Agenda packet — Monterey Park City Council, July 15, 2026 (part 2 of 2)

The city will
become more
walkable and
safe for every-
one, especially
during SoCal’s
heat waves.

Native trees like
California Live
Oak are fire
resistant."
Affordable
housing
(income-based
housing)
Very concerned "Access to ame-
nities,Housing
opportunities,-
Job opportu-
nities"
Native plant
gardens in
yards or parks.

Please work
with Indig-
enous com-
munities and
native plant
foundations
to beautify
the city while
restoring our
ecosystem.
"As new
developments
appear, avoid
using invasive
or non-native
ornamental
plants. Require
all city property
and commer-
cial landscap-
ing spaces to
plant native
flora. The city
has a duty to
foster a healthy
ecosystem for
all beings, in-
cluding plants
and animals."
Plant California native and
remove invasive grasses to re-
duce fire risk and landslides.

Native plants are naturally
fire resistant and have low
to no water requirement
once established. The time
to prepare for and mitigate a
tragedy like the fires in Alta-
dena & Palisades is now.
138.229.132.129 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MP-
K?utm_
source=sub-
stack&utm_
medium=e-
mail
4613 6/24/2026
14:13
Mostly a
peaceful town.

I like having
neighbors that
watch for each
others.

More care to
the trees on
public prop-
erties. Like the
trees around
Vegabond
are dry. If
the city can
take a look at
cutting down
or watering
the trees. Also
more updated
or new housing
being build.

Mixed-use
development
(housing and
commercial
uses com-
bined)
Concerned "Run-down
properties and
eyesores ,Job
opportunities"
"The movie the-
ater, Costco. "
More updated
or new stores
to replace the
closed down
shops during
COVID. Clean
up the dried
trees and
weeds around
vegabond.

Newer houses. More restau-
rants and shops. Or a new
indoor play area that families
can host birthday parties for
kids.
173.40.64.98 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MP-
K?utm_
source=sub-
stack&utm_
medium=e-
mail
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Page 188 of 315 ends

We have a safe
community
that's clean
and supports
each other
"We need more
businesses to
come here like
Target, Trader
Joe's, Whole-
foods. Most
of these are in
the neighbor-
ing cities of
Alhambra and
Pasadena. We
need more
businesses like
there within
our own bor-
ders. "
"New business-
es (commer-
cial/retail
spaces),Single
family housing
(homes)"
Concerned "Run-down
properties and
eyesores ,Job
opportunities"
good to see
strip malls have
new paint jobs
"Central mpk
- along Garvey
Ave. There are
many older
businesses that
are rundown.

Out towards
Fremont area,
those busi-
nesses could
use a refresh
and of course,
along Potrero
Grande/Saturn
Ave - that area
should have
those business-
es listed above"
more businesses. maybe
some local businesses that
will help more people want
to live here.
162.119.17.61
https://www.
montereypark.ca.gov/
FormCenter/Commu-
nity-Development-On-
line-Forms-4/VacanttoVi-
brant-Help-Shape-Mon-
terey-Park-138
4615 6/24/2026
14:17
"The relative
safe neighbor-
hoods, decent
schools, great
food, and over-
all good kind
people."
"We need
more trees and
shade. Year
after year life in
MPK has got-
ten more and
more hot, cli-
mate wise, and
staying indoors
blasting AC is
not the answer.

I'd love to see a
ton more trees
planted, espe-
cially given the
pollution from
the Lineage
fire that we're
experiencing,
we need to be
proactive. "
"New
businesses
(commercial/
retail spaces),-
Mixed-use
development
(housing and
commercial
uses com-
bined)"
Very concerned "Run-down
properties and
eyesores ,Job
opportunities"
"Atlantic Times
Square isn't
great, but it
does provide a
place to gather
and stroll and
business to be
had. I'd prefer
if there were
more green
spaces and
trees. Look at
Portland for
inspo in urban
development. "
Atlantic Square
definitely could
use an over-
haul. Garvey
ave could also
be redesigned
for a more
pedestrian
friendly experi-
ence.
"For the space? Mixed use,
community arts spaces, think
broader and bigger into the
future of what will serve our
residents and what kind of
city we want to be. The new
Obama Library is a great
example of awesome urban
development and thoughtful
build. Things that will attract
people to visit & stay."

99.7.105.172 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MP-
K?utm_
source=sub-
stack&utm_
medium=e-
mail
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Page 189 of 315 ends

Maybe more
support for
growth of small
businesses."
"New
businesses
(commercial/
retail spaces),-
Mixed-use
development
(housing and
commercial
uses com-
bined),Single
family housing
(homes)"
Concerned "Access to
amenities,Job
opportunities"
new restau-
rants at corner
of Garvey/Gar-
field.

The area the
data center
was going to
be. Shopping
center with Big
5 is. Shopping
center with
Diamond
bakery is.

MIx use facility. Happy to have
a shopping center with living
space above (like AMC\Atlan-
tic times square)

99.90.214.228 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MP-
K?utm_
source=sub-
stack&utm_
medium=e-
mail
4617 6/24/2026
14:50
"Panasian
grocery and
restaurant op-
tions, proximity
to east La, sgv,
pasadena, bus-
tling foot traffic
in key areas"
"Bike lanes,
traffic control
and pedestrian
safety, beauti-
fication (tree
cover, curb
strips, sidewalk
cleaning)"
"New
businesses
(commercial/
retail spaces),-
Mixed-use
development
(housing and
commercial
uses com-
bined),Afford-
able housing
(income-based
housing),-
Multi-family
housing (apart-
ments/condo-
miniums)"
Very concerned "Housing
opportuni-
ties,Run-down
properties and
eyesores "
Kind of enjoy
the Atlantic
strip with how
many business-
es there are
along it.
"There are so
many strips
along Garvey
that need im-
provement. The
lot on Garfield
and Garvey is
an eyesore. So
many busi-
nesses that are
closed down or
vacant. Don't
know if it's MP,
but that huge
area along N
Garvey going
towards Wal-
nut Grove has
a lot of vacancy
or nothing
developed"
I would prefer just improving
the infrastructure. Roads feel
dangerous in neighborhood
areas bc of poor road sig-
nage. Barnes Park is nice but
it would be even better to
have smaller parks peppered
in the vacant areas.
169.232.73.207 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MP-
K?utm_
source=sub-
stack&utm_
medium=e-
mail
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Page 190 of 315 ends

My neighbors
are looking out
for me, they're
offering to walk
my grandma's
dog for her,
they're helping
our older
neighbors
bring in their
trash cans.

There is a lot
of good will
in Monterey
Park. "
I think public
transportation
services should
still be widely
available.
"Affordable
housing
(income-based
housing),-
Multi-family
housing (apart-
ments/condo-
miniums)"
Very concerned "Housing op-
portunities,Job
opportunities"
Something
similar to
Atlantic Times
Square seems
like a good mix
of residential
and business
properties. One
of the main
deterrents
however is that
the complex
seems
I think there
should be
continued
investment in
public trans-
portation ser-
vices through-
out the city.
"The community should
look to affordable housing
and greenspaces, especially
because Monterey Park is a
suburban area with multi-
generational families. This
also aligns with what many
people stated during council
meetings regarding the ban. "

12.238.222.226 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MP-
K?utm_
source=sub-
stack&utm_
medium=e-
mail
4620 6/24/2026
15:42
"The services
are close by
such as the
library, parks,
banks post
office, etc. A
variety of gro-
ceries stores,
variety of restu-
arant, both
dine in and fast
food.\n\n\n\n"
"Our shut in
seniors who do
not have access
to transpor-
tation, to get
to the store,
the senior
center for social
interaction.

Finding a safe
space for our
homeless and
we do have
them whether
it’s shelter,
food , clothing,
a place to
shower"
"Mixed-use
development
(housing and
commercial
uses com-
bined),Afford-
able housing
(income-based
housing)"
Concerned "Housing
opportuni-
ties,Run-down
properties and
eyesores "
"Small busi-
nesses that
offer classes
ie, cooking,
baking, knitting
crocheting,
sewing and
offiering the
supplies yarn,
pickle ball
racket, tennis
rackets, etc. A
shared garden/
farm for people
to grow their
own vege-
tables, even
classes to show
people how to
grow their own
vegetables
\n\n\n\n\n"
Our swimming
pools besides
Barnes Park
pool will need
renovation.
"A sports center/ complex,
with a large park with walk-
ing path drought tolerant
plants, classes for gardening,
birding, large dog park with
obedience classes,"

66.215.222.129 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MPK
Monterey Park Community Outreach Report 3 3

Page 191 of 315 ends

Downtown
S. Pasadena,
Magnolia Blvd
in Burbank
have as well.

All curated/en-
couraged small
businesses that
are authentic
and reflective
of their resi-
dents. "
Garvey Ave and
Atlantic Blvd
could benefit
from some
overhaul. Cor-
porate Center
Drive needs to
be reexamined
for a post-Covid
world.
"Invest in city amenities such
as parks, libraries, tool lending
libraries, makerspaces, and
schools to increase home-
owner value and higher av-
erage rent. City should invest
in creating a sense of place
and a unique destination.

Continue farmers markets
& consider starting a night
market."

66.215.222.129 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MPK
4623 6/24/2026
16:01
Diversity. Safe
communi-
ty. Close to
downtown LA.

Beautiful and
tranquil. No
homelessness!
"Restaurants
close to resi-
dential areas
should invest
in beatification
and cleanliness
surrounding
their business-
es. \nTraffic
lights should
be reevaluated
depending
on traffic
conditions
and should
use sensors to
allow the flow
of traffic more
efficiently.
more business
to Atlantic
Square and
other v"
New business-
es (commer-
cial/retail
spaces)
Concerned Access to ame-
nities
ie. Starbucks
where B of A
was located.
"Atlantic
Square \
nGarvey and
Atlantic Blvd
corners "
"Whole Foods, Trader Joe’s,
SAMS, Tesla charging stations,
more diverse restaurant
options including healthier
choices, clothing stores "
108.192.190.95 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MPK
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Page 192 of 315 ends

The choices
of eating and
drinking have
improved over
the years. My
neighborhood
is quiet and
convenient to
everything. Rec
and parks have
lots of great
community
events and pro-
gramming. I'm
actually happy
with more third
spaces."
There are a
lot of empty
storefronts
and aging
businesses and
infrastructure
downtown on
Garvey. Empty
lots could be
temporary
areas of beauty
like planted
with wildflow-
ers. Pockets
of homeless
folks and trash
buildups in cer-
tain locations.
"Mixed-use
development
(housing and
commercial
uses com-
bined),Afford-
able housing
(income-based
housing)"
Concerned "Access
to ameni-
ties,Run-down
properties and
eyesores "
"Adding Ein-
stein bagels,
smoking tiger,
yihui coffee
and other high-
er end busi-
nesses have
been great. The
north Atlantic
corridor seems
like there's
a synergy
that benefits
everyone in the
area. "
"Downtown
on Garvey,
extending to
Rosemead. The
Atlantic/Garvey
intersection. "
Mixed use...more green space
and parks/trails

99.53.231.96
https://www.
montereypark.ca.gov/
FormCenter/Commu-
nity-Development-On-
line-Forms-4/VacanttoVi-
brant-Help-Shape-Mon-
terey-Park-138
4625 6/24/2026
16:31
Location is
highly acces-
sible to many
areas of Los
Angeles.
"Better control
on homeless,
do a better
job keeping
sidewalks and
landscaping
nice and clean.

Have property
owners prop-
erly maintain
their building
and landscap-
ing. Limit park-
ing on streets
in residential
areas. Reduce
eye sore."
"New business-
es (commer-
cial/retail
spaces),Single
family housing
(homes)"
Not concerned Run-down
properties and
eyesores
Mainly
cleanliness
and attractive
environments.

We need to
eliminate eye
sores and bring
up property
value. We are
so behind
compared to
other cities in
our area.

Need to clean
up all the shop-
ping areas and
it's sidewalks
along the
major areas of
Atlantic. Also
along the Gar-
vey area. Make
it aesthetic.
"Make it more aesthetic, safe
and businesses and consum-
ers will come.",104.182.58.200
https://www.
montereypark.
ca.gov/1732/Va-
cant-to-Vibrant-
MPK
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Page 193 of 315 ends

I've been here
since 1974 and
seen the loss of
natural shade,
air filters, and
beauty."
"Affordable
housing
(income-based
housing),-
Multi-family
housing (apart-
ments/condo-
miniums)"
Concerned Housing oppor-
tunities
Commercial
buildings with
painted murals
Potrero Grande
between
Markland and
Arroyo Drive.

Affordable housing 47.34.203.31 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MP-
K?ref=writing.
strisker.com
4627 6/24/2026
17:40
"MPK is not
a place of
temporary
residents, but
of people who
have set down
roots and
desire commu-
nity. Our parks
are filled with
life's stages,
from sports
practices, birth-
day parties, to
pickleball and
elderly dance
groups. We
have strong
food culture
and schools --
these are good
signs. "
"There are
swaths of MPK
decaying due
to absentee
or uninter-
ested private
ownership and
lack of vision. I
imagine all res-
idents of MPK
have either
descended
from or came
directly from
international
communities
where town
spaces were
green, layered,
and a place
of gathering
-- we need to
compel this. "
"New
businesses
(commercial/
retail spaces),-
Mixed-use
development
(housing and
commercial
uses com-
bined)"
Very concerned Run-down
properties and
eyesores
"The ""Little
Skewer""
restaurant/
tavern is a
good example
of a unflashy,
""lived in"" and
enclosed space
familiar to so
many residents
(Asian and
Latino both).

Do we have
our small scale
""Claremont
Packing
House"", ""Ana-
heim Packing
District"", or
even ""San
Gabriel Mission
area"" version?"
"Garvey from
Atlantic to
Garfield is the
main town
stretch, and
it's filled with
decaying
businesses. All
of our spaces
(retail, resi-
dential, parks)
are devoid of
layered green-
ery, you would
never think our
communities
were filled with
descendants
of Southern
China, Taiwan,
Vietnam, and
Mexico. "
"Pockets of non-fast food
eateries/pubs, indoor (or out-
door) market halls with shade
and seating, children's dis-
covery play areas, bookstores,
cafes, dessert shops, Asian
makeup stores, plant shops.

Walkable spaces where folks
could foreseeably spend 2-3
hours in every weekend."
136.226.64.253
https://www.
montereypark.ca.gov/
FormCenter/Commu-
nity-Development-On-
line-Forms-4/VacanttoVi-
brant-Help-Shape-Mon-
terey-Park-138
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Page 194 of 315 ends

Seems like a
lot of MP con-
stituents head
toward down-
town Alhambra
for it's modern
buildings and
businesses.
"New business-
es (commer-
cial/retail
spaces),Afford-
able housing
(income-based
housing)"
Not sure "Run-down
properties and
eyesores ,Job
opportunities"
Atlantic Time
Square prior to
the pandemic
when it was
lively and
bustling. Now-
adays, it is still
worth visiting
but it lacks
attraction.

The empty lot
at the corner
of Garvey and
Garfield. The
empty lot on
Garvey, past
New Ave.
"Trader Joe's, Porto's" 96.39.227.156 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MP-
K?utm_
source=sub-
stack&utm_
medium=e-
mail
4629 6/24/2026
20:00
"Community
feel, diversity,
great food, ide-
al location "
"There are
many empty
storefronts,
I'd like more
funding for the
library, we need
more trees (na-
tive varieties)
for shade"
"New business-
es (commer-
cial/retail
spaces),Afford-
able housing
(income-based
housing)"
Very concerned "Access to ame-
nities,Housing
opportunities"
Most of the
brand new de-
velopments are
aesthetically
unpleasing. It's
important for
the develop-
ment of the
city to fit the
character and
culture of the
city
"Mid Atlantic
(specifically,
getting small
businesses into
this area as it's
walkable; not
big box stores),
the corner of
Atlantic and
Garvey (all four
corners)"
"The city has taken a passive
stance in attracting new
business and tolerates land-
lords who are okay with their
spaces staying unleased. I'd
like to see the city take an ac-
tive approach to marketing/
approaching new business-
es and welcoming small
businesses, and penalize
inflexible landlords "
138.229.218.211 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MPK
4630 6/24/2026
20:13
"Chinese food.

However, too
many restau-
rants."
"We need an
entertainment
district. An
indoor play-
house, bowling
alley, weekly
art and craft
event, monthly
open swap
meet. Indoor
hall rental for
parties. New
market,, Trader
Joe. More
city spon-
sored night
events. Allow
restaurants to
have tables on
sidewalks with-
out additional
fees. "
New business-
es (commer-
cial/retail
spaces)
Concerned "Access
to ameni-
ties,Run-down
properties and
eyesores "
Too many
restaurants.

Entrance and
exit lanes into
and out of
Market Plave
are terrible.

Long lines of
cars going in
and coming
out. Need to
improve .

An entertainment district. No
more restaurants.
173.40.64.24 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MPK
Monterey Park Community Outreach Report 3 7

Page 195 of 315 ends

In the shaded
areas of the
presentation
last night.

More open spaces for resi-
dents! Parks!
172.115.12.192 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MPK
4632 6/24/2026
23:25,Rel-
atively low
crime and
the library
"More large
trees for clean
air, more
family friendly
businesses,
protected bike
lanes on major
streets like
Atlantic or Gar-
field, smoother
sidewalks for
strollers"
New business-
es (commer-
cial/retail
spaces)
Concerned Run-down
properties and
eyesores
"City mural,
Garvey Ranch
Playground,
New restau-
rants"
Atlantic square
is a ghost town.

Atlantic Blvd
has many un-
housed individ-
uals lounging
around near
the bus stops.
"Upstairs hous-
ing; downstairs
food hall,
farmers market,
and communi-
ty stage"
172.127.1.82 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MP-
K?utm_
source=sub-
stack&utm_
medium=e-
mail
4634 6/25/2026
12:03
Diverse com-
munity
Housing op-
tions for seniors
Mixed-use
development
(housing and
commercial
uses com-
bined)
Concerned Housing oppor-
tunities
Townhomes Where pro-
posed data
center was to
be located
Senior living 146.75.146.78 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MP-
K?utm_
source=sub-
stack&utm_
medium=e-
mail
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Page 196 of 315 ends

Neighbors look
out for each
other. We have
access to free-
ways. We have
access to high-
er education
that attracts
music, art and
other cultural
activities. I love
the parks"
More inclusivity.

More selection
or variety of
businesses and
restaurants.

More senior
activities. One
senior center
and I can never
access activities
because too
many people
and no parking.

Aging popula-
tion so more
services and ac-
tivities. Entice
better quality
stores both
markets and
restaurants.

Mixed-use
development
(housing and
commercial
uses com-
bined)
Very concerned "Access
to ameni-
ties,Run-down
properties and
eyesores "
Unfortunate-
ly none in a
long time.

Pasadena has
a lot more to
offer a diverse
community.

Portrero
Grande busi-
ness center.

Atlantic square
and around
college. Atlan-
tic between
Tighin and
Garvey. Garvey
between San
Gabriel and
Atlantic
Small business to support
young families with childcare
and activities and for the
larger aging population
offering physical and mental
stimulation classes for se-
niors. Healthier markets and
restaurant options. Places
where your aging pollination
can assist or participate in
city activities and serv
172.226.148.57 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MP-
K?utm_
source=sub-
stack&utm_
medium=e-
mail
4639 6/25/2026
16:09
"I have lived in
the 626 area
my whole life
and can't really
imagine leav-
ing it! I love the
abundance of
small eateries,
community
events (espe-
cially CNY) and
that I am so
close to many
neighborhoods.

The park is
always bustling
and the library
and police and
community
center just a
stones throw
away"
"I think there
a lot of dead
spaces within
MPK that I
would live to
see a harder
push for
revitalizing mix
use areas, or
designating
it for more
affordable
housing- and
having spaces
surrounding
that reflect the
needs of the
area."
"New
businesses
(commercial/
retail spaces),-
Mixed-use
development
(housing and
commercial
uses com-
bined),Afford-
able housing
(income-based
housing),-
Multi-family
housing (apart-
ments/condo-
miniums)"
Concerned "Access to ame-
nities,Housing
opportunities"
"I always hap-
pen to find my-
self in Atlantic
Times Square,
there are still
many empty
stores, but see-
ing more life
in it recently,
has made me
optimistic. "
"The many lots
that follow
along down S
Atlantic Blvd
have very much
seen better
days- some are
still fairly busy
and some are
empty - a spe-
cific example is
The Mandarin
noodle house
on Garvey that
closed was a
staple in the
area, and now
sits empty,
even though
I've heard
attempts to
reopen again."
A central hub area (like At-
lantic Times Square) making
it walkable down that whole
road and nice as an almost
'down town area' like old
town Pasadena- but with
a focus and representation
of the people that make up
beautiful MPK! And having
affordable housing around
these 'walkable' areas.

71.92.199.34 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MP-
K?utm_
source=sub-
stack&utm_
medium=e-
mail
Monterey Park Community Outreach Report 39

Page 197 of 315 ends

We need to
clean up or fine
residents/peo-
ple who litter
or leave their
trash/furniture
etc out on the
streets. There is
a charm when
it comes to a
central location
however quiet
and peaceful
town just
minutes away
from LA.
"New
businesses
(commercial/
retail spaces),-
Mixed-use
development
(housing and
commercial
uses com-
bined),Single
family housing
(homes)"
Not sure "Access to ame-
nities,Housing
opportuni-
ties,Run-down
properties and
eyesores ,Job
opportunities"
"First, it sad-
dens me that
the Deerfield
Plaza will be
under demoli-
tion. There is so
much charm
and culture
in that plaza,
that I hope
that culture
remains when
the new plaza
comes in. The
most valuable
and commu-
nity oriented is
probably the
Atlantic Time
Square plaza. "
"I am afraid
to say this
because I worry
that it will re-
sult in the older
or low-income
community
being ousted,
but Downtown
Monterey Park
could definitely
use some TLC.

BUT I firmly
disagree in
allowing prices
to rise and the
community,
especially older
adult commu-
nity from being
unable to
acces/buy"
"Housing, multi-use buildings
(commercial, retail and
residential) "

24.205.177.92 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MP-
K?utm_
source=sub-
stack&utm_
medium=e-
mail
4643 6/26/2026
9:40
"I have loved
my longtime
neighbors, who
have looked af-
ter each other
over all these
years"
"Make it more
walkable/
bikeable,
environmen-
tally healthy,
green; add
multi-genera-
tional housing/
ADU programs
that supports
Asian and
Latino family
structures"
"New business-
es (commer-
cial/retail
spaces),Afford-
able housing
(income-based
housing),-
Multi-family
housing (apart-
ments/condo-
miniums)"
Very concerned "Access
to ameni-
ties,Run-down
properties and
eyesores "
"find out what
residents drive
out of the
city to get (eg
Costco/costco
gas/Home
Depot complex
saves us trips
to Alhambra;
love mom/pop
businesses like
Taihei; how
about forward
thinking hous-
ing/co-housing
(see Village
Homes con-
cept in Davis,
CA)"
Main thor-
oughfares (e.g.

Garvey/Garfield;
Garvey/Atlantic;
former Atlantic
Square); areas
near LA county
facilities on
west side (Add
a Trader Joes
shopping
complex in
northwest
part of city to
also draw in
Alhambra and
SG shoppers)
"look at ways to work with
major employers (LA County,
Cal State LA, ELAC); "
174.245.45.149 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MP-
K?utm_
source=sub-
stack&utm_
medium=e-
mail
Monterey Park Community Outreach Report 40

Page 198 of 315 ends

With the
increase in EV
vehicles and
the instability
of oil, I think
this might be
a beneficial
investment
for those who
can't charge at
home or don't
have access (ie:
condos, renters,
etc). "
"New
businesses
(commercial/
retail spaces),-
Mixed-use
development
(housing and
commercial
uses com-
bined)"
Concerned "Access
to ameni-
ties,Run-down
properties and
eyesores "
"Redevelop-
ment of the
""Fatman Ding""
plaza"
Atlantic Blvd
and Garvey Ave
corners
EV Charges! 162.229.194.113
https://www.
montereypark.ca.gov/
FormCenter/Commu-
nity-Development-On-
line-Forms-4/VacanttoVi-
brant-Help-Shape-Mon-
terey-Park-138?brid=Y-
WdncwHAKLqu4YlyGc-
HIi0GZjK25
4647 6/28/2026
1:58
It is friendly to
my race and
has a lot of
restaurants to
eat.
"We should
not be always
building so
much as to
displace wild
life and disturb
single family
residence
with tons of
condos and
apartments
making street
impossible.,"
Single fam-
ily housing
(homes)
Very concerned "Housing
opportuni-
ties,Run-down
properties and
eyesores "
I think have
Home Depot
has been a
great conve-
nience to us
homeowners
as we do not
need to get to
Alhambra.

The Saturn
park area cer-
tainly needs to
be utilized but
hopefully not
at the expense
of causing a lot
of traffic and
interruption
to the single
famiily homes
near by.

I think it can build more
affordable housing and have
better service offices like give
San Gabriel Animal Hospital
a better location and building
because Dr. K is really helping
people and their pets to get
affordable treatment. We
should support this kind of
real service business.
138.229.223.101 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MPK
Monterey Park Community Outreach Report 4 1

Page 199 of 315 ends

MPK Transit) is
accessible and
easy to use"
"There's a plot
of land across
the apartment
my family lives
in and hasn't
seen a unit, let
alone workers
doing lawn
work. It might
be the same for
those who have
empty plots of
land with no
house. I would
like to see new
housing units
or sort of build-
ings to ensure
that plot land
doesn't go to
waste"
"New
businesses
(commercial/
retail spaces),-
Mixed-use
development
(housing and
commercial
uses com-
bined),Single
family housing
(homes),Afford-
able housing
(income-based
housing),-
Multi-family
housing (apart-
ments/condo-
miniums)"
Very concerned "Access
to ameni-
ties,Run-down
properties and
eyesores "
"The new can-
opies at Garvey
Ranch, and
the new mural
paintings
(would love
more of those)."
"The Mar Cen-
ter definitely
need some
renovations to
make it more
welcoming to
citizens and
tourists- bring
more customer
traffic as well.

The bathrooms
at the Atlantic
Times Square
do need major
renovations.

Some more
green on our
streets, and
the empty
spaces at
Atlantic Square
(ex. Boston
Market)"
"Create a new park where
residents can exercise, walk,
have picnics, and events host-
ed by the city. There are also
the projects like Celadon-
would like some updates and
a presentation on how it will
be developed. And there's
abandoned building that was
supposed to be for 7 Leaves
Café on Atlantic."

66.214.134.36
https://www.
montereypark.ca.gov/
FormCenter/Commu-
nity-Development-On-
line-Forms-4/VacanttoVi-
brant-Help-Shape-Mon-
terey-Park-1384658 6/30/2026
12:41
"The proximity
LA, freeway
access, good
food, parks
and of course
the unique
immigrant and
culture rich
community."
"City council
can be better
on advocating
for MPK and
the SGV com-
munity. The
nation saw a
88% rebuke on
Data Centers
within MPK,
and it did not
go unnoticed
where each of
the MPK city
council mem-
ber and plan-
ning staff stood
throughout the
process."
Mixed-use
development
(housing and
commercial
uses com-
bined)
Very concerned "Access to ame-
nities,Housing
opportuni-
ties,Run-down
properties and
eyesores ,Job
opportunities"
Not so much. No secret

HMC MUST
monetize their
parcels as they
are beholden
to their share-
holders as the
city council is
beholden to
their constitu-
ents.
"Mixed use, Saturn Park.

Talk to the residents for the
vibrant ideas."

23.114.215.56
https://www.
montereypark.ca.gov/
FormCenter/Commu-
nity-Development-On-
line-Forms-4/VacanttoVi-
brant-Help-Shape-Mon-
terey-Park-138
Monterey Park Community Outreach Report 4 2

Page 200 of 315 ends

Offering incen-
tives to keep
locally-owned
businesses
and residents
operating
within our city.

Free transpor-
tation providers
to frequent all
areas of our city
would help to
alleviate cars
on the road. A
55+ gated com-
munity could
be surrounded
by businesses
walking dis-
tance to serve
their needs.
"Mixed-use
development
(housing and
commercial
uses com-
bined),Single
family housing
(homes)"
Very concerned "Access to ame-
nities,Housing
opportunities"
"I like the new
area by the 60
freeway with
Costco and in
n out, etc. But I
think providing
houses for
young families
and seniors
provides a
necessary
balance to
ensure all busi-
nesses have a
demographic
to target and
provide ser-
vices. "
Saturn Park I believe build-
ing 55+ gated
community
with shops
and services
adjacent to it
to serve the
residents along
with beautiful
safe walking
trails and
grassy area for
children and
picnics or host
city events
would make
the area vibrant
on special
occasions and
relaxing on
normal days.

Single storied

75.142.216.29 https://www.
montereypark.
ca.gov/1732/Va-
cant-to-Vibrant-
MPK
4664 7/2/2026
7:23
"Convenient lo-
cation to most
of what Los
Angeles county
has to offer, cul-
turally diverse,
educational
opportunities,
food variety,
relatively clean
and safe"
"More public
nature access,
more tree can-
opy for man-
aging climate
variance, incen-
tives for lawn
replacement
with native
plants, central
meeting/ gath-
ering spaces for
families and so-
cial events that
are free and
inviting, public
lending library
of tools and
equipment for
residents"
"Mixed-use
development
(housing and
commercial
uses com-
bined),Afford-
able housing
(income-based
housing)"
Not concerned Access to ame-
nities
"Development
of recreational
areas, pool
renovations/
reopening, safe
walking areas "
"If empty lots
are an issue
for residents,
incentivize
public garden
use or encour-
agement of
native plants
for environ-
mental health
and aesthetic,
common
use spaces in
retail areas
for meeting
and building
community"
"Local business development
that encourages sustainabili-
ty, community engagement,
joy, access to nature and
beauty that attracts people
outside and to the city,
healthy, active, accessible,
walkable neighborhoods."
104.9.81.215
https://www.
montereypark.ca.gov/
FormCenter/Commu-
nity-Development-On-
line-Forms-4/VacanttoVi-
brant-Help-Shape-Mon-
terey-Park-138?utm_
source=ig&utm_medi-
um=social&utm_con-
tent=link_in_bio&f-
bclid=PAZXh0bgN-
hZW0CMTEAc3J0Yw-
ZhcHBfaWQPNTY3M-
DY3MzQzMzUyN-
DI3AAGnJDo2MSZsbH-
FtlUGWlAgxGC71qRu-
VgEzfm1vooBq3M4Ax-
gXL-N1vpcPb9Nyw_
aem_Fd4ieQmga-PioxL-
07JN6Vw
Monterey Park Community Outreach Report 4 3

Page 201 of 315 ends

I'd also like
to see more
mixed use
development.

The only one I
can think of is
Atlantic Times
Square, which
is a more
ambitious and
expensive form
of mixed use
development. "
Garvey corridor.

I'm not aware
of any mixed
use commer-
cial/residential
buildings along
Garvey.

I'm not sure how to answer
this question. I support
investment in the City with
reasonable consideration
for costs and benefits to City
residents and resources.

66.215.35.73
https://www.
montereypark.ca.gov/
FormCenter/Commu-
nity-Development-On-
line-Forms-4/VacanttoVi-
brant-Help-Shape-Mon-
terey-Park-138
4668 7/2/2026
19:13
Community Get tenants
into empty
commercial
buildings
"Mixed-use
development
(housing
and com-
mercial uses
combined),-
Multi-family
housing (apart-
ments/condo-
miniums)"
Concerned "Access to ame-
nities,Housing
opportunities"
Atlanta Times
Square
Atlantic and
Garvey inter-
section
Mixed use development with
housing.
172.56.127.80 http://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MPK
4669 7/2/2026
20:45
"Safety, tranquil
nature of the
city that has an
abundance of
food options
and green
space. Ad-
dressing traffic
bottlenecks
and ability to
avoid conges-
tion. "
"Not over
developing and
making it feel
cookie cutter
like other cities.

Taking care
of roads that
need repaving,
providing
services that
meets the
community
needs, and
protecting the
existing way of
life. "
Mixed-use
development
(housing and
commercial
uses com-
bined)
Concerned "Housing
opportuni-
ties,Run-down
properties and
eyesores "
Have not seen
any of note.
"There have
been business-
es that have
gone through
catastrophic
events such
as a fire and
those have
taken way too
long to reopen,
i.e. Monterey
Park Cleaners
that has been
closed/unoc-
cupied for 5+
years. "
"Businesses that are invested
in the community and are
good neighbors. Develop-
ment of businesses that
provide jobs, engagement
with the community and
revenue. "
155.186.66.229
https://www.
montereypark.ca.gov/
FormCenter/Commu-
nity-Development-On-
line-Forms-4/VacanttoVi-
brant-Help-Shape-Mon-
terey-Park-138
Monterey Park Community Outreach Report 44

Page 202 of 315 ends

Have clean
allies free of
trash. Make
sure we have
more patrols
at night so
that there is no
vandalism or
stolen cars spe-
cially on Riggin
St between
Atlantic and
Garfield
"New
businesses
(commercial/
retail spaces),-
Mixed-use
development
(housing and
commercial
uses com-
bined)"
Very concerned "Access to
amenities,Job
opportunities"
New restau-
rants example
the new
starbucks at
atlantic blvd
Atlantic square
need new busi-
nesses like a
planet fitness
Businesses 47.41.200.225
https://www.
montereypark.ca.gov/
FormCenter/Commu-
nity-Development-On-
line-Forms-4/VacanttoVi-
brant-Help-Shape-Mon-
terey-Park-138?fb-
clid=PAcGRvZgJleH-
RuA2FlbQIxMQBzcn-
RjBmFwcF9pZA8xM-
jQwMjQ1NzQyODc-
0MTQAAaeAnFOvpS1z-
PiuXL55JFE5X9mHDS-
dHIyLALwvsJUVRYcFL-
rnGzk77YwgxkVjw_ae-
m_1Y002wtctC30KRg-
so07xAw
4671 7/3/2026
9:04,People
tend to
mind their
business
& the city
actually
responds to
the people.
"Hiding vacant
lots better such
as the empty
spaces along
Garfield, either
with greenery
or mural art. "
Mixed-use
development
(housing and
commercial
uses com-
bined)
Concerned "Run-down
properties and
eyesores ,Job
opportunities"
Not per se.

Times Square
maybe.
"Garfield, but
it seems like
there's already
been improve-
ment. "
"Become
a model
city for the
future, building
mixed-use
green spaces
with mixed-in-
come housing
and either
shopping/
dining or pro-
ducing useful
resources like
vertical/urban
farming or
renewable en-
ergy in vacant
spaces, rather
than easy mon-
ey draining
resources. "
162.120.202.54
https://www.
montereypark.ca.gov/
FormCenter/Commu-
nity-Development-On-
line-Forms-4/VacanttoVi-
brant-Help-Shape-Mon-
terey-Park-138
Monterey Park Community Outreach Report 4 5

Page 203 of 315 ends

ID Submis-
sion Date
What do you
love about
living in Mon-
terey Park?
What do you
think can be
improved
about the
experience of
living in Mon-
terey Park?
"When it
comes to de-
velopment in
Monterey Park,
what is most
important to
you? (Please
select only
two.)"
"When it
comes to
vacant proper-
ties in Monte-
rey Park, how
concerned are
you?"
"When it
comes to va-
cant building
concerns in
Monterey Park,
what is most
concerning to
you? (Please
select only
two.)"
Are there any
developments
in town that
have added
value or reflect
the kind of
development
you want to
see more of in
the City?
Can you think
of areas in
Monterey Park
that need new
investment
or need to be
overhauled
to increase
quality of life
in the City?
"The City and residents
recently moved to ban
data centers in Monterey
Park. Now that the ban has
passed, what should the
community instead look to
in order to promote invest-
ment in the City?"
IP Address Referrer
4674 7/5/2026
22:46
"I love that the
city continues
to uphold a
diverse array of
Asian American
businesses,
especially with
the recent con-
centration of
them on Atlan-
tic Blvd which
improves the
walkability of
the city."
"Spreading out
the gains and
improving intra
city transit. As
someone who
lives close to
the Atlantic
Times Square,
I feel more
friction when it
comes to visit-
ing businesses
on the other
side of the city."
"Mixed-use
development
(housing
and com-
mercial uses
combined),-
Multi-family
housing (apart-
ments/condo-
miniums)"
Very concerned "Access to ame-
nities,Housing
opportunities"
New types of
businesses like
Manga Lounge
that provide
a space for
people to hang
out outside of
a restaurant. A
board game
store/lounge
would be
amazing right
by all the des-
sert shops!
"The corner of
Atlantic and
Garvey, which
still remains
undeveloped :("
"Mixed use housing in the
heart of Monterey Park or
along Atlantic, along with
lifestyle businesses for people
to hang out (such as a board
game store). I’d like to see
more reasons for people to
come into Monterey Park and
also provide a good resident
base to sustain these new
businesses!"
104.28.85.108 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MPK
4675 7/5/2026
23:05
"Public parks
we walk
around garvey
ranch and la
loma most
often, great
local restau-
rants, best
coffee and tea
shops, manga
lounge near
ELAC. Quiet
neighborhoods,
clean streets,
roads are being
repaved and
have very few
issues."
"Maintaining
the buildings
that already
exist. Many
buildings
and parking
lots need a
power wash
or a refresh.

Creating some
small business
incentives
to open for
shorter terms.

More reasons
for people to
gather. Scout
house for reg-
ular meetings
and events for
Scouting, gar-
dening clubs,
more shade."
"New business-
es (commer-
cial/retail
spaces),Single
family housing
(homes)"
Concerned "Run-down
properties and
eyesores ,Job
opportunities"
"I love the man-
ga cafe. Yihui
Coffee, Costco"
"Atlantic Times
Square parking
lot needs a
wash, Atlantic
Place needs
refurbishment
(dirty and
smelly)."
"Saturn park should have
senior housing that includes
independent living, assisted
living, and skilled nursing.

Traffic should be relatively
low, Monterey Parks aging
group can stay in the city
and keep all of their regular
shops and services, housing
stock should open up for new
families."

71.93.111.25 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MPK
Monterey Park Community Outreach Report 46

Page 204 of 315 ends

23.114.214.182 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MPK
4678 7/6/2026
16:28
"Location is very
centralized.

One of the
best locations
in LA County
- convenient
located and
residents can
access beach-
es, mountains,
airports, and
other cities
easily. "
Boarding hous-
es need to go.

The trash cans
are overflowing
with litters and
odd characters
loiter on the
streets when
they are close
to boarding
houses. Quality
businesses and
residents will
not want to
move here un-
less we clean
up and revital-
ize. Likes attract
the likes.
"New
businesses
(commercial/
retail spaces),-
Mixed-use
development
(housing and
commercial
uses com-
bined),Single
family housing
(homes)"
Very concerned "Access
to ameni-
ties,Run-down
properties and
eyesores "
"North Atlantic
Blvd. is better
but compared
to surround-
ing cities
(Alhambra and
San Gabriel
specifically),
there is still a
lot to catch
up on. Also,
please consider
adding a food
hall that can
also house art
galleries, mini
concerts, and
various com-
munity events."
"The whole
Garvey Avenue
is an eyesore.

Dirty, unsafe,
worn-out, and
useless. An
abundance of
""employment
agencies,""
""service cen-
ters,"" parcel/
shipping stores,
and massage
parlors that
are useless to
many residents.

Please also
consider plant-
ing LOTS of
trees through-
out the city to
lift up values. "
"Adding a townhall. Mod-
ernize the whole city with
a focus to combine green
living/urban living to attract
a more sophisticated base
of businesses and residents.

Consider form-based zoning
instead of strictly land-use
zoning. Take part in ""Tree
City"" movement."

63.200.234.130 https://www.
monte-
reypark.
ca.gov/1732/
Vacant-to-Vi-
brant-MPK
4681 7/6/2026
20:46,Love
that we are
our own
city with
our own
services.

More Ameri-
can/National
businesses.

I love and
support small
businesses but
we need recog-
nizable brands/
stores
New business-
es (commer-
cial/retail
spaces)
Very concerned Run-down
properties and
eyesores
Monterey Park
Market Place
Garvey Ave; At-
lantic Square
Renewable
energy

96.39.227.180
https://www.monterey-
park.ca.gov/FormCenter/
Community-Develop-
ment-Online-Forms
-4/VacanttoVi-
brant-Help-Shape-Mon-
terey-Park-138?fb-
clid=PAZXh0bgNhZW-
0CMTEAc3J0YwZh-
cHBfaWQPMTI0M-
DI0NTc0Mjg3N-
DE0AAGnkP3P8xY8Z-
KqV0CtSZQfG4qOoyio-
fi8lLyqkXe75Mnb0UD-
fm4FXnWK92j_d0_
aem_wap-GSt_b6BG-
DrSExgLRFA
Monterey Park Community Outreach Report 4 7

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Also it seems
like neighbors
don’t care
about their
homes and
it brings the
aesthetic of the
neighborhood
down
"New
businesses
(commercial/
retail spaces),-
Mixed-use
development
(housing and
commercial
uses com-
bined)"
Concerned "Access
to ameni-
ties,Run-down
properties and
eyesores "
Renovation
and activation
of Barnes park.

Plaza with
smoking tiger
and katsu and
brew. Would
love a proper
downtown
with businesses
we can walk
to and make a
day of it
"Atlantic
Square, Garvey
(downtown
MPK), Barnes
park pool"
"Breweries, food hall, gyms,
retail - clothing, homewares,
family friendly outdoor space
mixed with retail (Americana
as an example) "

66.214.130.195 https://www.
monterey-
park.ca.gov/
FormCenter/
Communi-
ty-Develop-
ment-On-
line-Forms-4/
VacanttoVi
brant-Help-
Shape-Mon-
terey-Park-138
4685 7/7/2026
0:26,The
community
More business
and entertain-
ment places
for families. We
need a sprouts
or Trader Joe’s
close by. Also
fast food like
chick fil a or in
n out.

New business-
es (commer-
cial/retail
spaces)
Concerned Access to ame-
nities
No Atlantic square Revitalize
commercial
corridors
104.173.171.93 https://www.
monterey-
park.ca.gov/
FormCenter/
Community-De-
velopment-On-
line-Forms-4/
VacanttoV
ibrant-Help-
Shape-Monte-
rey-Park-138
4692 7/8/2026
1:18,riding
public
transit like
Spirit Bus
for example
as well as
exploring
hiking trails
Add more spirit
bus services
into new areas
for better ways
to get there
whether it is
within Mon-
terey Park or
not like adding
service into Sat-
urn Park and
the Monterey
Pass Rd area
"Mixed-use
development
(housing
and com-
mercial uses
combined),-
Multi-family
housing (apart-
ments/condo-
miniums)"
Very concerned "Access to ame-
nities,Housing
opportunities"
"Atlantic
Square has a
lot of vacant
suites that no
one had ever
leased before
since Boston
Market, Rite
Aid, Baskin
Robbins,
and Pieology
Pizzaeria have
been closed
down there "
"I think Mon-
terey Pass Rd
area, Saturn
Park, and Cor-
porate Center
areas need
to have more
businesses or
possibly hous-
ing in those
areas as well as
retail too"
more public
transit service
like expand-
ing the spirit
bus routes to
new places
including serv-
ing Monterey
Pass Rd and
Saturn Park for
example

66.215.220.119 https://www.
montereypark.
ca.gov/1732/Va-
cant-to-Vibrant-
MPK
Monterey Park Community Outreach Report 4 8

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Staff Report
July 15, 2026

ATTACHMENT 2
City of Monterey Park Area Maps

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Garfield
Village
´
0 1 20.5 Miles
Commercial (C)
Mixed Use (MU)
Innovation/Technology (I/T)
Corporate Center (CC)
Land Use Designation MPK 2040
City of Monterey Park, CA
Vacant to Vibrant
Areas of Investment
Opportunities
Saturn Park
Garvey Ave
Monterey Pass Rd
Atlantic Blvd
Garfield Ave
Corporate
Center Dr
Hellman Ave

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´
0 0.45 0.90.23 Miles
Commercial (C)
Mixed Use (MU)
Innovation/Technology (I/T)
Corporate Center (CC)
Land Use Designation MPK 2040
City of Monterey Park, CA
Vacant to Vibrant
Area of Investment
Opportunity:

Corporate Center
Garvey Ave
Floral Dr
Monterey Pass Rd
Corporate Center Dr

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´
0 0.15 0.30.07 Miles
Commercial (C)
Mixed Use (MU)
Innovation/Technology (I/T)
Corporate Center (CC)
Land Use Designation MPK 2040
City of Monterey Park, CA
Vacant to Vibrant
Area of Investment
Opportunity:

Garfield Village
Via Campo
E Floral Dr
Garfield Ave
Garfield Village Specific
Plan

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´
0 0.3 0.60.15 Miles
Commercial (C)
Mixed Use (MU)
Innovation/Technology (I/T)
Corporate Center (CC)
Land Use Designation MPK 2040
City of Monterey Park, CA
Vacant to Vibrant
Area of Investment
Opportunity: Garvey Ave
Corridor (Downtown)
E Garvey Ave
Garfield Ave
Emerson Ave
W Garvey Ave
Newmark Ave

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´
0 0.25 0.50.13 Miles
Commercial (C)
Mixed Use (MU)
Innovation/Technology (I/T)
Corporate Center (CC)
Land Use Designation MPK 2040
City of Monterey Park, CA
Vacant to Vibrant
Area of Investment
Opportunity:

Mid-Atlantic Blvd
Cadiz St
Monterey Pass Rd
Atlantic Blvd
Harding Ave

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´
0 0.2 0.40.1 Miles
Commercial (C)
Mixed Use (MU)
Innovation/Technology (I/T)
Corporate Center (CC)
Land Use Designation MPK 2040
City of Monterey Park, CA
Vacant to Vibrant
Area of Investment
Opportunity:

North Atlantic Blvd
Garvey Ave
Monterey Pass Rd
Atlantic Blvd
Hellman Ave

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North New Ave
E Emerson Ave
Hellman Ave
N New AveHershey Ave

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South Atlantic Blvd
Atlantic Blvd

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Staff Report
July 15, 2026

ATTACHMENT 3
City Council Staff Report – July 1, 2020

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Gity Gouncil Staff Report
DATE: July 1 ,2020
AGENDA ITEM NO: New Business
Agenda ltem 5-A
TO:

FROM
SUBJECT:

The Honorable Mayor and City Council
Ron Bow, City Manager
Mark McAvoy, Public Works Director/City Engineer/City Planner Consideration and direction regarding placing a proposition on the November 3, 2020 ballot to adopt the Land Use Element to the Monterey Park General Plan
REGOMMENDATION:

It is recommended that the City Council consider:

1. Adopting the following resolutions
a. A resolution calling for a special election on November 3, 2020 for consideration of a ballot proposition;
b. A resolution requesting that Los Angeles County consolidate the special election with the general presidential election scheduled for the same date;
c. Adopting a resolution adding a proposition entitled the "Revised Monterey Park2040 Land Use Element Proposition" to the previously called November 3, 2020 ballot;
d. Adopting a resolution requesting that the City Attorney prepare an impartial analysis for the Revised Monterey Park2040 Land Use Element Proposition; and
e. Adopting a resolution authorizing ballot arguments regarding the Revised Monterey Park2040 Land Use Element Proposition.

2. lf desirable, direct that the City Manager draft a resolution for City Council consideration on a future meeting agenda supporting the Revised Monterey Park 2040 Land Use Element Proposition;

3. lf desirable, designate one or more Councilmembers to draft an argument in favor of the Monterey Park 2040 Land Use Element Proposition; and

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Staff Report

Page 2 ends

4, Take such additional, related, action that may be desirable.

BACKGROUND:

On June 17,2020, the City Council amended the Land Use Element (the "LUE") to conform with a version of the LUE originally vetted by the General Plan Advisory Committee ("GPAC') and recommended by the Planning Commission in 2019. As discussed during that meeting, the LUE is subject to voter ratification.

During that meeting, the City Council directed that staff return with the documents needed to place the LUE onto the November 3, 2020 presidential ballot, Those resolutions are attached.

Also included for the City Council's consideration is a resolution requesting that the City Attorney prepare an impartial analysis regarding the ballot proposition. An impartial analysis is not legally required for ballot propositions; the City Council may opt for one to be prepared.

Two last items for consideration are (a) whether staff should prepare a resolution for City Council consideration supporting the ballot proposition; and (b) if the City Council wishes to appoint Councilmembers to draft a ballot argument in favor of the proposition.

The deadline for placing propositions on the November 3, 2O2O ballot is August 7,2020.

Respectfully su
ity Manager
Prepa
Mark McAvoy
Public Works Director/Ci$
Engineer/City Planner
Attorney
ATTAGJMENTS:
a Draft resolutions.
er

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ATTACHMENT 1
Draft Resolutions

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RESOLUTION NO.

A RESOLUTION CALLING A SPECIAL ELECTION ON NOVEMBER 3,
2020 PURSUANT TO ELECTIONS CODE 59222
The City Council of the city of Monterey Park resolves as follows:

SECTION 1: Pursuant to Elections Code S 9222, the City Council calls for a Special Election to be held in the City of Monterey Park on Tuesday, November 3,2020, for the purpose of considering a proposition placed on the ballot by the City Council.

SECTION 2 Pursuant to Elections Code S 320, the City Clerk is the Elections Official and is authorized to take all legal actions to administer the election.

SECTION 3: The City Council authorizes the City Clerk to administer said election and the City will pay all reasonable and actual election expenses upon presentation of a properly submitted invoice.

SECTION 4: The polls for the election will open at seven o'clock a.m. on the day of the election and continuously remain open from that time until eight o'clock p.m. of the same day when the polls will close pursuant to Election Code S 10242, except as provided in Elections Code S 14401.

SECTION 5 Notice of the time and place of holding the election is given and the City Clerk is authorized, instructed and directed to give further or additional notice of the election, in time, form and manner as required by law.

SECTION 6: ln all particulars not specifically recited in this Resolution, the election will be held and conducted as provided by law for holding municipal elections SECTION 7 lf the Los Angeles County Board of Supervisors permits the Special Election to be consolidated with the Statewide Primary Election on November 3, 2020, then, notwithstanding anything to the contrary in Sections 5, 6, or 7, above, within the City the precincts, polling places, and election officers of the two elections will be the same the Registrar-Recorder/County Clerk of the County of Los Angeles will canvass the returns of the Special Election and the election will be held in all respects as if there were only one election.

SECTION 8: The City Clerk is directed to certify the passage and adoption of this Resolution and enter it into the book of original Resolutions.

SECTION 9: This Resolution will become effective immediately upon adoption

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Resolution No

Page 2 of 3 ends

ATTEST:

PASSED, APPROVED AND ADOPTED this 1st day of July, 2020 Hans Liang, Mayor
Vincent D. Chang, City Clerk

TO FORM
H Berg nt City Attorney

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Resolution No

Page 3 of 3 ends

STATE OF CALIFORNIA

COUNTY OF LOS ANGELES

CITY OF MONTEREY PARK
l, Vincent D. Chang, City Clerk of the City of Monterey Park, California, do hereby certify that the foregoing Resolution No. was duly adopted by the City Council of the City of Monterey Park at a regular Meeting held on the 16th day of October, 2019, by the following vote:
)
)s
)
Ayes
Noes:

Abstain

Absent:

Council Members
Council Members
Council Members
Council Members
Dated this 16th day of October, 2019
Vincent D. Chang, City Clerk
City of Monterey Park, California

Page 304 of 315 ends

CITY OF MONTEREY PARK
RESOLUTION NO.

A RESOLUTION ADDING A PROPOSITION TO THE BALLOT FOR THE PREVIOUSLY CALLED NOVEMBER 3, 2020, SPECIAL ELECTION
PURSUANT TO ELECTTONS CODE 59222
THE CITY COUNCIL RESOLVES AS FOLLOWS:

SECTION 1. The City Council finds as follows
A. Government Code SS 65300-65302 require the City to adopt and maintain a General Plan that contains certain elements, describes its long- term goals, and develops policies and programs to achieve those goals.

By statute, a General Plan is required to be updated "periodically." The last update to the Land Use Element of the General Plan (the .LUE") occurred in 2001;
B. By Resolution No. 12124, adopted December 5,2019, the City Council certified a Final Environmental lmpact Report ("FElR") for the LUE (filed as State Clearing House No. 2001-01-1074) and approved a new LUE (the "2019 LUE') subject to voter approval;
C. On March 3, 2020, voters rejected the 2019 LUE (designated as Measure ll on the ballot);
D. By Resolution No. 12172 adopted June 17 ,2020, the City Council amended the 2019 LUE so that it conformed with the LUE originally vetted by the General Plan Advisory Committee ("GPAC") and proposed by the Planning Commission (the "2020 LUE"); and
E. The FEIR certified by Resolution No. 12124 is incorporated into this Resolution by reference. Because this Resolution was adopted after certification of the FEIR, and because the FEIR completely analyzed the 2020 LUE, the City Council complied with CEQA in accordance with all applicable law including, without limitation, Friends of Sierra Madre v. City of Sierra Madre (2001) 25 Cal.4tn 165.

SECTION 2. Pursuant to Elections Code S 9222, the City Council places a proposition on the ballot for the Special Election scheduled for Tuesday, November 3, 2020, as previously established and implemented by City Council Resolution Nos. and _ adopted on July 1,2020.

SECTION 3. A copy of the proposition to be considered by the voters is attached as Exhibit "A," and incorporated by reference.

Page 1 ends

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SECTION 4. Pursuant to Elections Code SS 9222, 9603, and 13119, the exact form of the question to be voted on at the election as it should appear on the ballot is as follows:

Revised Monterey Park
2040 Land Use Element Proposition
Shall the Revised Monterey Park 2040 Land Use
Element Proposition be adopted?
YES
NO
SECTION 5. The City Clerk must certify to the passage and adoption of this Resolution; enter the same in the book of original Resolutions; and make a minute of the passage and adoption thereof in the records of the proceedings of the City Council in the minutes of the meeting at which the same is passed and adopted.

SECTION 6. The Mayor, or presiding officer, is hereby authorized to affix a signature to this Resolution signifying its adoption by the City Council of the City of Monterey Park, and the City Clerk, or designee, is directed to attest thereto.

SECTION 7. This Resolution will become effective immediately upon adoption.

PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF MONTEREY PARK ON THIS 1"t DAY OF JULY, 2020.

Hans Liang, Mayor
ATTEST:

Vincent Chang, Gity Glerk
APP FORM:

Assistant Gity Attorney
Attachme
Exhibit A - Full Text of the Ballot Measure

Page 2 of 5 ends

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EXHIBIT A

BALLOT PROPOSITION TO BE SU ITTED DIRECTLY TO THE VOTERS The People of the City of Monterey Park do ordain as follows:

SECTION 1: Irlle. This proposition is entitled the "Revised Monterey Park 2040 Land Use Element Proposition."
SECTION 2: Adoption of Land Use Element of the General Plan. The Land Use Element of the Monterey Park General Plan approved by the City Council on June 17, 2020 (the "2020 LUE") is adopted by this reference as if fully set forth. Because the 2020 LUE is voluminous (more than 100 pages), the full text of the measure may be accessed on the City's website at the following web site address:
www. montereypark. ca. gov/M PKLU E.

SECTION 3: lmplementation of this Proposition.

A. City Council Authority. Pursuant to Elections Code S 9217, the People authorize and direct the City Council to promptly take appropriate actions needed to implement this Proposition including, without limitation, adopting all zoning regulations needed to effectuate this Proposition by ordinance. Upon the effective date of this Proposition and notwithstanding any limitation on the City Council's authority set forth in this Proposition or the Monterey Park Municipal Code, all land use regulations adopted by the City Council that are consistent with this Proposition are retroactively ratified and validated by the People.

B. Sfafe lmposed Land Use Legislafion. Pursuant to Elections Code $ 9217 , the People authorize and direct the City Council to undertake appropriate actions needed to implement state legislation affecting land use regulations by ordinance. Upon the effective date of this Proposition and notwithstanding any limitation on the City Council's authority set forth in this Proposition or the Monterey Park Municipal Code, all land use regulations needed to be adopted or amended in response to State legislation including, without limitation, the land use element and zoning regulations, may be adopted upon the City Council's own authority.

C. Reconciliation with Competing Proposition ln the event another ballot measure (a "Competing Proposition") appears on the same ballot as this Proposition that seeks to adopt, impose, or amend any limitations or restrictions, or other regulations or requirements, including, without limitation, those with respect to the actions authorized by this Proposition, that differ in any respect to or supplement, those contained in this Proposition, the People declare their intention that, if both the Competing

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Proposition and this Proposition receive a majority of votes cast, the Competing Proposition and this Proposition be fully adopted except to the extent that specific provisions contained in each measure are deemed to be in direct conflict with each other on a "provision by provision" basis pursuant to Yoshisato v. Superior Court (1992) 2 CaL4th 978. With respect to any such directly conflicting provisions, the specific provisions of the Proposition receiving the greater number of votes will prevail.

SECTION 4: /nterpretation. This Proposition must be interpreted to be consistent with all federal and state laws, rules, and regulations. lf any section, sub-section, sentence, clause, phrase, part, or portion of this Proposition is held to be invalid or unconstitutional by a final judgment of a court of competent jurisdiction, such decision does not affect the validity of the remaining portions of this Proposition. The People declare that this Proposition, and each section, sub-section, sentence, clause, phrase, part, or portion thereof, would have been adopted or passed irrespective of the fact that any one or more sections, sub-sections, sentences, clauses, phrases, part, or portion is found to be invalid. lf any provision of this Proposition is held invalid as applied to any person or circumstance, such invalidity does not affect any application of this Proposition that can be given effect without the invalid application.

SECTION 5: Repeal and Supersession. The People adopt this Proposition with the specific intent of superseding any contrary regulation, including those previously adopted by the People, or administrative policy and procedure. Consequently, all regulations that conflict with this Proposition are repealed or modified to reconcile them with this Proposition.

SECTION 6: Construction. This Proposition must be broadly construed to achieve the purposes stated in this Proposition. lt is the People's intent that the provisions of this Proposition be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Proposition.

SECTION 7: Enforceability. Repeal of any provision of the previous LUE, MPMC, or other ordinance implemented by this Proposition does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation occurring before this Proposition's effective date. Any such repealed part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Proposition.

SECTION 8: Validity of Previous Code Secfions. lf this entire Proposition or its application is deemed invalid by a court of competent jurisdiction, any repeal or amendment of the 2020 LUE, MPMC, or other ordinance implemented by this Proposition will be rendered void and cause such previous LUE, MPMC provision, or other the ordinance to remain in full force and effect for all purposes.

SECTION 9: Severability.lf any portion of this Proposition is held by a court of competent jurisdiction to be invalid, the remainder of the Proposition and the application

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of such provision to other persons or circumstances will not be affected thereby. We the People indicate our strong desire that: (i) the City Council use its best efforts to sustain and reenact that portion, and (ii) the City Council implement this Proposition by taking all steps possible to cure any inadequacies or deficiencies identified by the court in a manner consistent with the express and implied intent of this Proposition, and then adopting or reenacting such portion as necessary or desirable to allow its implementation.

SECTION 10: Effective Date. This Proposition will be submitted to a general election on November 3,2020 for voter approval. lf a majority of voters favor of this Proposition, it will become valid and binding 10 days after the date that the City Council certifies the election results in accordance with Elections Code S 9217. The Mayor will sign this Proposition and the City Clerk will attest and certify to the passage and adoption of this Proposition.

PASSED AND ADOPTED this lstday of July,2020
Hans Liang, Mayor
ATTEST:

Vincent D. Chang, City Clerk

APP FORM
nt City Attorney

Page 5 of 5 ends

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RESOLUTION NO

A RESOLUTION ESTABLISHING REQUIREMENTS FOR BALLOT

ARGUMENTS FILED WITH THE CITY CLERK TO BE INCLUDED WITH VOTER INFORMATION FOR THE GENERAL ELECTION ON NOVEMBER 3, 2020.

The City Council of the city of Monterey Park resolves as follows SECTION 1: Pursuant to Elections Code S 9281, qualified voters may submit arguments for and against the ballot measures, in addition to rebuttal arguments, for the November 3, 2020 General Municipal Election on forms provided by the City Clerk.

SECTION 2: Arguments filed in accordance with this Resolution must comply with the following requirements in accordance with Elections Code SS 9282, 9283,9285, and 9286:

A. Arguments must be in writing and not exceed three hundred (300) words except for rebuttal argument which may not exceed two hundred and fifty (250)words;
B. Arguments may be submitted by the City Council; any councilmember authorized to submit an argument by the City Council; any individual voter eligible to vote on the measures; any bona fide association of citizens; or any combination of voters and associations;
C. Arguments must be typewritten in at least a 12 point font; D. Arguments may not include underlining, italics, asterisks, or other, similar, type of formatting;
E. Arguments must be accompanied by the printed name and signature or printed names and signatures of the person or persons submitting it, or, if submitted on behalf of an organization, the name of the organization and the printed name and signature of at least one of its principal officers.

F. lf more than five (5) signatures accompany an argument, only the first five (5) will be printed.

G. Arguments for or against the ballot measures must be received in the City Clerk's office not later than 14 days after the City Council calls for an election.

Rebuttal arguments must be received not later than 10 days after the Arguments submittal deadline.

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Resolution No

Page 2 of 2 ends

SECTION 4: This Resolution will remain effective until superseded by a subsequent resolution.

SECTION 5: This Resolution will become effective immediately upon adoption PASSED AND ADOPTED this lstday of July,2020
Hans Liang, Mayor
ATTEST:

Vincent D. Chang, City Clerk

APP ORM
Karl istant City Attorney

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CITY OF MONTEREY PARK
RESOLUTION NO.

A RESOLUTION REQUESTING THE BOARD OF SUPERVISORS OF

THE COUNTY OF LOS ANGELES TO CONSOLIDATE THE CITY OF

MONTEREY PARK'S SPECIAL ELECTION TO BE HELD ON
TUESDAY, NOVEMBER 3, 2020, WITH THE GENERAL ELECTION TO

BE HELD ON THE DATE PURSUANT TO ELECTIONS CODE SECTION
10403

THE CITY COUNCIL RESOLVES, DECLARES, DETERMINES, AND ORDERS AS FOLLOWS:

SECTION 1 Pursuant to the requirements of Elections Code $ 10002, the Board of Supervisors of the County of Los Angeles is requested to consent and agree to conduct specified election services for the consolidation of the City of Monterey Park's Special Election with a Statwide Election that will be held on Tuesday, November 3, 2020, for the purpose of considering a ballot proposition. sEcTtoN 2. The City Council requests the Board of Supervisors to direct the Registrar-Recorder/County Clerk to administer, manager, and oversee all facets of the City of Monterey Park's November 3, 2020, Special Election and further direct the Registrar-Recorder/County Clerk to perform all necessary function, services, and tasks related to the complete and successful conduct of the election; the provision of all election materials and equipment; the hiring, training, and supervision of poll workers and other election personnel; the printing and distribution of ballot materials; the translation of ballot materials; the collection of submitted ballots; the tallying of votes; canvassing and certification of election results. The County election department is authorized to canvass the returns of the Special Election. The election will be held in all respects as if there were only one election and only one form of ballot will be used. The election will be held and conducted in accordance with the provisions of law regulating the Statewide Election.
sEcTtoN 3. The City of Monterey Park recognizes that all necessary the County in performing these services will be paid by theexpenses incurred by City of Monterey Park.

SECTION 4. The County's services will not include the final declaration of the results by the City Council pursuant to Elections Code SS 10262 through 10265.

SECTION 5. The City Clerk is hereby directed to file a certified copy of this Resolution with the Board of Supervisors and the Coun$ election department of the County of Los Angeles.

SECTION 6. This Resolution does not affect any penalty, forfeiture, or liability incurred before, or preclude prosecution and imposition of penalties for any violation

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Resolution No

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occurring before, this Resolution's effective date. Any such amended part will remain in full force and effect for sustaining action or prosecuting violations occurring before the effective date of this Resolution.

SECTION 7. lf 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 8. To the extent that any other resolution pertaining to the request to the Board of Supervisors of the County of Los Angeles to direct the Registrar-Recorder/County Clerk to administer, manage, and oversee the City of Monterey Park's Special Election to be held on Tuesday, November 3, 2020, and request for consolidation with any statewide election to be held on November 3, 2020, is incorporated into this Resolution, it is superseded in its entirety. ln all other particulars not specifically provided in this Resolution, the Election will be held and conducted as provided by law.

SECTION 9. The Mayor, or presiding officer, is hereby authorized to affix his 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 thereto.

SECTION 11. This Resolution will become effective immediately upon adoption.

PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF MONTEREY PARK ON THIS lst DAY OF JULY, 2020.

Hans Liang, Mayor
ATTEST:

Vincent g, City Clerk
FORM
istant City Attorneyrl

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CITY OF MONTEREY PARK
RESOLUTION NO. xx

A RESOLUTION DIRECTING THE CITY ATTORNEY TO PREPARE AN

IMPARTIAL ANALYSIS OF THE PROPOSITION CAPTIONED THE
.,REVISED MONTEREY PARK 2O4O LAND USE ELEMENT
PROPOSITION.''
THE CITY COUNCIL RESOLVES AS FOLLOWS:

SECTION 1. Pursuant to Elections Code S 9280, the City Clerk is directed to transmit a copy of the ballot proposition entitled the "Revised Monterey Park 2040 Land Use Element Proposition" to the City Attorney for an impartial analysis.

SECTION 2. Upon receiving the ballot measure, the City Attorney is directed to prepare an impartial analysis of the proposed ballot measure showing its effect, if any, on existing law and the operation of the measure. Such analysis must not be more than 500 words.

SECTION 3 The impartial analysis must include a statement indicating whether the proposed measure was placed on the ballot by a petition signed by the requisite number of voters or by the governing body of the City.

SECTION 4. ln the event the entire text of the measure is not printed on the ballot, nor in the voter information portion of the sample ballot, there must be printed immediately below the impartial analysis, in not less than 10 point bold type, the City Clerk should have the following language printed: "The above statement is an impartial analysis of the proposed ballot measure (Resolution Nos. xx). lf you desire a copy of the legislation affected by this measure, please call the City Clerk's office at (xxx) xxx, and a copy will be mailed at no cost to you."
SECTION 5. The impartial analysis of the proposed ballot measure must be filed by the date set by the City Clerk for the filing of primary arguments.

SECTION 6. Pursuant to 52 U.S.C.A. S 10503, the City Clerk will A. Translate the City Attorney's analysis in accordance with regulations set forth by the Los Angeles County Registrar Recorder's office; and B. Make copies of the translations of the City Attorney's analysis publicly available.

SECTION 7 The City Clerk will certify to the passage and adoption of this Resolution; enter the same in the book of original Resolutions; and make a minute of the passage and adoption thereof in the records of the proceedings of the City Council in the minutes of the meeting at which the same is passed and adopted.

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City of Monterey Park
Resolution No. xx

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SECTION 8. The Mayor, or presiding otficer, is authorized to affix his 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 thereto.

SECTION 9. This Resolution will become effective immediately upon adoption

PASSED, APPROVED, AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF MONTEREY PARK ON THIS 1S! DAY OF JULY 2020.

Hans Liang, Mayor
ATTEST:

Vincent D. Chang, Gity Clerk

APP FORM
Karl H. Assistant City Attorney

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Monterey Park City CouncilJuly 15, 2026

Monterey Park City Council
July 15, 2026