The West Covina Planning Commission on Nov. 25 approved a proposal to replace the vacant Via Tepeyac restaurant at 2200 East Garvey Avenue South with a one‑story, 15,980‑square‑foot adult day health center operating under the PACE model.

Contract planner Paul Lam told commissioners the project would redevelop the site, provide a maximum of 100 participants on site at any one time, employ 80 staff (no more than 40 onsite at once), include a minimum of 61 parking spaces as required by code, and require removal of three significant palm trees. Lam recommended adoption of resolutions approving Precise Plan No. 25‑02, Conditional Use Permit No. 25‑03 and Tree Removal Permit No. 25‑03. "The conditional use permit being requested is to use the property as an adult day care facility for persons 55 years of age or older," Lam said.

The applicant asked the commission to modify two staff conditions: extending operating hours from 4:30 p.m. to 6 p.m. to allow potential future shifts and permitting overnight parking for facility vans, which the applicant said is operationally necessary because drivers do not always take vans home overnight. "We'd like to see if we could just extend the operating hours instead of 04:30PM to 6PM," an applicant representative said during the hearing.

Commissioners pressed for specifics about parking and site safety. Architect David Kim said the building footprint is roughly 138 feet long and the rear driveway could fit stacked vans if gated; commissioners suggested initially limiting the number of overnight vans and requiring the vehicles be tied to the service and parked to face the exit to avoid reversing hazards. A commissioner proposed gating the rear alley and using it as a secured, fenced parking area subject to fire‑department access. "That that would be the proposal that I had in mind," one commissioner said about gating and limiting vehicles behind the building.

Neighbors raised concerns about noise from early morning vehicle movement, potential obstruction of emergency access if gates are mismanaged, and the condition of a retaining wall behind adjacent homes. One resident asked whether demolition would affect the failing retaining wall; staff and the applicant said they would follow up and explore repairs or clarifications on ownership and responsibility. The applicant responded that gated access with key‑fob entry for emergency responders and consultation with the fire department would be used to address access concerns.

Staff clarified construction hours under the municipal code: construction is generally allowed between 7 a.m. and 8 p.m., and applicants said general contractors typically finish noisy work by midafternoon. The applicant estimated demolition and site work would take several weeks; exact schedules were left to the construction permit stage.

After discussion, a commissioner moved to approve the project with modifications including gated overnight parking for facility vans (restricted to those tied to the service and subject to limits to be defined), an amendment to allow operating hours up to 6 p.m., and an added condition requiring the applicant to "hold and maintain all applicable state licenses for operation of the adult day care facility during the term of this permit" as well as evidence of insurance and fire‑department sign‑off. The motion was seconded and passed on a roll‑call vote: Chair Becerra Aye; Vice Chair Lewis Aye; Commissioner Castellanos Aye; Commissioner Reyes Absent; Commissioner Ng Aye (4‑0, 1 absent).

The decision is final unless a written appeal is filed with the City Council within 10 calendar days. Staff will work with the applicant and the fire department to define gating, overnight parking limits and any construction conditions; neighbor concerns about the retaining wall and early construction noise were noted for follow up.

What happens next: the applicant must provide evidence of required state licenses and insurance, address any fire‑department requirements, and comply with the conditions adopted by the commission. The record on appeal will be available to the City Council if an appeal is filed within 10 days.