Planning Commission approves tow-truck storage permit at 2648 Newport Boulevard with landscaping, operational conditions

The Costa Mesa Planning Commission on Sept. 22 approved a conditional use permit allowing outdoor storage of tow trucks and employee vehicles at 2648 Newport Boulevard, finding the proposal compatible with surrounding commercial and residential uses if required operational and landscaping conditions are met.

Associate Planner Justin Arios summarized the application at the hearing, saying, “the item before you is a request for a conditional use permit to allow outdoor storage of motor vehicles at 2648 Newport Boulevard.” The property is zoned C-1 (local business) and lies within the Newport Boulevard Specific Plan; staff said it has a Commercial-Residential general plan designation. Staff recommended the commission find the project categorically exempt from CEQA under CEQA Guidelines section 15301 (existing facilities) and approve Conditional Use Permit PCUP-25-0017 subject to standard conditions.

Why it matters: Commissioners said the site has been underused and that improving the frontage and adding landscaping could be a neighborhood improvement, but they pressed staff and the applicant for specifics on operations, landscaping compliance and potential noise or vehicle-washing impacts.

The proposal, as described by staff and the applicant, would use the site primarily for storage and staging: tow trucks would be parked and drivers would park personal vehicles on site while on shift; no public office, auctions, or public access would be located at the property. Justin Arios said the site plan “can accommodate the code required 15 parking spaces” and that the project includes a new block wall with motorized gates, replaced sidewalk/drive approach to city standards, interior pavement refinishing and new landscaping along the street setback.

Applicant David Padua, owner of South Side Towing, told the commission, “We plan on just storing our vehicles there. We are a 24 hour business but we run-in a bigger shift during the daytime.” Padua said vehicle washing and post-accident cleanup occur at the company’s main yard, not at Newport Boulevard, and that the on-site building would serve as locked, indoor evidence storage for police when required.

Commissioners asked for clarifications about landscaping and operational controls. Commissioner Dixon asked that the standard condition requiring submittal and approval of a detailed landscape plan by planning staff be added; staff agreed that conceptual plans in the packet had not been through plan check and that a plan-check condition would be applied. Dixon also asked whether the site would have hours-of-operation limits and whether vehicle washing would be allowed; staff and the applicant said the intent is storage only, and that washing would occur at the main facility and could trigger an amendment if proposed later.

The planning commission approved the project with a motion to adopt staff’s CEQA exemption and approve PCUP-25-0017, adding a standard condition requiring final landscape plan approval by planning staff and removing a specified word from an existing condition (the motion text included striking the word “lien” from condition 10). The motion passed by recorded action (motion carries 6–0). The decision may be appealed to the city council within seven days.

Clarifying details recorded at the hearing: the applicant said the on-site building is approximately 4,000 square feet and would be used for secured, inside storage of vehicles as requested by police for longer-term evidence holds; the site is intended to be a secure parking/storage area, not a public-facing impound yard. Staff advised that if vehicle washing or other uses are later proposed, those activities could require an amendment and additional review for drainage and water-quality controls.

What’s next: The approval includes standard plan-check and conditions-of-approval steps (final landscape plan, building permits, and compliance with development standards) before permits are issued.