MINUTES
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, November 25, 2025
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, November 25, 2025
The regular meeting of the Planning Commission was called to order at 7:20 p.m. in the West Covina City Council Chambers, 1444 West Garvey Avenue, West Covina, California.
MOMENT OF SILENT PRAYER/MEDITATION
The Commissioner observed a moment of silent prayer and meditation.
The Commissioner observed a moment of silent prayer and meditation.
PLEDGE OF ALLEGIANCE
Commissioner Heng led the Pledge of Allegiance.
Commissioner Heng led the Pledge of Allegiance.
ROLL CALL
- Present:
- Becerra, Lewis, Castellanos, Heng
- Absent:
- Reyes
- Staff Present:
- Cervantes, Lam, Laymon
APPROVAL OF MINUTES
1.
1. Regular meeting, August 12, 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.
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.
PRECISE PLAN NO. 25-02
CONDITIONAL USE PERMIT NO. 25-03
TREE REMOVAL PERMIT NO. 25-03
CATEGORICAL EXEMPTION
APPLICANT: Charles Smyth (Market Street Development, LLC)
LOCATION: 2200 East Garvey Avenue South
REQUEST: The applicant is requesting the approval of a Precise Plan (PP), Conditional Use Permit (CUP), and Tree Removal Permit (TP) to develop a new adult day care facility located in the “Neighborhood Commercial Mixed-Use” (NMU) Zone.
Contract Planner Paul Lam presented the staff report.
Chair Beccera opened the public hearing.
The applicant, Charles Smyth, thanked the Commissioners and staff and stated they were available to answer questions. He indicated that their primary requests pertained to two Conditions of Approval: (1) extending hours of operation, and (2) allowing overnight parking of vans.
Commissioner Castellanos asked staff whether there were any concerns regarding extending hours of operation to 6:00 p.m., pending concurrence from the Commission. He also inquired about potential issues associated with permitting overnight van parking.
A discussion ensued between the Commissioners and Mr. Smith regarding the request for overnight parking. Commissioners asked several clarifying questions related to the program’s operations.
Commissioner Lewis noted that a previous question to staff had not been fully addressed and requested further clarification. Deputy Director Cervantes explained that the condition prohibiting overnight parking was based on the City’s historical practice of not allowing overnight parking on commercial properties. Contract Planner Lam confirmed this history and added that parking requirements were intended to remain consistent with a prior conditional approval for another adult daycare facility.
Deputy Director Cervantes further clarified that a property referenced by the applicant as having overnight parking was likely doing so without formal City approval.
Commissioner Lewis and the applicant discussed site security measures, including fencing. Commissioner Heng raised a concern regarding vehicle headlights potentially affecting adjacent residential properties.
PROPONENTS:
Mario Sobalvarro spoke in favor.
OPPONENTS:
No one spoke in opposition to the project.
Chair Becerra closed the public hearing.
Chair Becerra opened the commission for discussion.
Commissioner Castellanos indicated no objections to extending the hours. He expressed support for allowing overnight parking if approved by the Fire Department.
Motion by Chair Beccerra for approval with modifications.
City Attorney Laymond recommended a condition.
The Commissioners and Staff had a discussion regarding the operating hours and to modify parking to allow overnight.
Commissioner Lewis recommended that the section of drive aisle immediately adjacent to the south side of the building be gated during overnight hours to mitigate potential attractive nuisances.
Chair Becerra reopened the public hearing to comment on the changes and the modifications.
Mario Sobalvarro spoke on the modifications.
A resident spoke regarding the construction.
Mr. Smith addressed and clarified the residents and the commissioners' concerns.
Chair Becerra closed the public hearing.
Commissioner Lewis seconded the motion to approve.
CONDITIONAL USE PERMIT NO. 25-03
TREE REMOVAL PERMIT NO. 25-03
CATEGORICAL EXEMPTION
APPLICANT: Charles Smyth (Market Street Development, LLC)
LOCATION: 2200 East Garvey Avenue South
REQUEST: The applicant is requesting the approval of a Precise Plan (PP), Conditional Use Permit (CUP), and Tree Removal Permit (TP) to develop a new adult day care facility located in the “Neighborhood Commercial Mixed-Use” (NMU) Zone.
Contract Planner Paul Lam presented the staff report.
Chair Beccera opened the public hearing.
The applicant, Charles Smyth, thanked the Commissioners and staff and stated they were available to answer questions. He indicated that their primary requests pertained to two Conditions of Approval: (1) extending hours of operation, and (2) allowing overnight parking of vans.
Commissioner Castellanos asked staff whether there were any concerns regarding extending hours of operation to 6:00 p.m., pending concurrence from the Commission. He also inquired about potential issues associated with permitting overnight van parking.
A discussion ensued between the Commissioners and Mr. Smith regarding the request for overnight parking. Commissioners asked several clarifying questions related to the program’s operations.
Commissioner Lewis noted that a previous question to staff had not been fully addressed and requested further clarification. Deputy Director Cervantes explained that the condition prohibiting overnight parking was based on the City’s historical practice of not allowing overnight parking on commercial properties. Contract Planner Lam confirmed this history and added that parking requirements were intended to remain consistent with a prior conditional approval for another adult daycare facility.
Deputy Director Cervantes further clarified that a property referenced by the applicant as having overnight parking was likely doing so without formal City approval.
Commissioner Lewis and the applicant discussed site security measures, including fencing. Commissioner Heng raised a concern regarding vehicle headlights potentially affecting adjacent residential properties.
PROPONENTS:
Mario Sobalvarro spoke in favor.
OPPONENTS:
No one spoke in opposition to the project.
Chair Becerra closed the public hearing.
Chair Becerra opened the commission for discussion.
Commissioner Castellanos indicated no objections to extending the hours. He expressed support for allowing overnight parking if approved by the Fire Department.
Motion by Chair Beccerra for approval with modifications.
City Attorney Laymond recommended a condition.
The Commissioners and Staff had a discussion regarding the operating hours and to modify parking to allow overnight.
Commissioner Lewis recommended that the section of drive aisle immediately adjacent to the south side of the building be gated during overnight hours to mitigate potential attractive nuisances.
Chair Becerra reopened the public hearing to comment on the changes and the modifications.
Mario Sobalvarro spoke on the modifications.
A resident spoke regarding the construction.
Mr. Smith addressed and clarified the residents and the commissioners' concerns.
Chair Becerra closed the public hearing.
Commissioner Lewis seconded the motion to approve.
NON-HEARING ITEMS - None
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.
1. Commissioner Lewis Had A Comment To Urge Staff To Agendize A Pending July 22 Item Related To Sign Blight Before The December 16 Council Meeting On Street Sweeping Regulations.
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.
1. Commissioner Lewis Had A Comment To Urge Staff To Agendize A Pending July 22 Item Related To Sign Blight Before The December 16 Council Meeting On Street Sweeping Regulations.
COMMUNITY DEVELOPMENT DIRECTOR'S REPORT - None
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 8:07 p.m.
Respectfully submitted:
Norma Villalobos
Administrative Assistant II
Chair Becerra adjourned the meeting at 8:07 p.m.
Respectfully submitted:
Norma Villalobos
Administrative Assistant II