MINUTES
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, December 9, 2025
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, December 9, 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 Heng led the Pledge of Allegiance.
Commissioner Heng led the Pledge of Allegiance.
ROLL CALL
- Present:
- Becerra, Lewis, Castellanos, Reyes, Heng
- Staff Present:
- Cervantes, Anderson, Villalobos, Laymon
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.
PUBLIC HEARINGS
1.
GENERAL PLAN AMENDMENT NO. 25-01
ZONE CHANGE NO. 25-01
PRECISE PLAN NO. 25-01
TENTATIVE TRACT MAP NO. 004618
TREE PERMIT NO. 25-10
MITIGATED NEGATIVE DECLARATION
APPLICANT: Louisa Feletto, Meritage Land Company
LOCATION: 1501 W. Del Norte Street
REQUEST: The applicant is requesting to construct 34 single-family detached homes, 248 attached townhomes and stacked flats, for a total of 282 residential units. The project includes attached garages, internal drive aisles, common open space, guest parking spaces, and other associated incidental improvements on a 13.62-acre site. A tree removal permit is required to remove one significant tree on the site.
The project also involves a request for a General Plan Amendment to change the general plan land-use designation from Civic: Schools to Neighborhood Medium and High Density, a Zone Change to change the zoning from Single Family Residential (R-1) to Specific Plan No. 33 (Del Norte Specific Plan).
Contract Planner Jeff Anderson presented the staff report.
Chair Becerra asked the City Attorney Laymon for clarification on the appropriate procedure for opening or continuing the public hearing.
City Attorney Laymon presented procedural options for proceeding with the public hearing.
Chair Becerra opened the public hearing.
The applicant, Louisa Feletto, representing Meritage Homes, introduced the project, provided background on the company, outlined proposed site adjustments, summarized neighborhood outreach and concerns, and presented project renderings.
The Commissioners discussed project access, traffic, parking, unit mix, construction impacts, and housing assistance with the applicant.
PROPONENTS:
None
OPPONENTS:
19 residents spoke in opposition.
Residents spoke in opposition, raising concerns about parking, traffic, loss of recreational space, neighborhood compatibility, environmental and safety issues, and inadequate public outreach. They requested fewer units, more green space, preserved recreational facilities, better traffic mitigation, and revised parking standards.
Chair Becerra requested a two-minute recess.
Resident Angela Cunningham spoke in opposition.
The applicant, Louisa Feletto responded to public comments.
The Commissioners discussed parking, green space, loss of recreational fields, and housing needs, with some support expressed and requested additional considerations.
Chair Becerra motioned to continue the public hearing until January 27, 2026, with the clarification that prior speakers may comment again only on new or revised information presented.
Commissioner Heng and Castellanos seconded the motion.
The continuance was approved by a roll-call vote of 5-0.
Deputy Director Cervantes confirmed the project was properly noticed in the newspaper and discussed key items for the applicant.
ZONE CHANGE NO. 25-01
PRECISE PLAN NO. 25-01
TENTATIVE TRACT MAP NO. 004618
TREE PERMIT NO. 25-10
MITIGATED NEGATIVE DECLARATION
APPLICANT: Louisa Feletto, Meritage Land Company
LOCATION: 1501 W. Del Norte Street
REQUEST: The applicant is requesting to construct 34 single-family detached homes, 248 attached townhomes and stacked flats, for a total of 282 residential units. The project includes attached garages, internal drive aisles, common open space, guest parking spaces, and other associated incidental improvements on a 13.62-acre site. A tree removal permit is required to remove one significant tree on the site.
The project also involves a request for a General Plan Amendment to change the general plan land-use designation from Civic: Schools to Neighborhood Medium and High Density, a Zone Change to change the zoning from Single Family Residential (R-1) to Specific Plan No. 33 (Del Norte Specific Plan).
Contract Planner Jeff Anderson presented the staff report.
Chair Becerra asked the City Attorney Laymon for clarification on the appropriate procedure for opening or continuing the public hearing.
City Attorney Laymon presented procedural options for proceeding with the public hearing.
Chair Becerra opened the public hearing.
The applicant, Louisa Feletto, representing Meritage Homes, introduced the project, provided background on the company, outlined proposed site adjustments, summarized neighborhood outreach and concerns, and presented project renderings.
The Commissioners discussed project access, traffic, parking, unit mix, construction impacts, and housing assistance with the applicant.
PROPONENTS:
None
OPPONENTS:
19 residents spoke in opposition.
Residents spoke in opposition, raising concerns about parking, traffic, loss of recreational space, neighborhood compatibility, environmental and safety issues, and inadequate public outreach. They requested fewer units, more green space, preserved recreational facilities, better traffic mitigation, and revised parking standards.
Chair Becerra requested a two-minute recess.
Resident Angela Cunningham spoke in opposition.
The applicant, Louisa Feletto responded to public comments.
The Commissioners discussed parking, green space, loss of recreational fields, and housing needs, with some support expressed and requested additional considerations.
Chair Becerra motioned to continue the public hearing until January 27, 2026, with the clarification that prior speakers may comment again only on new or revised information presented.
Commissioner Heng and Castellanos seconded the motion.
The continuance was approved by a roll-call vote of 5-0.
Deputy Director Cervantes confirmed the project was properly noticed in the newspaper and discussed key items for the applicant.
NON-HEARING ITEMS
2.
Fiscal Year 2025-26 Capital Improvement Program Finding of Conformance with the General Plan.
The CIP Project Manager, Roberto Ortega, presented the staff report.
Commissioner Heng and the CIP Project Manager, Robert Ortega, had a discussion.
Commissioner Lewis requested an informational report.
Commissioner Lewis motion to ratify.
Commissioner Castellanos seconded the motion.
Motion to ratify passed 5-0.
The CIP Project Manager, Roberto Ortega, presented the staff report.
Commissioner Heng and the CIP Project Manager, Robert Ortega, had a discussion.
Commissioner Lewis requested an informational report.
Commissioner Lewis motion to ratify.
Commissioner Castellanos seconded the motion.
Motion to ratify passed 5-0.
3.
INFORMATION ITEM
Discussion of Sign Blight in the Community
A Planning Commissioner has requested discussion of sign blight, including nonconforming, outdated, or visually cluttered signage that impacts the City’s appearance.Purpose:
To obtain direction from the Commission on potential next steps to address sign blight.
Discussion Points:
Areas of the City most affected
Staff Recommendation:
For discussion only; staff seeks Commission input and guidance.
Commissioner Lewis prepared a power point presentation.
Commissioners discussed concerns with the recent sweeping signage installations, including excessive signage, placement, and impacts to residential areas.
Commissioner Lewis made a motion that the City Manager transmit the Commission’s presentation and written recommendations to the City Council. Chair Becerra seconded the motion. Motion passed, 5-0.
Commissioner Lewis prepared a power point presentation.
Commissioners discussed concerns with the recent sweeping signage installations, including excessive signage, placement, and impacts to residential areas.
Commissioner Lewis made a motion that the City Manager transmit the Commission’s presentation and written recommendations to the City Council. Chair Becerra seconded the motion. Motion passed, 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.
Commisioner Castellanos extended holiday well wishes, including Thanksgiving, Christmas, and New Year.
Deputy Director Cervantes reported this would be the final meeting of the year. No items are scheduled for the next meeting, and the Commission is expected to reconvene on January 27.
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.
Commisioner Castellanos extended holiday well wishes, including Thanksgiving, Christmas, and New Year.
Deputy Director Cervantes reported this would be the final meeting of the year. No items are scheduled for the next meeting, and the Commission is expected to reconvene on January 27.
COMMUNITY DEVELOPMENT DIRECTOR'S REPORT
CITY COUNCIL ACTION
This is an oral presentation of City Council matters and actions, which are in the Commission’s area of interest.
This is an oral presentation of City Council matters and actions, which are in the Commission’s area of interest.
ADJOURNMENT
Chair Becerra adjourned the meeting at 10:04 p.m.
Respectfully submitted:
Norma Villalobos
Administrative Assistant II
Respectfully submitted:
Norma Villalobos
Administrative Assistant II