New City Plan to Limit Auto Repair Businesses Along Walnut Street’s “Mechanics Row” Angers Shop Owners

Changes to a City ordinance that would prohibit new auto repair businesses and place a limit on the sale of existing ones along East Walnut Street has drawn the ire of local mechanics whose shops are clustered along the busy throughfare.

“Basically, what they are trying to do is change our zoning to all of us mom-and-pop independent auto repair shops, and push us out and change our retirement,” said Mike Kefalas, owner of JK Volvo Specialists on Walnut Street.

A number of auto service businesses owners have reportedly scheduled a “strategy” meeting for Friday evening to discuss the proposed amendment. A spokesperson for the group said they have contacted the office of Councilmember Margaret McAustin to discuss the plan with her office. He said a representative of McAustin’s office has agreed to meet with them.

The business owners are also planning to “pack” the Council chambers at Monday’s meeting July 11 to protest the proposed change, he said.

David Reyes, Interim Director for the City of Pasadena’s Planning & Community Development Department, said in an email Thursday that the proposed amendment would have minimal impact on either the operations of current auto repair shops or the sale of those shops.

“With this proposed change, these existing 40 businesses would be allowed to stay, but new auto-repair business would not be permitted to locate within the … area,” Reyes wrote.

The sale to new owners of existing auto repair shops would be permitted, Reyes said, so long “as the use [of the business] is not discontinued for more than 12 months.”

“This proposed change is part of a continued effort to implement the City’s long-term goal of promoting transit use and reducing the dependency on automobiles as described in the City’s recently adopted General Plan, especially within areas that are in close proximity to the transit centers,” said Reyes in the email.

Pasadena Chamber of Commerce President and CEO Paul Little said he sympathizes with the shop owners.

“From an economic standpoint, that would be something that might be of concern if it restricts their ability to do business in the future,” Little said.

“I can certainly sympathize with folks who have long standing businesses,and are working hard to keep the doors open and trying to attract customers,” Little continued, “and when the city hits them with something that says they’re not in an ongoing permitted use, that can change the value of the property they own, and that can change the perceptions their customers have of the business. So I’m certainly sympathetic.”

According to the City Planning Department, there are approximately 40 auto-repair businesses currently existing within all Transit Oriented District areas, or within a quarter-mile of six Gold Line stations.

The proposed ordinance amendment would affect all areas of the city within one half-mile of a Metro Gold Line station — except Sierra Madre Villa station, where only a quarter-mile area would apply — and the area within the Central District Transit Oriented Area.

According to a City Planning report, Transit Oriented Districts “provide for a mixture of commercial, high-density residential, mixed-use, public, and semi-public uses in close proximity to light rail stations, encouraging transit usage in conjunction with a safe and pleasant pedestrian-oriented environment.”

These standards, according to Planning, also “emphasize intensification of development and reduced reliance on motor vehicles,” which has angered the local auto-related business owners. East Walnut Street is home to scores of auto repair and parts businesses.

The new amendment would prohibit new businesses in the areas of vehicle services, sales and leasing; auto service stations; car washes, auto storage, or wholesaling and distribution. The plan would not limit or prohibit current auto businesses in the area, however.

“The Transit Oriented District ordinance was originally intended to encourage development around the transit stations and the transit corridor in the City of Pasadena,” explained Council member Victor Gordo. “At the time, we did not have fully developed Gold Line stations, but we anticipated development to occur naturally around Gold Line stations.”

According to the new plan, existing auto repair businesses will still be allowed to continue and maintain their operations as is, and may also change ownership as long as the use of the facility is not discontinued for more than 12 months. The businesses may also perform ordinary repair and maintenance without any special permits.

In addition, existing auto-repair businesses can alter and/or expand their business by obtaining an approval of a Minor Conditional Use Permit, according to City Planning.

“The intent of the proposed change is to encourage development of pedestrian-oriented projects within the TOD [Transit Oriented District] area, promote the use of public transit, create walkable communities, and reduce reliance on motor vehicles,” Reyes said in his email, adding, “The vision of the TOD ordinance is to create a mix of uses in close proximity to transit and focuses on building a diversity of new uses in the TOD area, not on displacing existing uses, ” he added.