West Covina planning commission approves permit to allow distilled spirits sales at East Valley Boulevard convenience store

The West Covina Planning Commission on Aug. 12 approved a conditional use permit to allow distilled spirits sales at a convenience store at 2887 East Valley Boulevard, upgrading the site’s off-sale alcohol license from a Type 20 (beer and wine) to a Type 21 (off-site general). The commission voted 5-0 to adopt Resolution No. 25-6171, approving Conditional Use Permit No. 25-02; the decision may be appealed to the City Council in writing within 10 days.

Planning intern Melina Ramirez told commissioners the site is an 8,588-square-foot lot with a 2,400-square-foot building at the northwest corner of East Valley Boulevard and South Centes Avenue and is zoned Neighborhood Commercial Mixed Use. Ramirez said the store operates 24 hours a day, typically has two to five employees per shift, and would limit alcohol sales to 6 a.m. to 2 a.m. if the permit is approved. "Planning staff recommends adopting Resolution number 25-6171, approving Conditional Use Permit number 25-02," Ramirez said.

Ramirez said the property falls in Census Tract 4081.37 and described it as an "area of undue concentration," noting there are currently four off-sale alcohol licenses in the tract although the census-tract standard allows only two off-sale licenses. That inconsistency was part of staff’s written report, which nonetheless recommended approval under the conditions listed in the draft resolution.

Applicant Sherry Olsen said the applicant concurred with the conditions of approval and described store security measures: a point-of-sale system that blocks illegal sales, exterior and interior cameras, lockable cooler doors and an arrangement that allows the sheriff’s department IP access to camera feeds. "We do have a POS system in the store which ... stops the sales of alcohol," Olsen said. Owner Manjeet Singh told the commission he has operated the store for about 30 years and said a remodel valued at about $500,000 is planned for March next year. "$500,000 next year in March. It's already approved and is ready to go," Singh said.

One member of the public voiced support for the applicant and for small businesses in the area while acknowledging concerns about a nearby apartment alley that the commenter described as a longstanding trouble spot. During commission questions, a commissioner asked who in the West Covina Police Department had reviewed the project, citing a prior case in which a police stance changed on appeal. Staff replied that applications are routed to police, fire and building departments and said the police contact, identified in the staff presentation as Jenny Armas (position not specified in the record), reported no high level of active crime and no concerns with the proposed use.

Commissioner Castellanos moved to approve the conditional use permit; Chair Lewis seconded. A roll-call vote recorded ayes from Commissioner Hane (record shows both "Hane" and later "Haines"), Commissioner Reyes, Commissioner Castellanos, Vice Chair Lewis and Chair Rosara.

The permit approval includes the conditions in Resolution No. 25-6171 as read into the record. The commission’s action is final unless a timely written appeal is filed to the City Council. The meeting also included brief staff announcements about upcoming community events and was adjourned the same evening.