AGENDA
ITEM NO. 2.
DATE: August 8, 2023
ITEM NO. 2.
DATE: August 8, 2023
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
PRECISE PLAN NO. 23-04
CONDITIONAL USE PERMIT NO. 23-03
CATEGORICAL EXEMPTION
APPLICANT: Jeremy Yeh
LOCATION: 3223 E. Garvey Avenue North
CONDITIONAL USE PERMIT NO. 23-03
CATEGORICAL EXEMPTION
APPLICANT: Jeremy Yeh
LOCATION: 3223 E. Garvey Avenue North
REQUEST: The applicant is requesting approval of a Precise Plan (PP) and Conditional Use Permit (CUP) to expand the existing 1,180 square-foot hotel banquet room by 1,657 square feet which would result in a 2,837 square-foot ballroom. Alcohol will be served within the ballroom. The project also involves the remodel of the porte-cochere/front canopy of the hotel.
BACKGROUND
The project site is a 2.58-acre lot (128,250 sq. ft.) in the Regional-Commercial (R-C) zone, located on the north side of E. Garvey Avenue North, approximately 600 feet west of the E. Garvey Avenue North transition in to Fairway Lane. The site is developed with a 135-room five-story hotel (Holiday Inn) with an outdoor swimming pool and restaurant constructed in 1965. The precise plan for the physical development of the hotel and height variance was approved by the Planning Commission on August 19, 1964.
Access to the site is provided by two separate driveways along E. Garvey Avenue North.
Access to the site is provided by two separate driveways along E. Garvey Avenue North.
| ITEM | DESCRIPTION |
| Zoning & General Plan | Zoning: Regional-Commercial (R-C) General Plan: Commercial |
| Surrounding Land Uses & Zoning | North: Walnut Wash (City of Covina) East: Los Angeles County storm drain and Hotel on Regional Commercial (R-C) zone West: Hotel in Regional Commercial (R-C) zone South: Interstate 10 Freeway, Office Building on Neighborhood Commercial (N-C) zone |
| Legal Notice | Notice of Public Hearing have been mailed to 172 owners and occupants of properties with 300 feet of the subject site. In addition, the Public Hearing notice was published in the San Gabriel Valley Tribune at least ten (10) days prior to the meeting. |
DISCUSSION
The applicant is requesting approval of a precise plan and conditional use permit to expand the existing 1,180 square-foot hotel banquet room by 1,657 square feet in order to accommodate a 2,837 square-foot ballroom located within the ground-floor central courtyard area of the existing hotel. The project also involves the redesign of the porte-cochere/canopy along the front facade of the building. The ballroom expansion and porte-cochere remodel is necessary for the future rebranding of the Holiday Inn to a Doubletree Hotel.
Precise Plan
The proposed project requires the approval of a precise plan to allow the proposed building expansion and site layout. The existing hotel banquet room would be expanded approximately 17 feet to the west, towards the interior courtyard of the hotel. The expansion would not be visible from off-site.
According to the applicant, the ballroom will accommodate a maximum of 63 seats. However, based on a comparison of other similar sized ballrooms of other Double Tree Hotels and the number of parking spaces available on site, the proposed ballroom would be able to accommodate space for 175 seats. The ballroom could also be used for instructional/educational purposes and arranged similar to a classroom setting with rows of seats. With a maximum of 175 seats, as conditioned, sufficient parking would be available onsite based on the following parking ratio/calculation:
| Use | Ratio | Required Spaces |
| Hotel | 1 parking space per room | 135 |
| Restaurant | 1 parking space for every 3.5 seats | 14.5 |
| Ballroom | 1 parking space for every 2.5 seats | 70 |
| Total Required Parking | 219.5 |
| Number of Existing Parking Spaces | 220 |
Conditional Use Permit
A conditional use permit is required to allow for the hotel addition and expansion of alcoholic beverage service for the larger ballroom area. The hotel currently maintains a Type-47 alcohol license with the California Department of Alcoholic Beverage Control (ABC). A Type-47 license allows for the sales of beer, wine, and distilled spirits in conjunction with the operations of a bona fide eating place (restaurant that maintains suitable kitchen facilities and substantial sales of meals). The hotel will be required to report the ballroom expansion to ABC and obtain the necessary alcohol license update.
REQUIRED FINDINGS
Findings are required to allow the Planning Commission to approve the precise plan and conditional use permit. Findings are required to be made for each of these individual entitlements. The findings for entitlements are included in each individual resolution (Attachment Nos. 1 and 2) and are also presented below.
Precise Plan
b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provisions of the Municipal Code.
c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.
d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints.
e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity.
Conditional Use Permit
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.
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.
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.
e. That the granting of such a conditional/administrative use permit will not adversely affect the general plan of the city, or any other adopted plan of the city.
Precise Plan
a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan.
The project is a request for a Precise Plan to allow for the expansion of the ballroom and remodel of the porte-cochere. The project site is designated as “Commercial” in the City’s General Plan and is zoned “Regional-Commercial" (R-C). The proposed project is consistent with the following General Plan policies:Our Prosperous Community P2.1. Maintain and enhance the City’s current tax base.Our Prosperous Community P2.4 Build on and grow West Covina's regional appeal.Our Prosperous Community P2.9 Support local businesses.
b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provisions of the Municipal Code.
The project consists of the expansion of the hotel ballroom and remodel of the porte-cochere. The proposal complies with the requirements and development standards of the “Regional-Commercial" (R-C) Zone. Applicable development standards in the Zoning Code include but are not limited to screening requirements; building colors, materials, finishes and exterior design; landscape criteria; building coverage; setbacks and off-street parking requirements.
c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.
The hotel is existing and has been operating on the site for over 50 years. The ballroom expansion and porte-cochere remodel are negligible. The project is designed to be compatible with the existing structure and other uses within the vicinity and would not be detrimental to the public interest, health, safety, and general welfare and would not unreasonably interfere with the use and enjoyment of property.
d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints.
The "Regional-Commercial" (R-C) zoning designation sets standards for a regional business center which provides for a complete line of shop and store types, eating and entertainment facilities, and financial and business services. The existing hotel structure and use are longstanding. The site is accessible from two driveways along Garvey Avenue North. As conditioned, the site is physically suitable for the proposed project and adequate to accommodate the size and shape of the building, parking and all required development standards set forth in the West Covina Municipal Code.
e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity.
The improvements onsite are longstanding. As conditioned, all aspects of the project will be compatible with the existing and future land uses and do not interfere with orderly development in the vicinity. The proposed construction, building materials and colors will match the existing building.
Conditional Use Permit
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 ballroom expansion is necessary in order to allow for the rebranding of the existing hotel. The ballroom is accommodation that contributes to the general well-being of the community in that it offers an option for another location/place to celebrate milestones and important events.
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.
There is no evidence that any detrimental effects such as: noise, litter, or other nuisances would occur. The alcohol service will be in conjunction with the operation of a restaurant/ballroom. The hotel and alcohol license are existing. With appropriate conditions of approval, the proposed on-sale of alcohol use will not be detrimental to the health, safety, peace, or general welfare of surrounding residents or business owners. The conditions of approval regulate the use to have minimal impacts.
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 site is able to sufficiently accommodate the proposed use. Furthermore, the change in square footage is minimal. The proposed use will integrate well with the surrounding uses. The hotel complies with onsite parking requirements.
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 proposed on-sale of alcohol in conjunction with the restaurant/ballroom is not anticipated to generate a substantial amount of vehicular traffic nor alter present circulation pattern. No effect on required infrastructure will result from the proposed use. The adequate public and private facilities such as utilities, landscaping, parking spaces and traffic circulation measures are provided for the existing use and will not adversely affect traffic in residential areas.
e. That the granting of such a conditional/administrative use permit will not adversely affect the general plan of the city, or any other adopted plan of the city.
The granting of the Conditional Use Permits to allow alcohol sales/service with the operation of a restaurant/ballroom will not adversely affect the West Covina General Plan, since the proposed use does not conflict with the site’s "Commercial" land use designation which allows for a mix of functions including commercial, entertainment, office and housing. The project is consistent with the following General Plan policies: Policy 2.1 Maintain and enhance the City’s current tax base and Policy 2.4 Build on and grow West Covina's regional appeal.
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: Building on and grow West Covina's regional appeal.
- Policy 2.9: Support local businesses
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt, pursuant to Section 15303 (Class 3, New Construction) in that it consists of the construction of a minor structure/addition in order to operate the requested use.
LEGAL REVIEW:
Staff recommends that the Planning Commission adopt Resolution Nos. 23-6126 and 23-6127, approving Precise Plan No. 23-04 and Conditional Use Permit No. 23-03.
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:
Jo-Anne Burns, Planning Manager
Attachments
- Attachment No. 1 - Precise Plan Resolution No. 23-6126
- Attachment No. 2 - Conditional Use Permit Resolution No. 23-6127
- Attachment No. 3 - Presentation