AGENDA
ITEM NO. 2
DATE: July 22, 2025
ITEM NO. 2
DATE: July 22, 2025
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
CONDITIONAL USE PERMIT NO. 25-04
CATEGORICAL EXEMPTION
APPLICANT: Deisi Serrano
LOCATION: 547 S. California Avenue
REQUEST: The applicant is requesting the approval of a Conditional Use Permit (CUP) to allow the operation of a Pilates studio, located in the “General Urban" (GU) Zone, in the Downtown Plan, within an existing 1,519 square foot tenant space. The project is considered to be categorically exempt, pursuant to Section 15301 (Class 1, Existing Facilities) of the California Environmental Quality Act (CEQA).
CATEGORICAL EXEMPTION
APPLICANT: Deisi Serrano
LOCATION: 547 S. California Avenue
REQUEST: The applicant is requesting the approval of a Conditional Use Permit (CUP) to allow the operation of a Pilates studio, located in the “General Urban" (GU) Zone, in the Downtown Plan, within an existing 1,519 square foot tenant space. The project is considered to be categorically exempt, pursuant to Section 15301 (Class 1, Existing Facilities) of the California Environmental Quality Act (CEQA).
BACKGROUND
The applicant is requesting the approval of a CUP for the use of a Pilates studio at 547 S. California Avenue, to be known as "VIDA Lagree Fitness Studio." The subject property is located in the "General Urban" (GU) Zone in the Downtown Plan, along S. California Avenue.
| ITEM | DESCRIPTION |
| Zoning and General Plan Designation | Zoning: General Urban (GU) General Plan: Commercial (C) |
| Surrounding Zoning and Land Uses | North: Urban Center (UC), West Covina Plaza Mall East: Residential Single-Family (R-1), Single-Family Residences South: Residential Single-Family (R-1), Single-Family Residences West: Residential Single-Family (R-1), Single-Family Residences |
| Current Development | Retail/Commercial Tenant Space within a Commercial Plaza |
| Legal Notice | Notices of the Public Hearing have been mailed to all owners of properties located within five hundred (500) feet of the subject site, at least ten (10) days prior to the Public Hearing. |
DISCUSSION
The applicant is requesting the approval of a CUP to allow the operation of a Pilates studio. The subject site is located in a commercial plaza within the Downtown Plan and requires the approval of a CUP in order to operate.
Business Operation
The proposed business would be known as "VIDA Lagree Fitness Studio." The Pilates studio will have a capacity of thirteen (13) Megaformer machines. The business will be a membership-based fitness studio offering instructor-led group classes. As stated in the Business Operation Plan (Attachment No. 2), classes are expected to be 45 minutes long with 15 minutes in between sessions to allow for cleaning and reset. The business will operate from 5:00 a.m. to 8:00 p.m., with the first class beginning at 5:15 a.m. The last class will be at 7:15 p.m., ending at 8:00 p.m. With this schedule, the business will be able to host 15 sessions a day.
To address any potential noise issues due to the proposed use, the following conditions of approval have been included in the draft resolution:
Business Operation
The proposed business would be known as "VIDA Lagree Fitness Studio." The Pilates studio will have a capacity of thirteen (13) Megaformer machines. The business will be a membership-based fitness studio offering instructor-led group classes. As stated in the Business Operation Plan (Attachment No. 2), classes are expected to be 45 minutes long with 15 minutes in between sessions to allow for cleaning and reset. The business will operate from 5:00 a.m. to 8:00 p.m., with the first class beginning at 5:15 a.m. The last class will be at 7:15 p.m., ending at 8:00 p.m. With this schedule, the business will be able to host 15 sessions a day.
To address any potential noise issues due to the proposed use, the following conditions of approval have been included in the draft resolution:
- Amplified sound shall not exceed levels that are plainly audible, or vibrations felt on the outside of the tenant space.
- Noise levels shall not exceed the ambient noise level by more than (5) five decibels as measured outside of the tenant space.
- Doors of the building shall be kept closed at all times during class instruction, except when doors are in use, in order to minimize noise impacts onto adjacent properties.
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 "General Urban" Zone in the Downtown Plan. The "General Urban" Zone is comprised primarily of community serving retail, office, entertainment, and hospitality uses. The proposed use is a Pilates fitness studio with a floor area of 1,519 square feet. The Pilates studio facility will provide recreational services for the community, as it is located near single-family residences, where it would be a convenience for the neighboring communities and families. The proposed Pilates studio facility use meets all the applicable requirements of the "General Urban" 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 Pilates studio will occupy an existing vacant retail space. The business hours are Monday through Sunday, from 5:00 a.m. to 8:00 p.m. With the conditions of approval, the proposed Pilates studio 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 there with.
The existing building and site are adequate in size and designed to accommodate the proposed Pilates studio. As conditioned, sufficient parking exists on the site to accommodate the Pilates studio.
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 California Avenue. The site can be accessed via South California Avenue and West Covina Parkway. The proposed Pilates studio 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 CUP for the proposed use of a Pilates studio would allow the opportunity for the surrounding community to have access to recreational activities. The proposed Pilates studio 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 "General Urban" Zone in the Downtown Plan. The "General Urban" Zone is comprised primarily of community serving retail, office, entertainment, and hospitality uses. The proposed use is a Pilates fitness studio with a floor area of 1,519 square feet. The Pilates studio facility will provide recreational services for the community, as it is located near single-family residences, where it would be a convenience for the neighboring communities and families. The proposed Pilates studio facility use meets all the applicable requirements of the "General Urban" 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 Pilates studio will occupy an existing vacant retail space. The business hours are Monday through Sunday, from 5:00 a.m. to 8:00 p.m. With the conditions of approval, the proposed Pilates studio 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 there with.
The existing building and site are adequate in size and designed to accommodate the proposed Pilates studio. As conditioned, sufficient parking exists on the site to accommodate the Pilates studio.
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 California Avenue. The site can be accessed via South California Avenue and West Covina Parkway. The proposed Pilates studio 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 CUP for the proposed use of a Pilates studio would allow the opportunity for the surrounding community to have access to recreational activities. The proposed Pilates studio 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.
GENERAL PLAN CONSISTENCY
The City's General Plan Land Use Element designates the subject property for commercial use. 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.
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. 25-6168 approving Conditional Use Permit No. 25-04.
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:
Miriam Machado, Associate Planner