Managing Editor
Non-conforming use
At its Feb. 28 meeting, the Signal Hill City Council discussed with city staff an initiation of a zoning ordinance amendment and associated performance standards related to current non-conforming use regulations regarding auto-body shops.
Charlie Honeycutt, city manager, said that staff had prepared a report on the matter after Prestige Auto Body expressed concerns that the current regulations prevent such businesses from remaining in Signal Hill.
Scott Charney, community development director, presented a history of the current non-conforming use regulations and the process to amend them. He began his presentation by explaining that a non-conforming use is a use that had been allowed under existing regulations but is no longer permitted because of current regulations.
Under current rules, the City maintains two separate inventories of such facilities: those associated with the auto center, be it dealerships or auto center accessory use; and independent operators.
“It’s important to note that the non-conforming use ordinance is working as it’s intended,” Charney said. “The goal is to ultimately get to zero facilities, and the facilities have gone from 11 to seven.”
After Charney’s presentation, Councilmember Michael Noll asked Charney for clarification on why the regulations are being reconsidered.
“Scott, on the ordinance that we have in place right now, it was caused mainly because of the problems we were having with the auto-repair people changing oil on the street?” Noll asked. “There’s one right off of Cherry [Avenue] that we had daily calls on. Is that how we developed this?”
Charney replied by saying the administrative record is not entirely clear.
“But I believe it’s fair to say that there are concerns about the appearance and also about the environmental impacts of spray booths— or not using spray booths,” Charney said.
Councilmember Edward Wilson then asked Charney, “You said the goal was to get to zero?”
Charney responded affirmatively.
“Under the non-conforming ordinance, the intent is, over time […] as somebody vacates a premises and the use is not reinstituted, those rights go away,” Charney said. “So, it’s implied in the non-conforming ordinance that [the goal is to reach] zero.”
City Attorney Dave Aleshire agreed with Charney that the zero goal was implied.
“The overall goal was that the way these districts were seen as evolving, it was not seen that an auto-repair use was going to fit in with development long-term,” Aleshire said.
“However, council didn’t put a time period on that. So, potentially, it could have gone on a long time, and, obviously, it’s gone on 20 years. Several have gone out, [but] there are still a number left, and they operate with a variety of settings. However, I think the development that has occurred recently is that what we’ve seen is on our existing auto-center uses, there is not necessarily enough space for auto repair to have a body shop and all that. Our existing dealerships don’t have enough space for what their need is.”
Aleshire explained that, given the investment the City has made to provide for auto dealerships and the fact that the City no longer has redevelopment funds, it becomes very important— with the shrinkage of the auto industry and the elimination of many dealerships— that the existing dealerships have the economic capacity to service their clients.
The city council decided to “receive and file” the report, which will allow the owner of Prestige time to consider his business options and continue discussions with City staff.
Gardena Avenue properties
Acting as the successor agency to the city’s former redevelopment agency, the members of the city council discussed the properties located at 2435-2461, 2475 and 2485 Gardena Ave., which include the former Fresh & Easy store and vacant industrial buildings.
Staff brought forth a recommendation for the successor agency to enter into an exclusive-right agreement with Signal Hill Petroleum to negotiate the price and terms to acquire and develop the former redevelopment properties.
Honeycutt explained that the goal of the plan is for a comprehensive development that combines the properties into a mixed-use site that would include residential and retail amenities, as well as a community gathering place.
The council voted to “receive and file” the staff report on the properties.
Upcoming election
Deputy City Clerk Kimberly Boles presented information on the March 7 election, which will allow voters to choose three city council members and approve or not approve Measure F, a citizen’s initiative for a marijuana tax.
Boles said residents will also have the chance to vote on Measure H, a Los Angeles County sales-tax measure to fund homeless services and prevention. She explained that the County’s ballots will be separate from the City’s and that voters have the options to participate in only the City election, only the County election or both.
She explained that vote counting will begin at 8pm in the council chamber and that the process is open to the public.
The next meeting of the Signal Hill City Council will take place Tuesday, March 14 at 7pm in council chamber, 2175 Cherry Ave.
