Huntington Park City Council
August 25, 2026

CITY COUNCIL MEETING AGENDA
August 25, 2026 Page 1 of 3

CITY OF

HUNTINGTON PARK
City Council

SPECIAL MEETING
Tuesday, August 25, 2026
5:00 p.m.

Raul Perez Park
6208 Alameda Street
Huntington Park, CA 90255
Eduardo “Eddie” Martinez
Mayor
Jonathan A. Sanabria Arturo Flores
Vice Mayor Council Member
Karina Macias Nancy Martiz
Council Member Council Member
All agenda items and reports are available for review in the City Clerk’s Office and www.hpca.gov. Any writings or documents provided to a majority of the City Council regarding any item on this agenda (other than writings legally exempt from public disclosure) will be made available for public inspection in the Office of the City Clerk located at 6550 Miles Avenue, Huntington Park, California 90255 during regular business hours, 7:00 a.m. to 5:30 p.m., Monday – Thursday, and at the City Hall Council Chambers during themeeting.

Any person who requires a disability-related modification or accommodation, including auxiliary aids or services, in order to participate in the public meeting may request such modification, accommodation, aid or service by contacting the City Clerk’s Office either in person at 6550 Miles Avenue, Huntington Park, California or by telephone at (323) 584-6230.

Notification in advance of the meeting will enable the city to make reasonable arrangements to ensure accessibility to this meeting.

PLEASE SILENCE ALL CELL PHONES AND OTHER ELECTRONIC EQUIPMENT WHILE COUNCIL IS IN SESSION. Thank you.

PLEASE NOTE-The numerical order of items on this agenda is for convenience of reference.

Items may be taken out of order upon request of the Mayor or Members of the City Council.

Members of the City Council and the public are reminded that they must preserve order and decorum throughout the Meeting. In that regard, Members of the City Council and the public are advised that any delay or disruption in the proceedings or a refusal to obey the orders of

CITY COUNCIL MEETING AGENDA
August 25, 2026 Page 2 of 3
the City Council or the presiding officer constitutes a violation of these rules. • The conduct of City Council meetings is governed by the portion of the California Government Code, commonly known as the "Brown Act" and by the Huntington Park City Council Meeting Rules of Procedure.
• The City Council meeting is for conducting the City's business, and members of the audience must obey the rules of decorum set forth by law. This means that each speaker will be permitted to speak for three minutes to address items that are listed on the City Council agenda or topics which are within the jurisdictional authority of the City. • No profanity, personal attacks, booing, cheering, applauding or other conduct disruptive to the meeting will be permitted. Any person not adhering to the Rules of Procedure or conduct authorized by the Brown Act may be asked to leave the Council Chambers. • All comments directed to the City Council or to any member of the City Council must be directed to the mayor (or Chairperson if Mayor is absent).

We ask that you please respect the business nature of this meeting and the order required for the proceedings conducted in the Council Chambers.

PUBLIC COMMENT
For both open and closed sessions, each speaker will be limited to three minutes per Huntington Park Municipal Code Section 2-1.207. Time limits may not be shared with other speakers and may not accumulate from one period of public comment to another or from one meeting to another. This is the only opportunity for public input except for scheduled public hearing items.

All comments or queries should be addressed to the Council as a body and not to any specific member thereof. Pursuant to Government Code Section 54954.2(a)(2), the Ralph M. Brown Act, no action or discussion by the City Council shall be undertaken on any item not appearing on the posted agenda, except to briefly provide information, ask for clarification, provide direction to staff, or schedule a matter for a future meeting.

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CITY COUNCIL MEETING AGENDA
August 25, 2026 Page 3 of 3

ADDITIONS/DELETIONS TO AGENDA
Items of business may be added to the agenda upon a motion adopted by a minimum two-thirds of vote finding that there is a need to take immediate action and that the need for action came to the attention of the City or Agency subsequent to the agenda being posted. Items may be deleted from the agenda upon the request of staff or Council.

IMPORTANT NOTICE
The City of Huntington Park shows replays of City Council Meetings on Local Access Channel 3 and on the Internet at www.hpca.gov. NOTE: Your attendance at this public meeting may result in the recording and broadcast of your image and/or voice.

CALL TO ORDER

ROLL CALL
Mayor Eduardo “Eddie” Martinez
Vice Mayor Jonathan A. Sanabria
Council Member Arturo Flores
Council Member Karina Macias
Council Member Nancy Martiz

PUBLIC COMMENT
Pursuant to Government Code Section 54954.3(a) Members of the public will have an opportunity to address the City Council on items listed on this agenda. For items on this agenda each speaker will be limited to three minutes per Huntington Park Municipal Code Section 2-1.207. Time limits may not be shared with other speakers and may not accumulate from one period of public comment to another or from one meeting to another.

PUBLIC HEARING

COMMUNITY DEVELOPMENT

1. CALL FOR REVIEW OF THE PLANNING COMMISSION’S DETERMINATION APPROVING PLANNING COMMISSION CASE NO. 2025-08 CUP- A REQUEST

FOR A CONDITIONAL USE PERMIT FOR A PARKING FACILITY LOCATED AT 2700 SLAUSON AVENUE LOCATED WITHIN THE COMMERCIAL GENERAL (C-G) ZONE.

IT IS RECOMMENDED THAT THE CITY COUNCIL:

1. Conduct a public hearing;

2. Take public testimony;

3. Receive a presentation from the applicant and final comments for or against the Planning Commission’s determination;

4. Receive and file the Community Development Director’s written similar-use determination; and

CITY COUNCIL MEETING AGENDA
August 25, 2026 Page 4 of 3

5. Consider the Planning Commission’s determination approving Planning Commission Case No. 2025-08 CUP, a request for a Conditional Use Permit for a parking facility located at 2700 E. Slauson Avenue located within the Commercial General (C-G) zone.

ADJOURNMENT
The City of Huntington Park City Council will adjourn the Study Session to the Regular Meeting on Tuesday, September 8, 2026 at 6:00 P.M.

I, Pat Jacquez- Nares, hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was posted at City of Huntington Park City Hall and made available at www.hpca.gov not less than 72 hours prior to the meeting. Dated this 24th day of August 2026.

Pat Jacquez-Nares, Interim City Clerk

CITY OF HUNTINGTON PARK
Community Development Department
City Council Agenda Report
August 25, 2026
Honorable Mayor and Members of the City Council
City of Huntington Park
6550 Miles Avenue
Huntington Park, CA 90255
Honorable Mayor and Members of the City Council:

CALL FOR REVIEW OF THE PLANNING COMMISSION’S DETERMINATION APPROVING PLANNING COMMISSION CASE NO. 2025-08 CUP - A REQUEST FOR A CONDITIONAL USE PERMIT FOR A PARKING FACILITY LOCATED AT 2700 E.

SLAUSON AVENUE LOCATED WITHIN THE COMMERCIAL GENERAL (C-G) ZONE.

RECONSIDERATION OF THE CITY COUNCIL DECISION CONCERNING PLANNING COMMISSION CASE NO. 2025-08 CUP AND THE CATEGORICAL EXEMPTION FOR A PARKING FACILITY LOCATED AT 2700 E. SLAUSON AVENUE LOCATED WITHIN THE COMMERCIAL GENERAL (C-G) ZONE.

IT IS RECOMMENDED THAT THE CITY COUNCIL:

1. Conduct a public hearing;

2. Take public testimony;

3. Receive a presentation from the Applicant and final comments for or against the Planning Commission’s determination;

4. Receive and file the Community Development Director’s written similar-use determination; and

5. Consider the Planning Commission’s determination approving Planning Commission Case No. 2025-08 CUP, a request for a Conditional Use Permit for a parking facility located at 2700 E. Slauson Avenue located within the Commercial General (C-G) zone.

BACKGROUND/PURPOSE/JUSTIFICATION OF RECOMMENDED ACTION
At the regular meeting of October 15, 2025, the Planning Commission conducted a public hearing to consider Case No. 2025-08 CUP and an environmental exemption for a RECONSIDERATION OF PLANNING COMMISSION CASE NO. 2025-08 CUP - ALTAMED PARKING FACILITY AT 2700 E. SLAUSON AVENUE
August 25, 2026

Conditional Use Permit for a proposed parking facility located at 2700 E. Slauson Avenue (southeast corner of Slauson Avenue and Seville Avenue) and within the Commercial General (C-G) zone. After the Planning Staff’s presentation and public testimony, the Planning Commission approved CUP Case No. 2025-08 by a vote of 4-0, with one Commissioner absent (See Exhibits A, and J).

During the Planning Commission meeting and at the opening of the public hearing for CUP Case No. 2025-08, staff noted that two letters of opposition had been received regarding the project. The Chair summarized the letters of concern, which centered around the economic development potential for the site. The Commission also inquired about the future AltaMed facility’s parking needs. AltaMed Health Services (the “Applicant”) indicated that AltaMed was in the process of purchasing the existing medical building located at the northwest corner of Slauson Avenue and Seville Avenue (2675 E.

Slauson Avenue), and that parking for that site is shared with the existing Community Hospital of Huntington Park. The Applicant further indicated that the proposed parking lot at the southeast corner of Slauson Avenue and Seville Avenue would be used as employee parking to provide additional parking spaces for patients visiting the AltaMed facility at 2675 E. Slauson Avenue. After further discussion between the Commissioners and the Applicant, the Planning Commission voted to approve Planning Commission Case No. 2025-08 CUP subject to conditions (See Exhibit I).

On October 17, 2025, a call for review of the Planning Commission’s decision to approve PC Case No. 2025-08 CUP was initiated by a City Councilmember. The review was requested pursuant to HPMC Section 9-2.2312(2).

Under HPMC Section 9-2.2314, the hearing for an appeal or call for review allows the introduction of all pertinent information, including the reintroduction of information from the original hearing. Accordingly, the City Council’s review is being conducted as a de novo hearing.

On or about October 27, 2025, the Applicant closed escrow to purchase the property.

On December 9, 2025, and at the request of the Applicant, the City Council continued the public hearing item to the December 23, 2025 City Council meeting.

On December 23, 2025, the City Council conducted a public hearing on the call for review and took testimony from the public and the Applicant. After receiving testimony and evidence, the City Council voted 3-2 to overturn the Planning Commission approval and deny Case No. 2025-08 CUP.

In March 2026, the Applicant requested reconsideration of the City Council’s decision to deny Case No. 2025-08 CUP.

On June 11, 2026, the City published a public hearing notice for a June 23, 2026 hearing before the City Council. The hearing was postponed.

RECONSIDERATION OF PLANNING COMMISSION CASE NO. 2025-08 CUP - ALTAMED PARKING FACILITY AT 2700 E. SLAUSON AVENUE
August 25, 2026

On or about August 13, 2026, the City published notice of an August 25, 2026 hearing before the City Council in a local newspaper of general circulation serving the Huntington Park area (See Exhibit G). The City also mailed notice of the hearing to property owners and occupants within a 300-foot radius of 2700 E. Slauson Avenue and posted notice at the site.

PROJECT DESCRIPTION
The proposed project consists of a parking facility (the “Project”) located at the southeast corner of Slauson Avenue and Seville Avenue, commonly known as 2700 E. Slauson Avenue (the “Site”). The parking facility will be used for employee parking in conjunction with the operation of an AltaMed facility, which is a 33,561 square-foot medical facility located at the northwest corner of Slauson Avenue and Seville Avenue (2675 E. Slauson Avenue).

The Site is approximately 15,750 square feet and will be developed as a secured parking lot consisting of 31 parking spaces, secured by a wrought iron perimeter fence measuring six feet in height.

Parking Existing and Proposed:

AltaMed purchased and proposes to operate a medical office facility within an existing 32,508 square-foot building located at 2675 E. Slauson Avenue. Under HPMC Section 9-

3.804, the medical use requires one parking space per 300 square feet of gross building area, or 108 parking spaces. The current parking provided at 2675 E. Slauson Avenue is 75 parking spaces (See Exhibit D P-1), which includes shared parking and substandard parking spaces that do not meet code requirements. Exhibit D P-2 illustrates the breakdown of the existing parking and the shared distribution with the hospital for a total of 112 parking spaces. As part of the parking improvements and upgrades to the site at 2675 E. Slauson Avenue, the Applicant was required to submit a parking plan and meet the parking development standards, including dimensions, parking widths, landscaping, and aisle widths. This resulted in the loss of some parking spaces. Attachment P-3 shows the final layout that conforms with the required parking size standards, landscaping, and aisle widths. Exhibit D P-3 shows 90 parking spaces at 2675 E. Slauson Avenue, some shared with the hospital, and the 31 proposed parking spaces at the lot located at 2700 E. Slauson Avenue, which provides a total count of 121 parking spaces.

COMMUNITY DEVELOPMENT DIRECTOR SIMILAR-USE DETERMINATION The Community Development Director has issued a written similar-use determination for the proposed parking facility. The determination finds that the proposed surface parking facility is similar in nature and class to the “Parking Structures” use listed in the Commercial General (C-G) zone and may be reviewed through the Conditional Use RECONSIDERATION OF PLANNING COMMISSION CASE NO. 2025-08 CUP - ALTAMED PARKING FACILITY AT 2700 E. SLAUSON AVENUE
August 25, 2026

Permit process. The written determination is included as an attachment to this report (See Exhibit M).

APPLICANT CORRESPONDENCE
The Applicant submitted additional correspondence dated August 20, 2026 and August 21, 2026. The August 20, 2026 letter provides additional information in support of CUP No. 2025-08 and includes supplemental conditions proposed by the Applicant for City Council consideration. The August 21, 2026 letter provides information regarding AltaMed’s Federally Qualified Health Center status and federal regulatory constraints.

Both letters are included as attachments to this report.

CONDITIONS OF APPROVAL
The Planning Commission approved the CUP subject to conditions of approval. As of November 5, 2025, the Applicant signed the action letter agreeing to all Planning Commission conditions of approval (See Exhibit K).

The conditions for City Council consideration include the Planning Commission conditions, the supplemental conditions proposed by the Applicant, and a recorded tie-in agreement or similar instrument approved by the Community Development Director and Special Counsel tying the 2700 E. Slauson Avenue parking facility to the AltaMed medical facility at 2675 E. Slauson Avenue.

FISCAL IMPACTS
There are no negative fiscal impacts to the City.

CONCLUSION
Since the Planning Commission’s approval of Case No. 2025-08 CUP, the Applicant has worked with Planning Division staff to move forward with the project. Staff recommends that the City Council conduct the public hearing, receive testimony and evidence, receive and file the Community Development Director’s written similar-use determination, and consider the Planning Commission’s determination approving Planning Commission Case No. 2025-08 CUP.

Respectfully submitted,

RICARDO REYES
City Manager
RECONSIDERATION OF PLANNING COMMISSION CASE NO. 2025-08 CUP - ALTAMED PARKING FACILITY AT 2700 E. SLAUSON AVENUE
August 25, 2026

Louis Morales, Director
Community & Economic Development

ATTACHMENTS
Exhibit A: Planning Commission Case No. 2025-08 CUP Agenda Report Exhibit B: CUP Application and Supporting Materials
Exhibit C: Environmental Information Form and Official Business Statement Exhibit D: Site Plan and Parking Exhibits P-1, P-2, & P-3 Exhibit E: Photographs
Exhibit F: Department Review Comments (CE)
Exhibit G: Public Hearing Notice, Mailers, and Posting Materials Exhibit H: Letters of Opposition
Exhibit I: Planning Commission Signed Resolution Case No. 2025-08 CUP Exhibit J: Planning Commission Case No. 2025-08 CUP Presentation Exhibit K: Signed Action Letter with Conditions of Approval Exhibit L: December 23, 2025 City Council Staff Report
Exhibit M: Community Development Director Written Similar-Use Determination Exhibit N: AltaMed City Council Letter dated August 20, 2026 Exhibit O: AltaMed FQHC Status Letter dated August 21, 2026

CITY OF HUNTINGTON PARK

PLANNING DIVISION AGENDA REPORT
DATE: OCTOBER 15, 2025
TO: CHAIRPERSON AND MEMBERS OF THE PLANNING COMMISSION
ATTN: LOUIS MORALES, INTERIM COMMUNITY DEVELOPMENT DIRECTOR FROM: PAUL BOLLIER, PLANNING MANAGER
SUBJECT: PLANNING COMMISSION CASE NO. 2025-08 CUP
(CONDITIONAL USE PERMIT)
REQUEST: A REQUEST FOR A CONDITIONAL USE PERMIT FOR A
PARKING FACILITY LOCATED AT 2700 SLAUSON

AVENUE LOCATED WITHIN THE COMMERCIAL
GENERAL (C-G) ZONE.

APPLICANT: Luzmaria Chavez (AltaMed Health Services)
2040 Camfield Avenue
Los Angeles CA 90040
PROPERTY OWNER: Raymon Kang
PROPERTY OWNER’S
MAILING ADDRESS: 616 South Westmoreland Avenue
Los Angeles, CA 90005
PROJECT LOCATION: 2700 East Slauson Avenue
ASSESSOR’S
PARCEL NUMBER: 6320-006-069
PREVIOUS USE: Saint Frances Medical Offices
LOT SIZE: 15,750 Sq. Ft.

GENERAL PLAN: General Commercial
ZONE: Commercial General (C-G)

PLANNING COMMISSION AGENDA REPORT
CASE NO. 2025-05 CUP- 2319 RANDOLPH STREET
October 15, 2025

SURROUNDING
ZONING AND LAND USES:
• North- Commercial General
• East- Commercial General
• South- Medium Density Residential
• West- Commercial General

MUNICIPAL CODE

APPLICABILITY OF

REQUIREMENTS FOR
GROCERY STORE: Pursuant to Huntington Park Municipal Code (HPMC) Section 9-4.202, a parking structure type use requires a Conditional Use Permit.

REQUIRED FINDINGS

FOR A CONDITIONAL
USE PERMIT: Following a hearing, the Planning Commission shall record its decision in writing and shall recite the findings upon which the decision is based. The Planning Commission
may approve and/or modify a conditional use permit
application in whole or in part, with or without conditions, only if all of the following findings are made:

1. The proposed use is conditionally permitted within, and would not impair the integrity and character of, the
subject zoning district and complies with all of the
applicable provisions of this Code;

2. The proposed use is consistent with the General Plan;

3. The approval of the Conditional Use Permit for the
proposed use is in compliance with the requirements of
the California Environmental Quality Act (CEQA) and
the City’s Guidelines;

4. The design, location, size and operating characteristics of the proposed use are compatible with the existing
and planned future land uses within the general area in which the proposed use is to be located and will not
create significant noise, traffic or other conditions or situations that may be objectionable or detrimental to
other permitted uses operating nearby or adverse to the public interest, health, safety, convenience or welfare of the City;

PLANNING COMMISSION AGENDA REPORT
CASE NO. 2025-05 CUP- 2319 RANDOLPH STREET
October 15, 2025

5. The subject site is physically suitable for the type and density/intensity of use being proposed; and

6. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety.

ENVIRONMENTAL
REVIEW: The project is Categorically Exempt pursuant to Article 19, Section 15332, Class 32 (In-fill Development Projects) of the California Environmental Quality Act (CEQA)
Guidelines.

PROJECT
BACKGROUND:
• Site Description
The subject site is zoned as Commercial General (C-G). An alley is located to the immediate east of the property, Seville Avenue to the west, Randolph Street is located to the south, and Slauson Avenue is located to the north. This is a vacant property with no structures present. The
property measures approximately 15,750 square feet.

The subject site previously housed a commercial building that operated as Saint Francis Family Health Center until it ceased operations early 2022. At this time, the property remains vacant. The building caught fire on January 1,
2023, causing the building to be unsalvageable and unsafe.

For the health, safety and welfare of the community, the city required the property owner to submit plans for
demolition of the building and parking lot area and perform grading of entire parcel to manage storm water run-off
which is the current condition of the parcel.

ANALYSIS:
• Project Proposal
The Applicant, Luzmaria Chavez, on behalf of AltaMed
Health Services Corporation, proposes a parking facility located at 2700 East Slauson Avenue. The purpose of the

PLANNING COMMISSION AGENDA REPORT
CASE NO. 2025-05 CUP- 2319 RANDOLPH STREET
October 15, 2025

parking facility will be for the use of employee parking for the existing commercial building located across the street at 2675 East Slauson Avenue in which AltaMed Health
Services is currently acquiring that building.

Business Operation
The proposed parking facility is designed to provide
employees on-site parking. The parking lot will provide thirty-two (32) parking spaces comprised of twenty-two (22) regular vehicle stalls, two (2) ADA stalls, three (3)
motorcycle stalls, two (2) electrical vehicle capable stalls, six (6) electric vehicle charging point (EVCP) stalls and three (3) bicycle racks.

The parking lot will include security cameras, ample
lighting, landscape and irrigation to enhance the aesthetics of the parking lot. There is a proposed 6-foot wrought iron fence to be erected to surround the property on the north, west and east boundaries. An existing 6-foot wall will
remain on the south side of the parking lot to act as a sound barrier for the existing residential use located to the south.

The Applicant states this will be a secured parking lot with a security guard on site during the hours the AltaMed
employees will be using the parking lot. There will be a motorized gate at the vehicle ingress location on Slauson Avenue and egress location located on Seville Avenue and both controlled by a key fob that each employee will have assigned to them.

Parking Facility Hours of Operation
Monday – Friday
7:00 A.M. – 6:00 P.M.

As part of the security measures, the applicant has
proposed a security camera system comprised of two (2)
cameras located in the parking facility and will maintain camera footage for 45 days and an on-site security guard.

Staff recommends video footage must be retained for a
minimum of 30 days and made available to law
enforcement upon request.

PLANNING COMMISSION AGENDA REPORT
CASE NO. 2025-05 CUP- 2319 RANDOLPH STREET
October 15, 2025

• Conditional Use Permit Findings
In granting a Conditional Use Permit to allow for a parking lot, the Planning Commission must make findings in
connection with the Conditional Use Permit, as set forth in the Huntington Park Municipal Code. A Conditional Use
Permit may be approved only if all the following findings are made:

1. The proposed use is conditionally permitted within,
and would not impair the integrity and character of,
the subject zoning district and complies with all of
the applicable provisions of this Code.

Finding: The proposed use is permitted within the
Commercial-General (C-G) Zone with the approval of a
Conditional Use Permit. The proposed use will not
impair the integrity of immediate and surrounding areas.

This property has been vacant for over two years; this
project will address the ongoing property maintenance
concerns the community has been faced with and
eliminate unwanted conditions for the surrounding
businesses and residents.

2. The proposed use is consistent with the General
Plan.

Finding: The General Plan Land Use designation of the
subject site is General Commercial. Permitted uses in
this designation include a wide range of neighborhood
and general retail and service establishments, such as
stores and repair shops, to accommodate the
surrounding community. The proposed use of this
parking facility will support on-site employee parking for the AltaMed medical services located at 2675 Slauson.

By doing so, it will not further impact the nearby
residence and surrounding commercial businesses who
are already impacted with limited off-site parking.

The proposed use is consistent with the General Plan.

Specifically, the use complies with the following:

PLANNING COMMISSION AGENDA REPORT
CASE NO. 2025-05 CUP- 2319 RANDOLPH STREET
October 15, 2025

Goal 3.0 of the Land Use Element, which calls to
“Provide for the revitalization of deteriorating land
uses and properties.” In the commercial general
zone, the proposed parking facility would be a
revitalization of vacant land.

Policy 3.2 of the Land Use Element promotes
vigorous enforcement of City codes, including
building, zoning and health and safety, to promote
property maintenance. By developing this vacant
property, it eliminates individuals from bringing in
trash and debris into this vacant property which
negatively impacts the surrounding residential and
commercial businesses. This unwanted behavior
further requires emergency services such as the
police department to respond to community
complaints at this location.

Policy 2.4 of the Land Use Element requires that
external lighting of commercial properties be
isolated to the site and not adversely impact
adjacent land uses with light spillover or glare. The
photometric plan required by the City shows that
the proposed lighting was designed not to impact
surrounding residents and commercial businesses,
pedestrian and vehicular traffic.

3. The approval of the Conditional Use Permit for the
proposed use is in compliance with the
requirements of the California Environmental
Quality Act (CEQA) and the City’s Guidelines.

The project is Categorically Exempt pursuant to Article 19, Section 15332, Class 32 (In-fill Development
Projects) of the California Environmental Quality Act
(CEQA) Guidelines.

4. The design, location, size, and operating
characteristics of the proposed use are compatible
with the existing and planned future land uses
within the general area in which the proposed use is
to be located and will not create significant noise,
traffic or other conditions or situations that may be
objectionable or detrimental to other permitted uses
operating nearby or adverse to the public interest,
health, safety, convenience or welfare of the City.

PLANNING COMMISSION AGENDA REPORT
CASE NO. 2025-05 CUP- 2319 RANDOLPH STREET
October 15, 2025

Finding: The subject site is located on a lot that
measures approximately 15,750 square feet. The site
will contain one private parking facility. The design,
location, size and operating characteristics of the
parking facility is not expected to be detrimental to the public health, safety, and welfare of the City. Conditions of approval are in place to mitigate any possible issues related to the use of the property and property
maintenance.

5. The subject site is physically suitable for the type and density/intensity of use being proposed;
Finding: The subject site is comprised of a vacant lot.

Additionally, no physical expansion of site is proposed, therefore the intensity of the use will not be impacted.

6. There are adequate provisions for public access,
water, sanitation and public utilities and services to
ensure that the proposed use would not be
detrimental to public health, safety and general
welfare.

Finding: The site previously comprised of a commercial
building with proper infrastructure in place. The
proposed use of a private parking facility will not impact the public right-of-way. The use will not significantly intensify public access, water, sanitation, and public
utilities and services. The proposed use will not require changes to existing public utilities. In addition, the
proposed project would not impede the accessibility to
public access, water, sanitation, or other public utilities and services.

RECOMMENDATION: Based on the evidence presented, it is the recommendation of the Planning Division Staff that the Planning Commission approve PC Case No. 2025-08 CUP, subject to the
following conditions of approval and other conditions that the Planning Commission may wish to impose.

PLANNING COMMISSION AGENDA REPORT
CASE NO. 2025-05 CUP- 2319 RANDOLPH STREET
October 15, 2025

CONDITIONS OF APPROVAL:

PLANNING DIVISION

1. That the Applicant/property owner and each successor in interest to the property which is the subject of this project shall defend, indemnify and hold harmless the City of Huntington Park and its agents, officers, and employees from any claim, action or proceedings, liability cost, including attorney’s fees and costs against the City or its agents, officers or employees, to attack, set aside, void or annul any approval of the City, City Council, or Planning Commission.

2. Except as set forth in subsequent conditions, all-inclusive, and subject to department corrections and conditions, the property shall be developed substantially in accordance with the applications, environmental assessment, and plans submitted.

3. The proposed project shall comply with all applicable federal, state, and local agency codes, laws, rules, and regulations, including Health, Building and Safety, Fire, Zoning, and Business License Regulations of the City of Huntington Park.

4. The property is to be developed and maintained in a clean, neat, quiet, and orderly manner at all times and comply with the property maintenance standards as set forth in Section 9-3.103.18 and Title 8, Chapter 9 of the Huntington Park Municipal Code.

5. The Applicant/operator shall obtain all required approval/ permits from local, state, and federal agencies.

6. That the Applicant be required to apply for a new entitlement if any alteration, modification, or expansion would increase the existing floor area of the establishment.

7. If the operation of this establishment be granted, deed, conveyed, transferred, or should a change in management or proprietorship occur at any time, this Conditional Use Permit shall become null and void.

8. That the violation of any of the conditions of this entitlement may result in a citation(s) and/or the revocation of the entitlement.

9. That this entitlement may be subject to additional conditions after its original issuance, upon a duly noticed public hearing item. Such conditions shall be imposed by the City Planning Commission as deemed appropriate to address problems of land use compatibility, operations, aesthetics, security, noise, safety, crime control, or to promote the general welfare of the City.

10. Any proposed mechanical equipment and appurtenances, including satellite dishes, gutters, etc., whether located on the rooftop, ground level or anywhere on the property shall be completely shielded/enclosed so as not to be visible from any public street

PLANNING COMMISSION AGENDA REPORT
CASE NO. 2025-05 CUP- 2319 RANDOLPH STREET
October 15, 2025

and/or adjacent properties. Such shielding/enclosure of facilities shall be of compatible design related to the building structure for which such facilities are intended to serve and shall be installed prior to final building inspection.

11. Pursuant to HPMC Section 9-2.1109, this entitlement shall expire in the event it is not exercised within one (1) year from the date of approval, unless an extension has been granted by the Planning Commission.

12. If the use ceases to operate for a period of six (6) months, the entitlement shall be null and void.

13. That the Applicant shall comply with all applicable property development standards including, but not limited to, outdoor storage, fumes and vapors, property maintenance, and noise.

14. The Director of Community Development is authorized to make minor modifications to the approved preliminary plans or any of the conditions if such modifications shall achieve substantially the1 same results, as would strict compliance with said plans and conditions.

15. The parking facility hours of operation shall be recognized as Monday through Friday 6:00AM – 7:00 PM.

16. The on-site landscaping and maintenance of the property shall be performed no less than once per week. If the conditions require more frequent visits as identified by city staff, the applicant shall schedule additional site visits each week.

17. Property maintenance must be managed to include cleaning of trash and debris on all areas of the property.

18. No outside storage shall be permitted on the subject site.

19. Storage of vehicles is prohibited.

20. A Minor Development Permit application shall be submitted for any proposed tenant improvements.

21. Business name shall be recognized as “AltaMed Health Services”.

22. Signage for the business shall match the name on the city business license.

23. No overnight parking of vehicles.

24. No privacy screen or other material to be placed on fence that limits visibility for emergency services.

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25. No abandoned vehicles to be parked on property.

26. Graffiti on property must be removed within two (3) days, if paint is required, planning approval must be requested if any color is used other than anything approved at the time of plan review.

27. Applicant must maintain 602 Form on file with the Huntington Park Police Department to manage anyone trespassing or loitering.

28. The operation of the establishment shall be limited to those activities and elements expressly indicated on the permit application and approved by the Planning Commission. Any change in the operation, which exceeds the conditions of the approved permit, will require that a new permit application be submitted to the Planning Commission for their review and approval.

29. Noise emanating from the permittee’s premises shall not be audible 50 feet or more from the property line of the premises. The permittee shall be responsible for determining how to best meet this requirement.

30. The permittee shall be responsible for installing and maintaining a video surveillance system that monitors no less than two cameras with full view of the parking facility.

These cameras shall record video and have the capacity to store the video for a minimum of 30 days and be available to the law enforcement upon request.

31. The parking facility shall be illuminated with lighting for nighttime (hours of darkness) illumination for safety and emergency services.

32. Address should be clearly marked to the front of the property.

33. The business must take proactive measures to prevent nuisances such as loitering, littering, illegal parking, and other activities that may disrupt the immediate neighborhood and surrounding community.

34. That all future temporary or permanent signage shall be approved by the City prior to installation, pursuant to the Huntington Park Municipal Code.

35. This Conditional Use Permit shall be valid for a term of five (5) years. Upon expiration, this entitlement is subject to Planning Division administrative review for renewal.

36. The parking facility shall operate in conjunction with the commercial building to be located at 2675 East Slauson Avenue. In the event the commercial building ceases its operation as a medical use, this entitlement shall be null and void.

37. That the business owner and property owner agree in writing to the above conditions.

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CODE ENFORCEMENT

38. Install and maintain exterior lighting for nighttime (hours of darkness) illumination.

39. Appoint a "point of contact" along with a current contact number for someone who will aid with property maintenance issues should they arise.

40. Post no trespass signage and submit a copy of the no trespass form to the Police Department. Ensure that the no trespass form is updated Bi-Annually.

BUILDING AND SAFETY

41. The applicant shall submit construction plans to the Planning Division for review and approval of the proposed development. Plans shall then be submitted to the Building & Safety Division only after approval is first obtained from the Planning Division.

42. The applicant shall submit full construction plans to the Building & Safety Division for review of the proposed construction and improvements to the property. All work shall be permitted through approval of the full construction plans and issuance of a building permit and associated grading, mechanical, electrical, and plumbing permits.

43. Plans submitted for public buildings, public accommodations, commercial buildings, and public housing projects shall be completed by a California registered design professional, such as a licensed architect or registered professional engineer (civil or structural). All plan sheets shall be stamped and signed by the California registered design professional in compliance with the California Business & Professions Code (B&P Code).

44. All new construction, tenant improvements, alterations, structural repairs, and additions shall follow the 2022 California Building Standards Code, such as the California Building Code (CBC) and associated codes within the 2022 code cycle (or the latest code cycle at the time of submission to the Building & Safety Division).

Sometimes developments are done in phases or stages, such as the construction of a shell building and then construction of a tenant improvement. If unpermitted work is discovered, the work must comply with the current building code requirements, which may require additional work to ensure code compliance.

45. New construction, tenant improvements, alterations, structural repairs, and additions for parking lot uses serving public accommodation/commercial buildings shall be required to comply with the disabled access accessibility requirements outlined in Chapter 11B – Accessibility to Public Buildings, Public Accommodations, Commercial Buildings, and Public Housing – of the 2022 California Building Code (or the latest code cycle at the time of submission to the Building & Safety Division) and Title III of the Americans with Disabilities Act (ADA) of 1990 requiring that public accommodations and commercial facilities owned by private entities provide equal

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opportunities for people with disabilities to access their facilities and participate in their programs and services.

Pursuant to CBC 11B-206.2.1, at least one accessible route shall be provided within the site from accessible parking spaces and accessible passenger drop-off and loading zones; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve. An accessible route shall not be required between site arrival points and the building or facility entrance if the only means of access between them is a vehicular way not providing pedestrian access.

Where more than one circulation route is provided, all routes must be accessible.

General circulation paths shall be permitted when located in close proximity to an accessible route. At least one accessible route shall connect accessible buildings, accessible facilities, accessible elements, and accessible spaces that are on the same site per CBC 11B-206.2.2. In accordance with CBC 11B-206.2.4, at least one accessible route shall connect accessible building or facility entrances with all accessible spaces and elements within the building or facility, including mezzanines, which are otherwise connected by a circulation path, unless exempted by CBC Section 11B-206.2.3, Exceptions 1 through 7.

Parking is required by the City of Huntington Park’s Municipal Code/Zoning Code, which specifies the total number of parking stalls required for any given building.

Section 11B-208 of the CBC specifies the minimum number of accessible parking spaces required based on the total number of stalls provided, if parking spaces are provided.

46. In compliance with 2022 California Fire Code (CFC) Section 503.1.1 (or the latest code cycle at the time of submission to the Building & Safety Division), fire apparatus access roads shall be provided and maintained in accordance with CFC Sections 503.1.1 through 503.1.3. Approved fire apparatus access roads shall be provided for every facility, building, or portion of a building hereafter constructed or moved into. The fire apparatus access road shall comply with the requirements of California Fire Code (CFC) 503.1.1 and shall extend to within 150 feet of all portions of the facility, building, or portion of a building and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.

The fire code official is authorized to increase the dimension of 150 feet where any of the following conditions occur:
1) The building is equipped throughout with an approved automatic sprinkler system installed in accordance with California Fire Code (CFC) and California Building Code (CBC) Sections 903.3.1.1 (NFPA 13), 903.3.1.2 (NFPA 13R), or 903.3.1.3 (NFPA 13D), as applicable per use,
2) Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades, or other similar conditions, and an

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approved alternative means of fire protection is provided, or 3) There are not more than two Group R-3 or Group U occupancies.

47. In accordance with CFC 503.2, fire apparatus access roads shall be installed and arranged in accordance with CFC Sections 503.2.1 through 503.2.8. a) Required access roads from every building to a public street shall be all-weather hard-surfaced (suitable for use by fire apparatus) right-of-way not less than 20 feet in width (including driveway approaches). Such right-of-way shall be unobstructed and maintained only as access to the public street. [California Code of Regulations, Title 19, Division 1, §3.05(a)] Fire Department Access and Egress. (Roads) Exception:

The enforcing agency may waive or modify this requirement if in his or her opinion such all-weather hard-surfaced condition is not necessary in the interest of public safety and welfare.
b) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (including driveway approaches), exclusive of shoulders, except for approved security gates in accordance with CFC Section 503.6, and an unobstructed vertical clearance of not less than 13 feet 6 inches. [CFC 503.2.1] c) The fire code official shall have the authority to require or permit modifications to the required access widths where they are inadequate for fire or rescue operations or where necessary to meet the public safety objectives of the jurisdiction. [CFC 503.2.2]
d) Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities. [CFC 503.2.3]
e) The required turning radius of a fire apparatus access road shall be determined by the fire code official. [CFC 503.2.4]
f) Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. [CFC 503.2.5] g) Where a bridge or an elevated surface is part of a fire apparatus access road, the bridge shall be constructed and maintained in accordance with AASHTO HB-17.

Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus. Vehicle load limits shall be posted at both entrances to bridges where required by the fire code official. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces that are not designed for such use, approved barriers, approved signs, or both, shall be installed and maintained where required by the fire code official. [CFC 503.2.6]

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h) The grade of the fire apparatus access road shall be within the limits established by the fire code official based on the fire department's apparatus. [CFC 503.2.7] i) The angles of approach and departure for fire apparatus access roads shall be within the limits established by the fire code official based on the fire department's apparatus. [CFC 503.2.8]
j) Where required by the fire code official, approved signs or other approved notices or markings that include the words "NO PARKING—FIRE LANE" shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. [CFC 503.3].

48. Per CFC 503.4, fire apparatus access roads shall not be obstructed in any manner, including the parking, temporary parking, or queuing of vehicles. The minimum widths and clearances established in California Fire Code (CFC) Sections 503.2.1 and 503.2.2 shall be maintained at all times.

49. The applicant shall obtain approval from the County of Los Angeles Fire Department – Fire Prevention Division for the development’s fire apparatus access road(s), and any other required elements like fire protection and fire flow, and shall construct all Fire Department required improvements.

50. Plans submitted to the Building & Safety Division for new construction, tenant improvements, alterations, structural repairs, and additions shall require plan check fees. The initial plan check fee will cover the first plan check and one recheck only.

Additional review required beyond the first recheck shall be paid for on an hourly basis in accordance with the current fee schedule.

51. For projects approved through the traditional discretionary approval process via the Planning Commission, the second sheet of plans submitted to the Building & Safety Division for new construction, tenant improvements, alterations, structural repairs, and additions is to include a copy of the signed Planning Commission Resolution listing all Planning Commission Conditions of Approval and to include a copy of the signed Planning Commission Decision Letter. This information shall be incorporated into the plans prior to the first submittal for Building & Safety plan check.

If the project did not go through the traditional discretionary approval process via the Planning Commission, but required a Special Director’s Meeting approval via the Community Development Director, include a copy of the signed Director Decision Resolution for Minor Conditional Use Permit, including the Director’s Approval Decision Letter with Director’s Conditions of Approval. This information shall be incorporated into the plans prior to the first submittal for Building & Safety plan check.

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52. Separate agency approvals may be required prior to the issuance of the building permit, such as from County of Los Angeles Fire Department – Fire Prevention Division, County of Los Angeles Public Health – Environmental Health Division, Los Angeles County Sanitation Districts, South Coast Air Quality Management District, Regional Water Quality Control Board, the local water purveyor, Southern California Edison, Southern California Gas Company, and others. All approvals shall be obtained and fees paid to the respective agencies prior to issuance of the building permit. Proof of clearance from each agency shall be required by the Building & Safety Division.

53. Submit a demolition permit application to the Planning & Building & Safety Divisions for the removal of any buildings and associated mechanical, electrical, and plumbing utilities within the site.

South Coast Air Quality Management District (SQAQMD) notification may be required for projects involving demolition activity where asbestos containing material is present.

Obtain a pre-demolition asbestos survey report from a qualified independent asbestos inspection and testing company. Provide a copy of the report to the Building & Safety Division. SCAQMD Rule 1403 notification is required for all “demolition” projects and asbestos removal projects of equal to or greater than 100 square feet. Rule 1403 defines a "demolition" project as a project that includes the removal of any loadbearing component. All other projects would be considered a "renovation" project.

California law requires that a copy of the asbestos demolition/renovation notification form be provided to the Building & Safety Division prior to the issuance of a demolition/renovation permit.

54. All debris generated from new construction, tenant improvements, alterations, structural repairs, and additions within the City shall comply with the City’s Construction & Demolition (C&D) ordinance. The California Integrated Waste Management Act [Assembly Bill (AB) 939], passed in 1989, mandates that all jurisdictions within California divert at least 50% of their waste stream from going to the landfill. It is the City’s goal that at least 65% of C&D be diverted from going to the landfill in compliance with AB 939 and 2022 California Green Building Standards Code (CALGreen, or Green Code) Sections 4.408 and 5.408 (or the latest code cycle at the time of submission to the Building & Safety Division).

All new construction, tenant improvement, alteration, structural repair, addition, and demolition projects, the total costs of which are, or are projected to be, fifty thousand dollars ($50,000) or greater, based upon the Building & Safety permit evaluation fee schedule, or are one thousand (1,000) square feet or greater (“covered projects” per Green Code Section 301.3) shall be required to divert at least sixty-five percent (65%) of all projects-related construction and demolition material in compliance with Title 7, Chapter 10 of the City’s Municipal Code.

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A recycling deposit, i.e. bond, shall be paid and filed prior to the issuance of the building permit to the satisfaction of the City’s recycling coordinator.

55. Grading and drainage plans for the new parking lot, stamped and signed by a California registered civil engineer preparing the plan, shall be required. All plan sheets shall be stamped and signed by the California registered civil engineer (project engineer of record) in compliance with the California Business & Professions Code (B&P Code). The grading and drainage plans shall indicate how all storm water drainage, including contributory drainage from adjacent lots, will be carried to the public way or drainage system structure(s) approved to receive storm water. The grading and drainage plans will be reviewed and approved by the City’s Building & Safety Division and Public Works – Engineering Division prior to the issuance of the building and grading permits.

56. Fees for the grading permit, including the respective grading bond, shall be paid to the City prior to the issuance of the grading permit.

57. The grading and drainage plans, stamped and signed by the registered civil engineer (project engineer of record) preparing the plans, to include the following:
a. Drainage shall be directed away from the faces of cut and fill slopes or into approved drainage structure(s). The faces of cut and fill slopes shall also be manufactured to control against erosion. This control may consist of stepping or another surface protection, as approved by the Building Official and City Engineer.

The protection for the slopes shall be installed within 15 days after completion of rough grading.
b. A drainage technical study showing the drainage patterns from adjacent properties shall be identified and maintained. The project shall accept and include in the drainage design any current drainage from adjacent properties. c. No grading permit shall be issued without an erosion control plan approved by the Building Official and City Engineer. The erosion control plan shall include details of protective measures, including desilting basins or other temporary drainage or control measures, or both, as may be necessary to protect the water quality of receiving water bodies or to protect adjoining public and private property from damage from erosion, flooding, or the deposition of mud or debris which may originate from the site or result from such grading operations. d. The grading and drainage plans shall incorporate a construction Best Management Practices (BMPs) Plan, designating stabilized construction entrance/exit, storm drain inlet protection, construction material delivery and storage, construction and demolition trash bin placement, etc.
e. If applicable, any on-site groundwater monitoring wells, including legally removed, permanent, temporary, and active wells, must be depicted on all site plans, grading and drainage plans, and all other relevant plans. Include a legend that demonstrates ownership, date installed, and type of monitoring well(s), and all other relevant information.

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f. If applicable, the registered civil engineer is to show the location of the sewer mainline, nearest manholes, lateral serving the project, and configuration of the onsite sewer, including diameter and material of the on-site sewer. (i) Sewer cleanouts must be positioned at 100-foot intervals on the lateral coming off the sewer mainline.
(ii) The applicant must obtain clearance with Los Angeles County Sanitation Districts for a new sanitary sewer connection or intensification of discharge into an existing connection.
g. All parking lots and drive aisles shall be surfaced with asphaltic concrete (AC) to a minimum thickness of three (3) inches over a minimum aggregate base of six (6) inches or surfaced with portland cement concrete (PCC) pavement to a minimum thickness of five (5) inches over a minimum aggregate base of three (3) inches.

Portland cement concrete (PCC) pavement and asphaltic concrete (AC) pavement thicknesses and strengths will be determined by the registered civil engineer (project engineer of record) preparing the improvement plans. After review of the probable vehicular traffic and soils report (if applicable) for the project, additional material may be required at the discretion of the Building Official and City Engineer.

58. Public off-site improvements, if required by the City Engineer, will be generated on the basis of the approved site plan. Portland cement concrete (PCC) pavement and asphaltic concrete (AC) pavement thicknesses and strengths will be determined by the registered civil engineer (project engineer of record) preparing the utility improvement plans, and if applicable, street improvement plans.
(i) The applicant shall check with the City Engineer regarding the required pavement resurfacing of full or half the roadway width along the Slauson Avenue, Seville Avenue, and alley frontages.
(ii) All traffic markings, street striping, street signs, legends, and curb painting, etc. on the streets adjacent to the proposed development shall be restored as directed by the City Engineer.

59. All public off-site improvements and drive approaches shall be accessible, i.e. “ADA compliant,” in compliance with Chapter 11B of the California Building Code and the U.S. Access Board’s Public Right-of-Way Accessibility Guidelines (PROWAG) adopted by the U.S. Department of Transportation (DOT) as part of its Americans with Disabilities Act (ADA) standards for new construction and alterations in the public right-of-way. Insufficient width in the parkway will require the applicant to dedicate an easement at each drive approach or element to the City to accommodate a compliant drive approach or element.

60. At the direction of the City Engineer, repair, remove, and replace deficient and/or damaged elements in the public right-of-way, if required by the City Engineer:
(i) Sidewalk and standard curb & gutter adjacent to the development.

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(ii) Site frontage & off-site transition-curb & gutter adjacent to the development. (iii) Site frontage & off-site transition-sidewalk adjacent to the development. (iv) Site frontage & off-site transition-curb ramp(s) adjacent to the development.

61. Preserve existing survey monuments (property corners, centerline ties, etc.) in the public right-of-way. All disturbed and removed survey monuments in the public rightof-way shall be re-established and Record of Survey shall be filed with the Los Angeles County Surveyor in accordance with applicable provisions of state law.

62. All USA/Dig Alert graffiti markings must be removed by the contractor from the sidewalk, curb & gutter, and/or portland cement concrete (PCC)/asphaltic concrete (AC) pavement prior to final approval of the construction.

63. It is the responsibility of the applicant to contact the local water purveyor to obtain approval of any water service for uses such as domestic water, fire sprinklers, and landscaping, and that the purveyor has adequate water to provide such service to the property. Provide acceptable analysis to verify sufficient water pressure and flow for:
a. General conditions.
b. During maximum instantaneous demand (MID) conditions. c. During fire flow and MID conditions.
d. The water supply system serving the development shall be adequately sized to accommodate the total required commercial water requirements and fire flows, in compliance with the local water purveyor and Los Angeles County Fire Department requirements.
e. All existing water services (meters) no longer required as part of this development shall be abandoned at the mainline.
f. Reduced pressure backflow preventers will be required for all water services. An approved reduced pressure principal backflow prevention device shall be installed above grade in the customer’s service line by the contractor as close as practical to the water meter and shall be between the water meter and the first point of connection to the service. The device shall be located on-site fronting the property.

64. A Storm Water Pollution Prevention Plan (SWPPP) shall be required for all projects that (1) disturb one acre or more of land, or (2) disturb less than one acre of land but are part of a larger common plan of development or sale. A SWPPP is a document that addresses water pollution control for a construction project. The Construction General Permit (CGP) / MS4 Permit requires that all storm water discharges associated with a construction activity, where said activity results in soil disturbance of one acre or more of land area, or disturbs less than one acre of land area but is part of a larger common plan of development or sale, obtain coverage under the National Pollutant Discharge Elimination System (NPDES) Construction General Permit (CGP) for Stormwater Discharges Associated with Construction and Land Disturbance Activities.

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The CGP requires the development of a project-specific SWPPP prior to any soil disturbing activities. The SWPPP must include the information needed to demonstrate compliance with all the requirements of the CGP. The SWPPP document must be written by a Qualified SWPPP Developer (QSD). The City requires that a Water Pollution Control Manager (WPC Manager) be responsible for the implementation of a SWPPP. The WPC Manager must have the same qualifications as a QSD. For further details pertaining to the State of California’s requirements, please visit the following website: https://smarts.waterboards.ca.gov/smarts/faces/SwSmartsLogin.jsp.

A Waste Discharge Identification Number (WDID #) must be obtained prior to commencing any work.

65. The new parking lot shall comply with Title 7, Chapter 9 (Stormwater Management and Discharge) of the City’s Municipal Code, which adheres to the latest Los Angeles County’s Low Impact Development (LID) requirements. LID standards are intended to distribute stormwater and urban runoff across developed sites to help reduce adverse water quality impacts and replenish groundwater supplies. Under the National Pollutant Discharge Elimination System (NPDES ) / Construction General Permit (CGP) / MS4 Permit and the County of Los Angeles LID ordinance, priority projects are required to prohibit the discharge of pollutants from property developments.

Preventing these pollutants from entering stormwater discharge systems will be accomplished by requiring the installation and maintenance of post-construction treatment controls, i.e. Best Management Practices (BMPs).

Designated Projects [non-residential developments (commercial or industrial)] are subject to specific Low Impact Development (LID) requirements, while NonDesignated Projects [non-residential developments (commercial or industrial) or residential developments consisting of 5 or more residential units] have different, generally less stringent, requirements. Designated Projects are typically larger developments, while Non-Designated Projects are smaller in scale or don't meet the criteria for Designated Projects status.

Per the Designated Projects classification for new development and redevelopment activities, a parking lot of 5,000 square feet or more of impervious surface area, or with 25 or more parking spaces, shall comply with the specified Designated Projects requirements.

Redevelopment projects on an already developed site under the Designated Projects category are:
• Land disturbing activities that result in the creation or addition or replacement of 5,000 square feet or more of impervious surface area. • Where redevelopment results in an alteration of less than fifty percent (50%) of impervious surfaces of a previously existing development, and the existing development was not subject to post-construction stormwater quality control requirements, only the alteration must meet

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LID requirements, and not the entire development.
• Where redevelopment results in an alteration to more than fifty percent (50%) of impervious surfaces of a previously existing development, and the existing development was not subject to post-construction stormwater quality control requirements, the entire site shall meet LID requirements.

Per the Non-Designated Projects classification:
• Development which alters less than fifty percent (50%) of impervious surfaces, only the proposed new impervious areas need to meet LID requirements.
• Development which alters fifty percent (50%) or more of impervious surfaces, the entire site shall meet LID requirements.

66. The new parking lot shall require the development of a Low Impact Development (LID) Plan, i.e. an LID Report, if the site disturbs one acre or more of land area or disturbs less than one acre of land area but is part of a larger common plan of development or sale. The report is a requirement of the National Pollutant Discharge Elimination System (NPDES) Permit No. CAS004001, Order No. ORDER NO. R4-2012-0175.

This permit was issued by the State of California Regional Water Quality Control Board, Los Angeles Region on December 28, 2012. The LID Plan is a narrative report that explains the type of development and drainage of the site. It must address the post-construction water quality and habitat impact issues. Once the site has been developed, how will runoff be maintained? Was there a system that was designed to treat the runoff prior to discharging into the public system? Best Management Practices (BMPs) should be implemented to address storm water pollution and peak flow discharge impacts. All BMPs must be sized to meet specified water quality design and/or peak flow discharge criteria.
a. Filtration and infiltration methods must be used to defray a large percentage of the storm water runoff into the storm drain system.

67. The new parking lot shall comply with the 2022 California Green Building Standards Code (CALGreen or Green Code) (or the latest code cycle at the time of submission to the Building & Safety Division). Per CALGreen Section 101.3: “The provisions of this code shall apply to the planning, design, operation, construction, use and occupancy of every newly constructed building or structure, unless otherwise indicated in this code, throughout the State of California.” While not a new building, the new parking lot falls under the umbrella of "structure" in the CALGreen Code when it comes to site development and illumination regulations due to its hardscape nature and fixed improvements. The project is a part of a larger common plan of development or sale at the site addresses of 2665, 2671, and 2675 Slauson Ave.

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68. The new parking lot shall be in compliance with the Non-Residential Mandatory Measures outlined in Chapter 5 of the Green Code. The provisions in the chapter outline the planning, design, and development methods that include environmentally responsible site selection, building design, building siting, and development to protect, restore, and enhance the environmental quality of the site and respect the integrity of adjacent properties. The project is a part of a larger common plan of development or sale at the site addresses of 2665, 2671, and 2675 Slauson Ave.

69. The new parking lot shall particularly comply with the bicycle and electric vehicle (EV) capable/charging space requirements specified in Sections 5.106.4 and 5.106.5 of the CALGreen Code.

70. A copy of a current Grant Deed and Title Report with hyperlinks, and all backup documents from the Title Report, shall be submitted to the Building & Safety Division for review within 30 days of the submittal. Encroachment into established utility easements will not be permitted. Limited landscaping, such as planting grass, flowers, and shallow-rooted shrubs, may be allowed on a utility easement, but large trees and deep-rooted vegetation are generally prohibited because they can interfere with utility operations. Check your property Grant Deed and the specific easement agreement to understand the exact restrictions and ensure your landscaping does not obstruct the utility's access, maintenance, or operation.

71. Consultation with all applicable utility companies is encouraged as early as possible in the project planning stages to avoid any potential delays. It is the responsibility of the applicant to abide by all utility company requirements.

72. The Building Official and City Engineer may require other information or may impose additional conditions and requirements as deemed necessary to protect health and safety, and to benefit the public.

73. If there are later, proposed tenant improvements, alterations, structural repairs, or additions to the existing structures and/or site, the applicant shall submit tenant improvement (T.I.) construction plans to the Planning Division for review and approval of the proposed tenant improvements, alterations, structural repairs, or additions.

Tenant improvement plans shall then be submitted to the Building & Safety Division for review and approval only after approval is first obtained from the Planning Division.

74. If there are later, proposed tenant improvements, alterations, structural repairs, or additions, the applicant shall submit full tenant improvement construction plans, including structural plans, to the Building & Safety Division for review of the proposed alterations and improvements to the existing structures and/or site. All work shall be permitted through approval of the full construction plans and issuance of a building permit and associated mechanical, electrical, and plumbing permits.

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75. If there are later, proposed tenant improvements, alterations, structural repairs, or additions, plans submitted for public buildings, public accommodations, commercial buildings, and public housing projects shall be completed by a California registered design professional, such as a licensed architect or registered professional engineer (civil or structural). All plan sheets shall be stamped and signed by the California registered design professional in compliance with the California Business & Professions Code (B&P Code).

76. Some tenant improvements, alterations, and additions may “trigger” full compliance with the accessibility features outlined in Section 11B-202 of the 2022 CBC pursuant to the current valuation threshold. When the adjusted construction cost, as defined, exceeds the current valuation threshold, as defined, full compliance with Section 11B202.4 of the CBC shall be required. In choosing which accessible elements to provide, priority should be given to those elements that will provide the greatest access in the following order:

1. An accessible entrance;

2. An accessible route to the altered area;

3. At least one accessible restroom for each sex or one accessible unisex (single-user or family) restroom;

4. Accessible telephones;

5. Accessible drinking fountains; and

6. When possible, additional accessible elements such as parking, signs, storage, and alarms.

When the adjusted construction cost, as defined, is less than or equal to the current valuation threshold, as defined, the cost of compliance with the accessible elements listed above in Section 11B-202.4 of the CBC shall be limited to 20 percent of the adjusted construction cost of tenant improvements, alterations, structural repairs, or additions.

77. All construction work is to be completed by a licensed contractor.

78. The business will be subject to a routine business license inspection.

79. All entrances and exits inside the subject building(s) shall remain unlocked, in the closed position, and completely unobstructed at all times during the proposed parking lot and medical office use. Above all entrances, on the interior side, shall read: “This door to remain unlocked during business hours.”

80. There shall be at least two (2) class ABC fire extinguishers inside the subject building(s) during the proposed parking lot and medical office use, one near the front entrance and one near the rear exit. Fire extinguishers shall bear an up-to-date fire department inspection tag that indicates the date the fire extinguisher was inspected.

PLANNING COMMISSION AGENDA REPORT
CASE NO. 2025-05 CUP- 2319 RANDOLPH STREET
October 15, 2025

81. The approved occupant load limit of the building(s) per California Building Code (CBC) Section 1004 shall be upheld throughout the duration of the proposed parking lot and medical office use.

82. The exit access, the exit, and the exit discharge within the means of egress system(s) inside or outside the subject building(s), including the public way, shall not be obstructed in any manner throughout the duration of the proposed parking lot and medical office use. The minimum widths and clearances established in California Building Code (CBC) Chapter 10 shall be maintained at all times.

83. Any construction work to be done in the public right-of-way shall require an Encroachment Permit from the Public Works – Engineering Division.

84. That the business owner and property owner agree in writing to the above conditions.

EXHIBITS
A. PC Resolution No. 2025-08 CUP
B. Conditional Use Permit Application & Environmental Information Package C. Site Plan
E. Photographs (September 2025)

SEVILLE AVE

SLAUSON AVE
3-STORY

MEDICAL OFFICE BUILDING
2675 E SLAUSON AVE
32,508 SF
108 REQUIRED PARKING SPACES

ADJACENT

PROPERTY

ADJACENT

PROPERTY

ADJACENT

PROPERTY
PL
PL PL
PL PL
PL PL
PL
(E) DRIVEWAY
APRON
E 58th ST
FIRE

HYDRANT

ADJACENT

PROPERTY

ADJACENT

PROPERTY
(E) AMBULANCE

ENTRANCE

AMBULANCE

PARKING

AMBULANCE

PARKING
(E) 1 STORY

COMMUNITY HOSPITAL
(E) 1 STORY BUILDING

ADJACENT

PROPERTY(E) CT SCAN TRAILER (E) STORAGE (E) STORAGE

PUBLIC CONCRETE ALLEY WAY
WALL
TRASH

ENCLOSURE

GAS CYLUNDER

STORAGE AREA

AMBULANCE

PARKING
(E) DRIVEWAY
APRON
SHED
SHED
2675 E SLAUSON AVE
HUNTINGTON PARK, CA 90255

SITE PLAN
SCALE: N.T.S.

6.16.2026
N

ALTAMED OWNED PROPERTY
46 PARKING SPACES

SHARED PARKING AND ACCESS AGREEMENT
WITH HP HOSPITAL.
66 PARKING SPACES

HOSPITAL PARKING
83 PARKING SPACES
AltaMed required parking: 108 spaces LEGEND
Available parking 112 (66 shared + 46 AltaMed
property)
31 15
(E) DRIVEWAY
(E) DRIVEWAY APRON
APRON
(E) SIDEWALK (E) DRIVEWAY
APRON
TRACT NO. 6674
18' 5'
9' 8' 9' 3'-10" 9' 5' 9'
5'
24'
18'-6" 24' 24'
8'-6"
18'-6"
8'-6"
24'
8'-6"
7'-6"
8'-6"
8'-6"
16' 18'-6"
8'
8'-6"
18'-6"
24'
21'-10"
18'-6"
8'-6"
VAN

ACCESSIBLE
8'-6"
16'
8'
12'
12'
8'
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
14'-11"
C
5' NEW LANDSCAPE
1 9
10 15
16 23
24 34
35 36
38 39 42
43 52
53 59
60 65
66 69
68 75
5'
(E) LANDSCAPE
5'
(E) LANDSCAPE
8'-6"
18'-6"
18'-6"
45°
45°
76 83
84 90
ADA: 4
Compact: 18
Standard: 53
New Area: 15
Total Parking: 90

SITE PLAN
SCALE: N.T.S.

7.24.2026
2675 E SLAUSON AVE
HUNTINGTON PARK, CA 90255

NON COMPLIANT EXISTING

ADA PATH OF TRAVEL

EXISTING PARKING LAYOUT IMPACT TO MEET HPMC







 



 


90 SPACES

PROPOSED
31 SPACES

EMPLOYEE PARKING
TRASH

MEDICAL OFFICE BUILDING
32,508 SF
REQUIRED 108 SPACES
LEGEND
TOTAL: 121 SPACES

PROPOSED PARKING LAYOUT
TO MEET HPMC 90 PARKING

PROPOSED PARKING
31 PARKING SPACES

6.16.2026

ALTAMED PROPERTY

August 2025
August 2025
August 2025
August 2025
August 2025

CITY OF HUNTINGTON PARK

NOTICE OF PUBLIC HEARING
NOTICE IS HEARBY GIVEN that the Huntington Park City Council will have a meeting and hold a public hearing on Tuesday, August 25, 2026 at 5:00 PM or at such that matter be heard at Raul R. Perez Memorial Park, located at 6208 Alameda Street, Huntington Park, California 90255, to consider the following projects:

RECONSIDERATION OF THE CITY COUNCIL DECISION TO OVERTURN A PLANNING COMMISSION DECISION – to adopt/approve CASE NO. 2025-08 CONDITIONAL USE PERMIT (CUP) and adopt the Categorical Exemption – A CONDITIONAL USE PERMIT FOR A PARKING FACILITY LOCATED AT 2700 SLAUSON AVENUE LOCATED WITHIN THE COMMERCIAL GENERAL (C-G) ZONE.

The City is encouraging members of the public to submit their comments and questions in writing, for City Council considerations, by sending them to the City Clerk at [email protected]. All comments and questions will be read during the meeting. Comments will be received, and any applicable environmental assessment may be reviewed prior to final action. The City Council will consider staff’s recommendations, the assessment, and public input at the meeting, prior to taking action.

Anyone having concerns, questions, or wishing to review or comment on the project and/or environmental assessment on the foregoing items may contact the City’s Planning Division at (323) 584-6210 or visit the office located at 6550 Miles Avenue, during the hours of 7:00 AM to 12:00 PM, Monday through Thursday, appointment requested.

Also, anyone objecting to or in favor of the above may appear in person at the abovedescribed meeting or may submit their comments in writing to the City prior to said meeting.

Written comments should be addressed to the City Clerk, City of Huntington Park, 6550 Miles Avenue, Huntington Park, CA 90255.

PLEASE NOTE: If you challenge any of the foregoing actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing for final action described in this notice, or in written correspondence delivered to the City Council prior to or at the public hearing.

ESPAÑOL: Si desea obtener información acerca de esta junta en español, favor de llamar al (323) 584-6210.

Dated: August 10, 2026
Publish: August 13, 2026
This space for filing stamp only
DC#:
(When required)
RECORDING REQUESTED BY AND MAIL TO:

D A I L Y C O M M E R C E
~ SINCE 1917 ~
915 E. First Street, Los Angeles, California 90012
Mailing Address: P.O. Box 54026, Los Angeles, California 90054-0026 Telephone (213) 229-5300 / Fax (213) 680-3682

PROOF OF PUBLICATION
(2015.5 C.C.P.)
State of California )
County of Los Angeles ) ss
Notice Type:

Ad Description:

I am a citizen of the United States and a resident of the County of Los Angeles; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the DAILY COMMERCE, a daily newspaper published in the English language in the City of Los Angeles, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of Los Angeles, State of California, under date of June 17, 1952, Case No. 599,760. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:

Executed on: 10/15/2004
At Los Angeles, California
I certify (or declare) under penalty of perjury that the foregoing is true and correct.

Signature

D A I L Y C O M M E R C E
~ SINCE 1917 ~
915 E FIRST ST, LOS ANGELES, CA 90012
(213) 229-5300 (213) 229-5481
DC 4069607

PAT JACQUEZ-NARES

CITY OF HUNTINGTON PARK/CITY CLERK (LEAD)
6550 MILES ROOM 148
HUNTINGTON PARK, CA - 90255

HRG - NOTICE OF HEARING
CUP 2025 - 08 PARKING FACILITY LOCATED AT 2700 SLAUSON AVE

WITHIN COMMERICAL GENERAL ZONE
I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the DAILY COMMERCE, a newspaper published in the English language in the city of LOS ANGELES, county of LOS ANGELES, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of LOS ANGELES, State of California, under date 10/30/1981, Case No. 599760. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:
08/12/2026
08/12/2026
Email !A000007486402!

CITY OF HUNTINGTON PARK

NOTICE OF PUBLIC HEARING
NOTICE IS HEARBY GIVEN that the
Huntington Park City Council will have a
meeting and hold a public hearing on
Tuesday, August 25, 2026 at 5:00 PM or
at such that matter be heard at Raul R.

Perez Memorial Park, located at 6208
Alameda Street, Huntington Park,
California 90255, to consider the following
projects:

RECONSIDERATION OF THE CITY

COUNCIL DECISION TO OVERTURN A
PLANNING COMMISSION DECISION –
to adopt/approve CASE NO. 2025-08
CONDITIONAL USE PERMIT (CUP) and
adopt the Categorical Exemption - A

CONDITIONAL USE PERMIT FOR A
PARKING FACILITY LOCATED AT 2700

SLAUSON AVENUE LOCATED WITHIN

THE COMMERCIAL GENERAL (C-G)
ZONE.

The City is encouraging members of the
public to submit their comments and
questions in writing, for City Council
considerations, by sending them to the
City Clerk at [email protected]. All
comments and questions will be read
during the meeting. Comments will be
received, and any applicable
environmental assessment may be
reviewed prior to final action. The City
Council will consider staff's
recommendations, the assessment, and
public input at the meeting, prior to taking
action.

Anyone having concerns, questions, or
wishing to review or comment on the
project and/or environmental assessment
on the foregoing items may contact the
City's Planning Division at (323) 584-6210 or visit the office located at 6550 Miles Avenue, during the hours of 7:00 AM to 12:00 PM, Monday through Thursday, appointment requested. Also, anyone objecting to or in favor of the above may appear in person at the above-described meeting or may submit their comments in writing to the City prior to said meeting. Written comments should be addressed to the City Clerk, City of Huntington Park, 6550 Miles Avenue, Huntington Park, CA 90255. PLEASE NOTE: If you challenge any of the foregoing actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing for final action described in this notice, or in written correspondence delivered to the City Council prior to or at the public hearing. ESPAÑOL: Si desea obtener información acerca de esta junta en español, favor de llamar al (323) 584-6210. Dated: August 10, 2026. 8/12/26 DC-4069607#

1 PLANNING COMMISSION

MEETING
October 15, 2025
CASE NO. 2025-08 (CUP)

CONDITIONAL USE PERMIT

ALTAMED HEALTH SERVICES
2700 SLAUSON AVENUE

PLANNING COMMISSION MEETING
October 15, 2025
2 Presented by: Paul Bollier, Planning Manager
Applicant
Luzmaria Chavez (AltaMed Health Services)
Request

A REQUEST FOR A CONDITIONAL USE PERMIT FOR A
PARKING FACILITY LOCATED AT 2700 SLAUSON AVENUE

LOCATED WITHIN THE COMMERCIAL GENERAL (C-G) ZONE
3 Zoning Map
4 SUBJECT SITE
Slauson Avenue
Aerial View
5 SUBJECT SITE
2700 Slauson Avenue
APN : 6320-006-069
Seville Avenue
Slauson Avenue
Aerial View
6 SUBJECT SITE
2700 Slauson Avenue
APN : 6320-006-069 Slauson Avenue
Seville Avenue

ALTAMED HEALTH SERVICES
2675 Slauson Avenue
Background
7 • Previously Saint Francis Family Health
Center until approximately 2022.
• The property remained vacant until
January 1, 2023, when a fire occurred
causing the building to be unsalvageable.
• For the safety, health and welfare of the
community the city required the property
owner to demolish the building and parking
lot to grade.

Background cont.
8 • Over the past couple years, the city has
had to manage several community
complaints related to maintenance at this
property.

• Surrounding businesses can be impacted
by unwanted reoccurring activity taking
place on property.
• The property clean up has limited long-term
lasting effects before the unwanted
behavior returns due to the property
remaining vacant.

Project Description
9 Business Description
• Operate as a parking facility for the
AltaMed building located across the
street at 2675 East Slauson Avenue
• Proposed Parking Facility Hours of Operation
• Monday – Friday
• 7:00 A.M. - 6:00 P.M.
• Security Measures
• On-site security guard
• Two security cameras
• Electronic key fob allowing
employee gate access

Site Plan
10 Site Photos
11 Site Photos
12 Site Photos
13 Site Photos
14 Environmental Review
Project is Categorically Exempt pursuant to Article 19, Section 15332, Class 32 (In-fill Development Projects), of the California Environmental Quality Act (CEQA) Guidelines. 15 Six findings must be made in order to recommend
approval of a Conditional Use Permit.

1.The proposed use is conditionally permitted within, and would not impair the integrity and character of, the subject zoning district and complies with all of the applicable provisions of this Code;

2. The proposed use is consistent with the General Plan.

3. The approval of the Conditional Use Permit for the proposed use follows the requirements of the California Environmental Quality Act (CEQA) and the City's Guidelines.
16 Findings (CUP)

4. The design, location, size and operating characteristics of the proposed use are compatible with the existing and planned future land uses within the general area in which the proposed use is to be located and will not create significant noise, traffic or other conditions or situations that may be objectionable or detrimental to other permitted uses operating nearby or adverse to the public interest, health, safety, convenience or welfare of the City.

5. The subject site is physically suitable for the type and density/intensity of use being proposed.

6. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety.

All six findings can be made in support of the
proposed Project.
17 Findings (CUP)
Conditions of Approval

NOT ALL INCLUSIVE
• No overnight or storage of vehicles is permitted.
• The Conditional Use Permit shall be valid for a term of five (5) years. Upon expiration this entitlement is subject to Planning Division administrative review. • The parking facility shall operate in conjunction with the commercial building located at 2675 East Slauson Avenue. In the event the commercial building ceases its operations as a medical use, this entitlement shall be null and void. • Maintain at minimum two (2) security cameras and camera footage for 30 days • Always maintain the property free of trash and debris • The parking facility must be illuminated during hours of darkness for safety and emergency services.
• Parking facility for employee use only. 18
Recommendation
That the Planning Commission approve PC Resolution
No. 2025-08 CUP for a Conditional Use Permit in connection with the property located at 2700 Slauson Avenue located within the Commercial General (C-G) Zone.
19 Planning Commission Meeting
October 15, 2025
PC Case No. 2025-08
Conditional Use Permit
AltaMed Health Services Parking Facility
2700 Slauson Avenue
Questions ?
20 CITY OF HUNTINGTON PARK
Community Development Department
City Council Agenda Report

December 23, 2025
Honorable Mayor and Members of the City Council
City of Huntington Park
6550 Miles Avenue
Huntington Park, CA 90255
Honorable Mayor and Members of the City Council:

CALL FOR REVIEW OF THE PLANNING COMMISSION’S DETERMINATION APPROVING PLANNING COMMISSION CASE NO. 2025-08 CUP- A REQUEST FOR A CONDITIONAL USE PERMIT FOR A PARKING FACILITY LOCATED AT 2700 SLAUSON AVENUE LOCATED WITHIN THE COMMERCIAL GENERAL (C-G) ZONE.

IT IS RECOMMENDED THAT THE CITY COUNCIL:

1. Conduct a public hearing;

2. Take public testimony;

3. Receive additional and final comments for or against the decision; and

4. Review the Planning Commission’s determination approving Planning Commission Case No. 2025-08 CUP, a request for a Conditional Use Permit for a parking facility located at 2700 Slauson Avenue located within the Commercial General (C-G) zone.

BACKGROUND/PURPOSE/JUSTIFICATION OF RECOMMENDED ACTION
At the regular meeting of October 15, 2025, the Planning Commission conducted a public hearing to consider Case No. 2025-08 CUP and an environmental exemption, for a request for a Conditional Use Permit for a proposed parking facility located at 2700 Slauson Avenue (southeast corner Slauson Avenue and Seville Avenue) and within the Commercial General (C-G) zone. After the Planning Staff’s presentation and public testimony, the Planning Commission approved (vote of 4-0, with one absence) CUP Case 2025-08.

During the Planning Commission meeting and at the opening of the public hearing for CUP Case 2025-08 it was noted that staff received two letters of opposition regarding the project. The Chairman summarized the letters of concern, which centered around the economic development potential for the site. The Commission inquired about the future AltaMed facility’s parking needs. The applicant (AltaMed Health Services), indicated that CALL FOR REVIEW OF THE PLANNING COMMISSION’S DETERMINATION APPROVING PLANNING COMMISSION CASE NO. 2025-08 CUP, A REQUEST FOR A CONDITIONAL USE PERMIT FOR A PARKING FACILITY LOCATED AT 2700 SLAUSON AVENUE LOCATED WITHIN THE COMMERCIAL GENERAL (C-G) ZONE.

December 23, 2025

AltaMed is in the process of purchasing the existing medical building located at the northwest corner of Slauson Avenue and Seville Avenue (2675 Slauson Avenue) and that the site has sufficient on-site parking however the current parking is shared with the existing Community Hospital of Huntington Park. The applicate further indicated that due to the existing shared parking arraignment with the Hospital, the proposed parking lot located at the southeast corner of Slauson Avenue and Seville Avenue under CUP 2025- 08 would provide additional spaces and will be used as employee parking to provide additional parking spaces for patients visiting the AltaMed location at 2675 Slauson Avenue. After further discussion between the Commissioners and the Applicant, the Planning Commission voted to approve Planning Commission Case No. 2025-08 CUP with the proposed conditions of approval.

On October 17, 2025, a call for review appeal on Planning Commission decision to approve PC Case No. 2025-08 CUP, was initiated by a City Councilmember for City Council review (See Exhibit A). The review was requested pursuant to Section 9-2.2312 (2).

On December 9, 2025, and at the request of the applicant, the City Council continued the public hearing item to the December 23, 2025, City Council meeting.

PROJECT DESCRIPTION
The proposed project consists of a parking facility (the “Project”) located at southeast corner of Slauson Avenue and Seville Avenue commonly known as 2700 E. Slauson Avenue (the “Site”). The parking facility will be used for employee parking in conjunction with the operation of the AltaMed Health facility located at the northwest corner of Slauson Avenue and Seville Avenue (2675 E. Slauson Avenue) The Site is approximately 15,750 square feet and will be developed as a secured parking lot with a 6-foot high wrought iron gate and will be with thirty-two parking spaces (See Exhibit C).

Conditional Use Permit and required Findings
The Planning Commission must make six findings in connection with the Conditional Use permit as set forth the Huntington Park Municipal Code Section 9-2.1105 and with State Law. A Conditional Use Permit may only be approved if all six required findings are met for a project. Following are the findings and how the project under CUP 2025- met the findings:

CALL FOR REVIEW OF THE PLANNING COMMISSION’S DETERMINATION APPROVING PLANNING COMMISSION CASE NO. 2025-08 CUP, A REQUEST FOR A CONDITIONAL USE PERMIT FOR A PARKING FACILITY LOCATED AT 2700 SLAUSON AVENUE LOCATED WITHIN THE COMMERCIAL GENERAL (C-G) ZONE.

December 23, 2025

Finding No. 1: The proposed use is conditionally permitted within, and would not impair the integrity and character of, the subject zoning district and complies with all of the applicable provisions of this Code.

The proposed use is permitted within the Commercial-General (C-G) Zone with the approval of a Conditional Use Permit. The proposed use will not impair the integrity of immediate and surrounding areas. This property has been vacant for over two years; this project will address the ongoing property maintenance concerns the community has been faced with and eliminate unwanted conditions for the surrounding businesses and residents.

Finding No. 2: The proposed use is consistent with the General Plan The General Plan Land Use designation of the subject site is General Commercial.

Permitted uses in this designation include a wide range of neighborhood and general retail and service establishments, such as stores and repair shops, to accommodate the surrounding community. The proposed use of this parking facility will support on-site employee parking for the AltaMed medical services located at 2675 Slauson. By doing so, it will not further impact the nearby residence and surrounding commercial businesses who are already impacted with limited off-site parking. The proposed use is consistent with the General Plan. Specifically, the use complies with the following: Goal

3.0 of the Land Use Element, which calls to “Provide for the revitalization of deteriorating land uses and properties.” In the commercial general zone, the proposed parking facility would be a revitalization of vacant land. Policy 3.2 of the Land Use Element promotes vigorous enforcement of City codes, including building, zoning and health and safety, to promote property maintenance. By developing this vacant property, it eliminates individuals from bringing in trash and debris into this vacant property which negatively impacts the surrounding residential and commercial businesses. This unwanted behavior further requires emergency services such as the police department to respond to community complaints at this location. Policy 2.4 of the Land Use Element requires that external lighting of commercial properties be isolated to the site and not adversely impact adjacent land uses with light spillover or glare. The photometric plan required by the City shows that the proposed lighting was designed not to impact surrounding residents and commercial businesses, pedestrian and vehicular traffic.

Finding No. 3: The approval of the Conditional Use Permit for the proposed use is in compliance with the requirements of the California Environmental Quality Act (CEQA) and the City’s Guidelines.

The project is Categorically Exempt pursuant to Article 19, Section 15332, Class 32 (Infill Development Projects) of the California Environmental Quality Act (CEQA) Guidelines.

CALL FOR REVIEW OF THE PLANNING COMMISSION’S DETERMINATION APPROVING PLANNING COMMISSION CASE NO. 2025-08 CUP, A REQUEST FOR A CONDITIONAL USE PERMIT FOR A PARKING FACILITY LOCATED AT 2700 SLAUSON AVENUE LOCATED WITHIN THE COMMERCIAL GENERAL (C-G) ZONE.

December 23, 2025

Finding No. 4: The design, location, size and operating characteristics of the proposed use are compatible with the existing and planned future land uses within the general area in which the proposed use is to be located and will not create significant noise, traffic or other conditions or situations that may be objectionable or detrimental to other permitted uses operating nearby or adverse to the public interest, health, safety, convenience or welfare of the City.

The subject site is located on a lot that measures approximately 15,750 square feet.

The site will contain one private parking facility. The design, location, size and operating characteristics of the parking facility is not expected to be detrimental to the public health, safety, and welfare of the City. Conditions of approval are in place to mitigate any possible issues related to the use of the property and property maintenance.

Finding No. 5: The subject site is physically suitable for the type and density/intensity of use being proposed.

The subject site is comprised of a vacant lot. Additionally, no physical expansion of site is proposed, therefore the intensity of the use will not be impacted.

Finding No. 6: There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety.

The site previously comprised of a commercial building with proper infrastructure in place.

The proposed use of a private parking facility will not impact the public right-of-way. The use will not significantly intensify public access, water, sanitation, and public utilities and services. The proposed use will not require changes to existing public utilities. In addition, the proposed project would not impede the accessibility to public access, water, sanitation, or other public utilities and services.

Based on the findings above, Planning staff recommended approval for the Conditional Use Permit and the Planning commission voted (4-0) to approve the Conditional Use Permit and adopt PC Resolution 2025-08 CUP.

AYES:Commissioner(s) Tapia, Flores, Vice-Chair Estrada, Chair Tarango NOES:

ABSENT: Commissioner(s) Carvajal

FISCAL IMPACTS
There are no negative fiscal impacts to the City.

CALL FOR REVIEW OF THE PLANNING COMMISSION’S DETERMINATION APPROVING PLANNING COMMISSION CASE NO. 2025-08 CUP, A REQUEST FOR A CONDITIONAL USE PERMIT FOR A PARKING FACILITY LOCATED AT 2700 SLAUSON AVENUE LOCATED WITHIN THE COMMERCIAL GENERAL (C-G) ZONE.

December 23, 2025

CONCLUSION
Since the approval of the Planning Commission Case No. 2025-08, the Applicant has worked with the Planning division staff to move forward with the project. As of November 5, 2025, the Applicant has signed the action letter- agreeing to all the conditions of approval.

Respectfully submitted,
Ricardo Reyes
City Manager
Louis Morales
Director of Community Development

ATTACHMENTS
Exhibit A: Call for Review Email
Exhibit B: Minutes of Planning Commission meeting of October 15, 2025 Exhibit C: Planning Commission Case No. 2025-08 CUP Agenda Report Exhibit D: Site Plan
Exhibit E: Photographs
Exhibit F: PC Signed Resolution Case No. 2025-08
Exhibit G: Planning Commission Case No. 2025-08 CUP Presentation Exhibit H: Signed Action Letter with Conditions of Approval

1 August 20, 2026
Honorable Mayor and Members of the City Council
City of Huntington Park
6550 Miles Ave
Huntington Park, CA 90255
Submitted electronically via: [email protected]
[email protected]
[email protected]
[email protected]
[email protected]
Re: Request for Approval of CUP No. 2025-08 (AltaMed Ancillary Parking Facility) with New, Supplemental Conditions Proposed by AltaMed
Dear Mayor Martinez, Vice Mayor Sanabria, and Council Members Flores, Macias and Martiz:

Somos Law Group represents AltaMed Health Services Corporation (“AltaMed”), a Federally Qualified Health Center (“FQHC”) and California nonprofit corporation, in connection with the property located at 2700 Slauson Avenue (the “Ancillary Parking Facility”). AltaMed appreciates the City’s reconsideration of this matter at the upcoming de novo hearing on August 25, 2026 regarding the proposed Ancillary Parking Facility under Conditional Use Permit No. 2025-08 (“CUP No. 2025-08”) and submits the following letter in support of its request. After your deliberations at the Council Meeting on December 23, 2025, AltaMed considered the concerns raised by some of you at that time, including your consideration of different potential uses for the site. To concretely address those concerns, AltaMed is proposing four new supplemental conditions which are attached to this letter as Attachment 1.

We hope that the new conditions address your concerns and respectfully request that you approve CUP No. 2025-08 for the following reasons:

1. Adequate parking is crucial for a positive patient and community experience at 2675 Slauson Avenue (the “Medical Office Building”).

2. AltaMed cannot provide the legally required number of parking spaces on site and is therefore required to provide additional spaces off site.

3. The Ancillary Parking Facility constitutes required off-site parking serving a permitted Primary Medical Office use.

4. All six required findings for approval of CUP No. 2025-08 can easily be made. 2 5. The General Plan and Zoning Code permit a parking facility at 2700 Slauson Ave. and permit required parking for the Medical Building at 2675 Slauson Ave. to be provided offsite.

6. The General Plan and Zoning Code do not currently allow residential or mixed use at 2700 Slauson Avenue although AltaMed acknowledges that this could change if the City initiates a General Plan Update or General Plan Amendment.

7. AltaMed is a FQHC, licensed by the Health Resources Services Agency (HRSA) under Section 330 of the Public Health Services Act. AltaMed’s HRSA Approved Scope of Services does not allow AltaMed to develop residential or mixed use projects.

However, the new supplemental conditions outline what AltaMed could do to assist the City if the City decides to study alternative uses on the site.

I. Executive Summary
This letter provides additional information relevant to the City Council's consideration of CUP No. 2025-08. As discussed herein, the proposed Ancillary Parking Facility is necessary to support the parking requirements and ongoing operation of AltaMed's Medical Office Building located at 2675 Slauson Avenue. Due to Code-required improvements to the parking area at the Medical Office Building, AltaMed cannot provide the required number of parking spaces entirely on-site and must provide some of the required parking spaces at an off-site location. Please note that AltaMed believes that the medical office use requires more parking than what the code requires both for a positive patient experience and for the smooth operation of the facility based on their experience with more than fifty facilities throughout Los Angeles and Orange Counties.

The proposed Ancillary Parking Facility is consistent with the Huntington Park Municipal Code, the General Plan, and the existing commercial development pattern along the Slauson Avenue corridor. The record demonstrates that all required findings for approval of CUP No. 2025-08 can be made. These findings are attached to this letter as Attachment 2.

As noted above the subject property is not currently zoned for residential or mixed-use development under the City's General Plan and Zoning Code. As is also noted above, Alta Med acknowledges that the City could take action to change that. While AltaMed's federally approved scope of services as an FQHC does not authorize AltaMed to undertake residential or mixed-use development projects on its own, the new, supplemental conditions outline steps AltaMed can take to assist the City if the City decides to explore alternative uses on the site and provides time for the City to do so. For all of the reasons stated above, the proposed Ancillary Parking Facility is a legally compliant and operationally necessary use of the property that directly supports AltaMed's healthcare services in the Huntington Park community.

New information discovered during the City’s review process further revealed that the Ancillary Parking Facility is necessary to satisfy parking requirements associated with the permitted Medical Office Building and to comply with applicable City standards. As discussed herein, Coderequired accessibility, circulation, landscaping, and parking improvements at the Medical Office Building have resulted in a parking deficit that must be accommodated through offsite parking.

Therefore, the proposed Ancillary Parking Facility not only supports an existing primary healthcare use and improves a vacant, underutilized property, but it also satisfies the Code-required parking obligations for the Medical Office Building. The Ancillary Parking Facility is consistent with the City’s General Plan and zoning regulations, which allow required parking for nonresidential uses to be located at an off-site parking facility, and the established commercial development pattern on Slauson Avenue. For these reasons, AltaMed respectfully requests that CUP 2025-08 for the Ancillary Parking Facility be approved.
3 II. A Few Words About AltaMed
As you are probably aware, AltaMed has been a resource for the residents of Huntington Park for decades. AltaMed first established its presence in the community in 1995 with its Huntington Park Program of All-Inclusive Care for the Elderly (“PACE”) facility at 6330 Rugby Avenue. In 2015, AltaMed expanded its presence in Huntington Park by obtaining a certificate of occupancy for the renovation of an existing 12,393-square-foot retail building at 1900 Slauson Avenue for medical office use. AltaMed subsequently acquired the property and began construction of a new 28,000- square-foot PACE facility, which opened in 2017 following the relocation of its PACE program from Rugby Avenue. In 2021, AltaMed further expanded its Huntington Park presence by acquiring the Crown City Medical Group clinic at 6601 Rugby Avenue, which remains in operation today. Most recently, in November 2025, AltaMed acquired the existing three-story medical office building at 2675 Slauson Avenue and began its interior remodel in January 2026, with the facility anticipated to open in December 2027.

However, you may not be aware that AltaMed is both a California nonprofit corporation and a Federally Qualified Health Center (“FQHC”) under Section 330 of the Public Health Service Act and participates in the Health Center Program administered by the Health Resources and Services Administration (“HRSA”) 1. As such, federal funding comprises the vast majority of AltaMed’s operating budget pursuant to an HRSA-approved scope of project—which defines the service sites, services, providers, service area, and target population included within AltaMed’s federally approved healthcare program2
—to support the healthcare services AltaMed provides to medically underserved and vulnerable populations throughout the region. In fact, AltaMed is one of the nation’s largest FQHCs, operating more than 55 health centers throughout Los Angeles and Orange Counties.

As an FQHC, AltaMed provides essential healthcare services to underserved communities and patients who rely on accessible, community-based medical care. AltaMed treats anyone who requests medical services, whether or not that person is covered by health insurance or able to pay. AltaMed has a clear mission: Patients First Always. Its longstanding presence and continued investment in Huntington Park reflect that commitment to providing accessible healthcare services to the local community. Based om AltaMed’s longstanding history its clear, the services AltaMed provides are a significant benefit to the Huntington Park community.

III. The Ancillary Parking Facility is Crucial for a Positive Patient and Community Experience at 2675 Slauson Avenue and Necessary to Meet the Medical Office Building’s Parking Requirements
AltaMed is expanding and enhancing the services it provides to the residents of Huntington Park, including Saturday medical care for which AltaMed acquired both the Medical Office Building and the Ancillary Parking Facility late last year. An important aspect of the enhanced service will be improved parking. Many of us have experienced the stress of trying to find a parking space when arriving for a medical appointment. The situation is exacerbated for those in wheelchairs or using walkers, crutches, or maneuvering with small children. To its credit, AltaMed is trying to alleviate some of that stress for its patients by providing dedicated employee parking at 2700 Slauson Avenue, which would free up parking spaces closer to the Medical Office Building for patients. 1 HRSA Health Center Program Compliance Manual, Introduction 2 HRSA Health Center Program Compliance Manual, Glossary 4 The Huntington Park Municipal Code ("Code") requires medical office, and clinic uses to provide off-street parking at a ratio of 1 parking space per 300 square feet of gross floor area [HPMC Sec 9-3.804]. Based on the currently identified building area of approximately 32,508 square feet3 ,
the medical office use requires 109 spaces. The proposed Ancillary Parking Facility at 2700 Slauson Avenue would primarily accommodate employee parking, thereby preserving parking closer to the Medical Office Building for patients, seniors, families, and individuals with mobility limitations.

When AltaMed applied for the CUP for the Ancillary Parking Facility, it believed that the Medical Office Building complied with Code. While it did, the parking was legal, but nonconforming. Even then, and though there were significant costs associated with it, AltaMed wanted to improve patient parking at the Medical Office Building, which is why it purchased the 2700 Slauson Avenue parcel and applied for the CUP. However, these improvements have triggered compliance with the current Code. Compliance with Code results in the loss of 19 parking spaces at the Medical Office Building. Those 19 spaces must now be provided through an off-site facility, as there is no room for them on site after meeting code requirements, heightening the need for the Ancillary Parking Facility.

The Code allows off-site parking facilities for nonresidential uses where the required parking is located within 500 feet of the use served, measured along the pedestrian line of travel, subject to applicable approval requirements.4 2700 Slauson Avenue is located approximately 175 feet from the Medical Office Building when measured along the pedestrian line of travel -well within the 500-foot distance allowed by the Code. The facility is not proposed as an independent commercial parking operation or public parking lot; rather, it is intended to function as an extension of the Medical Office Building by providing required employee parking and supporting the Medical Office Building’s compliance with the City’s parking requirements.

The proposed Ancillary Parking Facility also advances the Code’s stated objectives for off-street parking, including reducing congestion on public streets and providing safe, accessible, and wellmaintained parking facilities (HPMC Sec. 9-3.801). By consolidating employee parking at 2700 Slauson Avenue, the facility reduces the potential for employee parking to spill into surrounding neighborhood streets or nearby commercial parking areas while preserving more convenient parking at the Medical Office Building for patients and visitors. The proposed site plan for the Ancillary Parking Facility includes perimeter fencing, landscaping, lighting, and controlled access improvements to provide a managed parking area serving the Medical Office Building. In order to incentivize cycling and carpooling, AltaMed will add one or more bike racks and one or more designated rideshare spaces to its site plan.

Therefore, the proposed Ancillary Parking Facility provides the required off-site parking for AltaMed’s primary permitted Medical Office Building and satisfies the Code-required parking for the Medical Office Building. AltaMed respectfully requests that the City Council approve CUP No. 2025-08.

IV. Existing Land Development Pattern and General Plan Compliance Concerns have also been raised regarding whether 2700 Slauson Avenue should instead be developed for residential purposes and whether the proposed Ancillary Parking Facility is 3 LA County Assessors. 4 HPMC Sec 9-3.809.7.C
5 consistent with the City’s General Plan and zoning regulations. The City’s adopted planning documents, however, indicate that the proposed use is consistent with both the corridor's established land-use pattern and the applicable regulatory framework governing the subject property.
a. Existing Development Pattern
Both properties at 2675 Slauson Avenue and 2700 Slauson Avenue are located at the northernmost area of the City along a commercial corridor stretching from Santa Fe Avenue to South Boyle Avenue/State Street. The entire corridor, including 2675 Slauson Avenue and 2700 Slauson Avenue, has a General Commercial land-use and zoning designation. Overall, the corridor consists of customer-serving uses, auto-oriented uses, and healthcare and publicinstitution uses, each with its own parking facilities. While there are some residential uses directly north and south of Slauson Avenue, there are no residential or mixed-use developments along this commercial corridor. AltaMed’s Medical Office Building and proposed Ancillary Parking Facility are consistent with the existing development pattern.

Surface parking areas already function as a normal and necessary component of the Slauson Avenue commercial corridor, serving commercial, healthcare, institutional, and auto-oriented uses throughout the area. The proposed Ancillary Parking Facility would continue that established development pattern by providing parking that directly supports an existing healthcare use located across the street.

The project would also replace a long-vacant and underutilized parcel with a secured, landscaped, and actively maintained facility, complementing the City’s ongoing Capital Improvement Project (“the Slauson Avenue Congestion Relief Project or CIP”)5 . The CIP has already delivered new
road paving, high-visibility marked crosswalks, and new signals at the intersection nearest to 2700 Slauson Avenue. Consistent with these improvements, the intersection of Slauson and Seville Avenue has no recorded fatalities or severe injury pedestrian or cyclist collisions identified within the last 5.5 years per the California Statewide Integrated Transportation Safety Reporting System (SWITRS)6.

The proposed Ancillary Parking Facility complements this public investment with its own improvements, including paving, striping, fencing, landscaping, controlled access, and ongoing maintenance obligations. Compared to the property’s current condition, the project represents a meaningful physical improvement and activation of the site while remaining compatible with surrounding commercial development.

Importantly, the project does not introduce a new land use pattern to the corridor. Rather, it supports an existing medical office use, serves as off-site parking to meet code requirements, and maintains the commercial character that currently exists along this portion of Slauson Avenue. b. Land Use and Housing Element Compliance: Neither Residential nor Mixed Use Development is Currently Permitted at 2700 Slauson Avenue.

The Ancillary Parking Facility is consistent with the most recent 2023 update to the General Plan Land Use Element (“GPLUE”) and General Plan Housing Element ("GPHE”). The GPLUE serves as the City’s foundational policy framework, guiding the location, intensity, and character of future development to ensure orderly growth, compatible land-use patterns, and targeted growth areas. 5 Capital Improvement Project No: 2019-2. 6 California Statewide Integrated Transportation Safety Reporting System (SWITRS), 2020-2026. 6 AltaMed understands that residential development, mixed use, and other potential development concepts have been discussed as possible alternative uses for the site, and, as noted in the new, proposed supplemental conditions, AltaMed is open to assisting the City in exploring such concepts. At the same time the City’s adopted General Plan, Housing Element, and zoning regulations do not identify 2700 Slauson Avenue as a residential or mixed-use development site.

The property is designated and zoned General Commercial, is not located within a mixed-use or residential overlay, and is not included in the City’s Housing Element sites inventory. Accordingly, residential or mixed-use development is not currently contemplated for the property under the City’s adopted land use and zoning framework. Again, as noted earlier in this letter, should the City decide to study the potential impacts of residential uses on this site and explore its economic feasibility or the feasibility of other commercial uses, AltaMed stands ready to assist the City in the ways that it can do so without jeopardizing its federal license.

The City’s General Plan update and zoning regulations do provide established mechanisms for accommodating residential and mixed-use development in specifically identified areas. For example, the City established specific overlay districts intended to accommodate mixed-use and residential development in designated locations, including the Medium Density Overlay, which permits mixed-use development, including residential uses, on selected General Commercial parcels. Importantly, this overlay is geographically limited to properties along Santa Fe Avenue between Randolph Street and Florence Avenue, with additional development standards that distinguish properties north and south of Clarendon Avenue within that defined overlay area.

Under the City’s adopted zoning map, the subject property at 2700 Slauson Avenue is not within the Medium Density Overlay or any other zoning district or overlay that permits residential or mixed-use development by right. Similarly, parcels outside the designated overlay areas, zoned General Commercial do not permit residential uses. Mixed-use development is currently limited to specifically designated areas, including the Commercial Neighborhood designation, the Downtown Huntington Park Specific Plan (“DTSP”), the Medium Density Overlay, or areas that are rezoned through the Transit-Oriented Development (“TOD”) overlay process.

Similarly, while the GPHE establishes the City’s long-term strategy for accommodating existing and future housing needs and identifies sufficient sites to satisfy the City’s Regional Housing Needs Allocation (“RHNA”) obligations, the City has not identified the subject property as a housing opportunity site. The Housing Element’s site inventory focuses primarily on opportunity sites within the DTSP and on larger properties located near major transit stops that may be suitable for future rezoning14 to facilitate residential development.

A key criterion for these opportunity sites is the parcel size sufficient to accommodate realistic residential densities, with a general target of approximately 50 dwelling units per acre. The City has already identified approximately 36 acres across 36 parcels for potential rezoning to facilitate additional residential development beyond the DTSP area. The property located at 2700 Slauson Avenue is not included among these identified opportunity sites and, at less than approximately one-third of an acre in size, does not meet the City’s stated minimum parcel size criteria for such consideration.

Accordingly, 2700 Slauson Avenue is not a site that the City has designated, planned, or relied upon for residential or mixed-use development. The proposed Ancillary Parking Facility is therefore consistent with the property’s General Commercial designation, the surrounding commercial corridor, and the City’s adopted planning framework. To the extent the City determines that a residential, mixed-use, or other alternative development concept would be appropriate for 7 2700 Slauson Avenue, the City could consider initiating the appropriate planning process to establish a land use designation and zoning framework that would allow such a use.

In the interim, the proposed Ancillary Parking Facility is consistent with the property’s existing General Commercial designation, the established development pattern along the Slauson Avenue corridor, and the City’s currently adopted planning framework. For that reason, approving CUP No. 2025-08 for the new, shorter four -year term allows AltaMed to maintain the Ancillary Parking Facility necessary to support the Medical Office Building while providing time for the City to consider future long-term land use and zoning changes to further facilitate alternative development concepts along the Slauson corridor. The new, supplemental conditions also allow AltaMed time to determine whether other feasible and Code compliant options exist for off-site parking and of extreme importance, ensures that the new facility can open on time.

V. The Ancillary Parking Facility Complies with All Required Findings for Approval of a CUP in the Commercial General Zone
Each of the six required findings necessary for approval of CUP No. 2025-08 can be readily made.

Each finding and the rationale for making it is provided on Attachment 2, attached to this letter.

In addition to the land use, operational, and parking considerations discussed above, AltaMed’s operations are governed by a federal regulatory framework applicable to FQHCs. These federal requirements further inform the operational limitations, service obligations, and healthcare-related functions associated with the Medical Office Building and Ancillary Parking Facility. I've prepared a separate letter to the City Attorney (and copied you) on this legal issue.

VI. Consequences of Denial of CUP 2025-08
Denial of the CUP No. 2025-08 would not resolve the parking deficit associated with the Medical Office Building. AltaMed would still be required to satisfy the City’s parking requirements but would be forced to identify another off-site location which may not exist within the required 500-foot radius, potentially restarting the entitlement process and delay the opening and operation of needed healthcare services at 2675 Slauson Avenue.

Denial would also leave 2700 Slauson Avenue vacant, unimproved, and underutilized, rather than allowing AltaMed to invest in landscaping, lighting, fencing, security, maintenance, and ongoing site management. The proposed Ancillary Parking Facility would convert the property into an actively maintained support use that benefits the Medical Office Building and improves conditions along this portion of Slauson Avenue.

Without the Ancillary Parking Facility, employee parking could shift onto surrounding streets or nearby commercial parking areas, increasing parking pressures in the vicinity, and reducing parking availability for patients and visitors. Approval would provide a practical, code-compliant parking solution that supports AltaMed’s healthcare operations, improves the patient experience, and activates a currently vacant property.

For these reasons, denial would create delay, uncertainty, and additional burden without advancing a more viable use of the property under the City’s current General Plan, Housing Element or zoning framework.
8 VII. AltaMed’s Proposed Supplemental Conditions to Support the Approval of CUP 2025-08
As stated above, the proposed Ancillary Parking Facility is consistent with the property’s existing General Commercial designation, the established development pattern along the Slauson Avenue corridor, and the City’s currently adopted General Plan. However, during the December23, 2025, City CouncilHearing, the Council raised concerns regarding the proposed use and the best use of the property. For those reasons, AltaMed has included four (4) supplemental Conditions of approval for the City’s consideration that aim to address the City’s concerns and further support the approval of CUP No. 2025-08.

These Conditions balance the City’s long-term planning goals and AltaMed's operational parking needs by preserving the Ancillary Parking Facility, while allowing limited community use of the site, and accommodating a shortened four-year CUP term to facilitate evaluation of future redevelopment opportunities. See Attachment 1 for the proposed Conditions.

VIII. AltaMed Reiterates Its Request That You Approve CUP 2025-08 The record before the City Council demonstrates that the proposed Ancillary Parking Facility satisfies the required findings for approval of Conditional Use Permit 2025-08. The project is consistent with the Huntington Park Municipal Code, applicable General Plan policies, and the surrounding commercial development pattern along the Slauson Avenue corridor.

The proposed Ancillary Parking Facility provides secure employee parking for AltaMed’s Medical Office Building, improves patient access, and provides meaningful community benefits through the activation, maintenance, and ongoing management of a currently underutilized property. The new information provided to the City Council that the Ancillary Parking Facility provides required parking for the Medical Office Building clarifies the operational necessity of the project.

Additionally, the federal regulatory framework governing AltaMed’s healthcare operations as a Federally Qualified Health Center prevents it from developing housing or mixed-use projects.

As conditioned, the Proposed Ancillary Parking Facility includes operational, maintenance, landscaping, lighting, security, and site management measures intended to ensure compatibility with surrounding uses and continued compliance with applicable City requirements.

For these reasons, AltaMed respectfully requests that the City Council approve Conditional Use Permit No. 2025-08 including the four new conditions on Attachment 1.

Thank you for your consideration of AltaMed’s request.

Sincerely,
Alfred Fraijo Jr.

Partner
213.592.2966 direct [email protected]
9 Cc: City Manager Ricardo Reyes, [email protected]
City Attorney Andrew Sarega, [email protected]
Community Development Director Louis Morales, [email protected] City Clerk Eduardo Sarmiento [email protected]
City Prosecutor Eric Markus, [email protected]
10 Attachment 1

PROPOSED ADDITIONAL DRAFT CONDITIONS
Condition No. 1 – Permit Term and Periodic Evaluation.

Consistent with Condition No. 3, AltaMed is amenable to shortening the term of the Conditional Use Permit to four (4) years. The four-year (4) term is intended to provide a reasonable period for AltaMed to assist the City’s efforts in considering and studying long-term use and zoning changes necessary to further facilitate alternative development concepts for the ancillary parking site including the studying of potential impacts of residential uses and the exploration of the economic feasibility of other commercial or mixed uses as identified or recommended by the City.

Concurrently, AltaMed will explore the feasibility of an alternative location for the parking facility that complies with Huntington Park Municipal Code Section 9-3.809.7. C.

Following the initial evaluation period outlined in Condition No.3, the City may choose to extend the exploration phase through the end of the four-year term. However, if the evaluation does not identify a feasible land use or zoning mechanism to facilitate development, alternative development concepts, or an alternative location for the ancillary parking facility during the initial exploration phase, AltaMed shall continue to operate under the Conditional Use Permit for the remainder of its term. In the alternative, if an appropriate zoning mechanism and mutually supported alternative development concept is identified, the City shall initiate the appropriate CEQA compliance and entitlement processes for its preferred redevelopment concept alternative.

Based on a preliminary entitlement schedule, AltaMed acknowledges that implementation of a potential alternative development concept may require discretionary or legislative approvals, including, but not limited to, a General Plan Amendment, Zone Change, Conditional Use Permit, could require approximately up to four (4) years to complete, inclusive of the initial exploration phase outlined in Condition No.3. Accordingly, the proposed four-year (4) permit term provides a reasonable period for AltaMed to assist the City through the following activities, should the City decide to explore the long-term use of the Site and any zoning or other land use changes necessary to facilitate alternative development concepts. Such support may include, facilitating introductions to appropriate developers, and if a feasible alternative is identified, providing reasonable assistance in further considering such concepts or proposals to the extent legally required and legally permissible under AltaMed’s HRSA-approved scope of project, and without jeopardizing its federal license during the term of the Conditional Use Permit.

Condition No. 2 – Interim Community Use of the Ancillary Parking Facility.

When not required to serve the employee parking needs of the AltaMed medical facility, the ancillary parking lot may be made available for temporary community-serving activities subject to the mutual written consent of both the City of Huntington Park and AltaMed and all applicable City approvals and operational requirements. Such activities may include, but are not limited to, farmers markets, community events, holiday parking, civic functions, or other public-benefit uses determined appropriate by the City, provided such uses do not interfere with the employee parking needs of the medical facility or otherwise conflict with applicable regulations. 11 The City shall submit a written request to utilize the ancillary parking facility for an eligible community-serving activity. AltaMed shall review each request in good faith, taking into consideration the operational needs of the medical facility public safety, and scheduling conflicts.

Use of the parking facility for any such event shall require the prior written approval of both the City and AltaMed and shall comply with all applicable laws, permits, and operational requirements.

Community use of the site shall be limited to no more than twelve (12) events per calendar year and must be held during the weekend, unless otherwise agreed to in writing by both parties.

Condition No. 3 – Evaluation of Future Site Development and Long-Term Parking Solution.

During the term of the Conditional Use Permit, should the City decide to explore the long-term use of the Site and any zoning or other land use changes necessary to facilitate alternative development concepts, AltaMed may assist though the following activities: facilitating introductions to appropriate developers, meeting with potential developers, and providing other reasonable assistance as appropriate to the extent such assistance is legally required or legally permissible under AltaMed’s HRSA-approved scope of project and does not jeopardize AltaMed’s federal license during the term of the Conditional Use Permit. Concurrently, AltaMed will explore the feasibility of an alternative location for the ancillary parking facility that adequately serves the medical facility and complies with Huntington Park Municipal Code Section. 9-3.809.7. C., location requirements.

In support of the City’s evaluation of potential development opportunities for the site, AltaMed shall consider and provide reasonable input and assistance as the City explores alternative project concepts – within the legal boundaries of HRSA-approved scope of project requirements (Section 330 of the Public Health Service Act) – as identified or recommended by the City, including concepts discussed at the December 23, 2025, City Council hearing, such as mixeduse, affordable residential, or commercial uses, to the extent such concepts are identified or recommended by the City during the evaluation period or the Public Hearing on August 25. 2026.

Following the August 25, 2026, Public Hearing, AltaMed shall:
• Meet with City staff within ninety (90) days to discuss the alternative development concepts proposed by the City as well as build out a formal schedule based on proposed development concepts; and
• Through January 31, 2027, identify one or more developers to assist the City in evaluating the feasibility of potential alternative development concepts identified or recommended by the City during the ninety (90) day period.

Beginning February 1, 2027, AltaMed shall meet no less than once quarterly for a period of eighteen (18) to twenty-four (24) months to provide updates regarding its evaluation of alternative development concepts and progress towards applicable project milestones curated during the initial 90-day period as well as AltaMed’s efforts to identify an alternative parking location. The quarterly meetings shall provide an opportunity for AltaMed to receive additional input or recommendations from the City regarding the foregoing matters.

Condition No.4 – Voluntary Bicycle Parking and Rideshare Accommodations Although not required under the Huntington Park Municipal Code, AltaMed is amenable to incorporating one or more bicycle parking racks and one or more dedicated rideshare spaces into the final design of the Ancillary Parking Facility, to further add community benefit and support multi-modal access to the medical facility.
12 Attachment 2
a. Finding No. 1: The proposed use is conditionally permitted within, and would not impair the integrity and character of, the subject zoning district and complies with all the applicable provisions of the Municipal Code.
i. The proposed Ancillary Parking Facility is properly before the City Council through CUP No. 2025-08 and serves as required off-site parking for AltaMed’s permitted Medical Office Building use located at 2675 Slauson Avenue. The Huntington Park Municipal Code expressly permits required parking for nonresidential uses to be located within off-site parking facilities located within 500 feet of the use served.

The proposed Ancillary Parking Facility is located approximately 175 feet from the Medical Office Building and therefore satisfies the Code’s distance requirements for required off-site parking.
ii. The Ancillary Parking Facility is not proposed as an independent commercial parking operation or public parking lot. Rather, it functions solely as ancillary parking supporting a permitted medical office use. The facility will be used primarily for employee parking, thereby preserving parking opportunities closer to the Medical Office Building for patients and visitors. As such, the Ancillary Parking Facility operates as an extension of the Medical Office Building and directly supports compliance with the City’s parking requirements. iii. To the extent questions exist regarding whether a surface parking lot qualifies as a parking structure under the Code, the proposed use is less intensive than a multilevel parking structure, which the Code expressly contemplates through the CUP process. The proposed project includes paving, striping, lighting, landscaping, fencing, controlled access, security features, and related site improvements associated with a developed parking facility. Accordingly, approval of the Ancillary Parking Facility is consistent with both the purpose and structure of the City’s parking regulations.
b. Finding No.2: The proposed use is consistent with the General Plan. i. The proposed Ancillary Parking Facility is consistent with the General Plan because it supports a permitted medical office use within the General Commercial land use designation, improves an underutilized commercial property, and provides parking needed to support continued healthcare services along the Slauson Avenue commercial corridor. The project advances General Plan policies encouraging reinvestment in deteriorated or underutilized properties, property maintenance, code compliance, and compatible commercial development. ii. The facility will also improve parking management by directing employee parking to a controlled off-site location, thereby preserving closer on-site and shared parking spaces for patients and visitors. This supports the efficient operation of the Medical Office Building and helps reduce potential parking spillover into surrounding streets or nearby commercial areas.
iii. The proposed facility is also consistent with the City’s adopted Land Use and Housing Elements as the subject property is designated and zoned General Commercial, it is not located within the Medium Density Overlay or any other residential or mixed-use overlay district, nor is it identified as a housing opportunity site in the Housing Element inventory. Accordingly, the project is consistent with 13 the City’s adopted planning framework for the property, whereas residential or mixed-use development would require a future legislative action not currently contemplated by the City’s General Plan, Housing Element, or zoning regulations. iv. The project is also consistent with the surrounding land use pattern. Both 2675 and 2700 Slauson Avenue are designated General Commercial, and the corridor is characterized by commercial, institutional, healthcare, auto-oriented, and parking-related uses. The proposed facility would activate a vacant site with landscaping, lighting, fencing, security, and ongoing maintenance,, while supporting an existing healthcare use and maintaining the commercial character for this portion of Slauson Avenue.
c. Finding No. 3: The approval of the Conditional Use Permit for the proposed use complies with the requirements of the California Environmental Quality Act (CEQA) and the City's Guidelines.
i. The project qualifies for a Class 32 Categorical Exemption under CEQA Guidelines Section 15332 (Infill Development Projects)7
. The project is consistent with the
applicable General Plan and General Commercial zoning designation because it provides required off-site parking for the permitted Medical Office Building located across Slauson Avenue.
ii. The project site is located within City limits and is less than five acres in size. The site is located in a fully urbanized area, was previously developed with a medical office building, and has no value as habitat for endangered, rare, or threatened species.
iii. Approval of the project will not result in significant effects related to traffic, noise, air quality, or water quality. The facility will contain approximately 31 spaces and will be used by AltaMed employees who already travel to the area for work. As a result, the project will not generate a meaningful net increase in trips, noise, or air quality impacts.
iv. The site can also be adequately served by required utilities and public services, as it was previously developed with a commercial medical office use. d. Finding No. 4: The design, location, size and operating characteristics of the proposed use are compatible with the existing and planned future land uses within the general area in which the proposed use is to be located and will not create significant noise, traffic or other conditions or situations that may be objectionable or detrimental to other permitted uses operating nearby or adverse to the public interest, health, safety, convenience or welfare of the City. i. The proposed Ancillary Parking Facility lot will be located on a site measuring approximately 14,271 square feet (less than one-third of an acre) and will be utilized exclusively by AltaMed employees as an Ancillary Parking Facility to the Medical Office Building across the street. The ancillary parking facility will operate during established hours of 6:00 A.M. to 7:00 P.M. and will not introduce late-night activity, hazardous conditions, or incompatible operations. The Ancillary Parking Facility will include a 5’ landscape buffer with planting trees and a 6’ high decorative wrought iron fence, painted to match existing AltaMed facilities. ii. The facility will be properly maintained and monitored through on-site security during operating hours and security cameras, further ensuring site safety and 7 CEQA Guidelines Section 15332.
14 compatibility with adjacent properties. Hence, the design, size, and operating characteristics of the Ancillary Parking Facility will not be detrimental to the public health, safety, and welfare of the City. Conditions of approval have been imposed to ensure that the Ancillary Parking Facility is compatible with surrounding land uses and does not adversely affect public health, safety, convenience, or welfare of the City.
e. Finding No. 5: The subject site is physically suitable for the type and density/intensity of use being proposed.
i. The subject site is physically suitable for the proposed Ancillary Parking Facility due to its size, location, configuration, and proximity to the AltaMed Medical Office Building located across Slauson Avenue. The site is capable of accommodating the proposed parking layout, circulation improvements, landscaping, lighting, fencing, and related operational features associated with the project. The property is also located within an established commercial corridor characterized by parking areas, commercial uses, healthcare-related uses, and auto-oriented development patterns, making the proposed ancillary parking use physically compatible with the surrounding area.
f. Finding No. 6: There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety.
i. A commercial building with proper infrastructure was previously located on the site.

As such, the proposed Ancillary Parking Facility will not interfere with the public right-of-way, nor will it intensify public utilities and services. 1 August 20, 2026
Honorable Mayor and Members of the City Council
City of Huntington Park
6550 Miles Ave
Huntington Park, CA 90255
Submitted electronically via: [email protected]
[email protected]
[email protected]
[email protected]
[email protected]
Re: Request for Approval of CUP No. 2025-08 (AltaMed Ancillary Parking Facility) with New, Supplemental Conditions Proposed by AltaMed
Dear Mayor Martinez, Vice Mayor Sanabria, and Council Members Flores, Macias and Martiz:

Somos Law Group represents AltaMed Health Services Corporation (“AltaMed”), a Federally Qualified Health Center (“FQHC”) and California nonprofit corporation, in connection with the property located at 2700 Slauson Avenue (the “Ancillary Parking Facility”). AltaMed appreciates the City’s reconsideration of this matter at the upcoming de novo hearing on August 25, 2026 regarding the proposed Ancillary Parking Facility under Conditional Use Permit No. 2025-08 (“CUP No. 2025-08”) and submits the following letter in support of its request. After your deliberations at the Council Meeting on December 23, 2025, AltaMed considered the concerns raised by some of you at that time, including your consideration of different potential uses for the site. To concretely address those concerns, AltaMed is proposing four new supplemental conditions which are attached to this letter as Attachment 1.

We hope that the new conditions address your concerns and respectfully request that you approve CUP No. 2025-08 for the following reasons:

1. Adequate parking is crucial for a positive patient and community experience at 2675 Slauson Avenue (the “Medical Office Building”).

2. AltaMed cannot provide the legally required number of parking spaces on site and is therefore required to provide additional spaces off site.

3. The Ancillary Parking Facility constitutes required off-site parking serving a permitted Primary Medical Office use.

4. All six required findings for approval of CUP No. 2025-08 can easily be made. 2 5. The General Plan and Zoning Code permit a parking facility at 2700 Slauson Ave. and permit required parking for the Medical Building at 2675 Slauson Ave. to be provided offsite.

6. The General Plan and Zoning Code do not currently allow residential or mixed use at 2700 Slauson Avenue although AltaMed acknowledges that this could change if the City initiates a General Plan Update or General Plan Amendment.

7. AltaMed is a FQHC, licensed by the Health Resources Services Agency (HRSA) under Section 330 of the Public Health Services Act. AltaMed’s HRSA Approved Scope of Services does not allow AltaMed to develop residential or mixed use projects.

However, the new supplemental conditions outline what AltaMed could do to assist the City if the City decides to study alternative uses on the site.

I. Executive Summary
This letter provides additional information relevant to the City Council's consideration of CUP No. 2025-08. As discussed herein, the proposed Ancillary Parking Facility is necessary to support the parking requirements and ongoing operation of AltaMed's Medical Office Building located at 2675 Slauson Avenue. Due to Code-required improvements to the parking area at the Medical Office Building, AltaMed cannot provide the required number of parking spaces entirely on-site and must provide some of the required parking spaces at an off-site location. Please note that AltaMed believes that the medical office use requires more parking than what the code requires both for a positive patient experience and for the smooth operation of the facility based on their experience with more than fifty facilities throughout Los Angeles and Orange Counties.

The proposed Ancillary Parking Facility is consistent with the Huntington Park Municipal Code, the General Plan, and the existing commercial development pattern along the Slauson Avenue corridor. The record demonstrates that all required findings for approval of CUP No. 2025-08 can be made. These findings are attached to this letter as Attachment 2.

As noted above the subject property is not currently zoned for residential or mixed-use development under the City's General Plan and Zoning Code. As is also noted above, Alta Med acknowledges that the City could take action to change that. While AltaMed's federally approved scope of services as an FQHC does not authorize AltaMed to undertake residential or mixed-use development projects on its own, the new, supplemental conditions outline steps AltaMed can take to assist the City if the City decides to explore alternative uses on the site and provides time for the City to do so. For all of the reasons stated above, the proposed Ancillary Parking Facility is a legally compliant and operationally necessary use of the property that directly supports AltaMed's healthcare services in the Huntington Park community.

New information discovered during the City’s review process further revealed that the Ancillary Parking Facility is necessary to satisfy parking requirements associated with the permitted Medical Office Building and to comply with applicable City standards. As discussed herein, Coderequired accessibility, circulation, landscaping, and parking improvements at the Medical Office Building have resulted in a parking deficit that must be accommodated through offsite parking.

Therefore, the proposed Ancillary Parking Facility not only supports an existing primary healthcare use and improves a vacant, underutilized property, but it also satisfies the Code-required parking obligations for the Medical Office Building. The Ancillary Parking Facility is consistent with the City’s General Plan and zoning regulations, which allow required parking for nonresidential uses to be located at an off-site parking facility, and the established commercial development pattern on Slauson Avenue. For these reasons, AltaMed respectfully requests that CUP 2025-08 for the Ancillary Parking Facility be approved.
3 II. A Few Words About AltaMed
As you are probably aware, AltaMed has been a resource for the residents of Huntington Park for decades. AltaMed first established its presence in the community in 1995 with its Huntington Park Program of All-Inclusive Care for the Elderly (“PACE”) facility at 6330 Rugby Avenue. In 2015, AltaMed expanded its presence in Huntington Park by obtaining a certificate of occupancy for the renovation of an existing 12,393-square-foot retail building at 1900 Slauson Avenue for medical office use. AltaMed subsequently acquired the property and began construction of a new 28,000- square-foot PACE facility, which opened in 2017 following the relocation of its PACE program from Rugby Avenue. In 2021, AltaMed further expanded its Huntington Park presence by acquiring the Crown City Medical Group clinic at 6601 Rugby Avenue, which remains in operation today. Most recently, in November 2025, AltaMed acquired the existing three-story medical office building at 2675 Slauson Avenue and began its interior remodel in January 2026, with the facility anticipated to open in December 2027.

However, you may not be aware that AltaMed is both a California nonprofit corporation and a Federally Qualified Health Center (“FQHC”) under Section 330 of the Public Health Service Act and participates in the Health Center Program administered by the Health Resources and Services Administration (“HRSA”) 1. As such, federal funding comprises the vast majority of AltaMed’s operating budget pursuant to an HRSA-approved scope of project—which defines the service sites, services, providers, service area, and target population included within AltaMed’s federally approved healthcare program2
—to support the healthcare services AltaMed provides to medically underserved and vulnerable populations throughout the region. In fact, AltaMed is one of the nation’s largest FQHCs, operating more than 55 health centers throughout Los Angeles and Orange Counties.

As an FQHC, AltaMed provides essential healthcare services to underserved communities and patients who rely on accessible, community-based medical care. AltaMed treats anyone who requests medical services, whether or not that person is covered by health insurance or able to pay. AltaMed has a clear mission: Patients First Always. Its longstanding presence and continued investment in Huntington Park reflect that commitment to providing accessible healthcare services to the local community. Based om AltaMed’s longstanding history its clear, the services AltaMed provides are a significant benefit to the Huntington Park community.

III. The Ancillary Parking Facility is Crucial for a Positive Patient and Community Experience at 2675 Slauson Avenue and Necessary to Meet the Medical Office Building’s Parking Requirements
AltaMed is expanding and enhancing the services it provides to the residents of Huntington Park, including Saturday medical care for which AltaMed acquired both the Medical Office Building and the Ancillary Parking Facility late last year. An important aspect of the enhanced service will be improved parking. Many of us have experienced the stress of trying to find a parking space when arriving for a medical appointment. The situation is exacerbated for those in wheelchairs or using walkers, crutches, or maneuvering with small children. To its credit, AltaMed is trying to alleviate some of that stress for its patients by providing dedicated employee parking at 2700 Slauson Avenue, which would free up parking spaces closer to the Medical Office Building for patients. 1 HRSA Health Center Program Compliance Manual, Introduction 2 HRSA Health Center Program Compliance Manual, Glossary 4 The Huntington Park Municipal Code ("Code") requires medical office, and clinic uses to provide off-street parking at a ratio of 1 parking space per 300 square feet of gross floor area [HPMC Sec 9-3.804]. Based on the currently identified building area of approximately 32,508 square feet3 ,
the medical office use requires 109 spaces. The proposed Ancillary Parking Facility at 2700 Slauson Avenue would primarily accommodate employee parking, thereby preserving parking closer to the Medical Office Building for patients, seniors, families, and individuals with mobility limitations.

When AltaMed applied for the CUP for the Ancillary Parking Facility, it believed that the Medical Office Building complied with Code. While it did, the parking was legal, but nonconforming. Even then, and though there were significant costs associated with it, AltaMed wanted to improve patient parking at the Medical Office Building, which is why it purchased the 2700 Slauson Avenue parcel and applied for the CUP. However, these improvements have triggered compliance with the current Code. Compliance with Code results in the loss of 19 parking spaces at the Medical Office Building. Those 19 spaces must now be provided through an off-site facility, as there is no room for them on site after meeting code requirements, heightening the need for the Ancillary Parking Facility.

The Code allows off-site parking facilities for nonresidential uses where the required parking is located within 500 feet of the use served, measured along the pedestrian line of travel, subject to applicable approval requirements.4 2700 Slauson Avenue is located approximately 175 feet from the Medical Office Building when measured along the pedestrian line of travel -well within the 500-foot distance allowed by the Code. The facility is not proposed as an independent commercial parking operation or public parking lot; rather, it is intended to function as an extension of the Medical Office Building by providing required employee parking and supporting the Medical Office Building’s compliance with the City’s parking requirements.

The proposed Ancillary Parking Facility also advances the Code’s stated objectives for off-street parking, including reducing congestion on public streets and providing safe, accessible, and wellmaintained parking facilities (HPMC Sec. 9-3.801). By consolidating employee parking at 2700 Slauson Avenue, the facility reduces the potential for employee parking to spill into surrounding neighborhood streets or nearby commercial parking areas while preserving more convenient parking at the Medical Office Building for patients and visitors. The proposed site plan for the Ancillary Parking Facility includes perimeter fencing, landscaping, lighting, and controlled access improvements to provide a managed parking area serving the Medical Office Building. In order to incentivize cycling and carpooling, AltaMed will add one or more bike racks and one or more designated rideshare spaces to its site plan.

Therefore, the proposed Ancillary Parking Facility provides the required off-site parking for AltaMed’s primary permitted Medical Office Building and satisfies the Code-required parking for the Medical Office Building. AltaMed respectfully requests that the City Council approve CUP No. 2025-08.

IV. Existing Land Development Pattern and General Plan Compliance Concerns have also been raised regarding whether 2700 Slauson Avenue should instead be developed for residential purposes and whether the proposed Ancillary Parking Facility is 3 LA County Assessors. 4 HPMC Sec 9-3.809.7.C
5 consistent with the City’s General Plan and zoning regulations. The City’s adopted planning documents, however, indicate that the proposed use is consistent with both the corridor's established land-use pattern and the applicable regulatory framework governing the subject property.
a. Existing Development Pattern
Both properties at 2675 Slauson Avenue and 2700 Slauson Avenue are located at the northernmost area of the City along a commercial corridor stretching from Santa Fe Avenue to South Boyle Avenue/State Street. The entire corridor, including 2675 Slauson Avenue and 2700 Slauson Avenue, has a General Commercial land-use and zoning designation. Overall, the corridor consists of customer-serving uses, auto-oriented uses, and healthcare and publicinstitution uses, each with its own parking facilities. While there are some residential uses directly north and south of Slauson Avenue, there are no residential or mixed-use developments along this commercial corridor. AltaMed’s Medical Office Building and proposed Ancillary Parking Facility are consistent with the existing development pattern.

Surface parking areas already function as a normal and necessary component of the Slauson Avenue commercial corridor, serving commercial, healthcare, institutional, and auto-oriented uses throughout the area. The proposed Ancillary Parking Facility would continue that established development pattern by providing parking that directly supports an existing healthcare use located across the street.

The project would also replace a long-vacant and underutilized parcel with a secured, landscaped, and actively maintained facility, complementing the City’s ongoing Capital Improvement Project (“the Slauson Avenue Congestion Relief Project or CIP”)5 . The CIP has already delivered new
road paving, high-visibility marked crosswalks, and new signals at the intersection nearest to 2700 Slauson Avenue. Consistent with these improvements, the intersection of Slauson and Seville Avenue has no recorded fatalities or severe injury pedestrian or cyclist collisions identified within the last 5.5 years per the California Statewide Integrated Transportation Safety Reporting System (SWITRS)6.

The proposed Ancillary Parking Facility complements this public investment with its own improvements, including paving, striping, fencing, landscaping, controlled access, and ongoing maintenance obligations. Compared to the property’s current condition, the project represents a meaningful physical improvement and activation of the site while remaining compatible with surrounding commercial development.

Importantly, the project does not introduce a new land use pattern to the corridor. Rather, it supports an existing medical office use, serves as off-site parking to meet code requirements, and maintains the commercial character that currently exists along this portion of Slauson Avenue. b. Land Use and Housing Element Compliance: Neither Residential nor Mixed Use Development is Currently Permitted at 2700 Slauson Avenue.

The Ancillary Parking Facility is consistent with the most recent 2023 update to the General Plan Land Use Element (“GPLUE”) and General Plan Housing Element ("GPHE”). The GPLUE serves as the City’s foundational policy framework, guiding the location, intensity, and character of future development to ensure orderly growth, compatible land-use patterns, and targeted growth areas. 5 Capital Improvement Project No: 2019-2. 6 California Statewide Integrated Transportation Safety Reporting System (SWITRS), 2020-2026. 6 AltaMed understands that residential development, mixed use, and other potential development concepts have been discussed as possible alternative uses for the site, and, as noted in the new, proposed supplemental conditions, AltaMed is open to assisting the City in exploring such concepts. At the same time the City’s adopted General Plan, Housing Element, and zoning regulations do not identify 2700 Slauson Avenue as a residential or mixed-use development site.

The property is designated and zoned General Commercial, is not located within a mixed-use or residential overlay, and is not included in the City’s Housing Element sites inventory. Accordingly, residential or mixed-use development is not currently contemplated for the property under the City’s adopted land use and zoning framework. Again, as noted earlier in this letter, should the City decide to study the potential impacts of residential uses on this site and explore its economic feasibility or the feasibility of other commercial uses, AltaMed stands ready to assist the City in the ways that it can do so without jeopardizing its federal license.

The City’s General Plan update and zoning regulations do provide established mechanisms for accommodating residential and mixed-use development in specifically identified areas. For example, the City established specific overlay districts intended to accommodate mixed-use and residential development in designated locations, including the Medium Density Overlay, which permits mixed-use development, including residential uses, on selected General Commercial parcels. Importantly, this overlay is geographically limited to properties along Santa Fe Avenue between Randolph Street and Florence Avenue, with additional development standards that distinguish properties north and south of Clarendon Avenue within that defined overlay area.

Under the City’s adopted zoning map, the subject property at 2700 Slauson Avenue is not within the Medium Density Overlay or any other zoning district or overlay that permits residential or mixed-use development by right. Similarly, parcels outside the designated overlay areas, zoned General Commercial do not permit residential uses. Mixed-use development is currently limited to specifically designated areas, including the Commercial Neighborhood designation, the Downtown Huntington Park Specific Plan (“DTSP”), the Medium Density Overlay, or areas that are rezoned through the Transit-Oriented Development (“TOD”) overlay process.

Similarly, while the GPHE establishes the City’s long-term strategy for accommodating existing and future housing needs and identifies sufficient sites to satisfy the City’s Regional Housing Needs Allocation (“RHNA”) obligations, the City has not identified the subject property as a housing opportunity site. The Housing Element’s site inventory focuses primarily on opportunity sites within the DTSP and on larger properties located near major transit stops that may be suitable for future rezoning14 to facilitate residential development.

A key criterion for these opportunity sites is the parcel size sufficient to accommodate realistic residential densities, with a general target of approximately 50 dwelling units per acre. The City has already identified approximately 36 acres across 36 parcels for potential rezoning to facilitate additional residential development beyond the DTSP area. The property located at 2700 Slauson Avenue is not included among these identified opportunity sites and, at less than approximately one-third of an acre in size, does not meet the City’s stated minimum parcel size criteria for such consideration.

Accordingly, 2700 Slauson Avenue is not a site that the City has designated, planned, or relied upon for residential or mixed-use development. The proposed Ancillary Parking Facility is therefore consistent with the property’s General Commercial designation, the surrounding commercial corridor, and the City’s adopted planning framework. To the extent the City determines that a residential, mixed-use, or other alternative development concept would be appropriate for 7 2700 Slauson Avenue, the City could consider initiating the appropriate planning process to establish a land use designation and zoning framework that would allow such a use.

In the interim, the proposed Ancillary Parking Facility is consistent with the property’s existing General Commercial designation, the established development pattern along the Slauson Avenue corridor, and the City’s currently adopted planning framework. For that reason, approving CUP No. 2025-08 for the new, shorter four -year term allows AltaMed to maintain the Ancillary Parking Facility necessary to support the Medical Office Building while providing time for the City to consider future long-term land use and zoning changes to further facilitate alternative development concepts along the Slauson corridor. The new, supplemental conditions also allow AltaMed time to determine whether other feasible and Code compliant options exist for off-site parking and of extreme importance, ensures that the new facility can open on time.

V. The Ancillary Parking Facility Complies with All Required Findings for Approval of a CUP in the Commercial General Zone
Each of the six required findings necessary for approval of CUP No. 2025-08 can be readily made.

Each finding and the rationale for making it is provided on Attachment 2, attached to this letter.

In addition to the land use, operational, and parking considerations discussed above, AltaMed’s operations are governed by a federal regulatory framework applicable to FQHCs. These federal requirements further inform the operational limitations, service obligations, and healthcare-related functions associated with the Medical Office Building and Ancillary Parking Facility. I've prepared a separate letter to the City Attorney (and copied you) on this legal issue.

VI. Consequences of Denial of CUP 2025-08
Denial of the CUP No. 2025-08 would not resolve the parking deficit associated with the Medical Office Building. AltaMed would still be required to satisfy the City’s parking requirements but would be forced to identify another off-site location which may not exist within the required 500-foot radius, potentially restarting the entitlement process and delay the opening and operation of needed healthcare services at 2675 Slauson Avenue.

Denial would also leave 2700 Slauson Avenue vacant, unimproved, and underutilized, rather than allowing AltaMed to invest in landscaping, lighting, fencing, security, maintenance, and ongoing site management. The proposed Ancillary Parking Facility would convert the property into an actively maintained support use that benefits the Medical Office Building and improves conditions along this portion of Slauson Avenue.

Without the Ancillary Parking Facility, employee parking could shift onto surrounding streets or nearby commercial parking areas, increasing parking pressures in the vicinity, and reducing parking availability for patients and visitors. Approval would provide a practical, code-compliant parking solution that supports AltaMed’s healthcare operations, improves the patient experience, and activates a currently vacant property.

For these reasons, denial would create delay, uncertainty, and additional burden without advancing a more viable use of the property under the City’s current General Plan, Housing Element or zoning framework.
8 VII. AltaMed’s Proposed Supplemental Conditions to Support the Approval of CUP 2025-08
As stated above, the proposed Ancillary Parking Facility is consistent with the property’s existing General Commercial designation, the established development pattern along the Slauson Avenue corridor, and the City’s currently adopted General Plan. However, during the December23, 2025, City CouncilHearing, the Council raised concerns regarding the proposed use and the best use of the property. For those reasons, AltaMed has included four (4) supplemental Conditions of approval for the City’s consideration that aim to address the City’s concerns and further support the approval of CUP No. 2025-08.

These Conditions balance the City’s long-term planning goals and AltaMed's operational parking needs by preserving the Ancillary Parking Facility, while allowing limited community use of the site, and accommodating a shortened four-year CUP term to facilitate evaluation of future redevelopment opportunities. See Attachment 1 for the proposed Conditions.

VIII. AltaMed Reiterates Its Request That You Approve CUP 2025-08 The record before the City Council demonstrates that the proposed Ancillary Parking Facility satisfies the required findings for approval of Conditional Use Permit 2025-08. The project is consistent with the Huntington Park Municipal Code, applicable General Plan policies, and the surrounding commercial development pattern along the Slauson Avenue corridor.

The proposed Ancillary Parking Facility provides secure employee parking for AltaMed’s Medical Office Building, improves patient access, and provides meaningful community benefits through the activation, maintenance, and ongoing management of a currently underutilized property. The new information provided to the City Council that the Ancillary Parking Facility provides required parking for the Medical Office Building clarifies the operational necessity of the project.

Additionally, the federal regulatory framework governing AltaMed’s healthcare operations as a Federally Qualified Health Center prevents it from developing housing or mixed-use projects.

As conditioned, the Proposed Ancillary Parking Facility includes operational, maintenance, landscaping, lighting, security, and site management measures intended to ensure compatibility with surrounding uses and continued compliance with applicable City requirements.

For these reasons, AltaMed respectfully requests that the City Council approve Conditional Use Permit No. 2025-08 including the four new conditions on Attachment 1.

Thank you for your consideration of AltaMed’s request.

Sincerely,
Alfred Fraijo Jr.

Partner
213.592.2966 direct [email protected]
9 Cc: City Manager Ricardo Reyes, [email protected]
City Attorney Andrew Sarega, [email protected]
Community Development Director Louis Morales, [email protected] City Clerk Eduardo Sarmiento [email protected]
City Prosecutor Eric Markus, [email protected]
10 Attachment 1

PROPOSED ADDITIONAL DRAFT CONDITIONS
Condition No. 1 – Permit Term and Periodic Evaluation.

Consistent with Condition No. 3, AltaMed is amenable to shortening the term of the Conditional Use Permit to four (4) years. The four-year (4) term is intended to provide a reasonable period for AltaMed to assist the City’s efforts in considering and studying long-term use and zoning changes necessary to further facilitate alternative development concepts for the ancillary parking site including the studying of potential impacts of residential uses and the exploration of the economic feasibility of other commercial or mixed uses as identified or recommended by the City.

Concurrently, AltaMed will explore the feasibility of an alternative location for the parking facility that complies with Huntington Park Municipal Code Section 9-3.809.7. C.

Following the initial evaluation period outlined in Condition No.3, the City may choose to extend the exploration phase through the end of the four-year term. However, if the evaluation does not identify a feasible land use or zoning mechanism to facilitate development, alternative development concepts, or an alternative location for the ancillary parking facility during the initial exploration phase, AltaMed shall continue to operate under the Conditional Use Permit for the remainder of its term. In the alternative, if an appropriate zoning mechanism and mutually supported alternative development concept is identified, the City shall initiate the appropriate CEQA compliance and entitlement processes for its preferred redevelopment concept alternative.

Based on a preliminary entitlement schedule, AltaMed acknowledges that implementation of a potential alternative development concept may require discretionary or legislative approvals, including, but not limited to, a General Plan Amendment, Zone Change, Conditional Use Permit, could require approximately up to four (4) years to complete, inclusive of the initial exploration phase outlined in Condition No.3. Accordingly, the proposed four-year (4) permit term provides a reasonable period for AltaMed to assist the City through the following activities, should the City decide to explore the long-term use of the Site and any zoning or other land use changes necessary to facilitate alternative development concepts. Such support may include, facilitating introductions to appropriate developers, and if a feasible alternative is identified, providing reasonable assistance in further considering such concepts or proposals to the extent legally required and legally permissible under AltaMed’s HRSA-approved scope of project, and without jeopardizing its federal license during the term of the Conditional Use Permit.

Condition No. 2 – Interim Community Use of the Ancillary Parking Facility.

When not required to serve the employee parking needs of the AltaMed medical facility, the ancillary parking lot may be made available for temporary community-serving activities subject to the mutual written consent of both the City of Huntington Park and AltaMed and all applicable City approvals and operational requirements. Such activities may include, but are not limited to, farmers markets, community events, holiday parking, civic functions, or other public-benefit uses determined appropriate by the City, provided such uses do not interfere with the employee parking needs of the medical facility or otherwise conflict with applicable regulations. 11 The City shall submit a written request to utilize the ancillary parking facility for an eligible community-serving activity. AltaMed shall review each request in good faith, taking into consideration the operational needs of the medical facility public safety, and scheduling conflicts.

Use of the parking facility for any such event shall require the prior written approval of both the City and AltaMed and shall comply with all applicable laws, permits, and operational requirements.

Community use of the site shall be limited to no more than twelve (12) events per calendar year and must be held during the weekend, unless otherwise agreed to in writing by both parties.

Condition No. 3 – Evaluation of Future Site Development and Long-Term Parking Solution.

During the term of the Conditional Use Permit, should the City decide to explore the long-term use of the Site and any zoning or other land use changes necessary to facilitate alternative development concepts, AltaMed may assist though the following activities: facilitating introductions to appropriate developers, meeting with potential developers, and providing other reasonable assistance as appropriate to the extent such assistance is legally required or legally permissible under AltaMed’s HRSA-approved scope of project and does not jeopardize AltaMed’s federal license during the term of the Conditional Use Permit. Concurrently, AltaMed will explore the feasibility of an alternative location for the ancillary parking facility that adequately serves the medical facility and complies with Huntington Park Municipal Code Section. 9-3.809.7. C., location requirements.

In support of the City’s evaluation of potential development opportunities for the site, AltaMed shall consider and provide reasonable input and assistance as the City explores alternative project concepts – within the legal boundaries of HRSA-approved scope of project requirements (Section 330 of the Public Health Service Act) – as identified or recommended by the City, including concepts discussed at the December 23, 2025, City Council hearing, such as mixeduse, affordable residential, or commercial uses, to the extent such concepts are identified or recommended by the City during the evaluation period or the Public Hearing on August 25. 2026.

Following the August 25, 2026, Public Hearing, AltaMed shall:
• Meet with City staff within ninety (90) days to discuss the alternative development concepts proposed by the City as well as build out a formal schedule based on proposed development concepts; and
• Through January 31, 2027, identify one or more developers to assist the City in evaluating the feasibility of potential alternative development concepts identified or recommended by the City during the ninety (90) day period.

Beginning February 1, 2027, AltaMed shall meet no less than once quarterly for a period of eighteen (18) to twenty-four (24) months to provide updates regarding its evaluation of alternative development concepts and progress towards applicable project milestones curated during the initial 90-day period as well as AltaMed’s efforts to identify an alternative parking location. The quarterly meetings shall provide an opportunity for AltaMed to receive additional input or recommendations from the City regarding the foregoing matters.

Condition No.4 – Voluntary Bicycle Parking and Rideshare Accommodations Although not required under the Huntington Park Municipal Code, AltaMed is amenable to incorporating one or more bicycle parking racks and one or more dedicated rideshare spaces into the final design of the Ancillary Parking Facility, to further add community benefit and support multi-modal access to the medical facility.
12 Attachment 2
a. Finding No. 1: The proposed use is conditionally permitted within, and would not impair the integrity and character of, the subject zoning district and complies with all the applicable provisions of the Municipal Code.
i. The proposed Ancillary Parking Facility is properly before the City Council through CUP No. 2025-08 and serves as required off-site parking for AltaMed’s permitted Medical Office Building use located at 2675 Slauson Avenue. The Huntington Park Municipal Code expressly permits required parking for nonresidential uses to be located within off-site parking facilities located within 500 feet of the use served.

The proposed Ancillary Parking Facility is located approximately 175 feet from the Medical Office Building and therefore satisfies the Code’s distance requirements for required off-site parking.
ii. The Ancillary Parking Facility is not proposed as an independent commercial parking operation or public parking lot. Rather, it functions solely as ancillary parking supporting a permitted medical office use. The facility will be used primarily for employee parking, thereby preserving parking opportunities closer to the Medical Office Building for patients and visitors. As such, the Ancillary Parking Facility operates as an extension of the Medical Office Building and directly supports compliance with the City’s parking requirements. iii. To the extent questions exist regarding whether a surface parking lot qualifies as a parking structure under the Code, the proposed use is less intensive than a multilevel parking structure, which the Code expressly contemplates through the CUP process. The proposed project includes paving, striping, lighting, landscaping, fencing, controlled access, security features, and related site improvements associated with a developed parking facility. Accordingly, approval of the Ancillary Parking Facility is consistent with both the purpose and structure of the City’s parking regulations.
b. Finding No.2: The proposed use is consistent with the General Plan. i. The proposed Ancillary Parking Facility is consistent with the General Plan because it supports a permitted medical office use within the General Commercial land use designation, improves an underutilized commercial property, and provides parking needed to support continued healthcare services along the Slauson Avenue commercial corridor. The project advances General Plan policies encouraging reinvestment in deteriorated or underutilized properties, property maintenance, code compliance, and compatible commercial development. ii. The facility will also improve parking management by directing employee parking to a controlled off-site location, thereby preserving closer on-site and shared parking spaces for patients and visitors. This supports the efficient operation of the Medical Office Building and helps reduce potential parking spillover into surrounding streets or nearby commercial areas.
iii. The proposed facility is also consistent with the City’s adopted Land Use and Housing Elements as the subject property is designated and zoned General Commercial, it is not located within the Medium Density Overlay or any other residential or mixed-use overlay district, nor is it identified as a housing opportunity site in the Housing Element inventory. Accordingly, the project is consistent with 13 the City’s adopted planning framework for the property, whereas residential or mixed-use development would require a future legislative action not currently contemplated by the City’s General Plan, Housing Element, or zoning regulations. iv. The project is also consistent with the surrounding land use pattern. Both 2675 and 2700 Slauson Avenue are designated General Commercial, and the corridor is characterized by commercial, institutional, healthcare, auto-oriented, and parking-related uses. The proposed facility would activate a vacant site with landscaping, lighting, fencing, security, and ongoing maintenance,, while supporting an existing healthcare use and maintaining the commercial character for this portion of Slauson Avenue.
c. Finding No. 3: The approval of the Conditional Use Permit for the proposed use complies with the requirements of the California Environmental Quality Act (CEQA) and the City's Guidelines.
i. The project qualifies for a Class 32 Categorical Exemption under CEQA Guidelines Section 15332 (Infill Development Projects)7
. The project is consistent with the
applicable General Plan and General Commercial zoning designation because it provides required off-site parking for the permitted Medical Office Building located across Slauson Avenue.
ii. The project site is located within City limits and is less than five acres in size. The site is located in a fully urbanized area, was previously developed with a medical office building, and has no value as habitat for endangered, rare, or threatened species.
iii. Approval of the project will not result in significant effects related to traffic, noise, air quality, or water quality. The facility will contain approximately 31 spaces and will be used by AltaMed employees who already travel to the area for work. As a result, the project will not generate a meaningful net increase in trips, noise, or air quality impacts.
iv. The site can also be adequately served by required utilities and public services, as it was previously developed with a commercial medical office use. d. Finding No. 4: The design, location, size and operating characteristics of the proposed use are compatible with the existing and planned future land uses within the general area in which the proposed use is to be located and will not create significant noise, traffic or other conditions or situations that may be objectionable or detrimental to other permitted uses operating nearby or adverse to the public interest, health, safety, convenience or welfare of the City. i. The proposed Ancillary Parking Facility lot will be located on a site measuring approximately 14,271 square feet (less than one-third of an acre) and will be utilized exclusively by AltaMed employees as an Ancillary Parking Facility to the Medical Office Building across the street. The ancillary parking facility will operate during established hours of 6:00 A.M. to 7:00 P.M. and will not introduce late-night activity, hazardous conditions, or incompatible operations. The Ancillary Parking Facility will include a 5’ landscape buffer with planting trees and a 6’ high decorative wrought iron fence, painted to match existing AltaMed facilities. ii. The facility will be properly maintained and monitored through on-site security during operating hours and security cameras, further ensuring site safety and 7 CEQA Guidelines Section 15332.
14 compatibility with adjacent properties. Hence, the design, size, and operating characteristics of the Ancillary Parking Facility will not be detrimental to the public health, safety, and welfare of the City. Conditions of approval have been imposed to ensure that the Ancillary Parking Facility is compatible with surrounding land uses and does not adversely affect public health, safety, convenience, or welfare of the City.
e. Finding No. 5: The subject site is physically suitable for the type and density/intensity of use being proposed.
i. The subject site is physically suitable for the proposed Ancillary Parking Facility due to its size, location, configuration, and proximity to the AltaMed Medical Office Building located across Slauson Avenue. The site is capable of accommodating the proposed parking layout, circulation improvements, landscaping, lighting, fencing, and related operational features associated with the project. The property is also located within an established commercial corridor characterized by parking areas, commercial uses, healthcare-related uses, and auto-oriented development patterns, making the proposed ancillary parking use physically compatible with the surrounding area.
f. Finding No. 6: There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety.
i. A commercial building with proper infrastructure was previously located on the site.

As such, the proposed Ancillary Parking Facility will not interfere with the public right-of-way, nor will it intensify public utilities and services.