MINUTES
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, January 27, 2026
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, January 27, 2026
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, Reyes, Lewis, Becerra
- Absent:
- Castellanos
- Staff Present:
- Cervantes, Villalobos, Mehta, Laymon
APPROVAL OF MINUTES
1.
Regular meeting, December 9, 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.
Mario Sobalvarro addressed the Commission regarding Development Impact Fees.
Chair Becerra stated that staff would take the comments into consideration and follow up as appropriate.
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.
Mario Sobalvarro addressed the Commission regarding Development Impact Fees.
Chair Becerra stated that staff would take the comments into consideration and follow up as appropriate.
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
2.
GENERAL PLAN AMENDMENT NO. 25-01
ZONE CHANGE NO. 25-01
PRECISE PLAN NO. 25-01
TENTATIVE TRACT MAP NO. 004618 (25-01)
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 approval of a General Plan Amendment, Zone Change, Precise Plan, and Tentative Tract Map to construct 34 single-family detached homes, 226 attached townhomes, for a total of 260 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 General Plan Amendment request will change the General Plan Land Use designation from Civic: Schools to Neighborhood Medium Density. The requested Zone Change will change the zoning from Single Family Residential (R-1) to Specific Plan No. 33 (Del Norte Specific Plan).
Deputy Director Cervantes reported that the applicant submitted a written request to continue the hearing to a date uncertain in order to allow additional time to finalize project revisions. He provided the written request to the Commission.
Chair Becerra stated the public hearing would remain open but requested public comments be limited solely to the issue of the continuance.
Eleven residents spoke, expressing concerns regarding project notifications, the 500-foot noticing radius, access to information, and potential traffic, parking, safety, park and school impacts, and requesting expanded outreach prior to future hearings.
Commissioners stated that the item was continued to an unknown date and that they first learned of the request late in the afternoon, with the written notice provided at the start of the meeting. They emphasized that no information was withheld and that materials were not available in advance for review. As a result, no action could be taken until the project is formally before the commission.
ZONE CHANGE NO. 25-01
PRECISE PLAN NO. 25-01
TENTATIVE TRACT MAP NO. 004618 (25-01)
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 approval of a General Plan Amendment, Zone Change, Precise Plan, and Tentative Tract Map to construct 34 single-family detached homes, 226 attached townhomes, for a total of 260 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 General Plan Amendment request will change the General Plan Land Use designation from Civic: Schools to Neighborhood Medium Density. The requested Zone Change will change the zoning from Single Family Residential (R-1) to Specific Plan No. 33 (Del Norte Specific Plan).
Deputy Director Cervantes reported that the applicant submitted a written request to continue the hearing to a date uncertain in order to allow additional time to finalize project revisions. He provided the written request to the Commission.
Chair Becerra stated the public hearing would remain open but requested public comments be limited solely to the issue of the continuance.
Eleven residents spoke, expressing concerns regarding project notifications, the 500-foot noticing radius, access to information, and potential traffic, parking, safety, park and school impacts, and requesting expanded outreach prior to future hearings.
Commissioners stated that the item was continued to an unknown date and that they first learned of the request late in the afternoon, with the written notice provided at the start of the meeting. They emphasized that no information was withheld and that materials were not available in advance for review. As a result, no action could be taken until the project is formally before the commission.
NON-HEARING ITEMS
NONE
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.
Commissioner Heng acknowledged residents' concerns about the continuance and notification radius, noting the City met legal requirements while encouraging broader community outreach.
Commissioner Lewis requested revisiting the previously approved Amazon Fresh CUP due to the store closure and discussed exploring expanded public noticing requirements for large-scale projects.
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 Heng acknowledged residents' concerns about the continuance and notification radius, noting the City met legal requirements while encouraging broader community outreach.
Commissioner Lewis requested revisiting the previously approved Amazon Fresh CUP due to the store closure and discussed exploring expanded public noticing requirements for large-scale projects.
COMMUNITY DEVELOPMENT DIRECTOR'S REPORT
Deputy Director Cervantes announced that this was Commissioner Reyes's final Planning Commission meeting and thanked him for his service to the City.
Deputy Director Cervantes announced that this was Commissioner Reyes's final Planning Commission meeting and thanked him for his service to the City.
CITY COUNCIL ACTION
This is an oral presentation of City Council matters and actions, which are in the Commission’s area of interest.
NONE
This is an oral presentation of City Council matters and actions, which are in the Commission’s area of interest.
NONE
ADJOURNMENT
Chair Becerra adjourned the meeting at 7:55 p.m.
Respectfully submitted:
Norma Villalobos
Administrative Assistant II
Respectfully submitted:
Norma Villalobos
Administrative Assistant II