MINUTES
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, February 11, 2025
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, February 11, 2025
The regular meeting of the Planning Commission was called to order at 7:00 p.m. in the West Covina City Council Chambers, 1444 West Garvey Avenue, West Covina, California.
MOMENT OF SILENT PRAYER/MEDITATION
The Commission observed a moment of silent prayer and meditation.
The Commission observed a moment of silent prayer and meditation.
PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Chair Heng.
The Pledge of Allegiance was led by Chair Heng.
ROLL CALL
- Present:
- Heng, Becerra, Castellanos, Lewis
- Staff Present:
- Burns, Machado, Koo
APPROVAL OF MINUTES
1.
Regular meeting, January 28, 2025
The minutes were approved as presented.
The minutes were approved as presented.
ORAL COMMUNICATIONS
This is the time when any member of the public may speak to the Commission on any matter within the scope of duties assigned to the Commission relating to non-agendized or consent calendar items. Other matters included on this agenda may be addressed when that item is under consideration. For all oral communications, the chairperson may impose reasonable limitations on public comments to assure an orderly and timely meeting. The Ralph M. Brown Act limits the Planning Commission and staff's ability to respond to public comments at this meeting. Thus, your comments may be agendized for a future meeting or referred to staff. The Commission may ask questions for clarification, if desired, at this time.
By policy of the Commission, Oral Communications at this time on the agenda is limited to a total of 15 minutes.
None
This is the time when any member of the public may speak to the Commission on any matter within the scope of duties assigned to the Commission relating to non-agendized or consent calendar items. Other matters included on this agenda may be addressed when that item is under consideration. For all oral communications, the chairperson may impose reasonable limitations on public comments to assure an orderly and timely meeting. The Ralph M. Brown Act limits the Planning Commission and staff's ability to respond to public comments at this meeting. Thus, your comments may be agendized for a future meeting or referred to staff. The Commission may ask questions for clarification, if desired, at this time.
By policy of the Commission, Oral Communications at this time on the agenda is limited to a total of 15 minutes.
None
CONSENT CALENDAR
All matters listed under CONSENT CALENDAR are considered to be routine and can be acted on by one roll call vote. There will be no separate discussion of these items unless members of the Planning Commission request specific items to be removed from the Consent Calendar for separate discussion or action.
All matters listed under CONSENT CALENDAR are considered to be routine and can be acted on by one roll call vote. There will be no separate discussion of these items unless members of the Planning Commission request specific items to be removed from the Consent Calendar for separate discussion or action.
2.
FINDING OF CONFORMANCE WITH THE CITY'S GENERAL PLAN FOR AN EASEMENT TO BE DEDICATED TO THE CITY AT 1731 W. SAN BERNARDINO ROAD
Motion by Castellanos, seconded by Lewis, to approve the Consent Calendar. Motion carried 4-0.
Motion by Castellanos, seconded by Lewis, to approve the Consent Calendar. Motion carried 4-0.
PUBLIC HEARINGS
3.
PRECISE PLAN NO. 23-05
CONDITIONAL USE PERMIT NO. 23-04
VARIANCE NO. 24-02
MITIGATED NEGATIVE DECLARATION
APPLICANT: Nick Hermann for West Covina Medical Center
LOCATION: 725/741 S. Orange Avenue
REQUEST: The proposed construction consists of a four-story, 42,000 square-foot, 71-bed behavioral health facility addition to the existing West Covina Medical Center building. The existing 38 trees to the east side of the property (25 of which are significant trees) will be removed as a part of the project. A Variance is required because the site, with the proposed construction, does not comply with the required number of off-street parking spaces with a 79-parking space deficiency (229 spaces are required, 150 parking spaces are provided). The site is located in Urban Center Zone of the Downtown Plan and Code Area and has a Commercial General Plan land use designation.
Deputy Community Development Director Jo-Anne Burns presented the staff report and recommended approval of Precise Plan No. 23-05, Conditional Use Permit No. 23-04, Variance No. 24-02 and certification of the Negative Declaration of Environmental Impact. Ms. Burns also requested that the Commission add a condition of approval requiring landscaping on the parking lot on Orange Avenue which is to be utilized by the Medical Center.
Chair Heng opened the floor for discussion by the Planning Commission. There were questions and discussion by the Commission regarding the drop-off of unhorsed individuals and the number of trained and licensed staff at the facility.
Chair Heng opened the public hearing.
PROPONENTS:
Brad Manning, applicant, and Vicky Rawlins spoke to the Commission regarding the services that will be provided, the parking on the site and how the facility will function. The Commission also asked questions regarding the options available, the terms of the parking agreements with other vendors near the site, and skilled-nursing for long-term patients. There was a lengthy discussion with the applicants regarding the process for long-term resident visitors, and parking for the employees. The Commission also discussed the parking available for the proposed use. In addition, there was a discussion regarding the education and training of employees.
A resident of Covina spoke in favor of the project. He expressed his support of the project as it relates to a program called "Because We Care."
OPPONENTS:
No one came forward in opposition.
There was a discussion by the Commission.
Motion by Castellanos, seconded by Lewis, to waive further reading and adopt PC Resolution No. 25-6163, PC Resolution No. 25-6164 and PC Resolution No. 25-6165, subject to the condition that the landscaping be cleaned up, that the Commission revisit and review the off-site parking issue in 2 years, and that beds can be added as needed. Motion carried 4-0.
Chair Heng said this decision is final unless appealed to the City Council in writing within ten (10) days.
CONDITIONAL USE PERMIT NO. 23-04
VARIANCE NO. 24-02
MITIGATED NEGATIVE DECLARATION
APPLICANT: Nick Hermann for West Covina Medical Center
LOCATION: 725/741 S. Orange Avenue
REQUEST: The proposed construction consists of a four-story, 42,000 square-foot, 71-bed behavioral health facility addition to the existing West Covina Medical Center building. The existing 38 trees to the east side of the property (25 of which are significant trees) will be removed as a part of the project. A Variance is required because the site, with the proposed construction, does not comply with the required number of off-street parking spaces with a 79-parking space deficiency (229 spaces are required, 150 parking spaces are provided). The site is located in Urban Center Zone of the Downtown Plan and Code Area and has a Commercial General Plan land use designation.
Deputy Community Development Director Jo-Anne Burns presented the staff report and recommended approval of Precise Plan No. 23-05, Conditional Use Permit No. 23-04, Variance No. 24-02 and certification of the Negative Declaration of Environmental Impact. Ms. Burns also requested that the Commission add a condition of approval requiring landscaping on the parking lot on Orange Avenue which is to be utilized by the Medical Center.
Chair Heng opened the floor for discussion by the Planning Commission. There were questions and discussion by the Commission regarding the drop-off of unhorsed individuals and the number of trained and licensed staff at the facility.
Chair Heng opened the public hearing.
PROPONENTS:
Brad Manning, applicant, and Vicky Rawlins spoke to the Commission regarding the services that will be provided, the parking on the site and how the facility will function. The Commission also asked questions regarding the options available, the terms of the parking agreements with other vendors near the site, and skilled-nursing for long-term patients. There was a lengthy discussion with the applicants regarding the process for long-term resident visitors, and parking for the employees. The Commission also discussed the parking available for the proposed use. In addition, there was a discussion regarding the education and training of employees.
A resident of Covina spoke in favor of the project. He expressed his support of the project as it relates to a program called "Because We Care."
OPPONENTS:
No one came forward in opposition.
There was a discussion by the Commission.
Motion by Castellanos, seconded by Lewis, to waive further reading and adopt PC Resolution No. 25-6163, PC Resolution No. 25-6164 and PC Resolution No. 25-6165, subject to the condition that the landscaping be cleaned up, that the Commission revisit and review the off-site parking issue in 2 years, and that beds can be added as needed. Motion carried 4-0.
Chair Heng said this decision is final unless appealed to the City Council in writing within ten (10) days.
NON-HEARING ITEMS
4.
REVIEW OF UNCLASSIFIED USE PERMIT NO. 348
CATEGORICAL EXEMPTION
PERMITTEE: Roger Desai
ADDRESS: 2748 E. Garvey Avenue South (Five-Star Inn)
Jo-Anne Burns, Deputy Community Development Director, presented the staff report. During her presentation she reviewed the history of the location and said that the use was granted under an Unclassified Use Permit, which is similar to a Conditional Use Permit. She told the Commission that this use was last reviewed in August 2024 by the Planning Commission and staff was directed to schedule another review in 5 months. She also spoke about Code Enforcement cases for unpermitted modifications in some units. There were also issues related to maintenance of the property and outdoor storage that were being remedied by the owner. Ms. Burns also stated the owner had terminated his contract to provide long-term housing with a non-profit agency and is currently evicting long-term tenants from the site. Ms. Burns introduced West Covina Police Captain Ken Plunkett and Matthew Raizia, Code Enforcement Manager, to answer any questions from the Commission. Staff recommended this matter be scheduled for a revocation hearing of the unclassified use permit, or that direction be given to staff to schedule another review, or to receive and file the report.
There was a discussion by the Commission regarding the problems on the property, maintenance of the pool, prompt removal of graffiti, daily removal of trash from the parking lot and video cameras on-site to monitor the property.
Commissioner Castellanos stated his concern with the conditions of the UUP and expressed his opinion that the addition of security and flock cameras be added for use on the site. Commissioner Becerra stated that she would like to review this use again, and Commissioner Lewis expressed his concern that on-site security might be too expensive and would not ensure the security on the property and that the proximity of the wash to this motel is detrimental to this business.
Commissioner Lewis also asked about the building permits and improvements. The Commission discussed the cost of fencing and modification of the UUP to require fencing. Chair Heng stated her opinion that the owner had made significant progress in preventing people from coming onto the property.
There was a discussion regarding scheduling the next Planning Commission review of this use and the cost of flock cameras. Chair Heng suggested that this matter be brought before the Commission in six months, with reports from Code Enforcement. There was also a lengthy discussion regarding review of this use.
Chair Heng closed the public hearing and opened the floor for Commission discussion. There was a lengthy discussion about the date of the next review by the Commission. City Attorney Koo recommended that the Commission make the motion specific, and told the Commission that modification of the conditions or revocation of the UUP would require a public hearing.
Motion by Castellanos to make modifications to the UUP. Motion died for lack of a second.
Motion by Heng, seconded by Lewis, to schedule a status report in six months. Motion carried 4-0.
CATEGORICAL EXEMPTION
PERMITTEE: Roger Desai
ADDRESS: 2748 E. Garvey Avenue South (Five-Star Inn)
Jo-Anne Burns, Deputy Community Development Director, presented the staff report. During her presentation she reviewed the history of the location and said that the use was granted under an Unclassified Use Permit, which is similar to a Conditional Use Permit. She told the Commission that this use was last reviewed in August 2024 by the Planning Commission and staff was directed to schedule another review in 5 months. She also spoke about Code Enforcement cases for unpermitted modifications in some units. There were also issues related to maintenance of the property and outdoor storage that were being remedied by the owner. Ms. Burns also stated the owner had terminated his contract to provide long-term housing with a non-profit agency and is currently evicting long-term tenants from the site. Ms. Burns introduced West Covina Police Captain Ken Plunkett and Matthew Raizia, Code Enforcement Manager, to answer any questions from the Commission. Staff recommended this matter be scheduled for a revocation hearing of the unclassified use permit, or that direction be given to staff to schedule another review, or to receive and file the report.
There was a discussion by the Commission regarding the problems on the property, maintenance of the pool, prompt removal of graffiti, daily removal of trash from the parking lot and video cameras on-site to monitor the property.
Commissioner Castellanos stated his concern with the conditions of the UUP and expressed his opinion that the addition of security and flock cameras be added for use on the site. Commissioner Becerra stated that she would like to review this use again, and Commissioner Lewis expressed his concern that on-site security might be too expensive and would not ensure the security on the property and that the proximity of the wash to this motel is detrimental to this business.
Commissioner Lewis also asked about the building permits and improvements. The Commission discussed the cost of fencing and modification of the UUP to require fencing. Chair Heng stated her opinion that the owner had made significant progress in preventing people from coming onto the property.
There was a discussion regarding scheduling the next Planning Commission review of this use and the cost of flock cameras. Chair Heng suggested that this matter be brought before the Commission in six months, with reports from Code Enforcement. There was also a lengthy discussion regarding review of this use.
Chair Heng closed the public hearing and opened the floor for Commission discussion. There was a lengthy discussion about the date of the next review by the Commission. City Attorney Koo recommended that the Commission make the motion specific, and told the Commission that modification of the conditions or revocation of the UUP would require a public hearing.
Motion by Castellanos to make modifications to the UUP. Motion died for lack of a second.
Motion by Heng, seconded by Lewis, to schedule a status report in six months. Motion carried 4-0.
TEN-DAY APPEAL PERIOD: Actions taken by the Planning Commission that are not recommendations to the City Council will become final after ten (10) calendar days unless a written appeal with the appropriate fee is lodged with the City Clerk's Office before close of business on the tenth day.
COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS
This is the time when any member of the Commission may bring a matter to the attention of the full Commission that is within the scope of duties assigned to the Commission. Any item that was considered during the Agenda is not appropriate for discussion in this section of the agenda. NO COMMISSION DISCUSSION OR ACTION CAN BE CONSIDERED AT THIS TIME. If the Commission desires to discuss an issue raised by a speaker or take an action, the Commission may vote to agendize the matter for a future meeting.
Commissioner Lewis asked for a report on whether the flock camera is a voluntary program that any business can join. Deputy Community Development Director Burns asked when the Commission would like the report. Commissioner Lewis requested it be be provided as soon as possible.
This is the time when any member of the Commission may bring a matter to the attention of the full Commission that is within the scope of duties assigned to the Commission. Any item that was considered during the Agenda is not appropriate for discussion in this section of the agenda. NO COMMISSION DISCUSSION OR ACTION CAN BE CONSIDERED AT THIS TIME. If the Commission desires to discuss an issue raised by a speaker or take an action, the Commission may vote to agendize the matter for a future meeting.
Commissioner Lewis asked for a report on whether the flock camera is a voluntary program that any business can join. Deputy Community Development Director Burns asked when the Commission would like the report. Commissioner Lewis requested it be be provided as soon as possible.
CITY COUNCIL ACTION
This is an oral presentation of City Council matters and actions, which are in the Commission’s area of interest
The City Council approved the Mercedes Benz precise plan and related zone change for the construction of the new Mercedes Benz car dealership. The second reading is scheduled for the second meeting in March, 2025.
The City Council will be reviewing the Development Code Update on March 18, 2025.
This is an oral presentation of City Council matters and actions, which are in the Commission’s area of interest
The City Council approved the Mercedes Benz precise plan and related zone change for the construction of the new Mercedes Benz car dealership. The second reading is scheduled for the second meeting in March, 2025.
The City Council will be reviewing the Development Code Update on March 18, 2025.
COMMUNITY DEVELOPMENT DIRECTOR'S REPORT
February 19, 2025, is the date for the grand opening of Toyota West Covina.
February 19, 2025, is the date for the grand opening of Toyota West Covina.
ADJOURNMENT
Chair Heng adjourned the meeting at 9:33 p.m.
Respectfully submitted:
Lydia de Zara
Senior Administrative Assistant
Respectfully submitted:
Lydia de Zara
Senior Administrative Assistant