Monterey Park City Council
June 17, 2026

DENSITY BONUS
The Project includes a Density Bonus request pursuant to California State Density Bonus Law, which is intended to incentivize the development of affordable housing by allowing qualifying projects to receive development concessions, waivers, parking relief, and other development incentives in exchange for the provision of affordable units.

As discussed in the Zoning Regulation Interpretation, the proposed residential density was evaluated using the residential intensity assumptions contained in the Housing Element’s mixed-use and opportunity-site planning policies, as well as the related P-D provisions of Chapter 21.15 of the MPMC. In addition, Zoning Regulation Interpretation further concluded that the S-P framework does not establish a standalone dwelling-units-per-acre standard applicable to this Project type and that residential intensity is instead evaluated through the integrated application of FAR and building envelope controls, parking and circulation standards, open-space organization, landscaping and buffering requirements, Site Development Plan standards, and related mixed-use and planned-development concepts reflected in the MPMC, General Plan, and Housing Element.

The Project proposes eight affordable dwelling units, representing approximately five percent of the total 159 units, designated for purchase by very low-income households. According to California’s Department of Housing and Community Development (“HCD”), the 2025 very low- income threshold for a four-person household in Los Angeles County is an annual income of $75,750. These affordable units are integrated throughout the development and are located along Potrero Grande Drive.

MPMC Chapter 21.18 (Affordable Housing Incentives – Density Bonus) requires the City to implement and apply State Density Bonus Law to qualifying residential developments that include affordable housing units. Under California law, a project providing the requisite percentage of affordable units may also qualify for concessions, incentives, and waivers, and parking ratios provided under Government Code § 65915(p).

Pursuant to Density Bonus Law, the City must grant qualifying concessions and waivers unless specific findings can be made in support of denial. Although the Project does not seek an increase in the number of residential units through a density bonus, the Applicant requests Density Bonus Law entitlements associated with the provision of affordable units, including waivers and application of the parking standards set forth in Government Code section 65915(p).

The Applicant requested application of the parking standards in Government Code § 65915(p), including with respect to residential guest parking and has submitted a parking analysis concluding that the Project satisfies the requirements of that provision. The Applicant’s requested Density Bonus Law entitlements, parking analysis, and supporting calculations are included in the Project application materials and administrative record. Staff has not identified substantial evidence supporting any of the statutory grounds for denial of the requested Density Bonus Law entitlements under Government Code § 65915.

VESTING TENTATIVE MAP
The Applicant is seeking approval of a Map to allow separate ownership for each dwelling unit.

Condominium ownership allows separate ownership of each residential unit together with shared ownership interests in the common areas. Condominium owners are mutually responsible for the maintenance of the structures and landscaping.

As discussed in the Zoning Regulation Interpretation, the Project is regulated through integrated zoning, site design, circulation, parking, landscaping, buffering, Site Development Plan, and planned development standards established by the MPMC, GP, and HE.

Accordingly, the proposed Vesting Tentative Map is consistent with the interpreted S-P framework and the applicable provisions of the MPMC, General Plan, and Housing Element.

The Map and associated plans were reviewed by the Public Works Department, Fire Department, and other applicable agencies, which recommended conditions of approval.

Pursuant to MPMC Chapter 20.10, the Applicant is required to submit a final map within 24 months of approval of the Vesting Tentative Map. The final map will be reviewed for substantial conformance with the approved Vesting Tentative Map.

COMMUNITY OUTREACH
The Applicant conducted two community outreach meetings for the Project on March 28, 2026, at the Sierra Vista Park Community Center and on April 20, 2026, at the George Elder Park Community Room. Notices for the meetings were mailed to surrounding property owners within 500 feet of the Project Site for the March meeting and within 1,500 feet for the April meeting. Based on the submitted sign-in sheets (Attachment 6), attendance at the meetings was eight and nine attendees, respectively.

Key topics and comments discussed during the meetings included traffic and congestion concerns, development within Saturn Park, affordable housing, recreational amenities, open space design, school district disclosure, urban and walkable design, bicycle accommodations, the proposed number of units, landscaping recommendations, and trash service.

LEGAL NOTIFICATION
The legal notice of this hearing was published in the Monterey Park Press on June 4, 2026, with affidavits of posting on file. The legal notice was also posted at City Hall, Monterey Park Bruggemeyer Library and Langley Center, and mailed to 48 property owners within a 500-foot radius of the property in accordance with Government Code sections 65090 and 65091.

Strategic Plan Goal:

The Project satisfies the 2025-26 Strategic Plan Goal to “Strengthen our local economy and enhance housing opportunities” by achieving the goals and programs set forth in the City’s General Plan, reducing barriers to encourage housing development, and supporting economic growth in the City.

Fiscal Impact:

Approval of the Project may increase City revenues through higher property tax, sales tax, business license tax, and development-related fee revenues associated with the construction

and occupancy of the units. The exact fiscal impact is unknown and cannot be reliably quantified at this time.

Attachments:

1. Resolution No. XX-XX with Exhibit A (Recommended Conditions of Approval) and Exhibit B (Site Development Plan)

2. Zoning Regulation Interpretation

3. Link to the June 2, 2026 Planning Commission meeting

4. Architectural Plans

5. AB 130 Forms

6. Community Outreach_Redacted

7. Traffic Study

8. Project Applications

9. Notice of Exemption

ATTACHMENT 1
Resolution No. XXXX with Exhibit A
(Recommended Conditions of Approval) and
Exhibit B (Site Development Plan)

RESOLUTION NO. _

A RESOLUTION OF THE MONTEREY PARK CITY COUNCIL
APPROVING A 159-UNIT CONDOMINIUM DEVELOPMENT,

INCLUDING EIGHT LIVE/WORK UNITS AND EIGHT VERY LOW -
INCOME AFFORDABLE UNITS AT 601 POTRERO GRANDE DRIVE
AND 2100 SATURN STREET (ASSESSOR’S PARCEL NUMBERS 5265- 025-055, 056 AND 058)

BE IT RESOLVED by the Council of the City of Monterey Park as follows:

SECTION 1: The City Council finds and declares that:

A. The State of California has identified housing production as a critical statewide priority, and the City is required to accommodate its assigned housing allocation through the Regional Housing Needs Assessment (“RHNA”) process;

B. On July 21 , 202 5, the Olson Company (the “Applicant”) , represented by Steve Armanino, submitted applications requesting approval of Site Development Plan No. 25-131 (“DRB-25-131”), Density Bonus DRB-26-067, and Vesting Tentative Map No. 84935 (“TM-26-03”), to allow a 159-unit condominium development, including eight live/work units and eight very low -income affordable units (the “Project”) at 601 Potrero Grande Drive and 2100 Saturn Street (the “Project Site”);

C. The City Planner reviewed the Project pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq. “CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Regs. §§ 15000, et seq., the “CEQA Guidelines”) and determined that additional environmental review is not required for the Project pursuant to Public Resources Code § 21080.66. The City Planner further determined that the Project satisfies the requirements of that section;

D. Public Resources Code § 21080.66, added by Assembly Bill 130, became effective in July 2025, to streamline the CEQA review process for qualifying housing projects. The City determined that the Project qualifies for this statutory exemption; accordingly, technical studies, including air quality and noise analyses, were not required .

Furthermore, based on the approved application, administrative record, and AB 130 Eligibility Checklist (Attachment 5), the City determined that the Project satisfies the applicable eligibility requirements of Public Resources Code § 21080.66. Specifically, the Project is less than 20 acres, located within an urbanized area, qualifies as an infill development, is not located within a statutorily excluded area, and does not require the demolition of a historic structure;

E. On June 2, 2026, the Planning Commission conducted a duly noticed public hearing to assess the proposed Project, considered all oral and written evidence, and adopted Resolution No. 03-26 recommending that the City Council adopt this Resolution;

F. The City Planner reviewed the Project and noticed a public hearing regarding the

proposed Project, before the City Council on June 17, 2026. Notice of the hearing on the proposed Project was duly given as required by law.

G. On June 17 , 2026, the City Council held a public hearing to receive public testimony and other evidence regarding the proposed Project, including, without limitation, information provided to the City Council by City staff and public testimony; and

H. This Resolution and its findings are made based upon the testimony and evidence presented to the City Council at its June 17, 2026, hearing, including, without limitation, the staff report submitted by the City Planner, the administrative record, and all written and oral evidence received by the City Council.

SECTION 2: Factual Findings and Conclusions. The City Council finds that the following facts exist and makes the following conclusions:

A. The Applicant is requesting approval of DRB-25-131, Density Bonus DRB-26-067, and TM-26-03, to allow a 159 -unit condominium development, including eight live/work units and eight very low-income affordable units;

B. The Project Site is located within the Saturn Park Innovation/Technology (“S-P”) Zone and is designated as Innovation/Technology in the Land Use and Urban Design Element (“LUE”);

C. The Housing Element (“HE”) contemplates mixed-use and opportunity-site residential development at intensities comparable to the Project and includes policies encouraging housing production and affordable housing (HE Policies 3.1, 1.3.9, 4.1).

D. Ambiguity exists regarding how residential intensity and development standards apply to live/work developments within the S-P Zone and the City Planner issued an Interpretation concluding that the S -P framework does not establish a standalone residential density standard applicable to the Project and that residential intensity is evaluated through the integrated application of development standards reflected in the Monterey Park Municipal Code (“MPMC”), General Plan, Housing Element, and applicable state housing laws;

E. The Project Site measures approximately 8.0 acres (349,000 square feet) and is located at the north side of Potrero Grande Drive and is accessed from Atlas Avenue to the west, Saturn Street to the north, and Potrero Grande to the south; and

F. Surrounding properties are vacant or underutilized office and warehouse buildings, and the Project Site is improved with two separate vacant office buildings, one measuring approximately 30,000 square feet and the other approximately 160,000 square feet, as well as associated parking lots and landscaping.

SECTION 3: Environmental Assessment. Pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq. “CEQA”) and the regulations promulgated

thereunder (14 Cal. Code of Regs. §§ 15000, et seq., the “CEQA Guidelines”), the City has reviewed the proposed Project and determined that additional environmental review is not required for the Project pursuant to Public Resources Code § 21080.66. The City has further determined that the Project satisfies the eligibility requirements of that section. If approved, the City will file a Notice of Exemption as required under Public Resources Code §§ 21008, 21152.

SECTION 4: General Plan and Zoning. The Project conforms to the City's General Plan, and Title 21 (Zoning) of the MPMC, including, without limitation, as follows:

A. Housing Element Policy 3.1 – Encourage a wide range of housing types, prices, and ownership forms.

B. Housing Element Policy 3.9 – Encourage housing constructed expressly for lower and moderate-income households (including extremely low -income households) to be located throughout the City.

C. Housing Element Policy 4.1 – Encourage use of density bonuses and provide other regulatory concessions and incentives to facilitate affordable housing development.

D. Land Use and Urban Design Element Policy 1.1 – Ensure zoning regulations provide flexibility regarding allowed uses.

E. Land Use and Urban Design Element Policy 3.2 – Diversify housing options with the goal of establishing new opportunities for persons of varied incomes, ages, lifestyles, interests, and family needs – providing for aging in place and multi -generational cohabitation.

F. Land Use and Urban Design Element Policy 25.1 – Ensure that zoning regulations applicable to Saturn Park permit the range of uses necessary to achieve land use goals, including prohibition on uses involving the storage and use of hazardous materials having a Class 4 ranking (UFC Standard 79 -3 or succeed ing ranking). Prohibit uses that conflict with the goals.

G. Land Use and Urban Design Element Policy 25.3 – Create a distinct physical identity for the Saturn Park district.

H. MPMC §21.14.010 – Provide for the development of integrated professional, office, mixed-use, live/work, and limited commercial areas that exhibit a diversity of business activity from both revenue and service quality standpoints, and which are compatible and responsive to abutting land uses, including residential developments.

I. MPMC – Sections 21.02.090 and 21.02.120 provide the framework for implementing the General Plan through the Zoning Code, permitting residential and mixed -use development when allowed by the General Plan, and authorizing the City Planner to interpret zoning regulations where ambiguity exists and to set forth in writing the pertinent facts, findings, and interpretations. In applying the Saturn Park

Innovation/Technology (“S-P”) Zone provisions, the City Planner considered the S-P Zone standards, applicable General Plan and Housing Element provisions, MPMC Chapter 21.15 (Planned Development District Zone) mixed -use concepts, and Site Development Plan and site -design standards governing circulation, open space organization, landscaping, buffering and overall project layout. Therefore, the Project conforms to the MPMC by:

1. Stimulating quality development which exhibits excellence in design, architecture, and site amenities;

2. Integrating uses where more than one use is to be accommodated in a development project;

3. Achieving a level of protection of adjacent uses, where necessary, similar to that afforded by conventional site development standards; and

4. Creating ways of developing difficult properties because of their unusual size, configuration or surrounding conditions.

SECTION 5: Incorporation of Site Development Plan (Exhibit “B”). In accordance with MPMC § 21.14.180, a Site Development Plan is required for the proposed live/work development. The Site Development Plan is further subject to the design review requirements in MPMC § 21.36 (Design Review) regulations.

SECTION 6: Site Development Plan Findings. Pursuant to MPMC § 21.36.060, the City Council finds as follows:

A. The architecture and mass of new buildings and structures and modifications of existing buildings and structures are compatible and in keeping with the character of the neighborhood and not detrimental to the general welfare of the neighborhood in which they are located.

The Project Site is located within an area traditionally known by City residents as “Saturn Park.” Much of the existing development in the area consists of vacant or underutilized buildings. While the nearest residential neighborhoods are located approximately 400 to 500 feet from the site, the Project’s architecture, scale, and massing are designed to ensure compatibility with the surrounding residential character and to avoid any detriment to the general welfare of those neighborhoods.

The Project is organized as a collection of multiple residential buildings ranging from triplexes to 13 -unit buildings. Building heights are limited to two and three stories, which are consistent with the scale of traditional residential neighborhoods. In addition, the Project is designed as a gated community featuring internal drive aisles, landscaped open spaces, and pedestrian-oriented amenities for residents. The inclusion of live/work units along one primary street frontage further supports a mixed -use development pattern while maintaining compatibility with surrounding development.

The Project also reflects the existing character of the broader Saturn Park area in that there are established pattern s of residential neighborhoods adjoining office and commercial uses along the northern and western portions of Saturn Park. Similarly, the Project will be situated adjacent to existing office buildings while maintaining an appropriate transition to nearby residential areas.

B. The design and architecture reflects community design objectives ; enhances the surrounding environment; and harmonizes with its surroundings.

The Project’s design and architecture reflect the community design objectives by incorporating a high -quality live/work environment that promotes compatibility, functionality, and neighborhood character. The proposed buildings utilize Spanish architectural style, pedestrian -oriented elements, and cohesive architectural detailing that are consistent throughout the Project and provide an aesthetic commonly found within traditional neighborhoods.

The Project is designed to enhance the surrounding environment by transforming an area characterized by vacant and underutilized buildings into a well-planned residential and live -work development. The Project will introduce housing and commercial opportunities, amenities, landscaping, and architectural improvements that will contribute to the visual quality and functionality of the area.

C. The landscaping provides a visually pleasing setting for structures on the site.

The proposed development includes significant amounts of landscaped open space around the perimeter and between the buildings on the property, including a community park measuring 13,000 square feet and an 8,000 -square-foot “linear” park. The conceptual planting plan indicates that 208 trees will be planted around the property and as well as shrubs and ground cover. Trees will be planted along the street frontages and on either side of the drive aisles.

D. The design, quality, and location of signs are consistent with the character and scale of the structures to which they are attached and are visually harmonious with surrounding development.

The Project includes limited signage associated with development entrances, internal wayfinding, and the proposed live/work units . The proposal includes eight live/work units that may include signage associated with the approved live/work use. Such signage is expected to be limited in scale and designed to serve wayfinding and identification functions. Any permanent signage will require City approval.

SECTION 7: Tentative Map Findings. Pursuant to MPMC § 20.04.070, the City Council finds as follows:

A. Consistent with the Monterey Park General Plan;

The subdivision is consistent with the Monterey Park General Plan as stated in Section 4 of this Resolution.

B. Consistent with any applicable specific plan or planned development;

The subdivision is not located within any specific plan or planned development .

As discussed in the Zoning Regulation Interpretation, the City Planner considered mixed-use and planned -development concepts reflected in MPMC Chapter 21.15 when evaluating the Project. Accordingly, the absence of a specific plan or planned development does not create an inconsistency with this finding.

C. Consistent with the provisions of the MPMC section 20.04.070; The subdivision is consistent with MPMC Section 20.04.070 because it complies with the provisions and intent of the MPMC as a whole, including the zoning, Site Development Plan, and development standards applicable to the Project, including the interpreted S -P framework discussed in Section 4 of this Resolution.

D. In the interest of public health and safety; and

The subdivision is in the interest of public health and safety in that, the Project is not detrimental to the surrounding land uses as it provides an appropriate visual appearance and contributes to the City’s housing stock. Further, the Project Site will be fully served by all utilities.

E. A necessary prerequisite to the orderly development of the surrounding area.

The Project is a necessary prerequisite to the orderly development of the surrounding area because it facilitates the development of an area currently occupied by underutilized or vacant office buildings and prevents long -term blight conditions. The redevelopment of a section of this area with live/work and residential uses will strengthen the long-term viability of the area by introducing needed housing in a location already served by existing infrastructure, streets, and surrounding urban development.

In addition, the Project advances important housing objectives. The State of California has identified housing production as a critical statewide priority, and the City is required to accommodate its assigned housing allocation through the Regional Housing Needs Assessment (“RHNA”) process. The Housing Element contemplates mixed -use and opportunity-site residential development at residential intensities comparable to the Project and includes policies encouraging housing production and affordable housing . The Project’s location, scale, and residential character are consistent with these objectives and contribute toward the City’s efforts to increase the supply of housing in an appropriate infill location. Accordingly, the Project supports the orderly and plan ned development of the surrounding area while helping the City meet its broader housing obligations and community planning goals.

SECTION 8: Density Bonus Findings. Pursuant to Government Code § 65915 and MPMC Chapter 21.18 (Affordable Housing Incentives – Density Bonus), the City Council finds as follows:

A. Eligibility for Density Bonus Law Entitlements.

1. The Project includes eight affordable dwelling units, representing approximately five percent of the total 159 dwelling units, designated for purchase by very low -income households. Accordingly, the Project qualifies for Density Bonus Law entitlements under Government Code § 65915.

2. The affordable units are integrated within the Project and support applicable HE policies encouraging the production and distribution of affordable housing throughout the City.

3. MPMC Chapter 21.18 requires the City to implement and apply State Density Bonus Law to qualifying residential developments that include affordable housing units.

B. Requested Density Bonus Law Entitlements.

1. The Project does not seek an increase in the number of residential units through a density bonus.

2. The Applicant requests Density Bonus Law entitlements associated with the provision of affordable units, including waivers and application of the parking ratios set forth in Government Code § 65915(p).

C. Parking Ratios Under Government Code § 65915(p).

1. Government Code § 65915(p) establishes maximum vehicular parking ratios that may be required for qualifying Density Bonus developments upon the request of the developer and provides that those statutory parking ratios are inclusive of guest parking.

2. The Applicant requests application of Government Code § 65915(p) to the residential parking requirements applicable to the Project, including residential guest parking, and has submitted a parking analysis concluding that the Project satisfies the parking requirements established by that provision.

3. The Applicant's Density Bonus Law parking analysis, supporting calculations, and related parking materials are included in the Project application materials and administrative record.

D. Basis for Approval.

1. Pursuant to Government Code § 65915, the City must grant qualifying Density Bonus Law entitlements unless one or more statutory grounds for denial can be established.

2. Based upon the application materials, staff report, and administrative record, the City Council finds that substantial evidence does not support any of the statutory grounds for denying the Applicant's requested Density Bonus Law entitlements.

3. Accordingly, the City Council approve s the Applicant's requested Density Bonus Law entitlements, including the parking standards set forth in Government Code § 65915(p).

4. The Applicant's request for application of Government Code § 65915(p), including the supporting parking analysis and calculations, has been considered as part of the administrative record for the Project.

SECTION 9: Approval. Based on the foregoing, the City Council approves Site Development Plan No. 25-131 (“DRB-25-131”), Density Bonus DRB-26-067, and Vesting Tentative Map No. 84935 (“TM-26-03”), subject to the conditions listed in the attached Exhibit “A,” which is incorporated into this Resolution by reference.

SECTION 10: Construction. This Resolution must be broadly construed in order to achieve the purposes stated in this Resolution. It is the City Council’s intent that the provisions of this Resolution be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Resolution.

SECTION 11: Summaries of Information. All summaries of information in the findings, which precede this section, are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.

SECTION 12: Reliance on Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the project. The findings and determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.

SECTION 13: Severability. If any part of this Resolution or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Resolution are severable.

SECTION 14: Preservation. This Resolution does not affect any penalty, forfeiture, or liability incurred before, or prelude prosecution and imposition of penalties for any violation occurring before, this Resolution’s effective date. Any such amended part will remain in full forc e and effect for sustaining action or prosecuting violations occurring before the effective date of this Resolution.

SECTION 15: Limitations. The City Council’s analysis and evaluation of the project is based on the best information currently available. It is inevitable that in evaluating a project that absolute and perfect knowledge of all possible aspects of the project will not exist. One of the

major limitations on analysis of the project is the City Council’s lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations on the City's ability to solve what are in effect regional, state, and national problems and issue s. The City must work within the political framework within which it exists and with the limitations inherent in that framework.

SECTION 1 6: Electronic Signatures . This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.

SECTION 1 7: Effective Date. This Resolution will remain effective until superseded by a subsequent resolution.

SECTION 18: The City Clerk is directed to mail a copy of this Resolution to any other person requesting a copy.

SECTION 19: The Mayor, or presiding officer, is hereby authorized to affix their signature to this Resolution signifying its adoption by the City Council of the City of Monterey Park, and the City Clerk, or her duly appointed deputy, is directed to attest.

PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF MONTEREY PARK THIS 17TH DAY OF JUNE 2026.

Elizabeth Yang, Mayor
ATTEST:
____________________________
Maychelle Yee, City Clerk

APPROVED AS TO FORM:

Karl H. Berger, City Attorney

_________________________________
Joaquin Vazquez, Assistant City Attorney

RESOLUTION NO. ______

Exhibit A

CONDITIONS OF APPROVAL
601 Potrero Grande Drive and 2100 Saturn Street
(the “Subject Property”)

In addition to all applicable provisions of the Monterey Park Municipal Code (“MPMC”), the Olson Company (the “Permittee”), agrees to comply with the following conditions of approval (“Project Conditions”) for Site Development Plan No. 25-131 (“DRB-25-131”), Density Bonus (“DRB-26-067”), and Vesting Tentative Map No. 84935 (“TM-26-03”). Steve Armanino, as an authorized representative and Vice President of The Olson Company, may execute documents and approvals on behalf of the Permittee as required.

Unless the contrary is stated or clearly appears from the context, the construction of words and phrases used in the Project Conditions are the definitions set forth in the MPMC.

STANDARD PROJECT CONDITIONS:

1. The Permittee agrees to indemnify and hold the City harmless from and against any claim, action, damages, costs (including, without limitation, attorney's fees), injuries, or liability, arising from the City’s approval of DRB-25-131, DRB-26-067, and TM-26- 03 except for such loss or damage arising from the City’s sole negligence or willful misconduct. Should the City be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of the City approval of DRB-25-131, DRB-26-067, and TM-26-03, the Permittee agrees to defend the City (at the City’s request and with counsel satisfactory to the City) and will indemnify the City for any judgment rendered against it or any sums paid out in settlement or otherwise. For purposes of this section “the City” includes the City of Monterey Park’s elected officials, appointed officials, officers, and employees. The Permittee's obligations under this condition do not apply to any action or proceeding alleging that the City violated the Permittee's rights or deprived the Permittee of benefits or protections provided by a housing reform law, and nothing in this condition requires the Permittee to indemnify, defend, or hold harmless the City with respect to any such claim.

2. This approval applies only to the project as shown on the plans reviewed and approved by the City Council and on file with the Planning Division. Before the Building Official issues a building permit, the Permittee must submit construction plans demonstrating substantial compli ance with the plans and conditions of approval on file with the Planning and Building and Safety Division and these Project Conditions . Any subsequent modification must be submitted to the Director of Community Development for a deter mination whether additional Planning Commission or City Council review is required.

3. The Subject Property must be developed and used in the manner approved and must be in substantial conformity with the approved plans dated May 21, 2026, unless revisions or additional conditions are specifically required by these Project Conditions.

Any modifications that are not in substantial conformance, as determined by the Director of Community Development, require an amendment to this approval.

4. This approval runs with the land. All rights and obligations of this approval, including the responsibility to comply with the Project Conditions, are binding upon the property owners’ successors in interest. The Project Conditions may be modified, terminated, or abandoned in accordance with applicable law including, without limitation, MPMC § 21.32.170.

5. Any proposed deviations from the Exhibits, Project Description, or Project Conditions must be submitted to the Director of Community Development for review and approval.

Any unapproved deviations from the approved Project will constitute a violation of the approval.

6. When exhibits or written Project Conditions are in conflict, the written Project Conditions prevail.

7. The effectiveness of this Project approval will be suspended for the time period that any Project Condition is appealed whether administratively or as part of a legal action filed in a court of competent jurisdiction. If a court of competent jurisdiction invalidates any Project Condition, the City may review the Project and impose substitute conditions in accordance with applicable law.

8. The Permittee must comply with all requirements of this Resolution, the MPMC, policies and regulations of any California, federal or local agency with jurisdiction over the proposed project, and any other applicable law.

9. Anything which not shown on the approved plans or otherwise not specifically approved as part of this entitlement is not approved. Material errors or omissions in the application materials, plans, or supporting documents may constitute grounds for modification or revocation of this approval in accordance with applicable law.

10. The Permittee must reimburse the City for all attorneys' fees expended by the City that are directly related to the processing of this proposed project. The City will not issue a Final Certificate of Occupancy or other final occupancy approval until all attorneys' fees are paid by the Permittee.

11. The Permittee’s failure to comply with, or breach of, any condition can, in addition to any other civil or criminal action, result in modification or revocation of this approval.

The City may, in accordance with applicable law, undertake action and incur costs to effect compliance. All such costs including, without limitation, attorney’s fees, must be reimbursed by the Permittee or property owners in accordance with applicable law.

12. All conditions of approval must be included in the construction drawings submitted for plan check and on the construction drawings for which a building permit is issued.

13. The Permittee must contact the City Planner, or designee, to arrange any site inspections the City requires to verify compliance the Project Conditions.

14. The Permittee must sign and notarize an affidavit acknowledging acceptance of these Project Conditions and return it to the Planning Division within 30 days of the effective date of this approval, or before the Building Official issues a building permit.

15. This decision is not effective until the Permittee acknowledges acceptance of all Project Conditions, and the appeal period has expired, a waiver of right to appeal has been filed, or if an appeal is filed, a final decision has been made on the appeal. By exercising any entitlement granted under this approval , Permittee acknowledges agreement with the Project Conditions.

16. The Permittee must comply with all Project Conditions related to the proposed project before the Building Official will issue a certificate of occupancy.

PLANNING CONDITIONS

17. Before marketing begins, the Permittee must market the eight affordable units under a fair housing marketing plan approved by the Director of Community Development. The marketing plan must provide broad outreach and an opportunity for all income-qualified Monterey Park residents to apply. The marketing plan must provide a 30-day marketing preference, to the maximum extent permitted by federal and state law, for income-qualified residents of Monterey Park. Before offering any affordable unit for sale, Permittee must provide documentation demonstrating compliance with this condition to the Director of Community Development’s satisfaction.

18. The vesting tentative map expires twenty-four months after City Council approval if the use has not commenced or if improvements are required but construction has not commenced under a valid building permit. A total of four, one-year, extensions may be granted by the City Council upon finding a good cause. The total time of extensions cannot exceed six years from the initial expiration date. An application requesting an extension must be filed with the Community Development Department.

19. A final map must be approved and recorded before the Building Official issues a certificate of occupancy.

20. The Subject Property must be kept in a clean and safe condition by, at a minimum, performing all of the following tasks:
a. Promptly removing, storing, and disposing of all trash, litter, rubbish and debris on the Subject Property.

b. Promptly removing graffiti placed upon the Subject Property within forty-eight hours of its occurrence;
c. Keeping driveways, sidewalks, park strips, fire access roads and streets on or adjacent to the Subject Property clear and clean; and
d. Providing adequate lighting on the Subject Property.

21. All required landscaping and irrigation systems must be installed and fully operational prior to building permit final inspection. If constructed in phases, this requirement will apply to the applicable phase prior to approval of the final inspection for that phase.

22. Landscaping and irrigation must be maintained in good condition at all times as determined by the Director of Community Development.

23. A detailed landscaping and irrigation plan for all landscaped areas associated with the Project must be submitted for review and approval , prior to landscaping work commencing. The landscaping and irrigation plan must identify the type, size, quantity of all proposed plant materials and irrigation equipment, and phasing, if applicable. All landscape areas must be served by an automatic irrigation system, and the plan must comply with California’s Model Water Efficient Landscape Ordinance (“MWELO”).

24. Pursuant to Resolution No. 12199, adopted September 16, 2020, the Permittee must create a homeowners association. The standard conditions of approval required by Resolution No. 12199 are incorporated by reference and attached as Attachment X to these Project Conditions.

25. The Permittee must prepare covenants, conditions, and restrictions (“CC&R”) for review and approval by the City Attorney for the ongoing maintenance of the Project and for the following:
a. Ensuring the continued affordability of eight units designated for very low -income households for a minimum period of 55 years;
b. Ensuring that, for units located along Atlas Avenue that contain more than one room on the first floor, at least one first -floor room is maintained and utilized as a live/work space for non-residential purposes in perpetuity; c. Ensuring garages are maintained for the parking and storage of vehicles and are not used primarily for storage of personal property, household items, or other non- vehicle materials;
d. Ensuring that the cabana area within the proposed community park is equipped with Wi-Fi access for use by all residents; and
e. Ensuring a BBQ area is included and maintained within the cabana for use by all residents.

26. Pursuant to MPMC § 21.18.030(E), before the Building Official issues a building permit, the Permittee must execute and record an agreement in a form approved by the City Attorney securing the continued affordability of the eight affordable dwelling units in accordance with the Density Bonus Law and the MPMC.

27. The Permittee must install signage throughout the Subject Property to prevent parking in drive aisles, fire lanes, and overnight parking by unauthorized vehicles.

28. The final exterior material s and colors must be maintained throughout the Project’s life. Any material deviation from the approved elevations, materials, or colors is subject to review and approval by the Director of Community Development.

29. If a Phasing Plan is proposed for the construction of the Project, such Phasing Plan must identify the construction activities and improvements included in each phase and must be reviewed and approved by the Planning Division, Building Division and Engineering Division.

TRIBAL CULTURAL RESOURCES (“TCR”) CONDITIONS

30. The Permittee must retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation. The monitor must be retained before the commencement of any “ground -disturbing activity” for the Project at all project locations (i.e., both on -site and any off -site locations that are included in the project description/definition, or required in connection with the project, such as public improvement work). “Ground -disturbing activity” include s, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

31. A copy of the executed monitoring agreement must be submitted to the City before the commencement of any ground-disturbing activity, or before the Building Official issues permit authorizing ground-disturbing activity.

32. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground -disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural -related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of signifi cance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the Permittee and City upon written request to the Tribe.

33. On-site tribal monitoring may conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact from the Permittee or City that all ground -disturbing activities and phases that may involve ground -disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the Permittee or City that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact Kizh TCRs.

34. Unanticipated Discovery of TCR Objects (Non -Funerary/Non-Ceremonial): Upon discovery of any tribal cultural resource, all ground-disturbing activity in the immediate vicinity of the discovery will cease. The extent of the protected area shall be established by the qualified archaeologist in consultation with the tribal monitor based on site - specific conditions. Work may resume only after the discovery has been evaluated and appropriate treatment measures have been implemented. Treatment, disposition, and curation of discovered tribal cultural resources will be determined through consultation among the City, the qualified archaeologist, and the Tribe, with deference given to tribal cultural treatment recommendations to the extent consistent with applicable law.

35. Native American human remains are defined in Public Resources Code § 5097.98 (d)(1) as an inhumation or cremation and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource s Code section § 5097.98 as well as Health and Safety Code § 7050.5 must be followed.

36. Human remains and grave/burial goods must be treated alike per California Public Resources Code § 5097.98(d)(1) and (2). Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains or burial goods.

Information regarding the location and nature of discovered human remains or burial goods will be maintained as confidential to the extent permitted by law.

ENGINEERING CONDITIONS

37. Under the Los Angeles County Municipal Separate Storm Sewer System (MS4) Permit, issued under the National Pollutant Discharge Elimination System (NPDES) Program, Permittee must obtain a General Construction Storm Water Permit. The Permittee must prepare of a Low Impact Development (LID) Plan and a Storm Water Pollution Prevention Plan (SWPPP). Upon approval of these plans, the Permittee must submit an electronic copy of the approved files, including site drawings, before the Building Official issues a building or grading permit.

38. All improvement plans, including grading and public improvement plans, must be based upon City approved criteria. The Permittee must obtain benchmark references from the Engineering Division.

39. Before the Building Official issues a building permit, the Permittee is responsible for ascertaining and paying all City development fees, such as, but not limited to, plan check fees, sewer deficiency fees, water meter fees, and metered water service impact fees as required by the MPMC. The Water Division will determine water service requirements after the Permittee submits completed water meter sizing sheets.

40. A site grading and drainage plan must be prepared for review and approval by the City Engineer. The property drainage must be designed to the City Engineer’s satisfaction.

Drainage from adjacent properties must not be blocked and must be accommodated to the satisfaction of the City Engineer. A hydrology and hydraulic study of the site must be submitted to the City Engineer for review and approval.

41. All storm drainage facilities serving the development must accommodate a 25 -year storm. If existing storm drain facilities are inadequate, they must be upgraded as necessary. All storm drain facilities must be designed and constructed to Los Angeles County Department of Public Works standards and specifications, as approved by the City Engineer.

42. The grading and drainage plan must incorporate all applicable recommendations from the geotechnical report.

43. No paving is allowed within the City’s right-of-way at the project entry. Additionally, a corner cut-off (dedication) is required at the intersection of Atlas Avenue and Potrero Grande. All public works improvements must comply with the standards and specifications of the City and be constructed to the City Engineer’s satisfaction.

44. A final water plan must be submitted for review and approval by the City Engineer. This plan must substantiate adequate water service for domestic flow, fire flow, irrigation, and must identify backflow prevention.

45. The sewer and water line points of connection must be clearly identified on the water/sewer plan. The plan must include connection details of all domestic flow, fire line, irrigation line, and sewer clean-outs, and show all existing and proposed utilities.

46. A sewer connection reconstruction fee will be assessed when the Building Official issues a building permit in accordance with the provisions of Chapter 14.06 of the MPMC.

47. The Permittee must submit a separate street improvement plan showing new curb and gutter (as needed), sidewalk, and ADA ramps, on the frontage of the development. Any damage caused by street improvements and utilities during construction must be repaired before final Project acceptance. All existing driveways, if not to be used, must be removed and replaced with curb and sidewalk.

48. The need for preserving existing street trees or providing additional street trees will be reviewed and approved by the City Engineer. The Permittee must install irrigation and landscape improvements in the medians on Atlas Avenue. Upon completion, the City will provide maintenance. The requirement to plant new street trees, if applicable, will be evaluated by the City Engineer based on the final approved improvements.

49. The Permittee must obtain an encroachment permit before performing an y work with public rights-of-way.

50. The Permitee must provide proposed import/export route.

51. The Permittee must provide as-built plans for all utilities plan in AutoCAD format and PDF format after the Project is complete.

52. Record the final map after approval of the map by the City Engineer and acceptance of required bonds and agreements by the City Council. The Permitee will provide the City with (1) transparent 4 mil thick mylar tracing, one (1) electronic file of approved final map tracings transferable to the City’s AUTOCAD and GIS systems , and two (2) blueprints of the recorded map, which must be filed with the City Engineer within three (3) months of recordation.

53. Before submitting the final map for City approval, the Permittee must provide written proof that there are no liens against the subdivision for unpaid taxes or special assessments and must submit L.A. County tax bill, tax payment receipt, and copy of the cancelled check.

54. [RESERVED]

55. All electric, telephone, and cable TV utility services must be installed fully underground in accordance with required City standards. Satisfactory provisions for all other utilities and service connections, including water, sewer, and gas, must be made in accordance with City and public utility standards.

56. Before the Building Official issues a grading permit, the Permittee must obtain general construction permit from the State Water Resources Control Board. A SWPPP (Storm Water Pollution Prevention Plan) must be prepared. Permittee must provide the City with the WDID number.

57. The Permittee must construct new curb and gutter per Greenbook standards (as needed), sidewalk, and ADA ramps, and cross gutter at Potrero Grande and Atlas on the Project’s frontage.

58. The Permittee must provide a 2.5-foot dedication on Atlas Avenue and Saturn from property line to property line . The Permittee must s how existing and proposed dedication limits in all civil plans, street improvement plans, and utility plan.

59. The Permittee must s how the proposed 4-foot public sidewalk and ADA ramps at the project entry on Atlas Avenue. The Permittee must provide a minimum 6 -foot wide sidewalk along Potrero Grande Drive. No paving is allowed within the City right-of-way at the project entry. Additionally, a corner cut-off (dedication) is required at the intersection of Atlas Avenue and Potrero Grande. All public works improvements must comply with the standards and specifications of the City and to be constructed to the City Engineer’s satisfaction.

60. The Permittee must rehabilitate existing AC street pavement with a 2” grind and overlay treatment along the length of the property frontage to the centerline of the street.

61. Based on a sight distance analysis, if on -street parking is permitted on Saturn Street, the Permittee must install at least 20 feet of red curb on both sides of the driveway along Saturn Street.

62. The Permittee must restripe the Atlas Avenue approach at the Atlas Avenue/ Potrero Grande intersection to provide one dedicated left-turn lane and one dedicated right-turn lane.

63. The City will submit a petition to the Los Angeles Regional Water Quality Control Board on behalf of the Project requesting authorization to implement flow -based LID measures in lieu of the standard volume -based approach. The Permittee proceeds at its own risk pending action on the petition. No building permits, including demolition permits, may be issued and no further project approvals or implementation may occur unless and until the Los Angeles Regional Water Quality Control Board approves the requested alternative compliance measures.

FIRE DEPARTMENT CONDITIONS:

64. The Fire Chief may determine the applicability and scope of the Fire Department conditions.

65. Fire Department access must be provided within 150 feet of all exterior portions of any structure. A minimum of three points of access are required. All access roads exceeding 150 feet must be provided with an approved Fire Department hammerhead or turnaround.

66. Fire Department vehicular access roads must be installed and maintained in a serviceable manner before and during the construction. An approved water supply capable of providing a minimum of 1,000 gpm at 20 psi must be provided before the deposit of combustible construction materials at the site.

67. The Permittee must provide an underground fire water supply with a minimum of two connection points the municipal supply. Fire Department connections must be provided at both points of connection. The Permittee must submit a master water supply plan showing existing and new hydrants.

68. All structures must provide the minimum fire flow (GPM) required under 2022 California Fire Code Appendix B and the quantity and spacing under Appendix C. The Permittee must provide the Fire Department with a Water Department fire flow report (not older than 6 - months), when applying for building permit. The Permittee must provide the flow test before plan approval.

69. Building exceeding 30 feet in height above the lowest level of Fire Department vehicle access must comply with CFC Section D105.1 though D105.4. All Fire lanes must be at least 26 feet wide. The Permittee must provide a pproved signage and marking s, as required.

70. The Permittee must provide an automatic sprinkler system and standpipe system throughout all structures in accordance to the provisions of the California Building Code and the California Fire Code.

71. The Permittee must provide a n approved fire alarm system in all new structures in accordance with the provisions of CFC and NFPA 72. The Permittee must install a remote annunciator at a location the Fire Chief approves and must provide a site layout map adjacent to the annunciator.

72. All access gates across roadways or entrances to facilities must fail unlocked/open in the event of loss of power. All access gates and main entrance doors must have a Knox Box or Knox Control Key Switch installed.

73. The Permittee must provide f ire extinguishers at locations required under California Fire Code 906.1.

74. The Fire Department may permit deferred s ubmittal of f ire protection plans, including, without limitation, fire sprinkler, fire alarm, fire hydrant and underground fire services plans.

POLICE DEPARTMENT CONDITIONS:

75. The Permittee must provide a dequate exterior lighting must be provided so that the units are visible from the street during the hours of darkness.

76. If the Permittee installs security gates on the property, the Permittee must install an access control system such as a keypad, card reader, or electric latch retraction device , at all ingress and egress gates and doors . The Permittee must provide the Police Department with a key card or access code for emergency access.

77. The shrubbery on the property must be installed and maintained to p rovide good visibility of the units from the streets. Any shrubbery surrounding the Project and in the courtyard must be planted at a height that does not easily conceal people.

78. The Permittee must construct and maintain a driveway so that traffic is visible to persons entering or existing the Property.

79. The Permittee must secure all outdoor ladders leading to the rooftop must be secured to prevent unauthorized roof access.

80. Address numbers must be illuminated during hours of darkness and positioned so that they are readily readable from the street.

81. Each unit within the Project must have its address prominently displayed for the purpose of clearly identifying and distinguishing each residence from the others and avoiding any confusion as to the unit number associated with a particular residence.

82. All common open areas must be adequately illuminated during the hours of darkness.

83. The Permittee must post signs in guest parking areas and in the driveway leading into the Project to prevent unauthorized vehicle parking.

84. The Permittee must maintain clear access for residents, guests, emergency vehicles, and emergency personnel at all times. The Permittee must coordinate with the Monterey Park Police Department Traffic Bureau regarding sign verbiage and placement. The Traffic Bureau Sergeant can be reached at (626) 307-1481.

BUILDING & SAFETY CONDITIONS:

85. At plan check submittal, the Permittee must include all Project conditions and a copy of the Planning Decision letter on the second sheet of building plans.

86. Plans submitted to Building Division must comply with all applicable codes in effect.

87. The Permittee must pay all school development fees to the applicable school district before the Building Official issues a building permit.

88. The Permittee must pay all required County of Los Angeles Sanitation District fees before the Building Official issues a building permit.

89. Before plan check submittal, the Permittee must file a n address assignment application must be filed with Engineering Division.

90. The Permittee must submit plans prepared and stamped by a licensed architect i n accordance with section 5538(b) of the California Business and Professions Code.

91. The Permittee must provide st ructural calculations prepared under the direction of an architect, civil engineer or structural engineer.

92. The Permittee must contact the South Coast Air Quality Management District before any demolition or renovation. Call (909) 396-2000 for further information. Failure to comply with the provisions of Rule 1403 may result in a penalty of up to $25,000 per day.

93. A geotechnical and soils investigation report is required . T he engineer of record, as indicated on the first sheet of the approved plans, must include the following:
a. Observation of cleared areas and benches prepared to receive fill; b. Observation of the removal of all unsuitable soils and other materials; c. Approved of soils to be used as fill material;
d. Inspection of compaction and placement of fill;
e. Testing of compacted fills; and
f. Inspection and review of drainage devices.

94. The owner must retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing must not be performed by another soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the Public Works Department, a new Preliminary Soils and/or Geotechnical Investigation.

95. A grading and drainage plan must be approved by the Engineering Division before issuance of the building permit. The grading and drainage plan must indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water.

96. Projects must comply with the requirements of the NPDES (NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM) before issuance of a Demolition, Grading & Building permit. These include requirements for sediment control, erosion control, and construction activities control to be implemented on the project site.

97. All California disability access regulations for accessibility and adaptability must be satisfied. Multi-story condominium dwellings in buildings with no elevator must comply with Section 1102A.3 of the California Building Code. The minimum number of multifamily dwelling units which must comply with this section must be calculated using the total number of all multistory dwelling units in buildings on a site which are subject to this section.

Any fraction thereof must be rounded up to the next highest whole number.

98. Live/work units may be designed and constructed under the Residential Code as permitted by its scoping provisions under Section 1.1.3. In a structure where there are four or more live/work units, the dwelling portion of the live/work unit must comply with Chapter 11A of the California Building Code, as applicable under Section R322.2 of the 2025 Residential Code. The work portion of the unit must comply with Chapter 11B if it is a public accommodation.

99. If parking for covered multifamily dwellings and is not assigned to specific residents, at least 5 percent of the parking spaces must be accessible and provide access to grade - level entrances of covered multifamily dwellings and common facilities (e.g., swimming

pools, club houses, recreation areas , and laundry rooms) serv ing covered multifamily dwellings pursuant to Section 1109A.5 of the Building Code.

100. The property must be surveyed and the boundaries must be marked by a land surveyor licensed by the State of California.

101. Foundation inspection will not be made until the excavation has been surveyed and the setbacks determined to be in accordance with the approved plans by a land surveyor licensed by the State of California. THIS NOTE MUST BE PLACED ON THE FOUNDATION PLAN IN A PROMINENT LOCATION.

102. The Permittee must obtain electrical plan check approval.

103. The Permittee must obtain mechanical plan check approval.

104. The Permittee must obtain plumbing plan check approval.

105. The Project must comply with Cal Green Residential requirements.

106. The Permittee may not place form work or other construction materials on adjacent property without written approval of the affected property owner.

107. The Permittee must obtain a d emolition permit before demolishing any existing structure.

108. The Permittee must obtain a separate plan review approval for each detached retaining wall.

109. The Permittee must obtain separate plan review approval for each detached structure, including but not limited to the community center.

110. Fire-resistance rating requirements for exterior walls and maximum area of exterior wall openings and degree of open protection based on fire separation distance s of 0 feet to 3 feet, for dwellings or townhouses classified as Group R -3 Occupancy with automatic residential fire sprinkler protection, must comply with Table R302.1(2).

111. Fire-resistance rating requirements for exterior walls of multifamily dwellings classified as Group R-2 Occupancy based on fire separation distance s of 5 to 10 feet must comply with Table 705.5 of the California Building Code.

112. Maximum area of exterior wall openings and degree of open protection based on fire separation distances of 5 to 15 feet in exterior walls of multifamily dwellings classified as Group R-2 Occupancy must comply with Table 705.8 of the California Building Code.

113. Before the Building Official issues a building permit, the Permittee must obtain written consent from the current easement holder(s) for any proposed development encroaching into existing easement(s).

114. All fire sprinkler hangers must be designed and their location approved by a licensed engineer or an architect. Calculations must be provided indicating that the hangers are designed to carry the tributary weight of the water filled pipe plus a 250 -pound point load.

A plan indicating this information must be stamped by the licensed engineer or the architect and submitted for approval before the Building Official issues of the building permit.

115. The Permitee must obtain a separate permit for fire sprinklers.

116. City records indicate the proposed site is a combination of lots under common ownership. A parcel merger by document must be processed before the Building Official issues a building permit.

117. The Building Official will not issue a building permit unless the final map has been prepared to the Building Official’s satisfaction.

By signing this document, the Olson Company (“Permittee”), certifies that he/she/they have read, understood, and agrees to the Project Conditions listed in this document.

Steve Armanino, for Permittee

By signing this document, Olson Urban Housing, LLC (“Property Owner”), certifies that he/she/they have read, understood, and agrees to the Project Conditions listed in this document.

(Property Owner)

(Property Owner)

(If corporation or similar entity, need two officer signatures or evidence that one signature binds the company)

ATTACHMENT 2
Zoning Regulation Interpretation

Memo

ZONING REGULATION INTERPRETATION

SUBJECT: Applicable Development Standards and Residential Intensity for the Olson Mixed- Use/Live-Work Residential Project at 2100 Saturn Street and 601 Potrero Grande Drive MPMC: §§ 21.02.090 and 21.02.120 [Interpretation Authority] Chapter 21.14 [S-P Zone]
§§ 21.15.020 through 21.15.040 [P-D Overlay / Mixed-Use Opportunity Provisions] § 21.15.090 [Parking and Circulation Standards]
Chapter 21.18 [Density Bonus]
Title 20 [Subdivision Standards]
DATE: May 26, 2026
BY: Timothy Hou, AICP, Director of Community Development/City Planner

This City Planner Interpretation is issued under Monterey Park Municipal Code (MPMC) §§

21.02.090 and 21.02.120.

I. PURPOSE OF THIS INTERPRETATION
This Interpretation explains which zoning, General Plan (GP), Housing Element (HE), objective development standards (ODS), and California housing laws apply to the proposed Olson mixed-use/live-work residential project (Project). This Interpretation resolves uncertainty about how residential intensity and development standards apply within the Saturn Park Innovation/Technology (S-P) framework and identifies the standards that govern evaluation of the Project under the MPMC, GP, HE, and applicable state laws, including Government Code § 65589.5 (as amended by SB 330) and the Housing Accountability Act (HAA). It does not approve the Project or any entitlement; amend the GP or MPMC; rezone the property; create new development standards; or set policy for other properties.

II. PROJECT OVERVIEW
The Project would develop an approximately eight-acre site with a 159‑unit mixed-use/live- work residential condominium community. This includes live/work units and very low income affordable units, with live/work frontage on Atlas Avenue, clustered residential buildings, internal paseos, parking, pedestrian-oriented open spaces, linear and community parks, and coordinated landscaping and buffering. The Project application identifies an overall project density of approximately 19 dwelling units per acre and makes requests under the Density Bonus Law (DBL) and related state housing protections. The site is 2100 Saturn Street and 601 Potrero Grande Drive (APNs 5265‑025‑055, 056, 058), within the S-P Zone and designated Innovation/Technology in the GP. The application includes a Site Development Plan, a

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Vesting Tentative Map, density bonus requests, an affordable housing agreement, and related state housing law considerations.

III. AUTHORITY AND THE AMBIGUITY TO BE RESOLVED
MPMC §§ 21.02.090 and 21.02.120 authorize the City Planner to interpret zoning regulations where ambiguity exists and to set forth in writing the pertinent facts, findings, and interpretations. MPMC § 21.14.040 permits Live/Work Units as a principal use within the S-P Zone.

Here, ambiguity exists as to the Project regarding how residential intensity and development standards apply to a mixed ‑use/live‑work residential condominium project in the S -P Zone because the S-P framework does not establish standalone residential density standards for a project of this type, scale, and configuration. Other regulations in the MPMC, GP, and HE contemplate mixed -use and planned ‑development patterns at residential intensities comparable to the Project, and Chapter 21.15’s Planned Development (P ‑D) overlay including MPMC §§ 21.15.020 through 21.15.040 regarding mixed -use opportunity provisions, further reflect planned -development concepts applicable to coordinated site planning.

MPMC § 21.15.090(E) within Chapter 21.15’s pr operty development standards for Mixed -Use Developments provides coordinated site‑planning and circulation frameworks relevant to the Project.

IV. INTERPRETATION: APPLICABLE OBJECTIVE DEVELOPMENT STANDARDS A. Residential Intensity Framework
The S-P framework does not establish a standalone dwelling ‑units‑per‑acre (du/ac) standard for this mixed-use/live-work Project.

Instead, the City evaluates residential intensity using integrated zoning, site-design, circulation, and development standards reflected throughout the MPMC, GP, and HE, rather than through a standalone residential dwelling unit per acre dwelling units per acre (“du/ac”), metric applicable to this Project type.

These integrated standards include, among other things, standards in the MPMC, GP, and HE—such as FAR and building envelope controls; setbacks and yard relationships; parking and circulation; open‑space organization; landscaping and buffers; pedestrian orientation; Site Development Plan standards; and coordinated mixed‑use/planned‑development concepts. Collectively, these standards regulate development form, residential intensity, and site organization within the S-P framework.

B. Applicable Comparable Standards
In applying the S-P provisions to this Project, the City Planner will use the following to evaluate residential intensity, coordinated site planning, and mixed‑use organization: Chapter 21.15’s P‑D overlay structure (MPMC §§ 21.15.020–21.15.040) governing mixed‑use opportunities;

City of Monterey Park news is available on the web, by email subscription and via RSS feed at www.montereypark.ca.gov.

MPMC § 21.15.090 governing parking and circulation; along with applicable Site Development Plan and site‑design standards governing circulation, open‑space organization, landscaping, and overall project layout in the MPMC and GP.

C. Housing Element and State Housing Law Context
The HE contemplates mixed‑use and opportunity‑site residential development at intensities comparable to the Project’s proposal, and the DBL recognizes development frameworks regulating residential intensity through standards other than fixed‑density controls. While Saturn Park is not identified within the HE, its future amendment to accommodate the Project is assumed for purposes of this Interpretation.

D. Density Bonus and State Housing Law Overlay
The DBL provides separate statutory benefits—such as concessions, incentives, waivers, reductions, and parking relief—that may apply to the Project. Separately, the City determines that the Project’s proposed residential intensity is consistent with residential‑intensity assumptions in the HE’s mixed‑use and opportunity‑site planning provisions and with related planned‑development concepts in Chapter 21.15. Those HE assumptions, together with the integrated site‑design, circulation, and development controls in the S‑P framework, support the City’s determination that the Project’s proposed residential intensity and site organization are consistent with the interpreted S‑P framework and applicable state housing laws. Consistent with Government Code § 65589.5, this Interpretation identifies objective standards to evaluate the Project’s consistency within the S‑P framework, and it does not eliminate or modify the DBL or other state housing laws or decide any specific density‑bonus entitlements, concessions, incentives, waivers, reductions, or other statutory relief.

V. LIMITATIONS
This Interpretation applies only to the subject Project and its current materials; it does not amend the MPMC or GP, create new development standards, set generally applicable policy for other properties, rezone the property, eliminate required entitlements or state‑law procedures, or supersede otherwise applicable development standards except as required by state law. It clarifies which existing standards in the MPMC, GP, and HE apply to the Project and is issued under MPMC §§ 21.02.090 and 21.02.120.

VI. DETERMINATION
The S‑P framework does not include a standalone residential density standard for this Project type. Instead, it regulates development intensity through integrated zoning, site‑design, circulation, parking, landscaping, buffering, Site Development Plan, and planned‑development controls in the MPMC, GP, and HE. Accordingly, the City will evaluate

City of Monterey Park news is available on the web, by email subscription and via RSS feed at www.montereypark.ca.gov.

residential intensity using applicable S‑P standards and the interpretive guidance in this Interpretation, including Chapter 21.15’s P‑D overlay provisions, parking and circulation standards, Site Development Plan standards, and related integrated development controls that govern project form and coordinated site planning. This Interpretation applies MPMC §§

21.02.090 and 21.02.120 and does not constitute rezoning or the creation of new development standards.

ATTACHMENT 3
June 2, 2026, Planning
Commission meeting
All materials for the June 2, 2026 Planning Commission
meeting may be accessed at the following link:
https://montereyparkca.portal.civicclerk.com/event/3260/ files/agenda/4391

ATTACHMENT 4
Architectural Plans
Architectural Plan documents can be accessed at the following link:
https://www.montereypark.ca.gov/DocumentCenter/View/19170/ Attach-4---Arch-Set-Final-

ATTACHMENT 5
AB 130 Forms

3010 Old Ranch Parkway Suite 100; Seal Beach, CA 90740-2751; (562) 596-4770

Olson Urban Housing, LLC
Attn: Steve Armanino, VP of Development
3010 Old Ranch Parkway, Suite 100
Seal Beach, CA 90740
562-370-2218
[email protected]

October 17, 2025

City of Monterey Park
Community Development
Attn: Eliana Munoz, Timothy Hou
320 W. Newmark Avenue
Monterey Park, CA 91754
(626) 301-1315

Re: Qualification of the Project on the Property at 601 Potrero Grande Drive, Monterey Park, CA (Tentative Tract #84935) for New CEQA Infill Exemption

Dear Ms. Munoz and Mr. Hou:

On behalf of Olson Urban Housing, LLC (the "Applicant"), this letter demonstrates that the housing development project consisting of 159 dwelling units (the “Project”) at 601 Potrero Grande Drive (the “Project Site”) in Monterey Park (the “City”) qualifies for an exemption from the California Environmental Quality Act (“CEQA”) pursuant to Public Resources Code (“PRC”) Section 21080.66, as enacted by Assembly Bill 130 (“AB 130”) which became effective July 1, 2025. Thank you for initiating contact with the California Native American tribes to commence the process required under AB 130.

CEQA Exemption Under PRC § 21080.66

The Project and the Project Site meet all conditions required under PRC Section 21080.66 for CEQA exemption, including but not limited to:
• Lot size: The site is less than 20 acres, meeting the requirement of PRC § 21088.66(a)(1)(A). • Urban infill: The site qualifies as within the incorporated City and is infill under at least one criterion (e.g., 75% perimeter urbanized). In fact, the site is 100 percent surrounded by urban uses, therefore qualifying under PRC § 21080.66(a)(2) and (3). • General Plan/Zoning consistency: The Project is being designed to comply with General Plan and zoning requirements, except to the extent permitted by State Density Bonus Law (if needed for this community) , therefore qualifying under PRC § 21080.66(a)(4), inclusive of subsection (C). The City’s General Plan designates the Project Site for Innovation/Technology (I/T), with zoning noted as Saturn Park (S -P). Using the recently approved Mixed -Use category, the existing zoning allows a mixed-use community of 159 dwelling units at the Project Site.

3010 Old Ranch Parkway Suite 100; Seal Beach, CA 90740-2751; (562) 596-4770 • Minimum density: The minimum density is 15 dwelling units per acre 1 and the Project’s 159 dwelling units on the Project Site represents a density of 19.9 du/acre, exceeding the applicable minimum density threshold pursuant to PRC § 21080.66(a)(5). • Environmental factors: The Project Site is not located on or near any of the following, thereby meeting the PRC § 21080.66(a)(6) threshold:
o Pursuant to California Government Code Section 65913.4(a)(6)(A), the Project Site is not located in a coastal zone.2
o Pursuant to California Government Code Section 65913.4(a)(6)(B), the Project Site is not located on Prime Farmland or Farmland of Statewide Importance. The Project Site and surrounding area are designated Urban and Built-Up Land.3 o Pursuant to California Government Code Section 65913.4(a)(6)(C), the Project Site is not located on a wetland. The Project Site does not include any protected wetlands or water features.4
o Pursuant to California Government Code Section 65913.4(a)(6)(D), the Project Site is not located within a very high fire hazard severity zone, or within the state responsibility area.5
o Pursuant to California Government Code Section 65913.4(a)(6)(E), the Project Site is not a hazardous waste site that is listed pursuant to Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control (DTSC) pursuant to Section 25356 of the Health and Safety Code. The Project Site is not located on any list of hazardous waste sites pursuant to Section 65962.5.6
o Pursuant to California Government Code Section 65913.4(a)(6)(F), the Project Site is not located within a delineated earthquake fault zone. The Project Site is not located within an Alquist-Priolo Earthquake Fault Zone, and no active faults are known to pass through the immediate Project vicinity.7
o Pursuant to California Government Code Section 65913.4(a)(6)(G), the Project Site is not located in a special flood hazard area subject to inundation by the one percent annual chance flood (100 -year flood) as determined by the Federal Emergency Management Agency (“FEMA”). The Project Site is located in Zone X, which is defined as an area of minimal flood hazard.8
o Pursuant to California Government Code Section 65913.4(a)(6)(H), the Project Site is not located within a regulatory floodway as determined by FEMA. The Project Site is located in Zone X, which is defined as an area of minimal flood hazard.9 o Pursuant to California Government Code Section 65913.4(a)(6)(I), the Project Site is not on land identified for conservation in an adopted natural community conservation plan.

The Project Site is also not located within an adopted Habitat Conservation Plan, Natural Conservation Community Plan, or other approved local, regional, or State conservation habitat plan.10
o Pursuant to California Government Code Section 65913.4(a)(6)(J), the Project Site does not contain habitat for protected species identified as candidate, sensitive, or species of

1 Gov’t Code Section 65583.2(b)(3)(B).
2 See California Coastal Commission Coastal Zone Boundary map. 3 See https://maps.conservation.ca.gov/DLRP/CIFF/.
4 See National Wetlands Inventory, Surface Waters and Wetlands. 5 See California Department of Forestry and Fire Protection's Fire and Resource Assessment Program FHSZ Viewer. 6 See https://calepa.ca.gov/sitecleanup/corteselist/.
7 See California Department of Conversation’s EQZapp: California Earthquake Hazards Zone Application. 8 See FEMA Flood Map Service Center: Search By Address tool. 9 See FEMA Flood Map Service Center: Search By Address tool. 10 See California Natural Community Conservation Plans.

3010 Old Ranch Parkway Suite 100; Seal Beach, CA 90740-2751; (562) 596-4770 special status by State or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973, the California Endangered Species Act, or the Native Plant Protection Act. The Project Site is entirely surrounded by urban uses and is developed with a parking lot and office structures.
o Pursuant to California Government Code Section 65913.4(a)(6)(K), the Project Site is not land under a conservation easement.
• No demolition of historic resources: The Project does not demolish any resource listed prior to the preliminary application (see PRC § 21080.66(a)(7)). • No hotel for a project deemed complete pursuant to Government Code § 65589.5(h)(5): The Project does not contain a hotel component.
• No freeway within 500 feet: The Project Site is not located within 500 feet of any freeway, so PRC § 21080.66(c)(2) is inapplicable.

The Project team stands ready to participate in the consultation process, consistent with statutory requirements.

We greatly appreciate your review and consideration and look forward to hearing from you . I can be reached at 562-370-2218 or [email protected] should you have questions.

Sincerely,

Steve Armanino
VP of Development
The Olson Company for Olson Urban Housing, LLC

Cc: John Reekstin, Todd Olson, The Olson Company

320 West Newmark Ave, Monterey Park, CA (626) 301-1315 www.montereypark.ca.gov [email protected] October 2025 Page 1 of 5

INFILL HOUSING EXEMPTION

SUPPLEMENTAL FORM
Community Development Department
Planning Division
Applicants requesting an infill housing exempt from the pursuant to Public Resources Code section 21080.66 must complete this supplemental form demonstrating eligibility and return it to the Monterey Park Community Development Department.

Project Description:

Street Address ______________________________________________________ Assessor Parcel Number(s) _____________________________________________ Property Owner(s)
Name(s): _____________________________________________________________________ Address: _____________________________________________________________________ Phone #: ___________________________ Email: ____________________________________ Applicant
Name: _______________________________________________________________________ Address: _____________________________________________________________________ Phone #: ___________________________ Email: ____________________________________

320 West Newmark Ave, Monterey Park, CA (626) 301-1315 www.montereypark.ca.gov [email protected] October 2025 Page 2 of 5
PRC 21080.66 Eligibility Checklist
Applicants must provide analysis answering all the following criteria establishing eligibility. Attach additional pages as necessary.

Criteria Compliance
as defined in Government Code § 65905.5 (which
references Government Code § 65589.5(h)(2)).
(PRC § 21080.66(a).)
The project site must be less than 20 acres (unless it
is a remedy project, which must not exceed
five acres). (PRC § 21080.66(a)(1)(A).)
The project is located either (a) within an
unincorporated municipality (b) an urban area, as
defined by the Census Bureau. (PRC §
21080.66(a)(2).)
The site meets any of the following: (a) previously
developed with an urban use; (b) at least 75 percent
of the perimeter of the site adjoins parcels that are
developed with urban uses; (c) at least 75 percent of
the area within a one-quarter mile radius of the site
is developed with urban uses; (d) for sites with four
sides, at least three out of four sides are developed
with urban uses and at least two-thirds of the
perimeter of the site adjoins parcels that are
developed with urban uses.
(PRC § 21080.66(a)(3)
residential or commercial development, public
institution, or public park that is surrounded by other urban uses, parking lot or structure, transit or
transportation passenger facility, or retail use, or any

320 West Newmark Ave, Monterey Park, CA (626) 301-1315 www.montereypark.ca.gov [email protected] October 2025 Page 3 of 5
Criteria Compliance
The project is consistent with the general plan and
zoning. If the general plan and zoning are
inconsistent, a project is deemed consistent with both
if consistent with one. (PRC§ 21080.66(a)(4)(A)-(B)).

The approval of a density bonus, incentives/
concessions, waivers or reductions of development
standards, or reduce parking pursuant to the Density
Bonus Law are notgrounds to find the project
inconsistent. (PRC § 21080.66(a)(4)(C)).

The project will be at least 50% of the default density specified in Government Code § 65583.2(c)(3)(B).
(PRC § 21080.66(a)(5).)
If the site is in the Coastal Zone, there is substantial evidence in the record that the site is not located in any of the areas described below.

1. A site that is between the sea and the first public
road paralleling the sea or within 300 feet of the
inland extent of any beach or of the mean high
tide line where there is no beach, whichever is
greater.

2. A site that is tidelands, submerged lands, public
trust lands, or within 100 feet of any wetland,
estuary, or stream or within 300 feet of the top of
any coastal bluff.

3. The site is in an area of the Coastal Zone that is
not subject to a certified Local Coastal Program
or certified Land Use Plan.

4. An area of the Coastal Zone that is vulnerable to
five feet of sea level rise, as determined by
specified entities (e.g., NOAA, USGS, OPC,
University of California, or other local government
pursuant to hazards vulnerability assessment).

5. A site that is not zoned for multifamily housing.

6. The site is not on or within 100 feet of a wetland,
or on prime agricultural land.
(PRC § 21080.66(a)(6), Govt. Code §65913.4(a)(6).)

320 West Newmark Ave, Monterey Park, CA (626) 301-1315 www.montereypark.ca.gov [email protected] October 2025 Page 4 of 5
Criteria Compliance
The site is not either prime farmland or farmland of
statewide importance, or land zoned or designated
for agricultural production or preservation by a local
ballot measure approved by the voters. (PRC §
21080.66(a)(6), Govt. Code § 65913.4(a)(6).)
The site does not have wetlands as definedby the
USFWS. (PRC § 21080.66(a)(6), Govt.

Code § 65913.4(a)(6).)
The site is not within a state or local VHFHSZ, except
if the site has adopted fire hazard mitigation
measures pursuant to existing building standards or
state fire mitigation measures applicable to the
development, including, but not limited to standards
under (1) PRC §§ 4290, 4291 or 51182, (2) Chapter
7A of the CBC. (PRC § 21080.66(a)(6), Govt. Code §
65913.4(a)(6).)
The site is nota hazardous waste site that is listed on the Cortese List (Govt. Code § 65962.5) or a site
designated by DTSC pursuant to Health & Safety
Code § 25356 (repealed) unless either of the
following apply:

1. The site is an underground storage tank site that
received a uniform closure letter based on
closure criteria for residential use or residential
mixed uses.

2. An agency (state or local) has made a
determination that the site is suitable for
residential or mixed-uses.
(PRC § 21080.66(a)(6), Govt. Code §
65913.4(a)(6).)
The site is not within an earthquake fault zone, unless the development complies with applicable seismic
standards of the CBC and any local building
standards. (PRC § 21080.66(a)(6), Govt. Code §
65913.4(a)(6).)
The site is not within a special flood hazard area
subject to a 1% annual change of floodas determined
by FEMA, unless specific standards are met. (PRC §
21080.66(a)(6), Govt. Code § 65913.4(a)(6).)

320 West Newmark Ave, Monterey Park, CA (626) 301-1315 www.montereypark.ca.gov [email protected] October 2025 Page 5 of 5
Criteria Compliance
The site isnotwithin a regulatory floodway as
determined by FEMA, unless specific standards are
met. (PRC § 21080.66(a)(6), Govt. Code §
65913.4(a)(6).)
The site isnotidentified for conservation in an
adopted natural resource protection plan. (PRC §
21080.66(a)(6), Govt. Code § 65913.4(a)(6).)
The site does not have habitat for protected species
identified as a candidate, sensitive, or special status species by state/federal agencies. (PRC §
21080.66(a)(6), Govt. Code
§ 65913.4(a)(6).)
The site is not subject to a conservation easement.
(PRC § 21080.66(a)(6), Govt. Code § 65913.4(a)(6).)
The project does notrequire the demolition of a
historic structure on a national, state or local register before the date of an SB 330 preliminary application.
(PRC § 21080.66(a)(7), Govt. Code § 65941.1)
If the project is deemed complete, as defined by HAA,
on or after Jan. 1, 2025, no portion of the project is
designated for use as a hotel, motel, bed and
breakfast inn, or other transient lodging, including, a residential hotel pursuant to Health and Safety Code
§ 50519, and use or marketing of a unit as short-term
lodging after the issuance of a certificate of
occupancy.
(PRC § 21080.66(a)(8), Govt. Code § 65589.5(h)(5),
Health and Safety Code § 50519)

ATTACHMENT 6
Community Outreach

March 19, 2026

Dear Neighbor:

The Olson Company is hosting a community open house to discuss our proposed mixed-use residential development, located within Saturn Park at 601 Potr ero Grande Drive and 2100 Saturn Street, Monterey Park.

The open house will take place on Saturday, March 28th from 10a.m.-1 p.m. at the Sierra Vista Community Room at
311 N. Rural Drive, Monterey Park (location shown on back of flyer). We look forward to sharing information regarding our proposed mixed-use community, answering questions, and receiving your input.

If you have any questions prior to the meeting, please feel free to contact me at (562) 370-2218 or [email protected].

Best regards,

Steve Armanino
VP of Development

Meeting Location – Sierra Vista Park Community Center
311 N. Rural Drive, Monterey Park, CA 91755

Parking

18 de marzo de 2026

Estimado vecino:

The Olson Company organizará una jornada de puertas abiertas para la comunidad con el fin de dialogar sobre nuestra propuesta de desarrollo residencial de uso mixto, ubicado dentro de Saturn Park en 601 Potrero Grande Drive y 2100 Saturn Street, Monterey Park.

La reunión se llevará a cabo el sábado 28 de marzo de 10 a. m. a 1 p. m. en el salón comunitario Sierra Vista (Sierra Vista Community Room), ubicado en 311 N. Rural Drive, Monterey Park (la ubicación se muestra al reverso del volante). Esperamos con interés compartir información sobre nuestra propuesta de comunidad de uso mixto, responder a sus preguntas y recibir sus comentarios.

Si tiene alguna pregunta antes de la reunión, no dude en ponerse en contacto conmigo al (562) 370-2218 o por correo electrónico a [email protected].

Atentamente,

Steve Armanino
Vicepresidente de Desarrollo

Lugar de la reunión – Sierra Vista Park Community Center 311 N. Rural Drive, Monterey Park, CA 91755

Parking

2026年3月19日
亲爱的邻居：
Olson 公司诚邀您参加一场社区公开会议，共同讨论我们在 Monterey Park 的 Saturn Park （地址：601 Potrero Grande Drive 及 2100 Saturn Street）提议的混合用途住宅开发项目。 公开会议将于 3 月 28 日（星期六）上午 10 点至下午 1 点举行，地点位于 Monterey Park, 311 N. Rural Drive 的 Sierra Vista 社区会议室（地点见传单背面）。我们期待与您分享有关 提议社区的信息，回答您的疑问并听取您的意见。
如果您在会议前有任何问题，请随时通过 (562) 370-2218 或 [email protected] 与 我联系。
此致

Steve Armanino
开发副总裁
你需要我提供这段文字的拼音，还是需要将其保存为正式邮件格式？

会议地点 (Meeting Location) – Sierra Vista Park Community Center 311 N. Rural Drive, Monterey Park, CA 91755

Parking

這是一封關於 Monterey Park（蒙特利公園市） 擬建混合用途住宅項目的社區公開會議邀
請信。以下是內容摘要：
 發展商： The Olson Company
 項目地點： Saturn Park 內（地址：601 Potrero Grande Drive 及 2100 Saturn Street, Monterey Park）
 活動性質： 社區公開會議（Community Open House），旨在向鄰居介紹項目詳情
、解答疑問並收集意見。
會議詳情
 日期： 2026年3月28日（星期六）
 時間： 上午 10:00 至 下午 1:00
 地點： Sierra Vista Community Room
 地址： 311 N. Rural Drive, Monterey Park
聯絡資訊
如果你在會議前有任何疑問，可以聯絡發展副總裁 Steve Armanino：
 電話： (562) 370-2218
 電郵： [email protected]
你需要我幫你將這封信翻譯成廣東話，還是想了解更多關於這個建築地點的資訊？

會面地點 (Meeting Location) – Sierra Vista Park Community Center 311 N. Rural Drive, Monterey Park, CA 91755

Parking

The main concern I received is the potential traffic impact on the surrounding neighborhoods by adding the community traffic to Potrero Grande. This was primarily from Markland neighbors to the south, which is already impacted.

Wing Long
• Concern with traffic signal at Markland / Potrero Grande, south of Atlas (near Sinclair Gas station).
• Currently difficult to make a left turn from Markland onto Potrero Grande, because the light turns too fast.
• Concern that more residents will increase southbound traffic. • I told him I would check with our traffic engineer on the results from Markland.

Andre Loute & his mom
• Criticized the Towncenter traffic study – didn’t identify impacts to surrounding community. • Severe backup on Markland eastbound from 2-5 PM
• Cut through traffic from downtown is an issue.
• Asked for proposed population of the site. There is currently a back-up on Via Campo

Dave Jones
• Supportive of Olson’s proposal, but had some landscape recommendations, based on what grows well in Monterey Park:
o Palo Verde Trees (do well at Costco)
o Brittle Brush (native California shrub – Yellow flower) o Mallow Flowering Bush
o Tall Coyote Bushes (similar to Podocarpus).

Karl Wong
• Would like to see a swimming pool.
• Asked about trash cans – likes that they have a space in the garage and include organics. • Works as an environmental consultant to a waste hauler.

Below are my community meeting notes and attached is the sign in sheet from the meeting. Let me know if you have any changes.

3/28 – Monterey Park Community Open House (10am-1pm)

First attendee – Yang C. Lin (lives on Clover)
• Yang tried to get other members of his community to the meeting, but no others attended. • He was accepting of Olson’s propose mixed-use community, but said a few of his elderly neighbors did not want to see new housing in Saturn Park. • There is some concern from neighbors over affordable housing, particularly Section 8-type housing.
• Edison substation – need to disclose to buyers.

Tammy Sam – Planning Commission Chair
• Hot summers in Monterey Park – Multiple days with 100+ temperatures. • Recommended incorporating a splash pad area for small children. • Shading – recommended looking into shade sails above open space. • Recommended accordion wall room dividers inside the cabana for hosting multiple events at once.
• Tammy suggested looking at Irvine Spectrum for kid features – water element for small children.
• Fruit trees are nice where possible (oranges, lemons, etc.) o She is involved in fallen fruit project, and makes them into preserves. • Montebello Schools
o Need to research if our buyers can transfer
o Monterey Park schools have a Chinese immersion program that’s not offered in Montebello. This could be the basis for transfer.

Nice Couple from Encanto Walk (no names as they didn’t sign in on the sheet. • Walkability is key.
• Higher density would be better.
• A pool would be nice, since it’s a hot area.
• Potrero is being upgraded with protected bike lanes.
• Can Portrero frontage be activated more? . Our site engages with Potrero as we approach Atlas.
• Suggested we look at Park and Paseo in Santa Ana (off 55 freeway) x Redhill / Macarthur area.
• Bike design details:
o Ask Ziad Mazboudi for the Potrero Grande improvement plans showing the design of the protected bike lanes and public parking spaces.
o Bike parking and storage is important.
o Those using the bike lane can stop and lock up their bikes to visit the live work. o Recommended upside down “U” treatment for bike locks. o Protected bike lanes boost retail

April 14, 2026

Dear Neighbor:

The Olson Company is hosting a community open house to discuss our proposed mixed-use development, located within Saturn Park at 601 Potrero Grande Drive and 2100 Saturn Street , Monterey Park.

The open house will take place on Monday, April 20th from 5p.m.-8 p.m. at the George Elder Park Community Room at 1950 Wilcox Avenue, Monterey Park (location shown on back of flyer).

We look forward to sharing information regarding our proposed mixed -use community, answering questions, and receiving your input.

If you have any questions prior to the meeting, please feel free to contact me at (562) 370 -2218 or [email protected].

Best regards,

Steve Armanino
VP of Development

14 de abril de 2026
Estimado vecino:

The Olson Company llevará a cabo una jornada de puertas abiertas para la comunidad con el fin de hablar sobre nuestra propuesta de desarrollo de uso mixto, ubicado dentro de Saturn Park en 601 Potrero Grande Drive y 2100 Saturn Street, Monterey Park.

La jornada de puertas abiertas se llevará a cabo el lunes 20 de abril de 5:00 p. m. a 8:00 p. m. en el salón comunitario de George Elder Park, en 1950 Wilcox Avenue, Monterey Park (la ubicación se muestra al reverso del volante).

Esperamos compartir información sobre nuestra propuesta de comunidad de uso mixto, responder a sus preguntas y recibir sus comentarios. Si tiene alguna duda antes de la reunión, no dude en ponerse en contacto conmigo al (562) 370-2218 o en [email protected].

Atentamente,

Steve Armanino
Vicepresidente de Desarrollo

2026年4月14日
亲爱的邻居：
The Olson Company 将举办一场社区开放日活动，讨论我们拟建的综合用途开发项目。该
项目位于蒙特利公园市 (Monterey Park) Saturn Park 内，地址为 601 Potrero Grande Drive 及 2100 Saturn Street。
开放日将于 4 月 20 日（星期一）下午 5:00 至晚上 8:00 在 George Elder Park 社区会议室举 行，地址为 1950 Wilcox Avenue, Monterey Park（地点详见传单背面）。
我们期待分享有关拟建综合用途社区的信息、回答问题并听取您的意见。如果您在会议前
有任何疑问，请随时通过 (562) 370-2218 或 [email protected] 与我联系。 此致，Steve Armanino
开发部副总裁

2026年4月14日
親愛的鄰居：
The Olson Company 將會舉辦一場社區開放日活動，同大家討論我哋擬建嘅綜合用途發展
項目。呢個項目位於蒙特利公園市 (Monterey Park) Saturn Park 內，地址係 601 Potrero Grande Drive 同埋 2100 Saturn Street。
開放日將會喺 4 月 20 日（星期一）下晝 5:00 到晚上 8:00，喺 George Elder Park 社區會議 室舉行，地址係 1950 Wilcox Avenue, Monterey Park（地點請睇傳單背面）。
我哋好期待同大家分享關於呢個綜合用途社區嘅資訊、解答問題，同埋聽取你哋嘅意見。
如果你喺會議之前有任何疑問，歡迎隨時透過 (562) 370-2218 或
[email protected] 聯絡我。
祝好，
Steve Armanino
開發部副總裁

2026年4月14日
親愛的鄰居：
The Olson Company 將舉辦一場社區開放日活動，討論我們擬建的綜合用途開發項目。該
項目位於蒙特利公園市 (Monterey Park) Saturn Park 內，地址為 601 Potrero Grande Drive 及 2100 Saturn Street。
開放日將於 4 月 20 日（星期一）下午 5:00 至晚上 8:00 在 George Elder Park 社區會議室舉 行，地址為 1950 Wilcox Avenue, Monterey Park（地點詳見傳單背面）。
我們期待分享有關擬建綜合用途社區的信息、回答問題並聽取您的意見。如果您在會議前
有任何疑問，請隨時通過 (562) 370-2218 或 [email protected] 與我聯繫。 此致，
Steve Armanino
開發部副總裁

Meeting Location – George Elder Park Community Center
1950 Wilcox Avenue, Monterey Park, CA 91755

Parking

ATTACHMENT 7
Traffic Study
Traffic Study documents can be accessed at the following link:
https://www.montereypark.ca.gov/DocumentCenter/
View/19171/Attach-7---Traffic

ATTACHMENT 8
Applications
Application documents can be accessed at the following link:
https://www.montereypark.ca.gov/DocumentCenter/
View/19174/Attach-8---Project-Applications

ATTACHMENT 9
Notice of Exemption

Statutory Exemptions. State code number:

_______________________________________________
Print Form
Notice of Exemption Appendix E
From: (Public Agency): ____________________________
To: Office of Planning and Research
P.O. Box 3044, Room 113 _______________________________________________Sacramento, CA 95812-3044 County Clerk
(Address)
___________________________
___________________________
County of: __________________
Project Title: ____________________________________________________________________________ Project Applicant: ________________________________________________________________________ Project Location - Specific:

Project Location - City: ______________________ Project Location - County:

Description of Nature, Purpose and Beneficiaries of Project:
_____________________
Name of Public Agency Approving Project: _____________________________________________________ Name of Person or Agency Carrying Out Proj ect: ________________________________________________ Exempt Status: (check one):

Ministerial (Sec. 21080(b)(1); 15268);
Declared Emergency (Sec. 21080(b)(3); 15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
Reasons why project is exempt:

Lead Agency
Contact Person: ____________________________
Area Code/Telephone/Extension: _______________
If filed by applicant:

1. Attach certified document of exemption finding.

2. Has a Notice of Exemption been filed by the public agency approving the project? Yes No
Signature: ____________________________ Date:

Signed by Lead Agency
Signed by Applicant
Authority cited: Sections 21083 and 21110, Public Resources Code. Date Received for filing at OPR:

Reference: Sections 21108, 21152, and 21152.1, Public Resources Code. _______________
Categorical Exemption. State type and section number: ____________________________________ ______________________________________________
______________ Title: _______________________
Revised 2011