02-02-1999 - Code Amendment #285 - Service Stations Regulations - Fast Food, Car Washes, & Convenience Sales - General ExemptionCity Of -4,eSt coz ra
:Memorandum
TO: City Council
City Manager
FROM: Public Services Department
Planning Division
AGENDA
ITEM NO. A-2
DATE February 2, 1999
®PRINTED ON RECYCLED PAPER'
SUBJECT: CODE AMENDMENT NO: 285
SERVICE STATIONS REGULATIONS
FAST FOOD, CAR WASHES, AND CONVENIENCE SALES
GENERAL EXEMPTION
SUMMARY: This code amendment proposes to amend the City's zoning regulations to
allow. fast food restaurants in conjunction with service stations, and to
allow for more expanded convenience. foodsales and car washes in
conjunction with service stations.
BACKGROUND
Currently, the City's Zoning Code permits only limited ancillary uses in conjunction with
service stations (a service station is. defined as any retail establishment that sells
gasoline). These regulations have served to preclude combining other uses (e.g. fast food
restaurants, convenience stores) with service stations. In response to ongoing inquiries
from business owners and changes in the service station industry, the Planning
Commission considered revisions to the .City's zoning regulations to broaden the types
and intensity of uses permitted.in conjunction with service stations.
The Planning Commission considered these amendments at study sessions on August 11,
October 27, and December 8, 1998, and at a public hearing on January 12, 1999. In their
final action; the Planning Commission voted to recommend allowing the following
additional and expanded uses in conjunction with service stations: (1) fast food
restaurants; (2) larger scale car washes; and (3) larger scale convenience food sales.
DISCUSSION
One issue that was given particular attention as part of'this code amendment was that of
the City's current zoning regulation that prohibits the concurrent sale of alcohol and
gasoline. This regulation was adopted by the City in 1977. In 1981, the State passed
legislation that preempted cities from maintaining such a prohibition unless the
prohibition was adopted prior to 1985. In that West Covina's prohibition met this
Criterion, the City has been able to continue prohibiting the concurrent sale of alcohol and
gasoline:
In considering making amendments to the City's service station regulations, a concern
existed regarding maintaining the "grandfathered" status of the City's prohibition on
alcohol sales. It was the position of the Planning Commission that the City should
continue to prohibit the sale of alcohol with gasoline. The City. Attorney's conclusion
was that the currently proposed amendments should not affect the City's ability to
continue to. maintain its prohibition on the concurrent sale of alcohol and gasoline:
As indicated above, the Planning Commission voted to recommend allowing fast food
restaurants, larger scale convenience . food sales, and larger scale 'car washes in
conjunction with service stations. Currently, food sales in conjunction with service
stations are limited to no more than 20 percent .of the total building floor space, and car
washes are limited to no more than 500 square feet. Amendments were made to remove
these size limitations. As proposed, the Planning Commission will utilize the conditional
use permit process to limit and control the size of accessory uses on a particular site, if
necessary.
It was the Planning Commission's conclusion that these were the types of uses that were
most likely to be co -located with service stations.. The Planning Commission indicated
ZAMEMOLTR\james\Service StationMinal Docs\CA 285 CC mport.doc '
Code Amendment No.Service Stations •
February 2. 1999 - Paae 2
r.�
that should practice or experience demonstrate the need to allow other types of uses in
conjunction with service stations in the future, this could be considered at a later time.
In addition, the multi -tenant uses ordinance (Section 26-598) contains several standards
which most service station sites would have difficulty meeting (lot area, floor -to -ceiling
walls; etc.). Because of this, Section 26-598 has been amended to exempt service station
sites from these requirements.
No amendments to the sign standards were made other than allowing. accessory uses to
share in detached business identification signage (Section 26-356). The present three -
square -feet -per -lineal -foot -of -building -frontage. standard commercial allowance is
sufficient for signage, and the sign code distinguishes service stations only in making
special. allowance for price-readerboards.
Commission Discussion and Recommendation
At its meeting of January 12, 1999, the Planning Commission voted unanimously to
recommend adoption of the proposed ordinance. No public. testimony was presented
either in favor of or in opposition to the project. In their discussion, the Planning
Commission agreed that the proposed changes to the zoning code were beneficial for both
the City and developers and operators of service stations in the City.
Fiscal Impact
It is not anticipated that the proposed code amendment will result in a significant fiscal
impact. By allowing other types of uses to co -locate with service stations, business
owners will have greater opportunities for generating revenues, which will result in an
incremental increase in tax revenues to the City.
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 CERTAIN
SECTIONS OF CHAPTER 26 (ZONING) OF THE WEST COVINA
MUNICIPAL CODE RELATED TO ACCESSORY
COMMERCIAL USES OF SERVICE STATION SITES (CODE
AMENDMENT NO.285) A A
Severance
ing Assistant
REVIEWED AND APPROVED:
(ices Director
Z:\MEMOLTR\jams\Service,Stations\Final Docs\CA 285 CC reportdoc
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, AMENDING CERTAIN SECTIONS OF
CHAPTER 26 (ZONING) OF THE WEST COVINA MUNICIPAL CODE
RELATED TO ACCESSORY COMMERCIAL USES OF SERVICE
STATION SITES (CODE AMENDMENT NO. 285).
WHEREAS, the West Covina Municipal Code presently prohibits concurrent sales of
gasoline with a number of other products and services on the same property; and
WHEREAS, the City particularly desires to retain its present prohibitions on concurrent
sales gasoline with alcohol; and
WHEREAS, a number of service station sites within the City of West Covina are in need of
renovation and the prospect of increased commercial use of a site will serve as both inducement and
means to such renovation for property owners; and
WHEREAS, the City of West Covina desires to allow full use of its commercial properties
where such -use will not -negatively affect the health, safety, and welfare of its citizens; and
WHEREAS, investigations by. staff have shown that. the concurrent sales of fast food and
similar food service at service station sites in other cities consistently has increased over the last
few years, as have the incidences of joint gasoline and convenience -good sales; and
WHEREAS, many such sites have been operational for some _time with few or no negative
impacts on residents of other communities; and
WHEREAS, car washes and service stations are both intrinsically auto -oriented, are thus
well -fitted for joint use of commercial sites, and joint, car. wash/service station businesses have
operated beneficially in both West Covina and in other cities; and .
WHEREAS, the Planning Commission, upon giving the required notice, did on the 12' day
of January, 1999, conduct a duly advertised public hearing as prescribed by law, at which time the
Planning Commission adopted Resolution No.- 01-99-4533 recommendingto the City Council
approval of Code Amendment No. 285; and
WHEREAS, the City Council considered evidence presented by the Planning Commission,
Planning Division, and other interested parties at a duly advertised public hearing on the 2' day of
February, 1999; and
NOW THEREFORE, the City Council of the City of West Covina does hereby ordain as
follows:
SECTION NO. 1: Based on the evidence and the findings set forth, Code Amendment No.
285 is hereby found to be consistent with the West Covina General Plan and the implementation
thereof.
SECTION NO.2: The project does not allow any ' new types of businesses but merely
allows businesses already separately permitted to locate together on single properties subject to all
existing development standards and it thus could not have a significant impact on the. environment
and is exempt from the provisions of the California Environmen tal Quality Act of 1970 (CEQA) as
set forth in Section 15061(b)(3) thereof.
ZANEM0LTR\ja=AService StaaonsTinal Docs\CA 285 CC oird.doc
II
Ordinance: No.
Service Stations
February 2•.1999 - Page 2
SECTION -NO. 3: The City Council of the City of West Covina ' hereby amends
Chapter 26 (Zoning) of the City of West Covina Municipal Code as follows:
Section 26-97 is hereby amended to read as follows:
Sec. 26-07. 'Service station.
The Pfilne ;Ametien e f "sew ply f fieteif P,01 to A'Ahi,.10., "Service
station" means or is a use where one of the primary functions is the retail sale of motor fuel
for motor vehicles. In addition, a service station may offer and consist of minor sales, services,
and facilities.. See article XII, division 4 of this chapter for permitted and prohibited sales; services
and facilities.
Section 26-356(a) is hereby amended to read as follows:
Sec. 26-356.. Same Detached signs (special uses)
Class
Maximum
Maximu
Maximum
Permit
Comments ,
Number
m Area
Height/ Location
Req.
(a) Service station
One (1) per
[no
1.25 times the -
SAR
Accessory uses may be identified on
the service station ID sign at the
identification/ .,
site
change]
building height
price panel
discretion of the City Planner.
Section 26-598 is hereby amended to read as.follows:
Rec_ 26-59R_ Multi -tenant ucec_
(a) Uses located within the same building shall be separated from each other by complete
floor -to -ceiling walls (or by a combination of a solid, lockable access door on a floor -to -ceiling
wall in -lieu of complete separation at the discretion of the step city planner), with the
following exceptions:
(1) Accessory uses that are related and incidental to a primary use, or
(2) .s Theme shopping uses as defined in section 26-11.3.1 and permitted in the C-C and
S-C zones only; or
(3) -.,.Uses in carts and kiosks located, in the common interior corridors of regional
shopping centers, not abutting other tenant spaces; or
(4) Accessory office uses that are not related to a primary office use; or -
(5) Accessory uses that are not related to a' primary retail use, with a minimum total
floor area of fifteen thousand (15,000) square feet, provided that the area devoted to
the unrelated accessory use(s) does not exceed twenty-five (25) percent of the gross
:floor area of the enclosed tenant space and the number of unrelated accessory uses
are limited as follows:
.Gross Floor Area of Enclosed
Tenant Space (including area
devoted to accessory uses(s))
Maximum Number of
Unrelated Accessory Uses
15,000—.19,999 square feet
1
20,000 — 24,999 square feet
2
25,000 — 29,999 square feet
3
30,000 square feet and over
4
Multi -tenant uses operated in conjunction with a service station as provided
pursuant to article XIIL division 4 of this chapter section 26-671 et. seg.).
(b) Accessory uses, authorized by this section, shall be permitted only if the subject use is
allowed in the zone in which they are located. Accessory uses that are allowed subject to a
ZAM M0L1R\james\Service StationsTinal Docs\CA 285 CC ord.doc
Ordinance No.
Service Stations
February 2, 1949 - Paee 3
conditional use permit or other discretionary approval as independent uses shall be subject to the
same approval requirements as accessory uses.
(c) Accessory uses shall be provided with the same number of parking spaces required for
the same uses as independent uses; pursuant to Section 26-581(c).
(d) Signage for accessory uses shall be allowed to the same extent as allowed by this
chapter, except that:
(1) That the combined area. of signage for the primary use and the accessory use(s) shall not
exceed the maximum sign area allowed by code for the enclosed tenant space; and
(2) The sign area devoted to all accessory uses associated with a primary use shall not
exceed fifty (50) percent of the total sign area provided for an enclosed tenant space; and
(3) The signs for accessory uses shall be placed only on the front wall of the enclosed tenant
space.
Section 26-661 is hereby amended to read as follows:
Sec.26-661. Function.
One of the
primary functions of a service station is to supply motor fuel to motor vehicles. In addition,
specified accessory services . and sales may be provided in conjunction with service stations,
either as an extension of the service station use or as a seuarate multi -tenant use.
Only service stations shall sell gasoline from a pump to the general public.
Section 26-663 is hereby amended to read as follows:
Sec. 26-663. Permitted incidental uses.
In addition to the sale, of motor fuel, a service station may offer and consist of the followingsales,
services and facilities:
(a) Motor oil;
(b) Lubrication including grease rack or elevator;
(c) Minor tire service;
(d) Minor battery service;
(e). Minor motor tune-up;
(f) Head lamp adjusting;
(g) Brake adjusting and repair;
(h) Sale of automotive accessories;
(i)
squefe feet is se ase Car washes, hand and/or automatic
(j) Rental of trailers, trucks and other such devices, limited to twenty-five (25) per cent
of the site area, shall not interfere with the required parking or access and shall be
located'a minimum of fifteen (15) feet from any street side property line.
(k) Sale of nonalcoholic drinks, packaged food, "tobacco and similar convenience goods
for gasoline supply customers, but onlyas an accessory and incidental use, enclosed
within the main building.
(1) Vending machines subject to conditions of paragraph (k).
(m) Fast-food restaurants and other similar food service establishments that offer
quick food service from a limited menu of items generally served in ready -to -
consume in portions often in disposable wrappings or containers for
provide drive -through service. 1"
zAMEMOLTRyames\Service StaHonsTinal Docs\CA 285 CC ord.doc
Ordinance No.
Service Stations
February 2, 1999 - Page 4
Section 26-6615 is hereby amended to read as follows:
Sec. 26-663.5. wed Car washes.
7;..:.11,.,1 site shall he ,-PA4.,.o.i fee- its laad
Car washes established in conjunction with service stations shall be subject to following
minimum standards and conditions, which may be made more restrictive as necessary
through the conditional use permit process.
,.
(e a� Noise levels shall not exceed 70db(A) at the property line. If the property line is
adjacent to residential property, the noise level shall not exceed 65db(A).
fd) The wash and dry mechanism shall be contained entirely within a building..
(eUc� A water recovery system shall be installed, and in operation at all times.
(Pj d� All wash fluids used shall be biodegradable and environmentally safe.
()fe)The car wash shall in no way interfere with the primary function of motor fuel
distribution, automobile access, or traffic circulation.
qi)M Accessory items normally associated with a car wash, such as vacuums, may be _
permitted provided they meet the above specified criteria.
(i)W Hours of operation may be limited through the conditional use permit process.
OW] is limi ed to 4-99 ., to 7.nn :, A.Afflelid ., to 7.nn P.M.
weelEends
Section 26-664 is hereby amended to read as follows:.
Ordinance No.
Service Stations
February 2, 1999 - Paee 5
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 2' day of February, 1999.
Mayor
ATTEST:
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES }
CITY OF WEST COVINA )
I, Janet Berry, City Clerk of the City of West Covina, do hereby certify, that the foregoing
Ordinance No. was regularly introduced and placed upon. its first reading at a regular
meeting of the City Council on the 2'. day of February, 1999. That, thereafter, said Ordinance was
duly adopted and passed at a regular meeting of the City Council on the day of , 1999.
AYES:
NOES:
ABSENT:
City Clerk
APPROVED AS TO FORM:
City Attorney
I
PLANNING C O M M I S S I O N
RE SOLUTION N O. 01-99-4533
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
WEST COVINA, CALIFORNIA, RECOMN[ENDING TO THE CITY
COUNCIL APPROVAL OF CODE AMENDMENT NO. 2859 AMENDING
CERTAIN SECTIONS OF CHAPTER 26 (ZONING) OF THE WEST
COVINA MUNICIPAL CODE RELATED TO ACCESSORY
COMMERCIAL USES OF SERVICE STATION SITES.
CODE AMENDMENT NO.285
GENERAL EXEMPTION
APPLICANT: City of West Covina
LOCATION: City-wide
WHEREAS, the West Covina Municipal Code presently prohibits concurrent sales of
gasoline with a number of other products and'services on the same property; and
WHEREAS, the City particularly desires to retain its present prohibitions on concurrent
sales gasoline with alcohol; and
WHEREAS, a number of service station sites within the City of West Covina are in need of
renovation and the prospect of increased commercial use of a site will serve as both inducement and
means to such renovation for property owners; and
WHEREAS, the City of West Covina desires to allow full use of its commercial properties
where such use will not negatively affect the health, safety, and welfare of its citizens; and
WHEREAS, investigations by staff have shown that the concurrent sales of fast food and
similar food service at service station sites in other cities consistently has increased over the last
few years, as have the incidences of joint gasoline and convenience -good sales; and
WHEREAS, many such sites have been operational for some time with few or no negative
impacts on residents of other communities; and
WHEREAS, car washes and service stations are both intrinsically auto -oriented, are thus
well -fitted for joint use of commercial sites, and joint car wash/service station businesses have
operated beneficially in both West Covina and in other cities; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 12' day
of January,1999, conduct a duly advertised public hearing as prescribed by law; and
NOW THEREFORE, the Planning Commission of the City of West Covina does resolve as
follows:
SECTION NO. 1: Based on the evidence and the findings set forth, Code Amendment No. 285 is
hereby found to be consistent with the West Covina General Plan and the implementationthereof.
SECTION NO.2: The project does not allow any new types of businesses but merely allows
businesses already separately permitted to locate together on single properties subject to all existing
development standards and it thus could not have a significant impact on the environment and is a
exempt from the provisions of CEQA as set forth in Section 15061 (b)(3) of the California
Environmental Quality Act of 1970 (CEQA).
Z\NSEMOLM\james\SeMcc Stations\FuW D=\Kreso-co&Amend 285.doc
i
Resolution No. 01-99-4533
Code AmendmentNo. 285
Service Stations with Food Service
January 12,1999 - Page 2
SECTION NO. 3: ' The West Covina Planning Commission hereby recommends that the West
Covina Municipal Code be modified as follows:
Amend Section 26-97 to read as follows:
Sec. 26-97. Service station.
The-prime-fiimfiea eg a `seMFe-s"ea�' is te supply meter. del- "Service
station" means or is a use where one of the primary functions is the retail sale of motor fuel
for motor vehicles. In addition, a service station may offer and consist of minor sales, services,
and facilities. See article XII, division 4 of this chapter for permitted and prohibited sales, services
and facilities.
Amend Section 26-356(a) to read as follows:
Sec. 26-356. Same —Detached signs (special uses)
Class
Maximum
Maximu
Maximum
Permit
Comments
Number
m Area
Height/ Location
Req.
(a) Service station
identification/
One (1) per
site
[no
change]
1.25 times the
building height
SAR
Accessory uses may be identified on
the service station ID sign at the
price panel
I
discretion of the City Planner.
Amend Section 26-598 to read as follows:
Sec.26-598. Multi -tenant uses.
(a) Uses located within the same building shall be separated from each other by complete
floor -to -ceiling walls (or by a combination of a solid, lockable access door on a floor -to -ceiling
wall in -lieu of complete separation at the discretion of the plani3iBg dimete cift Blanner), with the
following exceptions:
(1) Accessory uses that are related and incidental to a primary use, or
(2) Theme shopping uses as defined in section 26-113.1 and permitted in the C-C and
S-C zones only; or
(3) Uses in carts and kiosks located in the common interior corridors of regional
shopping centers, not abutting other tenant spaces; or
(4) Accessory office uses that are not related to a primary office use; or
(5) Accessory uses that are not related to a primary retail use, with a minimum total
floor area of fifteen thousand (15,000) square feet, provided that the area devoted to
the unrelated accessory use(s) does not exceed twenty-five (25) percent of the gross
floor area of the enclosed tenant space and the number of unrelated accessory uses
are limited as follows:
Gross Floor Area of Enclosed
Tenant Space (including area
devoted to accessory uses(s))
Maximum Number of
Unrelated Accessory Uses
15,000—19,999 square feet
1
20,000 — 24,999 square feet
2
25,000 — 29,999 square feet
3
30,000 square feet and over
4
�6 Multi -tenant uses operated in conjunction with a service station as provided
pursuant to article XII. division 4 of this chapter (section 26-671 et. seg.).
7-\NMMOLTRIj=es\Secvice Stations\NrW Docs\Kreso CodeAtnend 285.doc
Resolution No. 01-99-4533
Code AmendmentNo. 285
Service Stations with Food Service
January 12,1999 - Pate 3
(b) Accessory uses, authorized by this. section, shall be permitted only if the subject use is
allowed in the zone in which they are located. Accessory uses that are allowed subject to a
conditional use permit or other discretionary approval as independent uses shall be subject to the
same approval requirements as accessory uses.
. (c) Accessory uses shall be provided with the same number of parking spaces required for
the same uses as independent uses, pursuant to Section 26-581(c).
(d) . Signage for accessory uses shall ' be -allowed to the same extent as allowed by this
chapter, except that:
(1) That the combined area of signage for the primary use and the accessory use(s) shall not
exceed the maximum sign area allowed by code for the enclosed tenant space; and
(2) The sign area devoted to all accessory uses associated with a primary use shall not
exceed fifty (50) percent of the total sign area provided for an enclosed tenant space; and
(3) The signs for accessory uses shall be placed only on the front wall of the enclosed tenant
space.
Amend Section 26-661 to read as follows:
Sec.26-661. Function.
"go :a AtiAN" iq +.. " ..+.... fi,"1 +.. «,..+.,..."1,:..1"q In .,.7.i:+;....
sefl�ie� 99 mff se d eeed Wes. -One of the
primary functions of a service station is to supply motor fuel to motor vehicles In addition,
specified accessory services and sales may be provided in conjunction with service stations.
either as an extension of the service station use or as a separate multi -tenant use.
Only service stations shall sell gasoline from a pump to the general public.
Amend Section 26-663 to read as follows:
Sec. 26-663. Permitted incidental uses.
In addition to the sale of motor fuel, a service station may offer and consist of the following sales,
services and facilities:
(a) Motor oil;
(b) Lubrication including grease rack or elevator,
(c) Minor tire service;
(d) Minor battery service;
(e) Minor motor tune-up;
(fl Head lamp adjusting;
(g) Brake adjusting and repair,
(h) Sale of automotive accessories;
(i)
she -feet is se ed; Car washes, hand and/or automatic
(j) Rental of trailers, trucks and other such devices, limited to twenty-five (25) per cent
of the site area, shall not interfere with the required parking or access and shall be
located a minimum of fifteen (15) feet from any street side property line.
(k) Sale of nonalcoholic drinks, packaged food, tobacco and similar convenience goods
for gasoline supply customers, but only as an accessory and incidental use, enclosed
Within and I i—mitea t.e #AFe fit y (20) eF "e„+ a fthe a f the main building.
+++++� vu� v -caa�
(1) Vending machines subject to conditions of paragraph (k).
quick food service from a limited menu of items generally served in ready -to -
consume individual portions often in disposable wrappings or containers for
Z.VvM lOLTRyames\Service Stati=\Final DocsWmso-CodeAmend 285.doc.
Resolution No. 01-994533
Code AmendmentNo. 285
Service Stations with Food Service
January 12,1999 - Page 4
consumution either within the restaurant or for carry -out. Such uses mil also
provide drive -through service.
Amend Section 26-663.5 to read as follows:
Sec. 26-663.5. Autemated Car washes.
........ . ......
TV" InT
■ i
�.
r-
Car washes established in conjunction with service stations shall be subject to folio
minimum standards and conditions, which may be made more restrictive as necessary,
through the conditional use permit process.
(b) GaF wmh fwiMes shag net be leeated-ellee sew- 4—an ene hundEed (100) feet fFe
(e)JaJ Noise levels shall not exceed 70db(A) at the property line. If the property line is
adjacent to residential property, the noise level shall not exceed 65db(A).
(d)M The wash and dry mechanism shall be contained entirely within a building.
(e)o A water recovery system shall be installed, and in operation at all times.
Eikdj All wash fluids used shall be biodegradable and environmentally safe.
(g)U The car wash shall in no way interfere with the primary function of motor fuel
distribution, automobile access, or traffic circulation.
t Accessory items normally associated with a car wash, such as vacuums, may be
permitted provided they meet the above specified criteria
()( Hours of operation may be limited through the conditional use permit process
w
Amend Section 26-664 to read as follows:
Sec. 26-664. Prohibitions.
[(a) to (c) are unchanged]
(d) Subleasing of floor space or site area except for any use specifically authorized by
section 26-663, subparagraphs (a) through (i),flq and (m).
&MF.MOL7Rlj2mm\SeMce Sha =\F W Dac Wreso-Cod aW 285.doc
0
ResolutionNo. 01-99-4533
Code AmendmentNo. 285
Service Stations with Food Service
January 12,1999 - Page 5
SECTION NO. 4: The Secretary is instructed to forward a copy of this Resolution to the City
Council for its attention in the manner prescribed by law.
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 12' day of January,1999,
by the following vote:
MM
NOES:
ABSENT:
DATE:
Chairman Zeller, Commissioners Clayton, Reiner, Solinger, and Tarozzi.
None.
None.
January 12,1999.
Robert M. Zeller, C
Planning Commission
Dougl . McIsaac, Secretary
PlannWg Commission
ZAMW0LTR\james\Sevice Stations\FuW Docs\Kreso-CodeAmend 285.doc
•
AGENDA
TO: Planning Commission Item No. B=2
Date: 1-12-99
FROM: Public Services Department
Planning Department
SUBJECT: CODE AMENDMENT NO. 285
SERVICE STATIONS REGULATIONS
FAST FOOD, CAR WASHES, AND CONVENIENCE SALES
GENERAL EXEMPTION
SUMMARY: Code Amendment No. 285 is a City -initiated project to allow certain
additional and expanded uses in conjunction with service stations, while
maintaining the City's prohibition on the concurrent sale of alcohol and
gasoline.
BACKGROUND
In response to ongoing inquiries from business owners and changes in the service station
industry, the Planning Commission held study sessions on August 11 and October 27, 1998
to consider broadening the types of uses permitted at service stations. Commission
discussion centered on the City's desire to encourage full economic use of service station
properties, yet avoid preemption of the City's ban on concurrent sales of alcohol and
gasoline.
As discussed at length in both study session reports, California State Business &
Professions Code Section 23790.5 disallows most local prohibition of concurrent sales of
gasoline and alcohol. After considering a number of possible expansions of use, the
Commission directed staff to draft a code amendment to allow fast-food restaurants and
full -service car washes at service stations while retaining the City's ban on concurrent sales
of alcohol and gasoline.
DISCUSSION
As directed by the Planning Commission, staff proposes several specific code changes.
First, a line has been added to Section 26-663 to specifically allow "fast food restaurants."
Second, the reference to "handwashing" of cars is modified to simply read "car washes,
hand and/or automatic," which allows any size or type of car wash to operate in
conjunction with a service station. See the attached draft resolution for full text changes. -
Additionally, the multi -tenant uses ordinance contains several standards which most
service station sites would have difficulty meeting (lot area, etc.). Because of this, section
26-598 has been amended to exempt service stations from these requirements. Again, see
the attached draft resolution for full text changes.
Beyond the previous direction provided by the Planning Commission, staff has also
incorporated an amendment that will serve to permit full-scale convenience stores in
conjunction with service stations. The Planning Commission had previously considered
this option, but had decided not to pursue it at this time. The Redevelopment Agency,
however, has been approached by a party that is interested in developing a combination
service station, fast-food restaurant, and convenience store at the southwest corner of West
Covina Parkway and Toluca Avenue. While this project is not definite at this time, should
the City wish to consider approving this project in the near future, it will be necessary to
amend the service stations regulations to allow for full-scale convenience stores.
In order to accomplish this, Section 26-663(k) has been amended to delete the current
limitation on the sale of convenience goods to 20 percent of the floor area of the building.
ZAMEMOLTRyames\Service StationsTinal Docs\CA 285 report.doc
Initiation Of Code Ame*ent - Service Stations •
December 8, 1998 - Page 2
By doing this, it would allow the amount of area devoted to the sale of convenience goods
to be established by the Planning Commission through the conditional use permit process.
The Commission should consider this particular amendment and determine if it wishes to
retain it or delete from its recommendation to the City Council.
Other than allowing accessory uses to share in detached business identification signage
(Section 26-356), staff proposes no modification to the sign standards or design review
requirements in the WCMC. The present three -square -feet -per -lineal -foot -of -building -
frontage standard commercial allowance is sufficient for signage, and the sign code
distinguishes service stations only in making special allowance for price-readerboards. The
requirements for Precise Plan and Conditional Use Permit approval are also sufficient to
govern site design without additional regulation within the code section specifically
governing service stations.
Staff proposes replacement of entire sections and paragraphs only in the car wash
regulation section, and proposes no changes to the specific lines prohibiting concurrent
sales of alcohol and gasoline. Thus staff believes these changes accomplish the direction of
the Commission and City Attorney to avoid preemption.
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution recommending to the
City Council approval of Code Amendment No. 285 modifying development. standards for
service stations to allow concurrent fast food and gasoline sales, and full -service car
washes at service station sites.
J es Severance
F/Tanning Assistant
REVIEWED AND APPROVED:
ZAMEMOLTR\james\Service StationsTinal Docs\CA 285 report.doc
PLANNING CO M M I S S I O N
RE S O L UTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
WEST COVINA, CALIFORNIA, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF CODE AMENDMENT NO. 285, AMENDING
CERTAIN SECTIONS OF CHAPTER 26 (ZONING) OF THE WEST
COVINA MUNICIPAL CODE RELATED TO ACCESSORY
COMN[ERCIAL USES OF SERVICE STATION SITES.
CODE AMENDMENT NO. 285
GENERAL EXEMPTION
APPLICANT: City of West Covina
LOCATION: City-wide
WHEREAS, the West Covina Municipal Code presently prohibits concurrent sales of
gasoline with a number of other products and services on the same property; and
WHEREAS, the City particularly desires to retain its present prohibitions on concurrent
sales gasoline with alcohol; and
WHEREAS, a number of service station sites within the City of West Covina are in need of
renovation and the prospect of increased commercial use of a site will serve as both inducement and
means to such renovation for property owners; and
WHEREAS, the City of West Covina desires to allow full use of its commercial properties
where such use will not negatively affect the health, safety, and welfare of its citizens; and
WHEREAS, investigations by staff have shown that the concurrent sales of fast food and
similar food service at service station sites in other cities consistently has increased over the last
few years, as have the incidences of joint gasoline and convenience -good sales; and
WHEREAS, many such sites have been operational for some time with few or no negative
impacts on residents of other communities; and
WHEREAS, car washes and service stations are both intrinsically auto -oriented, are thus
well -fitted for joint use of commercial sites, and joint car wash/service station businesses have
operated beneficially in both West Covina and in other cities; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 12`' day
of January, 1999, conduct a duly advertised public hearing as prescribed by law; and
NOW THEREFORE, the Planning Commission of the City of West Covina does resolve as
follows:
SECTION NO. 1: Based on the evidence and the findings set forth, Code Amendment No. 285 is
hereby found to be consistent with the West Covina General Plan and the implementation thereof.
SECTION NO.2: The project does not allow any new types of businesses but merely allows
businesses already separately permitted to locate together on single properties subject to all existing
development standards and it thus could not have a significant impact on the environment and is a
exempt from the provisions of CEQA as set forth in Section 15061 (b)(3) of the California
Environmental Quality Act of 1970 (CEQA).
ZAM EMOLTR\james\Service StaaonsTinal Docs\PCreso-CodeAmend 285.doc
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Resolution No.
Code Amendment No. 285
Service Stations with Food Service
January 12, 1999 - Paize 2
SECTION NO. 3: The West Covina Planning Commission hereby recommends that the West
Covina Municipal Code be modified as follows:
Amend Section 26-97 to read as follows:
Sec. 26-97. Service station.
The-fi a ef--a "SeFise stag"is to suppy ..later P,el to faete .., hieles "Service
station" means or is a use where one of the primarl functions is the retail sale of motor fuel
for motor vehicles. In addition, a service station may offer and consist of minor sales, services,
and facilities. See article MI, division 4 of this chapter for permitted and -prohibited sales, services
and facilities.
Amend Section 26-356(a) to read as follows:
Sec. 26-356. Same —Detached signs (special uses)
Class
Maximum
Maximu
Maximum
Permit
Comments
Number
m Area
Height/ Location
Req.
(a) Service station
One (1) per
[no
1.25 times the
SAR
Accessory uses may be identified on
the service station ID sign at the
identification/
site
change]
building height
price panel
discretion of the City Planner.
Amend Section 26-598 to read as follows:
Sec. 26-598. Multi -tenant uses.
(a) Uses located within the same building shall be separated from each other by complete
floor -to -ceiling walls (or by a combination of a solid, lockable access door on a floor -to -ceiling
wall in -lieu of complete separation at the discretion of the eter. cily planner),. with the
following exceptions:
(1) Accessory uses that are related and incidental to a primary use, or
(2) Theme shopping uses as defined in section 26-113.1 and permitted in the C-C and
S-C zones only; or
(3) Uses in carts and kiosks located in the common interior corridors of regional
shopping centers, not abutting other tenant spaces; or
(4) Accessory office uses that are not related to a primary office use; or
(5) Accessory uses that are not related to a primary retail use, with a minimum total
floor area of fifteen thousand (15,000) square feet, provided that the area devoted to
the unrelated accessory use(s) does not exceed twenty-five (25) percent of the gross
floor area of the enclosed tenant space and the number of unrelated accessory uses
are limited as follows:
Gross Floor Area of Enclosed
Tenant Space (including area
devoted to accessory uses(s))
Maximum Number of
Unrelated Accessory Uses
15,000—19,999 square feet
1
20,000 =- 24,999 square feet
2
25,000 — 29,999 square feet
3
30,000 square feet and over
4
Multi -tenant uses operated in conjunction with a service station as provided
pursuant to article XII, division 4 of this chapter (section 26-671 et. se . .
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Resolution No.
Code Amendment No. 285
Service Stations with Food Service
January 12, 1999 - Page 3
(b) Accessory uses, authorized by this section, shall be permitted only if the subject use is
allowed in the zone in which they are located. Accessory uses that are allowed subject to a
conditional use permit or other discretionary approval as independent uses shall be subject to the
same approval requirements as accessory uses.
(c) Accessory uses shall be provided with the same number of parking spaces required for
the same uses as independent uses, pursuant to Section 26-581(c).
(d) Signage for accessory uses shall be allowed to the same extent as allowed by this
chapter, except that:
(1) That the combined area of signage for the primary use and the accessory use(s) shall not
exceed the maximum sign area allowed by code for the enclosed tenant space; and
(2) The sign area devoted to all accessory uses associated with a primary use shall not
exceed fifty (50) percent of the total sign area provided for an enclosed tenant space; and
(3) The signs for accessory uses shall be placed only on the front wall of the enclosed tenant
space.
Amend Section 26-661 to read as follows:
Sec.26-661. Function.
cc » ;- +.. 1 .,+.,, fuel t..... et-g.. 4,elh_ir]eq la .,.i. tiep
sepAee _46-+6ea olW tear. Wier.-ae^ireq And eed sales —One of the
primary functions of a service station is to supply motor fuel to motor vehicles In addition,
specified accessory services and sales may be provided in conjunction with service stations,
either as an extension of the service station use or as a separate multi -tenant use.
Only service stations shall sell gasoline from a pump to the general public.
Amend Section 26-663 to read as follows:
Sec. 26-663. Permitted incidental uses.
In addition to the sale of motor fuel, a service station may offer and consist of the following sales,
services and facilities:
(a) Motor oil;
(b) Lubrication including grease rack or elevator;
(c) Minor tire service;
(d) Minor battery service;
(e) Minor motor tune-up;
(f) Head lamp adjusting;
(g) Brake adjusting and repair;
(h) Sale of automotive accessories;
(i) Hand efc-wtefilebiles where an ffea et B e t—hi ., �.,e ht a a icnn
washing
squa a foot is-se_used; Car washes, hand and/or automatic
(j) . Rental of trailers, trucks and other such devices, limited to twenty-five (25) per cent
of the site area, shall not interfere with the required parking or access and shall be .
located a minimum of fifteen (15) feet from any street side property line.
(k) Sale of nonalcoholic drinks, packaged food, tobacco and similar convenience goods
for gasoline supply customers, but only as an accessory and incidental use, enclosed
within A —ad -N-n, +ea to twenty i29per- sent ft a flee,.. the main building.
(1) Vending machines subject to conditions of paragraph (k).
(m) Fast-food restaurants and other similar food service establishments that offer
quick food service from a limited menu of items generally served in ready. to -
consume individual portions often in disposable wrappings or containers for
ZAMEMOLTRIjames\Serviee StationsTinal DocsWreso-"eAmend 285.doc Last printed 01/08/99 8:31 AM
Resolution No.
Code Amendment No. 285
Service Stations with Food Service
January 12, 1999 - Page 4
consumption either within the restaurant or for carry -out. Such uses may also
provide drive -through service.
Amend Section 26-663.5 to read as follows:
Sec. 26-663.5. A utemated Car washes.
Car washes established in conjunction with service stations shall be subject to following
minimum standards and conditions, which may be made more restrictive as necessary
through the conditional use permit process.
(9 a� Noise levels shall not exceed 70db(A) at the property line. If the property line is
adjacent to residential property, the noise level shall not exceed 65db(A).
(d)fb) The wash and dry mechanism shall be contained entirely within a building.
(e)I A water recovery system shall be installed, and in operation at all times.
(W_d) All wash fluids used shall be biodegradable and environmentally safe.
(g) eZ The car wash shall in no way interfere with the primary function of motor fuel
distribution, automobile access, or traffic circulation.
(h)M Accessory items normally associated with a car wash, such as vacuums, may be
permitted provided they meet the above specified criteria.
(i)W Hours of operation may be limited through the conditional use permit process.
;veelc�ds:
Amend Section 26-664 to read as follows:
Sec. 26-664. Prohibitions.
[(a) to (c) are unchanged]
(d) Subleasing of floor space or site area except for any use specifically authorized by
section 26-663, subparagraphs (a) through (i), fkl and (m).
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ResolutionNo. 01-99-4533
Code AmendmentNo. 285
Service Stations with Food Service
January 12,1999 -Page 5
SECTION NO. 4: The Secretary is instructed to forward a copy of this Resolution to the City
Council for its attention in the manner prescribed by law.
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 12 day of January,1999,
by the following vote:
AYES: Chairman Zeller, Commissioners Clayton, Reiner, Solinger, and Tarozzi.
NOES: None.
ABSENT: None.
DATE: . January 12,1999.
Robert M. Zeller, C '
Planning Commission
Dju'glaO. McIsaac, Secretary
Plannift Commission
Z-%IEMOLTR\j=es\SeMce St36mWing DoaWrmcl-Codepmend 285.doc
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City ofWest Cozna
Memorandum
TO: Planning Commission
FROM: Planning Department
DATE:. October 27, 1998
SUBJECT: SERVICE STATION REGULATIONS
STUDY SESSION
AGENDA
ITEM NO. C-1
DATE 10/27/98
®PRINTED ON RECYCLED PAPER
SUMMARY: In commenting on a prior study session report, the Planning Commission
requested that staff further analyze a number of policy issues regarding
regulation of service stations within the City of West Covina.
BACKGROUND
Over the last several years the service station industry has been moving toward greater retail
co -occupancy of service station sites. In particular, the City has received some recent
inquiries regarding the possibility of establishing minimarts and joint fast-food/service
station uses. These types of uses, however, are not currently permitted under the City's
zoning regulations.
On August 11, 1998, the Planning Commission held a study session regarding broadening
the types of uses permitted in conjunction with service stations. The Commission directed
staff to study this issue more closely, including how changing .current zoning regulations
might affect the City's ability to prohibit the concurrent sale of alcohol and gasoline.
DISCUSSION
Alcohol, State Law and City Preemption
On April 25, 1977, the City adopted Ordinance No. 1333 which, among other things,
established a prohibition on the concurrent sale of alcohol and gasoline. Specifically,
Municipal Code Section 26-663(k) states the following:
In addition to the sale of motor fuel, a service station may offer and consist
of the following sales, services and facilities:
(k) Sale of nonalcoholic drinks, packaged food, tobacco and similar
convenience goods for gasoline supply customers, but only as an
accessory and incidental use, enclosed within and limited to twenty
(20) percent of the floor space of the main building.
In 1987, the state adopted legislation that basically preempted cities from adopting
prohibitions on the concurrent sale of alcohol and gasoline (Business & Professions Code
Section 23790.5). The State law, however, preempts local ordinances that:
"[prohibit] combining the sale of motor vehicle. fuel with a broader class of
products or uses ... which includes alcoholic beverages or beer and wine...."
and
2. were "enacted before August 1, 1985."
The City's prohibition on the concurrent sale of alcohol and gasoline under Ordinance No.
1333 met the criteria stated above and has therefore been allowed to remain in effect.
As indicated in the August 11, 1998 staff report, some concern existed that if the City were
to significantly amend its zoning regulations with respect to service stations, it might lose its
"grandfathered" ability to prohibit concurrent sales of gasoline and alcohol.
Since that time, the City Attorney has conducted further analysis of this matter. In short, the
Service Stations Studylosion •
October 27, 1998
Page 2 of 5
City Attorney has concluded that the City should be able to amend its service station
regulations without sacrificing its prohibition on concurrent sales of alcohol and gasoline,
provided that such an ordinance is properly constructed.
With this determination, the City may consider amending the Zoning Code to allow other
types of uses in conjunction with service stations while still prohibiting the sale of alcohol.
There is, however, some limitation as to how far the City can go in doing this. This
limitation stems from the provision in Business & Professions Code Section 23790.5 that
states that in order to maintain an existing prohibition on concurrent sales, such a prohibition
must include alcohol in conjunction with a broader class of uses.
In this regard, Municipal Code Section 26-663 contains an itemized list of services and uses
that may be provided in conjunction with a service station in addition to the sale of motor
fuel. By specifically listing the types of uses permitted in conjunction with service stations,
it is implied that all other types of uses are prohibited, thus establishing a prohibition on a
"broader class of uses." This list of approved uses includes the following:
(a) Motor oil.
(b) Lubrication, including grease rack or elevator.
(c) Minor tire service.
(d) Minor battery service.
(e) Minor motor tune-up.
(f) Head lamp adjusting-
(g) Brake adjusting and repair-
(h) Sale of automotive accessories.
(i) Hand washing of automobiles where an area of not more than 500 square feet is
used.
(j) Rental of trailers, trucks and other such devices limited to 25 percent of the site area.
(k) Sale of nonalcoholic drinks, packaged food, tobacco, and similar convenience goods
limited to 20 percent of the floor space.
(1) Vending machines.
As stated, in order to continue to maintain a prohibition on the sale of alcoholic beverages,
the City must also continue to maintain a prohibition on a broader class of uses. It would be
possible to add certain other permitted uses to the list contained within Municipal Code
Section 26-663, but it would not be possible to amend the code to allow any and all types of
commercial uses in conjunction with service stations. If the Commission should wish to
allow additional uses in conjunction with service stations, it should identify what those
additional uses should be, such as minimarts and/or fast-food restaurants.
Alcohol, The Evidence from Research
While most studies dealing specifically with the issue of concurrent sales (gasoline and
alcohol together) were performed in the late 1980's as California debated the law which
now threatens to preempt West Covina, the overall empirical evidence for the societal
effects of on- and off -sale retailing of alcohol has continued to grow over the last 10 years.
In general, studies have shown that while the concentration of off -sale alcohol (i.e. retail
sales for off -site consumption) correlates to increased levels of per -capita consumption,)
alcohol abuse, and alcohol -related crime2 within a community, the off -sale link with DUI
(Driving Under the Influence) is much weaker. In fact, DUI is much more strongly related to
on -sale sites (i.e. restaurants, bars, etc.)34 than to off -sale sites.
'MacDonald S. and Whitehead, P., "Availability of Outlets and Consumption of Alcoholic Beverages," Journal
of Drug Issues 13, Fall 1993 as cited by Victor Colman, Legal Research Analyst, Testimony Before the
Government Organizational Committee of the California State Assembly.
2 Parker, Robert Nash, "Alcohol and Violence," Materials for Alcohol and Health 10, provided for the National
Institute of Alcoholism and Alcohol Abuse, 1988. This literature review outlines the state of current research on
the links between alcohol use, outlet density, alcohol abuse, and violence in communities.
s Gruenwald, Millar, and Roeper, "Access to Alcohol: Geography and Prevention for Local Communities,"
Alcohol Health and Research World (20)4:244-251, 1996 This study of 3 California cities showed 10% higher
on -sale licenses resulted in 1.7% increase in SVN (single -vehicle night) crashes, an indicator of levels of DUI.
Service Stations StudAssion
October 27, 1998
Page 3 of 5
Minimarts and convenience stores in particular have been empirically linked to levels of
open -container violations, and more anecdotally with levels of underage drinking and
problems with loitering. A 1986 San Diego study5 showed that although minimarts
comprised only 3 to 6 percent of alcohol off -sale outlets, they accounted for 17 percent of
open -container violations self -reported by DUI violators —much greater than the rate for
convenience stores, which comprised 47 percent of outlets but only 23 percent of open -
container violations. A 1985 study of repeat DUI violators in Orange County6 showed a
similar pattern.
A longitudinal survey of Castro Valley High School students shows that convenience stores
and minimarts are significant sources of alcohol for students, and a number of other studies
report anecdotal evidence confirming this pattern. Easy access from schools and
neighborhoods, the fast -transaction conditions, untrained clerks, and the fact that clerks are
often underage themselves are seen as the primary dangers for minimarts.
Design Issues
Obviously, combining minimarts and/or fast-food restaurants with service stations will
present some design challenges beyond those of a service station alone. For example,
accommodating the circulation pattern for the fuel islands together with the circulation and
parking needs of the retail use becomes more complex than for each use alone. There is also
a potential for increased conflict between vehicles and pedestrians.
Another issue is providing for an appropriate quality of architectural design and signage.
When combining multiple uses on one site, each use will likely desire to establish its own
identity and visual presence. This can be particularly true when combining more than one
chain business, each of which may have its corporate colors, trademarks, logos, and
sometimes even architectural themes. These circumstances will require that a specific effort
be made to ensure a compatible, integrated design for the building.
Signage is also an issue that will require special attention in terms of design, location, and
allowable area. Any code amendment to allow additional uses in conjunction with service
stations should include special provisions to allow equitable signage for all uses while
maintaining appropriate controls to protect against an over -proliferation of signs and a
cluttered or uncoordinated appearance. Claremont, for instance, strongly encourages joint
service station/retail sites to process a sign program. This allows the City to encourage
(require) a more balanced sign design, while the site tenants benefit from certain bonuses
and modifications to normal standards.
Other Cities
For ease of comparison, staff has prepared a chart (Exhibit A) showing some of the principal
aspects of other cities' regulations of service stations.
Economic Issues
According to Mr. Poss of Hinderliter Associates, service stations in Southern California
(including those with and without minimarts) will typically generate between $5,000 and
$15,000 a quarter in taxable sales. Because these statistics do not distinguish between
service stations with or without minimarts, let alone between "dry" and "wet" service station
minimarts, it is difficult to say just how much the addition of minimarts in the City might
4 Scribner, MacKinnon, Dwyer, "Alcohol Density and Motor Vehicle Crashes in LA County Cities", Journal of
Studies on Alcohol, (44)447-453, July, 1994. This study found that. each 1 % additional on -sale license in LA
County cities resulted in an average of .54% additional alcohol -related car accidents within that city.
5 Segars and Ryan, Survey of Off -Site Purchase and Consumption Locations of Convicted Drinking Drivers,
County of San Diego Alcohol Program, March, 1986.
6 Johnson, Hazel C., "A Report on the Issue of Concurrent Sales of Alcohol and Gasoline," presented to the
Orange County Alcohol Advisory Board, 30 September 1985.
Wittman, Friedner D., Survey of Alcohol and Other Drug Experiences'Among CVHS Students in 1987, 1990,
and 1993," CLEW Associates, Berkeley, California, August 31, 1993.
Service Stations Study Sessic*
October 27, 1998
Exhibit A
CITY
concurrent
Allowed, ,
Not allowed)
CUP
foroff-ale
of alcohol?
genes
code
restrictions
on hours of
operations.
Specific
p
fo standards
signage?ttO
reg.'s for fast
food, loc.
with service
or
not
explicit
mention of
fastfood/ser
vice station
co -location
Arcadia
CUP/A+
CUP/A+
n
Baldwin.Park
CUP
CUP
n.
n
Claremont
CUP
n'
Y*
Duarte
CUP
CUP
n
Glendora
CUP
CUP
n
Industry
CUPZ
?
n
La Verne
CUP
CUP
in some
o e
areaNewport
n
Y
Y
Beach
N
CUP
n
Y
n
Pasadena
CUP
CUP
n
San Dimas
CUP
CUP
n
San Marino
CUP
?
10 pm
minimarts3
n
Y *
Santa Monica
CUP
CUP
10 pm for
minimarts4
n
Y
South Pasadena
CUP
CUP
10 pm for
all retail in
city
n
Y*
West Covina
A
A
n
n
n
n
Yorba Linda
CUP
CUP
n
n
+ depending on proximity to residential uses
* Drive -through uses are prohibited
' City officially encourages "sign programs" for concurrent sales sites.
2 Service stations w/retail sales require CUP regardless of products sold.
3 Pumps must shut down from midnight to 6:00 am when adjacent to residential zoned properties
4 Minimarts may not operate between 10 pm and 7 am when within.100 feet of residentially zoned property.
Service Stations StudyOssion
October 27, 1998
Page 4 of 5
increase taxable sales. Two indications, however, are per -capita sales at service stations in
the City compared with per -capita in LA County, and comparisons of 1997 and 1998 first
quarter sales.
source: Hinderliter, de Llamas and Associates
Business Type
City Total Sales Dollars
1s` gtr'98 and % change`97
% change from `97
LA Cty / State
per capita $ spent in category
W.C. / LA County / State
Service Stations
$99,646
-19.7%_
-10.6%
4.2%
95
111
122
Fast Food
$98,880
+13.1%
+4.2%
+3.8%
94
106
98
GroceryStore
Liquor
$75,188
-9.0%
-5.4%
+1.8%
72
71
81
Restaurant
Liquor
$63,937
+6.7%
+3.6%
+3.2%
61
62
67
Restaurant
Beer/Wine
$28,140
-3.2%
+5.1%
+4.3%
27
44
55
While it is difficult to draw any certain conclusions from this limited data, the Commission
should note that while service station spending per capita is somewhat lower than the
average for LA County, such spending has also declined more steeply within West Covina
than elsewhere, and so the amount of extra business generated by adding new service station
sites might be minimal at best. On the other hand, increasing the appeal of our existing sites
by allowing joint uses may well draw some dollars back into the City from elsewhere.
The Commission should also again note that alcohol sales are quite lucrative for minimarts,
with retail profit margins for beer typically around 25 percent$. Sales statistics for
convenience markets in the western United States show that a consistent 12 to 13 percent of
total sales volume9 comes from beer sales alone. Total alcoholic beverage sales reached $3.6
billion in 1997, or 17.7 percent of all convenience store sales10. Nonetheless, the
experiences of other cities (La Verne, San Dimas, Duarte) seems to indicate many
convenience store and minimart operators are willing to live without alcohol sales,
particularly if their location is good enough to survive on other product lines.
OPTIONS
In light of the information provided in this report, staff would suggest that the Commission
provide input regarding the following questions:
1. Assuming that the City may continue to maintain its current prohibition on the
concurrent sale of alcohol and gasoline, does the Commission favor the idea of
amending the Zoning Code to allow other additional uses to be permitted in
conjunction with service stations?
2. If the answer the Question 1 is yes, and recognizing that the City must continue to
prohibit the sale of alcoholic beverages in conjunction with a prohibition on a
broader class of uses, what types of additional uses would the Commission be in
favor of permitting:
a. Minimarts?
b. Fast-food restaurants?
C. Other uses?
3. Recognizing that any multiple use service stations will require approval of a
Conditional Use Permit and Precise Plan, should the City consider adopting special
8 R. Desloge, Market Watch 13(8): 50-51, November/December 1994
9 Source: National Association of Convenience Stores (MACS), a convenience store industry organization.
Statistics from 1994, 1996, 1997 calendar year sales.
10 "Sigma 1998 Statistical Report: C-Store Inside Sales," NPN Market Facts Supplement 90(8): 134, July 1998.
Service Stations Studyesion
October 27, 1998
Page 5 of 5
standards within the Zoning Code for these types of uses related to issues such as
signage, parking and circulation, and/or architectural design?
RECOMMENDATION
Staff recommends that the Planning Commission receive and file this report and provide
direction to staff as deemed appropriate.
J es Severance
Planning Assistant
REVIEWED AND APPROVED BY:
Douglas . McIsaac
ActingRIanning Director
Service Stations Study Sessi
October 27, 1998 •
Exhibit A
concurrent
CUP
Specific
reg.'s for fast
explicit
sales? (CUP,
required
code
code
standards
food, loc.
mention of
CITY
Allowed,
for off -sale
restrictions
for joint
with service
fastfood/ser
Not allowed)
of alcohol?
on hours of
signage?
stations or
vice station
operations
not
co -location
Arcadia
CUP/A+
CUP/A+
n
Baldwin Park
CUP
CUP
n
n
Claremont
CUP
n'
Y*
Duarte
CUP
CUP
n
Glendora
CUP
CUP
n
Industry
CUP2
?
n
La Verne
CUP
CUP
in some
n
Y
Y
areas, yes
Newport Beach
N
CUP
n
Y
n
Pasadena
CUP
CUP
n
San Dimas
CUP
CUP
n
San Marino
CUP
?
lopm minima�3
n
Y*
Santa Monica
CUP
CUP
10 pm for
n
Y
TT1iIliITlartS4
10 pm for
South Pasadena
CUP
CUP
all retail in
n
Y*
city
West Covina
A
A
n
n
n
n
Yorba Linda
CUP
CUP
n
n
+ depending on proximity to residential uses
* Drive -through uses are prohibited
' City officially encourages "sign programs" for concurrent sales sites.
2 Service stations w/retail sales require CUP regardless of products sold.
3 Pumps must shut down from midnight to 6:00 am when adjacent to residential zoned properties
4 Minimarts may not operate between 10 pm and 7 am when within 100 feet of residentially zoned property.
(Space below for use of County Clerk only)
SAN GABRIEL VALLEY TRIBUNE
affiliated with
SGV Newspaper Group
1210-N. Azusa Canyon Road
West Covina, CA 91790
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA
County of Los Angeles
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-entited matter. I am the principal clerk of
the printer of SAN GABRIEL VALLEY TRIBUNE, a
newspaper of general circulation which has been
adjudicated as 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 entired issue
of said newspaper and not in any supplement
thereof on the following dates, to wit:
1/22/99
declare under penalty of perjury that the
foregoing is true and correct.
Executed at West Covina, LA Co. California
t 4
22 d y of JANUARY 19 99
/77z,,
signature
6
RECEIVED
JAN 2 7 1999
CITY CLERK'S OFFICE
CITY OF WEST. COVINA
Proof of Publication of