AGENDA
ITEM NO. 2.
DATE: February 14, 2023
ITEM NO. 2.
DATE: February 14, 2023
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
CONDITIONAL USE PERMIT NO. 22-06
CATEGORICAL EXEMPTION
APPLICANT: Haneesha Desai (Kumon Tutoring Center)
LOCATION: 150 North Grand Avenue, Suite 132
REQUEST: The applicant is requesting a Conditional Use Permit (CUP) to allow for the operation of a tutoring center. The tutoring center will remain within the Grand Creek Shopping Center, relocating to an existing 1,760 square foot tenant space.
CATEGORICAL EXEMPTION
APPLICANT: Haneesha Desai (Kumon Tutoring Center)
LOCATION: 150 North Grand Avenue, Suite 132
REQUEST: The applicant is requesting a Conditional Use Permit (CUP) to allow for the operation of a tutoring center. The tutoring center will remain within the Grand Creek Shopping Center, relocating to an existing 1,760 square foot tenant space.
BACKGROUND
The applicant is requesting approval of a CUP for the use of a tutoring center at 150 N Grand Avenue, Suite 132, that will be called Kumon. The subject property is located on the northeast corner of North Grand Avenue and Fairway Lane in the Grand Creek 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 |
Grand Creek (Shopping Center) |
| Legal Notice | Public Hearing Notices were mailed to 360 owners and occupants of properties within 300 feet of the subject site. Legal Notice was also posted in the San Gabriel Valley Tribune. |
DISCUSSION
The applicant is requesting approval to operate a tutoring center. The tutoring center will be located in a 1,760 square foot tenant space within the Grand Creek Shopping center. The proposed tutoring center would provide tutoring services for students ages 3 through high school.
Business Operation - The applicant has indicated that the tutoring center will be open five (5) days a week:
Parking - Parking at the center is shared among tenants and customers, and would be able to accommodate the proposed tutoring center. Staff reviewed the site plan and found that there are 201 parking spaces provided. Based on the current uses occupying the center, the parking requirement is 174 parking spaces. The proposed tutoring center would require 22 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 five (5) days a week:
- Monday through Friday from 11:00 a.m. to 7:00 p.m.
Parking - Parking at the center is shared among tenants and customers, and would be able to accommodate the proposed tutoring center. Staff reviewed the site plan and found that there are 201 parking spaces provided. Based on the current uses occupying the center, the parking requirement is 174 parking spaces. The proposed tutoring center would require 22 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 use is a tutoring center with a floor area of 1,760 square feet. The tutoring center would be known as Kumon and would provide tutoring services for students ages 3 through high school. The tutoring center would be located near multifamily and single-family residences, where it would be a convenience for the neighboring communities and families. The 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 tutoring center will occupy a vacant tenant space. The business hours are Monday through Friday, from 11:00 a.m. to 7:00 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 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 North Grand Avenue and Fairway Lane. The site can be accessed via N. Grand Avenue and Fairway Lane. 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 use of a tutoring center would allow the opportunity for the surrounding community to have access to an after-school program. 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 use is a tutoring center with a floor area of 1,760 square feet. The tutoring center would be known as Kumon and would provide tutoring services for students ages 3 through high school. The tutoring center would be located near multifamily and single-family residences, where it would be a convenience for the neighboring communities and families. The 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 tutoring center will occupy a vacant tenant space. The business hours are Monday through Friday, from 11:00 a.m. to 7:00 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 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 North Grand Avenue and Fairway Lane. The site can be accessed via N. Grand Avenue and Fairway Lane. 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 use of a tutoring center would allow the opportunity for the surrounding community to have access to an after-school program. 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 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 adopt Resolution No. 23-6119 approving Conditional
Use Permit No. 22-06.
Use Permit No. 22-06.
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.
South, 2nd Floor - Room 208, West Covina CA 91790.
Submitted by:
Martin Berrospe, Planning Aide