AGENDA
ITEM NO. 3.
DATE: February 14, 2023
ITEM NO. 3.
DATE: February 14, 2023
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
CONDITIONAL USE PERMIT NO. 22-08
CATEGORICAL EXEMPTION
APPLICANT: Man Hon So
LOCATION: 1414 S Azusa Ave, SUITE B-13
REQUEST: The project consists of a Conditional Use Permit (CUP) to allow the operation of a tutoring center. The tutoring center is located within the South Hills Plaza Shopping Center in a 1,750-square foot tenant space.
CATEGORICAL EXEMPTION
APPLICANT: Man Hon So
LOCATION: 1414 S Azusa Ave, SUITE B-13
REQUEST: The project consists of a Conditional Use Permit (CUP) to allow the operation of a tutoring center. The tutoring center is located within the South Hills Plaza Shopping Center in a 1,750-square foot tenant space.
BACKGROUND
The applicant is requesting approval of a CUP for the use of a tutoring center at 1414 S. Azusa Avenue, Suite B13 that will be called Code Ninjas. The subject property is located on the northeast corner of S. Azusa Avenue and E. Aroma Drive in the South Hills Plaza shopping center.
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. The tutoring center would be located in a 1,750 square foot tenant space within the South Hills Plaza Shopping center. The proposed tutoring center would provide kids with the ability to learn how to code while building their own video games in a fun, safe and inspiring environment.
Business Operation:
The applicant has indicated that the tutoring center will be open six (6) days a week:
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 within the shopping center. Based on all current uses, the parking requirement is 438 parking spaces. The shopping center also includes parking spaces at the rear behind the subject tenant space. The proposed tutoring center would require 10 parking spaces based on the parking calculation for school and the tutoring center uses (1 parking space per 2 employees and 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 Friday from 1:30 p.m. to 6:00 p.m
- Saturday 10:30 a.m. to 6:00 p.m.
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 within the shopping center. Based on all current uses, the parking requirement is 438 parking spaces. The shopping center also includes parking spaces at the rear behind the subject tenant space. The proposed tutoring center would require 10 parking spaces based on the parking calculation for school and the tutoring center uses (1 parking space per 2 employees and 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 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 1,750 square feet. The tutoring center will be known as Code Ninjas and teach children computer coding. Computer coding is the basic alphabet of almost every aspect of life; for instance, cell phone applications, smart home systems, internet web pages etc. It will become the core element of the future of the world. Moreover, Code Ninjas takes a fun, playful approach because, statistically, children have higher learning motivation in such an educational environment.
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 tutoring center will occupy a vacant tenant space. The business hours are Monday through Friday from 1:30 p.m. to 6:00 p.m and Saturdays 10:30 a.m. to 6:00 p.m. With the conditions of approval, the 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 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 use of a tutoring center would allow the opportunity for the surrounding community to have access to an after school program for children. The tutoring center use would not compromise the character of the surrounding neighborhood nor be detrimental to the surrounding land uses. Allowing the 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 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 1,750 square feet. The tutoring center will be known as Code Ninjas and teach children computer coding. Computer coding is the basic alphabet of almost every aspect of life; for instance, cell phone applications, smart home systems, internet web pages etc. It will become the core element of the future of the world. Moreover, Code Ninjas takes a fun, playful approach because, statistically, children have higher learning motivation in such an educational environment.
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 tutoring center will occupy a vacant tenant space. The business hours are Monday through Friday from 1:30 p.m. to 6:00 p.m and Saturdays 10:30 a.m. to 6:00 p.m. With the conditions of approval, the 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 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 use of a tutoring center would allow the opportunity for the surrounding community to have access to an after school program for children. The tutoring center use would not compromise the character of the surrounding neighborhood nor be detrimental to the surrounding land uses. Allowing the use is consistent with the policies and actions of the General Plan.
GENERAL PLAN CONSISTENCY
The City's General Plan Land Use Element designates the subject property for Commercial Uses. The project is consistent with the following General Plan policies: Policy 2.1 Maintain and enhance the City's current tax base. Policy 2.4 Build on and grow West Covina's regional appeal.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt, pursuant to Section 15303 (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 adopt Resolution No. 23-6120 approving Conditional Use Permit No. 22-08.
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:
Jerry Rivera, Assistant Planner