MINUTES
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, August 12, 2025
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, August 12, 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
Vice Chair Lewis led the Pledge of Allegiance.
Vice Chair Lewis led the Pledge of Allegiance.
ROLL CALL
- Present:
- Heng, Reyes, Castellanos, Lewis, Becerra
- Staff Present:
- Lerma, Machado, Ramirez, Koo
APPROVAL OF MINUTES
1.
Regular meeting, July 22, 2025 - PC Minutes 7/22/2025
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.
Jody Johnston spoke and expressed concerns about the street sweeping schedules.
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.
Jody Johnston spoke and expressed concerns about the street sweeping schedules.
PUBLIC HEARINGS
2.
CONDITIONAL USE PERMIT NO. 25-02
CATEGORICAL EXEMPTION
APPLICANT: Sherrie Olson
LOCATION: 2887 E. Valley Boulevard
REQUEST: The applicant is requesting the approval of a Conditional Use Permit (CUP) to upgrade their existing Type 20 (Off-Sale Beer & Wine) license to Type 21 (Off-Sale General), within an existing 2,400 square foot convenience store, located in the "Neighborhood Commercial Mixed-Use" (NMU) Zone.
Planning Intern Melina Ramirez presented the staff report.
Chair Becerra opened the public hearing.
PROPONENTS:
Sherrie Olson, the applicant, was present. Ms. Olson stated that they reviewed the resolution and agreed with the conditions of approval. She highlighted existing security measures at the store and introduced the store owner, Manjeet Singh.
Manjeet Singh, the owner, was present. Mr. Singh shared that the store has been operating at the location for over 50 years and has plans to remodel the store in March of next year.
OPPONENTS:
No one spoke in opposition to the project.
Chair Becerra closed the public hearing.
Chair Becerra re-opened the public hearing.
Glenn Kennedy spoke in support of the request. The resident expressed concern about nearby apartments that have had ongoing issues for decades, but stated that small businesses should be supported and encouraged.
Chair Becerra closed the public hearing.
Chair Becerra opened the commission discussion.
Commissioner Lewis requested clarification on who in the West Covina Police Department provided the no-concern statement for the record.
Associate Planner Miriam Machado responded that project reviews are routed to the Police, Fire, and Building Departments, and that Danny Armas of the Police Department indicated there is no high active crime in the area and no concerns from the Police Department regarding the proposed use.
Motion by Castellanos, seconded by Lewis, to approve and adopt Resolution No. 25-6171, approving Conditional Use Permit No. 25-0. Motion carried 5-0.
CATEGORICAL EXEMPTION
APPLICANT: Sherrie Olson
LOCATION: 2887 E. Valley Boulevard
REQUEST: The applicant is requesting the approval of a Conditional Use Permit (CUP) to upgrade their existing Type 20 (Off-Sale Beer & Wine) license to Type 21 (Off-Sale General), within an existing 2,400 square foot convenience store, located in the "Neighborhood Commercial Mixed-Use" (NMU) Zone.
Planning Intern Melina Ramirez presented the staff report.
Chair Becerra opened the public hearing.
PROPONENTS:
Sherrie Olson, the applicant, was present. Ms. Olson stated that they reviewed the resolution and agreed with the conditions of approval. She highlighted existing security measures at the store and introduced the store owner, Manjeet Singh.
Manjeet Singh, the owner, was present. Mr. Singh shared that the store has been operating at the location for over 50 years and has plans to remodel the store in March of next year.
OPPONENTS:
No one spoke in opposition to the project.
Chair Becerra closed the public hearing.
Chair Becerra re-opened the public hearing.
Glenn Kennedy spoke in support of the request. The resident expressed concern about nearby apartments that have had ongoing issues for decades, but stated that small businesses should be supported and encouraged.
Chair Becerra closed the public hearing.
Chair Becerra opened the commission discussion.
Commissioner Lewis requested clarification on who in the West Covina Police Department provided the no-concern statement for the record.
Associate Planner Miriam Machado responded that project reviews are routed to the Police, Fire, and Building Departments, and that Danny Armas of the Police Department indicated there is no high active crime in the area and no concerns from the Police Department regarding the proposed use.
Motion by Castellanos, seconded by Lewis, to approve and adopt Resolution No. 25-6171, approving Conditional Use Permit No. 25-0. Motion carried 5-0.
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.
None
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.
None
COMMUNITY DEVELOPMENT DIRECTOR'S REPORT
Assistant City Manager Roxanne Lerma shared upcoming city events:
The Veterans and Family Pantry Refill Collection event began August 5th and will continue till August 20th, Tuesday through Friday, from 10:00 a.m. to 4:00 p.m. at the Elks Lodge, located at 841 W Merced Ave.
The Reading Avantage and Flower Planting Event at the Shadow Oak Community Center will take place next Tuesday, August 19th, from 3:30 to 5:30 p.m.
The San Gabriel Valley Mosquito and Vector Control District will be hosting a community meeting presentation on mosquito prevention and protection on Wednesday, August 20th, at 12 p.m. at the Cortez Park Community Center.
Assistant City Manager Roxanne Lerma shared upcoming city events:
The Veterans and Family Pantry Refill Collection event began August 5th and will continue till August 20th, Tuesday through Friday, from 10:00 a.m. to 4:00 p.m. at the Elks Lodge, located at 841 W Merced Ave.
The Reading Avantage and Flower Planting Event at the Shadow Oak Community Center will take place next Tuesday, August 19th, from 3:30 to 5:30 p.m.
The San Gabriel Valley Mosquito and Vector Control District will be hosting a community meeting presentation on mosquito prevention and protection on Wednesday, August 20th, at 12 p.m. at the Cortez Park Community Center.
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 Beccera adjourned the meeting at 7:18 p.m.
Respectfully submitted:
Norma Villalobos, Planning Aide
Respectfully submitted:
Norma Villalobos, Planning Aide