South El Monte City Council
April 12, 2022

Gloria Olmos, Mayor
Manuel Acosta, Mayor Pro Tem
Richard Angel, Councilmember
Hector Delgado, Councilmember
Gracie Retamoza, Councilmember
Rachel Barbosa, City Manager
Donna G. Schwartz, City Clerk
Anthony R. Taylor, City Attorney

CITY OF SOUTH EL MONTE

REGULAR MEETING OF THE SOUTH EL MONTE CITY COUNCIL
AGENDA
April 12, 2022, 6:00 PM
1415 Santa Anita Avenue, South El Monte, CA 91733
***SPECIAL NOTICE REGARDING COVID-19***
On September 16, 2021, Governor Newsom signed AB 361, which modified the Brown Act to allow for teleconferencing participation at local legislative body public meetings during a proclaimed state of emergency. Pursuant to Government Code Section 54953(e) as amended by AB 361, City Council is authorized to hold public meetings via teleconferencing and to make public meetings accessible telephonically or otherwise electronically available to all members of the public seeking to observe and to address the local legislative body. Public participation will be allowed via the information below.

PUBLIC COMMENT
To participate during public comment via teleconference, see below:

Link: https://us02web.zoom.us/j/86581711880
Webinar ID: 865 8171 1880
Or Call In: 1 669 900 6833, when prompted, enter 86581711880#

LIVE STREAMING OF MEETINGS
The City of South El Monte live streams the City Council Meetings over the Internet at https://www.cityofsouthelmonte.org/129/City-Council-Agendas-Minutes after the meetings, recordings are immediately posted. NOTE: Your attendance at this public meeting may result in the streaming and recording of your image and/or voice.

AMERICANS WITH DISABILITIES ACT
In accordance with the Americans with Disabilities Act of 1990, if you require a disability-related modification or accommodation to attend or participate in this meeting, including auxiliary aids or services, please call the City Clerk’s office at (626) 579-6540 ext. 3280 or ext. 3220 at least 72 hours prior to the meeting.

GENERAL COMMENT
Members of the public wishing to submit a general comment or a comment on an agenda item, can email [email protected] or call (626) 579-6540 ext. 3280 to leave a voicemail message. All comments received an hour before the scheduled meeting will be read during public comment and made part of the record.

MEETINGS
The City Council holds regular meetings on the second and fourth Tuesday of every month. Regular meetings start at 6 p.m. in the Council Chambers at City Hall, 1415 Santa Anita Avenue, South El Monte, California. Special and Adjourned Regular meetings start time are to be determined.

POSTING LOCATIONS OF AGENDA AND/OR CANCELLATION NOTICES Regular meeting agendas will be posted at least 72 hours before the meeting (GC 54954(a)(1)).

Agenda and Cancellation Notices can be viewed online and are also posted at the following three (3) locations: City Hall located at 1415 Santa Anita Avenue, Senior Center located at 1556 Central Avenue and the Community Center located at 1530 Central Avenue, South El Monte, California.

VIEWING OF AGENDA PACKETS
Full agenda packet can be viewed either at www.cityofsouthelmonte.org/129/CityCouncil-Agendas-Minutes or in the City Clerk’s Office during normal business hours Monday through Thursday 7:00 a.m. to 5:30 p.m. Closed on Fridays and major holidays.

ISSUES RELATED TO AGENDA
For issues related to the agenda, including a disability-related accommodation necessary to participate in this meeting, please contact:

Donna G. Schwartz, CMC, City Clerk
Ph (626) 579-6540 ext. 3280
Cell (626) 274-4842
Paola Lara, Deputy City Clerk
Ph (626) 579-6540 ext. 3220
Cell (626) 374-1998

AGENDA BEGINS ON THE FOLLOWING PAGE

1. ROLL CALL
Councilmembers: Angel, Delgado, Retamoza, Mayor Pro Tem Acosta and Mayor Olmos

2. PLEDGE OF ALLEGIANCE
Councilmember Hector Delgado

3. INVOCATION
Pastor David Torres, Calvary Assembly of God Church

4. PRESENTATIONS

4.a. Proclamation Presented to Andy Kopito, President, Autism Society of Los Angeles, Proclaiming the Month of April as Autism Acceptance Month

4.b. Proclamation Presented to Nancy Jolley, OneLegacy Ambassador, Proclaiming the Month of April as Donate Life Month

5. APPROVAL OF THE AGENDA AND WAIVER OF FULL READING OF

ORDINANCES
By motion of the City Council, this is the time to notify the public of any changes to the agenda, remove items from the consent calendar for individual consideration and/or rearrange the order of the agenda.

6. PUBLIC COMMENT
Speakers may provide public comments on any matter within the subject matter jurisdiction of the City Council, including items on the agenda. Each speaker will be limited to five minutes. Unless a majority of the Council objects, the Mayor may provide speakers more or less time to speak. All comments or queries shall be addressed to the Council as a body and not to any specific member thereof.

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

7. CONSENT CALENDAR
Items on the consent calendar are considered to be routine and customary and are enacted by a single motion with the exception of items previously removed by a member of the City Council during "Approval of the Agenda" for individual consideration. Any items removed shall be individually considered immediately after taking action on the Consent Calendar.

7.a. – 7.e. next page.

CONSENT CALENDAR (CONTINUED)

7.a. CONSIDERATION AND APPROVAL OF THE REGULAR CITY COUNCIL MEETING MINUTES FOR MARCH 22, 2022
Staff is requesting approval of Minutes for the March 22, 2022 Regular City Council Meeting.

RECOMMENDED ACTION: Staff recommends City Council approve the Minutes of the Regular City Council Meeting of March 22, 2022.

7.b. CONSIDERATION AND APPROVAL OF RESOLUTION NO. 22-22, APPROVING WARRANTS FOR THE PERIOD OF MARCH 23, 2022,
THROUGH APRIL 12, 2022
Authorizing payment of City expenditures for the period of March 23, 2022, through April 12, 2022, totaling $988,027.67
RECOMMENDED ACTION: Staff recommends City Council adopt Resolution No. 22-22, authorizing payment of City expenditures.

7.c. CONSIDERATION AND APPROVAL OF RESOLUTION NO. 22-23,

PROCLAIMING A LOCAL EMERGENCY PERSISTS AND

AUTHORIZING THE USE OF REMOTE TELECONFERENCE MEETING

PROCEDURES BY THE CITY'S LEGISLATIVE BODIES AS
AUTHORIZED BY GOVERNMENT CODE SECTION 54953(E) ET SEQ.

FOR THE PERIOD OF APRIL 12 THROUGH MAY 12, 2022
On September 16, 2021, Governor Newsom signed AB 361 into law. AB 361 was made effective October 1, 2021. Pursuant to AB 361, staff recommends consideration of Resolution No. 22-23 proclaiming a local emergency persists and authorizing the use of remote meeting procedures by the City’s legislative bodies, which can include meetings held via a virtual platform (e.g. Zoom), for the period of April 12, 2022 through May 12, 2022.

RECOMMENDED ACTION: Staff recommends City Council adopt Resolution No. 22-23, proclaiming a local emergency persists and authorizing the use of alternative meeting procedures by the City’s legislative bodies, such as utilizing a virtual platform (e.g. Zoom) for the period of April 12, 2022 through May 12, 2022.

7.d. CITY OF SOUTH EL MONTE HOUSING ELEMENT ANNUAL

PROGRESS REPORT
As required by State law, staff is submitting the City of South El Monte Housing Element Progress Report to the California Department of Housing and Community Development and the Governor's Office of Planning and Research to ensure compliance with Government Code Section 65400(a).

RECOMMENDED ACTION: Staff recommends City Council receive and file the City of South El Monte Housing Element Annual Progress Report.

CONSENT CALENDAR (CONTINUED)

7.e. CONSIDERATION AND APPROVAL OF CLASSIFICATION AND

COMPENSATION STUDY SURVEY CITIES
Staff will move forward with the survey cities chosen as comparators for the classification and compensation study. The City established specific parameters to identify those cities that best provide a standard point of reference against which the City of South El Monte may be compared.

There were twelve cities that were identified and will be used for this study.

RECOMMENDED ACTION: Staff recommends City Council receive and file the agencies considered as survey cities for the classification and compensation study.

8. PUBLIC HEARINGS

8.a. CONSIDERATION AND APPROVAL OF RESOLUTION NO. 22-24,

ADOPTING A MITIGATED NEGATIVE DECLARATION, MITIGATION

MONITORING AND REPORTING PROGRAM, AND GENER
AL PLAN AMENDMENT, RESOLUTION 22-25, ADOPTING A SPECIFIC PLAN, AND FIRST READING OF ORDINANCE NO. 1258 FOR A

PROPOSED ZONE CHANGE
KB Home, (“Applicant”) is proposing the development of 207 residential homes (169 single family and 38 multi-family units) totaling 408,104 square feet, along with a recreation area that includes a pool. The units will be three stories and have a maximum building height of 35 feet 8 inches for the multifamily townhomes, with 3-story single family unit heights ranging from 32 feet 8 inches to 34 feet 7 inches (“Proposed Project” or “Project”). The Proposed Project will include the sale of 186 market rate and 21 moderate income dwelling units.

RECOMMENDED ACTION: Staff recommends City Council:

1. Conduct a public hearing;

2. Take public testimony;

3. Adopt Resolution No. 22-24, adopting a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, and General Plan Amendment;

4. Adopt Resolution No. 22-25 adopting a Specific Plan;

5. Waive first reading and introduce Ordinance No. 1258, amending the zoning designation for properties located at 2540 Rosemead Boulevard (APN 8102-037-020), 2559 and 2603 Chico Avenue (APNs 8102-037- 017 and 8102-037-024, respectively), and APN 8102-037-022; and

6. Set said ordinance for adoption at the next regular city council meeting.

PUBLIC HEARINGS (CONTINUED)

8.b. CONSIDERATION AND APPROVAL OF RESOLUTION NO. 22-26,

APPROVING AN APPLICATION FOR CONDITIONAL USE PERMIT
(CUP NO. 21-11) ALLOWING FOR A TYPE 47 LICENSE FOR ON-SALE

OF BEER, WINE, AND DISTILLED SPIRITS IN CONJUNCTION WITH A

BONA FIDE EATING ESTABLISHMENT IN A RESTAURANT
EXPANSION AND OPERATING LIVE ENTERTAINMENT AT 2327

ROSEMEAD BOULEVARD AND OPERATING AS MARISCOS SAN
ISIDRO
The applicant, Edwardo Guzman (“Applicant”), is applying to expand an existing restaurant (2,638 sq. ft), upgrade Type 41 on-sale beer and wine license to a Type 47 on-sale general alcohol use, and to allow for live entertainment (“Project”) at 2327 Rosemead Boulevard, South El Monte, California 91733 (“Property”). The Property consists of one parcel having an area of approximately 30,615 square feet (0.7 acres) and three other existing buildings consisting of a non-conforming house, a commercial unit, and a muffler shop. On April 15, 1993, the Planning Commission approved a Conditional Use Permit to allow for a Type 41 on-sale beer and wine license in conjunction with a restaurant. The restaurant under current ownership has been operating at this location since 1998, with the original 784 square feet building constructed in 1938, and then expanded to the current size of 2,638 sq. ft.

RECOMMENDED ACTION: Staff recommends City Council:

1. Conduct a public hearing;

2. Take public testimony; and

3. Adopt Resolution No. 21-52, approving the decision of the Planning Commission to approve CUP 21-07.

9. GENERAL BUSINESS

9.a. CONSIDERATION AND APPROVAL OF RESOLUTION NO. 22-27,

AWARDING CONSTRUCTION CONTRACT TO GRIGOLLA & SONS
CONSTRUCTION CO., INC. FOR THE FERN STREET SIDEWALK

INSTALLATION PROJECT
On March 3, 2022, the Engineering Department solicited bids for the Fern Street Sidewalk Installation Project. The work includes construction of concrete sidewalk, driveway approaches, curb ramps and related work on Fern Street between Doreen Avenue and Santa Anita Avenue. The lowest responsive bid was submitted by Grigolla & Sons Construction Co Inc. in the amount of $67,450.

RECOMMENDED ACTION: Staff recommends City Council:

1. Adopt and approve the plans and specifications for the Fern Street Sidewalk Installation Project;

2. Review the bids and find that Grigolla & Sons Construction Co., Inc. has submitted the lowest responsive bid;

3. Adopt Resolution No. 22-27, awarding the Fern Street Sidewalk Installation Project contract to Grigolla & Sons Construction Co., Inc. in the amount of $67,450; and

4. Approve a 15% contingency amount of $10,117.50 for a total project construction budget amount not to exceed $77,567.50.

9.b. CONSIDERATION FOR AUTHORIZATION TO SEEK REQUEST FOR

PROPOSALS (RFP) FOR DESIGN SERVICES FOR TRAFFIC SIGNAL

IMPROVEMENTS AT VARIOUS SIGNALIZED INTERSECTIONS
Staff seeks City Council approval to issue Request for Proposals (RFP) for design services for traffic signal improvements at various signalized intersections within the City. The scope of improvements are part of the Highway Safety Improvement Program (HSIP) Cycle 9 project.

RECOMMENDED ACTION: Staff recommends City Council approve an RFP for design services for traffic signal improvements at various signalized intersections (HSIP Cycle 9 project) and authorize staff to solicit proposals.

9.c. – 9.d. next page.

GENERAL BUSINESS (CONTINUED)

9.c. AUTHORIZATION FOR STAFF DEVELOPMENT AND TEAM BUILDING EVENT
At the Direction of City Council, staff is presenting information and budget costs to host a Staff Development and Team Building Event that will be open to all City employees and their immediate family members. The event is scheduled for Saturday, April 30th, from 11am to 3pm at New Temple Park.

RECOMMENDED ACTION: Staff recommends City Council approve a budget adjustment of $3,905.75 from Fund Balance to add to the Employee Recognition Budget account number 01-100-1050-5940 to fund a Staff Development & Team Building event on Saturday, April 30, 2022.

9.d. CONSIDERATION AND APPROVAL OF RESOLUTION NO. 22-28,

APPROVING A PRIVATE PLACEMENT LEASE FINANCING TO PAY

OFF THE CALIFORNIA PUBLIC EMPLOYEES RETIREMENT SYSTEM

UNFUNDED PENSION OBLIGATION AND AUTHORIZING THE

EXECUTION AND DELIVERY OF A SITE LEASE AND A LEASE

AGREEMENT, AND AUTHORIZING OTHER MATTERS RELATING TO
THIS FINANCING TRANSACTION The City has an approximately $9.6 million unfunded pension liability with CalPERS. This obligation came about over a period of several years when CalPERS was not able to consistently earn sufficient investment returns on their portfolio of pension fund assets to fully fund the City's pension obligation. In order to address this unfunded pension liability, the City selected Kosmont Transaction Services, through an RFP process, to advise and help secure low interest fixed rate lease financing. The funds raised through this financing, known as Certificates of Participation (COPs), would then be used to pay off the CalPERS unfunded pension liability. This new lease financing will be a 20-year obligation fixed at 3.3%, as compared to the CalPERS unfunded pension debt current rate of 7.0%. By entering into this new lease obligation transaction, the City will save $3.2 million in cash flow savings over the twenty-year financing period.

RECOMMENDED ACTION: Staff recommends City Council adopt Resolution No. 22-28, approving the terms of a private placement lease financing, approving the form of and authorizing the execution and delivery of a site lease and lease agreement, a trust agreement, and authorizing required actions in connection with the execution and, authorizing other matters relating to the financing.

10. COMMITTEE REPORTS, INCLUDING AB 1234 REPORTS
AB 1234, section 53232.3(d) requires Members of a legislative body to provide brief reports on meetings attended at the expense of the local agency (i.e., League of California Cities Conferences, ICSC conferences, etc.) at the next regular meeting of the legislative body.

11. CORRESPONDENCE

11.a. LETTER FROM SOUTH EL MONTE HIGH SCHOOL BOYS

BASKETBALL TEAM REQUESTING A FACILITY RESERVATION FEE

WAIVER FOR USE OF THE SOUTH EL MONTE COMMUNITY CENTER

AMPHITHEATER
The South El Monte High School Boys Basketball Team (“SEMHSBBT”) is requesting a reservation fee waiver for use of the South El Monte Community Center Amphitheater to host their basketball banquet on Saturday, April 23, 2022.

RECOMMENDED ACTION: Staff recommends City Council discuss and consider the facility reservation fee waiver requested by SEMHSBBT in the amount of $1,412.46.

12. COUNCILMEMBERS’ AGENDA

12.a. Councilmember Hector Delgado

1. City Council Consideration of Signing Support Letter to Continue to Recruit and Retain Deputy Sheriffs in Los Angeles County.

13. CLOSED SESSION

13.a. CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION Pursuant to Government Code Section 54956.9(d)(4) – [One case]

13.b. CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION Pursuant to Government Code Section 54956.9 – [One case] Huerta v. City of South El Monte, Workers Compensation Appeals Board Case No. ADJ9947815

13.c. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Pursuant to Government Code Section 54957
Title: City Manager

14. ADJOURNMENT
Tuesday, April 26, 2022, at 6:00 p.m.

I Donna G. Schwartz, hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was posted not less than 72 hours at the following locations: City of South El Monte City Hall, Senior Center and Community Center and made available at www.cityofsouthelmonte.org on this 7th day of April 2022.

City Clerk, CMC

City Council Agenda Report
Agenda Item No. 4.a.

DATE: April 12, 2022
TO: Honorable Mayor and Members of the City Council
APPROVED BY: Rachel Barbosa, City Manager
SUBMITTED BY: Donna Schwartz, City Clerk
SUBJECT: Proclamation Presented to Andy Kopito, President, Autism Society of Los Angeles, Proclaiming the Month of April as Autism Acceptance Month
SUMMARY:

RECOMMENDED ACTION:

FISCAL IMPACT:

DISCUSSION:

ATTACHMENT(S):

A. Proclamation

City Council Agenda Report
Agenda Item No. 4.b.

DATE: April 12, 2022
TO: Honorable Mayor and Members of the City Council
APPROVED BY: Rachel Barbosa, City Manager
SUBMITTED BY: Donna Schwartz, City Clerk
SUBJECT: Proclamation Presented to Nancy Jolley, OneLegacy Ambassador, Proclaiming the Month of April as Donate Life Month
SUMMARY:

RECOMMENDED ACTION:

FISCAL IMPACT:

DISCUSSION:

ATTACHMENT(S):

A. DMV Donate Life Proclamation

City Council Agenda Report
Agenda Item No. 7.a.

DATE: April 12, 2022
TO: Honorable Mayor and Members of the City Council
APPROVED BY: Rachel Barbosa, City Manager
SUBMITTED BY: Donna Schwartz, City Clerk
SUBJECT: CONSIDERATION AND APPROVAL OF THE REGULAR CITY COUNCIL MEETING MINUTES FOR MARCH 22, 2022
SUMMARY: Staff is requesting approval of Minutes for the March 22, 2022 Regular City Council Meeting.

RECOMMENDED ACTION: Staff recommends City Council approve the Minutes of the Regular City Council Meeting of March 22, 2022.

FISCAL IMPACT: None.

DISCUSSION: None.

ATTACHMENT(S):

A. March 22, 2022 Minutes

CITY OF SOUTH EL MONTE

REGULAR CITY COUNCIL MEETING MINUTES
TUESDAY, MARCH 22, 2022 - 6:00 PM

1. ROLL CALL
Mayor Olmos called the meeting to order at 6:00 PM
PRESENT: Councilmember(s): Angel, Delgado, Retamoza, Mayor Pro Tem Acosta, and Mayor Olmos
STAFF PRESENT: Rachel Barbosa, City Manager; Anthony R. Taylor, City Attorney; Donna G. Schwartz, City Clerk; Rene Salas, Deputy City Manager; Rodrigo Pelayo, Public Works Analyst; and Paola Lara, Deputy City Clerk.

Zoom was provided for the Public to participate during public comment via teleconference.

2. PLEDGE OF ALLEGIANCE – Councilmember Richard Angel led the Pledge of Allegiance.

3. INVOCATION – Israel Alacio, Community Services Commissioner offered the Invocation.

4. PRESENTATIONS: None.

4.a. Mayor Olmos read a proclamation proclaiming March 2022 as Women’s History Month. Senator Susan Rubio congratulated the City on finding ways to uplift women and for receiving a $25,000 grant by the California Commission on the Status of Women and Girls which will be used for the formation of a women’s commission.

4.b. City Council received a report from the Sheriff’s Department and discussed matters concerning law enforcement in the City for the Month of February.

4.c. City Council received a report from Code Enforcement and Public Safety Supervisor Joe Martinez on Code Enforcement and Public Safety Activities for the month of February.

Councilmember Angel requested the future dates for bulky item pick up by Athens Services be included in the newsletter.

5. APPROVAL OF THE AGENDA AND WAIVER OF FULL READING OF

ORDINANCES
Mayor Olmos requested to move item 9.b. to be discussed before item 9.a.

A motion was made by Councilmember Angel, seconded by Councilmember Delgado, to approve the agenda as amended to move item 9.b. to be discussed before item 9.a. Motion carried 5-0, by the following vote:

AYES: Councilmember(s): Angel, Delgado, Retamoza, Mayor Pro Tem Acosta and Mayor Olmos
NAYS: Councilmember(s): None

6. PUBLIC COMMENT
Mayor Olmos opened public comment, there being none, closed public comment.

7. CONSENT CALENDAR
City Attorney Anthony R. Taylor read the title of Ordinance No. 1257.

A motion was made by Councilmember Delgado, seconded by Mayor Pro Tem Acosta to approve the Consent Calendar. Motion carried 5-0 by the following vote:

AYES: Councilmember(s): Angel, Delgado, Retamoza, Mayor Pro Tem Acosta, and Mayor Olmos
NAYS: Councilmember(s): None

7.a. Approved Minutes for the Regular City Council Meeting held March 8, 2022.

7.b. Adopted Resolution No. 22-19, approving warrants for the period of March 9, 2022 through March 22, 2022, totaling $560,467.37.

7.c. Approved the issuance of a Request for Qualifications to establish a prequalified list of firms for Grant Program Administration and select a firm to administer and implement the CalHome Owner-Occupied Home Repair program.

7.d. Adopted Ordinance No. 1257 Amending Title 1 “General Provisions,” Chapter 1.14 “Administrative Penalty Procedures.” Adding Section 1.14.085 “Late Payment Charges and Collection of Administrative Fines and Costs – Special Assessment Procedures,” to Supplement Procedures for the City’s Collection of Administrative Fines and Costs

8. PUBLIC HEARINGS: None.

9. GENERAL BUSINESS
ITEM 9.b. MOVED UP FOR DISCUSSION UNDER APPROVAL OF AGENDA

9.b. CONSIDERATION AND APPROVAL OF RESOLUTION NO. 22-21

APPROVING A MEMORANDUM OF UNDERSTANDING (MOU) WITH

THE VALLE LINDO SCHOOL DISTRICT TO PROVIDE SUMMER

LEARNING RECOVERY SERVICES
Mayor Olmos introduced the item, Deputy City Manager Rene Salas presented the staff report, and Dr. Elizabeth Evans, Valle Lindo School District Superintendent, spoke of the partnership between the City and the School District and provided information on the summer school program.

A motion was made by Councilmember Angel, seconded by Councilmember Delgado, to Adopt Resolution No. 22-21, approving a Memorandum of Understanding (MOU) with the Valle Lindo School District to provide summer learning recovery services. Motion carried 5-0 by the following vote:

AYES: Councilmember(s): Angel, Delgado, Retamoza, Mayor Pro Tem Acosta, and Mayor Olmos
NAYS: Councilmember(s): None

9.a. CONSIDERATION AND APPROVAL OF RESOLUTION NO. 22-20, FOR

SUBMISSION OF AN APPLICATION TO THE UNITED STATES
DEPARTMENT OF TRANSPORTATION’S “RAISE” GRANT PROGRAM
Mayor Olmos announced the item and Public Works Analyst Rodrigo Pelayo presented the staff report.

A motion was made by Councilmember Angel, seconded by Councilmember Delgado to adopt Resolution No. 22-20, approving the City’s submittal of an application to the United States Department of Transportation’s “Raise” Grant Program, and if awarded, authorization for the City Manager or designee to execute the grant agreement, and take all steps necessary to implement the grant.

Motion carried 5-0 by the following vote:

AYES: Councilmember(s): Angel, Delgado, Retamoza, Mayor Pro Tem Acosta and Mayor Olmos
NAYS: Councilmember(s): None

Item 9.b. was discussed before item 9.a. as approved under Approval of Agenda.

9.b. CONSIDERATION AND APPROVAL OF RESOLUTION NO. 22-21

APPROVING A MEMORANDUM OF UNDERSTANDING (MOU) WITH

THE VALLE LINDO SCHOOL DISTRICT TO PROVIDE SUMMER

LEARNING RECOVERY SERVICES

10. COMMITTEE REPORTS, INCLUDING AB 1234 REPORTS
Mayor Pro Tem Acosta announced his attendance at the City’s St. Patrick’s Day Senior Drive-Thru and Little League Opening Day.

Councilmember Retamoza, announced her attendance at Little League Opening Day.

Councilmember Delgado, announced his attendance at Little League Opening Day and the meeting of The Greater Los Angeles County Vector Control District.

Councilmember Angel announced his attendance at Little League Opening Day, the City’s St. Patrick’s Day Senior Drive-Thru, suggested a grand re-opening event for the Senior Center, and the groundbreaking for South El Monte High School quad.

Mayor Olmos announced her attendance at the City’s St. Patrick’s Day Senior Drive-Thru, Little League Opening Day, AMRO Luncheon, and announced SEAACA still has adoption opportunities.

11. CORRESPONDENCE: None

12. COUNCILMEMBERS’ AGENDA:

12.a. Councilmember Hector Delgado

1. Consideration of Hiring Townsend Public Affairs as our Sacramento/Washington D.C. Lobbyists
Councilmember Delgado recommended hiring Townsend Public Affairs as there is currently an opportunity for cities to lobby for earmarks in Sacramento/Washington D.C. and that opportunity closes in a few weeks.

Discussion ensued among City Council and City Manager Rachel Barbosa in regard to the possibility of hiring Townsend Public Affairs, the process of lobbying for earmarks for projects, and about releasing a request for proposals for lobbying services at a later date.

A motion was made by Councilmember Delgado, seconded by Councilmember Angel, to enter into a 30-day agreement with Townsend Public Affairs for a not-toexceed amount of $8,000, and at a later date release a request for proposal for lobbying services. Motion carried 5-0 by the following vote:

AYES: Councilmember(s): Angel, Delgado, Retamoza, Mayor Pro Tem Acosta, and Mayor Olmos
NAYS: Councilmember(s): None

13. CLOSED SESSION:

At 7:30 p.m. City Attorney Anthony R. Taylor recessed Council to closed session.

13.a. CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION Pursuant to Government Code Section 54956.9(d)(4)

13.b. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Pursuant to Government Code Section 54957
Title: City Manager
At 9:35 p.m. Mayor Olmos reconvened to open session.

City Attorney Anthony R. Taylor announced City Council discussed items 13.a. and

13.b. No action taken, nothing to report.

14. RECESS COUNCIL MEETING
Mayor Olmos recessed the meeting at 9:36 p.m. to the Successor Agency meeting.

Mayor Olmos reconvened the meeting at 9:37 p.m.

15. ADJOURN COUNCIL MEETING
There being no further business coming before this body, at 9:37 p.m. Mayor Olmos adjourned the meeting to a regular meeting on Tuesday, April 12, 2022, at 6:00 p.m.
______________________________ ______________________
Donna G. Schwartz, CMC, City Clerk Gloria Olmos, Mayor

City Council Agenda Report
Agenda Item No. 7.b.

DATE: April 12, 2022
TO: Honorable Mayor and Members of the City Council
APPROVED BY: Rachel Barbosa, City Manager
SUBMITTED BY: William Fox, Interim Finance Director
SUBJECT: CONSIDERATION AND APPROVAL OF RESOLUTION NO. 22- 22, APPROVING WARRANTS FOR THE PERIOD OF MARCH
23, 2022, THROUGH APRIL 12, 2022
SUMMARY: Authorizing payment of City expenditures for the period of March 23, 2022 through April 12, 2022 totaling $988,027.67
RECOMMENDED ACTION: Staff recommends City Council adopt Resolution No. 22- 22, authorizing payment of City expenditures.

FISCAL IMPACT:

DISCUSSION:

ATTACHMENT(S):

A. Resolution No. 22-22
B. Warrants

RESOLUTION NO. 22-22

A RESOLUTION OF THE SOUTH EL MONTE CITY COUNCIL

ALLOWING CERTAIN CLAIMS AND DEMANDS FOR THE
PERIOD OF MARCH 23, 2022 THROUGH APRIL 12, 2022,
TOTALING $988,027.67

THE CITY COUNCIL OF THE CITY OF SOUTH EL MONTE DOES HEREBY RESOLVE, DETERMINE, AND ORDER AS FOLLOWS:

SECTION 1: That in accordance with Section 37202 of the Government Code, the Finance Director hereby certifies to the accuracy of the following demands and the availability of funds for payment thereof.
_____________________________________
Finance Director
SECTION 2: That the following claims and demands have been audited as required by law and that the same are hereby allowed in the amount hereafter set forth.

CLAIMANT CLAIM PERIOD WARRANT #’S AMOUNT
FY 21/22 Electronic Warrants 03/23/2022-04/12/2022 DFT0000041- DFT0000057
$152,905.63
FY 21/22 Hand Typed Warrants 03/23/2022-04/12/2022 10000-10007 $45,724.65 FY 21/22 Regular Warrants 03/23/2022-04/12/2022 10008-10090 $644,195.10 Payroll Check PPE 03/19/2022 1000-1006 $7,326.49
Payroll Direct Deposit PPE 03/19/2022 1000-1104 $137,875.80 TOTAL EXPENDITURES RESOLUTION NO. 22-22 $988,027.67
PASSED, APPROVED, AND ADOPTED this 12th day of April 2022. __________________________________
Gloria Olmos, Mayor
ATTEST:
_____________________________
Donna G. Schwartz, City Clerk

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:

CITY OF SOUTH EL MONTE )
I, Donna G. Schwartz, City Clerk of the City of South El Monte, do hereby certify that the foregoing Resolution, being Resolution No. 22-22, was duly passed and approved by the City Council of the City of South El Monte at a regular meeting of said Council held on the 12th day of April 2022, and that said Resolution was adopted by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

______________________________
Donna G. Schwartz, City Clerk

City Council Agenda Report
Agenda Item No. 7.c.

DATE: April 12, 2022
TO: Honorable Mayor and Members of the City Council
APPROVED BY: Rachel Barbosa, City Manager
SUBMITTED BY: Anthony R. Taylor, City Attorney
SUBJECT: CONSIDERATION AND APPROVAL OF RESOLUTION NO. 22- 23, PROCLAIMING A LOCAL EMERGENCY PERSISTS AND

AUTHORIZING THE USE OF REMOTE TELECONFERENCE

MEETING PROCEDURES BY THE CITY'S LEGISLATIVE

BODIES AS AUTHORIZED BY GOVERNMENT CODE
SECTION 54953(E) ET SEQ. FOR THE PERIOD OF APRIL 12
THROUGH MAY 12, 2022
SUMMARY: On September 16, 2021, Governor Newsom signed AB 361 into law. AB 361 was made effective October 1, 2021. Pursuant to AB 361, staff recommends consideration of Resolution No. 22-23 proclaiming a local emergency persists and authorizing the use of remote meeting procedures by the City’s legislative bodies, which can include meetings held via a virtual platform (e.g. Zoom), for the period of April 12, 2022 through May 12, 2022.

RECOMMENDED ACTION: Staff recommends City Council adopt Resolution No. 22- 23, proclaiming a local emergency persists and authorizing the use of alternative meeting procedures by the City’s legislative bodies, such as utilizing a virtual platform (e.g. Zoom) for the period of April 12, 2022 through May 12, 2022.

FISCAL IMPACT: None.

DISCUSSION: In March of 2020, at the onset of the COVID-19 pandemic, Governor Newsom proclaimed a State of Emergency in California, and issued Executive Order N25-20 to facilitate the ability of legislative bodies to meet using remote/virtual platforms to comply with health orders. Since that time, several other Executive Orders have been issued that further modified the requirements related to the conduct of teleconferenced meetings and the right of public participation during the state of emergency. The Executive Orders collectively operated to remove certain requirements for teleconferenced meetings, including that each teleconference location be accessible to the public, and that members of the public be able to address the legislative body at each teleconference location.

The Executive Orders allowed the City Council and each of the City’s legislative bodies, commissions, and committees subject to the Brown Act to modify how meetings were conducted to protect the health and safety of the legislative bodies, staff, and the public, while ensuring transparency and accessibility for open and public meetings. However, those executive orders expired on October 1, 2021.

On September 16, 2021, Governor Newsom signed AB 361 into law. AB 361 was made effective October 1, 2021, to correspond to the timing of expiration of the executive orders.

AB 361 allows legislative bodies to continue to utilize remote/virtual platforms for meetings during a state of emergency proclaimed by the Governor that includes the City, provided that one of the following three criteria is met with respect to the meeting:
i) State or local officials have imposed or recommended measures to promote social distancing; or
ii) The legislative body is meeting for the purpose of determining, by majority vote, whether as a result of the state of emergency, meeting in person would present imminent risks to the health or safety of attendees; or
iii) The legislative body has previously determined, by majority vote, that, as a result of the state of emergency, meeting in person would present imminent risks to the health or safety of attendees.

These provisions of AB 361 are effective until January 1, 2024. This means these provisions may be invoked any time there is a proclaimed state of emergency by the Governor (e.g., wildfires) and the City Council can make at least one of the enumerated findings.

On October 26, 2021, City Council adopted Resolution No. 21-69 proclaiming a local emergency persists and authorizing the use of remote teleconference procedures by the City’s legislative bodies for the period of October 26 through November 25, 2021. To avoid a lapse in time between meetings and the effective date of Resolution No. 21-69, on November 9, 2021, City Council adopted Resolution No. 21-72 proclaiming a local emergency persists and authorizing the use of remote teleconference procedures by the City’s legislative bodies for the period of November 9 through December 9, 2021. Since then, City Council has adopted the following resolutions authorizing the same: Resolution No. 21-78 adopted on December 14, 2021 for the period of December 14, 2021 through January 12, 2022; Resolution No. 22-02 adopted on January 11, 2022 for the period of January 11, 2022 through February 9, 2022; Resolution No. 22-11 adopted February 8, 2022 for the period of February 8, 2022 through March 9, 2022; and Resolution No. 22- 18 adopted March 8, 2022 for the period of March 8, 2022 through April 6, 2022.

In large part due to the Omicron variant, there has been a sharp surge of Covid-19 positive cases since December 2021. In large part due to the Omicron variant, there has been a sharp surge of Covid-19 positive cases since December 2021. The CDC indicators and thresholds measuring community transmission of COVID-19 within the County of Los Angeles continue to be at a substantial level. The Omicron variant is the predominant strain in Los Angeles County and spreads more easily than the original virus. While the Omicron BA.1 variant is currently the dominant variant in Los Angeles County, there is a gradual increase in the level of the BA.2 subvariant in the County. The BA.2 subvariant is highly transmissible, and has become the dominant variant in many

countries, including some that are facing renewed surges in cases and increased hospitalizations.

In light of the continuing COVID-19 emergency, and the continued threats to health and safety posed by indoor meetings with large attendance, staff recommends adoption of the proposed resolution making the findings required to invoke AB 361. Doing so will allow the meetings of the City Council and each of the City’s legislative bodies to continue to occur by teleconference, without adhering to the teleconferencing requirements set out in Government Code Section 54953(b)(3) that would otherwise apply absent invocation of AB 361.

Continued reliance on AB 361 will require adoption of a new resolution making the required findings every 30 days.

ATTACHMENT(S):

A. Resolution No. 22-23

01257.0001/781460.2
RESOLUTION NO. 22-23

A RESOLUTION OF THE SOUTH EL MONTE CITY COUNCIL

PROCLAIMING A LOCAL EMERGENCY PERSISTS AND

AUTHORIZING THE USE OF REMOTE TELECONFERENCE
MEETING PROCEDURES BY THE CITY’S LEGISLATIVE

BODIES, AS AUTHORIZED BY GOVERNMENT CODE
SECTION 54953(E) ET SEQ., FOR THE PERIOD OF APRIL 12,
2022 THROUGH MAY 12, 2022
WHEREAS, the City Council of the City of South El Monte is committed to preserving and nurturing public access, transparency, observation and participation in its meetings and the meetings of each of its legislative bodies (as that term is defined in Government Code §54952, including commissions, boards and committees subject to the Brown Act); and WHEREAS, all meetings of the City’s legislative bodies are open and public, as required by the Ralph M. Brown Act, codified as Government Code sections 54950 et seq., so that any member of the public may attend, participate, and observe the City’s legislative bodies conduct their business; and
WHEREAS, the Brown Act, as amended by Assembly Bill 361 (2021), amending Government Code section 54953(e) et seq., allows for remote teleconferencing observation and participation in meetings by members of a legislative body and members of the public, without compliance with the requirements of Government Code section 54953(b)(3) regarding, subject to the existence of certain conditions; and
WHEREAS, the initial required condition is a declaration of a state of emergency by the Governor pursuant to the California Emergency Services Act, Government Code section 8625, proclaiming the existence of conditions of disaster or of extreme peril to the safety of persons and property within the state and within the boundaries of the City, as provided in Government Code section 8558; and
WHEREAS, on March 4, 2020, pursuant to Government Code section 8625, Governor Newsom declared the existence of a state of emergency for the State of California, in response to the outbreak of respiratory illness due to a novel coronavirus (a disease now known as COVID19); and WHEREAS, also on March 4, 2020, the County of Los Angeles followed suit and declared the existence of a state of emergency for the County of Los Angeles; and WHEREAS, on March 12, 2020, out of an abundance of caution to protect the health, safety, and welfare of the community, the Mayor of the City of South El Monte proclaimed a local emergency due to the public health threat caused by COVID-19; and WHEREAS, the Mayor’s proclamation found that conditions of extreme peril to the safety of persons and property have arisen within the City as a result of the COVID-19 virus and that these conditions are or are likely to be beyond the control of the services, personnel, equipment, and facilities of the City; and

01257.0001/781460.2
WHEREAS, on March 16, 2020, the City’s Director of Emergency Services declared a local emergency for the City pursuant to Chapter 2.32 of the South El Monte Municipal Code, finding that conditions of extreme peril to the safety of persons and property have arisen within the City as a result of the COVID-19 virus and that these conditions are or are likely to be beyond the control of the services, personnel, equipment, and facilities of the City; and WHEREAS, on March 17, 2020, the City Council adopted Resolution No. 20-24, ratifying the proclamation of a local emergency in response to COVID-19; and WHEREAS, Government Code section 54953(e) further requires that state or local officials have imposed or recommended measures to promote social distancing; or, the legislative body of the City finds that meeting in person would present imminent risk to the health and safety of attendees; and
WHEREAS, the State of California and County of Los Angeles Department of Public Health officials have imposed or recommended measures to promote social distancing, County officials are requiring masking in an effort to slow the continuously high level of transmission of COVID-19 throughout Los Angeles County, and the Centers for Disease Control and Prevention (“CDC”) continue to recommend physical distancing; and
WHEREAS, in large part due to the Omicron variant, there has been a sharp surge of Covid-19 positive cases since December 2021. The CDC indicators and thresholds measuring community transmission of COVID-19 within the County of Los Angeles continue to be at a substantial level. The Omicron variant is the predominant strain in Los Angeles County and spreads more easily than the original virus. While the Omicron BA.1 variant is currently the dominant variant in Los Angeles County, there is a gradual increase in the level of the BA.2 subvariant in the County. The BA.2 subvariant is highly transmissible, and has become the dominant variant in many countries, including some that are facing renewed surges in cases and increased hospitalizations; and
WHEREAS, the Council hereby finds that such emergency conditions persist in the City, such that meeting in person for the meetings of the legislative bodies of the City would present imminent risk to the health and safety of attendees as a result of the increased risk of the spread of the COVID-19 virus among those in attendance; and
WHEREAS, the Council hereby finds that the state of emergency due to the COVID-19 virus and the conditions related thereto has caused, and will continue to cause, conditions of extreme peril to the safety of persons within the City that are likely to be beyond the control of services, personnel, equipment, and facilities of the City, and thereby affirms, authorizes, and proclaims that the existence of a local emergency persists throughout the City, and ratifies the proclamation of state of emergency by the Governor of the State of California; and WHEREAS, the Council hereby finds that, as a consequence of the existing local emergency, the legislative bodies of the City shall conduct their meetings without compliance with Government Code section 54953(b)(3), and shall instead comply with the remote teleconference meeting requirements as authorized by Government Code section 54953(e) et seq.; and WHEREAS, the Council affirms that the City will allow for observation and participation by Councilmembers, members of the City’s legislative bodies, and the public by allowing public participation and comment in real time via Zoom or by telephone, as well as allowing limited inPage 36 of 925 01257.0001/781460.2
person attendance for certain legislative bodies of the City, as will be duly indicated in the agendas of the legislative bodies, respectively, in an effort to protect the constitutional and statutory rights of all attendees.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SOUTH EL MONTE FINDS, RESOLVES, AND ORDERS AS FOLLOWS:

Section 1. The Recitals set forth above are true and correct and are incorporated herein Resolution by reference.

Section 2. The Council hereby recognizes and affirms the existence and conditions of a state of emergency as proclaimed by the Governor, the existence of emergency conditions in the City, and affirms, authorizes, and proclaims that the existence of a local emergency persists throughout the City.

Section 3. The Council hereby ratifies the Governor of the State of California’s Proclamation of State of Emergency, effective as of its issuance date of March 4, 2020.

Section 4. Further, the Council finds that holding the meetings of the City’s legislative bodies in person with no limitations to attendance would present imminent risk to the health and safety of attendees as a result of the increased risk of the spread of the COVID-19 virus among those in attendance, and that the State of California and County of Los Angeles Department of Public Health officials have imposed or recommended measures to promote social distancing in connection with the COVID-19 emergency, as required by Government Code section 54953(e) et seq.

Section 5. The City Manager and legislative bodies of the City are hereby authorized and directed to take all actions necessary to carry out the intent and purpose of this Resolution including, conducting open and public meetings via teleconference in accordance with Government Code section 54953(e) et seq. and other applicable provisions of the Brown Act.

Section 6. This Resolution shall take effect immediately upon its adoption and shall be effective until the earlier of (i) May 12, 2022, or (ii) such time the Council adopts a subsequent resolution in accordance with Government Code section 54953(e)(3) to extend the time during which the legislative bodies (as that term is defined in Government Code §54952, including commissions, boards and committees subject to the Brown Act) of the City may continue to teleconference without compliance with Government Code section 54953(b)(3).

PASSED, APPROVED AND ADOPTED this 12th day of April 2022.

________________________
Gloria Olmos, Mayor
ATTEST:
_____________________________
Donna G. Schwartz, City Clerk

01257.0001/781460.2

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:

CITY OF SOUTH EL MONTE )
I, Donna G. Schwartz, City Clerk of the City of South El Monte, do hereby certify that the foregoing Resolution, being Resolution No. 22-23, was duly passed and approved by the City Council of the City of South El Monte at a regular meeting of said Council held on the 12th day of April 2022, and that said Resolution was adopted by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

______________________________
Donna G. Schwartz, City Clerk

City Council Agenda Report
Agenda Item No. 7.d.

DATE: April 12, 2022
TO: Honorable Mayor and Members of the City Council
APPROVED BY: Rachel Barbosa, City Manager
SUBMITTED BY: Colby Cataldi, Community Development Director SUBJECT: CITY OF SOUTH EL MONTE HOUSING ELEMENT ANNUAL

PROGRESS REPORT
SUMMARY: As required by State law, staff is submitting the City of South El Monte Housing Element Progress Report to the California Department of Housing and Community Development and the Governor's Office of Planning and Research to ensure compliance with Government Code Section 65400(a).

RECOMMENDED ACTION: Staff recommends City Council receive and file the City of South El Monte Housing Element Annual Progress Report.

FISCAL IMPACT: There is no fiscal impact for this reporting requirement.

DISCUSSION: Government Code Section 65400(a) requires that all cities and counties provide an annual report to the California Department of Housing and Community Development (HCD) and the Governor's Office of Planning and Research (OPR) regarding the Housing Element implementation and progress toward meeting their Regional Housing Needs Assessment (RHNA) allocation goal. The City’s RHNA allocation goal for the 2021-2029 planning period is 577 units and is divided among four targeted income levels:
o Very-Low (50 percent of Area Median Income (AMI)),
o Low (80 percent of AMI),
o Moderate (100 percent of AMI)
o Above-Moderate (120 percent of AMI).

The AMI for the City of South El Monte (Los Angeles County) in 2021 was $80,000.

City of South El Monte Progress Toward Meeting RHNA
Allocation 2021-2029

Extremely
Low/Very
Low
Low Moderate Above Moderate Total
6th Cycle
Units
Required
131 64 70 312 577
Calendar
Year 2021
- 6 - 6 12
Remaining 131 58 70 306 565
5th Cycle
2013-2020
RHNA req.
43 25 28 76 172
Carryover
(Units
Required)
5th Cycle
43 5 28 - 76

ATTACHMENT(S):

A. APR SUBMITTED 03.31.2022 FOR CY 2021

2021 SOUTH EL MONTE Housing Element Annual Progress Report General InformationFirst Name Angie Street Address 1415 N Santa Anita Ave Phone 6265796540Last Name Hernandez City South El Monte Email [email protected] Community Development Executive Assistant
Zip Code 91733
Comments: Include any additional information or explanation for the information provided in the following tables.

SOUTH EL MONTE - 2021 1

2021 SOUTH EL MONTE Housing Element Annual Progress Report TABLE A - Housing Development Applications SubmittedUnit Information Project Identifier Proposed Units Affordability by Household Incomes Current APN Street
Address
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low-Income
Deed
Restricted
Low-Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Total
Proposed
Units by
Project
Total
Approved
Units by
Project
Total
Disapproved
Units by
Project
n/a 13/52/53/54
Lyric Way,
South El Monte
CA 91733
0 0 0 0 0 0 4 4 4 0
8113-005-002 11308 Broad
Blvd, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8113-005-009 1663 Bunker
Ave, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
n/a 9/13/17/21/25/2
9 Harmony
Drive, South El
Monte CA
91733
1 0 0 0 0 0 5 6 6 0
n/a 2/6/10/14/18/22
Harmony Drive,
South El
Monte CA
91733
0 0 0 0 0 0 6 6 6 0
n/a 26/30/34/38/42/
46 Harmony
Drive, South El
Monte CA
91733
0 0 0 0 0 0 6 6 6 0
SOUTH EL MONTE - 2021 2

8118-022-055 10839 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-057 10853 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-059 10859 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-060 10863 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-061 10865 Horizons
Drive, South El
Monte CA
0 0 0 0 0 0 1 1 1 0
8118-022-062 1169 Jepson
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-056 1166 Taj Lane,
South El Monte
CA 91733
0 0 1 0 0 0 0 1 1 0
8118-022-089 10850 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-088 10856 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-087 10858 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
SOUTH EL MONTE - 2021 3

8118-022-086 10860 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-085 10866 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-084 10868 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-083 10870 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8116-005-008 1261 Lerma
Road, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8102-029-026 49/53/57/61/65/
69 Harmony
Drive, South El
Monte CA
91733
1 0 1 0 0 0 4 6 6 0
8102-029-026 50/54/58/62/66/
70 Harmony
Drive, South El
Monte CA
91733
0 0 0 0 0 0 6 6 6 0
8113-009-037 1717 Burkett
Road, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-001-008 1481 Lidcombe
Ave, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
SOUTH EL MONTE - 2021 4

8118-022-035 1166 Grace
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-036 1168 Grace
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-037 1170 Grace
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-038 1172 Grace
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-039 1178 Grace
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-019 1179 Grace
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-020 1173 Grace
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-021 1171 Grace
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-022 1169 Grace
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
SOUTH EL MONTE - 2021 5

8118-022-023 1165 Grace
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-024 1163 Grace
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-025 1161 Grace
Lane, South El
Monte
CA91733
0 0 0 0 0 0 1 1 1 0
8118-022-026 1159 Grace
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-027 1155 Grace
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-022-028 1153 Grace
Lane, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8102-029-025 1/5/9/13/17/21
Aria Street,
South El Monte
CA 91733
1 0 1 0 0 0 4 6 6 0
8102-029-025 10/14/18/22/26/
28 Aria Street,
South El Monte
CA91733
0 0 0 0 0 0 6 6 6 0
8102-029-025 25/29/33/37/41/
45 Aria Street,
South El Monte
CA 91733
0 0 0 0 0 0 6 6 6 0
SOUTH EL MONTE - 2021 6

8102-029-025 29/25/21/17
Lyric Way,
South El Monte
CA 91733
0 0 0 0 0 0 4 4 4 0
8102-029-025 1/5/9/13 Legato
Road, South El
Monte CA
91733
0 0 0 0 0 0 4 4 4 0
8102-029-025 50/54/58/62/66/
70 Aria Street,
South El Monte
CA 91733
1 0 1 0 0 0 4 6 6 0
8102-029-025 49/53/57/61/65/
69 Aria Street,
South El Monte
CA 91733
0 0 0 0 0 0 6 6 6 0
8113-006-025 1655 Bunker
Ave, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8103-014-014 10438/10440
Weaver Street,
South El Monte
CA 91733
0 0 0 0 0 0 1 1 1 0
8118-004-016 10932 Farndon
Street, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8117-023-005 9926 La
Madrina Drive,
South El Monte
CA 91733
0 0 0 0 0 0 1 1 1 0
8118-005-031 11009 Farndon
Street, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
SOUTH EL MONTE - 2021 7

8113-006-007 1673 Fruitvale
Ave, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8104-018-010 2540 Paulson
Ave, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8104-024-013 10802
Klingerman
Street, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8104-024-013 10802
Klingerman
Street, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8103-007-014 2521 Luder
Avenue, South
El Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8116-010-001 1641
Havenpark
Ave, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8119-007-066 1047 Farmer
Ave, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8117-023-005 9928 La
Madrina Drive,
South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
SOUTH EL MONTE - 2021 8

8119-007-037 1019 Farmer
Ave, South El
Monte CA
917333
0 0 0 0 0 0 1 1 1 0
8102-035-010 2628 Marybeth
Ave, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8113-007-004 11418 E
Broadmead
Blvd, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8118-015-012 11142
Maplefield
Street, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8113-008-044 1526
KayannPlace,
South El Monte
CA 91733
0 0 0 0 0 0 1 1 1 0
8104-025-015 2339 Granada
Ave, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8114-017-023 1907 Cogswell
Road, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
8117-018-003 9911 Alesia
Street, South El
Monte CA
91733
0 0 0 0 0 0 1 1 1 0
Totals 4 0 4 0 0 0 119 127 127 0
SOUTH EL MONTE - 2021 9

Project Information
Project Identifier Unit Types Density Bonus Applications Prior APN Current APN Street
Address
Project Name Local
Jurisdiction
Tracking ID
Unit
Category
Tenure Date
Application
Submitted
Was
Application
Submitted
Pursuant to
SB 35
Streamlining?
Was a Density
Bonus
requested for
this housing
development?
Was a Density
Bonus
approved for
this housing
development?
Please
indicate the
status of the
application
Notes
8102-029-025 n/a 13/52/53/54
Lyric Way,
South El
Monte CA
91733
ECHO By
Century
Communities
BP# 27547 @
13/52/53/54
Lyric Way
2 to 4 Owner 01/06/2021 No Yes Yes Approved This is a 4-plex Condominiumwith attached 2car garage
8113-005-002 8113-005-002 11308 Broad
Blvd, South El
Monte CA
91733
N/A BP# 27564 @
11308
Broadmead
Blvd - ADU
ADU Owner 01/11/2021 No No N/A Approved Deed
RestrictionRecorded
8113-005-009 8113-005-009 1663 Bunker
Ave, South El
Monte CA
91733
N/A BP # 27573 @
1665 Bunker
Ave - ADU
ADU Owner 01/13/2021 No No N/A Approved Deed
RestrictionRecorded
8102-029-026 n/a 9/13/17/21/25/
29 Harmony
Drive, South El
Monte CA
91733
ECHO By
Century
Communities
BP # 27625 @
9/13/17/21/25/
29 Harmony
Drive
5+ Owner 02/03/2021 No Yes Yes Approved 6-Plex
Condominiumwith 2 cargarageattached/ FairMarket ForSale Units 8102-029-026 n/a 2/6/10/14/18/2
2 Harmony
Drive, South El
Monte CA
91733
ECHO By
Century
Communities
BP # 27630 @
2/6/10/14/18/2
2 Harmony
Drive
5+ Owner 02/03/2021 No Yes Yes Approved 6-Plex
Condominiumwith 2 cargarageattached/ FairMarket ForSale Units SOUTH EL MONTE - 2021 10

8102-029-026 n/a 26/30/34/38/42
/46 Harmony
Drive, South El
Monte CA
91733
ECHO By
Century
Communities
BP # 27635@
26/30/34/38/42
/46 Harmony
Drive, South El
Monte CA
91733
5+ Owner 02/03/2021 No Yes Yes Approved 6-Plex
Condominiumwith 2 cargarageattached/ FairMarket ForSale Units 8118-022-055 8118-022-055 10839
Horizons
Drive, South El
Monte CA
91733
Horizons By
Mayan
Development
BP # 27649 SFA Owner 02/04/2021 No No N/A Approved This is part of an 8-unit/ 3StoryTownhouse
8118-022-057 8118-022-057 10853
Horizons
Drive, South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 27649 SFA Owner 02/04/2021 No No N/A Approved This is part of an 8-unit/ 3StoryTownhouse
8118-022-059 8118-022-059 10859
Horizons
Drive, South El
Monte CA
91733
Horizons By
Mayan
Development
BP#27649 SFA Owner 02/04/2021 No No N/A Approved This is part of an 8-unit/ 3StoryTownhouse
8118-022-060 8118-022-060 10863
Horizons
Drive, South El
Monte CA
91733
Horizons By
Mayan
Development
BP#27649 SFA Owner 02/04/2021 No No N/A Approved This is part of an 8-unit/ 3StoryTownhouse
8118-022-061 8118-022-061 10865
Horizons
Drive, South El
Monte CA
Horizons By
Mayan
Development
BP#27649 SFA Owner 02/04/2021 No No N/A Approved This is part of an 8-unit/ 3StoryTownhouse
8118-022-062 8118-022-062 1169 Jepson
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 27649 SFA Owner 02/04/2021 No No N/A Approved This is part of an 8-unit/ 3StoryTownhouse
SOUTH EL MONTE - 2021 11

8118-022-056 8118-022-056 1166 Taj Lane,
South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 27649 SFA Owner 02/04/2021 No No N/A Approved This is part of an 8-unit/ 3StoryTownhouse -This unit wasconsidered"Affordable"$490K withDeedRestriction 8118-022-089 8118-022-089 10850
Horizons
Drive, South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 27654 SFA Owner 02/04/2021 No No N/A Approved This is part of a 7-unit / 3StoryTownhouse
8118-022-088 8118-022-088 10856
Horizons
Drive, South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 27654 SFA Owner 02/04/2021 No No N/A Approved This is part of a 7-unit / 3StoryTownhouse
8118-022-087 8118-022-087 10858
Horizons
Drive, South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 27654 SFA Owner 02/04/2021 No No N/A Approved This is part of a 7-unit / 3StoryTownhouse
8118-022-086 8118-022-086 10860
Horizons
Drive, South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 27654 SFA Owner 02/04/2021 No No N/A Approved This is part of a 7-unit / 3StoryTownhouse
8118-022-085 8118-022-085 10866
Horizons
Drive, South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 27654 SFA Owner 02/04/2021 No No N/A Approved This is part of a 7-unit / 3StoryTownhouse
8118-022-084 8118-022-084 10868
Horizons
Drive, South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 27654 SFA Owner 02/04/2021 No No N/A Approved This is part of a 7-unit / 3StoryTownhouse
SOUTH EL MONTE - 2021 12

8118-022-083 8118-022-083 10870
Horizons
Drive, South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 27654 SFA Owner 02/04/2021 No No N/A Approved This is part of a 7-unit / 3StoryTownhouse
8116-005-008 8116-005-008 1261 Lerma
Road, South El
Monte CA
91733
N/A BP# 27668 @
1259 Lerma
Road
ADU Owner 02/10/2021 No No N/A Approved Deed
RestrictionRecorded
8102-029-026 8102-029-026 49/53/57/61/65
/69 Harmony
Drive, South El
Monte CA
91733
ECHO By
Century
Communities
BP#27732 5+ Owner 03/24/2021 No Yes Yes Approved 6-Plex Condominiumwith 2 cargarageattached/ FairMarket ForSale Units 8102-029-026 8102-029-026 50/54/58/62/66
/70 Harmony
Drive, South El
Monte CA
91733
ECHO By
Century
Communities
BP# 27737 5+ Owner 03/29/2021 No Yes Yes Approved 6-Plex Condominiumwith 2 cargarageattached/ FairMarket ForSale Units 8113-009-037 8113-009-037 1717 Burkett
Road, South El
Monte CA
91733
N/A BP# 27775 @
1716 Burkett
Road
ADU Owner 04/29/2021 No No N/A Approved Deed
RestrictionRecorded
8118-001-008 8118-001-008 1481
Lidcombe Ave,
South El
Monte CA
91733
N/A BP# 27787 @
1479
Lidcombe Ave
ADU Owner 05/06/2021 No No N/A Approved Deed
RestrictionRecorded
8118-022-035 8118-022-035 1166 Grace
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 27805 SFA Owner 05/17/2021 No No N/A Approved 5-unit / 3 Story Townhome
8118-022-036 8118-022-036 1168 Grace
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP#27805 SFA Owner 05/17/2021 No No N/A Approved 5-unit / 3 Story Townhome
SOUTH EL MONTE - 2021 13

8118-022-037 8118-022-037 1170 Grace
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 27810 SFA Owner 05/17/2021 No No N/A Approved 5-unit / 3 Story Townhome
8118-022-038 8118-022-038 1172 Grace
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP#27805 SFA Owner 05/17/2021 No No N/A Approved 5-unit / 3 Story Townhome
8118-022-039 8118-022-039 1178 Grace
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP#27805 SFA Owner 05/17/2021 No No N/A Approved 5-unit / 3 Story Townhome
8118-022-019 8118-022-019 1179 Grace
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 27810 SFA Owner 05/17/2021 No No N/A Approved 10-unit/3 Story Townhome
8118-022-020 8118-022-020 1173 Grace
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP #27810 SFA Owner 05/17/2021 No No N/A Approved 10-unit/3 Story Townhome
8118-022-021 8118-022-021 1171 Grace
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP#27810 SFA Owner 05/17/2021 No No N/A Approved 10-unit/3 Story Townhome
8118-022-022 8118-022-022 1169 Grace
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP#27810 SFA Owner 05/17/2021 No No N/A Approved 10-unit/3 Story Townhome
8118-022-023 8118-022-023 1165 Grace
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP#27810 SFA Owner 05/17/2021 No No N/A Approved 10-unit/3 Story Townhome
8118-022-024 8118-022-024 1163 Grace
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP#27810 SFA Owner 05/17/2021 No No N/A Approved 10-unit/3 Story Townhome
SOUTH EL MONTE - 2021 14

8118-022-025 8118-022-025 1161 Grace
Lane, South El
Monte
CA91733
Horizons By
Mayan
Development
BP#27810 SFA Owner 05/17/2021 No No N/A Approved 10-unit/3 Story Townhome
8118-022-026 8118-022-026 1159 Grace
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 28710 SFA Owner 05/17/2021 No No N/A Approved 10-unit/3 Story Townhome
8118-022-027 8118-022-027 1155 Grace
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP# 28710 SFA Owner 05/17/2021 No No N/A Approved 10-unit/3 Story Townhome
8118-022-028 8118-022-028 1153 Grace
Lane, South El
Monte CA
91733
Horizons By
Mayan
Development
BP#28710 SFA Owner 05/17/2021 No No N/A Approved 10-unit/3 Story Townhome
8102-029-025 8102-029-025 1/5/9/13/17/21
Aria Street,
South El
Monte CA
91733
ECHO By
Century
Communities
BP#27827 SFA Owner 06/01/2021 No Yes Yes Approved 6-Plex Condominiumwith 2 cargarageattached/ FairMarket ForSale Units 8102-029-025 8102-029-025 10/14/18/22/26
/28 Aria Street,
South El
Monte
CA91733
ECHO By
Century
Communities
BP#27832 SFA Owner 06/01/2021 No Yes Yes Approved 6-Plex Condominiumwith 2 cargarageattached/ FairMarket ForSale Units 8102-029-025 8102-029-025 25/29/33/37/41
/45 Aria Street,
South El
Monte CA
91733
ECHO By
Century
Communities
BP#27837 SFA Owner 06/01/2021 No Yes Yes Approved 6-Plex Condominiumwith 2 cargarageattached/ FairMarket ForSale Units SOUTH EL MONTE - 2021 15

8102-029-025 8102-029-025 29/25/21/17
Lyric Way,
South El
Monte CA
91733
ECHO By
Century
Communities
BP# 27842 SFA Owner 06/08/2021 No Yes Yes Approved 4-Plex/ 3 Story Condominium /Fair MarketUnit
8102-029-025 8102-029-025 1/5/9/13
Legato Road,
South El
Monte CA
91733
ECHO By
Century
Communities
BP# 27883 SFA Owner 09/09/2021 No Yes Yes Approved 4-Plex/ 3 Story Condominium /Fair MarketUnit
8102-029-025 8102-029-025 50/54/58/62/66
/70 Aria Street,
South El
Monte CA
91733
ECHO By
Century
Communities
BP# 27888 SFA Owner 09/09/2021 No Yes Yes Approved 6-Plex Condominiumwith 2 cargarageattached/ FairMarket ForSale Units 8102-029-025 8102-029-025 49/53/57/61/65
/69 Aria Street,
South El
Monte CA
91733
ECHO By
Century
Communities
BP# 27893 SFA Owner 09/09/2021 No Yes Yes Approved 6-Plex Condominiumwith 2 cargarageattached/ FairMarket ForSale Units 8113-006-025 8113-006-025 1655 Bunker
Ave, South El
Monte CA
91733
N/A BP# 27903
@1654 Bunker
Avenue
SFA Owner 09/23/2021 No No N/A Approved Deed
RestrictionRecorded
8103-014-014 8103-014-014 10438/10440
Weaver Street,
South El
Monte CA
91733
N/A BP# 27927 @
10437 Weaver
Street
SFA Owner 11/30/2021 No No N/A Approved Deed
RestrictionRecorded
8118-004-016 10932 Farndon
Street, South
El Monte CA
91733
N/A BP# RES-ACC
-21-018
ADU Owner 04/17/2021 No No N/A Approved Deed
RestrictionRecorded
SOUTH EL MONTE - 2021 16

8117-023-005 9926 La
Madrina Drive,
South El
Monte CA
91733
N/A BP# RES-ACC
-21-008
ADU Owner 04/27/2021 No No N/A Approved Deed
RestrictionRecorded
8118-005-031 11009 Farndon
Street, South
El Monte CA
91733
N/A BP# RES-ACC
-21-003
ADU Owner 05/05/2021 No No N/A Approved Deed
RestrictionRecorded
8113-006-007 1673 Fruitvale
Ave, South El
Monte CA
91733
N/A BP# RES-ACC
-21-004
ADU Owner 05/20/2021 No No N/A Pending Deed
RestrictionRecorded
8104-018-010 2540 Paulson
Ave, South El
Monte CA
91733
N/A BP# RESACC-21-005 ADU Owner 05/25/2021 No No N/A Pending Deed Restriction Recorded
8104-024-013 10802
Klingerman
Street, South
El Monte CA
91733
N/A BP# RES-ACC
-21-011@
10804 3/4
Klingerman St
ADU Owner 06/20/2021 No No N/A Pending Deed
RestrictionRecorded
8104-024-013 10802
Klingerman
Street, South
El Monte CA
91733
N/A BP# RES-ACC
-21-012
@10802 1/2
Klingerman St
ADU Owner 06/17/2021 No No N/A Pending Deed
RestrictionRecorded
8103-007-014 2521 Luder
Avenue, South
El Monte CA
91733
N/A BP# RESACC-21-014 ADU Owner 07/21/2021 No No N/A Pending Deed Restriction Recorded
8116-010-001 1641
Havenpark
Ave, South El
Monte CA
91733
N/A BP# RES-ACC
-21-015
ADU Owner 07/30/2021 No No N/A Pending Deed
RestrictionRecorded
SOUTH EL MONTE - 2021 17

8119-007-066 1047 Farmer
Ave, South El
Monte CA
91733
N/A BP# RES-ACC
-21-016
ADU Owner 08/04/2021 No No N/A Pending Deed
RestrictionRecorded
8117-023-005 9928 La
Madrina Drive,
South El
Monte CA
91733
N/A BP # RESACC-21-019 ADU Owner 09/02/2021 No No N/A Pending Deed Restriction Recorded
8119-007-037 1019 Farmer
Ave, South El
Monte CA
917333
N/A BP# RES-ACC
-21-020
ADU Owner 09/22/2021 No No N/A Pending Deed
RestrictionRecorded
8102-035-010 2628 Marybeth
Ave, South El
Monte CA
91733
N/A BP# RES-ACC
-21-021
ADU Owner 10/04/2021 No No N/A Pending Deed
RestrictionRecorded
8113-007-004 11418 E
Broadmead
Blvd, South El
Monte CA
91733
N/A BP# RES-ACC
-21-023
ADU Owner 10/21/2021 No No N/A Pending Deed
RestrictionRecorded
8118-015-012 11142
Maplefield
Street, South
El Monte CA
91733
N/A BP# RES-ACC
-21-025
ADU Owner 11/09/2021 No No N/A Pending Deed
RestrictionRecorded
8113-008-044 1526
KayannPlace,
South El
Monte CA
91733
N/A BP# RES-ACC
-21-027
ADU Owner 11/10/2021 No No N/A Pending Deed
RestrictionRecorded
8104-025-015 2339 Granada
Ave, South El
Monte CA
91733
N/A BP# RES-ACC
-21-028
ADU Owner 11/30/2021 No No N/A Pending Deed
RestrictionRecorded
SOUTH EL MONTE - 2021 18

8114-017-023 1907 Cogswell
Road, South El
Monte CA
91733
N/A BP# RES-ACC
-21-030
ADU Owner 12/08/2021 No No N/A Pending Deed
RestrictionRecorded
8117-018-003 9911 Alesia
Street, South
El Monte CA
91733
N/A BP# RES-ACC
-21-032
ADU Owner 12/28/2021 No No N/A Pending Deed
RestrictionRecorded
SOUTH EL MONTE - 2021 19

2021 SOUTH EL MONTE Housing Element Annual Progress Report TABLE A2 - Annual Building Activity Report Summary - New ConstructionEntitlements Project Identifier Affordability by Household Income - Entitlements Current APN Street
Address
Local
Jurisdiction
Tracking ID
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low-Income
Deed
Restricted
Low-Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date
Approved
# of Units
Issued
Entitlements
8118-022-056 1166 Taj Lane,
South El Monte
CA 91733
0 0 0 0 0 0 0 0
8118-022-034 10818 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 0 0
8118-022-070 10838 Skyline
Drive, South El
Monte CA
91733
0 0 0 0 0 0 0 0
8118-022-078 10855 Skyline
Drive, South El
Monte CA
91733
0 0 0 0 0 0 0 0
8118-022-087 10858 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 0 0
8118-022-064 10866 Skyline
Drive, South El
Monte CA
91733
0 0 0 0 0 0 0 0
8118-005-031 11009 Farndon
Street, South El
Monte CA
91733
RES-ACC-21-
003
0 0 0 0 0 0 0 0
SOUTH EL MONTE - 2021 20

8113-005-009 1665 Bunker
Ave, South El
Monte CA
91733
BP# 27573 0 0 0 0 0 0 0 0
8113-005-002 11308
Broadmead
Blvd, South El
Monte CA
91733
BP# 27564 0 0 0 0 0 0 0 0
8118-001-008 1479
Lidvcombe
Ave, South El
Monte CA
91733
BP# 27787 0 0 0 0 0 0 0 0
8113-009-037 1717 Burkett
Road, South El
Monte CA
91733
BP# 27775 0 0 0 0 0 0 0 0
8116-005-008 1259 Lerma
Ave, South El
Monte CA
91733
BP# 27668 0 0 0 0 0 0 0 0
Totals 0 0 0 0 0 0 0 0
SOUTH EL MONTE - 2021 21

Building Permits
Project Identifier Affordability by Household Income - Building Permits Current APN Street
Address
Local
Jurisdiction
Tracking ID
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low-Income
Deed
Restricted
Low-Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units
Issued
Building
Permits
8118-022-056 1166 Taj Lane,
South El Monte
CA 91733
0 0 1 0 0 0 0 09/01/2021 1
8118-022-034 10818 Horizons
Drive, South El
Monte CA
91733
0 0 1 0 0 0 0 04/07/2021 1
8118-022-070 10838 Skyline
Drive, South El
Monte CA
91733
0 0 1 0 0 0 0 08/03/2021 1
8118-022-078 10855 Skyline
Drive, South El
Monte CA
91733
0 0 1 0 0 0 0 04/15/2021 1
8118-022-087 10858 Horizons
Drive, South El
Monte CA
91733
0 0 1 0 0 0 0 10/29/2021 1
8118-022-064 10866 Skyline
Drive, South El
Monte CA
91733
0 0 1 0 0 0 0 07/12/2021 1
8118-005-031 11009 Farndon
Street, South El
Monte CA
91733
RES-ACC-21-
003
0 0 0 0 0 0 1 12/20/2021 1
8113-005-009 1665 Bunker
Ave, South El
Monte CA
91733
BP# 27573 0 0 0 0 0 0 1 01/13/2021 1
SOUTH EL MONTE - 2021 22

8113-005-002 11308
Broadmead
Blvd, South El
Monte CA
91733
BP# 27564 0 0 0 0 0 0 1 01/07/2021 1
8118-001-008 1479
Lidvcombe
Ave, South El
Monte CA
91733
BP# 27787 0 0 0 0 0 0 1 05/06/2021 1
8113-009-037 1717 Burkett
Road, South El
Monte CA
91733
BP# 27775 0 0 0 0 0 0 1 04/29/2021 1
8116-005-008 1259 Lerma
Ave, South El
Monte CA
91733
BP# 27668 0 0 0 0 0 0 1 02/10/2021 1
Totals 0 0 6 0 0 0 6 12
SOUTH EL MONTE - 2021 23

Certificate of Occupancy
Project Identifier Affordability by Household Income - Certificate of Occupancy Current APN Street
Address
Local
Jurisdiction
Tracking ID
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low-Income
Deed
Restricted
Low-Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or
other forms of
readiness
Date Issued
# of Units
Issued
Certificates ofOccupancy or
other forms of
readiness
8118-022-056 1166 Taj Lane,
South El Monte
CA 91733
0 0 0 0 0 0 0 0
8118-022-034 10818 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 0 0
8118-022-070 10838 Skyline
Drive, South El
Monte CA
91733
0 0 0 0 0 0 0 0
8118-022-078 10855 Skyline
Drive, South El
Monte CA
91733
0 0 0 0 0 0 0 0
8118-022-087 10858 Horizons
Drive, South El
Monte CA
91733
0 0 0 0 0 0 0 0
8118-022-064 10866 Skyline
Drive, South El
Monte CA
91733
0 0 0 0 0 0 0 0
8118-005-031 11009 Farndon
Street, South El
Monte CA
91733
RES-ACC-21-
003
0 0 0 0 0 0 0 0
SOUTH EL MONTE - 2021 24

8113-005-009 1665 Bunker
Ave, South El
Monte CA
91733
BP# 27573 0 0 0 0 0 0 0 0
8113-005-002 11308
Broadmead
Blvd, South El
Monte CA
91733
BP# 27564 0 0 0 0 0 0 0 0
8118-001-008 1479
Lidvcombe
Ave, South El
Monte CA
91733
BP# 27787 0 0 0 0 0 0 0 0
8113-009-037 1717 Burkett
Road, South El
Monte CA
91733
BP# 27775 0 0 0 0 0 0 0 0
8116-005-008 1259 Lerma
Ave, South El
Monte CA
91733
BP# 27668 0 0 0 0 0 0 0 0
Totals 0 0 0 0 0 0 0 0
SOUTH EL MONTE - 2021 25

Project Information
Project Identifier Unit Types Housing with
Financial
Assistance and/or
Deed Restrictions
Demolished/Destroyed Units
Units?
Prior
APN
Current
APN
Street
Address
Project
Name
Local
Jurisdicti
on
Tracking
ID
Unit
Category
Tenure Extremel
y Low
Income
Units
Was
Project
Approve
d using
SB 35
Streamli
ning?
Infill
Units?
Assistan
ce
Program
s for
each
Develop
ment
Deed
Restricti
on Type
Housing
without
Financial
Assistan
ce or
Deed
Restricti
ons
Term of
Affordabi
lity or
Deed
Restricti
on
Number
of
Demolish
ed/
Destroye
d Units
Demolish
ed or
Destroye
d Units?
Demolish
ed/ or
Destroye
d Units
Owner or
Renter
Notes
8118-022
-056
1166 Taj
Lane,
South El
Monte CA
91733
Horizons
By Mayan
Developm
ent
SFA Owner 0 N N Other Other 0 Develope
r providedAffordable units;Buyerused LosAngelesCountyHomeOwnershipProgram(HOP)funds &45 yearRegulatoryAgreementRecorded SOUTH EL MONTE - 2021 26

8118-022
-034
10818
Horizons
Drive,
South El
Monte CA
91733
Horizons
By Mayan
Developm
ent
SFA Owner 0 N N Other INC 0 Develope
r providedAffordable units;Buyerused LosAngelesCountyHomeOwnershipProgram(HOP)funds &45 yearRegulatoryAgreementRecorded 8118-022
-070
10838
Skyline
Drive,
South El
Monte CA
91733
Horizons
By Mayan
Developm
ent
SFA Owner 0 N N Other Other 0 Develope
r providedAffordable units;Buyerused LosAngelesCountyHomeOwnershipProgram(HOP)funds &45 yearRegulatoryAgreementRecorded SOUTH EL MONTE - 2021 27

8118-022
-078
10855
Skyline
Drive,
South El
Monte CA
91733
Horizons
By Mayan
Developm
ent
SFA Owner 0 N N Other Other 0 Develope
r providedAffordable units;Buyerused LosAngelesCountyHomeOwnershipProgram(HOP)funds &45 yearRegulatoryAgreementRecorded 8118-022
-087
10858
Horizons
Drive,
South El
Monte CA
91733
Horizons
By Mayan
Developm
ent
SFA Owner 0 N N Other Other 0 Develope
r providedAffordable units;Buyerused LosAngelesCountyHomeOwnershipProgram(HOP)funds &45 yearRegulatoryAgreementRecorded SOUTH EL MONTE - 2021 28

8118-022
-064
10866
Skyline
Drive,
South El
Monte CA
91733
Horizons
By Mayan
Developm
ent
SFA Owner 0 N N Other Other 0 Develope
r providedAffordable units;Buyerused LosAngelesCountyHomeOwnershipProgram(HOP)funds &45 yearRegulatoryAgreementRecorded 8118-005
-031
11009
Farndon
Street,
South El
Monte CA
91733

ADU RES-ACC
-21-003
ADU Owner 0 N N Other Other 0 Deed
RestrictionRecorded
8113-005
-009
1665
Bunker
Ave,
South El
Monte CA
91733
ADU BP#
27573
ADU Owner 0 N N Other Other 0 Deed
RestrictionRecorded
8113-005
-002
11308
Broadme
ad Blvd,
South El
Monte CA
91733
ADU BP#
27564
ADU Owner 0 N N Other Other 0 Deed
RestrictionRecorded
SOUTH EL MONTE - 2021 29

8118-001
-008
1479
Lidvcomb
e Ave,
South El
Monte CA
91733
ADU BP#
27787
ADU Owner 0 N N Other Other 0 Deed
RestrictionRecorded
8113-009
-037
1717
Burkett
Road,
South El
Monte CA
91733
ADU BP#
27775
ADU Owner 0 N N Other Other 0 Deed
RestrictionRecorded
8116-005
-008
1259
Lerma
Ave,
South El
Monte CA
91733
ADU BP#
27668
ADU Owner 0 N N Other Other 0 Deed
RestrictionRecorded
Density Bonus
Project Identifier Density Bonus
Current APN Street Address Local Jurisdiction
Tracking ID
Deed Restriction Type Total Density Bonus
Applied to the Project
(Percentage Increase
in Total Allowable
Units or Total
Maximum Allowable
Residential Gross
Floor Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given to
the Project (Excluding
Parking Waivers or
Parking Reductions)
List the incentives,
concessions, waivers,
and modifications
(Excluding ParkingWaivers or Parking
Modifications)
Did the project receive
a reduction or waiver
of parking standards?
(Y/N)
SOUTH EL MONTE - 2021 30

Very Low* 131
Deed
restricted
0 0 0 0 0 0 0 0 0
0 131
NonRestricted 0 0 0 0 0 0 0 0 0
Low 64
Deed
restricted
6 0 0 0 0 0 0 0 0
6 58
NonRestricted 0 0 0 0 0 0 0 0 0
Moderate 70
Deed
restricted
0 0 0 0 0 0 0 0 0
0 70
NonRestricted 0 0 0 0 0 0 0 0 0
Above
Moderate
312 6 0 0 0 0 0 0 0 0 6 306
Total Units 12 0 0 0 0 0 0 0 0 12
Total RHNA 577 Total Remaining Need for RHNA Period 565 *Note: Units serving extremely low-income households are included in the very low-income permitted units totals 2021 SOUTH EL MONTE Housing Element Annual Progress Report TABLE B - Regional Housing Needs Allocation ProgressPermitted Units Issued by Affordability Income
Level
RHNA
Allocation
Restrictions Year 1 -
2021
Year 2 -
2022
Year 3 -
2023
Year 4 -
2024
Year 5 -
2025
Year 6 -
2026
Year 7 -
2027
Year 8 -
2028
Year 9 -
2029
Total Units
to Date (all
years)
Total
Remaining
RHNA by
Income
Level
SOUTH EL MONTE - 2021 31

2021 SOUTH EL MONTE Housing Element Annual Progress Report TABLE C - Sites Identified or Rezoned to Accommodate Shortfall Housing Need No Data Available
SOUTH EL MONTE - 2021 32

2021 SOUTH EL MONTE Housing Element Annual Progress Report TABLE D - Program Implementation Status
Program Description Housing Programs Progress Report - Government Code Section 65583 Name of Housing Element
Program
Objective Timeframe in H.E. Status of Program Implementation

AFFORDABLE HOUSINGOVERLAY ZONE
Affordable Housing Overlay establishes specificincentives for the development of affordable housing.The Overlay will provide a range of potential regulatoryconcessions for affordable projects, including flexibilityin height limits, reduced parking, minimal setbacks,and/or reduced open space requirements. Incentivesinclude waiving some or all of the development fees.Residential development withinmixed-use areas is permitted both as stand-aloneresidential infill, as well as an integrated mixed-usedevelopments. The Affordable Housing Overlaymay also be used on a project-by-project basis in R-3neighborhoods for quality affordable developmentswhich blend well with the surrounding neighborhood.

Continuous This is an ongoing effort and will continue

IMPLEMENTATION OF MIXEDUSE (C-R) ZONE
The City amended the Zoning Ordinance to permitmixed-use development using the new C-R zonedistrict, the designation will permit both stand-aloneinfill residential development as well as traditionalmixed-use development where commercial uses andresidential uses are located in the same structure.(Commercial Residential) zone district.

Continuous This is an ongoing effort and will continue
GENERAL PLAN AND ZONINGORDINANCE REVIEW ANDUPDATE.

There will be an annual review of the General Plan todocument its consistency with the HousingElement goals, policies, and programs.

Continuous This is an ongoing effort and will continue
SOUTH EL MONTE - 2021 33

SECOND UNIT HOUSING

PROGRAM
The first element of this program involves thecontinued use of a zoning provision that will continueto permitthe development of an additional (second) housing uniton any R-1 Zoned lot. The additional housing unitsare permitted by right as long as they conform to thedevelopment standards for the R-1 Zone. Anexpanded component of this existing program willpermit the City to waive application fees if the propertyowner agrees to an affordability covenant that wouldplace an affordability restriction on the new units for agiven period.

Continuous The Accessory Dwelling Unit Ordinace was amended and adpoted in the last quarter of 2017. The Citycontinues to promote this program.

HOUSING CHOICE VOUCHERPROGRAM
A federally funded rental program thatassists very low-income families, elderly, and disabledhouseholds. Decent, safe, and sanitary housing unitsare provided to households through rental vouchers.Participants may find their own housing includingsingle-family homes, townhouse, and apartments. TheBaldwin Park Housing Authority administers theHousing Vouchers for five jurisdictions in the regionincluding South El Monte. Participants are able toselect any housing that meets the requirements of theprogram and is not limited to units located insubsidized housing projects. The City of South ElMonte has approximately 40 residents who currentlyparticipate in this program.

Continuous This program is ongoing.

IDENTIFICATION OF ELI ANDLOW INCOME HOUSINGFUNDING SOURCES The City proactively continues to pursue availablefunding sources to assist in the development of lowerincome, including extremely low-income housing. TheCity continues to apply for State and Federalassistance including, but not limited to, CDBG andHome funding. Other funding sourceswill continue to be explored including Prop 1-C andLocal Housing Trust Funds.

Continuous This program is ongoing and will be continued.

SOUTH EL MONTE - 2021 34

LOT CONSOLIDATION

PROGRAM
In the absence of redevelopment, the City has limitedoptions to assemble individual privately-ownedproperties for new larger developments. As a result,the City is required to rely solely on the private markettoaccomplish a consolidation of lots. This program is anongoing program that recognizes the importance ofpublic-private partnerships in assembling andredeveloping infill parcels.

Continuous The program is ongoing and will be continued.

EMERGENCY HOUSINGPROGRAM
The City recently amended the Zoning Ordinance topermit emergency shelters in an area located in thenorthwestern portion of the City just south of GarveyAvenue and west of Rosemead Boulevard. The City’sZoning Ordinance was amended to permit such usesby right without discretionary review within this zone,and to ensure emergency shelters are only subject tothe same development and management standardsthatapply to other allowed uses within the overlay area.This zone was specifically selected because of itsproximityto transportation, public services, and the underlyinguses that could more easily accommodate the use. 2014-2021 The rezoning has been completed though the City will continue toensure that the available zoning is identified so that itmay be effectively implemented.

TRANSITIONAL HOUSINGPROGRAM
To comply with State law, the City of South El Montehas amended the Zoning Ordinance to permittransitional housing as a residential use and onlysubject to those restrictions that apply to otherresidential uses of the same type in the same zone(Ordinance No.1183). 2014-2021 The Zoning Ordinance Amendment has been
completed.

SUPPORTIVE HOUSINGPROGRAM
The City of South El Monte has amended the ZoningOrdinance to permit supportive housing as aresidential use and only subject to those restrictionsthat apply to other residential uses of the same type inthe same zone (Ordinance No. 1183). 2014-2021 The Zoning Ordinance Amendment has been
completed.

SOUTH EL MONTE - 2021 35

SANTA ANITA AVENUE MIXEDUSE AND SROHOUSING

PROGRAM
The recent rezoning and General Plan Amendmentnow permits residential developments and mixed-useprojects as infill development within the overlay zone.The rezoning now permits conventional mixed-usedevelopment that would involve ground levelcommercial uses with residential units in the aboveground levels, infill developments consisting of entirelyresidential land uses, and developments whereresidential units and commercial uses would share thesame parcel. In addition, single room occupancy(SRO) developments would be permitted pursuant toState law. 2014-2021 The City has completed the required rezoning that implements this program which was initiated during theprevious 4th Housing Element Cycle.

COUNTYWIDE AFFORDABLERENTAL HOUSINGDEVELOPMENT PROGRAM
Financial assistance is provided through the provisionof "gap"financing in the form of both short- and long-term loansfor construction and permanent financing, as well asfunds for nonprofit housing developers and HOMEdesignated Community Housing DevelopmentOrganization (CHDO) activities. 2014-2021 This program is administered by the Los Angeles County Development Authority (LACDA). The Citypromotes this program on an ongoing basis.

COUNTYWIDE AFFORDABLEHOME OWNERSHIP PROGRAM
This program provides funding in the form of secondmortgages to increase home ownership units that areaffordable to low- and moderate-income persons. Thisprogram facilitates the acquisition of existing structuressuitable for home ownership opportunities for low- andmoderate-income persons. Where appropriate, thisprogram will be used in conjunction with the County'sHousing Bond and Mortgage Credit CertificatePrograms. 2014-2021 This program is administered through Los Angeles Urban County HOME allocation. The City promotesthis program on an ongoing basis.

FIRST TIME HOME BUYERPROGRAM
The Cal Home First Homebuyers Program consists ofa $25,000 down payment assistance program forqualified applicants. Depending on the project, theassistance may increase to a maximum amount of$60,000.00. The loan is zero interest and must berepaid in 30 years. The program evaluates family size,family income, citizenship/residency, and type ofproperty being purchased. 2014-2021 This program has expended it's funds through
CalHome funds.

SOUTH EL MONTE - 2021 36

OWNER OCCUPIED

REHABILITATION PROGRAM
The Owner Occupied Rehabilitation Program consistsof a maximum loan amount of $25,000 for qualifiedhome rehabilitation that is secured through a Deed ofTrust. The loan is a 30-year, zero interest loan, thatwillnot need to be repaid until the property transfers titleor the 30-year term expires. Some of the repairs thatareincluded in the program include, but not limited to, roofreplacement, exterior painting, new windows,plumbing, electrical repairs, termite fumigation, andhealth and safety repairs. 2014-2021 This program has expended it's funds through
CalHome funds.

MORTGAGE CREDITCERTIFICATE PROGRAM
The Mortgage Credit Certificate (MCC) Programleverages home ownershipassistanceby issuing certificates to income-qualifiedfirst-time home buyers authorizing the householdto take a credit against Federal income taxes of up to20% of the annual mortgage interest paid. Themortgagepayments are used to repay the bonds; there is no Cityguarantee required. 2014-2021 This program is offered through the County and it's funds.

REASONABLEACCOMMODATION PROGRAM
Facilitate the development, maintenance, andimprovement ofhousing for persons with disabilities; reduceprocessing time for reasonable accommodationrequestsby 50 percent.

Continuous The program is ongoing and will be continued.

GREEN CITY PROGRAM Green City” refers users to a wide range of initiatives designed to improve the local environment. Keyelements include energy conservation measures,recycling, water conservation, and the use ofalternative transit. The programs includes rebates forenergyconserving refrigerators, water heaters, and otherhousehold appliances Continuous The program is ongoing and will be continued.

WATER CONSERVATIONPROGRAM
The City of South ElMonte shall promote water conservation (droughttolerant landscaping, water conserving plumbingfixtures,etc.) in the review of new development.

Continuous The program is ongoing and will be continued.

SOUTH EL MONTE - 2021 37

FAIR/EQUAL HOUSING

PROGRAM
This City program is designed to promote equalhousing opportunities in South El Monte Continuous The program is ongoing and will be continued.

SOUTH EL MONTE - 2021 38

2021 SOUTH EL MONTE Housing Element Annual Progress Report TABLE E - Commercial Development Bonus Approved pursuant to GC Section 65915.7 No Data Available
SOUTH EL MONTE - 2021 39

2021 SOUTH EL MONTE Housing Element Annual Progress Report TABLE F - Annual Building Activity Report Summary - Units Rehabilitated, Preserved and Acquired pursuant to GC Section 65583.1(c)(2) Affordability by Household Incomes
(Units that DO NOT count towards RHNA)
Activity Type Extremely Low-Income Very Low-Income Low-Income Total Units Description of Activity Rehabilitation Activity 0 0 0 0Preservation of Units At-Risk 0 0 0 0Acquisition of Units 0 0 0 0Mobilehome Park Preservation 0 0 0 0Total Units by Income 0 0 0 0 Affordability by Household Incomes
(Units that DO count towards RHNA)
Activity Type Extremely Low-Income Very Low-Income Low-Income Total Units Description of Activity Rehabilitation Activity 0 0 0 0Preservation of Units At-Risk 0 0 0 0Acquisition of Units 0 0 0 0Mobilehome Park Preservation 0 0 0 0Total Units by Income 0 0 0 0 SOUTH EL MONTE - 2021 40

2021 SOUTH EL MONTE Housing Element Annual Progress Report TABLE G - Locally Owned Lands Included in the Housing Element Sites Inventory that have been sold, leased, or otherwise disposed of (CCR Title 25§6202) No Data Available
SOUTH EL MONTE - 2021 41

2021 SOUTH EL MONTE Housing Element Annual Progress Report TABLE H - Locally Owned Surplus Sites (CCR Title 25 §6202) No Data Available
SOUTH EL MONTE - 2021 42

2021 SOUTH EL MONTE Housing Element Annual Progress Report LEAP Reporting (CCR Title 25 §6202)
Total Award Amount 150,000.00
Task $ Amount Awarded $ Cumulative Reimbursement
Requested
Task Status Other Funding Notes
Land Management System 150,000.00 137,095.00 Completed Local General Fund Awaiting reimbursement SOUTH EL MONTE - 2021 43

City Council Agenda Report
Agenda Item No. 7.e.

DATE: April 12, 2022
TO: Honorable Mayor and Members of the City Council
APPROVED BY: Rachel Barbosa, City Manager
SUBMITTED BY: William Fox, Interim Finance Director
SUBJECT: CONSIDERATION AND APPROVAL OF CLASSIFICATION

AND COMPENSATION STUDY SURVEY CITIES
SUMMARY: Staff will move forward with the survey cities chosen as comparators for the classification and compensation study. The City established specific parameters to identify those cities that best provide a standard point of reference against which the City of South El Monte may be compared. There were twelve cities that were identified and will be used for this study.

RECOMMENDED ACTION: Staff recommends City Council receive and file the agencies considered as survey cities for the classification and compensation study.

FISCAL IMPACT: There is no immediate fiscal impact associated with the approval of survey cities for the classification and compensation study.

DISCUSSION: On September 28, 2021, City Council approved a Request for Proposal to solicit proposals from qualified firms for a City-wide classification and compensation study. The City Manager, Interim Finance Director, and Interim Personnel Analyst participated in the selection of the consulting firm for this study. Staff was not required to bring back the consulting firm chosen to City Council for approval as the contract amount fell within the City Manager's signature authority at $30,350. The selection panel chose Transformance Consulting. This was based upon their qualifications, experience, and the lowest quote received. As part of the study, the City, along with the Consultant's guidance, selected twelve survey cities as comparable benchmark cities.

In selecting survey cities, the primary considerations were identifying cities that represent comparable personnel needs, geographical proximity, community characteristics, and professional expectations. The goal was to have ten to twelve cities surveyed, which compared to the City in similar aspects. The parameters selected to identify those cities were: city population, number of full-time equivalent positions, distance to South El Monte, land area in square miles, and median household income. By using the selected parameters, the City was able to narrow down the cities which compared favorably. The

following cities were selected to be used in the salary survey: Artesia, Cudahy, Duarte, El Monte, La Cañada Flintridge, Maywood, Montbello, Pico Rivera, Rosemead, Santa Fe Springs, Temple City and Walnut.

It is notable that not all of the cities listed above are considered "contract cities" that utilize Los Angeles County for police and fire services. However, the other segments of their workforce have comparable duties and responsibilities. It was determined, through the scoring system used, that the selected cities were rated favorably to the City based on the selected criteria and parameters. The methodology used is considered best practice for benchmarking employee classifications and compensation.

As the next step, the City will meet and consult with the two labor unions to review the list of comparable cities to be used in the survey.

ATTACHMENT(S):

None

City Council Agenda Report
Agenda Item No. 8.a.

DATE: April 12, 2022
TO: Honorable Mayor and Members of the City Council
APPROVED BY: Rachel Barbosa, City Manager
SUBMITTED BY: Colby Cataldi, Community Development Director SUBJECT: CONSIDERATION AND APPROVAL OF RESOLUTION NO. 22- 24, ADOPTING A MITIGATED NEGATIVE DECLARATION,

MITIGATION MONITORING AND REPORTING PROGRAM,
AND GENERAL PLAN AMENDMENT, RESOLUTION 22-25,

ADOPTING A SPECIFIC PLAN, AND FIRST READING OF
ORDINANCE NO. 1258 FOR A PROPOSED ZONE CHANGE
SUMMARY: KB Home, (“Applicant”) is proposing the development of 207 residential homes (169 single family and 38 multi-family units) totaling 408,104 square feet, along with a recreation area that includes a pool. The units will be three stories and have a maximum building height of 35 feet 8 inches for the multi-family townhomes, with 3-story single family unit heights ranging from 32 feet 8 inches to 34 feet 7 inches (“Proposed Project” or “Project”). The Proposed Project will include the sale of 186 market rate and 21 moderate income dwelling units.

RECOMMENDED ACTION: Staff recommends City Council:

1. Conduct a public hearing;

2. Take public testimony;

3. Adopt Resolution No. 22-24, adopting a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, and General Plan Amendment;

4. Adopt Resolution No. 22-25 adopting a Specific Plan;

5. Waive first reading and introduce Ordinance No. 1258, amending the zoning designation for properties located at 2540 Rosemead Boulevard (APN 8102-037- 020), 2559 and 2603 Chico Avenue (APNs 8102-037-017 and 8102-037-024, respectively), and APN 8102-037-022; and

6. Set said ordinance for adoption at the next regular city council meeting.

FISCAL IMPACT: No fiscal impact.

DISCUSSION: The Planning Commission reviewed the Applicant's request for the Proposed Project on March 15, 2022 and voted 4-0 to conditionally approve the Site Plan Review ("SPR") and Subdivision request upon City Council's adoption of the Mitigated Degative Declaration ("MND"), Mitigated Monitoring & Reporting Program ("MMRP"), Specific Plan ("SP"), Zone Change ("ZC"), and General Plan Amendment ("GPA").

Starlite Specific Plan
A Specific Plan has been created to allow for the unique design of the Project that does not fit the available land-use application categories within the existing Zoning Code text.

The Specific Plan being proposed for the 12.3 acre property will cover design guideline and the development regulations including density, permitted uses, encroachments, fences and walls, and allowable signage for the project. The development parameters being proposed include but are not limited to a maximum of 207 dwelling units, a maximum density of 16.88 dwelling units per acre, the site is to be gated, required garage parking for each dwelling as well as one guest parking spot for every two units, and includes a planting guide with required Mediterranean and local plants.

The Specific Plan is consistent with the R-3 (Multi-Family Residential) zone, with some deviations including allowing for lots of 1,250 square feet, maximum of three stories, lot coverage of 70%, and reduced setbacks to property lines and other buildings. Parking requirements stay the same with each unit requiring a two-car garage, and guest parking has a higher requirement of one space for every two units instead of current R-3 requirements which is one space for every four units.

General Plan Amendment
Three of the four parcels have a “Commercial-Manufacturing” Land Use Designation in the City’s General Plan with the fourth parcel designated as Medium Density Residential; the Applicant is requesting a General Plan amendment to allow for a change in land use designation from Commercial-Manufacturing to Medium Density Residential. The proposed amendment would allow the site to be developed with a mix of single and multifamily units at a density of 16.88 dwelling units per acre. This density exceeds the maximum allowed in Medium Density Residential designations, but was increased by applying for a Density Bonus per Section 65915 of the California Government Code (further explained below). The Applicant is also requesting a change to the Circulation Element to remove the extension of Fern Street from Chico Avenue to Rosemead Boulevard. The proposed General Plan amendment will promote balanced and dynamic economic growth in the area, and address the residential needs of the City and surrounding region. In addition to the change to the Land Use Element, the new Housing Element cycle requires that the City provide 576 new housing units, with 263 being affordable units, in the next eight years, and this Project would help the City achieve these numbers. The proposed amendment would also be consistent with the following goals and objectives of the Land Use and Housing Elements of the General Plan:

Land Use Element
Goal 1.0: Maintain a balanced mix and distribution of land uses throughout South El Monte by allowing for the establishment of a large residential development increasing residential units which are lacking in the City.

Policy 1.1: Provide opportunities for housing development at a range of densities and housing types that accommodate the varied interests and needs of present and future residents. This Project will serve the area by greatly expanding the housing stock in the City. Currently the Property is undeveloped, and will create 207 for sale units including affordable units.

Policy 1.2: Allow for the transition of mixed-density neighborhoods to higher density development consistent with underlying General Plan land use and zoning designations.

The multi-family neighborhood to the north has an average density of approximately 12 dwelling units per acre and this Project will provide a higher density of 16.88 dwelling units per acre.

Goal 3.0: Accommodate new development that is compatible with and complements existing land uses by allowing for the establishment of a large residential development that fits with the surrounding uses including the adjacent residential and commercial uses.

Goal 6.0: Provide for the revitalization of deteriorating land uses and properties by developing a property that has lain undeveloped for many years and has been underdeveloped.

Housing Element
Goal 1: An adequate supply of a variety of housing types to meet the existing and future needs of City residents by allowing the proposed Project to offer a mix of new multi-family and single family units that will help provide for the needs of residents.

Policy 1.1: The City shall provide adequate sites to facilitate the development of a range of residential development types that fulfills its regional housing needs, including lowdensity single-family units, moderate- to higher-density single-family attached and multiple-family units. This development will fulfill a housing need the City has by providing multi-family and single family units at a range from moderate income to market rate.

Goal 3: Compatible land uses that meet the needs of residents, employers and employees. The development of housing in this area will help visually as well as physically seamlessly transition between the residential uses in the area and industrial uses.

Policy 3.3: The City shall encourage development of higher density housing in close proximity to public transportation, services, employment, recreation, and other resources and amenities. This is accomplished through the Project consisting of a medium density development located near high quality bus routes that are less than 0.25 miles away and compatible commercial uses.

The Project is proposing 21 affordable housing units distributed as 17 moderate single family units, 2 low income multi-family units, and 2 very low income multi-family units.

Considering the current challenges of selling low and very low income units, Planning Commission approved a 6 month sales period after completion of the units, where if the low and very low income units do not sell within the 6-month period, the units would move up an income level (very low income to low income, and low income to moderate income).

Zone Change
In order to allow for the proposed use, a change to the zoning designation will also be required. Currently, the zoning of the Property is “C-M” (Commercial-Manufacturing) and “R-3” (Multi-Family Residential) the zoning designation would have to be amended to be consistent with the Property’s new land use designation. Therefore, the request includes a zone change from “C-M” to “R-3” (Multi-Family Residential) in order to allow for the development of the Project. The newly adopted Starlite Specific Plan would then be overlaid on the Property.

The rezoning of the Property to R-3 would allow for the creation of a quality residential development at the site which would help alleviate a housing need in the City.

As analyzed by staff, the proposed change is compatible with the existing uses in the surrounding area along Rosemead Boulevard and Chico Avenue. The immediate surrounding area is made up of a mix of commercial, residential, and industrial uses which complement the proposed Project.

Therefore, staff has determined that the following findings can be made in favor of the proposed zone change pursuant to South El Monte Municipal Code (“SEMMC”) Section

17.66.040 (Planning Commission procedure) of Chapter 17.66 (Amendments to Zoning Regulations) of the South El Monte Municipal Code:

1. Substantial proof exists that the proposed change will promote the public health, safety, convenience and general welfare of the citizens of the City by allowing for the development of the property with residential uses that will benefit the City as a whole. Currently, the property is underdeveloped and underutilized and the proposed change will allow for improvements to the property that will address housing needs and beautify the site.

2. The proposed change is in conformance with the purpose of Chapter 17.66 (Amendments to Zoning Regulations) the Municipal Code, and with all applicable, officially adopted policies and plans by changing the Property to the Multi-Family Residential Zone so that the residential development will conform to the Zoning Code and General Plan.

3. Streets and public facilities existing or proposed are adequate to serve all uses permitted when the property is reclassified since the use will not change the level of service of the surrounding streets because the surrounding area is already developed as commercial, manufacturing, and residential. Also, it was found that the wastewater generation, storm drainage facilities, and water services are all anticipated to meet project demands.

4. All uses permitted when the Property is reclassified will be compatible with present and potential future uses, and further, existing regulations applying to the property in question since the current Property is undeveloped, the proposed change in zone would be compatible with present or future uses. Residential uses have existed on the site in the past, and the area to the north is also developed with residential uses which comply with the SEMMC and existing commercial uses are compatible with and complement the proposed Project.Vesting Tentative Tract Map
Vesting Tentative Tract Map No. 083399 will allow for the merger of four parcels into two lots and the creation of 207 residential units. The proposed subdivision of the Property is consistent with the General Plan and Zoning Ordinance upon adoption of the change by City Council. The proposed subdivision will create a commercial lot that will not be part of the project, and a second lot that will consist of the 207 housing units .

Per SEMMC Section 16.16.025, the Planning Commission shall not approve a tentative map where:

1. The proposed subdivision, including design and improvements, is not consistent with the general plan or any applicable specific or precise plan. With the adoption and approval of Resolution Nos. 21-05 and 21-17 by City Council, the subdivision will be consistent with the General Plan and proposed Specific Plan.

2. The site is not physically suitable for the type or proposed density of development.

The grade of the land is flat and suitable for residential development and can support higher density.

3. The design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or injure fish or wildlife or their habitat. An Initial Study was conducted and staff is of the opinion, based on the Initial Study, there will be no significant impact on the environment with adoption of a Mitigated Negative Declaration (“MND”) and Mitigation Monitoring and Reporting Program (“MMRP”).

4. The design of the subdivision or type of improvements is likely to cause serious public health problems. The IS/MND determined that there is less than significant impact with mitigation measures in effect for air quality.

5. The design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large for access through or use of, property within the proposed subdivision. The city may approve the subdivision if the city finds that the subdivider will provide alternate easements for access or use that are substantially equivalent to the easements previously acquired by the public.

This subsection shall apply only to easements of record, or to easements established by judgment of a court of competent jurisdiction. There are no conflicts of existing easements since the Applicant incorporated these into the design of the Project. If the site plan is redesigned to incorporate the expansion of Fern Street, public easements will be taken into account.

6. The discharge of sewage from the proposed subdivision into the community sewer system would result in violation of existing requirements prescribed by the California Regional Water Quality Control Board. A sewer study was conducted and found that no violation would occur.

7. A preliminary soils report or geological hazard report indicates adverse soil or geological conditions and the subdivider has failed to provide sufficient information to the satisfaction of the city engineer that the subdivider can correct such conditions. All preliminary reports were submitted to the satisfaction of the City and will be confirmed by the City Engineer.

8. The proposed subdivision is not consistent with all applicable provisions of the municipal code and the Subdivision Map Act. Staff has determined that the Project meets all the provisions of the Subdivision Map Act as well as the SEMMC as detailed in the attached Staff Report.

As proposed, the requested Vesting Tentative Tract Map meets all of the development standards of the State Subdivision Map Act and Title 16 of the Municipal Code for the City of South El Monte. The proposed subdivision is consistent with the proposed General Plan change and meets development standards for mixed-use commercial and residential development.

ENVIRONMENTAL REVIEW: An Initial Study was conducted and Mitigated Negative Declaration was prepared pursuant to the guidelines of the California Environmental Quality Act (Administrative Code, Title 14, Chapter 3, §15063; §15070). The public review period took place between January 14 and February 14, 2022. The study concluded that there will be less than significant impacts with project mitigation.

CONCLUSION: The proposed Project is consistent with the proposed General Plan amendment and Zone Change. The Project meets all of the development standards of the California Subdivision Map Act and the South El Monte Municipal Code, provided that the City Council adopts the Starlite Specific Plan. The proposed residential development will provide much needed high quality new housing for the City, including affordable housing opportunities. In staff’s opinion the proposed Project is well designed,

representing a quality residential development that will promote opportunities for the City.

The proposed Project will develop a site that has been underutilized into a viable asset for the City and the community, generating property taxes and increasing property values.

Staff Report Prepared by: Ian McAleese, Assistant Planner

ATTACHMENT(S):

A. Ordinance No. 1258
B. Resolution No. 22-24
C. Resolution No. 22-25
D. Initial Study/Negative Declaration
E. Appendices for Initial Study/Negative Declaration

ATTACHMENT A

ORDINANCE NO. 1258

AN ORDINANCE OF THE CITY OF SOUTH EL MONTE

ADOPTING ZONE CHANGE AMENDING THE ZONING

DESIGNATION FOR PROPERTIES LOCATED IN THE CITY
OF SOUTH EL MONTE AT APNs 8102-037-020 (2540
ROSEMEAD BOULEVARD), 8102-037-024 (2559 CHICO
AVENUE), AND 8102-037-022, TO CHANGE THE EXISTING
ZONING DESIGNATION FROM COMMERCIALMANUFACTURING TO MULTI-FAMILY RESIDENTIAL WHEREAS, KB Home (“Applicant”) has filed an application for a General Plan Amendment and Zone Change to change the land use designation for the following real properties in the City of South El Monte: Assessor’s Parcel No. 8102-037-020 (2540 Rosemead Boulevard); Assessor’s Parcel No. 8102-037-024 (2603 Chico Avenue); and Assessor’s Parcel No. 8102-037- 022 (collectively, “Property” or “project site”) from the zoning designation of “CommercialManufacturing” to “Multi-Family Residential” in order to allow for a residential development on the approximately 12.3-acre project site. The project consists of attached and detached two-, three-, and four-bedroom dwelling units, a recreation center, and common open space. (“Project” or “proposed Project”);
WHEREAS, pursuant to South El Monte Municipal Code (“SEMMC”) Section 17.66.040, the Project requires Planning Commission review and recommendation to City Council because the Project consists of property rezoning; and
WHEREAS, a public hearing was held before the Planning Commission on March 15, 2022, to consider the application. All evidence, both written and oral, presented during said public hearing was considered by the Planning Commission in making its determination and it voted unanimously to recommend adoption/approval of the resolution/ordinance; and WHEREAS, a public hearing was held before the City Council on April 12, 2022, to consider the application. All evidence, both written and oral, presented during said public hearing was considered by the City Council in making its determination.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SOUTH EL MONTE HEREBY FINDS, RESOLVES, AND ORDERS AS FOLLOWS:

SECTION 1: Pursuant to the provisions of the California Environmental Quality Act (Public Resources Code Sections 21000, et seq. (“CEQA”), the State CEQA Guidelines (“Guidelines” and California Code of Regulations, Title 14, Sections 15000, et seq.), and the City’s Local CEQA Guidelines, City staff had an Initial Study prepared of the potential environmental effects of the proposed Project, including the adoption of a General Plan amendment and Zone Change, and adoption of a Specific Plan. Based on the information contained in the Initial Study, staff determined that there was less than substantial evidence that approval of the Project may have significant environmental impact, with mitigating measures. Accordingly, the City prepared a Mitigated Negative Declaration in accordance with Section 15070 of the State CEQA Guidelines.

Notice of the preparation of the Mitigated Negative Declaration was posted for the period of January 14, 2022, through February 14, 2022. Pursuant to Section 15074(b) of the Guidelines, the City Council independently reviewed and considered the contents of the Initial Study and the Mitigated Negative Declaration. Pursuant to the City Council’s adoption of this Resolution No. 22-24, the City Council adopts the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Project in compliance with CEQA Guidelines The Initial Study/Mitigated Negative Declaration (State Clearing House No. 2022010219), with supporting studies, is incorporated herein by reference, and can be found on the City’s website. A copy of the Initial Study/Mitigated Negative Declaration can be found at the State Clearinghouse, and at the City’s Community Development Division. The Project’s Mitigation Monitoring & Reporting Program is attached hereto as Exhibit “B”.

Based on the initial study, the Mitigated Negative Declaration, the comments received thereon, and the record before the City Council, the City Council hereby finds that the Mitigated Negative Declaration prepared for the Project represents the independent judgment of the City and that there is no substantial evidence that the approval of the Project, including the proposed General Plan amendment and zone change may have any significant environmental impact with mitigating measures implemented. The documents and other materials, which constitute the record on which this decision is based, are maintained by the City’s Department of Community Development SECTION 2: Pursuant to Municipal Code section 17.66.040, the City Council hereby finds as follows for the proposed Zone Change (No. 21-17):

1. Substantial proof exists that the proposed change will promote the public health, safety, convenience and general welfare of the citizens of the City by allowing for the development of the property with residential uses that will benefit the City as a whole.

Currently, the property is underdeveloped and underutilized and the proposed change will allow for improvements to the property that will address housing needs and beautify the site.

2. The proposed change is in conformance with purpose of Chapter 17.66 (Amendments to Zoning Regulations) the Municipal Code, and with all applicable, officially adopted policies and plans by changing the Property to the Multi-Family Residential “R-3” zone with Specific Plan No. 21-05 (adoption of which is concurrently recommended to the City Council by Planning Commission Resolution No. 21-05) so that the residential development will conform to the Zoning Code and General Plan.

3. Streets and public facilities existing or proposed are adequate to serve all uses permitted when the property is reclassified since the use will not change the level of service of the surrounding streets because the surrounding area is already developed as commercial, manufacturing, and residential. Also, it was found that the wastewater generation, storm drainage facilities, and water services all are anticipated to meet project demands.

4. All uses permitted when the Property is reclassified will be compatible with present and potential future uses, and further, existing regulations applying to the property in

question since the current Property is undeveloped, any change in zone would be compatible with present or future uses. Residential uses have existed on the site in the past, and the area to the north is also developed with residential uses which comply with the SEMMC.

SECTION 3: Based upon the foregoing, the City Council hereby changes the zoning designation for properties located at Assessor’ Parcel No. 8102-037-020 (2540 Rosemead Boulevard), 8102-037-024 (2559 Chico Avenue), and 8102-037-022 from “C-M” (CommercialManufacturing) to “R-3” (Multi-Family Residential), as described in “Exhibit A” hereto. The City Council hereby directs City staff to amend the City’s official zoning map to reflect the change in zoning designation.

SECTION 4: Exhibit “A” hereto is incorporated herein by reference.

SECTION 5: The City Clerk shall attest and certify to the passage and adoption of this Ordinance.

PASSED, APPROVED, AND ADOPTED this 26th day of April, 2022. ________________________________
Gloria Olmos, Mayor
ATTEST:

Donna G. Schwartz, City Clerk
APPROVED AS TO FORM:
___________________________________
Anthony R. Taylor, City Attorney

STATE OF CALIFORNIA )

COUNTY OF LOS ANGELES ) SS

CITY OF SOUTH EL MONTE )
I, Donna G. Schwartz, City Clerk of the City of South El Monte, do hereby certify that the foregoing Ordinance, being Ordinance No. 1258 was passed and approved by the City Council of the City of South El Monte, at a meeting of said Council held on April 26, 2022 and that said Ordinance was adopted by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
________________________________
Donna G. Schwartz, City Clerk

EXHIBIT “A”

LEGAL DESCRIPTION OF THE PROPERTY
The APNs and legal description of the Property will change with the filing of VTTM No. 083399.

ATTACHMENT B

RESOLUTION NO. 22-24

A RESOLUTION OF THE SOUTH EL MONTE CITY COUNCIL ADOPTING

A MITIGATED NEGATIVE DECLARATION AND MITIGATION

MONITORING AND REPORTING PROGRAM AND APPROVING A
GENERAL PLAN AMENDMENT (NO. 21-18) TO CHANGE THE LAND USE

DESIGNATION FOR PROPERTY LOCATED IN THE CITY OF SOUTH EL MONTE AT APNs 8102-037-020 (2540 ROSEMEAD BOULEVARD), 8102- 037-017 AND 8102-037-024 (2559-2603 CHICO AVENUE), AND 8102-037- 022, TO CHANGE THE EXISTING GENERAL PLAN LAND USE

DESIGNATION FROM COMMERCIAL-MANUFACTURING TO MEDIUM

DENSITY RESIDENTIAL AS WELL AS CHANGE THE CIRCULATION

ELEMENT TO REMOVE FERN STREET FROM GOING THROUGH FROM

CHICO AVENUE TO ROSEMEAD BOULEVARD
WHEREAS, KB Home (“Applicant”) has filed an application for a General Plan Amendment and Zone Change to change the land use designation for the following real properties in the City of South El Monte: Assessor’s Parcel No. 8102-037-020 (2540 Rosemead Boulevard); Assessor’s Parcel Nos. 8102-037-017 and 8102-037-024 (2559-2603 Chico Avenue, respectively); and Assessor’s Parcel No. 8102-037-022 (collectively, “Property” or “project site”) from General Plan Land Use Category “Commercial-Manufacturing” to “Medium Density Residential” in order to allow for a residential development on the approximately 12.3-acre project site. The project consists of attached and detached two-, three-, and four-bedroom dwelling units, a recreation center, and common open space. The Applicant is also proposing removing Fern Street from going through from Chico Avenue to Rosemead Boulevard from the Circulation Element (“Project” or “proposed Project”). The legal description of the Property will change following recordation of the Final Map;
WHEREAS, pursuant to South El Monte Municipal Code (“SEMMC”) Section

17.66.040, the Project requires Planning Commission review and recommendation to City Council because the Project consists of property rezoning; and WHEREAS, a public hearing was held before the Planning Commission on March 15, 2022, to consider the application. All evidence, both written and oral, presented during said public hearing was considered by the Planning Commission in making its determination and it voted unanimously to recommend adoption/approval of the resolution/ordinance; and WHEREAS, a public hearing was held before the City Council on April 12, 2022, to consider the application. All evidence, both written and oral, presented during said public hearing was considered by the City Council in making its determination.

THE SOUTH EL MONTE CITY COUNCIL HEREBY RESOLVES AS FOLLOWS:

SECTION 1: The above recitals are true and correct, and are incorporated herein by reference

SECTION 2: Pursuant to the provisions of the California Environmental Quality Act (Public Resources Code Sections 21000, et seq. (“CEQA”), the State CEQA Guidelines (“Guidelines” and California Code of Regulations, Title 14, Sections 15000, et seq.), and the City’s Local CEQA Guidelines, City staff had an Initial Study prepared of the potential environmental effects of the proposed Project, including the adoption of a General Plan amendment and Zone Change, and adoption of a Specific Plan. Based on the information contained in the Initial Study, staff determined that there was less than substantial evidence that approval of the Project may have significant environmental impact, with mitigating measures.

Accordingly, the City prepared a Mitigated Negative Declaration in accordance with Section 15070 of the State CEQA Guidelines. Notice of the preparation of the Mitigated Negative Declaration was posted for the period of January 14, 2022, through February 14, 2022. Pursuant to Section 15074(b) of the Guidelines, the City Council independently reviewed and considered the contents of the Initial Study and the Mitigated Negative Declaration. Pursuant to the City Council’s adoption of this Resolution No. 22-24, the City Council adopts the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Project in compliance with CEQA Guidelines.

The Initial Study/Mitigated Negative Declaration (State Clearing House No. 2022010219), with supporting studies, is incorporated herein by reference, and can be found on the City’s website.

A copy of the Initial Study/Mitigated Negative Declaration can be found at the State Clearinghouse, and at the City’s Community Development Division. The Project’s Mitigation Monitoring & Reporting Program is attached hereto as Exhibit “B”.

Based on the initial study, the Mitigated Negative Declaration, the comments received thereon, and the record before the City Council, the City Council hereby finds that the Mitigated Negative Declaration prepared for the Project represents the independent judgment of the City and that there is no substantial evidence that the approval of the Project, including the proposed General Plan amendment and zone change may have any significant environmental impact with mitigating measures implemented. The documents and other materials, which constitute the record on which this decision is based, are maintained by the City’s Department of Community Development.

SECTION 3: Based on the record of the hearing, including all information presented at the hearing, including the Staff Report dated April 12, 2022, which is hereby incorporated into this Resolution 22-24 by reference, the City Council hereby finds:

The proposed amendment to the General Plan changing the Property’s land use designation from Commercial-Manufacturing to Medium Density Residential would allow the site to be developed with residential uses, which is consistent with the area. Furthermore, the General Plan amendment is intended to promote balanced and dynamic economic growth in the area and address the residential needs of the City and surrounding region. The General Plan amendment would also be consistent with the following goals and objectives of the Land Use and Housing Elements of the General Plan:

Land Use Element

Goal 1.0: Maintain a balanced mix and distribution of land uses throughout South El Monte by allowing for the development a significant amount of new residential units, which are lacking in the City.

Policy 1.1: Provide opportunities for housing development at a range of densities and housing types that accommodate the varied interests and needs of present and future residents.

This Project will serve the area by greatly expanding the housing stock in the City. Currently the Property is undeveloped, and will create 207 for sale units including affordable units.

Policy 1.2: Allow for the transition of mixed-density neighborhoods to higher density development consistent with underlying General Plan land use and zoning designations. The multi-family neighborhood to the north has an average density of approximately 12 dwelling units per acre and this Project will provide a higher density of 16.88 dwelling units per acre.

Goal 3.0: Accommodate new development that is compatible with and complements existing land uses by allowing for the establishment of a large residential development that fits with the surrounding uses.

Goal 6.0: Provide for the revitalization of deteriorating land uses and properties by developing a property that has been undeveloped and underdeveloped for many years; Housing Element
Goal 1: An adequate supply of a variety of housing types to meet the existing and future needs of City residents by allowing the proposed Project to offer a mix of new multi-family and single family units that will help provide for the needs of residents.

Policy 1.1: The City shall provide adequate sites to facilitate the development of a range of residential development types that fulfills its regional housing needs, including low-density single-family units, moderate- to higher-density single-family attached and multiple-family units.

This development will fulfill a housing need the City has by providing multi-family and single family units at a range from moderate income to market rate.

Goal 3: Compatible land uses that meet the needs of residents, employers and employees.

The development of housing in this area will help visually as well as physically seamlessly transition between the residential uses in the area and industrial uses.

Policy 3.3: The City shall encourage development of higher density housing in close proximity to public transportation, services, employment, recreation, and other resources and amenities. This is accomplished through the Project consisting of a medium density development located near high quality bus routes that are less than 0.25 miles away.

SECTION 4: Based on the above findings, the City Council hereby adopts the Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, General Plan Amendment to Medium Density Residential designation, and Zone Change to Multi-Family Residential for the properties located at APNs 8102-037-020 (2540 Rosemead Boulevard), 8102-037-017 and 8102-037-024 (2559-2603 Chico Avenue, respectively), and 8102-037-022,

as described in “Exhibit A” hereto, as well as the removal of the extension of Fern Street from the Circulation Element.

SECTION 5: Exhibits “A” and “B” hereto are incorporated herein by reference.

SECTION 6: The City Clerk shall certify to the adoption of this Resolution.

PASSED, APPROVED AND ADOPTED this 12th day of April, 2022. ________________________
Gloria Olmos, Mayor
ATTEST:
______________________________
Donna G. Schwartz, City Clerk

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:

CITY OF SOUTH EL MONTE )
I, Donna G. Schwartz, City Clerk of the City of South El Monte, do hereby certify that the foregoing Resolution, being Resolution No. 22-24 was passed and approved by the City Council of the City of South El Monte, at a meeting of said Council held on April 12, 2022 and that said Resolution was adopted by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________
Donna G. Schwartz, City Clerk

EXHIBIT “A”

LEGAL DESCRIPTION OF THE PROPERTY
The APNs and legal description of the Property will change with the filing of VTTM No. 083399.

EXHIBIT “B”

MITIGATION MONITORING & REPORTING PROGRAM

January 2022 | Mitigation Monitoring and Reporting Program

STARLITE RESIDENTIAL DEVELOPMENT
City of South El Monte
Prepared for:

City of South El Monte
Contact: Colby Cataldi, Community Development Director
1415 Santa Anita Avenue
South El Monte, California 91733
626.579.6540
Prepared by:

PlaceWorks
Contact: JoAnn Hadfield, Principal
3 MacArthur Place, Suite 1100
Santa Ana, California 92707
714.966.9220
[email protected]
www.placeworks.com

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOUTH EL MONTE
Mitigation Monitoring and Reporting Program
January 2022 Page i
Section Page

1. INTRODUCTION.............................................................................................................................. 1

1.1 PURPOSE OF MITIGATION MONITORING AND REPORTING PROGRAM............................ 1

1.2 PROJECT SUMMARY ......................................................................................................................................... 2

1.3 PROJECT LOCATION ....................................................................................................................................... 2

1.4 MITIGATION MONITORING PROGRAM ORGANIZATION........................................................... 2 List of Tables
Table Page
Table 1-1 Mitigation Monitoring and Reporting Requirements...................................................................... 3

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOUTH EL MONTE
Mitigation Monitoring and Reporting Program
Page ii PlaceWorks
This page intentionally left blank.

January 2022 Page 1

1. Introduction

1.1 PURPOSE OF MITIGATION MONITORING AND REPORTING

PROGRAM
This Mitigation Monitoring and Reporting Program (MMRP) has been developed to provide a vehicle to monitor mitigation measures and conditions of approval outlined in Initial Study/Mitigated Negative Declaration (IS/MND). The MMRP has been prepared in conformance with Section 21081.6 of the Public Resources Code and City of South El Monte monitoring requirements. Section 21081.6 states:
(a) When making the findings required by paragraph (1) of subdivision subsection (a) of Section 21081 or when adopting a mitigated negative declaration pursuant to paragraph (2) of subdivision (c) of Section 21080, the following requirements shall apply:
(1) The public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation. For those changes which have been required or incorporated into the project at the request of a responsible agency or a public agency having jurisdiction by law over natural resources affected by the project, that agency shall, if so requested by the lead agency or a responsible agency, prepare and submit a proposed reporting or monitoring program.
(2) The lead agency shall specify the location and custodian of the documents or other material which constitute the record of proceedings upon which its decision is based. (b) A public agency shall provide that measures to mitigate or avoid significant effects on the environment are fully enforceable through permit conditions, agreements, or other measures.

Conditions of project approval may be set forth in referenced documents which address required mitigation measures or, in the case of the adoption of a plan, policy, regulation, or other public project, by incorporating the mitigation measures into the plan, policy, regulation, or project design.
(c) Prior to the close of the public review period for a draft environmental impact report or mitigated negative declaration, a responsible agency, or a public agency having jurisdiction over natural resources affected by the project, shall either submit to the lead agency complete and detailed performance objectives for mitigation measures which would address the significant effects on the environment identified by the responsible agency or agency having jurisdiction over natural resources affected by the project, or refer the lead agency to appropriate, readily available guidelines or reference documents. Any mitigation measures submitted to a lead

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOU TH EL MONTE
Mitigation Monitoring and Reporting Program

agency by a responsible agency or an agency having jurisdiction over natural resources affected by the project shall be limited to measures which mitigate impacts to resources which are subject to the statutory authority of, and definitions applicable to, that agency. Compliance or noncompliance by a responsible agency or agency having jurisdiction over natural resources affected by a project with that requirement shall not limit the authority of the responsible agency or agency having jurisdiction over natural resources affected by a project, or the authority of the lead agency, to approve, condition, or deny projects as provided by this division or any other provision of law.

The MMRP will serve to document compliance with adopted mitigation measures that are formulated to minimize impacts associated with the proposed Starlite Residential Development.

1.2 PROJECT SUMMARY
The proposed Starlite Residential Development project would result in the redevelopment of the 12.3-acre former Starlite Drive-in Theater site for residential uses with 207 dwelling units (169 single-family homes and 38 multifamily homes). An additional entry would be created off of Chico Avenue at the eastern portion of the site. The proposed project would also include 9,000 square feet of recreational facilities (pool, pool deck, and recreation building).

1.3 PROJECT LOCATION
The 12.3-acre project site is in the City of South El Monte at the former Starlite Drive-in Theater site at 2540 Rosemead Boulevard. The City is in the central portion of Los Angeles County and is bordered by the cities of El Monte to the north and east, Rosemead to the west, and Whittier Narrows Natural Area to the south.

The project site is accessed off Rosemead Boulevard (State Route 164 [SR-164]), which runs north-south, and is one mile south of Interstate 10 (I-10), which runs east-west.

1.4 MITIGATION MONITORING PROGRAM ORGANIZATION
CEQA requires that a reporting or monitoring program be adopted for the conditions of project approval that are necessary to mitigate or avoid significant effects on the environment (Public Resources Code 21081.6). The mitigation monitoring and reporting program is designed to ensure compliance with adopted mitigation measures during project implementation. For each mitigation measure recommended in the IS/MND, specifications are made herein that identify the action required and the monitoring and reporting that must occur. In addition, a responsible agency is identified for verifying compliance with individual conditions of approval contained in the MMRP. To effectively track and document the status of mitigation measures, a mitigation matrix has been prepared (see Table 1-1).

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOUTH EL MONTE
Mitigation Monitoring and Reporting Program
January 2022 Page 3
Table 1-1 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor

3.3 AIR QUALITY
AQ-1 The construction contractor(s) shall only use interior paints with a VOC (volatile organic compound) content of zero grams per liter (g/L) to reduce VOC emissions. All building and site plans shall note use of interior paints with a VOC content of 0 g/L. Prior to construction, the construction contractor(s) shall ensure that all construction plans submitted to the City’s Building and Safety Department clearly show the requirement for use of interior paint with a VOC content of 0 g/L for the specified buildings.

Prior to
construction
Construction
Contractor
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division

3.5 CULTURAL RESOURCES
CUL-1 Prior to any rehabilitation, restoration, or relocation, a thorough documentation of the sign, similar to a HABS/HAER report, will be completed. This report will document the sign’s materials, design, character defining features, measurements, and condition of materials.

This report will be used to track changes of the sign and provide a guide for future repair work. Copies will be submitted to one local and one state repository. Restoration, movement, and other handling of the Starlite Drive-In sign will be documented as an update to the Department of Parks and Recreation (DPR) record for the sign by the qualified architectural historian if restored, or similarly qualified personnel of the recipient organization if donated, and filed at the South Central Coastal Information Center and at a local library or historical society.

Prior to
rehabilitation,
restoration, or
relocation
Project
Applicant/
Developer
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division
CUL-2 The project proponent shall preserve, restore, or rehabilitate the Starlite Drive-In sign, including all historic components, in accordance with the Secretary of the Interior standards based on guidance in NPS Technical Brief 25, The Preservation of Historic Signs
https://www.nps.gov/tps/how-to-preserve/briefs/25-signs.htm . To this end, the proponent shall retain a qualified architectural historian to develop a treatment plan for the work detailing a general timeline, changes to be made to the sign, which tasks are anticipated to be completed off-site (e.g. welding, soldering, glasswork), and to oversee Prior to
construction
activities
Project
Applicant/
Developer and
Qualified
Architectural
Historian
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOUTH EL MONTE
Mitigation Monitoring and Reporting Program

Table 1-1 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
the work. Following approval of the HABS/HAER similar
documentation, the qualified architectural historian will ensure that the materials are placed on file with the City of South El Monte and responsible agencies, historical societies and preservation groups, local university and community libraries, and other appropriate national and local repositories and archives, as identified by the City of South El Monte. The qualified architectural historian will prepare a brief report detailing the restoration process to show compliance with standards in NPS Bulletin 25.

CUL-3 The Starlite Drive-In sign may be moved a short distance, so long at it remains within the property boundaries of the drive-in and remains highly visible from Rosemead Boulevard. Alternatively, the sign may be donated to a local historical society for eventual restoration and display.

In either case the sign shall be moved by a construction company experienced in handling historic building and structures. The move shall be supervised by the qualified architectural historian, in case of restoration, or recipient organization, in case of donation.

This mitigation measure pertains to movement of the sign from its current location to an eventual new final location. Temporary removal of portions of the sign for repair, refurbishment, or replication is anticipated to be necessary, and will be covered in the treatment plan.

Prior to
construction
activities
Project
Applicant/
Developer
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOUTH EL MONTE
Mitigation Monitoring and Reporting Program
January 2022 Page 5
Table 1-1 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
CUL-4 Prior to the beginning of ground disturbances, the project proponent shall retain an archaeologist meeting Secretary of the Interior Standards (SOI) to oversee spotcheck cultural resources monitoring of all excavations two feet and deeper within the project area. Spotchecks should occur weekly on average, and no less often than once every seven days that ground disturbance occurs. If a cultural object is uncovered the qualified monitor shall be empowered to temporarily redirect work away from the find while it is evaluated. Work can continue a minimum of 50 feet away from the find. For finds that are not significant, work may resume immediately after the find is documented and removed. If a find is significant, a mitigation plan must be developed, and mitigation completed, prior to work continuing within the 50-foot cordon.

Prior to any ground
disturbing activities
Project
Applicant/
Developer and
Archaeologist
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division
CUL-5 Prior to the beginning of ground disturbances, the qualified monitor will give a short Worker Environmental Awareness Program training presentation prepared by the SOI qualified supervising archaeologist to all construction staff. This presentation will inform construction personnel what cultural resources may be uncovered during the ground-disturbing phases of the project and what to do in case of a find.

Prior to any ground
disturbing activities
Project
Applicant/
Developer and
Qualified Monitor
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division

3.7 GEOLOGY AND SOILS
GEO-1 Once submitted, a qualified geotechnical professional shall review formal plans for site development and update/refine recommendations included in the Geotechnical Report, as appropriate. Additional sitespecific data shall be used, if needed, to create an appropriate foundation design for all structures that mitigates the potential liquefaction conditions in accordance with the California Building Code and City of South El Monte building standards.

During
construction
activities
Project
Applicant/
Qualified
Geotechnical
Professional
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOUTH EL MONTE
Mitigation Monitoring and Reporting Program

Table 1-1 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
GEO-2 If unanticipated fossil discoveries are made, all work must halt within 50 feet until a qualified paleontologist can evaluate the find and determine the appropriate disposition of the resource. Work may resume immediately outside of the 50-foot radius.

During ground
disturbing activities
Project
Applicant/
Developer and
Qualified
Paleontologist
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division
GEO-3 Prior to the beginning of ground disturbances, a qualified paleontologist shall provide a short Worker Environmental Awareness Program training presentation t to all construction staff. This presenter may be the same specialist specified in MM CUL-4 if that presenter meets both the archaeologist (see MM CUL-3) and paleontologist qualification requirement. This presentation will inform construction personnel what paleontological resources may be uncovered during the grounddisturbing phases of the project and what to do in case of a find.

Prior to any ground
disturbing activities
Project
Applicant/
Developer and
Qualified Monitor
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division

3.9 HAZARDS AND HAZARDOUS MATERIALS
HAZ-1 Prior to the issuance of a grading permit, the project applicant shall retain a qualified environmental consultant to prepare a Soil Management Plan (SMP). The SMP shall be distributed to all grading contractors and must be kept on site during grading activities. The SMP shall include the following:
• Procedures and protocols should another underground storage tank (UST) be encountered during grading. Requirements detailed in the SMP shall be in accordance with the requirements of the Los Angeles County Public Works’ UST Program.
• Procedures and protocols for onsite management of soils to ensure that soils containing residual levels of Total Petroleum Hydrocarbons (TPH) are properly identified, monitored, and managed on-site. Requirements shall include the following:
• A certified hazardous waste hauler shall remove all subsurface materials identified in the Phase I Environmental Assessment Report as being contaminated with TPH above the Environmental Screening Levels (ESLs) for residential land. In addition, sampling of soil shall be conducted during excavation to ensure that all TPH Prior to issuance
of a grading permit
Project
Applicant/
Developer and
Qualified
Environmental
Consultant
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOUTH EL MONTE
Mitigation Monitoring and Reporting Program
January 2022 Page 7
Table 1-1 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
impacted soils are removed, and that ESLs for residential uses are not exceeded. Excavation confirmation samples should be collected from the bottom and sidewalls of each excavation at a frequency of one sample every 25 feet. Confirmation soil samples should be collected into laboratory supplied clean, glass jars directly from the bottom and sidewall or from the excavator bucket. Samples should be sealed, labeled, and placed on ice for transportation under proper chain-of-custody to a California state-certified laboratory for analysis of TPH by USEPA Methods 8015M. Excavated materials shall be transported per California Hazardous Waste Regulations to a landfill permitted by the State to accept hazardous materials. • The SMP shall include a Health and Safety Plan (HSP) that addresses potential safety and health hazards and includes the requirements and procedures for employee protection; each contractor shall be required to have their own HSP tailored to their particular trade that addresses the general project safety requirements. The HSP shall also outline proper soil handling procedures and health and safety requirements to minimize worker and public exposure to hazardous materials during construction. • The SMP shall be prepared and executed in accordance with South Coast Air Quality Management District (SCAQMD) Rule 1166, Volatile Organic Compound (VOCs) Emissions from
Decontamination of Soil. The SMP shall require the timely testing and sampling of soils so that contaminated soils can be separated from inert soils for proper disposal. The SMP shall specify the testing parameters and sampling frequency. Anticipated testing includes screening excavated soils for VOS. During excavation, Rule 1166 requires that soils identified as contaminated shall be sprayed with water or another approved vapor suppressant or covered with sheeting during periods of inactivity of greater than an hour, to prevent contaminated soils from becoming airborne. Under Rule 1166, contaminated soils shall be transported from the project site by a licensed transporter and disposed of at a licensed

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOUTH EL MONTE
Mitigation Monitoring and Reporting Program

Table 1-1 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
storage/treatment facility to prevent contaminated soils from becoming airborne or otherwise released into the environment. • All SMP measures shall be printed and distributed to all grading contractors and must be kept on site during grading activities prior to beginning any grading activities.

HAZ-2 Because on-site soils could be contaminated with residual VOCs from past use of the land, installation of a passive soil vapor barrier shall be required. Prior to the issuance of a building permit, the project applicant shall retain a qualified environmental consultant to design a passive vapor barrier that further mitigates vapor intrusion risk from residual VOC impacts at the site. The vapor barrier design shall be distributed to all construction contractors and must be kept on site during construction activities. The passive vapor barrier design shall include the following:
• A multi-layer composite membrane that extends continuously beneath the floor slab of each building and is sealed against all utilities and other penetrations.
• The associated ventilation system beneath the foundation of each building.
• The passive ventilation system which shall include perforated collection vents embedded in a layer of sand beneath the multi-layer composite membrane. The collection vents shall connect to nonperforated vent riser that extent outlets at the roof of the building. • For each soil boring, soil and soil gas samples shall be collected at depths of 5 and 10 feet below ground surface (bgs).
• A land use covenant e recorded on title to the site to prohibit any disturbance of the vapor barriers.
• Upon completion of Mitigation Measure HAZ-2 and prior to the issuance of a Permit to Occupy, the City shall require a report with a no further action determination be submitted from a qualified environmental consultant. This can be determined in the following way:

Prior to issuance
of building permit
Project
Applicant/
Developer and
Qualified
Environmental
Consultant
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOUTH EL MONTE
Mitigation Monitoring and Reporting Program
January 2022 Page 9
Table 1-1 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
• Upon completion of Mitigation Measure HAZ-2, a Remedial Action Completion Report (RACR) by a qualified environmental engineer is prepared documenting that all of the remedial measures in Mitigation Measure HAZ-2 have been successfully completed.

3.13 NOISE
N-1 Where paving is required within 25 feet of adjacent, off-site structures, a static roller shall be used in lieu of a vibratory roller. This requirement shall be included in the list of conditions on construction plans.

During paving
activities
Project
Applicant/
Developer
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division

3.17 TRANSPORTATION
T-1 Prior to the issuance of an occupancy permit, the applicant shall enhance the pedestrian crossing at the Chico Avenue/Fern Street intersection as follows:
• Install pedestrian crossing signs at least 150 feet ahead of the crosswalk in both directions as well as at the crosswalk itself pursuant to California Manual on Uniform Traffic Control Devices (MUTCD) Pedestrian W11-2.
• Repaint the crosswalk to ensure high visibility.
• Realign the curb ramps with the crosswalk.

Prior to issuance
of an occupancy
permit
Project
Applicant/
Developer
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division

3.18 TRIBAL CULTURAL RESOURCES
TCR-1 Retain a Native American Monitor Prior to Commencement of GroundDisturbing Activities. • The project applicant/lead agency shall retain a Native American monitor from (or approved by) the Gabrieleño Band of Mission Indians – Kizh Nation (the “Kizh” or the “Tribe”) - the direct lineal descendants of the project location. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the subject project, at all project locations (i.e., both on-site and any off-site locations that are included in the project
description/definition and/or required in connection with the project, such as public improvement work). “Ground-disturbing activity” Prior to any ground
disturbing activities
Project
Applicant/
Developer and
Native American
Monitor
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOUTH EL MONTE
Mitigation Monitoring and Reporting Program

Table 1-1 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
includes, but is not limited to, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.
• A copy of the executed monitoring agreement shall be provided to the lead agency prior to the earlier of the commencement of any ground-disturbing activity for the project, or the issuance of any permit necessary to commence a ground-disturbing activity. • The project applicant/developer shall provide the Tribe with a minimum of 30 days advance written notice of the commencement of any project ground-disturbing activity so that the Tribe has sufficient time to secure and schedule a monitor for the project. • The project applicant/developer shall hold at least one (1) preconstruction sensitivity/educational meeting prior to the commencement of any ground-disturbing activities, where at a senior member of the Tribe will inform and educate the project’s construction and managerial crew and staff members (including any project subcontractors and consultants) about the TCR mitigation measures and compliance obligations, as well as places of significance located on the project site (if any), the appearance of potential TCRs, and other informational and operational guidance to aid in the project’s compliance with the TCR mitigation measures. • 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 significance, 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 project applicant/lead agency upon written request.

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOUTH EL MONTE
Mitigation Monitoring and Reporting Program
January 2022 Page 11
Table 1-1 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
• Native American monitoring for the project shall conclude upon the latter of the following: (1) written confirmation from a designated project point of contact to the Tribe that all ground-disturbing activities and all phases that may involve ground-disturbing activities on the project site and at any off-site project location are complete; or (2) written notice by the Tribe to the project applicant/lead agency that no future, planned construction activity and/or
development/construction phase (known by the Tribe at that time) at the project site and at any off-site project location possesses the potential to impact TCRs.

TCR-2 Discovery of TCRs, Human Remains, and/or Grave Goods. • Upon the discovery of a TCR, all construction activities in the immediate vicinity of the discovery (i.e., not less than the surrounding 50 feet) shall cease. The Tribe shall be immediately informed of the discovery, and a Kizh monitor and/or Kizh archaeologist will promptly report to the location of the discovery to evaluate the TCR and advise the project manager regarding the matter, protocol, and any mitigating requirements. No project construction activities shall resume in the surrounding 50 feet of the discovered TCR unless and until the Tribe has completed its assessment/evaluation/recovery of the discovered TCR and surveyed the surrounding area.
• The Tribe will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate in its sole discretion, and for any purpose the Tribe deems appropriate, including but not limited to, educational, cultural and/or historic purposes. • If Native American human remains and/or grave goods are discovered or recognized on the project site or at any off-site project location, then all construction activities shall immediately cease.

Native American “human remains” are defined to include “an inhumation or cremation, and in any state of decomposition or skeletal completeness.” (Pub. Res. Code § 5097.98 (d)(1).) Funerary objects, referred to as “associated grave goods,” shall be Upon discovery of
a TCR
Project
Applicant/
Developer and
Kizh Monitor/
Archaeologist
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOUTH EL MONTE
Mitigation Monitoring and Reporting Program

Table 1-1 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
treated in the same manner and with the same dignity and respect as human remains. (Pub. Res. Code § 5097.98 (a), d)(1) and (2).) • Any discoveries of human skeletal material or human remains shall be immediately reported to the County Coroner (Health & Safety Code § 7050.5(c); 14 Cal. Code Regs. § 15064.5(e)(1)(B)), and all ground-disturbing project ground-disturbing activities on site and in any other area where the presence of human remains and/or grave goods are suspected to be present, shall immediately halt and remain halted until the coroner has determined the nature of the remains. (14 Cal. Code Regs. §15064.5(e).) If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he or she shall contact, within 24 hours, the Native American Heritage Commission, and Public Resources Code Section 5097.98 shall be followed. • Thereafter, construction activities may resume in other parts of the project site at a minimum of 200 feet away from discovered human remains and/or grave goods, if the Tribe determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the Tribal monitor and/or archaeologist deems necessary). (14 Cal.

Code Regs. § 15064.5(f).)
• Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or grave goods. • Any historic archaeological material that is not Native American in origin (non-TCRs) shall be curated at a public, non-profit institution with a research interest in the materials, such as the Natural History Museum of Los Angeles County or the Fowler Museum, if such an institution agrees to accept the material. If no institution accepts the archaeological material, it shall be offered to a local school or historical society in the area for educational purposes.

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOUTH EL MONTE
Mitigation Monitoring and Reporting Program
January 2022 Page 13
Table 1-1 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
• Any discovery of human remains and/or grave goods discovered and/or recovered shall be kept confidential to prevent further disturbance.

TCR-3 Procedures for Burials, Funerary Remains, and Grave Goods. • As the Most Likely Descendant (“MLD”), the Koo-nas-gna Burial Policy shall be implemented for all discovered Native American human remains and/or grave goods. Tribal Traditions include, but are not limited to, the preparation of the soil for burial, the burial of funerary objects and/or the deceased, and the ceremonial burning of human remains.
• If the discovery of human remains includes four (4) or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created.
• The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated “grave goods” (aka, burial goods or funerary objects) are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later, as well as other items made exclusively for burial purposes or to contain human remains. Cremations will either be removed in bulk or by means necessary to ensure complete recovery of all sacred materials.
• In the case where discovered human remains cannot be fully recovered (and documented) on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24-hour guard should be posted outside of working hours. The Tribe will make every effort to divert the project while keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that burials will be removed.

If human remains
are discovered
Project
Applicant/
Developer
City of South El
Monte Planning
Division
City of South
El Monte
Planning
Division

STARLITE RESIDENTIAL DEVELOPMENT MITIGATION MONITORING AND REPORTING PROGRAM

CITY OF SOUTH EL MONTE
Mitigation Monitoring and Reporting Program

Table 1-1 Mitigation Monitoring and Reporting Requirements Mitigation Measure Timing
Responsible
Implementing
Party
Responsible
Monitoring Party
Document
Location
(Monitoring
Record)
Completion Date
Responsible
Monitoring Party
Project Mitigation
Monitor
• In the event preservation in place is not possible despite good faith efforts by the project applicant/developer and/or landowner, before ground-disturbing activities may resume on the project site, the landowner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects. The site of reburial/repatriation shall be agreed upon by the Tribe and the landowner, and shall be protected in perpetuity.
• Each occurrence of human remains and associated grave goods will be stored using opaque cloth bags. All human remains, grave goods, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible.

These items will be retained and shall be reburied within six months of recovery.
• The Tribe will work closely with the project’s qualified archaeologist to ensure that the excavation is treated carefully, ethically and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches. All data recovery data recovery-related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted to the Tribe and the NAHC. The Tribe does NOT authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains.

ATTACHMENT C

RESOLUTION NO. 22-25

A RESOLUTION OF THE SOUTH EL MONTE CITY COUNCIL ADOPTING A SPECIFIC PLAN (NO. 21-05) AND APPLY IT TO PROPERTY LOCATED IN THE CITY OF SOUTH EL MONTE AT APNs 8102-037-020 (2540 ROSEMEAD BOULEVARD), 8102-037-017 AND 8102-037-024 (2559-2603 CHICO AVENUE), AND 8102-037-022
WHEREAS, KB Home (“Applicant”) has filed an application for a Specific Plan for the following real properties in the City of South El Monte: Assessor’s Parcel No. 8102-037-020 (2540 Rosemead Boulevard); Assessor’s Parcel Nos. 8102-037-017 and 8102-037-024 (2559- 2603 Chico Avenue, respectively); and Assessor’s Parcel No. 8102-037-022 (collectively, “Property” or “project site”) from General Plan Land Use Category “CommercialManufacturing” to “Medium Density Residential” in order to allow for a residential development on the approximately 12.3-acre project site. The project consists of attached and detached two-, three-, and four-bedroom dwelling units, a recreation center, and common open space. The Applicant is also proposing removing Fern Street from going through from Chico Avenue to Rosemead Boulevard from the Circulation Element (“Project” or “proposed Project”). The legal description of the Property will change following recordation of the Final Map; WHEREAS, pursuant to California Government Code Section 65450, adoption of a Specific Plan requires Planning Commission review and recommendation to City Council; and WHEREAS, a public hearing was held before the Planning Commission on March 15, 2022, to consider the application. All evidence, both written and oral, presented during said public hearing was considered by the Planning Commission in making its determination and it voted unanimously to recommend adoption/approval of the resolution/ordinance; and WHEREAS, a public hearing was held before the City Council on April 12, 2022, to consider the application. All evidence, both written and oral, presented during said public hearing was considered by the City Council in making its determination.

THE SOUTH EL MONTE CITY COUNCIL HEREBY RESOLVES AS FOLLOWS:

SECTION 1: The above recitals are true and correct, and are incorporated herein by reference
SECTION 2: Pursuant to the provisions of the California Environmental Quality Act (Public Resources Code Sections 21000, et seq. (“CEQA”), the State CEQA Guidelines (“Guidelines” and California Code of Regulations, Title 14, Sections 15000, et seq.), and the City’s Local CEQA Guidelines, City staff had an Initial Study prepared of the potential environmental effects of the proposed Project, including the adoption of a General Plan amendment and Zone Change, and adoption of a Specific Plan. Based on the information contained in the Initial Study, staff determined that there was less than substantial evidence that approval of the Project may have significant environmental impact, with mitigating measures.

Accordingly, the City prepared a Mitigated Negative Declaration in accordance with Section

15070 of the State CEQA Guidelines. Notice of the preparation of the Mitigated Negative Declaration was posted for the period of January 14, 2022, through February 14, 2022. Pursuant to Section 15074(b) of the Guidelines, the City Council independently reviewed and considered the contents of the Initial Study and the Mitigated Negative Declaration. Pursuant to the City Council’s adoption of this Resolution No. 22-24, the City Council adopts the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Project in compliance with CEQA Guidelines.

The Initial Study/Mitigated Negative Declaration (State Clearing House No. 2022010219), with supporting studies, is incorporated herein by reference, and can be found on the City’s website.

A copy of the Initial Study/Mitigated Negative Declaration can be found at the State Clearinghouse, and at the City’s Community Development Division. The Project’s Mitigation Monitoring & Reporting Program is attached hereto as Exhibit “B”.

Based on the initial study, the Mitigated Negative Declaration, the comments received thereon, and the record before the City Council, the City Council hereby finds that the Mitigated Negative Declaration prepared for the Project represents the independent judgment of the City and that there is no substantial evidence that the approval of the Project, including the proposed General Plan amendment and zone change may have any significant environmental impact with mitigating measures implemented. The documents and other materials, which constitute the record on which this decision is based, are maintained by the City’s Department of Community Development.

SECTION 3: Based on the record of the hearing, including all information presented at the hearing, including the Staff Report dated April 12, 2022, which is hereby incorporated into this Resolution 22-24 by reference, the City Council hereby finds:

Based on the Initial Study, the Mitigated Negative Declaration, the comments received, and the record before the Planning Commission, the Planning Commission hereby finds that the Mitigated Negative Declaration prepared for the Project represents the independent judgment of the City and that there is no substantial evidence that the approval of the proposed Specific Plan may have any significant environmental impact with mitigating measures implemented. The documents and other materials which constitute the record on which this decision is based are maintained by the City’s Department of Community Development.

SECTION 4: As conditioned, the proposed Project will be consistent with the City’s General Plan, provided City Council adopts the amendments to the General Plan (No. 21-18) and Zone Change (No. 21-17).

SECTION 5: As conditioned, the proposed Project is compatible with the objectives, policies, general land uses, economic development policies and programs specified in the General Plan, including but not limited to, the following goals:

Land Use Element

Goal 1.0: Maintain a balanced mix and distribution of land uses throughout South El Monte by allowing for the development a significant amount of new residential units, which are lacking in the City.

Policy 1.1: Provide opportunities for housing development at a range of densities and housing types that accommodate the varied interests and needs of present and future residents.

This Project will serve the area by greatly expanding the housing stock in the City. Currently the Property is undeveloped, and will create 207 for sale units including affordable units.

Policy 1.2: Allow for the transition of mixed-density neighborhoods to higher density development consistent with underlying General Plan land use and zoning designations. The multi-family neighborhood to the north has an average density of approximately 12 dwelling units per acre and this Project will provide a higher density of 16.88 dwelling units per acre.

Goal 3.0: Accommodate new development that is compatible with and complements existing land uses by allowing for the establishment of a large residential development that fits with the surrounding uses.

Goal 6.0: Provide for the revitalization of deteriorating land uses and properties by developing a property that has been undeveloped and underdeveloped for many years; Housing Element
Goal 1: An adequate supply of a variety of housing types to meet the existing and future needs of City residents by allowing the proposed Project to offer a mix of new multi-family and single family units that will help provide for the needs of residents.

Policy 1.1: The City shall provide adequate sites to facilitate the development of a range of residential development types that fulfills its regional housing needs, including low-density single-family units, moderate- to higher-density single-family attached and multiple-family units.

This development will fulfill a housing need the City has by providing multi-family and single family units at a range from moderate income to market rate.

Goal 3: Compatible land uses that meet the needs of residents, employers and employees.

The development of housing in this area will help visually as well as physically seamlessly transition between the residential uses in the area and industrial uses.

Policy 3.3: The City shall encourage development of higher density housing in close proximity to public transportation, services, employment, recreation, and other resources and amenities. This is accomplished through the Project consisting of a medium density development located near high quality bus routes that are less than 0.25 miles away.

SECTION 4: Based on the above findings, the City Council hereby approves the Specific Plan as shown in Exhibit “B” for the properties located at Assessor’s Parcel No. 8102- 037-020 (2540 Rosemead Boulevard); Assessor’s Parcel Nos. 8102-037-017 and 8102-037-024 (2559-2603 Chico Avenue); and APN Assessor’s Parcel No. 8102-037-022, in the City of South El Monte.

SECTION 5: Exhibits “A” and “B” hereto are incorporated herein by reference.

SECTION 6: The City Clerk shall certify to the adoption of this Resolution.

PASSED, APPROVED AND ADOPTED this 12th day of April, 2022. ________________________
Gloria Olmos, Mayor
ATTEST:
______________________________
Donna G. Schwartz, City Clerk

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:

CITY OF SOUTH EL MONTE )
I, Donna G. Schwartz, City Clerk of the City of South El Monte, do hereby certify that the foregoing Resolution, being Resolution No. 22-24 was passed and approved by the City Council of the City of South El Monte, at a meeting of said Council held on April 12, 2022 and that said Resolution was adopted by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________
Donna G. Schwartz, City Clerk

EXHIBIT “A”

LEGAL DESCRIPTION OF THE PROPERTY
The APNs and legal description of the Property will change with the filing of VTTM No. 083399.

EXHIBIT “B”

STARLITE SPECIFIC PLAN

STARLITE SPECIFIC PLAN
DRAFT
February 18, 2022
prepared for: KB Home
prepared by: KTGY Group

STARLITE SPECIFIC PLAN DRAFT • i

SPECIFIC PLAN DRAFT

STARLITE
FEBRUARY 18, 2022
Acknowledgements
Lead Agency:

City of South El Monte
1415 Santa Anita Ave., City of South El Monte, CA 91733 Tel. 626-579-6540
Contact: Ian McAleese, Senior Planner
Prepared for (Initiator):

KB Home
10990 Wilshire Boulevard, Los Angeles, CA 90024
Tel. 818-430-8328
Contact: Haggai Mazler, Director
Prepared by:

KTGY Architecture + Planning
17911 Von Karman Avenue, Suite 200, Irvine, California 92614 Tel. 949-851-2133
Contact: John Moreland, Director, Planning
With
FORMA (Civil Engineering)
WDG (Landscape Architecture)

ii • STARLITE SPECIFIC PLAN DRAFT
This page is intentionally left blank.

STARLITE SPECIFIC PLAN DRAFT • iii

STARLITE SPECIFIC PLAN

TABLE OF CONTENTS

1. Introduction

1.1 Purpose and Objective of the Specific Plan ...1-1

1.2 Authority and Format of the Specific Plan......1-2

1.3 Specific Plan Area Location .........................1-4

1.4 Specific Plan Summary ................................1-4

1.5 Discretionary Actions and Approvals.............1-7

2. Planning Context

2.1 Relationship to the General Plan and Zoning
Code of the City of South El Monte ..............2-1

2.2 Project Context and Surrounding Land Uses..2-6

2.3 Existing Site Conditions ...............................2-6

3. Plan Elements

3.1 Purpose and Intent......................................3-1

3.2 Land Use Plan ............................................3-1

3.3 Circulation Plan..........................................3-2

3.4 Infrastructure Plan.......................................3-5

3.5 Dry Utilities and Public Services....................3-8

3.6 Grading Plan .............................................3-8

4. Design Guidelines

4.1 Introduction ...............................................4-1

4.2 Architectural Design Guidelines...................4-1

4.3 Landscape and Open Space Design
Guidelines.................................................4-7

4.4 Sustainability Guidelines ...........................4-17

iv • STARLITE SPECIFIC PLAN DRAFT

TABLE OF CONTENTS

5. Development Regulations

5.1 General Provisions ....................................5-1

5.2 Allowable Development .............................5-1

5.3 Permitted Used within the Specific Plan Area .5-1

5.4 Development Standards..............................5-2

5.5 Allowable Encroachments and Projections ....5-4

5.6 Fences and Walls........................................5-4

5.7 Signage.....................................................5-4

6. Implementation

6.1 Development Phasing ................................6-1

6.2 Financing .................................................6-1

6.3 Specific Plan Administration.........................6-3

6.4 Specific Plan Minor Adjustments and
Amendments..............................................6-4

6.5 Tentative Tract Map.....................................6-6

6.6 Maintenance Responsibilities .......................6-6 Appendix A, General Plan
Consistency Analysis A-1

STARLITE SPECIFIC PLAN DRAFT • v

TABLE OF CONTENTS

EXHIBITS
Exhibit 1.1 Regional Context ...............................1-5 Exhibit 1.2 Local Context ....................................1-6 Exhibit 2.1 Existing General Plan Land Use
Designation ......................................2-2
Exhibit 2.2 Proposed General Plan Land Use
Designation ......................................2-3
Exhibit 2.3 Existing Zoning Map ..........................2-4 Exhibit 2.4 Proposed Zoning Map .......................2-5 Exhibit 2.5 Surrounding Uses ..............................2-7 Exhibit 2.6 Existing Mobility Access......................2-8 TABLES
Table 3.1 Land Use Summary ............................3-1 Table 4.1 Landscape Plant Palette....................4-15 Table 5.1 Starlite Specific Plan Permitted Uses.....5-2 Table 5.2 Starlite Specific Plan Development
Standards .........................................5-3
Table 6.1 Maintenance Responsibility Matrix.......6-6
Exhibit 3.1 Land Use Plan and Circulation Plan ....3-3
Exhibit 3.2 Typical Street Cross Sections...............3-4 Exhibit 3.3 Water and Sewer Plan........................3-6 Exhibit 3.4 Storm Drainage Plan..........................3-7 Exhibit 3.5 Conceptual Grading Plan...................3-9 Exhibit 4.1 Master Landscape Plan ......................4-9 Exhibit 4.2 Conceptual Recreational Center ......4-11
Exhibit 4.3 Project Entry ....................................4-13

vi • STARLITE SPECIFIC PLAN DRAFT

TABLE OF CONTENTS
This page is intentionally left blank.

STARLITE SPECIFIC PLAN DRAFT • 1-1

1.1 Purpose and Objective
of the Specific Plan
The Starlite Specific Plan provides a detailed
description of the proposed land use, infrastructure,
and implementation requirements for the Starlite
project located on State Route 19 (SR-19)/Rosemead
Boulevard in the City of South El Monte, California.

The Specific Plan will be processed through the City
of South El Monte, California. The Design Guidelines
contained in this Specific Plan will assist in creating a sense of place and high-quality development on
the project site. The Development Regulations will
establish permitted uses, building setbacks, and
general development criteria.

The Starlite Specific Plan is consistent with the
applicable goals and policies of the City of South El
Monte General Plan. The provisions and regulations
contained in the Specific Plan shall apply to the Starlite project area, and shall prevail in instances of conflict with the provisions and regulations of the South El
Monte Municipal Code (SEMMC) that regulate the
same subject matter. Where the Specific Plan is silent
on an issue, the regulations and standards contained
in the SEMMC or other applicable city, state or federal code that regulate the same issue shall apply.

The Specific Plan area is located at the former Starlite swap meet site in the industrial suburb of South El
Monte. Opened in the 1950s, the all-year operating
theater parking lot accommodated up to 860 vehicles.

The drive-in was a culture-changing phenomenon on
a large property open to the public after dark. The
1 INTRODUCTION
theatre parking lot was simultaneously used for a
daytime outdoor swap meet shortly after its opening.

After the closure of the drive-in theater in 1997, the
site continued to be used for weekend swap meets.

On any given weekend day vendors began arriving
at the break of dawn, driving their packed vehicles
through the swap meet’s main entrance. The theater
and swap meet offered entertainment at night and a
business venue during the day.

Today, the Starlite swap meet is permanently closed. A
new residential development is proposed on the site.

The Starlite Specific Plan will enhance the community
character and implement a vision that maximizes
the site’s future potential, and contributes toward
the City’s objective to meet the State of California’s
housing production goals.

Existing Site Photo

1-2 • STARLITE SPECIFIC PLAN DRAFT
1 • INTRODUCTION
This Specific Plan is an implementation tool that:
• Implements a local response to the statewide
housing crisis.
• Provides development standards and design
guidance for on-site residential development.
• Develops a plan that can be implemented based
on existing and anticipated future economic
conditions.
• Assures appropriate financing for infrastructure,
including domestic water, urban runoff and
drainage facilities, and sewage disposal.

1.2 Authority and Format
of the Specific Plan
The State of California Legislature has established the authority and scope to prepare and implement specific
plans. The State requires that all cities and counties
in California prepare and adopt a comprehensive
General Plan for the physical development of their areas of jurisdiction. To implement the policies described in the General Plan, regulating programs are adopted
(e.g., zoning ordinances, subdivision ordinances,
building and housing codes, etc.). California State
law authorizes cities with complete General Plans to
prepare and adopt specific plans (Government Code
Section 65450 – 65457). Local planning agencies
or their legislative bodies may designate areas within
their jurisdiction as areas for which a specific plan is “necessary or convenient” (Government Code Section
65451).

Specific plans are intended to serve as bridges between the local General Plan and the individual development
proposal for a specific area. Specific plans contain
both planning policies and regulations, and may
combine zoning regulations, capital improvement
programs, and other regulatory requirements into one
document.

The Starlite Specific Plan has been created through
the authority granted to the City of South El Monte
by the California Government Code, Sections 65450
through 65453. This Specific Plan has been prepared
in accordance with the provisions of the California
Government Code, which stipulate that a specific plan
contain text and diagrams specifying the following:

STARLITE SPECIFIC PLAN DRAFT • 1-3
1 • INTRODUCTION
• Land Use: The specific plan must specify the
distribution, location, and extent of the uses
of land, including open space, within the area
covered by the plan. This discussion is included in
Section 3.2, Land Use Plan, of this Specific Plan.
• Public Facilities: The specific plan must show
the proposed distribution, location, extent,
and intensity of major components of public
and private transportation, wastewater, water,
drainage, solid waste disposal, energy, and other
essential facilities located within the area covered
by the plan, and needed to support the land uses
described in the plan. This discussion is included
in Section 3.3, Circulation Plan, Section 3.4,
Infrastructure Plan, and Section 3.5, Dry Utilities
and Public Services, of this Specific Plan.
• Development Standards: The specific plan
must include standards and criteria by which
development will proceed, and standards for
the conservation, development, and utilization
of natural resources, where applicable. This
discussion is contained in Chapter 5, Development
Regulations, of this Specific Plan.
• Implementation Measures: The specific
plan must include a program of implementation
measures, including regulations, programs, and
financing measures. A discussion of these topics is
included throughout Chapter 6, Implementation,
of this Specific Plan.
• General Plan Consistency: The specific plan
must include a statement of the relationship of
the specific plan to the General Plan. An analysis
of the Starlite Specific Plan’s consistency with the
City’s General Plan is contained in Appendix A,
Consistency with City of South El Monte General
Plan, of this Specific Plan.
• Optional Contents: The specific plan may
address any other subject that, in the judgment
of the City, is necessary or desirable for
implementation of the General Plan. Community
building, landscape, architectural, and sustainable
design guidelines in Chapter 4, Design Guidelines,
of this Specific Plan.

1-4 • STARLITE SPECIFIC PLAN DRAFT
1 • INTRODUCTION

1.3 Specific Plan Area Location
The 12.3-acre project site is located in the northern
portion of the City of South El Monte, California. The
Starlite Specific Plan area is located to the east of State Route 19 (SR-19)/Rosemead Boulevard and west of
Chico Avenue. Regional access to the site, depicted
on Exhibit 1.1, Regional Context, is available from the north via Interstate I-10 and from the south via State
Route 60 (SR-60). Local access to the site is depicted
on Exhibit 1.2, Local Context. Local access from both
I-10 and SR-60 is provided by Rosemead Boulevard.

1.4 Specific Plan Summary
The Starlite Specific Plan project is the result of
intensive planning and careful design to create a high
quality infill project. The Starlite Specific Plan includes up to 207 single- and multi-family dwelling units on
the approximately 12.3-acre project site. The project
consists of attached and detached two-, three-, and
four-bedroom dwelling units, a recreation center, and
common open space.

The Starlite Specific Plan incorporates place-making
principles to create a pedestrian-friendly development.

The common open spaces may contain paseo, a
recreation center and landscaped space. The Specific
Plan area will have a unifying landscape theme,
including a system of courtyards and amenity spaces
throughout the project site that maximize access to the outdoors.

1.4.1 Specific Plan Goals
The Starlite Specific Plan is envisioned as a catalyst for the local area and the Rosemead Boulevard corridor.

The Starlite Specific Plan is designed to implement a
series of realistic and achievable project objectives that will help to implement the applicable City of South El
Monte General Plan goals and policies, and ensure that
the project is implemented as a high-quality community.

These objectives, which are identified below, have been refined throughout the planning and design process.
• Include a variety of housing types, including
affordable housing units for moderate-income
households, consistent with the goals and policies
of the City of South El Monte General Plan.
• Include an enhanced level of community
recreational amenities, including but not limited
to, a pool and spa.

STARLITE SPECIFIC PLAN DRAFT • 1-5
1 • INTRODUCTION
Exhibit 1.1, Regional Context
Source: County of Los Angeles N. T. S.

PROJECT SITE

CITY OF SOUTH EL MONTE
Unincorporated
Los Angeles County
Unincorporated
Unincorporated
Los Angeles
County
Unincorporated
Los Angeles
Unincorporated
Los Angeles
County
Unincorporated
Los Angeles
Pico Rivera
Whittier Whittier City of Industry
Rosemead El Monte
Temple City
San
Gabriel
San
Gabriel
19 19
19 60
60 10
10 605
605
City of South El Monte
City / County Boundary
Freeway / Highway
LEGEND

1-6 • STARLITE SPECIFIC PLAN DRAFT
1 • INTRODUCTION
N. T. S.

Exhibit 1.2, Local Context
Source: County of Los Angeles
Project
Site
South El Monte
El Monte
Rosemead
Unincorporated
Los Angeles County
Unincorporated
Los Angeles County
19 19
10 10 Rosemead Blvd
Garvey Avenue
Rush St
Fern St
Chico Ave
Lee Ave
Troy Ave
Loma Ave
Portero Ave
Merced Ave
Specific Plan Boundary
City Limits
LEGEND

STARLITE SPECIFIC PLAN DRAFT • 1-7
1 • INTRODUCTION
• Utilize unique public financing programs to
provide flexibility in the use of impact fees, boosting programs/services for the greater community.
• Provide a greater horizontal separation (buffer)
from existing single-family homes abutting the site
than a typical side yard setback.
• Provide new infill housing on a vacant and underutilized site. • Promote a pedestrian-friendly environment by
including sidewalks with street trees and paseos
throughout the community and establishing a
strong sense of neighborhood.

1.5 Discretionary Actions
and Approvals
The City of South El Monte is the Lead Agency for
purposes of California Environmental Quality Act
(CEQA) compliance. These actions are required to
implement this Specific Plan:
• General Plan Amendment: A General Plan
Amendment will be necessary to: 1) change
the General Plan land use designation of the
entire property from the current “CommercialManufacturing” (CM) and “Medium Density Residential” (MDR) to “Medium Density
Residential” (MDR); and 2) eliminate the Fern
Avenue extension between Rosemead Boulevard
and Chico Avenue from the General Plan’s
Circulation Element Figure C-3, Master Plan of
Roadways and Figure C-4, Bikeway Master Plan.
• Zone Change: An approval of a Zone Change
will be necessary to change the zoning of the
entire property from the current “Commercial
Manufacturing” (C-M) and “Medium Density
Residential” (R-3) to “Medium Density Residential
with Starlite Specific Plan” (R-3 with Starlite SP) on
the City’s Zoning Map. The Starlite Specific Plan
has been prepared to realize the objectives of the
proposed project as defined herein.
• Vesting Tentative Tract Map (VTTM): A VTTM
for the Specific Plan area will be prepared and
processed through the City in accordance with
Chapter 16 of the SEMMC and in accordance
with the Subdivision Map Act of the California
Government Code.

1-8 • STARLITE SPECIFIC PLAN DRAFT
1 • INTRODUCTION
• Site Plan Review: A Site Plan Review for
development within the Specific Plan area will be
processed through the City in accordance with
Chapter 17.23 of the SEMMC.
• Environmental Document: An Initial Study is
prepared to provide the information for determining
whether an environmental impact report (EIR),
Negative Declaration (ND), or Mitigated Negative
Declaration (MND) would be needed. The Initial
Study has been prepared to support the adoption
of an MND.

Final Maps will require approval by the City Council.

There will also be subsequent, non-discretionary
permits (e.g. grading permits, ministerial approvals,
and conditions of approval) that would be necessary
to implement the project.

STARLITE SPECIFIC PLAN DRAFT • 2-1

2.1 Relationship to the General
Plan and Zoning Code of
the City of South El Monte
As required by State Law, the Starlite Specific Plan
is consistent with the applicable goals and policies
contained in the adopted City of South El Monte
General Plan. The goals and policies identified
within each element of the General Plan have been
evaluated, and a statement of compliance with the
General Plan has been included in Appendix A,
General Plan Consistency Analysis. This Specific Plan
serves as zoning for the Specific Plan area.

2.1.1 General Plan Land Use
& Circulation
According to the General Plan’s Land Use Policy Map,
the Specific Plan area is designated as “CommercialManufacturing” (CM) and “Medium Density Residential” (MDR). A General Plan Amendment is
requested to establish “Medium Density Residential”
(MDR) as the land use designation for the Specific
Plan area (See Exhibit 2.1, Existing General Plan Land
Use Designation and Exhibit 2.2, Proposed General
Plan Land Use Designation).

The General Plan’s Master Plan of Roadways and
Bikeway Master Plan show an extension of Fern
Avenue between Rosemead Boulevard and Chico
Avenue. The Fern Avenue extension has not been
implemented since the adoption of the General Plan
in 2000, because the City does not have the right-of2

PLANNING CONTEXT
way and would need to demolish existing buildings
on the site in order to implement the extension. The
General Plan Amendment requests to eliminate
the Fern Avenue extension from the Master Plan of
Roadways and Bikeway Master Plan in the General
Plan’s Circulation Element.

2.1.2 Zoning
The City’s current zoning designations for the Specific Plan area is “Commercial Manufacturing” (C-M) and
“Medium Density Residential” (R-3). A Zone Change
is requested to change the zoning designation of the
project site from C-M and R-3 to “Medium Density
Residential with Starlite Specific Plan” (R-3 with Starlite SP). (See Exhibit 2.3, Existing Zoning Map and Exhibit

2.4, Proposed Zoning Map).

2-2 • STARLITE SPECIFIC PLAN DRAFT
2 • PLANNING CONTEXT

RUSH ST
O AVE

GARVEY AVE

CHICO AVE

LEE AVE

TROY AVE

CORTADA ST

BRUIN AVE

ADELIA AV

HUMBERT AVE
ALS DR

MABEL AVE

TAMORA AVE

LASHBROOK AV

FACTORIAL WAY
VA

MARYBETH AVE
AN

FERN ST
STATE RTE 19

FERN ST

ADELIA AVE

ENLOE ST

LASHBROOK AVE

KLINGERMAN ST
Project Site
19Rosemead Boulevard

DRIGGS DR

HEGLIS AVE
3 2
1 Low Density Residential
Medium Density Residential
Mixed Use
Commercial
Commercial-Manufacturing
Industrial
Public Facilities
City Boundary
Project Site
LEGEND
Exhibit 2.1, Existing General Plan Land Use Designation Source: City of South El Monte

STARLITE SPECIFIC PLAN DRAFT • 2-3
2 • PLANNING CONTEXT

RUSH ST
AVE

GARVEY AVE

CHICO AVE

LEE AVE

TROY AVE

CORTADA ST

BRUIN AVE

ADELIA AVE

HUMBERT AVE
ALS DR

MABEL AVE

TAMORA AVE

LASHBROOK AV

FACTORIAL WAY
VAN

MARYBETH AVE

FERN ST
STATE RTE 19

FERN ST

ADELIA AVE

LOMA AVE

ENLOE ST

LASHBROOK AVE

KLINGERMAN ST
Project Site
Rosemead Boulevard
19 HEGLIS AVE
3 2
1 Low Density Residential
Medium Density Residential
Mixed Use
Commercial
Commercial-Manufacturing
Industrial
Public Facilities
City Boundary
Specific Plan Area
LEGEND
Exhibit 2.2, Proposed General Plan Land Use Designation Source: City of South El Monte

2-4 • STARLITE SPECIFIC PLAN DRAFT
2 • PLANNING CONTEXT

RUSH ST
O AVE

GARVEY AVE

CHICO AVE

LEE AVE

TROY AVE

CORTADA ST

BRUIN AVE

ADELIA AV

HUMBERT AVE
ALS DR

MABEL AVE

TAMORA AVE

LASHBROOK AV

FACTORIAL WAY
VA

MARYBETH AVE
AND

FERN ST
STATE RTE 19

FERN ST

ADELIA AVE

ENLOE ST

LASHBROOK AVE

KLINGERMAN ST
Project Site
Rosemead Boulevard
19 Exhibit 2.3, Existing Zoning Map
Source: City of South El Monte

LEE AVE

TROY AVE

MABEL AVE

WHITMORE ST

DRIGGS DR

HEGLIS AVE

FLAIR DR

FERN ST

LOMA AVE

KLINGERMAN ST
A
3 2
1 R-1 (Single Family Residential)
R-3 (Medium Density Residential)
C-R (Commercial)
C (Commercial)
C-M (Commercial-Manufacturing)
M (Manufacturing)
P-F (Public Facilities)
Project Site
City Boundary
LEGEND

STARLITE SPECIFIC PLAN DRAFT • 2-5
2 • PLANNING CONTEXT

RUSH ST
O AVE

GARVEY AVE

CHICO AVE

LEE AVE

TROY AVE

CORTADA ST

BRUIN AVE

ADELIA AV

HUMBERT AVE
ALS DR

MABEL AVE

TAMORA AVE

LASHBROOK AV

FACTORIAL WAY
VA

MARYBETH AVE
A

FERN ST
STATE RTE 19

FERN ST

ADELIA AVE

LOMA AVE

ENLOE ST

LASHBROOK AVE

KLINGERMAN ST
Project Site
Rosemead Boulevard
19 Exhibit 2.4, Proposed Zoning Map
Source: City of South El Monte

LEE AVE

TROY AVE

MABEL AVE

WHITMORE ST

DRIGGS DR

HEGLIS AVE

FLAIR DR

FERN ST

LOMA AVE

KLINGERMAN ST
A
3 2
1 R-1 (Single Family Residential)
R-3 (Medium Density Residential)
C-R (Commercial)
C (Commercial)
C-M (Commercial-Manufacturing)
M (Manufacturing)
P-F (Public Facilities)
R-3 with Starlite SP (Medium Density
Residential with Starlite Specific Plan)
City Boundary
LEGEND

2-6 • STARLITE SPECIFIC PLAN DRAFT
2 • PLANNING CONTEXT

2.2 Project Context and
Surrounding Land Uses
The site is surrounded by a number of uses that
influence the design of the project. These influences
are shown on Exhibit 2.5, Surrounding Uses, and
described below:
• The retail center to the north of the Specific Plan
area.
• The adjacent one- and two-story single family
homes located to the north of the Specific Plan
area.
• The adjacent manufacturers located to the south
and east of the Specific Plan area.
• Proximity to Rosemead Boulevard.

2.3 Existing Site Conditions
The Specific Plan area was most recently utilized for
swap meet on weekends. After the permanently closure
of the swap meet in 2020, the asphalt covered site is
mostly vacant with a residence at the northeast corner
of the site and a vacant building at the southwest
corner of the site.

2.3.1 Site Topography
The Specific Plan area is relatively flat, with an elevation range from 240 above mean sea level (AMSL) to 245
AMSL.

2.3.2 Vehicular Access and Mobility
Regional access to the site is provided by I-10 from
the north and SR-60 from the south. Local access to
the Specific Plan area is provided from Rosemead
Boulevard, which is identified as an arterial highway by the General Plan. Rosemead Boulevard is comprised
of four travel lanes and a median. An existing driveway connect the project site to Rosemead Boulevard.

The nearest bus stop is located at the intersection of
Rosemead Boulevard, and Fern Street. This bus stop
is serviced by Metro Routes 176 and 266. Route 176
provides service between the cities of South Pasadena
and Montebello. Route 266 provides service between
the cities of Pasadena and Lakewood (See Exhibit 2.6,
Existing Mobility Access).

2.3.3 Easements
Five existing pipeline easements will remain. Two gas
lines is generally along the northerly property line, a 10- foot storm drain runs diagonally through the northwest
corner and along the north side of the driveway, which
provides the direct access to Rosemead Boulevard,
two other easements are located at the northeast
corner of the project site.

STARLITE SPECIFIC PLAN DRAFT • 2-7
2 • PLANNING CONTEXT
Exhibit 2.5, Surrounding Uses
N. T. S. Source: Google
Specific Plan
Area
El Monte
El
Monte
South El Monte
Unincorporated
Los Angeles County
19 Garvey Ave
Rush St
Fern St
Klingerman St
Chico Ave
Adelia Ave
Marybeth Ave
Tamora Ave
Lee Ave
Troy Ave
Portero Ave
Rosemead Blvd
Industrial
Industrial Industrial Industrial
Industrial
Industrial
Industrial
Industrial
Industrial
Residential
Residential
Residential
Residential
Retail
Residential
Residential
Portero High
School
Existing
Residential

2 • PLANNING CONTEXT
2-8 • AMHERST DRAFT SPECIFIC PLAN
Exhibit 2.6, Existing Mobility Access
Source: Foothill Transit, Metro
10 60
El Monte
Unincorporated
Los Angeles
County
Unincorporated
Los Angeles
South
El Monte
Rosemead
Specific Plan Boundary
City Limit
LEGEND
Nearest Bus Stop
176 Metro Local Line
770 Metro Rapid Line

STARLITE SPECIFIC PLAN DRAFT • 3-1

3.1 Purpose and Intent
This Chapter contains a discussion of the various plan
elements for the Starlite Specific Plan, including the
following:
• Land Use Plan and Circulation Plan
• Infrastructure Plan
• Dry Utilities and Public Services
• Grading Plan
Each plan works in tandem with the other plans to
establish a framework for the Specific Plan area,
ensuring that the Project will develop as a quality and cohesive community within of the overall urban fabric
of Starlite.

3.2 Land Use Plan
The Starlite Specific Plan is an infill development
that converts the mostly vacant site of the former
Starlite drive-in/swap into a high-quality residential
community to meet the City’s housing needs.

The medium density residential (MDR) designation
is applied to the entire Starlite Specific Plan area, as shown in Exhibit 3.1, Land Use and Circulation Plan.

The MDR designation allows for development of
single-family detached homes, duplexes, townhomes,
condominiums, and apartments. Other compatible
uses serving the needs of the residents, such as parks, recreation facilities, and open space, are also allowed. 3 PLAN ELEMENTS
The General Plan identifies a density up to 16 du/ac for the MDR land use designation. At the maximum density
of 16 du/ac, the maximum unit yield for the Starlite
Specific Plan area is 197 dwelling units. The Specific
Plan includes affordable housing units for moderateincome families. By providing 10.5% of the 197 units as affordable housing units, which equates to 21
dwelling units, for moderate-income households, the
Starlite Specific Plan is allowed a 5.5% density bonus
per Section 65915 of the California Government
Code and South El Monte Municipal Code (SEMMC)
Chapter 17.85 Density Bonus Provisions.

The density bonus brings the total maximum allowable
number of dwelling units to 207 dwelling units on the
approximately 12.3-acre project site, resulting in a
gross project density of 16.88 dwelling units per acre.

Table 3.1, Land Use Summary, provides a summary of
the land use acreage, maximum number of dwelling
units, and maximum density.

Table 3-1 Land Use Summary

LAND USE
GROSS
AREA
(AC)

MAXIMUM

DWELLING

UNITS (DU)

MAXIMUM

DENSITY
(DU/AC)
MEDIUM

DENSITY

RESIDENTIAL
(MDR)

12.3 207 16.88

3 • PLAN ELEMENTS
3-2 • STARLITE SPECIFIC PLAN DRAFT
Below is the general development parameter for the
Specific Plan area:

A. Development within the Specific Plan area shall
not exceed 207 dwelling units, with a maximum
density of 16.88 dwelling units per gross acre.

B. The Specific Plan area shall include a mix of
detached and attached dwelling units.

C. The Specific Plan area shall be gated.

D. Adequate park/recreation areas and open space
shall be provided to meet the needs of the residents,
pursuant to Chapter 4, Design Guidelines and
Chapter 5, Development Regulations of this
Specific Plan.

E. Development shall comply with the design criteria
and development standards set forth in Chapter 4,
Design Guidelines and Chapter 5, Development
Regulations of this Specific Plan.

3.3 Circulation Plan
Regional access to the site is provided by Interstate
10 (I-10) from the north and SR 60 from the south.

Local access to the project is provided by Rosemead
Boulevard (SR 19), which parallels the western
boundary of the Specific Plan area, and Chico Avenue
to the east of the project site.

3.3.1 Vehicular Circulation
Rosemead Boulevard (SR/19) runs in a north-south
direction. The Circulation Element of the General
Plan designates Rosemead Boulevard as an Arterial
Highway, a four-lane divided roadway. The typical
existing Rosemead Boulevard section is shown in
Exhibit 3.2, Typical Street Cross Sections. A proposed
driveway providing direct access to Rosemead
Boulevard is shown in Exhibit 3.2, Typical Street Cross Sections. A new traffic signal will be installed on
Rosemead Boulevard at the entrance to the project
site.

Chico Avenue runs in a north-south direction. The
Circulation Element of the General Plan designates
Chico Avenue as a Residential and Industrial
Collector, a two-lane undivided roadway with onstreet parking. The typical Chico Avenue section is shown in Exhibit 3.2, Typical Street Cross Sections. As depicted on Exhibit 3.1, Land Use Plan and Circulation
Plan, two gated project entries drives will be provided from Rosemead Boulevard and Chico Avenue. The
entry drives will continue into the development and
become a loop road configuration. The typical design
of internal driveways within the project is depicted in Exhibit 3.2, Typical Street Cross Sections.

3.3.2 Pedestrian Circulation
Pedestrian circulation is provided throughout the
development by a network of walkways along the
internal drives and open space areas, which will
connect to the existing City sidewalks along Rosemead
Boulevard and Chico Avenue, as shown in Exhibit 3.1,
Land Use Plan and Circulation Plan.

3 • PLAN ELEMENTS
STARLITE SPECIFIC PLAN DRAFT• 3-3
Exhibit 3.1, Land Use and Circulation Plan
Source: FORMA , Google N. T. S.
19 Giovane St
Fern St
Chico Ave
Adelia Ave
Marybeth Ave
Rosemead Blvd
Lashbrook Ave
B
B
C C
A A D
D
LEGEND
Specific Plan Boundary
Medium-Density Residential
Internal Driveways
Entries
Street Cross Section
Pedestrian Circulation
LEGEND
Specific Plan Boundary
Medium-Density Residential
Internal Driveways
Entries
Street Cross Section
Pedestrian Circulation

3 • PLAN ELEMENTS
3-4 • STARLITE SPECIFIC PLAN DRAFT
Exhibit 3.2, Typical Street Cross Sections
Source: FORMA N. T. S.

Cross Section B-B Driveway Between Rosemead Boulevard and Internal Street Cross Section A-A Rosemead Boulevard
Cross Section D-D Internal Driveways
Cross Section C-C Chico Avenue at Project Frontage

3 • PLAN ELEMENTS
STARLITE SPECIFIC PLAN DRAFT• 3-5

3.4 Infrastructure Plan
Design and construction of infrastructure facilities,
including but not limited to, water, sewer, and storm
drains, shall comply with the requirements of the City
of South El Monte and/or relevant service agencies.

3.4.1 Water System
The Specific Plan area is within San Gabriel Valley
Water Agency service area. There is an existing 12-
inch water main in Rosemead Boulevard and a 10-
inch water main in Chico Avenue. Private looping
water main is proposed within the private drive aisles
connecting to both Rosemead Boulevard and Chico
Avenue water lines. Existing and proposed potable
water system improvements are depicted in Exhibit

3.3, Water and Sewer Plan.

3.4.2 Sewer System
The 8-inch public sewer main are proposed within
the private drive aisles. The onsite sewer main system
will extend to Rosemead Boulevard and connect to
an existing 8-inch public sewer main owned by the
City of South El Monte. Proposed sewer infrastructure
improvements are depicted on Exhibit 3.3, Water and
Sewer Plan.

3.4.3 Drainage Plan
The sewer facilities and infrastructure are managed
by the City’s Public Works Department, owned,
maintained and operated by the Los Angeles County
Sanitation Districts (LACSD). Onsite runoff will be
collected and detained in a central underground
detention facility in compliance with the Los Angeles
County Low Impact Development Manual, 2014.

Storm water in excess of the required treatment volume
will be conveyed directly to Los Angeles County storm
drain system. Proposed storm drainage improvements
are depicted on Exhibit 3.4, Storm Drainage Plan.

3 • PLAN ELEMENTS
3-6 • STARLITE SPECIFIC PLAN DRAFT
N. T. S.

Exhibit 3.3, Water and Sewer Plan
19 Giovane St
Fern St
Chico Ave
Adelia Ave
Marybeth Ave
Rosemead Blvd
Lashbrook Ave
LEGEND
Specific Plan Boundary
Existing Sewer
Existing Water
Proposed 8” Sewer
Proposed 8” Water
Proposed 6” Water
Source: FORMA , Google

3 • PLAN ELEMENTS
STARLITE SPECIFIC PLAN DRAFT• 3-7
19 Giovane St
Fern St
Chico Ave
Adelia Ave
Marybeth Ave
Rosemead Blvd
Lashbrook Ave
LEGEND
Specific Plan Boundary
Existing Storm Drain
Proposed Storm Drain
Exhibit 3.4, Storm Drain Plan
N. T. S. Source: FORMA , Google

3 • PLAN ELEMENTS
3-8 • STARLITE SPECIFIC PLAN DRAFT

3.5 Dry Utilities and Public Services

3.5.1 Dry Utilities
Natural Gas
Natural gas service for the Specific Plan area is
provided by Southern California Gas Company (SCG).

Electricity
Electricity service for the Specific Plan area is provided by Southern California Edison (SCE) through existing
lines in the surrounding streets.

Cable, Telephone, and Internet
Cable, telephone, and internet services within the City of South El Monte are provided by AT&T and Charter
Cable Company.

3.5.2 Public Services
Fire and Emergency Response Services
Fire and emergency response services are provided by
Los Angeles County Fire Department (LACFD) Station
90, located approximately 1.6 miles southeast of the
Specific Plan area at 10115 Rush Street, South El
Monte.

Law Enforcement Services
Law enforcement services for the Specific Plan area
is provided by the Los Angeles County Sheriff’s
Department (LASD). The nearest station is located
approximately 3.5 miles northwest of the Specific Plan
area, at 8838 Las Tunas Drive, Temple City.

Solid Waste Disposal
Solid waste disposal, yard waste, and recycling
material collection service for the Specific Plan area is provided by Athens Services.

Schools
The site is located in the El Monte City School District.

As part of the City’s permitting process, a school fee
will be paid to the El Monte City School District prior to City’s issuance of building permits.

3.6 Grading Plan
Grading for the site is intended to respond to the site topography. The existing buildings will be demolished.

The proposed grading concept, as depicted in Exhibit

3.5, Conceptual Grading Plan, is designed to balance
cut and fill within the project area to the extent feasible.

Final engineering may result in modifications to the
overall grading concept, but the modifications should
conform to the general intent of the Conceptual
Grading Plan.

3 • PLAN ELEMENTS
STARLITE SPECIFIC PLAN SCREENCHECK#2 • 3-9
Exhibit 3.5, Conceptual Grading Plan
Source: FORMA N. T. S.

3 • PLAN ELEMENTS
3-10 • STARLITE SPECIFIC PLAN SCREENCHECK#2
This page is intentionally left blank.

STARLITE SPECIFIC PLAN DRAFT • 4-1

4.1 Introduction
This chapter contains architectural, landscaping, and
sustainability design guidelines for the Starlite Specific Plan. These guidelines ensure that the Specific Plan
area will develop as a cohesive and high-quality
residential community, while still allowing some
flexibility for designers to incorporate their creative expertise into the built environment. The Design
Guidelines are intended to be flexible in nature
while establishing basic evaluation criteria for the
development review process. The strongest level of
design intent is specified by using terms such as “must,” “shall” and “prohibited.” Anything with a “must” or
“shall” is required. Preferred design items are noted
as “encouraged,” “preferred,” “recommended,”
“appropriate,” or as one that “should” be included.

Preferred design items are considered “voluntary” and
need not be included in a proposed development. If
the approving body finds that the plans are consistent
with the overall intent and goals of these Design
Guidelines, the plans do not need to meet each
preferred design guideline within this section. Images
within this Chapter are conceptual and are intended
to illustrate the proposed design aesthetic, and are not intended to depict the final design.
4 DESIGN GUIDELINES

4.2 Architectural Design Guidelines
The Starlite Specific Plan is designed to provide a
pedestrian friendly residential community with an
appropriate mix of housing types. The architectural
design guidelines in this section have been prepared
to provide the framework for high quality design.

These architectural design guidelines express the
desired character of future development, ensure a
consistent level of quality, and accommodate emerging
architectural and product trends.

The Starlite Specific Plan area will feature a mix of
Spanish, Contemporary Craftsman and Modern
Farmhouse architectural styles to promote interest and
establish a distinct sense of place. Due to constantly
evolving market conditions and homeowner
preferences, other architectural styles may be permitted within the Specific Plan area after reviewing by the
community development director or their designee.

Distinguishing characteristics of these styles are
described below.

4 • DESIGN GUIDELINES
4-2 • STARLITE SPECIFIC PLAN DRAFT
Starlite
South El Monte, CA DATE: Rev. December 02, 2021
Single Family
Plan 3X - 321.2068 ‘A’ Spanish
Front Elevation
Right Elevation
Left Elevation
Rear Elevation
A0.7
Front Elevation
Spanish
The Spanish style was popular during the 1920s and early 1930s. This style evolved in California and the southwest as an adaptation of Mission Revival infused with additional elements and details from Latin America. It is common in California, Arizona, Texas and Florida. The key elements of this style were adapted to the California lifestyle, including stucco walls, courtyards, and flat or low-pitched roofs. Plans were informally organized around private open space with simply articulated front elevations that feature few details.

Identifying characteristics of the Spanish architectural style are listed below:
• Red “S” tile gable or hip roofs; shed roofs over porches. • Minimal eave overhangs.
• Stucco exterior walls
• Recessed entry, arch or curved element, or feature window on front elevation. • Decorative metal railing.
• Gable accents.
• Shades of white, tan and beige neutrals are commonly used as light body colors. • Dark natural tones that contrast against neutral body colors are used for accent and trim colors.

Red “S” tile roofs
Minimal overhangs
Covered entry with
arch opening
Contrasting dark
natural tones for
accents
Neutral body tones
Contrasting dark
natural tones for
accents
Gable accents
Light stucco exterior
Decorative metal
railing
Decorative metal railing

4 • DESIGN GUIDELINES
STARLITE SPECIFIC PLAN DRAFT • 4-3
Contemporary Craftsman
Contemporary Craftsman architectural style is historically rooted in the traditional Craftsman style strongly influenced by the English Arts and Crafts movement of the late 19th century. Originating in California, this American style quickly spread across the country during the 1920s and 1930s. The Craftsman style sought the elimination of superfluous ornamentation, creating beauty instead through the simplified lines and masses of the building itself, and unique style promoted hand crafted quality to create warm and livable homes. Contemporary Craftsman style builds upon the identifying characteristics of its predecessor and applies these aspects of design in a manner that is practical for modern development.

Identifying characteristics of the Craftsman architectural style are listed below:
• Low-pitched gable roofs, occasionally hipped.
• Wide projecting eaves with exposed rafter tails, and decorative beam or braces added under the gable. • Covered front porches, either full or partial-width, with roof supported by square columns. • Stone used on post or building bases.
• Exterior finishes that blend with the natural surroundings, such as wood, stucco and stones. • Vertically proportioned, upper mullioned double hung windows at front elevations. • Natural tones for building body, especially browns.
• Contrasting neutral tones for trim and accents.

Front ElevationLeft Elevation
Low-pitched gable roof
Exposed rafter tails and
decorative beams
Upper mullioned windows
Contrasting neutral tones
for trim and accents
Starlite
South El Monte, CA DATE: Rev. December 02, 2021
Single Family
Plan 3-ALT. - 321.2089 ‘B’ Craftsman
Front Elevation
ation
tion
Rear Elevation (Chico Ave. View)
A0.8
Covered front porches
Low-pitched gable roof
Exposed rafter tails and
decorative beams
Stone used on
building bases

4 • DESIGN GUIDELINES
4-4 • STARLITE SPECIFIC PLAN DRAFT
Modern Farmhouse
The Modern Farmhouse style is defined by simple practicality. Homes were designed to provide basic comfort and utility, be attractive, and offer flexibility to grow over time. Modern Farmhouse style is traced back to Colonial styles from New England and later the Midwest. Well into the early 20th century, most homes were designed and built by local craftsmen, resulting in substantial regional deviations across the country. Recent interpretations of this style have adapted the identifying characteristics of designs and applied them to new forms of development with contemporary flair, resulting in a style that recalls the traditional values of utility and practicality while allowing a modern lifestyle to inform the final layout and form of the house.

Identifying characteristics Modern Farmhouse architectural style are listed below:
• High pitch gabled roofs; shed roof accents.
• Wood siding in combination with stucco.
• Covered porches with simple wood columns and railings. • Vertically proportioned windows, often grouped in two or three. • Trim details around windows and doors.
• Light and airy body colors, generally including shades of white and/or beige. • Muted contrasting accent and trim colors that emphasize projections and/or massing changes.

Starlite
South El Monte, CA DATE: Rev. December 02, 2021
os Angeles/Ventura
e 180
Single Family
Plan 4 - 321.2328 ‘C’ Farmhouse
Front Elevation
Right Elevation
Left Elevation
Rear Elevation (Chico Ave. View)
A0.9
Front Elevationevation
High-pitched gable roof
Window groupings
Light and airy body
and siding colors
Wood siding
Trim details
surrounding windows
Shed roof accents
Muted contrasting
accent and trim colors
Light body colors
Covered porches

4 • DESIGN GUIDELINES
STARLITE SPECIFIC PLAN DRAFT • 4-5
Building Orientation and Massing
The elevations of the residential community are
an important element in creating a sense of place
and defining a human-scaled streetscape. Building
frontages should be designed to create visual interest
and promote pedestrian activity.
• Attached buildings should be located and oriented
to the streets and primary open space areas.
• Careful consideration should be given to street
orientation and building placement to help
protect privacy, views and the visual quality of the
neighborhood, and maximize solar access of the
buildings where feasible and reasonable.
• Buildings located along the eastern Specific Plan
area boundary shall have front entries facing
Chico Avenue.
• Design the front elevation of attached residential
buildings to clearly delineate individual units as a
way of breaking up mass.
• Buildings should incorporate layered wall planes
and offset forms that may include cantilevered
masses, recessed masses or entries, or volume
spaces, to create interest, reduce the apparent
bulk and establish pedestrian scale.
• Offset forms in the massing should be consistent
with the architectural style of the building and
incorporated as a functional element or detail
enhancement.
• Buildings should be arranged and oriented
to create a variety of outdoor spaces such as
courtyards, paseo and/or usable open spaces that
encourage social and recreational activity.

Roof Forms
Roofs should be designed for functionality and should
enhance or complement the overall architectural
design of the building.
• Select roof forms, pitches and materials that
are consistent with the architectural style of the
building. Consider roof forms in relationship
to the building mass to improve massing relief
along public streets and on other publicly visible
elevations.
• Varied roof forms, offsets and materials consistent
with the building’s architectural style are
encouraged to create variation in the skyline and
diversity in the streetscene.
• Keep roof forms simple and efficient based on the
architectural style and plan shape. Avoid overly
complicated roof design that detracts from the
characteristics of the architectural style.

4 • DESIGN GUIDELINES
4-6 • STARLITE SPECIFIC PLAN DRAFT
• Appropriate roof materials include, but not limited
to, concrete “S” tiles, flat shake or slate concrete
tiles.
• Highly reflective or shiny materials, florescent
colors, neon colors, bright colors as primary
body colors (i.e. red, yellow, and blue) are not
compatible with the architectural theme and are
prohibited.
• Color and material changes should occur on
massing elements and terminate on inside corners.
• Body colors should be of earthy or neutral tones
such as white, beige and grey, as well as muted
blue and green.
• Accent colors should be used to highlight
architectural forms, special materials or other
distinct architectural features. Accent colors
should provide contrast to the body color without
conflicting in hue and saturation.

Other colors and materials not listed in this Specific
Plan may be used, so long as those combinations are
consistent with the architectural theme.

Plan and Elevation Requirements
• A minimum of three floor plans shall be provided
for single-family detached homes. A minimum of
three different elevation styles shall be provided
for each floor plan.
• A minimum of two unit plans shall be provided
for each attached building. Individual unit plans
may be repeated between building plans. Building
plans should be designed with the ability to reverse
the plans and/or add elements to corner units.

Architectural Enhancements
To activate the community streetscape and maintain
a dynamic and aesthetic edge along open space
corridors, the elevations of buildings that are visible from the streets, pathways and park should be
enhanced with appropriate architectural treatments.

The enhanced articulation may be achieved in the
following ways:
• Enhanced window treatments, such as shutters
and trim surrounds
• Offset wall planes (horizontally or vertically)
• Roof plane breaks
• Color and/or material blocking
• Other detailing similar to those used on the front
elevation such as decorative metal elements,
gable roof end vents, stucco grids, etc.

Colors and Materials
The selection and application of building colors and
materials are key considerations when creating visually interesting neighborhoods. Below are the guidelines
for the Specific Plan area:
• Building and roof materials shall be appropriate
to the architectural style of the building. Materials
and finishes should be carefully selected for longterm durability and ease of maintenance. • Appropriate building materials include, but are
not limited to, stucco, wood or faux wood sidings,
stone and brick veneer, metal for accents and
concrete.

4 • DESIGN GUIDELINES
STARLITE SPECIFIC PLAN DRAFT • 4-7

4.3 Landscape and Open Space
Design Guidelines
Landscaping within the Specific Plan area should be
compatible with the landscape character of the City
of South El Monte and at the same time, provides
amenities that support the lifestyle and needs of the
Starlite residents. The following guiding principles
set forth the general direction for the design of the
landscaped spaces within the Specific Plan area:
• All proposed landscaping shall be irrigated with
low volume and or point source irrigation and
shall meet all requirements of the California
Green Building Standards Code (CGBC) and City
of South El Monte standards for water efficient
landscaping.
• All trees shall be irrigated with separate systems
for bubblers.
• Street trees shall be carefully located so as not to
obstruct the driver’s visibility.
• Street trees should be a 24-inch box minimum in
size.
• Low-water use plant materials should be selected
to limit irrigation needs and minimize water use.

Mediterranean and other local, climate-friendly
plants may be used.
• Landscape design should be integrated with
building architecture and suitable to the functions
of the space. Plant materials should be selected
in a manner that complements the architectural
styles and building form. Accent planting should
be used at entries and key recreation areas.
• Landscaping should be used to screen or separate
functional areas from public view, such as trash
enclosures, parking areas, storage areas, loading
areas, and public utilities. This landscaping
should occur upon the project site and not within
the right-of-way.
• Decorative paving may be used at key locations
including, but not limited to, building entries,
courtyards, and vehicular driveways. These areas
can be enhanced with tile, brick, pavers, textured
and/or colored concrete to provide distinguished
direction for pedestrian, cyclist, and vehicular
access.
• Pedestrian common spaces are encouraged these
should include functional amenities including
lounge, dining and fun interactive and relaxation
areas. Landscaping should not appear empty or
barren.
• Large turfed lawn areas are discouraged.

4.3.1 Conceptual Landscape Plan
The landscaping of the public spaces, including the
community entries, street parkways, recreation center,
paseo, and open space, is a major component of
the overall community design envisioned for Starlite.

Complementary to the unifying architectural themes,
these landscape places form the heart and soul of the
community. The overall landscape design concept is
to create a pedestrian-friendly atmosphere that invites residents to walk and enjoy parks and open space and
provides connectivity within the community. Exhibit 4.1, Master Landscape Plan, provides a detailed rendered
view of the overall Specific Plan area and all proposed landscaping and vegetation.

4 • DESIGN GUIDELINES
4-8 • STARLITE SPECIFIC PLAN DRAFT
The Starlite Specific Plan presents a variety of
opportunities for outdoor relaxation, recreation, and
activity. These amenity areas may be programmed
with an array of features and activity spaces, and shall be distributed throughout the Specific Plan area to
ensure that they are easily accessible to all residents within the community.

All landscape and irrigation plans shall be prepared
by a licensed California Landscape Architect and shall
obtain a landscape permit from South El Monte and
meet the standards of SEMMC Section 17.25.050,
Water Efficient Landscaping Criteria.

4.3.1.1 Conceptual Recreational Center
A conceptual recreational opportunity is proposed for
development at the corner of the Specific Plan area.

Exhibit 4.2, Conceptual Recreation Center, shows the
detailed views of the recreation center. Features of the Conceptual Recreational Center include (but are not
limited to):
• Pool/recreation building
• Concrete sidewalk
• Open play lawn area with shovel cut lawn edge
• Decorative bench
• Tubular steel pool fence
• Community recreation area
• Community accent tree
• Large accent /specimen tree
• Vertical accent tree
• Common area theme tree

STARLITE SPECIFIC PLAN SCREENCHECK#2 • 4-9
4 • DESIGN GUIDELINES
Exhibit 4.1, Master Landscape Plan
N. T. S.

Legend

1. Architecture building

2. Pool / Recreation Building

3. 4’ wide concrete sidewalk

4. Open play lawn area with shovel cut lawn
edge

5. 3’ wide concrete walkway at entry

6. Parking

7. Utility easement area

8. Paseo walkway with planted nodes, accent
trees, enhanced plantings, benches, and
decorative gateway trellis

9. Cluster mailbox unit

10. Vehicular entry call box

11. Vehicular gated entry

12. Decorative 6’ bench

13. Pedestrian access gate

14. 42” high tubular steel fence at private yard
along Chico Avenue

15. 6’ high vinyl fence at private yard area

16. 6’ high tubular steel pool fence

17. Community recreation area with restroom
building, pool, spa, open space lawn play
areas, bbq counter, picnic tables and lounge
furniture

18. Parkway tree

19. Community accent tree

20. Large accent tree / specimen tree

21. Vertical accent tree

22. Common area theme tree
For illustrative purposes only, final design may vary.

4 • DESIGN GUIDELINES
4-10 • STARLITE SPECIFIC PLAN SCREENCHECK#2
This page is intentionally left blank.

4 • DESIGN GUIDELINES
STARLITE SPECIFIC PLAN DRAFT • 4-11
Exhibit 4.2, Conceptual Recreational Center
N. T. S. For illustrative purposes only, final design may vary.

LEGEND

2. Pool/recreation building

3. Concrete sidewalk

4. Open play lawn area with
shovel cut lawn edge

5. Concrete walkway at entry

6. Parking

7. Utility easement area

12. Decorative bench

16. Tubular steel pool fence

17. Community recreation
area

19. Community accent tree

20. Large accent /specimen
tree

21. Vertical accent tree

22. Common area theme tree

4 • DESIGN GUIDELINES
4-12 • STARLITE SPECIFIC PLAN DRAFT

4.3.1.2 Project Entry
Two gated project entries drives will be provided
from Rosemead Boulevard and Chico Avenue. Large
specimen trees and vertical accent trees will be
planted at the vehicular gated entry connecting to
Chico Avenue. A vehicular entry call box is centrally
located at the entry driveway. Detailed rendered view
of the project entry at Chico Avenue is illustrated in
Exhibit 4.3, Project Entry.

Representative Example, Central Paseo

4.3.1.3 Central Paseo
A central paseo is planned as one of the key
placemaking elements within the Specific Plan area.

The paseo focuses on interior community connections
and the pedestrian experience. The entire paseo will be designed to offer Starlite residents a place for strolling, playing, and resting. The central paseo is anticipated
to include a walkway with planted nodes, accent trees,
enhanced planting, benches, and decorative gateway
trellis. Fences will defined private yard areas and a
variety of trees will be planted to promote interest.

4 • DESIGN GUIDELINES
STARLITE SPECIFIC PLAN DRAFT • 4-13
Exhibit 4.3, Project Entry
N. T. S. For illustrative purposes only, final design may vary.

LEGEND

1. Residential building

2. Concrete sidewalk

4. Open play lawn area

5. Concrete walkway at entry

10. Vehicular entry call box

11. Vehicular gated entry

14. Tubular steel fence at
private yard along Chico
Avenue

18. Parkway tree

19. Community accent tree

20. Large accent /specimen
tree

21. Vertical accent tree

22. Common area theme
tree

4 • DESIGN GUIDELINES
4-14 • STARLITE SPECIFIC PLAN DRAFT

4.3.2 Fencing and Walls
Walls and fences are an important feature of the
community. Walls and fences help establish and
reinforce the landscape theme, provide for views in
and out of a site, attenuate sound, provide security,
delineate boundaries, and offer visual and physical
privacy. Where such elements face the streets and
common open space areas, they should be consistent
in style, material, and height, serving as a unifying
element throughout the community and maintaining
a common theme.
• Perimeter project walls will be constructed of either masonry or tubular steel. Landscaping should be
used in front of the masonry wall to soften the
mass of the wall.
• Rear and side yard walls and fences may be
constructed of wood or vinyl fencing, and shall be
a maximum of six (6) feet in height. Walls/fencing
in the front yard is typically limited to 42 inches.
• Use of wood or vinyl fencing for patio walls is
encouraged. Tubular steel fencing or tubular steel
fencing in combination with masonry walls may
also be used.
• Tubular steel fencing should be used around the
pool area.
• Pedestrian and vehicular gates within the Specific
Plan area should be controlled via key fob access
points as well as Knox box access.
• Walls, fences and gates shall be designed to be
compatible with the architectural themes of the
Specific Plan area. Landscaping should be used
in combination with walls. Walls and fencing shall
be made of attractive, durable, and weatherresistance materials. • Long expanses of fence or wall surfaces should
be articulated with intervening pillars, alternating
heights, offsets, or other techniques to avoid visual
monotony.

4 • DESIGN GUIDELINES
STARLITE SPECIFIC PLAN DRAFT • 4-15

4.3.3 Plant Palette
The plant palette includes water-wise plant materials
and establishes the intended landscape character
for the Specific Plan area. Additional plant materials
that are complementary to the following palette
may be permitted, provided they are reviewed and
Table 4-1
Landscape Plant Palette
Botanical Name Common Name
Parkway Tree

GEMERA PARVIFLORA AUSTRAMAN WILLOW

KOELREUTERIA BIPINNATA CHINESE FLAME TREE

PISTACIA CHINENSIS CHINESE PISTACHE

QUERCUS AGRIFOLIA COAST LIVE OAK

TRISTANIA CONFERTA BRISBANE BOX
Community Accent Tree

CALLISTEMON VIMINALIS WEEPING BOTTLEBRUSH

CHILOPSIS LINEARIS DESERT WILLOW

ERIOBOTRYA DEFLEXA BRONZE LOQUAT

PLATANUS ACERIFOLIA LONDON PLANE

RHUS LANCEA / AFRICAN AFRICAN SUMAC

TRISTANIA CONFERTA BRISBANE BOX
Large Accent Specimen Tree

CHILOPSIS LINEARIS DESSERT WILLOW
OLEA E. ’WILSONII’ FRUITLESS OMVE VAR

RHUS LANCEA AFRICAN SUMAC

QUERCUS AGRIFOLIA COAST LIVE OAK
JUGLANS CALIFORNICA* CALIFORNIA BLACK WALNUT*
Vertical Accent Tree

CUPRESSUS SEMPERVIRENS ITALIAN CYPRESS

PHOENIX DACTYLIFERA DATE PALM
PODOCARPUS NIACROPHYLLUS ‘MAKI’ SHRUBBY YEW PODOCARPUS
PRUNUS C. ‘BRIGHT N TIGHT’ CAROLINA LAUREL CHERRY

SYCAGRUS ROMANOFFZIANUM QUEEN PALM

TRACHYCARPUS FORTUNEI WINDMILL PALM
Common Area Theme Tree

CASSIA LEPTOPHYLLA GOLD MEDALLION TREE

CHIONANTHUS RETUSUS CHINESE FRINGE TREE

KOELRUTERIA SPP FLAME TREE

HETEROMELES ARBUTIFOLIA TOYON

RHUS LANCEA AFRICAN SUMAC
approved as part of the City’s site plan review process.

Recommended trees, shrubs, groundcovers, and vines
are listed in Table 4.1, Landscape Plant Palette.

4 • DESIGN GUIDELINES
4-16 • STARLITE SPECIFIC PLAN DRAFT
Background Shrubs

ARBUTUS UNEDO COMPACT STRAWBERRY TREE

BUXUS SPECIES BOXWOOD

DODONEA MICROZYGA BRILLIANT HOP-BUSH

GREVILLEA SPECIES GREVILLIA

LEPTOSPERMUM SPECIES NEW ZEALAND TEA TREE
LIGUSTRUM J. ‘TEXANUM’ TEXAS PRIVET

PITTOSPORUM SPECIES PITTOSPORUM

RHAPHIOLEPIS SPECIES INDIAN HAWTHORNE
Midground Shrubs
CALLISTEMON C. ‘LITTLE JOHN’ DWARF BOTTLEBRUSH VAR
DIANELLA SPP. FLAX LILY VAR.

DIETES IRIOIDES FORTNIGHT LILY
JUNIPERUS CHINENSIS JUNIPER VAR.

MUHLENBERGIA RIGENS DEER GRASS

MYRSINE AFRICANA AFRICAN BOXWOOD
MYRTUS C. ‘COMPACTA’ DWARF MYRTLE

NANDINA DOMESTICA HEAVENLY BAMBOO

PITTOSPORUM SPECIES PITTOSPORUM

RHAPHIOLEPIS SPECIES INDIAN HAWTHORNE
SALVIA SPECIES SAGE VAR.

Accent Shrubs

AGAPANTHUS SPECIES LILY OF THE NILE

CAREX TUMULICOLA BERKELEY SEDGE

HEMEROCALLIS SPP DAY LILY
ROSMARINUS SPECIES SAGE VAR.

SALVIA SPECIES SAGE VAR.

Groundcover
BACCHARIS PILULARIS DWARF COYOTE BUSH VAR.

LONICERA JAPONICA HONEYSUCKLE
MYOPORUM ‘PARVIFOLIUM’ MYOPORUM VAR.

ROSMARINUS 0. ‘PROSTRATUS’ PROSTRATE ROSEMARY VAR.

TRACHELOSPERMUM JASMINOIDES STAR JASMINE
Vines
BIGNONIA C.’TANGERINE BEAUTY’ CROSS VINE

DISTICTIS BUCCINATORIA BLOOD RED TRUMPET VINE
MACFADYENA UNGUIS CATI CAT’5 CLAW

JASMINUM POLYANTHEMUM PINK JASMINE

4 • DESIGN GUIDELINES
STARLITE SPECIFIC PLAN DRAFT • 4-17

4.4 Sustainability Guidelines
Smart growth is a planning paradigm that advocates
thoughtful and sustainable development patterns and
avoids urban sprawl to conserve resources, reduce
impacts, promote alternatives to single occupancy
vehicle use, support livability, offer opportunities for social engagement, and achieve fiscal sustainability.

The Starlite Specific Plan embraces the smart growth
paradigm. New development in the Specific Plan area
will be sustainable designed to conform to the State
of California’s goals for greenhouse gas reduction,
conserving water and energy, and providing
sustainable buildings, which in turn will reduce impacts on the environment, enhance the quality of life, and
encourage a healthy lifestyle for project residents.

This Specific Plan requires “Green” building practices
that meet the California Building Energy Efficiency
Standards and CALGreen Building Standards
(California Code of Regulations Title 24, Parts 6
and 11) to reduce the impact on the environment,
decrease energy costs, and create healthier living
through improved indoor air quality and safer building
materials. Title 24 sets forth building standard
requirements including, but not limited to, planning
and site design, energy efficiency, water efficiency
and conservation, material conservation and resource
efficiency, waste reduction, indoor air quality and
pollutant control, thermal comfort, and provisions for
bicycle and electric vehicle parking.

All new development within the Specific Plan area is
required to meet the rigorous standards of Title 24.

The development will be inspected for compliance
and will include an operation manual to help endusers maintain and effectively use the sustainable building features provided. Because the concept of
sustainability is evolving, it is anticipated that new
sustainable strategies may be continually developed
during the build-out period of the Specific Plan.

Title 24 does not require every efficiency item to be
implemented. A certain threshold needs to be met and
the developer has the option to choose which items to
implement that meet the specified threshold.

4.4.1 Energy Efficiency
The following recommendations are provided to
explore opportunities for energy efficiency that could
add value to the development within the Specific Plan
area:
• Where feasible, utilize passive sustainable design
strategies to minimize overall energy consumption
needed to heat and cool the building. These
strategies include daylighting, natural sources of
heating and cooling, operable windows, shading
on south facing windows, ceiling fans, welldesigned building envelopes with high-U values (insulation rating).
• Encourage coordination with SCE to identify
opportunities to optimize energy infrastructure
while minimizing cost and avoid barriers that
may prevent future entry or expansion of energy
efficient systems.

4.4.2 Minimize Heat Island
• Encourage the use of low albedo (reflection
coefficient) materials in both paving, roofing and
building materials to reflect rather than absorb
incoming solar radiation.

4 • DESIGN GUIDELINES
4-18 • STARLITE SPECIFIC PLAN DRAFT

4.4.3 Water Efficiency
• Use low-flush toilets, low-flow shower heads and
other water conserving fixtures and appliances.
• Use state-of-the-art irrigation controllers and selfclosing nozzles on hoses. • Minimize turf areas within the community.
• Use drought-tolerant plants that require minimal
or no irrigation.
• Use reclaimed water for irrigation of common
areas, wherever available.
• Implement a landscaping plan with a plant palette
that includes trees and major landscaping that
will require minimal watering within 3-5 years of
maturity.

4.4.4 Materials Efficiency
Where possible, consider selecting sustainable
construction materials and products by evaluating
characteristics such as reused and recycled content,
zero or low off gassing of harmful air emissions, zero
or low toxicity, sustainably harvested materials, high
recyclability, durability, longevity, and local production.

Such products promote resource conservation and
efficiency. Using recycled-content products also helps
develop markets for recycled materials that are being
diverted from California’s landfills, as mandated by
the Integrated Waste Management Act.
• Use dimensional planning and other material
efficiency strategies. These strategies reduce the
amount of building materials needed and lower
construction costs.
• Incorporate recycled materials, rapidly renewable
materials and durable materials into building,
landscape and/or infrastructure design, where
possible.
• Incorporate regional or locally extracted or
manufactured materials, where possible.

STARLITE SPECIFIC PLAN DRAFT • 5-1

5.1 General Provisions
This Chapter establishes the permitted uses,
development standards and regulations for the
planned development within the Starlite Specific Plan
area. The regulations and standards contained in this
Chapter of the Specific Plan shall supersede those of
the South El Monte Municipal Code (SEMMC), unless
otherwise stated herein.

In instances of conflicting regulations and standards,
the regulations and standards and contained in this
Specific Plan shall take precedence over the SEMMC.

If this Specific Plan is silent on an issue, then the
standards in the SEMMC or other applicable City,
state or federal code shall apply, as appropriate. The
provisions in this Chapter are not intended to interfere with, abrogate, or annul any easement, covenant, or
other agreement between parties.

Where the language in this Specific Plan is undefined,
unclear, or vague, the final interpretation and
determination shall be made by the Community
Development Director, or his/her designee. Any
determination by the Community Development Director
may be appealed to the Planning Commission. Any
determination by the Planning Commission may be
appealed to the City Council. All decisions by the City Council shall be deemed final.
5 DEVELOPMENT REGULATIONS

5.2 Allowable Development
The Specific Plan permits a maximum of 207 singlefamily and multi-family residential dwelling units at a density of up to 16.88 dwelling units per acre within the Specific Plan area. Parks, recreation facilities and open space serving the residents within the Specific Plan area are also permitted.

5.3 Permitted Uses within the
Specific Plan Area
Permitted uses are identified on Table 5.1, Starlite
Specific Plan Permitted Uses. Any other use or activity not listed in Table 5.1 may be permitted within the
Specific Plan if it is compatible with the intent of the Specific Plan and is similar to a permitted use, subject to approval by the Community Development Director
or his/her designee. The Community Development
Director may determine to allow the use or may require
approval of a Conditional Use Permit, subject to the
provisions of Section 17.08.040 of the SEMMC.

5 • DEVELOPMENT REGULATIONS
5-2 • STARLITE SPECIFIC PLAN DRAFT
Table 5.1
Starlite Specific Plan Permitted Uses
USES

RESIDENTIAL, SINGLE-FAMILY AND MULTIPLE FAMILY P

ACCESSORY BUILDINGS AND USES P
COMMUNITY CARE FACILITIES, (SERVING 6 PEOPLE OR FEWER) P SMALL DAY CARE FACILITIES FOR NO MORE THAN 8 CHILDREN P HOME OCCUPATION, PURSUANT TO SECTION 17.76 OF THE SEMMC P MOBILE HOME AND TRAILER –
ACCESSORY DWELLING UNITS Pursuant to Chapter 17.38 of the SEMMC EMERGENCY, TRANSITIONAL AND SUPPORTIVE HOUSING –
LARGE DAY CARE FOR NO MORE THAN 14 CHILDREN P

PARKS AND RECREATION USES/FACILITIES P
SCHOOLS, PRIVATE –

VEGETABLE, FLOWER, AND SMALL AGRICULTURAL GARDENS P
INDUSTRIAL USES –
COMMERCIAL USES –
AGRICULTURAL USES –

MODEL HOMES T
P = PERMITTED BY RIGHT
CUP = CONDITIONAL USE PERMIT REQUIRED (PER CHAPTER 17.08.040 OF THE SEMMC) T = TEMPORARY USE
– = PROHIBITED

5.4 Development Standards
The property development standards set forth in this Chapter shall apply to all land and buildings located within the confines of the Starlite Specific Plan. For detailed development standards and setbacks, please see Table 5.2, Starlite Specific Plan Development Standards.

5 • DEVELOPMENT REGULATIONS
STARLITE SPECIFIC PLAN DRAFT • 5-3
Table 5.2
Starlite Specific Plan Development Standards

DETACHED ATTACHED
MAXIMUM DENSITY 16.88 DU/AC
MAXIMUM NUMBER OF UNITS 207
MINIMUM LOT DIMENSIONS 25 Wide by 50 Deep N/A
MINIMUM LOT AREA 1,250 Square Feet N/A
HEIGHT
MAXIMUM BUILDING HEIGHT 36 Feet ( Three Stories)

LOT COVERAGE
MAXIMUM LOT COVERAGE 70%
MINIMUM SETBACK FROM1
EXTERIOR PROPERTY LINE ALONG CHICO AVENUE 15 Feet N/A
OTHER EXTERIOR PROPERTY LINES 9 Feet 10 Feet
INTERNAL STREET CURB EDGE 10 Feet 10 Feet
ALLEY DRIVE EDGE 3 Feet 3 Feet

MINIMUM BUILDING SEPARATION
SIDE TO SIDE 6 Feet (Interior);
20 Feet (Across Paseo) 15 Feet
FRONT DOOR TO FRONT DOOR N/A 20 Feet
REAR TO REAR (INTERIOR) 20 Feet N/A
ALLEY DRIVE MINIMUM WIDTH 20 Feet
MINIMUM COMMON OPEN SPACE N/A 400 Square Feet per Unit

RECREATIONAL FACILITIES
MINIMUM SETBACKS FROM PARKING 10 Feet
MINIMUM SETBACKS FROM PROPERTY LINE 10 Feet
MINIMUM SETBACKS FROM BUILDING OR STRUCTURE 20 Feet

PARKING

MINIMUM PARKING REQUIRED PER DWELLING UNIT
Two (2) Spaces
within Garage; One
Guest Parking per 2
Units. Guest parking
may be provided in
designated parking
areas or along
internal streets.

Two (2) Spaces within
Garage; One Guest
Parking per 2 Units.

Guest parking may be
provided in designated
parking areas or along
internal streets.

1. Projections and encroachments subject to Section 5.5, Allowable and Encroachments and Projections

5 • DEVELOPMENT REGULATIONS
5-4 • STARLITE SPECIFIC PLAN DRAFT

5.5 Allowable Encroachments
and Projections
An encroachment is a permitted projection into a
setback. In all cases, all encroachments and projections shall comply with the California Building Code (CBC),
as well as other applicable codes and regulations
such as the American Disability Act and the SEMMC.

The permitted encroachments are discussed below.

1. Architectural elements such as cornices, eaves,
belt courses, bay windows, planter boxes, lighting
fixtures, canopies, and the like that do not increase
the interior floor area may encroach into any
setback, provided they are at least three (3) feet
from the property line.

2. Awnings may encroach into any required setback
up to five (5) feet, provided there are no vertical
supports located within the setback area, but may
not reduce the setback distance to less than three
(3) feet.

3. Landscape elements such as benches, fountains,
and other decorative features may encroach into
any setback, provided they do not obstruct any
path of travel or intersection visibility requirements
per Chapter 17.54 of the SEMMC.

4. Mechanical equipment may encroach into any
required setback area up to the property line,
provided the equipment is screened by landscape
or material (e.g. wall) to the maximum extent
feasible and allowed by the applicable utility
provider.

5. Patio covers and porches may be permitted to
encroach up to five (5) feet into any rear setback
(measured from post or structural supports).

6. Balconies and exterior stairways may encroach up
to five (5) feet into any setback, but shall be at
least five (5) feet from any property line (including
any posts or structural supports).

7. Accessory buildings are permitted to encroach
into a required setback, subject to the provisions
of Section 17.26 of the SEMMC.

5.6 Fences and Walls
Walls and fences for the Specific Plan area shall not
exceed 6 feet in height. A combination garden and
retaining wall may increase the minimum wall height
to 8 feet in height. Pilasters and other wall decorative elements are allowed. Tubular steel fence at private
yard along Chico Avenue shall be 42 inch in height.

5.7 Signage
Signage within the Specific Plan area shall comply with the design requirements and procedures found within
Title 17 of the SEMMC.

STARLITE SPECIFIC PLAN DRAFT • 6-1
This chapter outlines the procedures necessary to
administer and implement the provisions of the
Starlite Specific Plan, and provides an overview of
the mechanisms or actions that may be required
throughout the process.

6.1 Development Phasing
It is anticipated that the Specific Plan will be built out in one or two phases over a period of one to two years.

It is anticipated that construction will be completed
in 2022 or 2023. Actual build-out will be subject
to market and economic conditions, jurisdictional
processing of approvals, and infrastructure timing,
and may vary from the phasing currently anticipated.

Project development will include all on-site
infrastructure improvements necessary to service the
project including, but not limited to:
• Grading of the Specific Plan area;
• Water distribution lines and related infrastructure;
• Sewer distribution lines and related infrastructure;
• Storm water lines and related infrastructure;
• Other utility services (e.g., electricity, cable
television, telephone, etc.); and
• Improvements associated with the on-site private
drives.
6 ADMINISTRATION & IMPLEMENTATION

6.2 Financing

6.2.1 Financing Mechanisms
Several types of financing strategies and tools are
available for the Starlite Specific Plan. It is anticipated that the Specific Plan will build-out using a variety of these strategies and tools, which could include, but
are not limited to, the following:

A. Statewide Community Infrastructure
Program (“SCIP”)
To finance public infrastructure and impact fees,
developer proposes to use the SCIP , a tax exempt
financing program offered through the California
Statewide Communities Development Authority
(“CSCDA”). By participating in SCIP, City of South El
Monte will offer competitive financing to the developer.

SCIP provides two programs:
• The SCIP pooled revenue bond program which
issues bonds 3 times/year (Spring, Fall & End of
Year).
• A stand along SCIP CFD program which issues
bonds for larger projects as the project schedule
dictates.

6 • IMPLEMENTATION
6-2 • STARLITE SPECIFIC PLAN DRAFT
B. Impact Fees and Exactions
Impact fees and exactions are another tool for paying for new development resulting from increased population
or demand for services. The master developer for the
Specific Plan will work with the City of South El Monte to determine appropriate fees and exactions, which
may be identified in the SCIP program.

C. Developer Funding
Funding for on-site facilities may be tied directly to
the Starlite Specific Plan. The developer may pay
a fair share portion of the facility in exchange for
development rights. On-site streets, utility connections from the main trunk lines and drainage facilities are
typical examples of facilities that may be funded by the developer. Such improvements will usually be required
concurrently with the development.

6.2.2 Infrastructure Financing
A. The new on-site storm drain system shall be
funded by the developer or through SCIP, and
constructed by the developer.

B. The water facilities and infrastructure shall be
owned, operated, and serviced by San Gabriel
Valley Water Company. The fair share cost
associated with designing and constructing the
water system shall be borne by the developer.

C. The sewer facilities and infrastructure shall be
managed by the City’s Public Works Department,
owned, maintained and operated by the Los
Angeles County Sanitation Districts (LACSD). The
fair share cost associated with designing and
constructing the sewer system shall be borne by
the developer.

D. Telephone, electricity, gas lines, and cable
television lines shall be installed and maintained
by the appropriate utility companies.

E. The property owner or property management entity
shall be responsible for installation, maintenance,
and upkeep of all common landscape areas, park
and recreation areas, hardscape/parking areas,
private drives, and irrigation systems within the
Specific Plan area.

F. All necessary infrastructure (e.g., private drives,
sewers, water lines, storm drains, drainage
improvements, etc.) shall be installed concurrently
with development.

6 • IMPLEMENTATION
STARLITE SPECIFIC PLAN DRAFT • 6-3

6.3 Specific Plan Administration
The City of South El Monte shall administer the
provisions of the Starlite Specific Plan in accordance
with the State of California Government Code, the
South El Monte General Plan, the South El Monte
Municipal Code, the Subdivision Map Act, and
other applicable State and City regulations. The
development procedures, regulations, standards and
specifications contained in this adopted Specific Plan
shall supersede the relevant provisions of the City’s
Municipal Code, as they currently exist or may be
amended in the future.

6.3.1 Compliance with the
Adopted Specific Plan
The City of South El Monte shall monitor compliance
with the adopted Specific Plan and mitigation measures
at these stages, as appropriate:
• During the review and approval of subsequent
conditional use permits and other permits, as
appropriate.
• During the review of construction documents,
and prior to the issuance of grading and building
permits.
• Prior to the issuance of a certificate of occupancy
for any building within the Specific Plan area.
• Prior to the recordation of any tract map or final
map within the Specific Plan boundaries.

The following administrative standards apply to the
implementation of future development applications
(including tract maps, conditional use permits,
variances, and other applicable applications for
projects within the Specific Plan area.

A. No development shall occur or building permits
issued within the Specific Plan area until the
proposed development is reviewed by the City’s
Community Development Department and found
to be consistent with the adopted Specific Plan.

Criteria for review and approval of proposed
development shall include, but not be limited to
the following:

1. Conformance with the land use designation,
maximum density, and maximum number of
dwelling units for the Specific Plan area; and

2. Conformance with the intent and development
standards, goals, and policies of the Specific
Plan.

B. All tentative maps shall be consistent with the
adopted Specific Plan.

C. Building permits for dwelling units shall be issued
after a final subdivision map has been recorded.

D. It may be necessary for conditional use permits,
and/or variances to implement modifications of
uses or structures within the Specific Plan area.

Conditional use permits and variances shall be
processed through applicable City procedures
and meet the provisions identified in Chapter

17.68 and 17.70 of the SEMMC.

6 • IMPLEMENTATION
6-4 • STARLITE SPECIFIC PLAN DRAFT

6.3.2 Specific Plan Interpretations
In instances where any section, subsection, sentence,
clause, phrase, portion or word contained within
this Specific Plan is undefined, unclear or vague, the
City’s Community Development Director shall make a
determination as to its meaning and intent.

6.3.3 Severability
If any section, subsection, sentence, clause, phrase, or portion of this Specific Plan, or any future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of
competent jurisdiction, such decision shall not affect
the validity of the remaining portions of this Specific Plan, or any future amendments or additions hereto.

The City hereby declares that it would have adopted
these requirements and each sentence, subsection,
clause, phrase, or portion or any future amendments
or additions thereto, irrespective of the fact that any one or more sections, subsections, clauses, phrases,
portions or any future amendments or additions
thereto may be declared invalid or unconstitutional.

6.4 Specific Plan Minor
Adjustments and Amendments

6.4.1 Minor Adjustments to
the Specific Plan
Minor adjustments to the plans, guidelines,
regulations, and standards contained in this
Specific Plan may be approved at the discretion of
the Community Development Director; provided,
however, that such deviations are deemed to be in
substantial conformance with this Specific Plan and
are not detrimental to the public health, safety and
welfare. Adjustments to the adopted Specific Plan
must be consistent with the purpose and intent of
the originally approved Specific Plan. Any decisions
made by the Community Development Director may
be appealed to the Planning Commission. Decisions
of the Planning Commission may be appealed to the
City Council. Decisions by the City Council shall be
deemed to be final.

All minor adjustments must comply with the following
requirements:

A. The total number of dwelling units within the
Starlite Specific Plan area may not exceed 207
dwelling units.

B. The circulation plan network is essentially the
same with only minor variations.

C. No environmental impacts would occur
above those addressed in the certified CEQA
documentation for the adopted Specific Plan as a
result of the proposed modifications.

D. The public health, safety, and welfare shall not be
jeopardized by the proposed modifications.

6 • IMPLEMENTATION
STARLITE SPECIFIC PLAN DRAFT • 6-5
The following adjustments constitute minor adjustments
to the approved Starlite Specific Plan and may be
approved without amending the Specific Plan.

A. Slight adjustments to the Specific Plan area
boundaries that respond to more accurate or
recent data or actual on-site conditions.

B. Minor modifications of up to 20% to the building
setback and height standards, and parking,
signage, and landscape requirements.

C. Minor changes to the circulation plan to
accommodate actual conditions on-site or modify
ingress and egress locations, or to respond to new
information that was not available at the time the
Specific Plan was originally prepared.

D. Minor changes to the design of the internal drives
cross-sections, provided that the drives have
adequate capacity to handle the anticipated
volumes of traffic and the design changes are
deemed acceptable by the City’s Traffic Engineer.

E. Minor modifications to the design guidelines.

F. Minor modifications to the grading plan.

G. Minor modifications to the water, sewer, and/or
drainage plan(s).

H. Any modifications to the project phasing.

6.4.2 Specific Plan Amendments
A. The project developer, project merchant builder, or
property owner shall have the authority to initiate
an amendment to the adopted Starlite Specific
Plan at any time. No authorization by City staff, the
Planning Commission or the City Council shall be
necessary to initiate a Specific Plan Amendment.

B. Said amendment shall not require a concurrent
General Plan Amendment unless it is determined
by the City of South El Monte that the proposed
amendment would substantively affect the General
Plan goals, objectives, policies, or programs.

C. All Specific Plan Amendments shall be subject to
the requirements of the CEQA Guidelines.

D. The Planning Commission and City Council shall
each hold a public hearing on the proposed
amendment of the Specific Plan. Any hearing
may be continued from time to time as deemed
appropriate and necessary by the Planning
Commission and City Council.

E. The Planning Commission shall review all proposed
amendments to the adopted Specific Plan. Upon
the close of the required public hearing, the
Planning Commission shall act by resolution to
adopt, reject, or modify the proposed Specific Plan
Amendment and forward its recommendation and
findings to the City Council for action.

F. The City Council shall review the Planning
Commission’s findings and recommendations.

Upon the close of the required public hearing, the
City Council shall act by resolution to adopt, reject,
or modify the proposed Specific Plan Amendment.

6 • IMPLEMENTATION
6-6 • STARLITE SPECIFIC PLAN DRAFT
G. Prior to approving or conditionally approving
any Specific Plan Amendment, the Planning
Commission and City Council must make that the
following findings regarding the Amendment:

1. The proposed amendment is consistent with the
South El Monte General Plan;

2. The proposed amendment is consistent with
the objectives and intent of the Starlite Specific
Plan;

3. The proposed amendment results in
development of desirable character that
will be compatible with existing and
proposed development in the surrounding
neighborhoods; and

4. Respects the aesthetic assets of the community
consistent with economic realities.

6.5 Tentative Tract Map
An implementing Vesting Tentative Tract Map is being
processed through the City concurrently with this
Specific Plan. The Vesting Tentative Tract Map will be
processed according to the City’s standard Tentative
Map Review process (SEMMC Chapter 16.16,
Tentative Maps) and California’s Subdivision Map Act.

6.6 Maintenance Responsibilities
Successful operation of maintenance districts and
associations are important in ensuring that the
Specific Plan area is well-maintained. Maintenance
responsibilities for the open spaces, landscape
areas, lighting, and common project facilities will
be maintained either by a management agency or
a Homeowner’s Association (HOA), or similar entity.

The project developer will be responsible for the
maintenance of all areas and facilities listed in Table

6.1, Maintenance Responsibility Matrix until such time
accepted by the appropriate entity.

Table 6-1
Maintenance Responsibility Matrix

MAINTENANCE AREA LA

COUNTY CITY HOA SGA UTILITY

COMPANIES
Internal Driveways, Street Lights and Sidewalks •
Recreation Center/Common Open Space •
Project Entries •
Dry Utility Infrastructure •
Water Systems •
Sewer •
Drainage Systems •

STARLITE SPECIFIC PLAN DRAFT • A-1

APPENDIX A

GENERAL PLAN CONSISTENCY ANALYSIS

LAND USE ELEMENT
GOAL 1.0: MAINTAIN A BALANCED MIX AND DISTRIBUTION OF LAND USES THROUGHOUT SOUTH EL MONTE.

Policy Consistency Analysis
Policy 1.1 Provide opportunities for housing
development at a range of densities and
housing types that accommodate the varied
interests and needs of present and future
residents.

The Starlite Specific Plan includes both smalllot detached single-family and attached residential homes to provide unique housing
opportunities to the community. In addition,
the Project will provide 10.5% of the
dwelling units as affordable housing units for
moderate-income households, as discussed
in Section 3.2 of the Specific Plan. By
offering units to a variety of different income
segments of the community, the Project is
consistent with this policy.

The Starlite Specific Plan implements the applicable goals and policies of the City of South El Monte General Plan and is consistent with the General Plan, as amended. The analysis below demonstrates consistency between the Starlite Specific Plan and the applicable goals and policies of the City of South El Monte General Plan.

A-2 • STARLITE SPECIFIC PLAN DRAFT
APPENDIX A • GENERAL PLAN CONSISTENCY ANALYSIS
GOAL 5.0: CREATE A SENSE OF IDENTITY AND PLACE FOR SOUTH EL MONTE WITHIN THE SAN GABRIEL VALLEY.

Policy Consistency Analysis
Policy 5.2 Provide for the consistent use of street trees along all sidewalks and property frontages.

The Starlite Specific Plan includes trees
along the internal streets, central paseo, and
development edges throughout the entire
community. Therefore, the Project is consistent
with this policy.

Policy 5.6 Upgrade the visual quality of edge conditions between industrial and residential uses
through street tree planting and on-site
landscaping.

The Starlite Specific Plan includes
landscaping along development edges,
including increased setbacks, street trees,
and on-site landscaping.

GOAL 6.0: PROVIDE FOR THE REVITALIZATION OF DETERIORATING LAND USES AND PROPERTIES.

Policy Consistency Analysis
Policy 6.1 Encourage and continue use of
redevelopment activities, including provision
of incentives for private development,
joint public-private partnerships, and
public improvements, in those Business
Improvement Areas designated in South El
Monte.

Although redevelopment agencies no longer
exist in California, the Starlite Specific Plan
project includes the use of a housing density
bonus by providing 10.5% of the dwelling
units as affordable housing units for
moderate-income households, as discussed
in Section 3.2 of the Specific Plan. The
project consists of an infill redevelopment and
revitalizes a permanently closed swap meet.

STARLITE SPECIFIC PLAN DRAFT • A-3
APPENDIX A • GENERAL PLAN CONSISTENCY ANALYSIS

CIRCULATION ELEMENT
GOAL 1.0: ENSURE THAT THE CITY’S STREET AND HIGHWAY SYSTEM PROVIDES ADEQUATE CAPACITY TO ENSURE ACCEPTABLE TRAFFIC FLOW.

Policy Consistency Analysis
Policy 1.2 Continue to automate traffic signals and to
develop an integrated traffic signal control
system.

Although this is a City directive, the Specific
Plan proposes the installation of a new
traffic light at the intersection of Rosemead
Boulevard and the project entry drive.

GOAL 2.0: MAINTAIN EASY, CONVENIENT ACCESS TO AND FROM SOUTH EL MONTE VIA THE POMONA FREEWAY AND ROSEMEAD BOULEVARD.

Policy Consistency Analysis
Policy 2.2 Support Caltrans efforts to facilitate smooth traffic flow along Rosemead Boulevard.

Two gated ingress/egress points are
proposed – one of which provides direct
access to Rosemead Boulevard. A new
traffic light at the intersection of Rosemead
Boulevard and the project entry drive to help
facilitate smooth traffic flow.

GOAL 5.0: PROVIDE ADEQUATE PARKING FOR EXISTING AND FUTURE VEHICLE DEMAND.

Policy Consistency Analysis
Policy 5.2 Consider revising the zoning regulations to
require new developments to incorporate a
limited number of parking spaces capable
of accommodating electric vehicle recharge
stations.

The Specific Plan requires that future
development projects shall comply with
applicable CALGreen code requirements,
including EV capable parking space and
infrastructure requirements.

A-4 • STARLITE SPECIFIC PLAN DRAFT
APPENDIX A • GENERAL PLAN CONSISTENCY ANALYSIS
GOAL 6.0: PROTECT RESIDENTIAL NEIGHBORHOODS FROM THROUGH TRAFFIC ASSOCIATED WITH NON-RESIDENTIAL USES.

Policy Consistency Analysis
Policy 6.1 Investigate on an as-needed basis the
appropriateness of installing speed humps
and other traffic calming features to
discourage through traffic.

The Specific Plan discourages through traffic
and incorporates traffic calming features by
installing vehicular gates at the project entries
and providing a loop street that includes
narrow travel lanes and on-street parking.

Policy 6.3 Institute a program and time schedule
to provide sidewalks in residential
neighborhoods where sidewalks are needed.

Pedestrian circulation throughout the
development is facilitated by a system of
interior sidewalks. These pathways will
connect the interior of the development to the
network of existing City sidewalks.

STARLITE SPECIFIC PLAN DRAFT • A-5
APPENDIX A • GENERAL PLAN CONSISTENCY ANALYSIS

HOUSING ELEMENT
GOAL 1.0: PROVIDE A VARIETY OF TYPES AND AN ADEQUATE SUPPLY OF HOUSING TO MEET THE EXISTING AND FUTURE NEEDS OF CITY RESIDENTS.

Policy Consistency Analysis
Policy 1.1 Provide adequate sites to facilitate the
development of a range of residential
development types in South El Monte which
fulfill regional housing needs, including lowdensity single family units, and moderate- to higher-density single-family attached and
multiple-family units.

The Starlite Specific Plan allows for the
development of moderate-density singlefamily and multiple-family housing to help address the City’s share of regional housing
needs. The Project will provide 10.5% of the
dwelling units as affordable housing units for
moderate-income households, as discussed
in Section 3.2 of the Specific Plan.

Policy 1.3 Locate higher density housing in close
proximity to public transportation, services,
and recreation.

The Project is within 500 feet of bus stops for
Metro Routes 176 and 266, located at the
intersection of Rosemead Boulevard and Fern
Avenue. Combined, these routes offer direct
access to the El Monte Station (Silver Line),
Sierra Madre Gold Line Station, Lakewood
Green Line Station, Rosemead Square, San
Gabriel Mission, the Shops at Montebello,
Whittier Narrows Recreation Area, LA County
Social Services Building, and Lakewood Mall.

The headway on this route is currently less
than every 20 minutes during the AM and PM
peak hours.

GOAL 3.0: IMPROVE COMPATIBILITY BETWEEN RESIDENTIAL AND INDUSTRIAL/

COMMERCIAL LAND USES
Policy Consistency Analysis
Policy 3.2 Provide new opportunities for housing in
the City, such as through intensification in
designated neighborhoods, as a means of
offsetting the loss of units in industrial zones.

The Starlite Specific Plan is an infill
development that converts the mostly vacant
site of the former Starlite drive-in/swap into
a high-quality residential community to meet
the City’s housing needs.

A-6 • STARLITE SPECIFIC PLAN DRAFT
APPENDIX A • GENERAL PLAN CONSISTENCY ANALYSIS

PUBLIC SAFETY ELEMENT
GOAL 1.0: REDUCE THE RISK OF DANGER RELATED TO NATURAL HAZARDS Policy Consistency Analysis
Policy 1.2 Require liquefaction studies to be prepared
for new development proposed to be located
in areas of the City with high susceptibility to
liquefaction hazards.

Liquefaction hazards identified during
the environmental review process will be
appropriately mitigated to minimize potential
damage.

Policy 1.3 Work with owners of high pressure gas
lines to ensure that the lines are adequately
safeguarded against rupture in the event of
an earthquake.

Hazards to life and property identified during
the environmental review process will be
appropriately mitigated to minimize potential
damage.

GOAL 3.0: MINIMIZE THE ADVERSE EFFECTS OF EXCESSIVE OR UNUSUAL NOISE ON THE CITY’S RESIDENTIAL AND BUSINESS POPULATIONS.

Policy Consistency Analysis
Policy 3.1 Use the noise/land use compatibility
standards presented in Table PS-1 as a
guide for future planning and development
decisions.

New residential dwellings within the Specific
Plan area shall be consistent with the Noise
Control Ordinance and the relevant land use
compatibility criteria, exterior and interior
noise standards.

STARLITE SPECIFIC PLAN DRAFT • A-7
APPENDIX A • GENERAL PLAN CONSISTENCY ANALYSIS
GOAL 4.0: STRIVE TO MAINTAIN THE FOLLOWING INSURANCE SERVICE ORGANIZATION (ISO) RATINGS CITYWIDE: RATING OF 3 FOR RESIDENTIAL USES AND RATING 3 FOR COMMERCIAL AND INDUSTRIAL USES.

Policy Consistency Analysis
Policy 4.3 Utilize the expertise of County Fire
Department personnel to review development
proposals where fire hazards are of concern.

All proposed development plans will
be circulated to the Los Angeles Fire
Department for evaluation on fire safety
impacts.

GOAL 7.0: PROVIDE SAFE ENVIRONMENTS FOR CITY RESIDENTS AND BUSINESSES.

Policy Consistency Analysis
Policy 7.2 Develop defensible space guidelines to be
used in the review of development proposals.

The Starlite Specific Plan will incorporate
Crime Prevention Through Environmental
Design (CPTED) strategies to help deter
crimes and increase perceived safety, such
as providing community entry gates, placing
windows to overlook walkways and parking
areas, creating landscape designs that
allow for natural surveillance, and providing
adequate nighttime lighting for safety.

A-8 • STARLITE SPECIFIC PLAN DRAFT
APPENDIX A • GENERAL PLAN CONSISTENCY ANALYSIS
This page is intentionally left blank.

RESOURCES ELEMENT
GOAL 1.0: PROVIDE LOCAL PUBLIC PARK SPACE AT A RATIO OF 2 ACRES OF PARK LAND PER 1,000 CITY RESIDENTS.

Policy Consistency Analysis
Policy 1.2 Investigate opportunities to create small
neighborhood or “pocket” parks in the north
half of the City.

The Starlite Specific Plan includes a
neighborhood park with a variety of
recreational amenities to meet the needs of
the residents.

GOAL 3.0: ENSURE THAT CITY RESIDENTS AND BUSINESSES ARE PROVIDED WITH A RELIABLE, SAFE DOMESTIC WATER SOURCE.

Policy Consistency Analysis
Policy 3.1 Continue to participate in the National
Pollution Discharge Elimination Systems
(NPDES) program under the direction of the
Los Angeles County Department of Public
Works.

The Project will comply with SEMMC
Section 8.44 Stormwater Management and
Discharge Control requirements.

GOAL 4.0: ACHIEVE BROAD-BASED PARTICIPATION IN WATER CONSERVATION PROGRAMS.

Policy Consistency Analysis
Policy 4.1 Provide residents and businesses with
information about landscaping and irrigation
systems that reduce water use.

The proposed landscape plant palette will
comply with SEMMC Section 17.25.050
Water Efficient Landscape standards. All
proposed landscaping irrigation shall meet
all requirements of the CGBC and City of
South El Monte standards for water efficient
landscaping.

Policy 4.2 Establish regulations that require new
developments to incorporate water-saving
plumbing fixtures.

The Specific Plan requires that future
development projects shall comply with
applicable CALGreen code requirements,
which include water-saving plumbing fixture
requirements to reduce water consumption.