses in the
Woodside Village Master Plan area. .
V. PROJECT DESCRIPTION AND ANALYSIS
The Woodside Village Master Plan was adopted in order to establish zoning and
development standards for the Woodside Village area of the City that differ in
some respects from the zoning standards that apply to the rest of the City. The
Master Plan area was divided into commercial and residential segments with the
same zoning designation of "Planned Community Development No. 1" (PCD-1).
With respect to commercial development, the Master Plan permits uses that are
otherwise permitted within the "Neighborhood Commercial" (N-C) Zone, with the
exception that the Master Plan also permits auto supply stores with installation
services. The City Zoning Code only permits "storage lots and mini -warehouses"
in the "Service Commercial" (S-C) and "Manufacturing" (M-1) Zones, but not in
the "N-C" Zone.
In 2001, the Woodside Village Master Plan was amended to allow for mini -storage
uses with the approval of a conditional use permit. The Master Plan was amended
in response to a request by the property owner of Quail Ridge shopping center to
rehabilitate the center to include a walk-in mini -storage use. Since that
development proposal did move forward, the mini -storage use is no longer being
considered.
Z;\Case Files\Woodside Village Amendment\2006\Amendment 10\staff report 10.24.06.doe
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Woodside Village Master Plan Amendment No. 10
Mini -Storage Uses
October 24, 2006 - Page.2 of 2
On July 11, 2006, the Planning Commission approved Development Plan No. 06-
02 to. allow the southern anchor tenant space to be replaced with in -line shops.
Recently, a Sav-On Drug Store and food court buildings were completed. When
the new Sav-On building and food -court buildings were approved in 2001, the
proposal included a mini -storage facility occupying one of the two anchor spaces.
The mini -storage was a necessary part of that proposal because the parking would
be insufficient for retail uses in both anchor spaces. With the decision to eliminate
one of the anchor tenants, the applicant is not pursuing a mini -storage use.
The proposed amendment would modify the text to delete "storage lots and .mini -
warehouses" as a conditionally permitted use in the Woodside Village Master Plan
area.
VI. STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution recommending
to the City Council approval of Woodside Village Master Plan Amendment No. 10.
Planning Associate
REVIEWED AND APPROVED:
Attachment 1 — Planning Commission Resolution
Attachment 2 — Woodside. Village Master Plan Amendment No.10
Z:\Case Files\Woodside Village Amendment\2006\Amendment 10\staffreport 10.24.06.doc
ATTACHMENT 2
P L ANN ING C O M M IS S I ON
RESOLUTION N0.06-5183
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF WOODSIDE VILLAGE MASTER PLAN
AMENDMENT NO. 10 RELATED TO DELETING MINI -STORAGE USES
IN THE. "PLANNED COMMUNITY DEVELOPMENT NO. 1" (PCD-1)
ZONE
WHEREAS, on July 11., 2006, upon presentation of a staff report regarding eliminating
mini -storage uses, the Planning Commission initiated an amendment to the Woodside Village
Master Plan to consider deleting mini -storage as a permitted use; and
WHEREAS, the Planning Commission, upon giving the required notice, did on 241h day
of October, 2006, conduct a duly advertised public hearing as prescribed by law; and
WHEREAS, studies and investigations made by this Commission and in its behalf reveal
the following facts:
1. Mini -storage uses do not fit into the context of the shopping centers in Woodside Village.
2. The Woodside Village Master Plan commercial areas follow the "Neighborhood
Commercial" (N-C) zoning designation. Mini -storage uses are not allowed in the "N-C"
Zones and consideration should therefore be given to prohibiting them in the Woodside
Village area.
3. The proposed action is considered to be exempt from the provisions of the California
Environmental Quality Act (CEQA), pursuant to Section 15061(b)(3) of the CEQA
Guidelines, in that the proposed action consists of a code amendment, which does not
have the potential for causing a significant effect on the environment.
NOW THEREFORE, the Planning Commission of the City of West Covina does resolve
as follows:
SECTION NO. 1: Based on the evidence presented and the findings set forth, Woodside
Village Master Plan Amendment No. 10 is hereby found to be consistent with the West Covina
General Plan and implementation thereof.
SECTION NO. 2: Based on the evidence presented and the findings set forth, the
Planning Commission of the City of West Covina hereby recommends to the City Council of the
City of West Covina that it approve Woodside Village Master Plan Amendment No. 10 to amend
the Woodside Village Master Plan to read as shown on Exhibit "A."
SECTION NO. 3: The Secretary is instructed to forward a copy of this Resolution to the
City Council for their attention in the manner as prescribed by law.
ZACase Files\Woodside Village Amendment\2006Wmendment 101Reso 10.24.06.doc
Planning Commission Resolution No. 06-5183
Woodside Village Master Plan Amendment No. 10
October 24, 2006- Page 2
I HEREBY CERTIFY, that the foregoing Resolution was adopted by the Planning
Commission of the City of West Covina, at a regular meeting held on the 24`h day of October,
2006, by the following vote.
AYES: Thrasher, Sotelo, Redholtz, Rozatti, Fisher
NOES: None
ABSTAIN: None
ABSENT: None
DATE: October 24, 2006
Colleen B. kozaffi, Chairperson
Planning Commission
ouglas McIsaac, Secretary
Planni ommission
Z:\Case Files\Woodside Village Amendment\2006\Amendment 10\Reso 10.24.06.doc
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ATTACHMENT 3
Realty Bancorp Equities
December 14, 2006
Doug McIssac
Planning Director
City of West Covina Planning Dept.
1444 West Garvey Ave. South
Suite 208
West Covina, CA 91790
626-939-8422
RE: Nogales and La Puente
Quail Ridge Shopping Center
Dear Mr. Mclssac:
21800 Burbank Boulevard, Suite 330
Woodland Hills, California 91367
Phone (818) 251.9911
Fax (818) 251.9912
Via Overnight Express
This letter shall serve to reconfirm our desire to be able to use the old Savon building as
self storage. We have discussed the potential use of this space with market users but we
have been unsuccessful in signing a market anchor at this time. Due to economic reasons
we must continue to have our option available to use this space for self storage for which
we have previously been approved. We reconfigured this center with reliance that the city
would not alter our current status. Further more due to potential parking constraints, it
may become necessary for us to use this space for this purpose.
If you have any questions or need any other information please do not hesitate to call me
at 818-251-9911.
Sincerely,
MLen Kristensen R E C E
DEC 15 Z006
PLANNING i"I"E"IF
O:\Word Data\R B C Equity(500)\West Covina\Doug Mclssac Storage letter 12.14.06.doc
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SAN GABRIEL VALLEY TRIBUNE
affiliated with
SGV Newspaper Group
1210 N. Azusa Canyon Road
West Covina, CA 91790
STATE OF CALIFORNIA
1.
County of Los Angeles
PROOF OF PUBLICATION
(2015.5 C.C.P.)
I am a citizen of the United States, and a resident
of the county aforesaid; I am over the age of,
eighteen years, and not a party to or interested in
the above -entitled matter. I am the principal clerk of
the printer of SAN GABRIEL VALLEY TRIBUNE, a
newspaper of general circulation which has been
adjudicatedas a newspaper of general circulation
by the Superior Court of the County of Los
Angeles, State of California, on the date of
September 10, 1957, Case Number 684891. The
notice, of which the annexed is a true printed copy,
has been published in each regular and entire issue
of said newspaper and not in any supplement
thereof on the following dates, to wit:
12/8/06
I declare under penalty of perjury that the
foregoing is true and correct.
Executed at West Covina, LA Co..California
this 8 day of DECEMBER , 20 06
signature 0
16
Ir'
-ols DEC 18 P 1 ,12
WEST .COVIN.:
f
r i � 1i
_NOTICE OF PUBLIC HEARING
CITY:. 'OF 'WEST COVINA CITY'
COUNCIL -
PURSUANT ;TO THE, LAW AND IN _
CONFORMANCE WITH THE
MUNICIPAL CODE YOU ARE HEREBY
NOTIFIED: OF A PUBLIC HEARING OF
THE CITY OF -WEST COVINA -CITY
COUNCIL.,
WOODS IDE .VILLAGE MASTER PLAN,
AMENDMENT NO. 10
GENERAL EXEMPTION
APPLICANT: City of West Covina
.LOCATION: Woodside Village Master.,
Plan Area • (Planned
Community Development
"PCD-P Zone)
'REQUEST: The p'roiect , consists of d
i proposal to amend the
Woodside Village, Master "
Plan to eliminate
mini -storage uses in the,
Woodside Village Master
A Plan Area: "
The proposed code, amendment is exempt,
from the provisions of the California
Environmental - Quality Act (CEQA),
Pursuant to Section 15061(b)(3) of the'.
GEQA Guidelines in that it consists of a
code amendment, which does 'not have
the potential, for causing a significant.
effect on the environment.
W you wish .to challenge the • action(s)
taken..on the request(s), You may- be
limited, to raising only those issues,'which
You (or -someone else) raised orally at
this public hearing or in written
correspondence received by the Cityat or.
before the hearing.
THE. PUBLIC HEARING WILL. -BE'.
HELD:
PLACE: West Covina City Hall
1444 'West Garvey, Avenue I
South
City Council" Chambers
Level One
DATE: December 19, 2006 "
TIME: 7:00 p.m.
If you have any questions,.we urge you to
contact Ron r Garcia at (626) 814-8765 or
Room •208, at"City Hall.
Only through, citizen participation can
-.your government build abetter City.
BY'ORDER OF THE
CITY COUNCIL OF THE
CITY OF WEST COVINA
Publish: December 8, 2006
San Gabriel Valley Tribune Ad No. 192486
Margaret Garcia
From: Ron Garcia
Sent: Wednesday, November 29; 2006 9:33 AM
To: Margaret Garcia
Subject: Notice for Woodside Village Master Plan Amendment No. 10 (December 19,2006 City Council
Meeting)
Hi Margaert, just wanted to forward a notice for the December 19th City Council Meeting.
The notice simply needs to be published in the paper. Mailing labels will not be necessary for this
item. Please call me if you have any questions.
Thank you,
Ron Garcia
Associate Planner
I
City of West Covina
NOTICE OF PUBLIC HEARING iII
Planning Department
iCITY- OF WEST COVINA CITY. 1
1444 West Garvey Avenue
i, COUNCIL
West Covina, CA 91790-2716
PURSUANT TO THE 'LAW AND' IN
CONFORMANCE ' WITH i THE
MUNICI'PAL'CODE YOU ARE HEREBY
(626) 939-8765 Direct
NOTIFIED OF A PUBLIC HEARING'OF ,
THE CITY'"'OF. WEST COVINA' CITY ?
(626) 939-8422 Main
,
COUNCIL.
(626) 939-8667 Fax
WOODSIDE. VILLAGE MASTER PLAN'
AMENDMENT NO. 10. -
Email: Ron.Garcia@westcovina.org
'GENERAL,EXEMPTION
APPLICANT; City of West Covina
LOCATION. Woodside ` Village Master
CC NOTICE OF
Plan Area. ,;','(Planned
UBLIC HEARING.do•
Community' : Development
"PCp 1" Zone),.
REQUEST: The proiect , consists of a I
proposal to amend the
Woodside -Village ;Master 1"
Plan to eliminate
mini -storage uses in the
Woodside Village Master
r Plan Area:
The proposed code,amendment is exempt
from the provisions ,of. the California
'Environmental Quality Act (CEQA) ;
pursuant to ,Section 15061(b)(3) of. the /
,CEQA Guidelines in that it consists of a'
%code amendment, which does not have
the potential for -_causing a significant j
effect on.the environment:
If you wish to challenge the action(s)
taken on .the' request(s), you may be
limited to raising only those issues; which
you (or. someone else) raised orally at
this ' 'publics. hearing +or 'in written
.
correspondence received by the.City at or'
before the hearing..
THE PUBLIC HEARINGWILL BE
HELD:
PLACE: , 'West Covina City Hall
1444 West . Garvey, Avenue
South. .,.
'City - Council,, Chambers
Level One
DATE: December 19, 2006
TIME: 7:00 p.m.
If you have any questions, rwe urge You to
contact Ron Garcia at (626) 814-8765 or
Room.208, at City Hall. ` 1
'Only through citizen' participation can
yourgovernment build a better City.
BY ORDER OF THE
CITY COUNCIL OF THE
OF COVINA
Publish: DecemberT8, OObwEST
San Gabriel Valley Tribune Ad No: 192486
1
i
RESOLUTION N O.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, AMENDING WOODSIDE VILLAGE MASTER
PLAN AMENDMENT NO. 10 RELATED TO DELETING MINI -
STORAGE USES IN THE "PLANNED COMMUNITY DEVELOPMENT
NO.1" ZONE
WHEREAS, Woodside Village Master Plan Amendment No. 10 is a City -initiated code
amendment related to deleting mini -storage as a permitted use; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 24th
day of October, 2006, conduct a duly advertised public hearing as prescribed by law, at which
time the Planning Commission adopted) Resolution No. 06-5183 recommending to the City
Council approval of Woodside Village Master Plan Amendment No. 10; and
WHEREAS, the City Council' considered evidence presented by the Planning
Commission, Planning Department, and,' other interested parties at a duly advertised public
hearing on the 19th day of December, and
WHEREAS, studies and investigations made by this Council and in its behalf reveal the
following facts:
1. Mini -storage uses do not fit into the context of the shopping centers in Woodside Village.
2. The Woodside Village Master ' Plan commercial areas follow the "Neighborhood
Commercial" (N-C) zoning designation. Mini -storage uses are not allowed in the "N-C"
Zones and consideration should therefore be given to prohibiting them in the Woodside
Village area.
3. The proposed action is considered to be exempt from the provisions of the California
Environmental Quality Act (CEQA), pursuant to Section 15061(b)(3) of the CEQA
Guidelines, in that the proposed action consists of a code amendment, which does not
have the potential for causing a significant effect on the environment.
NOW, THERFORE, the City Council of the City of West Covina, California, does
hereby ordain as follows:
f
SECTION NO. 1: Based on the 'evidence and the findings set forth, Woodside Village
Master Plan Amendment No. 10 is hereby found to be consistent with the West Covina General
Plan and implementation thereof
SECTION NO. 2: The proposed action is considered to be exempt from the provisions of
the California Environmental Quality Act (CEQA), pursuant to Section 15061(b)(3) of the CEQA
Guidelines, in that the proposed action consists of a code amendment which does not have the
potential for causing a significant effect on' the environment.
SECTION NO. 3: The City Council of the City of West Covina hereby amends Woodside
Village Master Plan Amendment No. 10 as shown on Exhibit "A."
ZACase Files\Woodside Village Amendment\2006\Am6ndment 10\CC Reso No. 10 12.19.06.doc
Resolution No.
Woodside Village Master Plan Amendment No.10
December 19, 2006 - Page 2
SECTION NO. 4: The City Clerk shall certify to the passage of this Ordinance and shall
cause the same to be published as required by law.
PASSED AND APPROVED on this 19th day of December 2006.
Mayor
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )
CITY OF WEST COVINA )
I, Laurie Carrico, City Clerk of the City of West Covina, do hereby certify that the
foregoing Resolution was duly adopted and passed at a regular meeting of the City Council on
the 19`h day of December, 2006.
AYES:
NOES:
ABSENT:
ABSTAIN:
.DATE:
City Clerk
APPROVED AS TO FORM:
.City Attorney