West Covina Planning Commission approves pilates studio, backs limited drive‑thru fixes and changes meeting rules

WEST COVINA, Calif. — The West Covina Planning Commission on July 22 approved a conditional use permit for a pilates studio in downtown West Covina, recommended a code amendment to let existing drive‑thru food businesses modify their lanes under a conditional use permit (excluding one downtown subzone), and voted to add a formal step to its meeting rules requiring either unanimous consent or a motion to end debate before taking a roll‑call vote.

The commission approved Conditional Use Permit (CUP) 2504 for a pilates studio proposed at 547 S. California Ave., following a presentation by planning staff and remarks from applicant Daisy Serrano. Serrano, who identified herself as a family nurse practitioner and local med‑spa operator, said the studio would be a La Gris studio combining Pilates, weight training and cardio and that she already serves clientele in the area. "Hello, my name is Daisy Serrano. I'm a family nurse practitioner and I currently have a medical clinic. ... We focus on wellness and, weight loss," Serrano said during the public hearing.

Planning staff reported the parcel is 4.82 acres and described the tenant space as roughly 1,519 square feet. Staff said the business would operate daily from about 5 a.m. to 8 p.m., offer instructor‑led classes with a maximum of 13 clients per class, and employ a mix of part‑time and full‑time instructors. Planning staff recommended adoption of Resolution No. 25‑6168 approving CUP 2504; the commission voted by roll call in favor, 4‑0 (one commissioner absent).

The commission next considered a draft code amendment intended to allow modifications to existing, permitted drive‑through food establishments through the CUP process. Staff said the code change responds to an earlier city council minute motion directing staff to explore options after a moratorium and a development code update that prohibited new drive‑thrus citywide. The draft would permit modifications to permitted, existing drive‑thrus in specified downtown zones and would attach design standards including a requirement for a queuing study, a five‑foot landscaping buffer along drive‑through lanes, architectural consistency with the center, decorative paving at driveway entrances and a limit on ambient noise increases associated with speakers.

During discussion commissioners asked staff which downtown zones would be affected and whether any tenants had pending applications. Staff said there had been inquiries — for example, the former Carl's Jr. site on the Glendora corridor had inquired about lane reconfiguration — but no tenant had yet filed an application. Commissioners agreed the amendment should not expand the city's ability to add new drive‑thrus, only allow certain modifications to existing, permitted drive‑throughs. The commission moved to recommend that City Council approve the amendment with one change: strike the T5UC downtown plaza subzone from the section because staff said there are no drive‑thrus in that subzone. The motion (Resolution No. 25‑6169) passed by roll call (4‑0, one commissioner absent). The commission's recommendation will go to City Council for final action.

Later in the meeting commissioners debated proposed standing meeting rules that adapt Robert's Rules for the commission. Commissioners discussed whether the member who makes the motion should retain the privilege to close debate immediately and how to ensure every commissioner has a final opportunity to speak before a vote. The commission approved a change that (1) lets the chair move an item to a vote when the chair determines there is unanimous consent to do so and (2) requires that if there is not unanimous consent, debate remains open until a motion to end debate is made and passed. The first sentence of the paragraph in section 10 granting a motioning commissioner the privilege of closing debate was removed. That amendment was adopted by roll call, 3‑1 (Chair Becerra voted no; one commissioner absent). The commission instructed staff to finalize the edited standing rules and circulate a clean version to commissioners; the item may be revisited at future meetings.

In commission reports, Vice Chair Nicholas Lewis asked staff to investigate the recent citywide installation of "No Parking — Street Sweeping" signs, saying the roll‑out appeared inconsistent and, in some cases, placed signs in inappropriate locations. Staff agreed to have the appropriate departments review and return to the commission with a presentation.

Deputy Community Development Director Joanne (last name not given at the hearing) told the commission that July 22 would be her last meeting with West Covina and that she is leaving the city at the end of the month; staff said they are preparing a transition plan and will notify the commission when an interim or replacement official is identified.

Votes at a glance: • Resolution No. 25‑6168 — Approve Conditional Use Permit 2504 (547 S. California Ave., pilates studio). Motion passed by roll call: Castellanos Aye; Heng Aye; Vice Chair Nicholas Lewis Aye; Chair Becerra Aye. Outcome: approved (4‑0; Commissioner Reyes absent).

• Resolution No. 25‑6169 — Recommend City Council approve Code Amendment 25‑01 to allow modification of existing, permitted drive‑through food establishments via CUP (T5UC removed from the amendment). Motion passed by roll call: Castellanos Aye; Heng Aye; Vice Chair Nicholas Lewis Aye; Chair Becerra Aye. Outcome: recommendation to City Council (4‑0; Commissioner Reyes absent).

• Resolution No. 25‑6170 — Amend Planning Commission standing meeting rules to add a unanimous‑consent/motion‑to‑end‑debate step and remove the privilege language in section 10. Motion passed by roll call: Castellanos Aye; Heng Aye; Vice Chair Nicholas Lewis Aye; Chair Becerra No. Outcome: adopted by the commission (3‑1; Commissioner Reyes absent).

What happens next: The pilates studio CUP is approved at the commission level and any required building, business‑license or tenant‑improvement permits will proceed through standard staff review. The recommended drive‑thru code amendment will be forwarded to City Council for final decision; any future modification application from an existing drive‑thru would return to the commission for CUP review. The standing rules change took immediate effect for commission practice; staff will circulate a cleaned, marked‑up version and the commission may revisit the document at a later meeting.

(Reporting by the City of West Covina Planning Commission meeting transcript.)