MINUTES
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, March 24, 2026
REGULAR MEETING OF THE PLANNING COMMISSION
CITY OF WEST COVINA
Tuesday, March 24, 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
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, Reyes, Castellanos, Lewis, Becerra
- Staff Present:
- Cervantes, Rivera, Laymon, Lam
APPROVAL OF MINUTES
1.
Regular meeting, January 27, 2026
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.
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.
NONE
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.
NONE
PUBLIC HEARINGS-NONE
NON-HEARING ITEMS
2.
TECHNICAL CLEAN-UP; RELEASE OF COVENANT RESTRICTING SALE OF 2200 EAST GARVEY AVENUE
GENERAL CEQA EXEMPTION
APPLICANT: Charles Smyth (Market Street Development, LLC)
LOCATION: 2200 East Garvey Avenue South
REQUEST: That the Planning Commission authorize the Community Development Director or his/her designee to execute a “Release of Restrictive Covenant” to relinquish an obsolete restrictive covenant that was recorded on the property at 2200 East Garvey Avenue South pursuant to 1995 planning approvals for a project that is permanently closed and no longer exists.
Contract Planner Paul Lam presented the staff report.
Chair Becerra invited the applicant to forward and address the Commission.
The applicant, Charles Smith, introduced himself and stated he was available to answer any questions.
Staff and the Commissioners clarified that the project involves two separate parcels (APNs) previously tied together by a restrictive covenant requiring joint sale. The request would remove this restriction, allowing each parcel to be sold independently.
Commissioner Lewis requested future staff reports to include copies of restive covenants for clarity. Additional clarification was provided regarding ownership and future use of the remaining parcel.
Motioned by Lewis, second by Castellanos, to adopt Resolution 26-6177. Motion passed unanimously 5-0.
GENERAL CEQA EXEMPTION
APPLICANT: Charles Smyth (Market Street Development, LLC)
LOCATION: 2200 East Garvey Avenue South
REQUEST: That the Planning Commission authorize the Community Development Director or his/her designee to execute a “Release of Restrictive Covenant” to relinquish an obsolete restrictive covenant that was recorded on the property at 2200 East Garvey Avenue South pursuant to 1995 planning approvals for a project that is permanently closed and no longer exists.
Contract Planner Paul Lam presented the staff report.
Chair Becerra invited the applicant to forward and address the Commission.
The applicant, Charles Smith, introduced himself and stated he was available to answer any questions.
Staff and the Commissioners clarified that the project involves two separate parcels (APNs) previously tied together by a restrictive covenant requiring joint sale. The request would remove this restriction, allowing each parcel to be sold independently.
Commissioner Lewis requested future staff reports to include copies of restive covenants for clarity. Additional clarification was provided regarding ownership and future use of the remaining parcel.
Motioned by Lewis, second by Castellanos, to adopt Resolution 26-6177. Motion passed unanimously 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.
Commissioner Lewis raised a concern about unaddressed "Mother May I" items due to staff turnover and requested a tracking mechanism and standing agenda item with status updates and projected return dates. The commissioner offered to follow up with staff to compile a list.
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 raised a concern about unaddressed "Mother May I" items due to staff turnover and requested a tracking mechanism and standing agenda item with status updates and projected return dates. The commissioner offered to follow up with staff to compile a list.
COMMUNITY DEVELOPMENT DIRECTOR'S REPORT
NONE
NONE
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 shared that her mother, Rosa Maria Rocha, a long-time resident since 1970, was born October 22, 1924, and recently passed on March 12, and requested a posthumous recognition or proclamation.
Staff agreed to review the request.
Commissioner Lewis motioned to adjourn in the memory of Rosa Maria Rocha, seconded by Commissioner Castellanos.
Chair Becerra shared that her mother, Rosa Maria Rocha, a long-time resident since 1970, was born October 22, 1924, and recently passed on March 12, and requested a posthumous recognition or proclamation.
Staff agreed to review the request.
Commissioner Lewis motioned to adjourn in the memory of Rosa Maria Rocha, seconded by Commissioner Castellanos.
Chair Becerra adjourned the meeting.
Respectfully submitted:
Norma Villalobos, Administrative Assistant II
Respectfully submitted:
Norma Villalobos, Administrative Assistant II