May 6, 2025
TO: City Council
REQUESTED BY: Travis Randel, Deputy City Manager, Development Services APPROVED BY: Robert A. Johnson, City Manager
SUBJECT: Historic Commercial Vehicle Parking Policy Discussion and Direction RECOMMENDATION:
Staff recommends that the City Council provide policy direction on whether to:
1. Maintain the City’s Current Prohibition on the parking and storage of commercial vehicles in or adjacent to residential districts, regardless of historic status; OR
2. Direct Staff to Prepare an Ordinance creating a narrowly tailored exemption for historically registered commercial vehicles, including explicit Council direction on minimum lot sizes, setbacks, vehicle limitations, screening, and operational restrictions as outlined above.
Staff further recommends that, if Council desires to proceed with a carveout, such exemptions be strictly limited to large parcels and subject to significant mitigation measures to preserve the character and integrity of residential neighborhoods.
BACKGROUND:
Over the past several weeks, several members of the public have requested that the City Council consider revising its commercial vehicle parking requirements to carve out an exemption for historic commercial vehicles. The primary impetus for these requests stems from an active Code Enforcement case on a property on Ramona Blvd, where the property owner is currently storing more than one historically registered commercial semi-truck cab on-site. While this situation initiated the conversation, the focus of this staff report—and the corresponding City Council discussion—is on Citywide policy, rather than on the particulars of the property or the enforcement case itself.
The City’s regulations governing commercial vehicle parking are found primarily in two sections of the Municipal Code:
1. Title 10 – Vehicles and Traffic
Section 10.16.210 – Commercial Vehicles, last amended in 1997, broadly prohibits the parking of commercial vehicles in or adjacent to residential districts on public or private property, except for purposes of loading or unloading. The definition of "commercial vehicle" includes any vehicle or combination with a weight of 10,000 pounds or more, certain tire sizes, or use as a truck, tractor, or trailer for transporting goods.
2. Title 17 – Development Code
Chapter 17.330 – Off-Street Parking and Loading Standards, specifically Section
17.330.040, further restricts the parking and storage of large trucks and commercial vehicles in residential zones, generally requiring such vehicles to be stored within an enclosed structure and prohibiting their presence in required parking areas or front yards.
Exceptions exist for temporary loading/unloading and for vehicles used in active construction or repair.
Neither Title 10 nor Title 17 currently distinguishes between historic and non-historic commercial vehicles. The City’s code is also silent on the unique characteristics or circumstances of historically registered commercial vehicles, regardless of their DMV designation or use. As such, the Municipal Code does not currently provide a definition for ‘historic commercial vehicle’ nor does it establish standards specific to their parking or storage.
Regulatory Background – California DMV Historic Vehicle Registration The California Department of Motor Vehicles (DMV) provides special registration and license plates for historic vehicles (those at least 25 years old, of historic interest, and operated primarily for exhibition or historic club activities). These “Historical Vehicle” or “Horseless Carriage” license plates confer limited road privileges and a reduced registration fee, but do not alter the local zoning or parking restrictions that govern where these vehicles may be stored or parked.
Local agencies retain full authority to regulate where such vehicles may be stored or parked through zoning, development standards, and nuisance abatement ordinances.
For reference, below are several photos illustrating the range of historic commercial vehicles in question as well as a “modern” 2023 Semi-Truck Cab for comparison.
Figure 1 - 2024 American Truck Historical Association Best of Show Big Rig (Source:
http://www.socalaths.com/)
Figure 2 - 2024 American Truck Historical Association President's Choice (Source:
http://www.socalaths.com/)
Figure 3 - 2024 American Truck Historical Association Favorite Future Classic (Source:
http://www.socalaths.com/)
Figure 4 - 2024 American Truck Historical Association Favorite Fire Truck (Source:
http://www.socalaths.com/)
Figure 5 - Modern 2023 Semi-Truck Cab (Source: www.californiatruckcenters.com) As shown above, historic vehicles come in many forms—including pickups, automobiles, utility vehicles, and large commercial vehicles. While historic light-duty trucks and automobiles are already permitted throughout the City, regardless of their historic status, the policy challenge arises with larger commercial vehicles, such as semi-trucks, due to their size and potential impact on residential neighborhoods.
DISCUSSION:
Public Comments and Requests
In recent City Council meetings and through written correspondence, numerous public commenters have requested that the City consider a more permissive approach to the storage and parking of historically registered vehicles within residential neighborhoods. These commenters frequently highlight the cultural significance, collector value, and exhibition purposes associated with historic vehicles, emphasizing that such vehicles are often part of longstanding hobbies, restoration efforts, or participation in car shows and historic vehicle club activities.
A key argument presented by commenters is that historic vehicles, particularly those registered under special DMV “Historical Vehicle” or “Horseless Carriage” license plates, should be treated differently than ordinary commercial vehicles under City regulations. Several commenters referenced the City of Chino as an example of a community that has successfully adopted an ordinance accommodating the storage of historic commercial vehicles on residential properties.
Chino’s Approach
The City of Chino’s ordinance, codified as Chapter 8.75 of its Municipal Code, provides a framework for permitting the parking and storage of historic commercial vehicles within their Residential/Agricultural Zoning Districts (RD1 and RD2), subject to a series of specific requirements. These include:
• Current Historic Registration: Vehicles must display valid historic license plates and be currently registered as “historical vehicles” under California DMV rules. • Location Restrictions: Storage is only allowed within interior or street side yards and not in front yards or required front setbacks, reducing visual impacts from the street. • Condition and Restoration: Inoperative, wrecked, or dismantled historic vehicles are only permitted if they are undergoing active restoration, and limits are placed on both the number of such vehicles and the duration of restoration activities (generally no more than 365 days).
• Screening: All historic vehicles must be screened from public view to the greatest extent possible, utilizing buildings, decorative walls, fences, or landscaping, or must be stored within an enclosed garage.
• Driveway/Front Yard Parking: Temporary parking is allowed in driveways or paved front yard areas, with a strict limit of seventy-two hours and no encroachment over sidewalks or into the public right-of-way.
• Prohibition on Habitation or Storage: The vehicles cannot be occupied, used as a dwelling, or serve as storage containers.
• Enforcement: Violations are classified as public nuisances and are subject to fines, abatement, and other remedies.
For reference, the RD1 and RD2 Zones are low density Residential and Agricultural Zones which have a density range of up to 2 dwelling units / acre which is generally equivalent to the City of San Jacint’s RE – Residential Estate and RR – Rural Residential Zoning District. While these zones share similarities in density, their permitted uses, development patterns, and neighborhood contexts may differ between jurisdictions.
Chino’s ordinance is cited by public commenters as a model that balances neighborhood character concerns with respect for hobbyists and collectors. A full summary of Chino’s Chapter
8.75 is included as an attachment for reference.
Current City of San Jacinto Policy Considerations
The City of San Jacinto currently regulates the parking and storage of commercial vehicles primarily through Title 10 (Vehicles and Traffic) and Title 17 (Development Code) of its Municipal Code. Neither code section distinguishes between historic and non-historic commercial vehicles.
Title 10 broadly prohibits the parking of commercial vehicles in or adjacent to residential areas, except for temporary loading or unloading. Exceptions may only be granted in “extreme circumstances” for very limited durations.
Title 17 further restricts storage of trucks over eight feet in height or twenty feet in length in residential zones, generally requiring them to be stored in an enclosed structure. Additional restrictions apply to commercial vehicles, utility trailers, tractors, and inoperable vehicles.
Staff recognizes that the City’s commercial vehicle definition, last updated in 1997, is now outdated and could benefit from revision for clarity, consistency with current DMV practices, and ease of enforcement.
Does “Historic” Designation Change Neighborhood Impacts? A critical question for the Council to consider is whether a historic registration meaningfully changes the impact of a large commercial vehicle on the surrounding neighborhood. While historic vehicles often have cultural or collector value, their physical characteristics—and associated impacts—remain largely unchanged. Key considerations include:
• Visual Impact: Large historic commercial vehicles, such as semi-truck cabs, create the same visual impact as modern equivalents, particularly when parked outdoors in residential settings. Their size, scale, and prominence often contrast sharply with the character of residential neighborhoods.
• Noise and Traffic: The use, maintenance, and movement of these vehicles may generate similar, if not greater, noise, vibration, and traffic safety concerns compared to modern vehicles, regardless of registration status.
• Neighborhood Character: The presence of large commercial vehicles—historic or not—may be fundamentally incompatible with the scale and residential feel of most neighborhoods, especially in subdivisions with small lot sizes and limited setbacks. • Enforcement and Equity: Differentiating between historic and non-historic commercial vehicles could complicate code enforcement and raise concerns about fairness, particularly as more vehicles become eligible for historic status over time. Such distinctions could also create perceptions of preferential treatment or inconsistency in the application of the City's zoning regulations.
• Potential Emissions and Noise Impacts: Vehicles registered as historic may not be required to comply with certain modern emissions or retrofit standards, depending on their model year and use classification. As a result, some historic commercial vehicles may operate with older, louder engines, less effective emission controls, and noisier components, such as vintage air brake systems. These factors could contribute to greater noise, air quality, and neighborhood disturbance concerns compared to modern commercial vehicles. Additionally, many historic vehicles were manufactured prior to the establishment of California’s current vehicular noise standards, potentially making them louder and more intrusive in residential areas.
Lot Size and Zoning Context
The City of Chino’s ordinance allowing limited storage of historic commercial vehicles applies within its RD1 and RD2 zoning districts, which are characterized by low-density residential and rural/agricultural development patterns. The RD2 zone, in particular, allows for a residential density of up to 2 dwelling units per acre, making it functionally comparable to San Jacinto’s RR (Residential Rural) zoning district. Both zones support semi-rural development patterns with larger lots, greater setbacks, and allowances for accessory structures and animal keeping.
In San Jacinto, the RR zone is intended to accommodate detached single-family dwellings in a semi-rural setting, along with appropriate accessory structures, limited agricultural uses, and animal keeping. The RR zone allows a maximum density of 2.0 dwelling units per gross acre, which typically results in larger parcels and more open space than what is found in standard suburban neighborhoods. However, while the RR zone allows for more spacious development, parcel sizes within the zone vary significantly across the City, with some lots comprising multiple acres and others closer in size to suburban parcels. In many locations, RR-zoned properties directly abut RL (Residential Low Density) zones, which allow for 2.1 to 7.0 dwelling units per gross acre and represent more traditional suburban residential development patterns with smaller lots and higher housing density.
This interface between rural and suburban zones creates an important policy consideration. Any future amendments to the City’s regulations regarding the parking or storage of historic commercial vehicles in residential areas—particularly those applicable to the RR zone—should take into account the diversity of lot sizes and the potential for impacts to cross zoning boundaries. Issues such as visibility, noise, and land use compatibility do not stop at the property line and may affect adjacent residential neighborhoods.
As such, while the RR zone provides a logical starting point for evaluating any potential exemption (given its similarity to Chino’s RD2 zone), any policy framework should be carefully tailored to San Jacinto’s unique development patterns and community expectations.
Precedent and Future Requests
Granting an exemption for historic commercial vehicles may set a precedent that could prompt requests for additional exceptions for other types of large commercial vehicles, such as buses, cargo trucks, or specialty heavy vehicles. Expanding exceptions in this manner could erode the intent of the City’s residential zoning standards and create ongoing enforcement and compatibility challenges.
Additionally, distinguishing between historic and non-historic commercial vehicles of similar size and use could be viewed as arbitrary, making consistent enforcement more difficult and increasing the risk of disputes. While the California DMV’s historic registration program is intended to support exhibition and hobbyist activities, it does not supersede local zoning or parking regulations. The City retains full discretion to establish and enforce standards that protect neighborhood character and ensure compatibility with surrounding residential uses.
Options for Council Consideration
In response to these comments and considerations, staff has identified two primary options for City Council direction:
Option 1: Maintain Current Regulations
Continue enforcing the current municipal code provisions, which prohibit commercial vehicle parking or storage in or adjacent to residential areas regardless of the vehicle’s age or historic registration status. This approach preserves the original intent of residential zoning, maintains consistency in enforcement, and avoids potential neighborhood impacts.
Option 2: Prepare an Ordinance to Allow a Limited Exemption Direct staff to prepare an ordinance—or a set of ordinances—subject to City Council approval and Planning Commission review where applicable—to create a narrowly tailored exemption for historically registered commercial vehicles. If the City Council is interested in pursuing this approach, staff requests guidance on key policy parameters, including but not limited to:
• Minimum Lot Size: Should the exemption apply only to parcels exceeding a specific size, such as two acres, to mitigate potential impacts on adjacent residential properties? • Minimum Setbacks: Should substantial setbacks, such as 100 feet or more from all property lines, be required to reduce visibility, noise, and other nuisances affecting surrounding properties?
• Maximum Number of Vehicles: Should there be a cap on the total number of historic commercial vehicles that may be stored on a single parcel to prevent overconcentration? • Screening Requirements: Should vehicles be screened from public view using decorative walls, solid fencing, or dense landscaping to maintain neighborhood aesthetics? Is this screening limited to visibility from rights-of-way or adjacent parcels? • Storage Location Restrictions: Should outdoor storage be limited to interior side yards or rear yards, with prohibitions against storage in front yards or required setback areas? • Time Limits for Outdoor Parking: Should historic commercial vehicles parked in driveways or front yard areas be subject to time restrictions (e.g., a maximum of 72 hours) similar to provisions for recreational vehicles? • Restoration and Maintenance Standards: Should vehicles that are not operable or actively being restored be restricted or subject to time limits to avoid prolonged visual blight?
• Noise and Operational Restrictions: Should vehicle operation, idling, loading, and maintenance activities be restricted to minimize disturbance to neighboring residential uses?
• Indoor Storage Exemption: Should historic commercial vehicles stored entirely within a fully enclosed, legally permitted building (such as a garage or barn) be exempt from additional setback, screening, or outdoor storage requirements? If the City Council directs staff to prepare ordinance amendments, it is important to note that amendments to Title 10 (Vehicles and Traffic) of the Municipal Code would require only City Council review and approval. However, any amendments affecting Title 17 (Development Code)—such as changes to parking, storage, or setback standards—would require review and recommendation by the Planning Commission prior to final consideration by the City Council.
FISCAL IMPACT:
There is no fiscal impact to the General Fund associated with the discussion of this item or with providing policy direction to staff. Should the Council direct staff to proceed, any related ordinance preparation will be completed using existing staff resources.
ATTACHMENTS:
Chapter 10.16 - Parking and Traffic Control
Chapter 17.330 Off-Street Parking and Loading Standards Chapter 17.800 Definitions, V