AGENDA
ITEM NO. 2
DATE: August 25, 2026
ITEM NO. 2
DATE: August 25, 2026
PLANNING DIVISION STAFF REPORT
SUBJECT:
CONSIDERATION OF CONDITIONAL USE PERMIT NO. 26-03, TO OBTAIN A TYPE 20 (OFF-SITE BEER AND WINE) LICENSE WITHIN AN EXISTING SERVICE STATION WITH AN ACCESSORY CONVENIENCE STORE.
CONDITIONAL USE PERMIT NO. 26-03
CEQA EXEMPTION TYPE SECTION 15301 (CLASS 1, EXISTING FACILITIES)
APPLICANT: Sherrie Olson
LOCATION: 1200 S Glendora Avenue
REQUEST: The applicant is requesting the approval of a Conditional Use Permit (CUP) to obtain a Type 20 (Off-Site Beer and Wine) license within an existing 2,250 square foot convenience store known as “Circle K”, at a service station known as “76”, located in the “Neighborhood Commercial Mixed-Use” (NMU) zone.
CONDITIONAL USE PERMIT NO. 26-03
CEQA EXEMPTION TYPE SECTION 15301 (CLASS 1, EXISTING FACILITIES)
APPLICANT: Sherrie Olson
LOCATION: 1200 S Glendora Avenue
REQUEST: The applicant is requesting the approval of a Conditional Use Permit (CUP) to obtain a Type 20 (Off-Site Beer and Wine) license within an existing 2,250 square foot convenience store known as “Circle K”, at a service station known as “76”, located in the “Neighborhood Commercial Mixed-Use” (NMU) zone.
RECOMMENDATION:
It is recommended that the Planning Commission adopt Resolution No. 26-6183, approving Conditional Use Permit No. 26-03, and confirm California Environmental Quality Act (CEQA) exemption pursuant to Section 15301 (Class 1, Existing Facilities) subject to the Conditions of Approval contained therein.
BACKGROUND/DESCRIPTION OF PROPERTY:
The applicant is requesting the approval of a CUP to allow the off-site sale of beer and wine within an existing 2,250 square foot convenience store known as “Circle K” at a service station, known as “76”. The subject property is located within the "Neighborhood Commercial Mixed-Use" (NMU) Zone, on the southeast corner of the Glendora Avenue and Merced Avenue intersection.
PROJECT DESCRIPTION AND ANALYSIS
The applicant is requesting the approval of a CUP to obtain a Type 20 (Off-Sale Beer & Wine) license within an existing convenience store operating as an incidental use to a service station. The West Covina Municipal Code (WCMC) allows for the off-site sale of beer and wine with the approval of a CUP. The sale of distilled spirits is not allowed.
Business Operation
The subject property is a service station, known as "76," with an accessory convenience store known as “Circle K”. The proposed use is the sale of beer and wine within an existing 2,250 square foot convenience store. The WCMC allows for a maximum of ten percent (10%) of the retail floor area for the display and sale of alcohol. The existing convenience store has a retail sales floor area of 1,880 square feet. The proposed use would occupy 67.5 square feet, less than the permitted 180 square feet. The sales of beer and wine would occupy four (4) out of the existing eleven (11) reach-in coolers (a total of 60 square feet) and an additional 7.5 square feet for the display of wine. The business will also occupy storage for the beer and wine within the walk in area of the convenience store not available to the public.
The existing convenience store operates from 4:00am to Midnight, seven (7) days a week. Beer and wine sales will be limited between the hours of 6:00am to Midnight, seven (7) days a week. No beer and wine sales shall be permitted between the hours 4:00am to 6:00am. The convenience store will have 2 to 4 employees per shift, who shall be trained in the ability to verify an individual/customer's age by using the individual/customer's government-issued identification. The identification card reader is required to determine the authenticity of the identification that displays the age of the individual/customer.
To address any safety concerns, the business has an existing security camera system that allows the West Covina Police Department (WCPD) to have 24-hour direct video access. The camera security system includes four existing (4) cameras that are posted at the corners of the existing convenience store with a view in all directions, as shown in the Business' Proposed Security Plan (Attachment No. 3). The business will also add seven (7) new cameras to the existing convenience store and existing canopies.
Census Tract Analysis
The subject property is located in Census Tract No. 4066.02, in Los Angeles County. Per the California Department of Alcoholic Beverage Control (ABC), based on the population ratio within the County and the Census Tract, the project site is located in an area of undue concentration for "off-sale" alcohol licenses. There are currently four (4) alcohol licenses issued to the subject Census Tract, which allows for three (3) off-sale licenses. The existing licenses within the Census Tract are issued to SK Mini Mart Inc, Ranch Town Market, Rockview Dairy, and 7- Eleven. Rockview Dairy and 7-Eleven have Type 20 alcohol licenses.
There is an existing Cellar House Wine & Spirits (Retail) located across the subject property at 1211 S. Glendora Avenue. However, it is located within a different Census Tract (No. 4067.01), so this use was not included in the active ABC license count for the subject site’s census tract.
If the proposed use is located in an area where there is an over-concentration of alcoholic beverage licenses, or the crime rate in the area is 20% or more above the average within a given crime reporting district (only one of these circumstances needs to exist), ABC is required to deny the alcohol license application. Exceptions to this legislation can be made if public convenience or necessity can be established. Public Convenience or Necessity (PCN) is determined by the local governing body of the jurisdiction in which the premises lie. PCN is a discretionary action that would be decided by the Planning Commission as part of the CUP review after considering the location, need, and surrounding land uses.
The City does not have mandatory findings related to a PCN. In order to support an additional/modified license, the Commission should consider the fact that the proposed use is within the Neighborhood Commercial Mixed-Use (NMU) Zone that provides services to nearby residential areas. The City’s General Plan encourages a diversity of uses within this zone, including grocery stores, markets, specialty stores, restaurants, and gasoline stations, as long as it provides adequate physical and safety measures to prevent negative impacts on adjacent properties. This diversity of uses should be allowed as long as they do not adversely impact existing residential uses, or conflict with other General Plan goals and objectives. Approval of this CUP will constitute the required determination of PCN for the proposed alcoholic beverage license.
There are no concerns from the West Covina Police Department (WCPD) regarding the proposed use, as the subject property is not located within a high-crime area. Although the Census Tract has an over-concentration of licenses, the proposed use will provide for public convenience. The “Circle K” convenience store will offer the same convenience for purchasing beer and wine as other retailers in the area. There is no evidence that the proposed use will be detrimental to public health, safety, or general welfare when operating under the conditions indicated in the draft resolution. As such, staff feels that the finding of public convenience or necessity could be made.
Parking
The sale of beer and wine within a service station convenience store does not require any additional parking spaces, but it does require that the use is compliant with current parking requirements. The West Covina Development Code requires one (1) parking space for every two hundred and fifty (250) square feet of floor area. As such, the required number of parking spaces for the subject site is nine (9) parking spaces, which is currently provided, thus meets the minimum required parking ratio. The business operator shall work with staff to address any parking issues, should they arise. In the event where issues remain unresolved, the Planning Commission shall review the CUP for the use and may, at its discretion, modify or impose new conditions.
| Item | Description |
| General Plan | Neighborhood – Medium Density Residential (NM) |
| Zoning | Neighborhood Commercial Mixed-Use (NMU) |
| Surrounding Land Uses and Zoning | North: Neighborhood Commercial Mixed-Use (NMU), Retail East: Neighborhood Commercial Mixed-Use (NMU), Restaurant, Medical Offices South: Office Professional Mixed Use, (OPMU), Office and Retail West: Service Mixed Use (SMU), and Residential Single Family (R-1), Retail, Restaurant, and Single Family Residential |
| Legal Notice | Notice of Public Hearing have been mailed out to seventy-two (72) owners of properties located within five hundred (500) feet of the subject property. In addition, a Public Hearing Notice was posted at the location at least ten (30) days prior to the Public Hearing. |
PROJECT DESCRIPTION AND ANALYSIS
The applicant is requesting the approval of a CUP to obtain a Type 20 (Off-Sale Beer & Wine) license within an existing convenience store operating as an incidental use to a service station. The West Covina Municipal Code (WCMC) allows for the off-site sale of beer and wine with the approval of a CUP. The sale of distilled spirits is not allowed.
Business Operation
The subject property is a service station, known as "76," with an accessory convenience store known as “Circle K”. The proposed use is the sale of beer and wine within an existing 2,250 square foot convenience store. The WCMC allows for a maximum of ten percent (10%) of the retail floor area for the display and sale of alcohol. The existing convenience store has a retail sales floor area of 1,880 square feet. The proposed use would occupy 67.5 square feet, less than the permitted 180 square feet. The sales of beer and wine would occupy four (4) out of the existing eleven (11) reach-in coolers (a total of 60 square feet) and an additional 7.5 square feet for the display of wine. The business will also occupy storage for the beer and wine within the walk in area of the convenience store not available to the public.
The existing convenience store operates from 4:00am to Midnight, seven (7) days a week. Beer and wine sales will be limited between the hours of 6:00am to Midnight, seven (7) days a week. No beer and wine sales shall be permitted between the hours 4:00am to 6:00am. The convenience store will have 2 to 4 employees per shift, who shall be trained in the ability to verify an individual/customer's age by using the individual/customer's government-issued identification. The identification card reader is required to determine the authenticity of the identification that displays the age of the individual/customer.
To address any safety concerns, the business has an existing security camera system that allows the West Covina Police Department (WCPD) to have 24-hour direct video access. The camera security system includes four existing (4) cameras that are posted at the corners of the existing convenience store with a view in all directions, as shown in the Business' Proposed Security Plan (Attachment No. 3). The business will also add seven (7) new cameras to the existing convenience store and existing canopies.
Census Tract Analysis
The subject property is located in Census Tract No. 4066.02, in Los Angeles County. Per the California Department of Alcoholic Beverage Control (ABC), based on the population ratio within the County and the Census Tract, the project site is located in an area of undue concentration for "off-sale" alcohol licenses. There are currently four (4) alcohol licenses issued to the subject Census Tract, which allows for three (3) off-sale licenses. The existing licenses within the Census Tract are issued to SK Mini Mart Inc, Ranch Town Market, Rockview Dairy, and 7- Eleven. Rockview Dairy and 7-Eleven have Type 20 alcohol licenses.
There is an existing Cellar House Wine & Spirits (Retail) located across the subject property at 1211 S. Glendora Avenue. However, it is located within a different Census Tract (No. 4067.01), so this use was not included in the active ABC license count for the subject site’s census tract.
If the proposed use is located in an area where there is an over-concentration of alcoholic beverage licenses, or the crime rate in the area is 20% or more above the average within a given crime reporting district (only one of these circumstances needs to exist), ABC is required to deny the alcohol license application. Exceptions to this legislation can be made if public convenience or necessity can be established. Public Convenience or Necessity (PCN) is determined by the local governing body of the jurisdiction in which the premises lie. PCN is a discretionary action that would be decided by the Planning Commission as part of the CUP review after considering the location, need, and surrounding land uses.
The City does not have mandatory findings related to a PCN. In order to support an additional/modified license, the Commission should consider the fact that the proposed use is within the Neighborhood Commercial Mixed-Use (NMU) Zone that provides services to nearby residential areas. The City’s General Plan encourages a diversity of uses within this zone, including grocery stores, markets, specialty stores, restaurants, and gasoline stations, as long as it provides adequate physical and safety measures to prevent negative impacts on adjacent properties. This diversity of uses should be allowed as long as they do not adversely impact existing residential uses, or conflict with other General Plan goals and objectives. Approval of this CUP will constitute the required determination of PCN for the proposed alcoholic beverage license.
There are no concerns from the West Covina Police Department (WCPD) regarding the proposed use, as the subject property is not located within a high-crime area. Although the Census Tract has an over-concentration of licenses, the proposed use will provide for public convenience. The “Circle K” convenience store will offer the same convenience for purchasing beer and wine as other retailers in the area. There is no evidence that the proposed use will be detrimental to public health, safety, or general welfare when operating under the conditions indicated in the draft resolution. As such, staff feels that the finding of public convenience or necessity could be made.
Parking
The sale of beer and wine within a service station convenience store does not require any additional parking spaces, but it does require that the use is compliant with current parking requirements. The West Covina Development Code requires one (1) parking space for every two hundred and fifty (250) square feet of floor area. As such, the required number of parking spaces for the subject site is nine (9) parking spaces, which is currently provided, thus meets the minimum required parking ratio. The business operator shall work with staff to address any parking issues, should they arise. In the event where issues remain unresolved, the Planning Commission shall review the CUP for the use and may, at its discretion, modify or impose new conditions.
REQUIRED FINDINGS:
1. 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 Neighborhood Commercial Mixed-Use Zone. The Neighborhood Commercial Mixed-Use Zone is composed primarily of retail and service commercial uses which by their nature are of moderate intensity; are necessary in order to provide convenient daily shopping facilities to residential home and apartment dwellers; and are generally adjacent to or within close proximity to residential zoning or development. The proposed use is to allow the sale of beer (Type 20), for off-site consumption within an existing 2,250 square-foot convenience store. The “Circle K” convenience store would offer the same convenience for purchasing beer and wine as other retailers in the area. Beer and wine would be a small percentage of the service station’s overall sales; allowing such sales decreases the need and reduces vehicular trips that require customers to go to a separate store.
2. 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 use is to allow the sale of beer and wine, for off-site consumption, within an existing 2,250 square-foot convenience store. The convenience store is open from 4:00am to midnight daily, seven (7) days a week. However, beer and wine sales will be limited between the hours of 6:00 a.m. to midnight. There are no concerns from the West Covina Police Department (WCPD) regarding the proposed use, as there is no evidence that the proposed use will be detrimental to public health, safety, or general welfare when operating under the conditions indicated in the draft resolution.
2. 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 use is to allow the sale of beer and wine, for off-site consumption, within an existing 2,250 square-foot convenience store. The convenience store is open from 4:00am to midnight daily, seven (7) days a week. However, beer and wine sales will be limited between the hours of 6:00 a.m. to midnight. There are no concerns from the West Covina Police Department (WCPD) regarding the proposed use, as there is no evidence that the proposed use will be detrimental to public health, safety, or general welfare when operating under the conditions indicated in the draft resolution.
3. 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 are adequate in size and are properly designed to accommodate the existing use. The convenience store is a long-standing facility that has provided sufficient parking on site for a number of years. There is no evidence that the alcohol license for the convenience store will increase the current parking demand.
4. 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 is located along Glendora Avenue, a principle arterial in the City of West Covina, and Merced Avenue, a minor arterial in the City of West Covina. The convenience store is a long-standing facility and use. There is no evidence that the alcohol license for the convenience store will generate a substantial amount of vehicular traffic, nor alter the present circulation patterns.
5. That the granting of such a 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 sale of beer and wine for off-site consumption, will not compromise the character of the surrounding neighborhood or be detrimental to the surrounding land uses. Allowing the proposed use is consistent with the policies and actions of the General Plan. The proposed use is consistent with Policy 2.1: Maintain and enhance the City's current tax base.
GENERAL PLAN CONSISTENCY:
The proposed use is consistent with the following policy:
Policy 2.1: Maintain and enhance the City's current tax base.
ENVIRONMENTAL REVIEW:
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.
STAFF RECOMMENDATION:
Planning Staff recommends that the Planning Commission adopt Resolution No. 26-6183 approving Conditional Use Permit No. 26-03.
LEGAL REVIEW:
The City Attorney’s Office has reviewed the staff report and resolution and approved them as to form.
OPTIONS:
The options available to the Planning Commission are as follows:
Adopt the resolution; or
Provide alternative direction
Adopt the resolution; or
Provide alternative direction
Submitted by:
Alicia Mays, Planning Assistant
Attachments
- Attachment No. 1 - Resolution No. 26-6183
- Attachment No. 2 - Business Operation Plan
- Attachment No. 3 - Proposed Security Plan
- Attachment No. 4 - Architectural Plans and Rendering