MINUTES
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, July 22, 2025
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, July 22, 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
Commissioner Castellanos led the Pledge of Allegiance.
Commissioner Castellanos led the Pledge of Allegiance.
ROLL CALL
- Present:
- Heng, Becerra, Castellanos, Lewis
- Absent:
- Reyes
- Staff Present:
- Burns, Machado, Ramirez, Koo
APPROVAL OF MINUTES
1.
Regular meeting, June 10, 2025 - PC Minutes 6/10/2025
The minutes were approved as presented.
The minutes were approved as presented.
ORAL COMMUNICATIONS - 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.
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.
PUBLIC HEARINGS
2.
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).
Planning Intern Melina Ramirez presented the staff report.
Chair Becerra opened the public hearing.
PROPONENTS:
The applicant, Deisi Serrano was present. Ms. Serrano emphasized the community's growing focus on wellness and shared that this studio would support that trend.
OPPONENTS:
No one spoke in opposition to the project.
Chair Becerra closed the public hearing.
Commissioner Castellanos expressed support for the project, noting a Pilates studio with Lagree approach is a unique and modern way to promote fitness. He mentioned it would be a great addition to the community to help keep the community healthy.
Chair Becerra reopened the public hearing.
The applicant shared that, in order to be licensed as a Lagree studio, approval must be obtained directly from Sebastian Lagree, who currently only allows one Lagree studio per city. The applicant confirmed that there are no existing Lagree studios in West Covina and that approval was received prior to moving forward with the project.
Chair Becerra closed the public hearing.
Motion by Castellanos, seconded by Heng, to approve and adopt Resolution No. 25-6168, approving Conditional Use Permit No. 25-04. Motion carried 4-0-1.
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).
Planning Intern Melina Ramirez presented the staff report.
Chair Becerra opened the public hearing.
PROPONENTS:
The applicant, Deisi Serrano was present. Ms. Serrano emphasized the community's growing focus on wellness and shared that this studio would support that trend.
OPPONENTS:
No one spoke in opposition to the project.
Chair Becerra closed the public hearing.
Commissioner Castellanos expressed support for the project, noting a Pilates studio with Lagree approach is a unique and modern way to promote fitness. He mentioned it would be a great addition to the community to help keep the community healthy.
Chair Becerra reopened the public hearing.
The applicant shared that, in order to be licensed as a Lagree studio, approval must be obtained directly from Sebastian Lagree, who currently only allows one Lagree studio per city. The applicant confirmed that there are no existing Lagree studios in West Covina and that approval was received prior to moving forward with the project.
Chair Becerra closed the public hearing.
Motion by Castellanos, seconded by Heng, to approve and adopt Resolution No. 25-6168, approving Conditional Use Permit No. 25-04. Motion carried 4-0-1.
3.
CODE AMENDMENT NO. 25-01
GENERAL EXEMPTION
LOCATION: Citywide
REQUEST: The Project includes amendments to Chapter 26 (Development Code) of the City’s Municipal Code and the City’s Downtown Plan and Code to consider allowing modifications to existing drive-through food establishments with approval of a Conditional Use Permit. The proposed code amendment is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3).
Deputy Community Development Director Burns presented the staff report. During the presentation, Deputy Community Development Director Burns clarified that the standards being referenced are already included in the City's Development Code. These standards have historically been applied to existing drive-through uses as well as new drive-through developments, primary for pharmacies and banks. Staff recommended that the Planning Commission adopt Resolution No. 25-6169, recommending that the City Council approve Code Amendment No. 25-01.
There was a discussion by the Commission and staff.
Staff clarified that existing, permitted drive-through may apply for a Conditional Use Permit to modify the layout, if desired. Modifications are not mandatory unless initiated by the property owner. No current applications are pending, though one inquiry was made.
Chair Becerra opened the public hearing.
PROPONENTS:
No one spoke in favor.
OPPONENTS:
No one spoke in opposition.
There was a discussion by the Commission and staff.
Commisioners discussed the proposed amendment, noting it would allow existing drive-through to apply for a conditional use permit to modify their existing drive-through but would not permit any new drive-thru food establishments. This staff commented that change could help attract a tenant to the vacant Glendora site.
Chair Becerra closed the public hearing.
Mortion by Castellanos, seconded by Lewis, to adopt Resolution No. 25-6169, recommending that the City Council approve Code Amendment No. 25-01. Motion passed 4-0-1. The recommendation will be forwarded to the City Council for review at a later date.
GENERAL EXEMPTION
LOCATION: Citywide
REQUEST: The Project includes amendments to Chapter 26 (Development Code) of the City’s Municipal Code and the City’s Downtown Plan and Code to consider allowing modifications to existing drive-through food establishments with approval of a Conditional Use Permit. The proposed code amendment is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3).
Deputy Community Development Director Burns presented the staff report. During the presentation, Deputy Community Development Director Burns clarified that the standards being referenced are already included in the City's Development Code. These standards have historically been applied to existing drive-through uses as well as new drive-through developments, primary for pharmacies and banks. Staff recommended that the Planning Commission adopt Resolution No. 25-6169, recommending that the City Council approve Code Amendment No. 25-01.
There was a discussion by the Commission and staff.
Staff clarified that existing, permitted drive-through may apply for a Conditional Use Permit to modify the layout, if desired. Modifications are not mandatory unless initiated by the property owner. No current applications are pending, though one inquiry was made.
Chair Becerra opened the public hearing.
PROPONENTS:
No one spoke in favor.
OPPONENTS:
No one spoke in opposition.
There was a discussion by the Commission and staff.
Commisioners discussed the proposed amendment, noting it would allow existing drive-through to apply for a conditional use permit to modify their existing drive-through but would not permit any new drive-thru food establishments. This staff commented that change could help attract a tenant to the vacant Glendora site.
Chair Becerra closed the public hearing.
Mortion by Castellanos, seconded by Lewis, to adopt Resolution No. 25-6169, recommending that the City Council approve Code Amendment No. 25-01. Motion passed 4-0-1. The recommendation will be forwarded to the City Council for review at a later date.
NON-HEARING ITEMS
4.
PLANNING COMMISSION STANDING MEETING RULES
Staff presented the draft Standing Meeting Rules, which are based on a modified version of Robert's Rules of Order and aligned with the current structure of Planning Commission meetings. There was a discussion by the commission regarding the standing meeting rules.
Commissioner Lewis emphasized the need for a clear procedure to avoid situations where a motion and second are made, and debate ends prematurely without substantive discussion on the specific motion.
Commissioners Lewis and Castellanos requested clarification of a proposed amendment to the Planning Commission rules regarding the process for calling a vote. There was a lengthy discussion regarding calling for a vote.
Deputy City Attorney Koo spoke regarding comments by Commissioner Lewis and recommended that the commission consider including a motion to close debate and call for a vote. After a lengthy discussion regarding the motion for vote, Commissioner Heng also offered comments. There was further discussion by the commission regarding this matter. An amendment was made by Deputy City Attorney Koo to the proposed Robert's Rules of Order as a result of this discussion.
Motion by Lewis, seconded by Castellanos, to adopt Resolution No. 25-6170, as amended. Motion passed 3-1-1, Becerra opposed.
Staff presented the draft Standing Meeting Rules, which are based on a modified version of Robert's Rules of Order and aligned with the current structure of Planning Commission meetings. There was a discussion by the commission regarding the standing meeting rules.
Commissioner Lewis emphasized the need for a clear procedure to avoid situations where a motion and second are made, and debate ends prematurely without substantive discussion on the specific motion.
Commissioners Lewis and Castellanos requested clarification of a proposed amendment to the Planning Commission rules regarding the process for calling a vote. There was a lengthy discussion regarding calling for a vote.
Deputy City Attorney Koo spoke regarding comments by Commissioner Lewis and recommended that the commission consider including a motion to close debate and call for a vote. After a lengthy discussion regarding the motion for vote, Commissioner Heng also offered comments. There was further discussion by the commission regarding this matter. An amendment was made by Deputy City Attorney Koo to the proposed Robert's Rules of Order as a result of this discussion.
Motion by Lewis, seconded by Castellanos, to adopt Resolution No. 25-6170, as amended. Motion passed 3-1-1, Becerra opposed.
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 spoke about Section 2-74 Subsection C of the Municipal Code regarding the implementation of "No Parking on Street Sweeping Day." He requested that the City Council investigate who is responsible, and the Planning Commission receive a formal presentation on the matter. Formally requested the item be brought back under unanimous consent for future discussion.
Deputy City Attorney Koo clarified that a presentation could be brought back to the Planning Commission for full discussion.
Staff will work on agendizing a presentation related to this item for a future Planning Commission 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.
Commissioner Lewis spoke about Section 2-74 Subsection C of the Municipal Code regarding the implementation of "No Parking on Street Sweeping Day." He requested that the City Council investigate who is responsible, and the Planning Commission receive a formal presentation on the matter. Formally requested the item be brought back under unanimous consent for future discussion.
Deputy City Attorney Koo clarified that a presentation could be brought back to the Planning Commission for full discussion.
Staff will work on agendizing a presentation related to this item for a future Planning Commission meeting.
COMMUNITY DEVELOPMENT DIRECTOR 'S REPORT
The Summer Concert Series continues every Wednesday evening from 6:00 p.m. to 9:00 pm., with the final concert scheduled for July 30th.
The Last Community Workshop for the Parks and Recreation Master Plan will take place on July 31st at Palmview Park from 6:00 p.m. to 8:00 p.m.
National Night Out and Touch-A-Truck event will be held August 5th at the Civic Center from 6:00 p.m. to 9:00 p.m.
The City Council Meeting will be held at 7:00 p.m. in the Council Chambers on August 5th.
Deputy Community Development Director Burns announced that this Planning Commission Meeting would be her last.
The Summer Concert Series continues every Wednesday evening from 6:00 p.m. to 9:00 pm., with the final concert scheduled for July 30th.
The Last Community Workshop for the Parks and Recreation Master Plan will take place on July 31st at Palmview Park from 6:00 p.m. to 8:00 p.m.
National Night Out and Touch-A-Truck event will be held August 5th at the Civic Center from 6:00 p.m. to 9:00 p.m.
The City Council Meeting will be held at 7:00 p.m. in the Council Chambers on August 5th.
Deputy Community Development Director Burns announced that this Planning Commission Meeting would be her last.
CITY COUNCIL ACTION
This is an oral presentation of City Council matters and actions, which are in the Commission’s area of interest.
There were no matters to report.
This is an oral presentation of City Council matters and actions, which are in the Commission’s area of interest.
There were no matters to report.
ADJOURNMENT
Chair Becerra adjourned the meeting at 8:33 p.m.
Respectfully submitted:
Norma Villalobos
Planning Aide
Respectfully submitted:
Norma Villalobos
Planning Aide