AGENDA
ITEM NO. 3.
DATE: August 8, 2023
ITEM NO. 3.
DATE: August 8, 2023
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
INITIATION OF CODE AMENDMENT NO. 23-03
GENERAL EXEMPTION
REQUESTER: Dee Meas and Channy Chor
LOCATION: Downtown Plan (Glendora Avenue)
REQUEST: To initiate a Code Amendment that consists of reducing and/or eliminating off-street parking requirements for certain commercial properties in the Downtown Plan and Code area.
GENERAL EXEMPTION
REQUESTER: Dee Meas and Channy Chor
LOCATION: Downtown Plan (Glendora Avenue)
REQUEST: To initiate a Code Amendment that consists of reducing and/or eliminating off-street parking requirements for certain commercial properties in the Downtown Plan and Code area.
BACKGROUND
On December 20, 2016, the City Council adopted the Downtown Plan in conjunction with the General Plan. The Downtown Plan is a form-based code which regulates development in the Downtown Plan Overlay Zone, and was adopted as Article XV in Chapter 26 (Zoning) of the West Covina Municipal Code.
Since the initial adoption of the Downtown Plan, three (3) separate amendments have been adopted. On August 21, 2018, Code Amendment No. 17-02 (Ordinance No. 2443) was adopted, which revised a number of items in the Code including entitlement expiration dates, list of permitted uses, building heights, allowed building types, sign standards, minor modification/minor site plan review process, wall/fence standards, and parking standards. On December 18, 2018, Code Amendment No. 18-03 (Ordinance No. 2450) was adopted, which revised the commercial parking requirement calculations for the T-5 Urban Center, T-4 General Urban and T-4 Urban Neighborhood Zones to 0.65 of cumulative parking standards from the Municipal Code for non-residential uses. On May 4, 2021, Code Amendment No. 20-08 (Ordinance No. 2483) was adopted, which revised minimum floor heights, building size and massing, open space requirements, and frontage standards for residential buildings and uses.
Since the initial adoption of the Downtown Plan, three (3) separate amendments have been adopted. On August 21, 2018, Code Amendment No. 17-02 (Ordinance No. 2443) was adopted, which revised a number of items in the Code including entitlement expiration dates, list of permitted uses, building heights, allowed building types, sign standards, minor modification/minor site plan review process, wall/fence standards, and parking standards. On December 18, 2018, Code Amendment No. 18-03 (Ordinance No. 2450) was adopted, which revised the commercial parking requirement calculations for the T-5 Urban Center, T-4 General Urban and T-4 Urban Neighborhood Zones to 0.65 of cumulative parking standards from the Municipal Code for non-residential uses. On May 4, 2021, Code Amendment No. 20-08 (Ordinance No. 2483) was adopted, which revised minimum floor heights, building size and massing, open space requirements, and frontage standards for residential buildings and uses.
DISCUSSION
On July 12, 2023, the Planning Division received correspondence from Dee Meas and Channy Chor (Attachment No. 1), requesting that a Code Amendment be initiated to consider amending the West Covina Downtown Plan to reduce the number of required off-street parking spaces for commercial buildings and uses along the eastern portion of Glendora Avenue, in between E. Walnut Creek Parkway and E. Dalewood Street. Mr. Meas and Ms. Chor are restaurant owners currently in the plan-check process to open Burd Chicken Rice restaurant at 148 S. Glendora Avenue. They have indicated a desire to pursue another restaurant concept on Glendora Avenue that is currently vacant. As the property has remained vacant for approximately a decade, the current zoning would not allow for a new use on the property unless sufficient parking is provided. Most of the properties on the eastern side of Glendora Avenue (between E. Walnut Creek Parkway and E. Dalewood Street) are not able to provide sufficient parking for their uses. The City allows existing buildings to be occupied with retail, offices, and restaurant uses due to its legal non-conforming status.
The current commercial parking requirement is 0.65 of cumulative parking standards from the West Covina Municipal Code (Sec. 26-582) for non-residential uses. The requested code amendment consideration is to eliminate this requirement entirely for the commercial buildings and uses along the eastern portion of Glendora Avenue, in between E. Walnut Creek Parkway and E. Dalewood Street. The requestor is asking that the City process the requested Code Amendment without requiring the submittal of an application and payment of fees.
Staff views this request as reasonable, given that the Glendora businesses currently do not provide the required onsite parking. The businesses utilize the City-owned parking lot along the Glendora Avenue frontage. In addition, parking is also available in the parking structures in the Lakes Entertainment center owned by Regal Edwards West Covina and the City of West Covina. This code amendment would allow for future redevelopment and revitalization of the area.
The current commercial parking requirement is 0.65 of cumulative parking standards from the West Covina Municipal Code (Sec. 26-582) for non-residential uses. The requested code amendment consideration is to eliminate this requirement entirely for the commercial buildings and uses along the eastern portion of Glendora Avenue, in between E. Walnut Creek Parkway and E. Dalewood Street. The requestor is asking that the City process the requested Code Amendment without requiring the submittal of an application and payment of fees.
Staff views this request as reasonable, given that the Glendora businesses currently do not provide the required onsite parking. The businesses utilize the City-owned parking lot along the Glendora Avenue frontage. In addition, parking is also available in the parking structures in the Lakes Entertainment center owned by Regal Edwards West Covina and the City of West Covina. This code amendment would allow for future redevelopment and revitalization of the area.
LEGAL REVIEW:
Planning Staff is recommending that the Planning Commission adopt Resolution No. 23-6128, initiating a Code Amendment to the West Covina Downtown Plan and Code.
Submitted by:
Miriam Machado, Associate Planner