MINUTES
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, May 13, 2025
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, May 13, 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
PLEDGE OF ALLEGIANCE
Commissioner Lewis led the Pledge of Allegiance
Commissioner Lewis led the Pledge of Allegiance
ROLL CALL
- Present:
- Heng, Becerra, Lewis, Reyes
- Absent:
- Castellanos
- Staff Present:
- Burns, Machado, Koo
APPROVAL OF MINUTES
1.
Regular meeting, February 11, 2025 - PC Minutes 2.11.25.
Regular meeting, March 11, 2025 - PC Minutes 3.11.25.
Both sets of minutes were adopted as presented.
Chair Heng also welcomed Jose Reyes to the Planning Commission.
Regular meeting, March 11, 2025 - PC Minutes 3.11.25.
Both sets of minutes were adopted as presented.
Chair Heng also welcomed Jose Reyes to the Planning Commission.
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
PUBLIC HEARINGS
2.
VARIANCE NO. 24-03
CATEGORICAL EXEMPTION
APPLICANT: AKC Permit Inc. (Kasey Clark)
LOCATION: 3120 E. Garvey Avenue S
REQUEST: The applicant is requesting the approval of a variance to allow the installation of two (2) 78.16 square-foot electronic reader board signs to advertise business-related products and promotions. The variance request is to deviate from the development sign standards, which allows one (1) reader board sign per site with a maximum size of 40.5 square feet.
Miriam Machado, Associate Planner, presented the staff report. She explained to the Commission that two reader board signs were removed because they were inoperable. She stated staff recommended the replacement of one reader board sign and one wall sign, instead of two reader board signs.
There was a discussion regarding the sizes of the signs being replaced, the limitations included in the Code when these signs were originally approved and what the limitations are now that require a Variance.
Chair Heng opened the public hearing.
PROPONENT:
Chris Kelley, applicant, spoke in favor of his request for a variance for signage. He also answered questions by the Commission regarding size of the proposed signs. Brad Manning, Shelby Williams and O.P. Almarez also spoke in favor of the signs.
OPPONENTS:
No one spoke in opposition.
Chair Heng asked the applicant questions regarding the signage on the new reader board and how much space would be taken to advertise the name of the business. The applicant spoke regarding the new technology used for the sign.
Chair Heng closed the public hearing and opened the floor for questions or discussion by the Commission. Chair Heng asked staff questions regarding the signage and what information it would contain. Commissioner Reyes commented on the sign and staff addressed his questions regarding the findings allowing the variance. Ms. Burns renewed the options available to the Commission.
Chair Heng asked that the name of the office or business be added to the signs. Commissioner Lewis asked how big the static portion of the sign will be. There was a short discussion regarding the rendering of the sign and the portion that would be static Commissioner Lewis also asked that the size of the static sign be addressed in the motion and resolution. There was a lengthy discussion regarding whether the static portion of the sign should not be part of the electronic reader board and what is allowed by the code. Deputy Community Development Director Jo-Anne Burns advised the Commission that what is allowed in the Code is a static, non-reader board type of signage. There was a discussion regarding bringing this matter back for further consideration. The applicant, Chris Kelly, spoke to the Commission regarding the building identification portion of the sign.
Motion by Becerra seconded by Lewis, to approve Resolution No. 25-6167, approving Variance No. 24-03, with a static sign above the digital electronic digital reader board portion and the static portion of the sign will be no smaller than 6.5 square feet and the digital reader board portion will be no larger than 61.66 square feet for both portions of signage. Ayes: Heng, Reyes, Becerra, Lewis Motion carried 4-0.
CATEGORICAL EXEMPTION
APPLICANT: AKC Permit Inc. (Kasey Clark)
LOCATION: 3120 E. Garvey Avenue S
REQUEST: The applicant is requesting the approval of a variance to allow the installation of two (2) 78.16 square-foot electronic reader board signs to advertise business-related products and promotions. The variance request is to deviate from the development sign standards, which allows one (1) reader board sign per site with a maximum size of 40.5 square feet.
Miriam Machado, Associate Planner, presented the staff report. She explained to the Commission that two reader board signs were removed because they were inoperable. She stated staff recommended the replacement of one reader board sign and one wall sign, instead of two reader board signs.
There was a discussion regarding the sizes of the signs being replaced, the limitations included in the Code when these signs were originally approved and what the limitations are now that require a Variance.
Chair Heng opened the public hearing.
PROPONENT:
Chris Kelley, applicant, spoke in favor of his request for a variance for signage. He also answered questions by the Commission regarding size of the proposed signs. Brad Manning, Shelby Williams and O.P. Almarez also spoke in favor of the signs.
OPPONENTS:
No one spoke in opposition.
Chair Heng asked the applicant questions regarding the signage on the new reader board and how much space would be taken to advertise the name of the business. The applicant spoke regarding the new technology used for the sign.
Chair Heng closed the public hearing and opened the floor for questions or discussion by the Commission. Chair Heng asked staff questions regarding the signage and what information it would contain. Commissioner Reyes commented on the sign and staff addressed his questions regarding the findings allowing the variance. Ms. Burns renewed the options available to the Commission.
Chair Heng asked that the name of the office or business be added to the signs. Commissioner Lewis asked how big the static portion of the sign will be. There was a short discussion regarding the rendering of the sign and the portion that would be static Commissioner Lewis also asked that the size of the static sign be addressed in the motion and resolution. There was a lengthy discussion regarding whether the static portion of the sign should not be part of the electronic reader board and what is allowed by the code. Deputy Community Development Director Jo-Anne Burns advised the Commission that what is allowed in the Code is a static, non-reader board type of signage. There was a discussion regarding bringing this matter back for further consideration. The applicant, Chris Kelly, spoke to the Commission regarding the building identification portion of the sign.
Motion by Becerra seconded by Lewis, to approve Resolution No. 25-6167, approving Variance No. 24-03, with a static sign above the digital electronic digital reader board portion and the static portion of the sign will be no smaller than 6.5 square feet and the digital reader board portion will be no larger than 61.66 square feet for both portions of signage. Ayes: Heng, Reyes, Becerra, Lewis Motion carried 4-0.
NON-HEARING ITEMS
3.
PLANNING COMMISSION REORGANIZATION
Motion by Lewis, seconded by Heng, to nominate Becerra as Chairperson of the Planning Commission.
Motion carried 4-0.
Motion by Heng, seconded by Becerra, to nominate Lewis as Vice Chairperson.
Motion carried 4-0.
Motion by Lewis, seconded by Heng, to nominate Becerra as Chairperson of the Planning Commission.
Motion carried 4-0.
Motion by Heng, seconded by Becerra, to nominate Lewis as Vice Chairperson.
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.
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.
COMMUNITY DEVELOPMENT DIRECTOR'S REPORT
Summer Concert Series begins on June 18, 2025, 6 PM to 9 PM in the Civic Center Courtyard
City Hall will be closed on May 26, 2025 in observance of the Memorial Day holiday. There will be a Memorial Day Celebration at the Civic Center Courtyard.
The Planning Division and City Manager's office are working on adding more names to the Veteran's Memorial which was funded by the Arts in Public Places Program. A contractor has been hired to add the names before Veteran's Day.
Summer Concert Series begins on June 18, 2025, 6 PM to 9 PM in the Civic Center Courtyard
City Hall will be closed on May 26, 2025 in observance of the Memorial Day holiday. There will be a Memorial Day Celebration at the Civic Center Courtyard.
The Planning Division and City Manager's office are working on adding more names to the Veteran's Memorial which was funded by the Arts in Public Places Program. A contractor has been hired to add the names before Veteran's Day.
CITY COUNCIL ACTION
This is an oral presentation of City Council matters and actions, which are in the Commission’s area of interest.
Deputy Community Development Director Jo-Anne Burns said that the approval of the West Covina Medical Center approved by the Planning Commission has been overturned and denied by the City Council at a hearing before the City Council.
This is an oral presentation of City Council matters and actions, which are in the Commission’s area of interest.
Deputy Community Development Director Jo-Anne Burns said that the approval of the West Covina Medical Center approved by the Planning Commission has been overturned and denied by the City Council at a hearing before the City Council.
ADJOURNMENT
Chair Heng adjourned the meeting at 8:15 p.m.
Respectfully submitted:
Lydia de Zara
Senior Administrative Assistant
Respectfully submitted:
Lydia de Zara
Senior Administrative Assistant