PRECISE PLAN NO. 25-02
CONDITIONAL USE PERMIT NO. 25-03
TREE REMOVAL PERMIT NO. 25-03
CATEGORICAL EXEMPTION
APPLICANT: Charles Smyth (Market Street Development, LLC)
LOCATION: 2200 East Garvey Avenue South
REQUEST: The applicant is requesting the approval of a Precise Plan (PP),Conditional Use Permit (CUP), and Tree Removal Permit (TP) to develop a new adult day care facility located in the “Neighborhood Commercial Mixed-Use” (NMU) Zone.

ITEM	DESCRIPTION
Zoning and General Plan Designation	Zoning: Neighborhood Commercial Mixed-Use (NMU) General Plan: Commercial (C)
Surrounding Zoning and Land Uses	North: Neighborhood Commercial Mixed-Use (NMU); Surface parking lot East: Residential Single-Family (R-1); Six single-family residences South: Residential Single-Family (R-1); Four single-family residences West: Service Commercial Mixed Use (SMU), Residential Single-Family (R-1); Surface parking lot, Two single-family residences
Current Development	Vacant Commercial Building
Legal Notice	Notices of the Public Hearing have been mailed to all owners of properties located within 500 feet of the subject site at least ten (10) days prior to tonight’s meeting. In addition, the Public Hearing notice was posted on-site at least thirty (30) days prior to tonight's meeting.

The project site is located south of the Interstate 10 Freeway at the southeast intersection of East Garvey Avenue South and South Hollenbeck Street. The overall project site is composed of one parcel totaling approximately 60,480 square feet in area. The site is currently improved with a 13,783 square foot, vacant commercial building last used as a restaurant known as “Villa Tepeyac.” The existing structure, and on site parking lot and landscaping, will be demolished. The site is designated for commercial land use by the General Plan and is zoned Neighborhood Commercial Mixed Use (NMU).

The applicant is requesting the approval of a PP, CUP, and TP to allow the development and operation of a Program of All-Inclusive Care (PACE) adult day care facility for individuals 55 years old and over. The West Covina Development Code requires a PP for the construction of a new commercial development, CUP for adult day care uses in the "Neighborhood Commercial Mixed-Use" Zone, and a Tree Removal Permit for the removal of three (3) trees in the front yard. The project requires the granting of the following entitlements:
 
Precise Plan
The precise plan is for the review of the site plan and architecture. The proposed project is for the redevelopment of the project site to accommodate a new adult day health care facility. All existing site improvements consisting of the existing building, pavement, parking lot, and landscaping, will be removed and replaced with a new building, new pavement, new parking lot, and new landscaping. The proposed one-story building will have a total of 15,980 square feet of floor area and a height that varies between 19 to 25 feet. The building will be placed at the west side of the property, in the same general location where the existing building is located. The building will be setback from South Hollenbeck Street (west) 15.2 feet, from East Garvey Avenue South (north) 15.1 feet, from the residences to the south a distance of 30.9 feet, and from the residences to the east a distance of 136 feet. A new surface parking lot with 62 parking spaces will be located on the east half of the lot. New landscaping will be provided along the entire perimeter of the property and within the parking lot, as well.

The proposed construction complies with all setbacks, height, and building coverage requirements for the Neighborhood Commercial Mixed-Use Zone. The West Covina Municipal Code (WCMC) requires minimum fifteen (15) foot front and rear setbacks, and ten (10) foot side setbacks for commercial properties abutting residential uses. As noted in the table above, the immediate abutting properties to the east and south are zoned residential. As proposed, the building complies with the minimum setbacks. Additionally, the WCMC allows up to fifty (50) percent building coverage. The proposed building coverage is twenty-six (26) percent, significantly less than the maximum permitted. The building is proposed to be 25’-0” tall at its highest point, which complies with the WCMC.

The table below summarizes how the project compares with the WCMC standards:

	PROPOSED	WCMC STANDARDS
MINIMUM LOT AREA	60,480 square feet	15,000 square feet
MAXIMUM HEIGHT	25 feet	25 feet
MAXIMUM BUILDING COVERAGE	0.26 (15,980 square feet)	0.50 (30,240 square feet)
MINIMUM SETBACKS Front (East and North) Side (East) Rear (South)	15 feet 10 feet 15 feet	15 feet(East), 15 feet (North) 131 feet 30.9 feet

 Architecture
The proposed architectural style is Contemporary, which is characterized by a combination of flat and gable roofs, stucco walls, metal canopies, metal-framed windows and storefront systems, and stone veneer. The majority of the building is flat roofed and has a height of nineteen (19) feet to the top of the parapet wall. All mechanical equipment will be mounted on the flat roof and the parapet wall will effectively screen the mechanical equipment from surrounding views. The flat roof portion of the building will be finished with two shades of grey stucco. The darker of the two will be applied to the lower half of the exterior wall and the lighter shade will be applied to the upper half. The trim at the top of the parapet will be painted “Dove White.” The application of these colors in this manner accentuates the building’s horizontal lines and helps to minimize the visual height of the building. The main entry is centered along the east side of the building and will be prominently differentiated from the rest of the building through architectural design and finishes. The entry will be capped with a gabled roof. The gabled roof will run through the entire length of the building in the east-west direction. This part of the building will have a height of 25 feet to the top of the roof ridge and will be of standing seam metal construction. The entry façade will feature a decorative heavy timber architectural tress supported by two heavy timber pilasters. The exterior wall will be finished with a stone veneer. This architectural design will be replicated on the west elevation.

 
Site Landscaping
The proposed site landscaping consists of a combination of one- and five-gallon grasses, flowers and shrubs used as ground cover throughout, and ample amounts of 15-gallon trees. The South Hollenbeck Street frontage will feature a landscape area with an approximate depth of 15 feet. It will be planted with the aforementioned ground cover and four (4) trees. The East Garvey Avenue South frontage will feature a landscape area with a depth that varies between 15 to 17 feet and will be planted with ground cover and 13 trees. A landscape buffer of approximately 6.5 feet will be provided along the east and south property lines, where the project site abuts single-family residences. These buffer areas will be planted with ground cover. Landscape islands will be dispersed throughout the parking lot. These islands will be planted with ground cover and 14 trees. A total of 31 trees will be planted on-site.

Art In Public Places
The proposed project is subject to the provisions of the Art in Public Places ordinance (WCMC Section 17-41). The applicant may elect to pay an in-lieu fee or provide public art on site at a rate of 1% of the total project costs, excluding land.

Conditional Use Permit
Business Operation
The proposed business would be known as "WelbeHealth." The business will be a regionally oriented PACE center offering community-based services and medical care services to indi-viduals aged 55 and over. PACE (Program of All Inclusive Care for the Elderly) is a national program sponsored by the Federal government through Medicare to enable individuals who are at risk of moving into a nursing home to continue to live safely in their homes and com-munities. Participants to the facility will be those who have been categorized as "nursing home eligible" by the state's Medicaid program. The facility would provide a viable alterna-tive to nursing home placement for such participants by delivering care through a compre-hensive service package of medical, behavioral, and social services that enables patients to stay in their own homes and community.

The PACE mode of care is built around an interdisciplinary team (IDT) which includes a primary care physician, nurse, social worker, physical therapist, occupational therapist, recreational therapist, dietician, center director, transportation coordinator, person care worker, and home care coordinator. The facility will have a maximum 100 participants on-site at any one time and is anticipated to have a total of 80 employees with no more than 40 employees on the property at any one time. The facility will be open only on weekdays and will be closed on weekends. There will be two (2) four- (4) hour sessions for the participants: a morning session from approximately 8:30 am to 12:30 pm and an afternoon session from approximately 1:00 pm to 4:30 pm. This facility will provide a variety of on-site services for its participants with the internal spaces being designed and dedicated to the following functions (Sheet A3).

Medical Clinic:
The medical services provided to participants vary each day based on the appointments scheduled. For example, some dental work, podiatry and vision care is provided on-site. However, those appointments are scheduled when primary care is limited and clinic rooms are available. Participants are taken off-site for more in-depth care such as tooth extraction or a root canal. The same procedures apply to podiatry and vision care. Assessments and maintenance care for podiatry and vision may be handled at this facility. More in-depth care will take place off-site at the specialty provider’s office. The medical clinic comprises 2,914 square feet of the total facility and will have an estimated five (5) employees at full capacity.

Rehabilitation Therapy:
On-site therapeutic care will consist of physical therapy, occupational therapy, and speech therapy. Not all specialties of therapy will be provided each day. Therapists are available as needed according to the schedules prepared for the participants attending the facility that day. Speech therapy, for example, may be provided at the facility, the participant’s home, or at the contracted therapy office. The rehabilitation therapy component will occupy 1,033 square feet of the total facility and is anticipated to have a maximum of four (4) employees at full capacity.  

Personal Care:
Personal care services consist of providing hair care and nail care. This service will occupy 1,697 square feet of the facility and there will be three (3) employees.

Great Room:
The Great Room is where engagement programs will be held. Such programs may include music and cultural events, games, group exercise activities, and social events. The Great Room will occupy 4,105 square feet and will have an estimated six (6) employees at full capacity.

Dining/Day room:
The Dining/Day room is a 1,995 square foot area for participants to have meals (reheated only, no cooking), receive nutritional counseling, and to receive social services support in the form of connections to community resources, benefits support, counseling and psychological services, and guidance and support for participants and caregivers. There are an estimated three (3) employees at full capacity.

Building and Staff Support:
These areas, occupying 1,660 square feet of the building, are administrative and operational areas for the facility and the transportation operations, and not accessible to the participants. These areas include offices, break rooms, lockers, and other amenities.

Parking and Circulation
Site access will be via two (2) separate driveways: one (1) driveway on South Hollenbeck Street on the west side of the project site and one (1) driveway on East Garvey Avenue South on the north side of the project site. The Hollenbeck Street driveway currently allows for egress only and will continue to allow egress only with this proposal. The East Garvey Avenue South frontage presently has two (2) driveways: one is located at the northwest corner of the site near the intersection of East Hollenbeck Street and East Garvey Avenue South, and the other is located at the northeast corner of the site. The northwest driveway will be removed, and the northeast driveway will be retained. The northeast driveway currently provides, and will continue to provide, ingress and egress to the site. All parking spaces will be located on the east half of the project site. A twenty (20) foot wide driveway will be located along the south of the project site and will allow access to South Hollenbeck Street.

The WCMC requires a minimum of sixty-two (62) parking spaces based on the ratio of one (1) parking space per employee, one (1) parking space per 10 participants, and one (1) parking space for each 250 square feet of gross floor area devoted to medical uses.
 

	EMPLOYEES/CLIENTS/AREA	REQUIRED PARKING
Employees	40 Employees on site	40
Participants	100 On site	10
Medical	2,914 square feet	11.65
TOTAL		62

A minimum of sixty-two (6) parking spaces are required and a total of sixty-two (62) parking spaces are provided. Included in the spaces are four (4) ADA spaces, twelve (12) compact spaces, and thirteen (13) electric vehicle charging spaces.

As typical with these types of uses, most of the participants are anticipated to be brought to the facility in a van operated by the facility, although, there may be a limited number of participants that drive themselves to the facility. One (1) of the four (4) ADA spaces will be a van accessible space for drop-off and pick-up of the participants. The vans are scheduled to arrive in 15-minute increments to ensure that the van driver can pull immediately into a stall for drop-off. The applicant estimates that with an average capacity of nine (9) participants per van, the van unloading will take approximately 15 minutes, taking into account a maximum of two (2) participants in wheelchairs who will need more time to move from the van to the entry. At maximum capacity of 100 participants in each of the am and pm sessions, the applicant anticipates ten (10) to twelve (12) vans arriving in managed sequence between 8:00 am and 8:45 am, between 12:15 pm and 1:15 pm, and between 4:45 pm to 5:30 pm.

The vans are expected to be in use approximately 90% of the time and therefore would not be parked on-site except for short breaks during non-operational hours. In addition to picking-up and dropping-off participants, the vans are also used to take participants to off-site appointments. The applicant expects peak hours for van deliveries to be between 8:00 am and 9:00 am, between 12:30 pm and 1:00 pm, and between 5:00 pm and 5:30 pm. Employees will be arriving between 7:30 am and 8:00 am and leave between 5:00 pm and 6:00 pm. The vans will be stored off-site when the facility is closed.

Tree Removal Permit
The proposed project will remove all on-site landscaping and provide a new comprehensive landscape design for the new development. The existing landscaping to be removed includes three (3) significant trees located within the front yard, and therefore, a Tree Removal Permit is required. The significant trees in question are all palm trees and are located in the front landscape area along East Garvey Avenue South. One tree is forty (40) feet tall and has a caliper of twenty (20) inches. Another tree is thirty (30) feet tall and has a caliper of twenty (20) inches. The third palm tree is twenty (20) feet tall and has a caliper of fifteen (15) inches. While there are other existing trees located in the front yard and street side yard, only these three palm trees qualify as “Significant Trees” as defined in the WCMC and require approval of the Tree Removal Permit in order to be removed. A significant tree is defined as a tree located on private and/or public property that meets one (1) or more of the following requirements:
 
In addition to these three (3) significant trees there is one (1) other tree located in the front yard along the East Garvey Avenue South frontage and two (2) other trees lining street side yard along the South Hollenbeck Street frontage, for a total of six (6) existing trees in the front and side yards to be removed. The proposed project will significantly increase the number of trees in the front and street side yards by planting a total of seventeen (17) trees in those yards: thirteen (13) trees will be planted along East Garvey Avenue South, and four (4) trees will be planted along South Hollenbeck Street. Each of these trees will be of 15-gallon in size and approximately five (5) to eight (8) feet in height at time of planting.

The removal of the three (3) significant trees will allow for the development project to feature a cohesive landscape scheme that includes the planting of 31 trees throughout the site of similar species and sizes.

Findings are required to allow the Planning Commission to approve the Precise Plan and Conditional Use Permit applications. 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.

Prior to the granting of a Precise Plan for projects located within all land-use zones it shall be found:

a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan.

The proposed PACE facility is consistent with the City’s General Plan by supporting commercial development that offers essential services in a format compatible with surrounding uses. The project promotes the efficient use of developed land and contributes to access to services, community well-being, and appropriate neighborhood-scale development. While no specific plan applies to the site, the proposed use is consistent with city-wide planning objectives. General Plan policies.

Our Well Planned Community P3.6 Reduce West Covina’s production of greenhouse gas emissions and contribution to climate change, and adapt to the effects of climate change.
Our Healthy and Safe Community P6.9 Increase awareness about how to prevent mental illness and promote mental health.
Our Healthy and Safe Community P6.10 Increase access to health-promoting foods and beverages in West Covina.

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 proposed use falls within the scope of service-oriented commercial activities anticipated in the Neighborhood Commercial Mixed-Use zone. The PACE facility will operate during normal weekday business hours, will not serve the general public, and does not provide emergency or overnight care. Participant transportation is coordinated through program-operated vans, minimizing parking and traffic impacts. Any development associated with the project (e.g., tenant improvements or side modifications) will comply with applicable development standards and be reviewed through the permitting process.

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 PACE facility will be non-disruptive and community-integrated. All visits are pre-scheduled, with transportation provided by the program using vans that will be stored off-site. No emergency or overnight services will occur at the location and operates only Monday – Friday from 8 am to 4:30 pm. The facility does not generate excessive noise, traffic, or nighttime activity. All visits are scheduled, and transportation is managed by an operator, reducing the impact on surrounding properties. These operations ensure minimal traffic, noise, and disruption to neighboring properties. The nature of services for older adults enhances the health, safety, peace, and general welfare in the surrounding area rather than be detrimental to.

d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation.

The existing commercial site is appropriately sized and configured to accommodate the PACE facility, including interior medical offices, day center services, and administrative functions. The 15,980 square foot facility is consistent with the needs of the proposed use. Vehicle access is provided from East Garvey Avenue South, a major arterial road with adequate capacity. Participant transportation is managed via off-site van storage, and no walk-in traffic is permitted, reducing on-site parking demand and circulation impacts.

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 proposed adult day care facility will be constructed on the west side of the site with the surface parking lot developed on the east side of the site. This closely resembles the siting of the existing improvements that have long stood on the site. The proposed development will be compatible with the existing and future land uses and does not interfere with the development in the vicinity. The design of the building provides a low-rise architectural design with a height of 25 feet, which is consistent with the allowed heights of the surrounding commercial properties to the west and the single-family residential properties to the immediate east and south.

Prior to the granting of a Conditional Use Permit for projects located within all land-use zones it shall be found:

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 PACE facility use is both necessary and desirable, as it provides community-based medical and social care for the elderly. This use will significantly contribute to the general well-being of the community by providing much needed services as medical care, rehabilitation, transportation, meals, and personal care. West Covina and greater Los Angeles County have an unmet need for PACE with over 8,000 eligible older adults currently underserved. The center directly aligns with the NMU zone’s purpose of providing essential, moderate-intensity services that support nearby residential areas.

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 PACE facility will be non-disruptive and community-integrated. All visits are pre-scheduled, with transportation provided by the program using vans that will be stored off-site. No emergency or overnight services will occur at the location and operates only Monday-Friday from 8 am to 4:30 pm. The center does not generate excessive noise, traffic, or nighttime activity. All visits are scheduled, and transportation is managed by the operator, reducing the impact on surrounding properties. These operations ensure minimal traffic, noise, and disruption to neighboring properties. The nature of services for older adults enhances the health, safety, peace, and general welfare in the surrounding area rather than be detrimental to.

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 proposed location at 2200 East Garvey Avenue South is approximately 60,480 square feet, which is consistent with the space needed for a PACE center, including its medical office area and day center functions. The layout is well-suited to support the center’s functions, including accessible entrances, indoor activity spaces, administrative offices, and necessary support facilities. Any required staff parking, landscaping, and loading spaces will be adequately accommodated. The location’s size and layout are compatible with the neighborhood.

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 site fronts East Garvey Avenue South, a major thoroughfare consistent with the locational criteria for the NMU zone, which recommends placement near a four-lane or wider street and is sufficient to accommodate staff and visitor access without routing traffic through nearby residential areas. Because all participant trips are planned and coordinated in advance, and transportation is centrally managed by the operator via vans, traffic impacts will be modest and predictable.

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.

The proposed PACE center supports the City’s General Plan goals to provide accessible healthcare, support aging in plan, and ensure services are distributed equitably across the community. The center is a compatible and beneficial use within the Neighborhood Commercial Mixed-Use zone, aligning with the intent to provide moderate-intensity, service oriented commercial activity near residential areas. It enhances the area’s function as a community-serving hub without introducing adverse impacts or incompatible development patterns.

The proposed use is consistent with the following policies of the General Plan:
 

Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt, pursuant to Section 15332 Class 32 (In-fill Development Projects) in that: STAFF RECOMMENDATIONS
Staff recommends that the Planning Commission adopt Resolutions Nos. 25-6172, 25-6173, and 25-6174, approving Precise Plan No. 25-02, Conditional Use Permit No. 25-03, and Tree Removal Permit No. 25-03, respectively.

LARGE ATTACHMENTS
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.