The Woodland City Council adopted an urgency ordinance prohibiting the processing and approval of any and all truck and trailer service repair and overhaul parking facilities in the city’s industrial zone.
“The city has been experiencing a significant increase in uses that provide for the parking, long-term storage, repair and overhaul of large trucks and trailers in multiple zones,” the city staff report stressed. “The city has several ongoing code enforcement cases regarding illegal truck storage facilities in the I/LIF zone that have occupied sites in a manner that is not consistent with current zoning code requirements.”
The council voted 4-1 to adopt the urgency ordinance and directed staff to prepare necessary zoning amendments to address truck and trailer parking, storage and repair uses in the industrial district. Fernandez was the only no vote.
The proposed ordinance would go into effect immediately and be in effect for 45 days unless further extended once for 10 and a half months and a second time for a year by the council following a noticed public hearing.
The report noted that in the industrial zone, “the parking, storage, repair and overhaul are allowed as permitted uses where they are not adjacent to residential areas,” with such uses generally requiring larger amounts of land while not providing for site improvements, employing local workers or providing a point of sale revenue.
“Uses with large numbers of trucks degrade the city’s roadway network but have not required to invest in funding future improvements,” the report added. “These sites tend to be minimally improved due to the low cost to operate and remove valuable land from potential development desired under the city’s general plan.”
City Manager Ken Hiatt explained during the council’s Tuesday meeting that this issue came to the city’s attention over the last year as it’s seen an increase in requests from property owners or potential lessors of vacant property, primarily in the industrial area.
According to Hiatt, many of these owners or lessors have put up a fence around their lots so that they can lease the property for storage of trucks, vehicles or products.
“Many of our adjoining cities particularly that have these types of uses don’t allow specifically just this use on a property without a primary sort of warehouse distribution operator as well,” he emphasized.
Hiatt also warned that the city has a limited land supply for available building space with currently zero vacancies.
“Really what we’re saying now is let’s put a pause of this before we have any unintended sort of outcomes,” Hiatt added. “This just gives us a chance to really analyze the issue in more detail and come back to the council with a set of options or recommendations.”
Mayor Pro Tempore Victoria Fernandez asked city staff to clarify the need for a moratorium noting that this might impact an industry that provides transportation for agriculture and many items within the community.
“My father was a truck driver and I realize the value of the work that he did and provided for the community,” Fernandez argued. “So when I hear that there is an issue, I don’t know where the problem lies.”
Cindy Norris, principal planner for the city, explained that the moratorium does not apply to new or existing warehouses, logistics centers, manufacturing or other businesses that do have associated truck and trailer storage.
“It really applies to those situations where there would be open lots where somebody might have truck or trailer storage or parking primarily,” Norris assured.
Norris added that when somebody takes a parcel of land that only require minimal improvements, “it takes that piece of land out of the potential for future development.”
Additionally, the report stated that these facilities are often located in areas that have higher tax rates but generate little to no property tax while presenting a negative image to existing and prospectively desirable businesses, “thereby harming the overall development potential in the community.”
“Recently, the city received interest in a larger truck parking facility (over 500 trucks) on a property located along the city’s eastern boundary,” the report emphasized. “The extent of the number of trucks proposed would create a significant impact on the city.”
The report argued that this type of facility takes up large amounts of land that is often located in areas that have higher base tax rates.
“These uses generally have very low employment and generate no sales tax,” the report added. “Therefore, it is staff’s opinion that such uses do not promote the city’s goals of achieving aesthetic, fiscal health or fostering economic growth in the community.”
City staff recommended that the council consider a moratorium in the form of an urgency ordinance that prohibits parking facilities – including truck and trailer parking – park and ride lots; RV, boat, auto, truck and trailer shortage; and repair and overhaul facilities from locating in the city’s industrial district until staff is able to modify the zoning ordinance to limit or prohibit such uses.
“The city council may adopt an urgency ordinance, which would go into effect immediately and remain in effect for 45 days unless extended within those 45 days,” the report highlighted. “The intent of such an urgency ordinance would be for it to remain in effect only until the City Council adopts an ordinance to regulate truck parking facilities within the city of Woodland to prevent further over-saturation and to avoid impacts associated with such uses.”
