AGENDA
ITEM NO. 1.
DATE: January 24, 2023
ITEM NO. 1.
DATE: January 24, 2023
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
CONDITIONAL USE PERMIT NO. 22-10 (AMENDMENT TO CUP NO. 22-03)
CATEGORICAL EXEMPTION
APPLICANT: Lifetastic Learning (Ivy Choy Chiu)
LOCATION: 1414 S Azusa Avenue, B19
REQUEST: The applicant is requesting an amendment to a previously approved Conditional Use Permit (CUP) that allowed the operation of a tutoring center within another tenant space (B18) in the South Hills Plaza shopping center. The tutoring center operation will be relocating to an existing 1,400 square foot tenant space (B19).
CATEGORICAL EXEMPTION
APPLICANT: Lifetastic Learning (Ivy Choy Chiu)
LOCATION: 1414 S Azusa Avenue, B19
REQUEST: The applicant is requesting an amendment to a previously approved Conditional Use Permit (CUP) that allowed the operation of a tutoring center within another tenant space (B18) in the South Hills Plaza shopping center. The tutoring center operation will be relocating to an existing 1,400 square foot tenant space (B19).
BACKGROUND
The applicant is requesting approval of an amendment to previously approved CUP No. 22-03 (approved by the Planning Commission on June 28, 2022) for a tutoring center at 1414 S. Azusa Avenue, Suite B18. The CUP amendment would allow the relocation of the tutoring use from Suite B18 to Suite B19. Both tenant spaces are 1,400 square feet in size. If CUP No. 22-10 is approved, CUP No. 22-03 would no longer be valid.
The table below summarizes the land-use for the project site:
The table below summarizes the land-use for the project site:
| Item | Description |
| Zoning and General Plan | Zoning: Neighborhood Commercial (N-C) General Plan: Commercial (C) |
| Current Development | South Hills Plaza (Shopping Center) |
| Legal Notice | Public Hearing Notices have been mailed to 485 owners and occupants of properties within 300 feet of the subject site. The Public Hearing Notice was also published in the San Gabriel Valley Tribune. |
DISCUSSION
The applicant is requesting approval to operate a tutoring center that will be located in a 1,400 square foot tenant space within the South Hills Plaza Shopping center. The proposed tutoring center would provide tutoring services for special-needs children that need special attention and specific necessities that other children do not.
Business Operation - The applicant has indicated that the tutoring center will be open six (6) days a week: Monday through Saturday from 2:30 p.m. to 6:30 p.m. There will be one (1) full-time employee and two (2) part-time employees. There will be a maximum of five (5) students per classroom at any given time. There will be a reception area, two (2) individual classrooms, and one large open room.
Parking - Parking at the center is shared among tenants and customers. Staff reviewed the site plan and found that there are 460 parking spaces provided. Based on the uses occupying the center, the parking requirement is 438 parking spaces. The shopping center does include parking spaces in the rear of the shopping center behind the subject tenant space. The proposed tutoring center would require 12 parking spaces based on the parking calculation for school and the tutoring center uses (1 parking space per 2 employees, 1 parking space per 2 students).
Business Operation - The applicant has indicated that the tutoring center will be open six (6) days a week: Monday through Saturday from 2:30 p.m. to 6:30 p.m. There will be one (1) full-time employee and two (2) part-time employees. There will be a maximum of five (5) students per classroom at any given time. There will be a reception area, two (2) individual classrooms, and one large open room.
Parking - Parking at the center is shared among tenants and customers. Staff reviewed the site plan and found that there are 460 parking spaces provided. Based on the uses occupying the center, the parking requirement is 438 parking spaces. The shopping center does include parking spaces in the rear of the shopping center behind the subject tenant space. The proposed tutoring center would require 12 parking spaces based on the parking calculation for school and the tutoring center uses (1 parking space per 2 employees, 1 parking space per 2 students).
REQUIRED FINDINGS
Findings necessary for the approval of a Conditional Use Permit are as follows:
a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community.
The proposed use is consistent with the Commercial General Plan designation and the Neighborhood Commercial Zone. A Neighborhood Commercial Zone is composed primarily of moderate-intensity retail, recreational, and business office land uses. The proposed use is a tutoring center with a floor area of 1,400 square feet. The tutoring center would be known as Lifetastic Learning and would provide tutoring services to special needs children that need special attention and specific necessities that other children do not. The proposed use is on the northeast corner of Azusa Avenue and Aroma Drive. The tutoring center would be located near single-family and multi-family residences, where it would be a convenience for the neighboring communities and families. The proposed tutoring center use meets all the applicable requirements of the Neighborhood Commercial Zone.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity.
The proposed tutoring center will occupy a vacant tenant space. The business hours are Monday through Saturday from 2:30 p.m. to 6:30 p.m. With the conditions of approval, the proposed tutoring center will not be detrimental to the health, safety, peace or general welfare of surrounding residents or business owners.
c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith.
The existing building and site is adequate in size and designed to accommodate the proposed tutoring center use. As conditioned, sufficient parking exists on the site to accommodate the tutoring center use and other tenants within the shopping center.
d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets.
The subject property abuts South Azusa Avenue and East Aroma Drive. The site can be accessed via South Azusa Avenue and East Aroma Drive. The proposed tutoring center use will not generate a substantial amount of vehicular traffic nor alter present circulation patterns.
e. That the granting of such conditional use permit will not adversely affect the general plan of the city, or any other adopted plan of the city.
Granting the Conditional Use Permit for the proposed use of a tutoring center would allow the opportunity for the surrounding community to have access to an after-school program for children with special needs. The proposed tutoring center use would not compromise the character of the surrounding neighborhood nor be detrimental to the surrounding land uses. Allowing the proposed use is consistent with the policies and actions of the General Plan.
a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community.
The proposed use is consistent with the Commercial General Plan designation and the Neighborhood Commercial Zone. A Neighborhood Commercial Zone is composed primarily of moderate-intensity retail, recreational, and business office land uses. The proposed use is a tutoring center with a floor area of 1,400 square feet. The tutoring center would be known as Lifetastic Learning and would provide tutoring services to special needs children that need special attention and specific necessities that other children do not. The proposed use is on the northeast corner of Azusa Avenue and Aroma Drive. The tutoring center would be located near single-family and multi-family residences, where it would be a convenience for the neighboring communities and families. The proposed tutoring center use meets all the applicable requirements of the Neighborhood Commercial Zone.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity.
The proposed tutoring center will occupy a vacant tenant space. The business hours are Monday through Saturday from 2:30 p.m. to 6:30 p.m. With the conditions of approval, the proposed tutoring center will not be detrimental to the health, safety, peace or general welfare of surrounding residents or business owners.
c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith.
The existing building and site is adequate in size and designed to accommodate the proposed tutoring center use. As conditioned, sufficient parking exists on the site to accommodate the tutoring center use and other tenants within the shopping center.
d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets.
The subject property abuts South Azusa Avenue and East Aroma Drive. The site can be accessed via South Azusa Avenue and East Aroma Drive. The proposed tutoring center use will not generate a substantial amount of vehicular traffic nor alter present circulation patterns.
e. That the granting of such conditional use permit will not adversely affect the general plan of the city, or any other adopted plan of the city.
Granting the Conditional Use Permit for the proposed use of a tutoring center would allow the opportunity for the surrounding community to have access to an after-school program for children with special needs. The proposed tutoring center use would not compromise the character of the surrounding neighborhood nor be detrimental to the surrounding land uses. Allowing the proposed use is consistent with the policies and actions of the General Plan.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt, pursuant to Section 15301 (Class 1, Existing Facilities) in that it consists of minor alterations of the existing structure in order to operate the requested use.
LEGAL REVIEW:
Staff recommends that the Planning Commission approve Resolution No. 23-6118 approving Conditional Use Permit No. 22-10.
OPTIONS:
Plans may be viewed at the West Covina City Hall Planning Division Counter at 1444 W. Garvey Avenue South, 2nd Floor - Room 208, West Covina CA 91790.
Submitted by:
Martin Berrospe, Planning Aide