South El Monte City Council
August 18, 2026

Resolution No. 26-02

complements existing land uses. The Project would allow for the establishment of a new industrial building in an underutilized site that is compatible with the adjacent uses around Santa Anita Avenue.
(5) Goal 6.0: Provide for the revitalization of deteriorating land uses and properties.

The new development will not only provide a new industrial building and public park uses on a property that has lain vacant for many years but, will also provide off-site public improvements and improve the property’s flood storage capacity via storage basin improvements (as defined in the EIR and Development Agreement for the Project) in the United States Army Corps of Engineers (USACE) easement area. Pursuant to the proposed Development Agreement for the Project will also aloe for the City Public Park Project. These public and private improvements will revitalize the surrounding area.

Resources Element
(1) Goal 1: Provide local public park space at a ratio of two acres of park land per 1,000 City residents. This desired ratio is not currently met. Once developed by the City, the City Public Park Project facilitated by the proposed Development Agreement for the Project will result in a net increase of park space of approximately 10.7 acres.
(2) Goal 2.0: Provide a comprehensive recreation program, adequate facilities, and proper maintenance of the parks and recreational facilities in the City. The City Public Park Project facilitated by the proposed Development Agreement for the Project will increase the range of park and recreational facilities and programming in the City once developed by the City.

SECTION 4: The Planning Commission has determined that the following findings can be made in favor of the proposed Zone Change pursuant to Section 17.03.150 (Planning Commission Procedure) 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. The Project will allow for the development of the property with a revenue and employment generating industrial use that will benefit the City as a whole. Currently, the Property is underdeveloped and underutilized and the proposed zone change will allow for improvements to the property that will address the City’s economic and employment needs. The Project will also improve the Property’s flood storage capacity via Storage Basin improvements (as defined in the Final EIR and Development Agreement for the Project) in the United States Army Corps of Engineers (USACE) easement area, which will benefit the City.

Pursuant to the Development Agreement for the Project, the Project will also allow for the City Public Park Project, which will help meet the City’s recreational needs.

2. The proposed change is in conformance with the purpose of Chapter 17.03 of the SEMMC, and with all applicable, officially adopted policies and plans. The proposed

Resolution No. 26-02

Project will change the Property from its existing zoning of Commercial to Manufacturing to ensure the industrial use proposed as part of the Project 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. As detailed in the Final EIR for the Project, the use will not change the level of service of the surrounding streets and 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 Property is currently undeveloped with no present uses, the proposed zone change from Commercial to Manufacturing would be compatible with present and future uses, including the industrial use proposed as part of the Project.

SECTION 5: The Planning Commission of the City of South El Monte hereby recommends that the City Council certify the Final Environmental Impact Report; adopt the Findings of Fact and Statement of Overriding Consideration, approve the General Plan Amendment No. 23-03, and Zone Change No. 23-01 for the Project.

SECTION 6: Exhibits “A” and “B” hereto are incorporated herein by reference.

ADOPTED this 24th day of February 2026.
_______________________________________
Chair of the Planning Commission
ATTEST:
________________________________
Secretary, Renee Reyes

STATE OF CALIFORNIA )

COUNTY OF LOS ANGELES ) SS

CITY OF SOUTH EL MONTE )

Resolution No. 26-02

I, Renee Reyes, Secretary to the Planning Commission of the City of South El Monte, do hereby certify that Resolution No. 26-02 was duly passed and adopted by the Planning Commission of the City of South El Monte at a regular meeting of said Commission held on the 24th day of February, 2026.

AYES:

NOES:

ABSENT:

ABSTAIN:
____________________________________
Secretary, Renee Reyes

Resolution No. 26-02

EXHIBIT “A”

LEGAL DESCRIPTION OF THE PROPERTY

Commitment for Title Insurance
California - 2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.

Copyright 2021 American Land Title Association. All rights reserved.

The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited.

Reprinted under license from the American Land Title Association.

Form 50187306 (10-11-22) Page 10 of 15
Commitment No. NCS-1215033-SA1

EXHIBIT A
The Land referred to herein below is situated in the City of South El Monte, County of Los Angeles, State of California, and is described as follows:

A PARCEL OF LAND IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, INCLUDING PORTIONS OF LOTS 110 AND 120 OF TRACT NO. 621, AS SHOWN ON THE MAP RECORDED IN BOOK 15, PAGE 182

OF MAPS, A PORTION OF THE RANCHO POTRERO GRANDE AS DESCRIBED IN THE PATENT RECORDED IN BOOK 1, PAGE 3 OF PATENTS AND PORTIONS OF LOTS 1 AND 2 IN BLOCK "K" OF SUBDIVISIONS OF THE RANCHO POTRERO DE FELIPE LUGO AS SHOWN ON THE MAP RECORDED IN BOOK 43, PAGE 43 ET SEQ. OF MISCELLANEOUS RECORDS, ALL IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY DESCRIBED AS FOLLOWS:

BEGINNING AT A POINT IN THE SOUTHEASTERLY LINE OF SAID LOT 1 IN BLOCK "K" THAT IS DISTANT THEREON SOUTH 45° 02' 49" WEST 1080.64 FEET FROM THE MOST EASTERLY CORNER OF SAID LOT 1; THENCE NORTH 25° 33' 24" WEST 710 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 64° 26' 36" WEST 1200 FEET, MORE OR LESS, TO A POINT IN THE WESTERLY LINE OF SAID LOT 120 THAT IS DISTANT SOUTH 0° 17' 11" EAST 1180.57 FEET FROM THE NORTHWEST CORNER OF LOT 111 OF SAID TRACT NO. 621; THENCE SOUTH 25° 33' 24" EAST 710 FEET; THENCE NORTH 64° 26' 36" EAST 454.17 FEET TO A LINE AT RIGHT ANGLES TO THE SOUTHEASTERLY LINE OF SAID LOT 2 IN BLOCK "K" WHICH PASSES THROUGH A POINT IN SAID SOUTHEASTERLY LINE THAT IS DISTANT SOUTH 45° 02' 49" WEST 703.50 FEET FROM THE POINT OF BEGINNING; THENCE ALONG SAID RIGHT ANGLE LINE SOUTH 44° 57' 11" EAST 247.69 FEET TO THE SOUTHEASTERLY LINE OF SAID LOT 2; THENCE ALONG THE SOUTHEASTERLY LINE OF SAID LOTS 2 AND 1 IN SAID BLOCK "K" NORTH 45° 02' 49" EAST TO THE INTERSECTION OF THAT CERTAIN LINE IN THE SIDELINE OF THE POMONA FREEWAY

AS DESCRIBED IN THAT CERTAIN EASEMENT DOCUMENT TO THE STATE OF CALIFORNIA RECORDED ON AUGUST 27, 1963 AS INSTRUMENT NO. 1546 IN BOOK D2159, PAGE 922 ET SEQ. OF OFFICIAL

RECORDS OF SAID COUNTY, SAID CERTAIN LINE DESCRIBED THEREON AS HAVING A BEARING AND LENGTH OF "NORTH 80° 22' 48" WEST 692.44 FEET"; THENCE ALONG SAID CERTAIN LINE NORTH 80° 22' 48" WEST TO THE NORTHWESTERLY TERMINUS OF SAID LINE AND THE BEGINNING OF A TANGENT CURVE THEREIN CONCAVE SOUTHERLY AND HAVING A RADIUS OF 250.00 FEET; THENCE WESTERLY ALONG SAID TANGENT CURVE TO THE NORTHWEST LINE OF SAID LOT 1; THENCE SOUTHWEST ALONG SAID NORTHWEST LINE TO SAID LINE HAVING A BEARING OF NORTH 25° 33' 24" WEST AND WHICH PASSES THROUGH THE TRUE POINT OF BEGINNING; THENCE NORTH 25° 33' 24" WEST 14.55 FEET TO THE TRUE POINT OF BEGINNING.

EXCEPT THEREFROM THAT PORTION LYING NORTHEASTERLY OF THAT CERTAIN LINE AND ITS NORTHWESTERLY AND SOUTHEASTERLY PROLONGATIONS THEREOF DESCRIBED ABOVE AS "NORTH 25° 33' 24" EAST 710 FEET".

ALSO EXCEPT THEREFROM THAT PORTION LYING NORTHWESTERLY AND WESTERLY OF THE SOUTHEASTERLY AND EASTERLY LINE OF THE 80 FOOT STRIP OF LAND KNOWN AS SANTA ANITA AVENUE AND DESCRIBED IN PARCEL 16-4 OF FINAL ORDER OF CONDEMNATION OF SUPERIOR COURT CASE NO. 908.498, A CERTIFIED COPY OF WHICH WAS RECORDED IN BOOK D3995, PAGE 73 ON MAY

Commitment for Title Insurance
California - 2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.

Copyright 2021 American Land Title Association. All rights reserved.

The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited.

Reprinted under license from the American Land Title Association.

Form 50187306 (10-11-22) Page 11 of 15
07, 1968 AS INSTRUMENT NO. 3953 OF OFFICIAL RECORDS OF SAID COUNTY.

ALSO EXCEPT THEREFROM THAT PORTION OF SAID LAND DESCRIBED IN PARCELS 16-4D-1, 16-4S.1 AND 16-4S.2 OF FINAL ORDER OF CONDEMNATION OF SUPERIOR COURT CASE NO. 908.498, A CERTIFIED COPY OF WHICH WAS RECORDED IN BOOK D3995, PAGE 73 ON MAY 07, 1968 AS INSTRUMENT NO. 3953 OF OFFICIAL RECORDS OF SAID COUNTY.

ALSO EXCEPTING FROM THE PORTION OF SAID LOT 120 OF TRACT NO. 621 INCLUDED IN THE ABOVE

DESCRIBED LAND, ONE-HALF OF ALL OIL RIGHTS IN AND UNDER SAID LAND, AS RESERVED BY JOE CAGLIERO AND WIFE AND GEORGE VISSIO AND HIS WIFE IN THE DEED RECORDED IN BOOK 18263, PAGE 169 OF OFFICIAL RECORDS OF SAID COUNTY.

ALSO EXCEPTING FROM THE PORTION OF SAID LAND WHICH WAS FORMERLY REGISTERED LAND,

ONE-HALF OF ALL THE OIL, GAS AND OTHER HYDROCARBON SUBSTANCES IN OR THEREUNDER, AS RESERVED IN THE DEED FROM THOMAS W. BELL, FILED APRIL 08, 1942, IN THE OFFICE OF THE REGISTRAR OF LAND TITLES AS INSTRUMENT NO. 5621-K.

For conveyancing purposes only: APN 8119-005-032

Resolution No. 26-02

EXHIBIT “B”

MITIGATION MONITORING & REPORTING PROGRAM

MITIGATION MONITORING AND

REPORTING PROGRAM

SOUTH EL MONTE FIELDS AND BUSINESS PARK

PROJECT
(SCH NO. 2024070062)
Prepared for City of South El Monte
Community Development Department
11333 Valley Blvd 2nd Floor
El Monte, California 91731
Prepared by Kimley-Horn and Associates, Inc.
1100 W. Town & Country Road, Suite 700
Orange, California 92868
February 2026

South El Monte Athletic Fields and Business Park Project Mitigation Monitoring and Reporting Program
City of South El Monte 1

PURPOSE OF MITIGATION MONITORING AND REPORTING PROGRAM
The California Environmental Quality Act (CEQA) requires that all public agencies establish monitoring and/or reporting procedures for mitigation adopted as conditions of approval in order to mitigate or avoid significant environmental impacts. This Mitigation Monitoring and Reporting Program (MMRP) has been developed to provide a vehicle by which to monitor the Mitigation Program outlined in the South El Monte Athletic Fields and Business Park Project Environmental Impact Report (EIR), State Clearinghouse No. 2024070062. The MMRP has been prepared in conformance with Section 21081.6 of the Public Resources Code. Specifically, Section 21081.6 states:
(a) When making findings required by paragraph (1) of subdivision (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 or 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.

CEQA Guidelines Section 15097 provides clarification of mitigation monitoring and reporting requirements and guidance to local lead agencies on implementing strategies. The reporting or monitoring program must be designed to ensure compliance during project implementation. The City of South El Monte is the Lead Agency for the Project and is therefore responsible for ensuring the implementation of the MMRP. The MMRP has been drafted to meet the requirements of Public Resources Code Section 21081.6 as a fully enforceable monitoring program.

BACKGROUND
The Mitigation Program identified in the EIR outlines the standard conditions of approval and mitigation measures for which implementation of the Project would be consistent with.

The MMRP defines the following for each Mitigation Program element:
 Definition. The Mitigation Program element contains the criteria for mitigation, either in the form of adherence to certain adopted regulations or identification of the steps to be taken in mitigation.
 Time Frame. In each case, a time frame is provided for performance of the mitigation or the review of evidence that mitigation has taken place. The performance points selected are designed to ensure that impact-related components of Project implementation do not proceed without

South El Monte Athletic Fields and Business Park Project Mitigation Monitoring and Reporting Program
City of South El Monte 2
establishing that the mitigation is implemented or ensured. All activities are subject to the approval of all required permits from agencies with permitting authority over the specific activity.  Monitoring/Reporting Method. The actions required to ensure the measure is implemented are noted.
 Responsible Party or Designated Representative.Unless otherwise indicated, an applicant would be the party responsible for implementing the mitigation, and the City South El Monte or designated representative would be responsible for monitoring the performance and implementation of the mitigation measure. To guarantee that the mitigation will not be inadvertently overlooked, a supervising public official acting as the Designated Representative is the official who grants the permit or authorization called for in the performance. Where more than one official is identified, permits or authorization from all officials shall be required.

The last column of the MMRP table will be used by the parties responsible for documenting when implementation of the measure has been completed. The ongoing documentation and monitoring of mitigation compliance will be completed by the City of South El Monte. The completed MMRP and supplemental documents will be kept on file at the City of South El Monte Community Development Department, Planning Division.

South El Monte Athletic Fields and Business Park Project Mitigation Monitoring and Reporting Program
City of South El Monte 3
South El Monte Athletic Fields and Business Park Project Mitigation Monitoring and Reporting Program Standard Conditions; Mitigation Measures; Laws, Ordinances and Regulations Implementation Timing Monitoring/
Reporting Method
Responsible Party for
Implementation/
Approval
Verification
Date Initials
Aesthetics
MM AES-1: Stadium lights at the future City park athletic fields shall comply with the following requirements:
a. Orientation. Fixtures shall be oriented in such a way that they direct light downward and toward the field, ensuring that no direct light is emitted towards adjacent lands. b. Full Cutoff Fixtures. Fixtures shall be “full cutoff” type to direct light exclusively onto the playing surface and avoid light spill and glare beyond the field boundaries. c. Shielding. Shielding or deflectors shall be installed to reduce light spill. d. Lighting Intensity. The lighting intensity shall not exceed necessary levels for safety and visibility. e. Dimming Capabilities. Lights shall be dimmable to adjust levels based on the activity or time of day. f. Scheduling Controls. The lighting system shall have an automatic timer to turn off all lights promptly after events and practices, and to limit unnecessary lighting during non-use periods (e.g., after 10:00 PM). g. Maintenance and Adjustments. The lighting system shall be subject to annual inspection and adjustments to ensure ongoing compliance with the requirements outlined above. In the event that the above requirements are no longer being met, corrective measures, including re-aiming lights, upgrading fixtures, or adjusting light levels, shall be implemented immediately.

Prior to installation of
stadium lighting
Verify compliance on
Project plans
On-site inspections
City of South El Monte
Community
Development
Department, Planning
Division; Building &
Safety Division
MM AES-2: Digital Billboard. The billboard shall comply with the following requirements:
• The display brightness shall be controlled by a photocell or light sensor that adjusts the brightness to the required level based on ambient light conditions without the need for human input. Use of other brightness adjustment methods, such as timer- or calendar-based systems, shall only be used as a backup system.
• The billboard shall comply with outdoor advertising requirements under the Caltrans Federal Highway Beautification Act and the California Outdoor Advertising Act. • The display shall be factory-certified as capable of complying with the City’s illumination requirements. • The sign shall be equipped with a control system that, in the event of a display or control malfunction, "freezes" the display on either a single, unchanging message, or a blank screen. • Any sign area not comprising the digital display panel is prohibited. This area includes, but is not limited to, static sign area, appendages, cutout letters, and figures.

Prior to installation of
digital billboard
Verify compliance on
Project plans
On-site inspections
City of South El Monte
Community
Development
Department, Planning
Division; Building &
Safety Division
Caltrans

South El Monte Athletic Fields and Business Park Project Mitigation Monitoring and Reporting Program
City of South El Monte 4
South El Monte Athletic Fields and Business Park Project Mitigation Monitoring and Reporting Program Standard Conditions; Mitigation Measures; Laws, Ordinances and Regulations Implementation Timing Monitoring/
Reporting Method
Responsible Party for
Implementation/
Approval
Verification
Date Initials
• Where screen transitions are used, the transitions shall not give the appearance of moving text or images.

The sign copy shall not use flashing, intermittent, or moving lights or produce the optical illusion of movement.
• Each sign copy shall be displayed for a minimum of four seconds. The still images shall move or present the appearance of motion and shall not use flashing, scintillating, blinking, or traveling lights or any other means not providing constant illumination. Transition or blank screen time between one still image and the next shall not exceed one second.
• The digital billboard shall comply with all applicable laws and regulations concerning brightness, including, without limitation, California Vehicle Code Section 21466.5, as amended.

Biological Resources
MM BIO-1: Regardless of the results of focused burrowing owl surveys, a qualified biologist shall conduct a take avoidance preconstruction survey no less than 14 days prior to the onset of construction activities within the construction limits of the project site and a 500-foot buffer. A second survey shall be conducted within 24 hours prior to the onset of construction activities. Surveys shall be conducted at least seven days apart. The surveys shall assess the presence of burrowing owls and occupied nest burrows and be conducted in accordance with the most current California Department of Fish and Wildlife (CDFW) survey methods. If burrowing owls are not observed during the preconstruction survey, no additional conditions may be required to avoid impacts to burrowing owl. A preconstruction survey shall be repeated if Project activities are suspended or delayed more than 14 days from the second survey.

If burrowing owl is documented on site, occupied burrowing owl burrows shall not be disturbed without CDFW authorization. Disturbance avoidance buffers shall be determined and set up by a qualified biologist in accordance with the recommendations included in the BUOW Guidelines (CDFW 2012). A biologist shall be contracted to perform monitoring during all construction activities approximately every other day. The definitive frequency and duration of monitoring shall be dependent on whether it is the breeding versus nonbreeding season and the efficacy of the exclusion buffers, as determined by a qualified biologist and in coordination with CDFW.

The project applicant shall submit at least one burrowing owl preconstruction survey report to the satisfaction of the City of South El Monte and CDFW to document compliance with this avoidance and minimization measure. For the purposes of this avoidance and minimization measure, “qualified biologist” is a biologist who meets the requirements set forth in the BUOW Guidelines (CDFW 2012).

Preconstruction survey
conducted no less than
14 days prior to the
onset of construction
activities
A second survey shall
be conducted within 24
hours prior to the onset
of construction
activities
If burrowing owl is
documented on-site,
biological monitoring
Verify preconstruction
survey report
Qualified Biologist
City of South El Monte
Community
Development
Department, Planning
Division

South El Monte Athletic Fields and Business Park Project Mitigation Monitoring and Reporting Program
City of South El Monte 5
South El Monte Athletic Fields and Business Park Project Mitigation Monitoring and Reporting Program Standard Conditions; Mitigation Measures; Laws, Ordinances and Regulations Implementation Timing Monitoring/
Reporting Method
Responsible Party for
Implementation/
Approval
Verification
Date Initials
MM BIO-2: If take avoidance pre-construction burrowing owl surveys are positive and avoidance is not possible, either directly or indirectly, the California Department of Fish and Wildlife (CDFW) shall be consulted and, if necessary, a California Endangered Species Act Incidental Take Permit (CESA ITP) shall be obtained authorizing take of burrowing owl incidental to approved project activities. All Conditions of Approval outlined in the CESA ITP shall be fully implemented and strictly followed. Conditions of Approval may include, but are not limited to, worker education program, construction/compliance monitoring, best management practices, CDFW notifications, compliance reporting, final mitigation reporting, take minimization measures, burrowing owl mortality reduction plan, burrow replacement plan, pre-construction surveys, burrow avoidance measures, burrow blockage requirements, burrow excavation requirements, operations and maintenance take avoidance measures, habitat management land acquisition, and endowment fund. If the burrowing owl is no longer a candidate or listed species under CESA at the time of Project construction, an ITP would not be required.

If burrowing owl are
present and cannot be
avoided during
preconstruction surveys
Verification of CESA ITP, if
burrowing owls are
detected
Qualified Biologist
California Department
of Fish and Wildlife
(CDFW)
City of South El Monte
Community
Development
Department, Planning
Division
MM BIO-3: To avoid impacts to special-status resources and inadvertent disturbance to areas outside the limits of the Project activities, the following monitoring requirements and Best Management Practices (BMPs) shall be implemented:
a. To prevent inadvertent disturbance to areas outside the limits of work, the construction limits shall be clearly demarcated (e.g., installation of flagging or temporary visibility construction fence) prior to grounddisturbance activities, and all construction activities, including equipment staging and maintenance, shall be conducted within the marked disturbance limits. The work limit delineation shall be maintained throughout project construction. The use of whiskers with stakes or marking paint is recommended to maintain integrity of work limits.
b. With the exception of any burrowing owls, the qualified biologist shall flush any special-status wildlife species (i.e., avian or other mobile species) from suitable habitat areas within the project development footprint to the maximum extent practicable immediately (e.g., within 24 hours) prior to initial vegetation removal activities. The biologist shall flush wildlife by walking through habitat to be imminently removed. c. Construction vehicles shall not exceed 15 miles per hour on unpaved roads adjacent to the project site or the right-of-way accessing the site.
d. To the degree feasible, construction activities shall occur during daytime hours. Permissible nighttime activities could include pouring of concrete for the warehouse foundation during early and/or nighttime hours.
e. If trash and debris need to be stored overnight during maintenance activities, fully covered trash receptacles that are animal-proof and weather-proof shall be used by the maintenance contractor to Prior to grounddisturbance activities
Ongoing during grading
and construction
Verify compliance on
Project plans
On-site inspections
Project Applicant or its
contractors
Qualified Biologist
City of South El Monte
Community
Development
Department, Planning
Division

South El Monte Athletic Fields and Business Park Project Mitigation Monitoring and Reporting Program
City of South El Monte 6
South El Monte Athletic Fields and Business Park Project Mitigation Monitoring and Reporting Program Standard Conditions; Mitigation Measures; Laws, Ordinances and Regulations Implementation Timing Monitoring/
Reporting Method
Responsible Party for
Implementation/
Approval
Verification
Date Initials
contain all food, food scraps, food wrappers, beverage containers, and other miscellaneous trash.

Alternatively, standard trash receptacles may be used during the day, but must be removed each night. f. The operator shall not permit pets on or adjacent to construction sites. g. At the end of each workday during construction and in the morning prior to the start of each workday during construction, the applicant or its contractors, shall cover all excavated, steep-sided holes or trenches more than eight inches deep and that have sidewalls steeper than 1:1 (45 degree) slope with plywood or similar materials, or provide a minimum of one escape ramp per 100 feet of trenching (with slopes no greater than 3:1) constructed of earth fill or wooden planks. The project biologist shall thoroughly inspect holes and trenches for trapped animals during biological monitoring. h. The applicant, or its contractors, shall screen, cover, or elevate at least one foot above ground, all construction pipe, culverts, or similar structures with a diameter of three inches or greater that are stored on site overnight. These pipes, culverts, and similar structures shall be inspected by the project biologist for wildlife before such material is moved, buried, or capped. i. The applicant, or its contractors, shall avoid the use of invasive plant species in the landscaping associated with the development. Invasive species with Moderate or High on the California Invasive Plant Council (CalIPC) list (https://www.cal-ipc.org/plants/inventory) are prohibited from use and shall be removed if found on site. The applicant or contractor shall refer to state resources for lists of appropriate native plant replacements (e.g., Calscape [https://www.calscape.org] and CNPS [https://www.cnps.org/gardening]).

MM BIO-4: Project impacts on non-native grassland (21.6 acres) shall be mitigated at a 0.5:1 ratio through the purchase of 10.8 acre of grassland habitat at an approved mitigation bank, such as the Petersen Ranch Mitigation Bank. Confirmation of the purchase of grassland habitat at an approved mitigation bank shall be provided to the City of South El Monte Community Development Department prior to the issuance of the first action or permit for site disturbance.

Prior to the issuance of
the first action or
permit for site
disturbance
Verification of purchase of
grassland habitat at
approved mitigation bank
City of South El Monte
Community
Development
Department, Planning
Division
MM BIO-5: To ensure compliance with the Migratory Bird Treaty Act (MBTA) and California Fish and Game Code (CFGC) Sections 3503, 3503.5, and 3513 and to avoid potential impacts to nesting birds, vegetation clearing, and ground-disturbing activities shall be conducted outside of the bird nesting season (generally January 15 to August 31 for raptors and February 15 to August 31 for other bird species). If avoidance of the nesting season is not feasible, then a qualified biologist shall conduct a nesting bird survey within seven days prior to any disturbance of the site, including but not limited to vegetation clearing, disking, demolition If within nesting bird
season, within seven
days prior to any
disturbance of the site
Biological monitoring
ongoing during
construction
Verify nesting bird survey
conducted
Qualified Biologist
City of South El Monte
Community
Development
Department, Planning
Division

South El Monte Athletic Fields and Business Park Project Mitigation Monitoring and Reporting Program
City of South El Monte 7
South El Monte Athletic Fields and Business Park Project Mitigation Monitoring and Reporting Program Standard Conditions; Mitigation Measures; Laws, Ordinances and Regulations Implementation Timing Monitoring/
Reporting Method
Responsible Party for
Implementation/
Approval
Verification
Date Initials
activities, and grading. If the qualified biologist determines that no active bird or raptor nests occur, the activities shall be allowed to proceed without any further requirements.

If active nests of any species protected by the MBTA or CFGC are identified, the biologist shall establish suitable disturbance limit buffers around the nests marked using flagging or staking. The disturbance limit buffer size shall depend on the site conditions, level of activity within the buffer, and species observed. The disturbance limit buffer zones shall be avoided until the nests are no longer occupied. Any active nests shall be monitored by a qualified biologist during active construction, at a frequency determined using their best professional judgment, but not less than twice per week. If potential affects to nesting birds are observed, avoidance and minimization measures may be adjusted, and construction activities stopped or redirected by the qualified biologist using their best professional judgement to avoid take of nesting birds. Once a nest is no longer occupied and the juvenile birds can survive independently from the nest, the project can proceed without further regard to the nest site.

MM BIO-6: To avoid impacts on the pallid bat, any on-site abandoned structures and all trees with suitable roosting cavities shall be surveyed by a qualified biologist prior to demolition or removal. Pre-construction surveys shall take place no more than 14 days prior to the start of demolition activities. If active roosts are identified, a biological monitor shall be employed to direct avoidance measures.

If bats are detected during pre-construction surveys, biological monitoring shall be conducted by a qualified biologist to ensure that project activities do not result in direct take. The biologist shall be present for all demolition or tree removal activities in areas known or suspected to support roosting bats as determined by the qualified biologist. The biological monitor shall perform clearance surveys at the start of each workday in areas scheduled for immediate demolition. The monitor shall direct project activities away from special-status bat species, should they be found on site, to ensure that impacts on these species are avoided to the fullest extent possible. If present, bats are expected to flush from the project site at the onset of demolition activities.

However, if they persist on site through demolition of non-roost site areas, consultation with the CDFW may be required.

Preconstruction surveys
no more than 14 days
prior to start of
demolition or removal
of any on-site
abandoned structures
or trees
Ongoing biological
monitoring, if bats are
detected
Verify preconstruction
survey conducted
Qualified Biologist
City of South El Monte
Community
Development
Department, Planning
Division
Cultural Resources
MM CUL-1: In the event that cultural resources (archaeological or historical) are inadvertently unearthed or encountered during excavation and grading activities, all work within 60 feet of the find shall cease and an archaeologist, the Gabrieleño Band of Mission Indians – Kizh Nation, the Gabrielino Tongva Indians of California, and any other consulting tribes, shall be contacted. The archaeologist shall meet the Secretary of Interior During excavation and
grading activities.

Verify retention of a
Qualified Archeologist
Field record and of
resource significance
Qualified Archeologist
Consulting tribes
City of South El Monte,
Community

South El Monte Athletic Fields and Business Park Project Mitigation Monitoring and Reporting Program
City of South El Monte 8
South El Monte Athletic Fields and Business Park Project Mitigation Monitoring and Reporting Program Standard Conditions; Mitigation Measures; Laws, Ordinances and Regulations Implementation Timing Monitoring/
Reporting Method
Responsible Party for
Implementation/
Approval
Verification
Date Initials
professional qualifications in archaeology and will record and evaluate the resource for potential significance.

The City of South El Monte, as the lead agency shall consult with the Gabrieleño Band of Mission Indians – Kizh Nation, the Gabrielino Tongva Indians of California, and any other consulting tribes regarding the significance of the resource and its potential as a Tribal Cultural Resource (TCR) under CEQA. In the event of the discovery of a TCR, refer to Mitigation Measure (MM) TCR-2. The archaeologist shall determine if the resource meets the CEQA definition of historical (State CEQA Guidelines §15064.5(a)) and/or unique archaeological resources (Public Resources Code [PRC] §21083.2(g)). Should the archaeologist have concerns that the find is potentially significant, the archaeologist shall prepare a mitigation plan for review and approval by the City. If avoidance of the resource(s) is not feasible, salvage operation requirements pursuant to State CEQA Guidelines Section 15064.5 shall be followed.

Consult with consulting
Tribes
Archaeologist
determination of historical
and/or unique
archaeological resources
Mitigation plan by
Archaeologist
Development
Department, Planning
Division
SC CUL-1: If human remains are encountered during the undertaking, California State Health and Safety Code Section 7050.5 states that excavation shall stop and no further disturbance shall occur within 100 feet of the discovery until the County Coroner has made a determination of origin and disposition of the remains pursuant to Public Resources Code Section 5097.98. The County Coroner must be notified of the find immediately. If the remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission (NAHC), which will determine and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery within 48 hours of notification. If the NAHC is unable to identify an MLD, the MLD fails to make a recommendation, or the landowner or his/her authorized representative rejects the recommendation, the human remains and associated items will be interred on the property with appropriate dignity in a location that will not be subject to future disturbance.

During excavation Determination of
deposition and origin
Field Inspection
NAHC MLD determination
and recommendation
County Coroner
Native American
Heritage Commission
(NAHC)
Most Likely Descendant
(MLD)
City of South El Monte,
Community
Development
Department, Planning
Division
Geology and Soils
SC GEO-1: The Applicant shall submit to the City of South El Monte Building and Safety Department for review and approval, a site-specific design-level geotechnical investigation prepared for the project site by a registered geotechnical engineer. The investigation shall comply with all applicable State and local code requirements and:
a) Include an analysis of the expected ground motions at the site from known active faults using accepted methodologies;
Prior to the issuance of
the first grading permit
for ground-disturbing
activities
Design-level geotechnical
investigation
City’s registered
geotechnical engineer or
third-party registered
engineer approval
Project Applicant
Registered
Geotechnical Engineer
City of Rialto’s
registered geotechnical
engineer or third-party
registered engineer

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b) Determine structural design requirements as prescribed by the most current version of the California Building Code, including applicable City amendments, to ensure that structures can withstand ground accelerations expected from known active faults; and
c) Determine the final design parameters for walls, foundations, foundation slabs, utilities, roadways, parking lots, sidewalks, and other surrounding related improvements.

Project plans for foundation design, earthwork, and site preparation shall incorporate all of the mitigation in the site-specific investigations. The structural engineer shall review the site-specific investigations, provide any additional necessary measures to meet Building Code requirements, and incorporate all applicable recommendations from the investigation in the structural design plans and shall ensure that all structural plans for the Project meet current Building Code requirements.

The City’s registered geotechnical engineer or third-party registered engineer retained to review the geotechnical reports shall review each site-specific geotechnical investigation, approve the final report, and require compliance with all geotechnical requirements contained in the investigation in the plans submitted for the grading, foundation, structural, infrastructure and all other relevant construction permits.

The City shall review all Project plans for grading, foundations, structural, infrastructure and all other relevant construction permits to ensure compliance with the applicable geotechnical investigation and other applicable Code requirements.

City of South El Monte,
Community
Development
Department, Building
and Safety Division
MM GEO-1: Prior to the issuance of the first grading permits, the City of South El Monte Building and Safety Department shall review all Project plans for grading, foundation, structural, infrastructure, and all other relevant construction permits to ensure compliance with the applicable recommendations from the Geotechnical Investigation. This shall include recommendations related to the discovery of groundwater, wet soils, or unstable soils during grading, stabilization, dewatering, fill materials, and foundations.

Prior to the issuance of
the first grading permit
Verify compliance on
Project plans
City of South El Monte,
Community
Development
Department, Building
and Safety Division
MM GEO-2: Prior to the issuance of the first grading permit for ground-disturbing activities, the Applicant shall provide evidence to the City of South El Monte Building and Safety Department that a qualified paleontologist has been retained. The selection of the qualified paleontologist shall be subject to the acceptance of the City. If paleontological resources are encountered, the contractor shall immediately cease all earth-moving activities within a 100-foot radius of the area of discovery. The qualified paleontologist shall be contacted to evaluate the significance of the finding and determine an appropriate course of action. If avoidance of the resource(s) is not feasible, salvage operation requirements under State CEQA Guidelines Section 15064.5 shall be followed. After the find has been appropriately avoided or mitigated, work in the area may resume.

Prior to the issuance of
the first grading permit
for ground-disturbing
activities
If paleontological
resources are
encountered, during
Verify retention of a
qualified Paleontologist
If paleontological
resources are unearthed;
evaluate significance of
findings
Project Applicant
Qualified Paleontologist
City of South El Monte,
Community
Development
Department, Building
and Safety Division

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construction earth
moving activities
Greenhouse Gas Emissions
LOR GHG-1. Require diesel powered construction equipment to turn off when not in use per Title 13 of the California Code of Regulations, Section 2449.

Ongoing during
construction
Verify compliance on
project plans
City of South El Monte,
Community
Development
Department, Building
and Safety Division
LOR GHG-2. Limit idling time for commercial vehicles to no more than five minutes per Title 13 of the California Code of Regulations, Section 2485.

Ongoing during
construction
Verify compliance on
project plans
City of South El Monte,
Community
Development
Department, Building
and Safety Division
LOR GHG-3. In accordance with California Title 24 Standards, buildings will be designed to have 15 percent of the roof area “solar ready” that will structurally accommodate later installation of rooftop solar panels. If future building operators pursue providing rooftop solar panels, they will submit plans for solar panels prior to occupancy.

Condition of issuance of
Building Permit
Prior to issuance of
Occupancy Permit
Verify compliance on
project plans
City of South El Monte,
Community
Development
Department, Building
and Safety Division
LOR GHG-4. Design buildings to be water-efficient. Install water-efficient fixtures in accordance with Section

5.303 of the California Green Building Standards Code Part 11.

Condition of issuance of
Building Permit
Prior to issuance of
Occupancy Permit
Verify compliance on
project plans
City of South El Monte,
Community
Development
Department, Building
and Safety Division
LOR GHG-5. Recycle and/or salvage for reuse a minimum of 65 percent of the nonhazardous construction and demolition waste in accordance with Section 5.408.1 of the California Green Building Standards Code Part 11.

Ongoing during
demolition and
construction
Verify compliance on
project plans
City of South El Monte,
Community
Development
Department, Building
and Safety Division

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LOR GHG-6. Provide storage areas for recyclables and green waste and adequate recycling containers located in readily accessible areas in accordance with Section 5.410 of the California Green Building Standards Code Part

11. Condition of issuance of
Building Permit
Prior to issuance of
Occupancy Permit
Verify compliance on
project plans
City of South El Monte,
Community
Development
Department, Building
and Safety Division
LOR GHG-7. To facilitate future installation of electric vehicle supply equipment (EVSE), construction shall comply with Section 5.106.5.3 (nonresidential electric vehicle charging) of the California Green Building Standards Code Part 11.

Condition of issuance of
Building Permit
Prior to issuance of
Occupancy Permit
Verify compliance on
project plans
City of South El Monte,
Community
Development
Department, Building
and Safety Division
LOR GHG-8. Tenants of the warehouse shall comply with the South Coast Air Quality Management District (SCAQMD) Warehouse Indirect Source Rule (Rule 2305). This rule is expected to reduce NOX and PM10 emissions during operations. Compliance with Rule 2305 is enforced by the SCAQMD through their reporting process and is required for all warehouse projects greater than 100,000 square feet.

Condition of issuance of
Building Permit
Prior to issuance of
Occupancy Permit
Verify compliance on
project plans
City of South El Monte,
Community
Development
Department, Building
and Safety Division
MM GHG-1: Electric Landscape Equipment. Prior to the issuance of a tenant occupancy permit for the warehouse, the City of South El Monte Community Development Department, Building and Safety Division shall confirm that tenant lease agreements include contractual language that all handheld landscaping equipment used on site shall be 100 percent electrically powered. The warehouse building, as well as the parking lots for the future City park and warehouse components, shall be equipped with exterior electrical outlets to accommodate this requirement. This requirement shall be included in the third-party vendor agreements for landscape services for the building owner and tenants, as applicable. Therefore, this mitigation measure is applicable to the warehouse and City park.

Prior to the issuance of
a tenant occupancy
permit for the
warehouse.

Review of tenant lease
agreements
City of South El Monte
Community
Development
Department, Building
and Safety Division
MM GHG-2: On-Site Renewable Electricity Generation. The Project shall install solar photovoltaic (PV) panels or other source of renewable energy generation on the site or otherwise acquire energy from the local utility that has been generated by renewable sources, that would provide 100 percent of the expected building load.

During the
development review
process; Prior to
issuance of the first to
demolition, grading, or
building permit
Verify compliance on
Project plans and/or
renewable energy source
documentation
Project Applicant
City of South El Monte
Community
Development
Department, Building
and Safety Division

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1 The expected electricity demand is based on CalEEMod; refer to Appendix I of the EIR.

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(i.e., the Title 24 electricity demand and the plug-load, anticipated to be approximately 5.75 kilowatt hours per year [kWh/year] per square foot).1 This mitigation measure is only applicable to the warehouse.

MM GHG-3: CALGreen Tier 2. Prior to the issuance of a building permit, the Project Applicant or successor in interest, and the City (as applicable) shall provide documentation to the City of South El Monte Community Development Department, Building and Safety Division demonstrating the following:
 The warehouse shall be designed to achieve Leadership in Energy and Environmental Design (LEED) certification to meet or exceed CALGreen Tier 2 standards in effect at the time of building permit application.
 The Project (warehouse and City park) shall provide facilities to support electric charging stations per the Tier 2 standards in Section A5.106.5.3 (Nonresidential Voluntary Measures) of the 2022 CALGreen Code.

Prior to the issuance of
a building permit
Verify compliance on
Project plans
Project Applicant
City of South El Monte
Community
Development
Department, Building
and Safety Division
MM GHG-4: On-site Electricity Efficiency. Prior to the issuance of tenant occupancy permits for the warehouse, the Planning Division shall confirm that tenant lease agreements include contractual language that appliances used on site shall be ENERGY-STAR Certified. This mitigation measure is only applicable to the warehouse.

Prior to the issuance of
tenant occupancy
permits for the
warehouse
Review of tenant lease
agreements
Project Applicant
City of South El Monte,
Community
Development
Department, Planning
Division
MM GHG-5: Require All-Electric Development. Prior to the issuance of building permits for the warehouse, the City of South El Monte Community Development Department, Building and Safety Division shall confirm that building plans require the Project to use all-electric appliances and end uses instead of natural gas. The Project shall not include natural gas utility lines or connections. This mitigation measure is only applicable to the warehouse.

Prior to the issuance of
building permits for the
warehouse
Verify compliance on
Project plans
Project Applicant
City of South El Monte
Community
Development
Department, Building
and Safety Division
MM GHG-6: Solid Waste Diversion. The warehouse shall divert a minimum of 75 percent of landfill waste. Prior to issuance of a tenant occupancy permit for the warehouse by the City of South El Monte Community Development Department, Planning Division, a recyclables collection and load area shall be constructed in compliance with City standards for recyclable collection and loading areas. This mitigation measure applies only Prior to issuance of a
tenant occupancy
permit for the
warehouse
On-site inspections
Review of diversion plan
Project Applicant
City of South El Monte
Community
Development

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2 Components of the building shell include the floor, walls, roof, doors, and windows. 3 Ibid.

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to tenant permits for the warehouse and not the warehouse building shell2 approvals. The diversion plan shall also comply with the established solid waste and recycling laws including AB 939 and AB 341.

The City park shall divert a minimum of 50 percent of land fill waste in compliance with AB 75 and AB 939. In addition, a recyclables collection and load area shall be constructed in compliance with City standards for recyclable collection and loading areas.

Department, Planning
Division
MM GHG-7: Prior to issuance of tenant occupancy permits for the warehouse, the tenant/facility operator shall prepare and submit a Transportation Demand Management (TDM) program detailing strategies that would reduce the use of single occupant vehicles by employees by increasing the number of trips by walking, bicycle, carpool, vanpool and transit. The TDM shall include, but is not limited to the following:
 Provide a transportation information center and on-site TDM coordinator to educate residents, employers, employees, and visitors of surrounding transportation options.  Promote bicycling and walking through design features such as showers for employees, self-service bicycle repair area, etc. around the project site.
 Promote and support carpool/vanpool/rideshare use through parking incentives and administrative support, such as ride-matching services.
 Incorporate incentives for using alternative travel modes, such as preferential load/unload areas or convenient designated parking spaces for carpool/vanpool users.

This mitigation measure applies only to tenant occupancy and not the building shell3 approvals. Therefore, this mitigation measure is only applicable to the warehouse.

Prior to issuance of
tenant occupancy
permits for the
warehouse
Review of TDM program Tenant/Facility
Operator
City of South El Monte
Community
Development
Department, Building
and Safety Division
MM GHG-8: Non-Diesel Off-road And Emergency Equipment. Prior to the issuance of a tenant occupancy permit for the warehouse, the City of South El Monte Community Development Department, Building and Safety Division shall confirm that the Project plans and specifications show the following:
 All outdoor cargo handling equipment (including yard trucks, hostlers, yard goats, pallet jacks, and forklifts) are zero emission/powered by electricity. The building shall include the necessary charging stations for cargo handling equipment. Note that SCAQMD Rule 2305 (Warehouse Indirect Source Rule) Warehouse Prior to the issuance of
a tenant occupancy
permit for the
warehouse
Verify compliance on
Project plans
Project Applicant
City of South El Monte
Community
Development
Department, Building
and Safety Division

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Actions and Investments to Reduce Emissions (WAIRE) points may be earned for electric/zero emission yard truck/hostler usage. This mitigation measure applies only to tenant improvements and not the building shell approvals.
 Any and all standard emergency generators shall meet California Air Resources Board Tier 4 Final emissions standards. A copy of each unit’s Best Available Control Technology (BACT) documentation (certified tier specification) and CARB or SCAQMD operating permit (if applicable) shall be provided to the City.

This mitigation measure is only applicable to the warehouse.

MM GHG-9: Water Use Efficiency and Conservation Plan. The Project Applicant or designee shall implement a Water Use Efficiency and Conservation Plan that includes the following minimum requirements:

Indoor Conservation Features and Operations:
 Install low-flow Fixtures: Install low-flow toilets at 1.28 gallons per flush, faucets at 1.2 gallons per minute, showerheads at 1.8 gallons per minute, kitchen faucets at 1.8 gallons per minute. In common areas, install faucets at 0.5 gallon per minute and urinals at max of 0.25 gallon per minute/flush. (These fixtures use less water while maintaining efficient performance.)
 Install dual-flush toilets: These toilets offer two flush options: one for liquid waste less than 1 gallons per minute and another for solid waste at 1.28 gallons per minute. (This allows the appropriate use of water for flushing needs.)
 Use water-efficient appliances: The Project Applicant or designee shall install energy-efficient and watersaving appliances with the ENERGY STAR label only.  The Project will capture and reuse HVAC condensation: The Project Applicant or designee shall direct condensation from air conditioning units to water plants or for other non-potable uses.  Good housekeeping and regular maintenance: The Project Applicant or designee shall regularly check and maintain plumbing fixtures, irrigation systems, and appliances to ensure they are functioning efficiently and not wasting water.

Outdoor Conservation Features and Operations:
 Install only “Smart Irrigation Systems” for community landscaping: The Project Applicant or designee shall use smart sprinkler systems that adjust watering schedules based on weather conditions, soil moisture, and plant needs to avoid over or wasteful watering. The Project Applicant or designee shall also incorporate seasonal specific controls to ensure watering occurs during the most efficient times of day.

Condition of issuance of
Building Permit
Confirmation prior to
Certificate of
Occupancy
Review of Water Use
Efficiency and
Conservation Plan
On-site inspection
Project Applicant
City of South El Monte
Community
Development
Department, Building
and Safety Division

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 Adjustable Water Pressure Regulator: The Project Applicant or designee shall install pressure regulators to maintain optimal water pressure, preventing overuse and leaks.  Drought-tolerant landscaping: The Project Applicant or designee shall include native and drought-tolerant vegetation that requires less water to thrive and is known to survive in the City of South El Monte. The Project Applicant or designee shall replace drought-tolerant landscaping if it dies through enforceable Project CC&Rs.

This mitigation measure is applicable to the warehouse and City park (i.e., restroom facilities and landscaped areas).

4.9: Hydrology and Water Quality
SC HYD-1: Prior to issuance of any grading or demolition permits, the Applicant shall provide the City Building and Safety Division evidence of compliance with the NPDES (National Pollutant Discharge Elimination System) requirement to obtain a construction permit from the State Water Resources Control Board (SWRCB). The permit requirement applies to grading and construction sites of one acre or larger. The Project applicant/proponent shall comply by submitting a Notice of Intent (NOI) and by developing and implementing a Stormwater Pollution Prevention Plan (SWPPP) and a monitoring program and reporting plan for the construction site.

Prior to issuance of any
grading or demolition
permits
Verify permit Project Applicant
City of South El Monte
Community
Development
Department, Building
and Safety Division
SC HYD-2: Prior to issuance of the first grading permit, the Applicant shall submit to the City Engineer for approval, a Standard Urban Stormwater Mitigation Plan (SUMP) in compliance with South El Monte Municipal Code Section 8.44.110, specifically identifying Best Management Practices (BMPs) that shall be incorporated into the Project to control storm water and non-storm water pollutants during and after construction. To ensure compliance, a legal and fiduciary enforcement mechanism in the form of a SUMP shall be executed with the City. This agreement shall additionally be recorded in the office of the County Recorder for the County of Los Angeles. It shall specify BMPs specific to the project site, which shall be integrated into the storm water conveyance plan.

Prior to issuance of the
first grading permit
Verify compliance on
project plans
Project Applicant
City of South El Monte
Engineer
County Recorder for
the County of Los
Angeles
MM HYD-1: Groundwater Dewatering Permits. Prior to initiation of excavation activities, the Project Applicant shall obtain coverage under the Los Angeles Regional Water Resource Control Board (RWQCB) Waste Discharge Requirements for Discharges of Groundwater from Construction and Project Dewatering to Surface Waters in Coastal Watersheds of Los Angeles And Ventura Counties (Order No. R4-2023-0429, NPDES No. CAG994004), or any other subsequent permit for dewatering activities, and provide evidence of coverage to the City of South El Monte Building and Safety Department. This shall include submission of a Notice of Intent (NOI) for coverage Prior to initiation of
excavation activities
Verify permit Project Applicant
City of South El Monte
Community
Development
Department, Building
and Safety Division

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under the permit to the Los Angeles RWQCB at least 45 days prior to the start of excavation activities and anticipated discharge of dewatered groundwater to surface waters. Groundwater dewatering activities shall comply with all applicable provisions in the permit, including water sampling, analysis, treatment (if required), and reporting of dewatering-related discharges. Upon completion of groundwater dewatering activities, a Notice of Termination shall be submitted to the Los Angeles RWQCB.

Noise
SC NOI-1: Prior to issuance of a building permit, the applicant shall demonstrate, to the satisfaction of the City of South El Monte Building Official or Chief Engineer, that the construction contracts include the following:
 Noise Shielding and Muffling. The Project will include the installation of noise dampening material and muffling devices consistent with manufacturer’s standards or the Best Available Control Technology. Noise dampening material will be installed in equipment hoods, shielding engine noise. Mufflers will be installed on equipment exhaust. All equipment will be properly maintained, and the construction contractor will be required to keep documentation on-site during any earthwork or construction activities demonstrating that the equipment has been maintained in accordance with manufacturer’s specifications.  Enclosure of Outdoor Mechanical Equipment. All stationary outdoor mechanical equipment (e.g., generators, compressors) used during construction will be enclosed to reduce the level of noise between the equipment and off-site noise-sensitive uses.
 Location of Construction Staging Areas. Construction staging areas will be located as far from noisesensitive uses as reasonably possible and technically feasible in consideration of site boundaries, topography, intervening roads and uses, and operational constraints.

Prior to issuance of a
building permit
Ongoing during any
earthwork or
construction activities
Verify compliance on
construction contracts
Project Applicant
City of South El Monte
Building Official or
Chief Engineer
MM NOI-1: Prior to issuance of a building permit, the applicant shall demonstrate, to the satisfaction of the City of South El Monte Building Official or Chief Engineer, that the construction contracts include the installation of a 10-foot-high temporary construction noise barrier along the portion of the southwest project site boundary line that is within approximately 20 feet of the office/commercial uses within Whittier Narrows Recreation area (as depicted in Figure 4.11-3 of the EIR). The temporary construction noise barrier shall have a sound transmission class (STC) of 25 or greater in accordance with the American Society for Testing and Materials (ASTM) Test Method E90, or a density of at least two pounds per sf to ensure adequate transmission loss characteristics. To achieve this, the barrier may consist of steel tubular framing, welded joints, a layer of 18-ounce tarp, a two-inch thick fiberglass blanket, a half-inch thick weatherwood asphalt sheathing, and 7/16- inch sturdy board siding. An alternate design may be proposed by the applicant provided that the noise Prior to issuance of a
building permit
Ongoing during any
earthwork or
construction activities
Verify compliance on
construction contracts
Project Applicant
City of South El Monte
Building Official or
Chief Engineer

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attenuation requirements above are met. The temporary construction noise barrier shall be free of degrading holes or gaps and shall be designed to prevent structural failure due to factors such as wind, shear, shallow soil failure, earthquakes, and erosion.

Public Services
SC PS-1: Prior to issuance of building permits, the Los Angeles County Sheriff’s Department (LASD) shall review development plans for the incorporation of defensible space concepts. Public safety planning recommendations shall be incorporated into the Project plans. The Applicant shall prepare a list of project features and design components that demonstrate responsiveness to defensible space design concepts. The LASD shall review and approve all defensible space design features incorporated into the Project prior to initiating the building plan check process.

Prior to issuance of
building permits
Verify compliance on
Project plans
Project Applicant
Los Angeles County
Sheriff’s Department
(LASD)
City of South El Monte,
Community
Development
Department, Planning
Division
SC PS-2: Prior to the issuance of the first grading permit and/or action that would permit site disturbance, the Applicant shall provide evidence to the Los Angeles County Sheriff’s Department (LASD) that a construction security service or equivalent service shall be established at the construction site along with other measures, as identified by the LASD, to be instituted during the grading and construction phase of the Project.

Prior to the issuance of
the first grading permit
and/or action that
would permit site
disturbance
Verify compliance on
Project plans
Project Applicant
Los Angeles County
Sheriff’s Department
(LASD)
City of South El Monte,
Community
Development
Department, Planning
Division
Tribal Cultural Resources
MM TCR-1: Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities. The project applicant/City of South El Monte shall retain a Native American Monitor approved by the Gabrieleño Band of Mission Indians – Kizh Nation, the Gabrielino Tongva Indians of California, and any other consulting tribes. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the Project inclusive of the warehouse and future City park 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, Monitor shall be
retained prior to
commencement of any
“ground-disturbing
activity”
Executed monitoring
agreement
Daily monitoring logs
Written documentation of
the conclusion of
monitoring
Project Applicant
Consulting tribes
Native American
Monitor
City of South El Monte,
Community

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such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

A copy of the executed monitoring agreement shall be submitted to the City of South El Monte (lead agency) prior to the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.

The monitor shall complete daily monitoring logs that shall provide descriptions of the relevant grounddisturbing 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 shall 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 shall be provided to the project applicant/lead agency upon written request to the Tribe.

On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Gabrieleño Band of Mission Indians – Kizh Nation, the Gabrielino Tongva Indians of California, and any other consulting tribes from a designated point of contact for the project applicant/City of South El Monte that all ground-disturbing activities and phases that may involve ground-disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the consulting tribes to the project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact TCRs.

Monitoring during
ground disturbing
activity
Development
Department, Planning
Division
MM TCR-2: Discovery of Tribal Cultural Resources. Upon discovery of any tribal cultural resources (TCRs), all construction activities in the immediate vicinity (i.e., not less than the surrounding 50 feet) of the discovery shall cease. The Gabrieleño Band of Mission Indians – Kizh Nation, the Gabrielino Tongva Indians of California, and any other consulting tribes shall be immediately informed of the discovery, and the Native American Monitor shall promptly evaluate the TCR. The City shall consult with the Gabrieleño Band of Mission Indians – Kizh Nation, the Gabrielino Tongva Indians of California, and any other consulting tribes to determine the appropriate treatment and/or final disposition for the TCR, which may include one of the following options:
preservation in place/avoidance, on-site reburial/relocation, data recovery/excavation, curation, or transfer to the consulting tribes. No project construction activities shall resume in the surrounding 50 feet of the discovered TCR unless and until its assessment/evaluation/recovery has been completed.

During grounddisturbing and
excavation activities
Field evaluation by Native
American Monitor
Consultation with
consulting tribes
Assessment/determination
of appropriate treatment
Consulting Tribes
Native American
Monitor
City of South El Monte,
Community
Development
Department, Planning
Division

PLANNING COMMISSION
RESOLUTION NO. 26-03

A RESOLUTION OF THE SOUTH EL MONTE PLANNING
COMMISSION APPROVING SUBDIVISION NO. 23-01,
TENTATIVE PARCEL MAP NO. 084463, TO SUBDIVIDE ONE

PARCEL INTO TWO SEPARATE LOTS IN THE CITY OF SOUTH
EL MONTE AT 825 LEXINGTON-GALLATIN ROAD
WHEREAS, Magellan Value Partners (“Applicant”), filed an application for a Subdivision (SUBPRE No. 23-01) to subdivide one parcel into two separate lots in order to allow for the future development of an approximately 10.7-acre public city park by the City of South El Monte (“City”) (“City Park Project”) and development of an approximately 221,815 square-foot industrial building on an approximately 10.5-acre lot (“Project”) located at 825 Lexington-Gallatin Road, South El Monte, CA (“Property”) into two separate lots (“Subdivision”). The legal description of the Property will change following recordation of the Final Map. For purposes of this Tentative Parcel Map approval, the term “Project Site” means the portion of the Property upon which the Project will be located and does not include the approximately 10.5-acre portion of the Property that is proposed to be developed by the City as part of the City Park Project.

WHEREAS, pursuant to the proposed Development Agreement for the Project, the approximately 10.7-acre lot will be donated by the Applicant to the City for the future development of the City Park Project upon satisfaction of certain conditions precedent, as specified therein, pursuant to a Public Open Space Donation Agreement by and between the Applicant and the City.

WHEREAS no Subdivision is required for the Public Open Space Donation pursuant to the governmental agency conveyance exemption under the Subdivision Map Act (Government Code Section 66428(a)(2)) and City Municipal Code Section 16.08.010(H). Even so, the Subdivision has been deemed desirable by the Applicant and the City.

WHEREAS, concurrently herewith, Applicant has filed applications for: a General Plan Amendment (No. 23-03) and Zone Change (No. 23-01) and Conditional Use Permit (No. 23-07); and
WHEREAS, pursuant to South El Monte Municipal Code (“SEMMC”) Section 16.04.015, the Project, in part, requires Planning Commission review and approval because the Project consists of a Tentative Parcel Map application; and
WHEREAS, a public hearing was held before the Planning Commission on February 24, 2026, to consider the application. All evidence, both written and oral including the staff report and all related documents, presented during said public hearing was considered by the Planning Commission in making its determination.

THE PLANNING COMMISSION OF THE CITY OF SOUTH EL MONTE HEREBY FINDS, RESOLVES, AND ORDERS AS FOLLOWS:

Resolution No. 26-03

SECTION 1: The Planning Commission of the City of South El Monte hereby finds that the above recitals are true and correct and are incorporated herein by this 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 (“CEQA Guidelines” and California Code of Regulations, Title 14, Sections 15000, et seq.), and the City’s Local CEQA Guidelines, an Environmental Impact Report (“EIR”) was prepared for the Project because it was determined there was substantial evidence that approval of the Project may have significant environmental impacts, with mitigation measures. Accordingly, the City prepared a Draft EIR in accordance with CEQA and the CEQA Guidelines, which was made available for public review and comment from August 28, 2025, to October 13, 2025. Pursuant to Section 15074(b) of the CEQA Guidelines, the Planning Commission independently reviewed and considered the contents of the Final EIR, which includes the Draft EIR, Responses to Comments, and the Mitigation Monitoring and Reporting Program (“MMRP”). Pursuant to the Planning Commission’s adoption of Resolution No. 26-02, the Planning Commission recommends approval by the City Council to certify the Final EIR, adopt CEQA Findings of Fact, and adopt a Statement of Overriding Considerations for the Project in compliance with CEQA and the CEQA Guidelines.

The Final EIR (State Clearinghouse No. 2024070062), with supporting studies, is incorporated herein by reference, and can be found on the City’s website. A copy of the Final EIR can be found at the State Clearinghouse, and at the City’s Community Development Division. 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: A record of the public hearing indicates the following:

A. With regard to the application for Vesting Tentative Parcel Map No. 084463 (“TPM”), attached hereto as Exhibit “A”, SEMMC Section 16.16.025 provides that the Planning Commission shall not approve a tentative map where:
i. The proposed subdivision, including design and improvements, is not consistent with the general plan or any applicable specific or precise plan. The General Plan Land Use designation for the Property upon approval by the City Council of General Plan Amendment No. 23-03 will be “Commercial-Manufacturing”. The Project is permitted under that General Plan Land Use designation. The City Park Project, including athletic fields, is permitted under both the existing and proposed General Plan Land Use designations. There is no Specific Plan that applies to the Property.
ii. The site is not physically suitable for the type or proposed density of development.

The grade of the Property is flat and suitable for the Project and can support new development as proposed or in accordance with city regulations. iii. The design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or injure fish or wildlife or their habitat. The Property is undeveloped and covered by non-native grasses with sparse patches of ornamental vegetation. The Final EIR prepared for the Project and the City Public Park Project did not identify any threatened or endangered species on the Property

Resolution No. 26-03

but nevertheless includes seven (7) required mitigation measures for biological resources requiring stadium light shielding features for the future City Public Park Project, pre-construction surveys for burrowing owl and pallid bat, construction best management practices to avoid impacts to special-status species, purchase of grassland habitat at an approved mitigation bank, and compliance with the Migratory Bird Treaty Act (MBTA) and California Fish and Game Code (CFGC) Sections 3503, 3503.5, and 3513. Implementation of those seven (7) mitigation measures will reduce any potential impacts on biological resources to a less than significant level.
iv. The design of the subdivision or type of improvements is likely to cause serious public health problems. As articulated in the Final EIR for the Project before the Planning Commission (Resolution No. 26-02), the CEQA analysis in the Final EIR to be certified by the City Council determined mitigation measures addressing potential significant impacts and the findings in the Statement of Overriding Considerations to be adopted by the City Council address the significant and unavoidable greenhouse gas (GHG) emissions impacts, which are not likely to cause serious public health problems.
v. 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 easements into the design of the Project.
vi. 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. Per the Final EIR, a sewer study was conducted and found that no violations would occur. vii. 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.
viii. 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 requirements of the Subdivision Map Act as well as Title 16 (Subdivisions) of the SEMMC as detailed in the Staff Report.

B. The Project promotes the City’s goals and objectives stated in the General Plan as detailed in Section 4. No goal or policy will be impaired.

C. The subdivision of one parcel into two separate lots with public park facilities and

Resolution No. 26-03

industrial uses as designed and conditioned will not become a nuisance to surrounding properties.

SECTION 4: Based on the record of the hearing, including all information presented at the hearing, including the Staff Report dated February 24, 2026, which is hereby incorporated into this Resolution 26-03 by reference, the Planning Commission hereby finds:

A. As conditioned below at Section 7, the Project meets the requirements of the SEMMC, including Title 16, and will not be detrimental to the public health, safety or welfare, nor will it adversely affect nearby properties or the present or future development of the surrounding areas. The conditions that are included in this resolution, as well as the fact that many of the surrounding parcels include a range of uses including public parks, residential, industrial and commercial uses, ensure that this will hold true in the future.

B. As conditioned, the Project is consistent with the City’s General Plan, provided the City Council accepts Planning Commission’s recommendation in Resolution No. 26-02 (certifying the Project EIR, approving General Plan Amendment No. 23-03 and Zone Change No. 23.-01).

The proposed Project is compatible with the objectives, policies, general land uses, economic development and programs specified in the General Plan which includes, but is not limited to, the following goals:

Land Use Element
(1) Goal 1.0: Maintain a balanced mix and distribution of land uses throughout South El Monte. Allowing for the development of a long vacant property into a productive industrial use would expand and diversify the economic and employment opportunities in the City. Pursuant to the Development Agreement for the Project, it will also provide for the opportunity for needed recreational and open space to serve residents in the City via the City Park Project. (2) Policy 1.5: Continue to provide opportunities for establishment and expansion of a broad range of industrial businesses within those areas of the City designated for industrial. The new development will serve the area by creating a sole location for new industrial businesses to establish their operations within the area. This new development along with the General Plan Amendment and Zone Change will allow new industrial businesses to flourish in the City in an appropriate location within close proximity to State Route 60.
(3) Goal 2: Focus new revenue-generating development in those areas of the City with high visibility. The proposed Project will utilize a vacant parcel and provide a new revenue-generating industrial development with close access to the State Route 60.
(4) Goal 3.0: Accommodate new development that is compatible with and complements existing land uses. The proposed Project would allow for the establishment of a new industrial building in an underutilized site that is compatible with the adjacent uses around Santa Anita Avenue.

Resolution No. 26-03

(5) Goal 6.0: Provide for the revitalization of deteriorating land uses and properties.

The new development will not only provide a new industrial building on a property that has lain vacant for many years and will also provide off-site public improvements and will improve the Property’s flood storage capacity via Storage Basin improvements (as defined in the EIR and Development Agreement for the Project) in the United States Army Corps of Engineers (USACE) easement area.

Pursuant to the proposed Development Agreement for the Project, the Project will also allow for the City Public Park Project. These public and private improvements will revitalize the surrounding area.

Resources Element
(1) Goal 1: Provide local public park space at a ratio of two acres of park land per 1,000 City residents. This desired ratio is not currently met. Once developed by the City, the City Public Park Project facilitated by the proposed Development Agreement for the Project will result in a net increase of park space of approximately 10.7 acres.
(2) Goal 2.0: Provide a comprehensive recreation program, adequate facilities, and proper maintenance of the parks and recreational facilities in the City. The City Public Park Project facilitated by the proposed Development Agreement for the Project will increase the range of park and recreational facilities and programming in the City once developed by the City.

SECTION 5: Concurrently with the approval of the Tentative Parcel Map, the Applicant is requesting the approval of a Zone Change (No. 23-01) and General Plan Amendment (No. 23- 03) which requires final approval by City Council. Thus, the Planning Commission’s approval of this Subdivision will be contingent on the approval of the General Plan Amendment and Zone Change by City Council and shall not be effective until such approval by the City Council. The Planning Commission’s approval of this Subdivision is also contingent on the City Council’s certification of the Final EIR, adoption of CEQA Findings of Fact, and adoption of a Statement of Overriding Considerations for the Project and shall not be effective until such actions are taken by the City Council, which are prerequisites to City Council approval of the Zone Change and General Plan Amendment.

SECTION 6: Exhibits “A” and “B” hereto are incorporated herein by reference.

SECTION 7: Based on the aforementioned findings, the Planning Commission hereby approves Subdivision No. 23-01, Tentative Parcel Map No. 084463, subject to the following conditions:

General Conditions

1. The Applicant and the business entity allowed for hereunder shall indemnify, defend, and hold harmless the City, its officers, agents, employees, and volunteers from any and all claims, lawsuits, or actions arising from the granting of, or the exercise of, the rights permitted by this approval, and from any and all claims or losses occurring or resulting to

Resolution No. 26-03

any person, firm, corporation, or property for damage, injury, or death arising out of, or connected in anyway, with the performance of the use permitted hereby. The Applicant’s obligation to indemnify, defend, and hold harmless the City shall include, but not be limited to, paying all legal fees and costs incurred by legal counsel of the City’s choice in representing the City in connection with any such claims, losses, lawsuits, or actions, and any award of damages or attorney’s fees in any such lawsuit or action.

2. The Applicant and the business entity allowed for hereunder shall execute an Affidavit of Acceptance of these conditions in the presence of a Notary Public and return the Affidavit to the Director of Community Development & Public Works within 20 calendar days of the date of the City Council’s approval of the Zone Change (No. 23-01) and General Plan Amendment (No. 23-03) for the Project.

3. The Subdivision approval shall lapse and become void if the privilege authorized is not utilized or where some form of construction pursuant to issuance of a building permit has not commenced within two years from the date of this approval or per the Development Agreement, whichever is longer.

4. Applicant and its employees, agents and contractors shall comply with all Municipal Code provisions, and county, state and federal regulations applicable to the project.

Planning Conditions

5. All buildings and walls must be finished with graffiti resistant materials. Any graffiti painted or marked upon the Property or on any adjacent area under the control of the Applicant shall be removed or painted over within 48 hours of discovery or notice from the City.

6. The Property shall be maintained in a safe and clean condition and the Applicant shall ensure that no trash or litter originating from the site is deposited on neighboring properties or the public right-of-way. At the end of each business day, the Applicant shall pick up any and all litter including but not limited to large, discarded items that may have collected in the Property’s parking area and public right-of-way.

7. The Applicant shall maintain all required permits and licenses in good standing.

8. The Applicant understands that any violation of the foregoing conditions shall be grounds for the suspension, modification, or revocation of the Conditional Use Permit.

9. The construction site shall always be kept in a clean manner prior, during, and after construction.

10. The Applicant shall develop the Property as shown in the site plan and landscaping plan approved by the City Council.

11. The Applicant shall provide a detailed landscape and irrigation plan, prepared by a registered Landscape Architect to the Director of Community Development & Public

Resolution No. 26-03

Works for review and approval prior to submitting the plans to the Building Division.

12. The Applicant shall install drought tolerant landscaping in strict compliance with a landscape plan prepared by a Landscape Architect drawn at a minimum scale of 1”=10’ which will include all proposed softscape elements (included areas of ornamental plantings and turf areas), with the perimeter planting design for the exterior of building. The Applicant shall incorporate the following into the landscape plan:
a. Enclose all planters within parking lot areas with raised six-inch P.C.C. curbs, except at sidewalks, or as approved for stormwater retention plan. b. Provide an automated underground irrigation system for all landscaped areas. c. Provide adequate landscaping to completely screen all ground mounted mechanical equipment.

13. All exterior doors shall be lit with a minimum of one-foot candle power of intensity and constructed of tamper-resistant fixtures.

14. The Applicant shall have no outside storage of material or equipment during or after hours in the required parking lot areas or near the front entrance of the Property visible from Lexington-Gallatin Road.

15. There shall be no loading or unloading of materials on the public right of way (LexingtonGallatin Road).

16. There shall be no queuing or parking of vehicles on or along Lexington-Gallatin Road as a result of this development.

17. At no time shall the site store inoperable freight trucks or vehicles in its parking areas either within the vehicle spaces or the freight truck spaces.

18. No repair of vehicles or freight trucks shall occur at any time.

19. All exterior lights on the property shall be LED and shall be directed, positioned, and/or shielded such that they do not illuminate surrounding properties and/or the public right of way.

20. For security purposes, lighting shall be place in such a way as to illuminate the area surrounding the trash enclosure(s), transformer, and all vehicle parking spaces. This lighting shall be un-switched and photo sensor controlled.

21. Any bollards on the site visible from the public right of way shall be decorative in nature and shall be approved by the Director of Community Development & Public Works or designee.

22. Noise generated from the site shall comply with the South El Monte Municipal Code 8.20.

23. The applicant shall incorporate a copy of these conditions of approval and mitigation measures into the approved set of building plans.

Resolution No. 26-03

24. The final subdivision parcel map shall be finalized and recorded prior to the issuance of building permits, unless the City Attorney determines that a final subdivision parcel map is not required.

25. The applicant understands and agrees that if changes to the original plans (as approved and on file) are required during construction, revised plans shall be provided to the Community Development Department for review and approval prior to the implementation of such changes. Please note that certain changes may also require approvals from other departments/agencies.

26. Subdivision No. 23-01 shall be null and void if General Plan Amendment No. 23-03 and Zone Change 23-01 were to be denied by the City Council.

Public Works Conditions
The following are Engineering/Public Works conditions and shall be incorporated into submittal plans, show the conditions on site plans and on grading plans (No handwritten notes, stickers etc. shall be accepted).

PW1. The second sheet of building plans, grading plans and/or offsite improvement plans is to list all conditions of approval and to include a copy of the Planning Commission Decision letter. This information shall be incorporated into the plans prior to the first submittal for plan check.

PW2. A geotechnical and soils investigation report is required, the duties of the soils engineer of record, as indicated on the first sheet of the approved plans, shall include the following:
a) Observation of cleared areas and benches prepared to receive fill; b) Observation of the removal of all unsuitable soils and other materials; c) The approval of soils to be used as fill material;
d) Inspection of compaction and placement of fill;
e) The testing of compacted fills; and
f) The inspection of review of drainage devices.

PW3. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing shall not be performed by another soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the Public Works Department, a new Preliminary Soils and/or Geotechnical Investigation.

PW4. A grading and drainage plan shall be approved prior to issuance of the building permit. The grading and drainage plan shall indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water.

PW5. LID review shall be completed prior submitting grading plans for plan review. Grading plans shall be submitted including the proof of approval of LID or exemption of LID.

Resolution No. 26-03

PW6. Install new driveway approach in accordance with SPPWC Standard Plan 110-2, and as directed by the City Engineer or his/her designee. No portion of the driveway and/or parkway drain shall encroach to the frontage of the adjacent property.

PW7. Install new concrete sidewalk behind landscaped parkway along the length of the property frontage in accordance with SPPWC Standard Plan 113-2, and as directed by the City Engineer and/or his/her designee.

PW8. Install an irrigation system and landscape the designated parkway area, and as directed by the City Engineer and/or his/her designee.

PW9. Install new curb and gutter along the length of the property frontage in accordance with SPPWC standard plan 120-2, and as directed by the City Engineer or his/her designee.

PW10. Relocate vault from the sidewalk as directed by the City Engineer or his/her designee.

PW11. Rehabilitate existing AC street pavement along the length of the property frontage to the centerline of the street as directed by the City Engineer or his/her designee.

PW12. Underground all utility services to the property.

PW13. Sewer Study shall be reviewed and approved by the City Engineer or his/her designee, prior to the issuance of permits. If sewer is found to be inadequate, sewer improvement plans shall be submitted to the City for approval and required improvements shall be made at the sole cost to the property owner/developer.

PW14. Project shall be reviewed and approved by the City Traffic Engineer, prior to the issuance of permits. Any mitigation measures shown on the traffic study if any shall be made at the sole cost to the property owner/developer.

PARCEL MAP REQUIREMENTS
PW15. A final parcel map prepared by or under the direction of a registered civil engineer or licensed land surveyor shall be submitted to and approved by the City prior to being filed with the Los Angeles County Recorder.

PW16. A soils report is required.

PW17. A preliminary parcel map guarantee shall be provided which indicates all trust deeds (to include the name of the trustee), all easement holders, all fee interest holders, and all interest holders whose interest could result in a fee. The account for this title report shall remain open until the final parcel map is filed with the Los Angeles County Recorder.

PW18. Easements shall not be granted or recorded within any area proposed to be dedicated, offered for dedication, or granted for use as a public street, alley, highway, right of access,

Resolution No. 26-03

building restriction, or other easements until after the final parcel map is approved by the City and filed with the Los Angeles County Recorder; unless such easement is subordinated to the proposed dedication or grant. If easements are granted after the date of tentative approval, a subordination shall be executed by the easement holder prior to the filing of the final parcel map.

PW19. Monumentation of parcel map boundaries, street centerlines, and lot boundaries is required if the map is based on a field survey.

PW20. All conditions from City Departments and Divisions shall be incorporated into the parcel map prior to submitting the parcel map for review.

PW21. In accordance with California Government Code Sections 66442 and/or 66450, documentation shall be provided indicating the mathematical accuracy and survey analysis of the parcel map and the correctness of all certificates. Proof of ownership and proof of original signatures shall also be provided.

PW22. Proof of Tax clearance shall be provided at the time of parcel map review submittal.

PW23. Upon submittal of the parcel map for review by the City, a letter signed by both the subdivider and the engineer shall be provided which indicates that these individuals agree to submit five (5) blueprints and one sepia mylar of the recorded map to the City Public Works Department.

PW24. A reciprocal easement for ingress and egress, sanitary sewer, utility, drainage, water shall be provided for each property that does not front on or have direct access to the public way.

Services to each property shall be underground and shall be located in a trench within this easement.

Building Division Conditions
B1. The second sheet of building plans is to list all conditions of approval and to include a copy of the Planning Commission and City Council Resolutions.

This information shall be incorporated into the plans prior to the first submittal for plan check.

B2. Plans prepared in compliance with the current Building Code shall be submitted to Building Division for review prior permit issuance.

B3. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance of the building permit.

B4. The building shall be addressed as 825 Lexington-Gallatin RD, and an application to assign unit numbers shall be filed with the City prior to plan check submittal.

Resolution No. 26-03

B5. In accordance with paragraph 5538(b) of the California Business and Professions Code, plans are to be prepared and stamped by a licensed architect.

B6. Structural calculations prepared under the direction of an architect, civil engineer or structural engineer shall be provided.

B7. A geotechnical and soils investigation report is required, the duties of the soils engineer of record, as indicated on the first sheet of the approved plans, shall include the following:
a) Observation of cleared areas and benches prepared to receive fill; b) Observation of the removal of all unsuitable soils and other materials; c) The approval of soils to be used as fill material;
d) Inspection of compaction and placement of fill;
e) The testing of compacted fills; and
f) The inspection of review of drainage devices.

B8. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing shall not be performed by other soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the City, a new Preliminary Soils and/or Geotechnical Investigation.

B9. A grading and drainage plan shall be approved prior to issuance of the building permit. The grading and drainage plan shall indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water.

B10. Stormwater Planning Program LID Plan Checklist (MS4-1 FORM) completed by Engineer of Record shall be copied on the first sheet of Building Plans and on the first sheet of Grading Plans. The form can be found at the following link
https://www.dropbox.com/scl/fi/xliqonam5j4jro5oklnw4/MS4-Permit-LIDDetermination-Form.pdf?rlkey=zr7tu632u2staheexj6vqvxvg&dl=0 B11. Prior to submitting grading plans to Engineering Department, LID review shall be completed and approved.

B12. All State of California disability access regulations for accessibility shall be complied with.

B13. The property shall be surveyed, and the boundaries marked by a land surveyor licensed by the State of California.

Resolution No. 26-03

B14. Foundation inspection will not be made until the excavation has been surveyed and the setbacks determined to be in accordance with the approved plans by a land surveyor licensed by the State of California. THIS NOTE IS

TO BE PLACED ON THE FOUNDATION PLAN IN A PROMINENT
LOCATION.

B15. Separate application and plan review is required for Electrical plans.

B16. Separate application and plan review is required for Mechanical plans.

B17. Separate application and plan review is required for Plumbing plans.

B18. Plumbing fixtures shall be provided as required by the Chapter 4 of the California Plumbing Code. Additional fixtures may be required if not in compliance.

B19. Project shall comply with the CalGreen Non-Residential mandatory requirements.

B20. Prior to the issuance of building permit, a written consent shall be obtained from the current easement holder(s) for any proposed development encroaching into existing easement(s).

B21. All fire sprinkler hangers must be designed, and their location approved by an engineer or an architect. Calculations must be provided indicating that the hangers are designed to carry the tributary weight of the water filled pipe plus a 250-pound point load. A plan indication this information must be stamped by the engineer or the architect and submitted for approval prior to issuance of the building permit.

B22. Separate permit is required for Fire Sprinklers.

B23. Building permits shall not be issued until the final map has been prepared to the satisfaction of the Building Official.

Los Angeles County Fire Department Conditions

1. Submitted plans shall correspond with the plans approved by the County of Los Angeles Fire Department Fire Prevention Division Land Development Unit.

2. Access as noted on the Tentative and the Exhibit Maps shall comply with Title 21 (County of Los Angeles Subdivision Code) and Section 503 of the Title 32 (County of Los Angeles Fire Code), which requires an all-weather access surface to be clear to sky.

3. The Final Map shall be submitted to the Land Development Unit for review and approval prior recordation.

Resolution No. 26-03

4. The driveways required for Fire Apparatus Access Roads shall be indicated on the Final Map as "Private Driveway and Fire Lane" with the widths clearly depicted.

5. Fire hydrant improvement plans shall be submitted for review and approval prior to the clearance of the final map.

6. Review and approval by the County of Los Angeles Fire Department, Fire Prevention Engineering Section Building Plan Check Unit may be required for this project prior to building permit issuance. Please contact the Fire Prevention Engineering Section at (323) 890-4125 for information on EPICLA submittals.

County of Los Angeles Sheriff’s Department Conditions

1. The Department recommends that the principles of Crime Prevention through Environmental Design (CPTED) are incorporated in the design plans. The goal of CPTED is to reduce opportunities for criminal activities by employing physical design features that discourage anti-social behavior, while encouraging the legitimate use of the site. The overall tenant of CPTED include defensible space, territoriality, surveillance, lighting, landscaping, and physical security. The Department recommends installation of security cameras to reduce opportunities for criminal activities, where feasible.

2. The proposed Project will benefit from a landscaping maintenance program that would minimize opportunities for individuals to hide. The Station also recommends limiting the height of hedge-type plants around security gates that would allow visibility from the street.

Trees should not block building addresses from street patrol car line of sight.

3. The installation of security cameras for a video monitoring system and building lights with motion sensors is beneficial, where feasible. Appropriate gate hardware such as keypad/keycard access and automatic gate closers can be implemented where feasible to limit unauthorized access and for easy monitoring. In addition, the proposed locations of exterior building security cameras shall be considered in areas where law enforcement can adequately identify vehicle license plates upon entry/exit into the proposed Project with adequate lighting to enhance visibility. Installation of security cameras inside the secured area, at each entry/exit points, at the loading dock, at the rear and at the office, along with interior keypad/keycard access should be considered where feasible. An alarm system is also recommended to discourage criminal activity and generate response calls. Alarms should be considered to be installed on all access points and fences, with motion detection on the interior of the warehouse & office.

4. Provide numerical addresses in font size on the corner of the building that can be easily viewed and read from the street.

5. A Construction Traffic Management Plan should also be established as part of the proposed Project to address construction-related traffic congestion and emergency access issues. If temporary lane closures are necessary for the installation of utilities, emergency access should be maintained at all times. Flag persons and/or detours should be provided as needed

Resolution No. 26-03

to ensure safe traffic operations, and construction signs should be posted to advise motorists of reduced construction zone speed limits.

6. Effective traffic and security plans should be developed to address potential issues from criminal activity at the proposed Project site, in coordination with all jurisdictional approvals.

7. The Project Applicant will be required to pay all applicable development fees associated with the Project.

Mitigation Measures

1. The Mitigation Monitoring and Reporting Program, which was prepared for the proposed project and certified by the City Council upon completion of the Environmental Impact Report, shall be made part of the conditions of approval.

2. The applicant and any successor owners shall be responsible for implementing the mitigation measures and conditions of approval and provide all necessary documentation.

SECTION 8: Any interested party may appeal this decision to the City Council pursuant to SEMMC Section 17.03.130.
[SIGNATURES ON FOLLOWING PAGE]

Resolution No. 26-03

ADOPTED this 24th day of February, 2026.
_______________________________________
Chair of the Planning Commission
ATTEST:
________________________________
Secretary, Renee Reyes

STATE OF CALIFORNIA )

COUNTY OF LOS ANGELES ) SS

CITY OF SOUTH EL MONTE )
I, Renee Reyes, Secretary to the Planning Commission of the City of South El Monte, do hereby certify that the foregoing Resolution, being Resolution No. 26-03 was duly passed and adopted by the Planning Commission of the City of South El Monte at a regular meeting of said Commission held on the 24th day of February 2026.

AYES:

NOES:

ABSENT:

ABSTAIN:
____________________________________
Secretary, Renee Reyes

Resolution No. 26-03

EXHIBIT “A”

LEGAL DESCRIPTION OF THE PROPERTY
The APNs and legal description of the Property will change with the filing of TPM No. 084463

Commitment for Title Insurance
California - 2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.

Copyright 2021 American Land Title Association. All rights reserved.

The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited.

Reprinted under license from the American Land Title Association.

Form 50187306 (10-11-22) Page 10 of 15
Commitment No. NCS-1215033-SA1

EXHIBIT A
The Land referred to herein below is situated in the City of South El Monte, County of Los Angeles, State of California, and is described as follows:

A PARCEL OF LAND IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, INCLUDING PORTIONS OF LOTS 110 AND 120 OF TRACT NO. 621, AS SHOWN ON THE MAP RECORDED IN BOOK 15, PAGE 182

OF MAPS, A PORTION OF THE RANCHO POTRERO GRANDE AS DESCRIBED IN THE PATENT RECORDED IN BOOK 1, PAGE 3 OF PATENTS AND PORTIONS OF LOTS 1 AND 2 IN BLOCK "K" OF SUBDIVISIONS OF THE RANCHO POTRERO DE FELIPE LUGO AS SHOWN ON THE MAP RECORDED IN BOOK 43, PAGE 43 ET SEQ. OF MISCELLANEOUS RECORDS, ALL IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY DESCRIBED AS FOLLOWS:

BEGINNING AT A POINT IN THE SOUTHEASTERLY LINE OF SAID LOT 1 IN BLOCK "K" THAT IS DISTANT THEREON SOUTH 45° 02' 49" WEST 1080.64 FEET FROM THE MOST EASTERLY CORNER OF SAID LOT 1; THENCE NORTH 25° 33' 24" WEST 710 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 64° 26' 36" WEST 1200 FEET, MORE OR LESS, TO A POINT IN THE WESTERLY LINE OF SAID LOT 120 THAT IS DISTANT SOUTH 0° 17' 11" EAST 1180.57 FEET FROM THE NORTHWEST CORNER OF LOT 111 OF SAID TRACT NO. 621; THENCE SOUTH 25° 33' 24" EAST 710 FEET; THENCE NORTH 64° 26' 36" EAST 454.17 FEET TO A LINE AT RIGHT ANGLES TO THE SOUTHEASTERLY LINE OF SAID LOT 2 IN BLOCK "K" WHICH PASSES THROUGH A POINT IN SAID SOUTHEASTERLY LINE THAT IS DISTANT SOUTH 45° 02' 49" WEST 703.50 FEET FROM THE POINT OF BEGINNING; THENCE ALONG SAID RIGHT ANGLE LINE SOUTH 44° 57' 11" EAST 247.69 FEET TO THE SOUTHEASTERLY LINE OF SAID LOT 2; THENCE ALONG THE SOUTHEASTERLY LINE OF SAID LOTS 2 AND 1 IN SAID BLOCK "K" NORTH 45° 02' 49" EAST TO THE INTERSECTION OF THAT CERTAIN LINE IN THE SIDELINE OF THE POMONA FREEWAY

AS DESCRIBED IN THAT CERTAIN EASEMENT DOCUMENT TO THE STATE OF CALIFORNIA RECORDED ON AUGUST 27, 1963 AS INSTRUMENT NO. 1546 IN BOOK D2159, PAGE 922 ET SEQ. OF OFFICIAL

RECORDS OF SAID COUNTY, SAID CERTAIN LINE DESCRIBED THEREON AS HAVING A BEARING AND LENGTH OF "NORTH 80° 22' 48" WEST 692.44 FEET"; THENCE ALONG SAID CERTAIN LINE NORTH 80° 22' 48" WEST TO THE NORTHWESTERLY TERMINUS OF SAID LINE AND THE BEGINNING OF A TANGENT CURVE THEREIN CONCAVE SOUTHERLY AND HAVING A RADIUS OF 250.00 FEET; THENCE WESTERLY ALONG SAID TANGENT CURVE TO THE NORTHWEST LINE OF SAID LOT 1; THENCE SOUTHWEST ALONG SAID NORTHWEST LINE TO SAID LINE HAVING A BEARING OF NORTH 25° 33' 24" WEST AND WHICH PASSES THROUGH THE TRUE POINT OF BEGINNING; THENCE NORTH 25° 33' 24" WEST 14.55 FEET TO THE TRUE POINT OF BEGINNING.

EXCEPT THEREFROM THAT PORTION LYING NORTHEASTERLY OF THAT CERTAIN LINE AND ITS NORTHWESTERLY AND SOUTHEASTERLY PROLONGATIONS THEREOF DESCRIBED ABOVE AS "NORTH 25° 33' 24" EAST 710 FEET".

ALSO EXCEPT THEREFROM THAT PORTION LYING NORTHWESTERLY AND WESTERLY OF THE SOUTHEASTERLY AND EASTERLY LINE OF THE 80 FOOT STRIP OF LAND KNOWN AS SANTA ANITA AVENUE AND DESCRIBED IN PARCEL 16-4 OF FINAL ORDER OF CONDEMNATION OF SUPERIOR COURT CASE NO. 908.498, A CERTIFIED COPY OF WHICH WAS RECORDED IN BOOK D3995, PAGE 73 ON MAY

Commitment for Title Insurance
California - 2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.

Copyright 2021 American Land Title Association. All rights reserved.

The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited.

Reprinted under license from the American Land Title Association.

Form 50187306 (10-11-22) Page 11 of 15
07, 1968 AS INSTRUMENT NO. 3953 OF OFFICIAL RECORDS OF SAID COUNTY.

ALSO EXCEPT THEREFROM THAT PORTION OF SAID LAND DESCRIBED IN PARCELS 16-4D-1, 16-4S.1 AND 16-4S.2 OF FINAL ORDER OF CONDEMNATION OF SUPERIOR COURT CASE NO. 908.498, A CERTIFIED COPY OF WHICH WAS RECORDED IN BOOK D3995, PAGE 73 ON MAY 07, 1968 AS INSTRUMENT NO. 3953 OF OFFICIAL RECORDS OF SAID COUNTY.

ALSO EXCEPTING FROM THE PORTION OF SAID LOT 120 OF TRACT NO. 621 INCLUDED IN THE ABOVE

DESCRIBED LAND, ONE-HALF OF ALL OIL RIGHTS IN AND UNDER SAID LAND, AS RESERVED BY JOE CAGLIERO AND WIFE AND GEORGE VISSIO AND HIS WIFE IN THE DEED RECORDED IN BOOK 18263, PAGE 169 OF OFFICIAL RECORDS OF SAID COUNTY.

ALSO EXCEPTING FROM THE PORTION OF SAID LAND WHICH WAS FORMERLY REGISTERED LAND,

ONE-HALF OF ALL THE OIL, GAS AND OTHER HYDROCARBON SUBSTANCES IN OR THEREUNDER, AS RESERVED IN THE DEED FROM THOMAS W. BELL, FILED APRIL 08, 1942, IN THE OFFICE OF THE REGISTRAR OF LAND TITLES AS INSTRUMENT NO. 5621-K.

For conveyancing purposes only: APN 8119-005-032

Resolution No. 26-03

EXHIBIT “B”
TENTATIVE PARCEL MAP NO. 084463

EASEMENT NOTES
15 17
19 20
13 12
11 10
16 X

OH OH OH
OH
OH
OH
OH
OH
X
SD
SD
SD
SD
E

X X X X X

UNKNOWN VAULT
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH

OH OH OH
XS
W
W
W
W
W
W
W
W
W
W
W
W
W
S
FW

FM FM FM FM
FM
FM
FM
FM
FM
FM
FM
FM
ASSUMED POC IS AT CENTER OF PIPE FOR 30" AT 211.42 (ASSUMING 208.92 INV OUT FOR 90") FW
FW FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
W
W
W
W
W
W
SANTA ANITA AVE.

LEXINGTON-GALLATIN RD
SANTA ANITA AVE.

This document, together with the concepts and designs presented herein, as an instrument oI service, is intended only Ior the speciIic purpose and client Ior which it was prepared. Reuse oI and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.

No. REVISIONS DATE BY
DATE

AS SHOWN

CHECKED BY
SCALE

DESIGNED BY

DRAWN BY

KHA PROJECT

SOUTH EL MONTE ATHLETIC FIELDS

AND BUSINESS PARK

PREPARED FOR

MVP SOUTH EL MONTE I, LLC
Plotted By:Gutierrez, Kevin Sheet Set:Kha Layout:COVEROctober 16, 2025 06:16:51pmK:\ORA_LDEV\194550001 - whittier narrows - south el monte - lexington rd\CAD\plansheets - onsite\Prelim\Tentative Map.dwg

CITY OF SOUTH EL MONTE CA
194550001
10/16/2025
KG
KG/JM
HS

SHEET NUMBER
OF © 2025 KIMLEY-HORN AND ASSOCIATES, INC.
180 EAST OCEAN BLVD.SUITE 1200
LONG BEACH, CA 90802
(562) 549 -2200
WWW.KIMLEY-HORN.COM

NOT FOR CONSTRUCTION
TENTATIVE PARCEL MAP NO. 084463
825 LEXINGTON-GALLATIN ROAD
SOUTH EL MONTE, CA 91733

SITE INFORMATION
NORTH

LEGAL DESCRIPTION PER TITLE REPORT
Know what's
before you dig.
below. Call 811
R
NORTH

PARCEL AREA
CIVIL ENGINEER:

OWNER/DEVELOPER:

ARCHITECT:

GENERAL NOTES
COVER

OH X X X X X X X X X X X X X X SD SD E X X X X UNKNOWN VAULT OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
S
W
W
W
W
W
W
W
W
W
W
W
W
W

WS S FW FW

FM FM FM FM FM FM FM FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FM
FW
FW
FW

FW FW FW FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW

FW LEXINGTON-GALLATIN RD
12 19
12 13
13 17
15 16
16 16
10 11

EASEMENT NOTES
LEGEND
15 17
19 20
13 12
11 10
16 X This document, together with the concepts and designs presented herein, as an instrument oI service, is intended only Ior the speciIic purpose and client Ior which it was prepared. Reuse oI and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.

No. REVISIONS DATE BY
DATE

AS SHOWN

CHECKED BY
SCALE

DESIGNED BY

DRAWN BY

KHA PROJECT

SOUTH EL MONTE ATHLETIC FIELDS

AND BUSINESS PARK

PREPARED FOR

MVP SOUTH EL MONTE I, LLC
Plotted By:Gutierrez, Kevin Sheet Set:Kha Layout:Layout1October 16, 2025 06:16:58pmK:\ORA_LDEV\194550001 - whittier narrows - south el monte - lexington rd\CAD\plansheets - onsite\Prelim\Tentative Map.dwg

CITY OF SOUTH EL MONTE CA
194550001
10/16/2025
KG
KG/JM
HS

SHEET NUMBER
OF © 2025 KIMLEY-HORN AND ASSOCIATES, INC.
180 EAST OCEAN BLVD.SUITE 1200
LONG BEACH, CA 90802
(562) 549 -2200
WWW.KIMLEY-HORN.COM

NOT FOR CONSTRUCTION NORTH
TENTATIVE PARCEL MAP NO. 084463
825 LEXINGTON-GALLATIN ROAD
SOUTH EL MONTE, CA 91733
TENTATIVE MAP 1

OH OH OH OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
X
X

X X X X X X X X
SD
SD
OH
OH
OH
OH
OH
OHOH

OH OH OH OH OH OH OH OH OH OH
W
W
W
W
FM
FM
FM
FM
ASSUMED POC IS AT CENTER OF PIPE FOR 30" AT 211.42 (ASSUMING 208.92 INV OUT FOR 90") FW
FW
FW
FW
FW
FW
FW
FW
FW
W
SANTA ANITA AVE.
19 20
12 15
10 11

EASEMENT NOTES
LEGEND
15 17
19 20
13 12
11 10
16 X This document, together with the concepts and designs presented herein, as an instrument oI service, is intended only Ior the speciIic purpose and client Ior which it was prepared. Reuse oI and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.

No. REVISIONS DATE BY
DATE

AS SHOWN

CHECKED BY
SCALE

DESIGNED BY

DRAWN BY

KHA PROJECT

SOUTH EL MONTE ATHLETIC FIELDS

AND BUSINESS PARK

PREPARED FOR

MVP SOUTH EL MONTE I, LLC
Plotted By:Gutierrez, Kevin Sheet Set:Kha Layout:Layout1 (2)October 16, 2025 06:17:03pmK:\ORA_LDEV\194550001 - whittier narrows - south el monte - lexington rd\CAD\plansheets - onsite\Prelim\Tentative Map.dwg

CITY OF SOUTH EL MONTE CA
194550001
10/16/2025
KG
KG/JM
HS

SHEET NUMBER
OF © 2025 KIMLEY-HORN AND ASSOCIATES, INC.
180 EAST OCEAN BLVD.SUITE 1200
LONG BEACH, CA 90802
(562) 549 -2200
WWW.KIMLEY-HORN.COM

NOT FOR CONSTRUCTION NORTH
TENTATIVE PARCEL MAP NO. 084463
825 LEXINGTON-GALLATIN ROAD
SOUTH EL MONTE, CA 91733
TENTATIVE MAP 2

PLANNING COMMISSION
RESOLUTION NO. 26-04

A RESOLUTION OF THE SOUTH EL MONTE PLANNING

COMMISSION APPROVING CONDITIONAL USE PERMIT
(NO. 23-07) ALLOWING FOR THE DEVELOPMENT OF A
221,815 SQUARE-FOOT INDUSTRIAL BUILDING IN THE CITY
OF SOUTH EL MONTE AT 825 LEXINGTON-GALLATIN ROAD
WHEREAS, Magellan Value Partners (“Applicant”) has filed an application for a Conditional Use Permit (“CUP”) to allow for the development of a 221,815 square-foot industrial building (“Project”) on an approximately 10.5-acre portion of the property located at 825 Lexington-Gallatin Road, South El Monte, CA (“Property”). The legal description of the Property attached hereto as Exhibit “A” will change following recordation of the Final Map for the Project, which will establish two separate legal lots on the Property.

WHEREAS, concurrently herewith, Applicant has filed applications for: a General Plan amendment (No. 23-03), Zone Change (No. 23-01), Subdivision (No. 23-01), (Tentative Parcel Map No. 084463); and certification of an Environmental Impact Report.

WHEREAS, pursuant to the proposed Development Agreement for the Project, an approximately 10.7-acre portion of the Property will be donated by the Applicant to the City for the future development of a public park by the City upon satisfaction of certain conditions precedent, as specified therein (“City Park Project”). For purposes of this CUP, the term “Project Site” means the portion of the Property upon which the Project will be located and does not include the approximately 10.5-acre portion of the Property that is proposed to be developed by the City as part of the City Park Project.

WHEREAS, a public hearing was held before the Planning Commission on February 24, 2026, to consider the application. All evidence, both written and oral, presented during said public hearing including the staff report and all related documents were considered by the Planning Commission in making its determination.

THE PLANNING COMMISSION OF THE CITY OF SOUTH EL MONTE HEREBY FINDS, RESOLVES, AND ORDERS AS FOLLOWS:

SECTION 1: The Planning Commission of the City hereby finds that the above recitals are true and correct and are incorporated herein by this 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 (California Code of Regulations, Title 14, Sections 15000, et seq.), and the City’s Local CEQA Guidelines, an Initial Study was prepared to determine the potential environmental effects of the proposed Project, including but not limited to the adoption of a General Plan Amendment and Zone Change.

Based on the information contained in the Initial Study, it was determined there was substantial evidence that approval of the Project may have significant environmental impacts with

Resolution No. 26-04

implementation of required mitigation measures. Accordingly, the City prepared an Environmental Impact Report (“EIR”) and public notices in accordance with State CEQA Guidelines and was made available for public review and comment from August 28, 2025, to October 13, 2025.

Pursuant to Section 15074(b) of said Guidelines, the Planning Commission independently reviewed and considered the contents of the Initial Study and the EIR. Pursuant to the Planning Commission’s adoption of Resolution No. 26-02, the Planning Commission recommends to the City Council to certify the EIR and Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations for the Project in compliance with CEQA Guidelines.

The EIR (State Clearing House No. 2024070062), with supporting studies, is incorporated herein by reference, and can be found on the City’s website. A copy of the EIR can also be found at the State Clearinghouse, and at the City’s Community Development Division. 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: A record of the public hearing indicates the following:

A. The application for a CUP, SEMMC Section 17.03.060 requires that the Planning Commission “find that the proposed Project shall not be detrimental to persons or properties in the immediate vicinity nor to the City in general.”
B. The General Plan Land Use designation and Zoning Code designation for the Property upon approval by the City Council of General Plan Amendment No. 23-03 and Zone Change No. 23-01 will be “Commercial-Manufacturing,” and “Manufacturing,” respectively. The Project is permitted under those General Plan and Zoning Code designations.

C. The Project promotes the City’s goals and objectives stated in the General Plan. No goal or policy will be impaired.

D. As conditioned, the construction and operation of the Project will not be a nuisance to surrounding properties.

SECTION 4: Based on the record of the hearing, including all information presented at the hearing, including the Staff Report dated February 24, 2026, which is hereby incorporated into this Resolution 26-04 by reference, the Planning Commission hereby finds:

A. As conditioned, the Project meets the requirements of SEMMC Chapter 17.03.060 and will not be detrimental to the public health, safety, or welfare, nor will it adversely affect property values or the present or future development of the surrounding areas. The conditions that are included in this resolution, as well as the fact that various screening and buffering methods are proposed with the Project ensures this will hold true in the future.

B. Pursuant to SEMMC Section 17.03.060, the approval of the CUP will not be detrimental to persons or properties in the immediate vicinity nor to the City in general. This is because the Project, as conditioned, will be required to operate in a way that does not negatively impact the surrounding area through conditions imposed herein.

Resolution No. 26-04

C. As conditioned, the Project represents a modern, quality industrial establishment on an underutilized site that will be compatible with the surrounding area, including similar uses around Santa Anita Avenue. The Project will result in positive and productive changes to vacant land and contribute to the general economic well-being of the City, consistent with various General Plan policies and goals, as detailed below
D. As conditioned, the Project is consistent with the City’s General Plan, provided the City Council adopts the amendments to the General Plan (No. 23-03) and Zone Change (No. 23- 01), respectively. The Project is compatible with the objectives, policies, general land uses, economic development and programs specified in the General Plan which includes, but is not limited to, the following goals:

Land Use Element
(1) Goal 1.0: Maintain a balanced mix and distribution of land uses throughout South El Monte. Allowing for the development of a vacant site into a productive industrial use would expand and diversify the economic and employment opportunities in the City. Pursuant to the Development Agreement for the Project, it will also provide for the opportunity for needed recreational and open space to serve residents in the City via the City Park Project. (2) Policy 1.5: Continue to provide opportunities for establishment and expansion of a broad range of industrial businesses within those areas of the City designated for industrial. The new development will serve the area by creating a sole location for new industrial businesses to establish their operations within the area. This new development along with the General Plan Amendment and Zone Change will allow new industrial businesses to flourish in the City in an appropriate location within close proximity to State Route 60.
(3) Goal 2: Focus new revenue-generating development in those areas of the City with high visibility. The proposed project will utilize a vacant parcel and provide a new revenue-generating industrial development with close access to the State Route 60.
(4) Goal 3.0: Accommodate new development that is compatible with and complements existing land uses. The Project would allow for the establishment of a new industrial building in an underutilized site that is compatible with the adjacent uses around Santa Anita Avenue.
(5) Goal 6.0: Provide for the revitalization of deteriorating land uses and properties.

The Project will provide a new industrial building on a property that has lain vacant for many years and will also provide off-site public improvements and will improve the Property’s flood storage capacity via Storage Basin improvements (as defined in the EIR and Development Agreement for the Project) in the United States Army Corps of Engineers (USACE) easement area. Pursuant to the proposed Development Agreement for the Project, the Project will also allow for the City Public Park Project. These public and private improvements will

Resolution No. 26-04

revitalize the surrounding area.

Resources Element
(1) Goal 1: Provide local public park space at a ratio of two acres of park land per 1,000 City residents. This desired ratio is not currently met. Once developed by the City, the City Public Park Project facilitated by the proposed Development Agreement for the Project will result in a net increase of park space of approximately 10.7 acres.
(2) Goal 2.0: Provide a comprehensive recreation program, adequate facilities, and proper maintenance of the parks and recreational facilities in the City. The City Public Park Project facilitated by the proposed Development Agreement for the Project will increase the range of park and recreational facilities and programming in the City once developed by the City.

SECTION 5: Concurrently with the approval of the Tentative Parcel Map, the Applicant is requesting the approval of a Zone Change (No. 23-01) and General Plan Amendment (No. 23- 03) which requires final approval by City Council. Thus, the Planning Commission’s approval of this CUP is contingent on the approval of the General Plan Amendment and Zone Change by City Council and shall not be effective until such approval by the City Council. The Planning Commission’s approval of this CUP is also contingent on the City Council’s certification of the Final EIR, adoption of CEQA Findings of Fact, and adoption of a Statement of Overriding Considerations for the Project and shall not be effective until such actions are taken by the City Council, which are prerequisites to City Council approval of the Zone Change and General Plan Amendment.

SECTION 6: Exhibits “A” hereto are incorporated herein by reference.

SECTION 7: Based on the aforementioned findings, the Planning Commission hereby approves Conditional Use Permit (No. 23-07) to develop the Project subject to the following conditions:

General Conditions

1. The Applicant and the business entity allowed for hereunder shall indemnify, defend, and hold harmless the City, its officers, agents, employees, and volunteers from any and all claims, lawsuits, or actions arising from the granting of, or the exercise of, the rights permitted by this approval, and from any and all claims or losses occurring or resulting to any person, firm, corporation, or property for damage, injury, or death arising out of, or connected in anyway, with the performance of the use permitted hereby. The Applicant’s obligation to indemnify, defend, and hold harmless the City shall include, but not be limited to, paying all legal fees and costs incurred by legal counsel of the City’s choice in representing the City in connection with any such claims, losses, lawsuits, or actions, and any award of damages or attorney’s fees in any such lawsuit or action.

2. The Applicant and the business entity allowed for hereunder shall execute an Affidavit of Acceptance of these conditions in the presence of a Notary Public and return the Affidavit

Resolution No. 26-04

to the Director of Community Development & Public Works within 20 calendar days of the date of the City Council’s approval of the Zone Change (No. 23-01) and General Plan Amendment (No. 23-03) for the Project.

3. The Conditional Use Permit approval shall lapse and become void if the privilege authorized is not utilized or where some form of construction pursuant to issuance of a building permit has not commenced within two years from the date of this approval or per the Development Agreement for the Project, whichever is longer.

4. Applicant and its employees, agents and contractors shall comply with all Municipal Code provisions, and county, state and federal regulations applicable to the project.

Planning Conditions

5. All buildings and walls must be finished with graffiti resistant materials. Any graffiti painted or marked upon the Project Site or on any adjacent area under the control of the Applicant shall be removed or painted over within 48 hours of discovery or notice from the City.

6. The Project Site shall be maintained in a safe and clean condition and the Applicant shall ensure that no trash or litter originating from the site is deposited on neighboring properties or the public right-of-way. At the end of each business day, the Applicant shall pick up any and all litter including but not limited to large, discarded items that may have collected in the parking area on the Project Site and public right-of-way (Lexington-Gallatin Road).

7. The Applicant shall maintain all required permits and licenses in good standing.

8. The Applicant understands that any violation of the foregoing conditions shall be grounds for the suspension, modification, or revocation of the Conditional Use Permit.

9. The construction site shall always be kept in a clean manner prior, during, and after construction.

10. The Applicant shall develop the Project in substantial conformance with the site plan and landscaping plan approved by the City Council, as determined by the Director of Community Development.

11. The Applicant shall provide a detailed landscape and irrigation plan for the Project Site, prepared by a registered Landscape Architect to the Director of Community Development & Public Works for review and approval prior to submitting the plans to the Building Division.

12. The Applicant shall install drought tolerant landscaping on the Project Site in strict compliance with a landscape plan prepared by a Landscape Architect drawn at a minimum scale of 1”=10’ which will include all proposed softscape elements (included areas of ornamental plantings and turf areas), with the perimeter planting design for the exterior of building. The Applicant shall incorporate the following into the landscape plan:

Resolution No. 26-04

a. Enclose all planters within parking lot areas with raised six-inch P.C.C. curbs, except at sidewalks, or as approved for stormwater retention plan. b. Provide an automated underground irrigation system for all landscaped areas. c. Provide adequate landscaping to completely screen all ground mounted mechanical equipment.

13. All exterior doors shall be lit with a minimum of one-foot candle power of intensity and constructed of tamper-resistant fixtures.

14. The Applicant shall have no outside storage of material or equipment during or after hours in the required parking lot areas or near the front entrance of the Project Site visible from Lexington-Gallatin Road.

15. There shall be no loading or unloading of materials on the public right of way (LexingtonGallatin Road).

16. There shall be no queuing or parking of vehicles on or along Lexington-Gallatin Road as a result of the Project.

17. At no time shall the Project Site store inoperable freight trucks or vehicles in its parking areas either within the vehicle spaces or the freight truck spaces.

18. No repair of vehicles or freight trucks shall occur at any time on the Project Site.

19. All exterior lights on the Project Site shall be LED and shall be directed, positioned, and/or shielded such that they do not illuminate surrounding properties and/or the public right of way.

20. For security purposes, lighting on the Project Site shall be place in such a way as to illuminate the area surrounding the trash enclosure(s), transformer, and all vehicle parking spaces. This lighting shall be un-switched and photo sensor controlled.

21. Any bollards on the Project Site visible from the public right of way shall be decorative in nature and shall be approved by the Director of Community Development & Public Works or designee.

22. Noise generated from the Project Site shall comply with the South El Monte Municipal Code 8.20.

23. The applicant shall incorporate a copy of these conditions of approval and mitigation measures into the approved set of building plans.

24. The final subdivision parcel map shall be finalized and recorded prior to the issuance of building permits, unless the City Attorney determines that a final subdivision parcel map is not required.

25. The applicant understands and agrees that if changes to the original plans (as approved and on file) are required during construction, revised plans shall be provided to the Community Development Department for review and approval prior to the implementation of such

Resolution No. 26-04

changes. Please note that certain changes may also require approvals from other departments/agencies.

26. Conditional Use Permit No. 23-07 shall be null and void if the General Plan Amendment No. 23-03 and Zone Change 23-01 were to be denied by the City Council.

Public Works Conditions
The following are Engineering/Public Works conditions and shall be incorporated into submittal plans, show the conditions on site plans and on grading plans (No handwritten notes, stickers etc. shall be accepted).

PW1. The second sheet of building plans, grading plans and/or offsite improvement plans is to list all conditions of approval and to include a copy of the Planning Commission Decision letter. This information shall be incorporated into the plans prior to the first submittal for plan check.

PW2. A geotechnical and soils investigation report is required, the duties of the soils engineer of record, as indicated on the first sheet of the approved plans, shall include the following:
a) Observation of cleared areas and benches prepared to receive fill; b) Observation of the removal of all unsuitable soils and other materials; c) The approval of soils to be used as fill material;
d) Inspection of compaction and placement of fill;
e) The testing of compacted fills; and
f) The inspection of review of drainage devices.

PW3. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing shall not be performed by another soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the Public Works Department, a new Preliminary Soils and/or Geotechnical Investigation.

PW4. A grading and drainage plan for the Project Site shall be approved prior to issuance of the building permit. The grading and drainage plan shall indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water.

PW5. LID review shall be completed prior to submitting grading plans for plan review. Grading plans for the Project Site shall be submitted including the proof of approval of LID or exemption of LID.

PW6. Install new driveway approach on the Project Site in accordance with SPPWC Standard Plan 110-2, and as directed by the City Engineer or his/her designee. No portion of the driveway and/or parkway drain shall encroach to the frontage of the adjacent property.

Resolution No. 26-04

PW7. Install new concrete sidewalk on the Project Site behind landscaped parkway along the length of the Project Site frontage in accordance with SPPWC Standard Plan 113-2, and as directed by the City Engineer and/or his/her designee.

PW8. Install an irrigation system and landscape the designated parkway area on the Project Site, and as directed by the City Engineer and/or his/her designee.

PW9. Install new curb and gutter along the length of the Project Site frontage in accordance with SPPWC standard plan 120-2, and as directed by the City Engineer or his/her designee.

PW10. Relocate vault from the sidewalk as directed by the City Engineer or his/her designee.

PW11. Rehabilitate existing AC street pavement along the length of the Project Site frontage to the centerline of the street as directed by the City Engineer or his/her designee.

PW12. Underground all utility services to the Project Site.

PW13. Sewer Study shall be reviewed and approved by the City Engineer or his/her designee, prior to the issuance of permits. If sewer is found to be inadequate, sewer improvement plans shall be submitted to the City for approval and required improvements shall be made at the sole cost to the property owner/developer.

PW14. The Project shall be reviewed and approved by the City Traffic Engineer, prior to the issuance of permits. Any mitigation measures shown on the traffic study if any shall be made at the sole cost to the property owner/developer.

PARCEL MAP REQUIREMENTS
PW15. A final parcel map prepared by or under the direction of a registered civil engineer or licensed land surveyor shall be submitted to and approved by the City prior to being filed with the Los Angeles County Recorder.

PW16. A soils report is required.

PW17. A preliminary parcel map guarantee shall be provided which indicates all trust deeds (to include the name of the trustee), all easement holders, all fee interest holders, and all interest holders whose interest could result in a fee. The account for this title report shall remain open until the final parcel map is filed with the Los Angeles County Recorder.

PW18. Easements shall not be granted or recorded within any area proposed to be dedicated, offered for dedication, or granted for use as a public street, alley, highway, right of access, building restriction, or other easements until after the final parcel map is approved by the City and filed with the Los Angeles County Recorder; unless such easement is subordinated to the proposed dedication or grant. If easements are granted after the date of tentative approval, a subordination shall be executed by the easement holder prior to the filing of the final parcel map.

Resolution No. 26-04

PW19. Monumentation of parcel map boundaries, street centerlines, and lot boundaries is required if the map is based on a field survey.

PW20. All conditions from City Departments and Divisions shall be incorporated into the parcel map prior to submitting the parcel map for review.

PW21. In accordance with California Government Code Sections 66442 and/or 66450, documentation shall be provided indicating the mathematical accuracy and survey analysis of the parcel map and the correctness of all certificates. Proof of ownership and proof of original signatures shall also be provided.

PW22. Proof of Tax clearance shall be provided at the time of parcel map review submittal.

PW23. Upon submittal of the parcel map for review by the City, a letter signed by both the subdivider and the engineer shall be provided which indicates that these individuals agree to submit five (5) blueprints and one sepia mylar of the recorded map to the City Public Works Department.

Building Division Conditions
B1. The second sheet of building plans is to list all conditions of approval and to include a copy of the Planning Commission and City Council Resolutions.

This information shall be incorporated into the plans prior to the first submittal for plan check.

B2. Plans prepared in compliance with the current Building Code shall be submitted to Building Division for review prior permit issuance.

B3. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance of the building permit.

B4. The building shall be addressed as 825 Lexington-Gallatin RD, and an application to assign unit numbers shall be filed with the City prior to plan check submittal.

B5. In accordance with paragraph 5538(b) of the California Business and Professions Code, plans are to be prepared and stamped by a licensed architect.

B6. Structural calculations prepared under the direction of an architect, civil engineer or structural engineer shall be provided.

B7. A geotechnical and soils investigation report is required, the duties of the soils engineer of record, as indicated on the first sheet of the approved plans, shall include the following:
a) Observation of cleared areas and benches prepared to receive fill; b) Observation of the removal of all unsuitable soils and other materials;

Resolution No. 26-04

c) The approval of soils to be used as fill material;
d) Inspection of compaction and placement of fill;
e) The testing of compacted fills; and
f) The inspection of review of drainage devices.

B8. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation for the Project Site accepted by the City for observation of all grading, site preparation, and compaction testing.

Observation and testing shall not be performed by other soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the City, a new Preliminary Soils and/or Geotechnical Investigation.

B9. A grading and drainage plan for the Project Site shall be approved prior to issuance of the building permit. The grading and drainage plan shall indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water.

B10. Stormwater Planning Program LID Plan Checklist (MS4-1 FORM) completed by Engineer of Record shall be copied on the first sheet of Building Plans and on the first sheet of Grading Plans. The form can be found at the following link
https://www.dropbox.com/scl/fi/xliqonam5j4jro5oklnw4/MS4-Permit-LIDDetermination-Form.pdf?rlkey=zr7tu632u2staheexj6vqvxvg&dl=0 B11. Prior to submitting grading plans to Engineering Department, LID review shall be completed and approved.

B12. All State of California disability access regulations for accessibility shall be complied with.

B13. The property shall be surveyed, and the boundaries marked by a land surveyor licensed by the State of California.

B14. Foundation inspection will not be made until the excavation has been surveyed and the setbacks determined to be in accordance with the approved plans by a land surveyor licensed by the State of California. THIS NOTE IS

TO BE PLACED ON THE FOUNDATION PLAN IN A PROMINENT
LOCATION.

B15. Separate application and plan review is required for Electrical plans.

B16. Separate application and plan review is required for Mechanical plans.

B17. Separate application and plan review is required for Plumbing plans.

Resolution No. 26-04

B18. Plumbing fixtures shall be provided as required by the Chapter 4 of the California Plumbing Code. Additional fixtures may be required if not in compliance.

B19. The Project shall comply with the CalGreen Non-Residential mandatory requirements.

B20. Prior to the issuance of building permit, a written consent shall be obtained from the current easement holder(s) for any proposed development encroaching into existing easement(s).

B21. All fire sprinkler hangers must be designed, and their location approved by an engineer or an architect. Calculations must be provided indicating that the hangers are designed to carry the tributary weight of the water filled pipe plus a 250-pound point load. A plan indication this information must be stamped by the engineer or the architect and submitted for approval prior to issuance of the building permit.

B22. Separate permit is required for Fire Sprinklers.

B23. Building permits shall not be issued until the final map has been prepared to the satisfaction of the Building Official, unless the City Attorney determines that a final map is not required.

Los Angeles County Fire Department Conditions

1. Submitted plans shall correspond with the plans approved by the County of Los Angeles Fire Department Fire Prevention Division Land Development Unit.

2. Access as noted on the Tentative and the Exhibit Maps shall comply with Title 21 (County of Los Angeles Subdivision Code) and Section 503 of the Title 32 (County of Los Angeles Fire Code), which requires an all-weather access surface to be clear to sky.

3. The Final Map shall be submitted to the Land Development Unit for review and approval prior recordation.

4. The driveways required for Fire Apparatus Access Roads shall be indicated on the Final Map as "Private Driveway and Fire Lane" with the widths clearly depicted.

5. Fire hydrant improvement plans shall be submitted for review and approval prior to the clearance of the final map.

6. Review and approval by the County of Los Angeles Fire Department, Fire Prevention Engineering Section Building Plan Check Unit may be required for the Project prior to

Resolution No. 26-04

building permit issuance. Please contact the Fire Prevention Engineering Section at (323) 890-4125 for information on EPICLA submittals.

County of Los Angeles Sheriff’s Department Conditions

1. The Department recommends that the principles of Crime Prevention through Environmental Design (CPTED) are incorporated in the design plans. The goal of CPTED is to reduce opportunities for criminal activities by employing physical design features that discourage anti-social behavior, while encouraging the legitimate use of the site. The overall tenant of CPTED include defensible space, territoriality, surveillance, lighting, landscaping, and physical security. The Department recommends installation of security cameras on the Project Site to reduce opportunities for criminal activities, where feasible.

2. The Project will benefit from a landscaping maintenance program that would minimize opportunities for individuals to hide. The Station also recommends limiting the height of hedge-type plants around security gates that would allow visibility from the street. Trees should not block building addresses from street patrol car line of sight.

3. The installation of security cameras for a video monitoring system and building lights with motion sensors is beneficial, where feasible. Appropriate gate hardware such as keypad/keycard access and automatic gate closers can be implemented where feasible to limit unauthorized access and for easy monitoring. In addition, the proposed locations of exterior building security cameras shall be considered in areas where law enforcement can adequately identify vehicle license plates upon entry/exit into the proposed Project with adequate lighting to enhance visibility. Installation of security cameras inside the secured area, at each entry/exit points, at the loading dock, at the rear and at the office, along with interior keypad/keycard access should be considered where feasible. An alarm system is also recommended to discourage criminal activity and generate response calls. Alarms should be considered to be installed on all access points and fences, with motion detection on the interior of the warehouse & office.

4. Provide numerical addresses in font size on the corner of the building that can be easily viewed and read from the street.

5. A Construction Traffic Management Plan should also be established as part of the Project to address construction-related traffic congestion and emergency access issues. If temporary lane closures are necessary for the installation of utilities, emergency access should be maintained at all times. Flag persons and/or detours should be provided as needed to ensure safe traffic operations, and construction signs should be posted to advise motorists of reduced construction zone speed limits.

6. Effective traffic and security plans should be developed to address potential issues from criminal activity at the Project Site, in coordination with all jurisdictional approvals.

7. The Project Applicant will be required to pay all applicable development fees associated with the Project.

Resolution No. 26-04

Mitigation Measures

1. The Mitigation Monitoring and Reporting Program, which was prepared for the proposed project and certified by the City Council upon completion of the Environmental Impact Report, shall be made part of the conditions of approval.

2. The applicant and any successor owners shall be responsible for implementing the mitigation measures and conditions of approval and provide all necessary documentation.

SECTION 8: Any interested party may appeal this decision to the City Council pursuant to SEMMC Section 17.03.060.

ADOPTED this 24th day of February 2026.
_______________________________________
Chair of the Planning Commission
ATTEST:
________________________________
Secretary, Renee Reyes

STATE OF CALIFORNIA )

COUNTY OF LOS ANGELES ) SS

CITY OF SOUTH EL MONTE )
I, Renee Reyes, Secretary to the Planning Commission of the City of South El Monte, do hereby certify that the foregoing Resolution, being Resolution No. 26-04 was duly passed and adopted by the Planning Commission of the City of South El Monte at a regular meeting of said Commission held on the 24th day of February, 2026.

AYES:

NOES:

ABSENT:

ABSTAIN:
____________________________________
Secretary, Renee Reyes

Resolution No. 26-04

EXHIBIT “A”

LEGAL DESCRIPTION OF THE PROPERTY
The APN and legal description of the Property will change with the filing of TPM No. 084463

Commitment for Title Insurance
California - 2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.

Copyright 2021 American Land Title Association. All rights reserved.

The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited.

Reprinted under license from the American Land Title Association.

Form 50187306 (10-11-22) Page 10 of 15
Commitment No. NCS-1215033-SA1

EXHIBIT A
The Land referred to herein below is situated in the City of South El Monte, County of Los Angeles, State of California, and is described as follows:

A PARCEL OF LAND IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, INCLUDING PORTIONS OF LOTS 110 AND 120 OF TRACT NO. 621, AS SHOWN ON THE MAP RECORDED IN BOOK 15, PAGE 182

OF MAPS, A PORTION OF THE RANCHO POTRERO GRANDE AS DESCRIBED IN THE PATENT RECORDED IN BOOK 1, PAGE 3 OF PATENTS AND PORTIONS OF LOTS 1 AND 2 IN BLOCK "K" OF SUBDIVISIONS OF THE RANCHO POTRERO DE FELIPE LUGO AS SHOWN ON THE MAP RECORDED IN BOOK 43, PAGE 43 ET SEQ. OF MISCELLANEOUS RECORDS, ALL IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY DESCRIBED AS FOLLOWS:

BEGINNING AT A POINT IN THE SOUTHEASTERLY LINE OF SAID LOT 1 IN BLOCK "K" THAT IS DISTANT THEREON SOUTH 45° 02' 49" WEST 1080.64 FEET FROM THE MOST EASTERLY CORNER OF SAID LOT 1; THENCE NORTH 25° 33' 24" WEST 710 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 64° 26' 36" WEST 1200 FEET, MORE OR LESS, TO A POINT IN THE WESTERLY LINE OF SAID LOT 120 THAT IS DISTANT SOUTH 0° 17' 11" EAST 1180.57 FEET FROM THE NORTHWEST CORNER OF LOT 111 OF SAID TRACT NO. 621; THENCE SOUTH 25° 33' 24" EAST 710 FEET; THENCE NORTH 64° 26' 36" EAST 454.17 FEET TO A LINE AT RIGHT ANGLES TO THE SOUTHEASTERLY LINE OF SAID LOT 2 IN BLOCK "K" WHICH PASSES THROUGH A POINT IN SAID SOUTHEASTERLY LINE THAT IS DISTANT SOUTH 45° 02' 49" WEST 703.50 FEET FROM THE POINT OF BEGINNING; THENCE ALONG SAID RIGHT ANGLE LINE SOUTH 44° 57' 11" EAST 247.69 FEET TO THE SOUTHEASTERLY LINE OF SAID LOT 2; THENCE ALONG THE SOUTHEASTERLY LINE OF SAID LOTS 2 AND 1 IN SAID BLOCK "K" NORTH 45° 02' 49" EAST TO THE INTERSECTION OF THAT CERTAIN LINE IN THE SIDELINE OF THE POMONA FREEWAY

AS DESCRIBED IN THAT CERTAIN EASEMENT DOCUMENT TO THE STATE OF CALIFORNIA RECORDED ON AUGUST 27, 1963 AS INSTRUMENT NO. 1546 IN BOOK D2159, PAGE 922 ET SEQ. OF OFFICIAL

RECORDS OF SAID COUNTY, SAID CERTAIN LINE DESCRIBED THEREON AS HAVING A BEARING AND LENGTH OF "NORTH 80° 22' 48" WEST 692.44 FEET"; THENCE ALONG SAID CERTAIN LINE NORTH 80° 22' 48" WEST TO THE NORTHWESTERLY TERMINUS OF SAID LINE AND THE BEGINNING OF A TANGENT CURVE THEREIN CONCAVE SOUTHERLY AND HAVING A RADIUS OF 250.00 FEET; THENCE WESTERLY ALONG SAID TANGENT CURVE TO THE NORTHWEST LINE OF SAID LOT 1; THENCE SOUTHWEST ALONG SAID NORTHWEST LINE TO SAID LINE HAVING A BEARING OF NORTH 25° 33' 24" WEST AND WHICH PASSES THROUGH THE TRUE POINT OF BEGINNING; THENCE NORTH 25° 33' 24" WEST 14.55 FEET TO THE TRUE POINT OF BEGINNING.

EXCEPT THEREFROM THAT PORTION LYING NORTHEASTERLY OF THAT CERTAIN LINE AND ITS NORTHWESTERLY AND SOUTHEASTERLY PROLONGATIONS THEREOF DESCRIBED ABOVE AS "NORTH 25° 33' 24" EAST 710 FEET".

ALSO EXCEPT THEREFROM THAT PORTION LYING NORTHWESTERLY AND WESTERLY OF THE SOUTHEASTERLY AND EASTERLY LINE OF THE 80 FOOT STRIP OF LAND KNOWN AS SANTA ANITA AVENUE AND DESCRIBED IN PARCEL 16-4 OF FINAL ORDER OF CONDEMNATION OF SUPERIOR COURT CASE NO. 908.498, A CERTIFIED COPY OF WHICH WAS RECORDED IN BOOK D3995, PAGE 73 ON MAY

Commitment for Title Insurance
California - 2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.

Copyright 2021 American Land Title Association. All rights reserved.

The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited.

Reprinted under license from the American Land Title Association.

Form 50187306 (10-11-22) Page 11 of 15
07, 1968 AS INSTRUMENT NO. 3953 OF OFFICIAL RECORDS OF SAID COUNTY.

ALSO EXCEPT THEREFROM THAT PORTION OF SAID LAND DESCRIBED IN PARCELS 16-4D-1, 16-4S.1 AND 16-4S.2 OF FINAL ORDER OF CONDEMNATION OF SUPERIOR COURT CASE NO. 908.498, A CERTIFIED COPY OF WHICH WAS RECORDED IN BOOK D3995, PAGE 73 ON MAY 07, 1968 AS INSTRUMENT NO. 3953 OF OFFICIAL RECORDS OF SAID COUNTY.

ALSO EXCEPTING FROM THE PORTION OF SAID LOT 120 OF TRACT NO. 621 INCLUDED IN THE ABOVE

DESCRIBED LAND, ONE-HALF OF ALL OIL RIGHTS IN AND UNDER SAID LAND, AS RESERVED BY JOE CAGLIERO AND WIFE AND GEORGE VISSIO AND HIS WIFE IN THE DEED RECORDED IN BOOK 18263, PAGE 169 OF OFFICIAL RECORDS OF SAID COUNTY.

ALSO EXCEPTING FROM THE PORTION OF SAID LAND WHICH WAS FORMERLY REGISTERED LAND,

ONE-HALF OF ALL THE OIL, GAS AND OTHER HYDROCARBON SUBSTANCES IN OR THEREUNDER, AS RESERVED IN THE DEED FROM THOMAS W. BELL, FILED APRIL 08, 1942, IN THE OFFICE OF THE REGISTRAR OF LAND TITLES AS INSTRUMENT NO. 5621-K.

For conveyancing purposes only: APN 8119-005-032

VICINITY AERIAL
Santa Anita Ave
State 60 Hwy

Not to sNot to scale
Source: HPA, Inc., 2024
South El Monte Athletic Fields and Business Park Project Figure 3-11a: Conceptual Rendering
825 LEXINGTON-GALLATIN
Building Perspective View
South El Monte, CA #21563 07. 22. 2024
Imagery ©2024 Airbus, Maxar Technologies, Map data ©2024 50 ft Kimley>>> Horn

Not to sNot to scale
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OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH

OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH X X
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OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH

OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH

OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH X X
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X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X

OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH

OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH

OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH Property owner/ Applicant
Address of the property
Assossor's Parcel Number
Legal description
Applicant's respresentative
Zoning
Construction Type
Scope of Work

PROJECT DATA

SITE PLAN KEYNOTES SITE PLAN GENERAL NOTES

SITE PLAN GENERAL NOTES

VICINITY MAP
SITE
Source: Kimley-Horn and Associates, Inc., 2024
Figure 3-8: Conceptual Warehouse Site Plan
South El Monte Athletic Fields and Business Park Project CONC
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OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH

OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH

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OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH

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X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X

OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH

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OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH Property owner/ Applicant
Address of the property
Assossor's Parcel Number

PROJECT DATA

SITE PLAN GENERAL NOTES

X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X Owner:
fax: 949 863 0851
tel: 949 863 1770
email: [email protected]
92612
irvine, ca
18831 bardeen avenue, - ste. #100
hpa, inc.

MA
G N
N O Y

L I C E N S E D A R C H I T E C T

S T A T E O F C A L I F O R N I A
DATE

RENEWAL
3-31-25
C-29451

PROJECT DATA

VICINITY MAP
SITE
Secured Lot/Truck Loading Area
14’ Concrete Screen Wall
8’ Metal Gate with Knox-Box

HYDRANT
-------
~
---f
I
I
I
I
-r1
28' WIDE FIRELANE
D
fl
I
I
I
I
i
I
_j_
I
I
I -r
I
\
i

SITEAREA
In s.f. 454,765 s.f.

In acres 10.44 ac

BUILDING AREA
Office - 1st Floor 10,000 s.f.

Warehouse 201 ,815 s.f.

Total Building Footprint 211 ,815 s.f.

Office - 2nd Floor 10,000 s.f.

TOTAL BUILDING AREA 221 ,815 s.f.

COVERAGE 46.6%

AUTO PARKING REQUIRED
Office: 1/300 s.f. 67 stalls
Vvhse: 1/1,000s.f. 202 stalls
TOTAL 268 stalls
EV AUTO REQUIRB>
8/ Capable wtth 8/SE ( 8'-6" x 18') 14 stalls
8/ Capable w/o 8/SE( 8'-6" x 18') 37 stalls
ADA EV Van Parking ( 12' x 18' ) 1 stalls
ADA 8/ Std. Parking ( 9' x 18') 2 stalls
Am,ulatory Parking ( 10' x 18') 2 stalls
Total Required 56 stalls
ADA REQUIRB>
ADA Van Parking ( 12' x 18') 2 stalls
ADA Std. Parking ( 9' x 18') 5 stalls
Total Required 7 stalls
AUTO PARKING PROVIDB>
Standard ( 8'-6" x 18' ) 122 stalls
ADA Van ( 12' x 18') 2 stalls
ADA Std ( 9' x 18') 5 stalls
8/ Capable w tth 8/SE ( 8'-6" x 18') 14 stalls
8/ Capable w/o 8/SE ( 8'-6" x 18') 37 stalls
ADA EV Van Parking ( 12' x 18' ) 1 stalls
ADA 8/ Std. Parkng ( 9' x 18') 2 stalls
Am,ulatory Parking ( 10' x 18') 2 stalls
TOTAL 185 stalls
Additional Parking Plan:

Standard ( 8'-6" x 18') 92 stalls
TOTAL 277 stalls

ZONING ORDINANCE FOR CITY
Proposed Zoning Designation - Cornrerical - tv'anufacturing MAXIMUM BUILDING HBGHT ALLOWBl
None
MINIMUM LANDSCAPE RB:l.
5% 22,738 s.f.

LANDSCAPE PROVIDB>

12.4% 56,470 s.f.

MAXIM UM FLOOR AREA RA TIO
FAR- to be verified

SETBACKS
Front- 5'
Interior/Side/Rear - none
Kimley>>> Horn

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Los Angeles, California 23-047

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C I V I L

STRUCTURAL

MECHANICAL

PLUMBING

ELECTRICAL

LANDSCAPE

SOILS ENGINEER

FIRE PROTECTION
21563
JFC
04/10/23
Los Angeles, CA
fax: 949 863 0851
tel: 949 863 1770
email: [email protected]
92612
irvine, ca
18831 bardeen avenue, - ste. #100
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DATE

RENEWAL
3-31-25
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Athlectic Fields
South El Monte
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Los Angeles, CA. 90067
Suite 2470
825 Lexington-Gallatin Road
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FINAL ENVIRONMENTAL IMPACT REPORT; MITIGATION MONITORING & REPORTING PROGRAM; CEQA FINDINGS OF FACT AND STATEMENT OF

OVERRIDING CONSIDERATIONS AND RESPONSES TO COMMENTS
The Final Environmental Impact Report, Mitigation Monitoring and Reporting Program, CEQA Findings of Fact and Statement of Overriding Considerations and Responses to Comments are available on the City of South El Monte website under the “Current Projects” page. All documents may be viewed with the link: https://www.cityofsouthelmonte.org/606/CurrentProjects

FINAL ENVIRONMENTAL IMPACT REPORT; MITIGATION MONITORING & REPORTING PROGRAM; CEQA FINDINGS OF FACT AND STATEMENT OF

OVERRIDING CONSIDERATIONS AND RESPONSES TO COMMENTS
The Final Environmental Impact Report, Mitigation Monitoring and Reporting Program, CEQA Findings of Fact and Statement of Overriding Considerations and Responses to Comments are available on the City of South El Monte website under the “Current Projects” page. All documents may be viewed with the link: https://www.cityofsouthelmonte.org/606/CurrentProjects

ATTACHMENT G

60 Lexington Gallatin
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Lerma Rd
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Santa Anita Ave
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Esteban Torres
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Cogswell Rd
C
S
Durfee Ave
Lexington Gallatin
Rd
Lerma Rd
Lerma
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Ave
Lexham Ave
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nta
Anita
Ave
Santa Anita Ave

WHITTIER

NARROWS

RECREATION
AREA
Santa
Anita
Ave
Esteban Torres
Dr
Maple
Cogswell Rd
C

SOUTH EL

MONTE HIGH
SCHOOL
S
Durfee Ave
500 ft
500 ft

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

DATE: August 18, 2026
TO: Honorable Mayor and Members of the City Council
APPROVED BY: Rene Salas, City Manager
SUBMITTED BY: Gerardo Marquez, Director of Community Development & Public Works
SUBJECT: AN INTERIM URGENCY ORDINANCE OF THE CITY OF

SOUTH EL MONTE IMPOSING A TEMPORARY

MORATORIUM ON THE ESTABLISHMENT, APPROVAL, AND

EXPANSION OF SUBSTANCE USE DISORDER TREATMENT

FACILITIES WITHIN CITY LIMITS PURSUANT TO
GOVERNMENT CODE SECTION 65858
SUMMARY: The proposed urgency ordinance would establish a temporary moratorium on the establishment, approval, and expansion of substance use disorder treatment facilities while the City evaluates appropriate land use classifications and development standards. The moratorium would provide time to address potential compatibility, parking, traffic, security, noise, and public health and safety considerations while ensuring the City’s regulations remain consistent with evolving State law.

RECOMMENDED ACTION:

1. Determine that the adoption of this Urgency Ordinance is exempt from the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15061(b)(3); and

2. Introduce by title only, and waive further reading of, Urgency Ordinance No. 1297- U, imposing a 45-day moratorium on the establishment, approval, and expansion of Substance Use Disorder Treatment Facilities within City limits, subject to the terms and exemptions contained in the Ordinance.

FISCAL/FINANCIAL IMPACT: No fiscal impact.

DISCUSSION: California has enacted a series of laws intended to expand access to behavioral health and substance use disorder treatment services and to accelerate the development of treatment facilities. These provisions are part of a broader trend in California land use law in which the State Legislature has established development rights and streamlined approval processes that can supersede or limit otherwise applicable

local zoning and discretionary land use authority.

State licensing and regulation of treatment services does not necessarily address all local land use considerations associated with the physical location and operation of a facility.

Depending on the type and intensity of use, treatment facilities may involve residential treatment, outpatient services, recovery services, medication-assisted treatment, counseling, and other activities with operational characteristics that differ from conventional residential or commercial uses.

The City's General Plan and Zoning Code do not currently establish a comprehensive land use classification or development standards specifically addressing Substance Use Disorder Treatment Facilities. As a result, the City has not comprehensively evaluated where these facilities should be located, how they should be classified, or what objective standards may be appropriate to address potential land use compatibility, parking, traffic, security, building occupancy, property management, noise, and other public health, safety, and general welfare considerations. Therefore, absent specific development standards to prevent or mitigate potential adverse impacts associated with the establishment and operation of such facilities may create a current and immediate and current threat to the public health, safety and general welfare of the City’s residents and businesses which warrants proactive evaluation of the City's regulatory framework.

In order to protect public safety, health, and welfare, the City may adopt an urgent measure, an interim ordinance to protect the public health, safety, and welfare by prohibiting any uses that may conflict with the contemplated land use regulations that the City is considering, studying, or intends to study within a reasonable time. Such an interim ordinance requires a four-fifths vote of the City Council for adoption. An interim ordinance is only effective for an initial period of 45 days. Prior to its expiration, the City Council may after a public hearing, extend the interim ordinance for up to 10 months and 15 days.

The interim moratorium will provide the City with a limited period to evaluate the evolving State regulatory framework, examine how other jurisdictions classify and regulate Substance Use Disorder Treatment Facilities, and determine whether amendments to the City's land use regulations and development standards are necessary and legally permissible. As detailed in the Ordinance's findings, the moratorium is intended as a temporary and proactive planning measure to allow the City to establish an appropriate regulatory framework for these uses, consistent with State law and, to the maximum extent permitted by law, address potential impacts to surrounding properties and the public health, safety, and general welfare.If adopted, the proposed interim ordinance will prohibit the establishment, approval, and/or expansion of Substance Use Disorder Treatment.

ENVIRONMENTAL REVIEW ANALYSIS/DETERMINATION
Staff has determined the proposed Ordinance does not constitute a project pursuant to Section 15378 of the CEQA Guidelines as there is no potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. Additionally, there would be no possibility that the adoption of this Ordinance and establishment of a moratorium hereby, may have a significant effect on the environment, because the moratorium will maintain the current environmental conditions arising from the current land use regulatory structure and is therefore exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3).

ATTACHMENT(S):

A. Interim Urgency Ordinance No. 1297-U

ORDINANCE NO. 1297-U

AN INTERIM URGENCY ORDINANCE OF THE CITY OF

SOUTH EL MONTE IMPOSING A TEMPORARY

MORATORIUM ON THE ESTABLISHMENT, APPROVAL,

AND EXPANSION OF SUBSTANCE USE DISORDER

TREATMENT FACILITIES WITHIN CITY LIMITS PURSUANT
TO GOVERNMENT CODE SECTION 65858
WHEREAS, the City of South El Monte (“City”) is a general law city, incorporated under the laws of the State of California; and
WHEREAS, pursuant to Article XI, section 7 of the California Constitution, the City may enact and enforce laws and regulations within its boundaries which promote the public health, morals, safety, or general welfare of the community, and are not in conflict with general laws; and WHEREAS, California Government Code Section 65858 authorizes the City Council to adopt, as an urgency measure, an interim ordinance to protect the public health, safety, and welfare by prohibiting land uses that may conflict with contemplated land use regulations that the City is studying or considering or intends to study within a reasonable time, provided that such urgency ordinance is passed by a four-fifths vote of the City Council; and WHEREAS, the City regulates land uses and development through its General Plan, Municipal Code, zoning regulations, and other applicable land use regulations; and WHEREAS, the City’s Municipal Code currently defines “Clinic, dental or medical” as a building or group of buildings in which a group of physicians and/or dentists and professional assistants allied therewith are associated for the purpose of carrying on their profession and providing group medical services, and which may include a dental or medical laboratory, but does not include inpatient care or operating rooms for major surgery; and WHEREAS, the City’s Municipal Code does not currently contain a specific land use classification comprehensively addressing facilities whose primary use is the provision of substance use disorder treatment services, including facilities that provide such services on a residential, inpatient, or outpatient basis; and
WHEREAS, substance use disorder treatment facilities may operate under a variety of models and provide various services on a residential, inpatient, or outpatient basis; and WHEREAS, for purposes of this Ordinance “Substance Use Disorder Treatment Facility” means a facility where the primary use of the premises is the provision of treatment, counseling, therapy, rehabilitation, recovery, detoxification or related services to persons with substance use disorder, whether provided on a residential, inpatient, or outpatient basis; and WHEREAS, the City Council finds that the existing zoning regulations do not adequately address the appropriate classification, location and operation of Substance Use Disorder Treatment Facilities before the City completes a comprehensive review could result in incompatible land use patterns, inadequate parking and public infrastructure, inconsistent application of land use regulations, and other conditions thereby creating a current and immediate threat to public health, safety, and welfare; and

WHEREAS, the City Council finds that, absent specific development standards designed to prevent or mitigate potential adverse impacts associated with the establishment and operation of Substance Use Disorder Treatment Facilities, the approval and establishment of such facilities may create a current and immediate threat to the public health, safety and general welfare of the City’s residents and businesses; and
WHEREAS, the City Council further finds that, depending upon size, location, occupancy, hours of operation, and other operational characteristics or a particular Substance Use Disorder Treatment Facility, the use may create or contribute to impacts affecting surrounding properties and neighborhoods, including loitering, unauthorized activity, disturbances of the peace, trespass, and the peaceful enjoyment and use of neighboring properties, increased vehicular activity, parking and circulation impacts, noise, and other conditions that may adversely impact surrounding residential neighborhoods, sensitive uses and businesses; and WHEREAS, the City’s General Plan establishes policies intended to maintain a balanced mix and distribution of land uses throughout the City and to protect stable residential areas from encroachment by incompatible uses and through traffic; and WHEREAS, General Plan Goal 1.0 calls for maintaining a balanced mix and distribution of land uses through the City, and Policy 1.4 directs the City to create opportunities for commercial development that meets the retail and service needs of the local resident and employee populations; and
WHEREAS, the General Plan further recognizes existing circulation concerns within the City, including nonresidential traffic using local streets; and WHEREAS, the City Council finds that the establishment or expansion of Substance Use Disorder Treatment Facilities, may generate a pattern of traffic and circulation activity different from that associated with a conventional neighborhood-serving commercial or medical-office use, including trips associated with residents or patients, employees, visitors, service providers, deliveries, transportation services, and emergency or specialized transportation; and WHEREAS, the City Council finds that the City's existing zoning regulations do not presently provide sufficiently specific development, operational, or locational standards to adequately prevent or mitigate potential impacts associated with Substance Use Disorder Treatment Facilities; and
WHEREAS, in light of these concerns, the City Council finds it necessary to conduct a study on the impact of Substance Use Disorder Treatment Facilities within the City and consider comprehensive zoning and regulatory measures to address their potential effects on the community; and
WHEREAS, to preserve the public peace, health, safety, and welfare during the period in which the City conducts this study and considers permanent regulations, the City Council desires to adopt a temporary, citywide moratorium on the establishment, approval, and expansion of new Substance Use Disorder Treatment Facilities within the City pursuant to Government Code Section 65858; and

NOW THEREFORE, THE CITY COUNCIL OF SOUTH EL MONTE DOES FIND, DETERMINE, DECLARE AND ORDAIN AS FOLLOWS:

SECTION 1. The recitals set forth above are true and correct and are hereby incorporated by reference in full herein.

SECTION 2. The City of South El Monte has a significant interest in preserving the threat to the public health, safety, or welfare of its residents in considering enactment of additional regulations on the establishment, approval and expansion of new Substance Use Disorder Treatment Facilities.

SECTION 3. Pursuant to Government Code Section 65858, a temporary citywide moratorium is hereby established for a period forty-five (45) days from the effective date of this Ordinance on the establishment, approval, or expansion of any new Substance Use Disorder Treatment Facility.

SECTION 4. No applicant shall apply for, obtain for, or be entitled by the City, in any zone, or any parcel, or at any place, public or private, within the City to operate a Substance Use Disorder Treatment Facility. No application for any permit, license, or other entitlement shall be granted or approved for any new Substance Use Disorder Treatment Facility.

A. This moratorium shall not impact, any person who lawfully holds an existing permit, license, and/or land use entitlement for an existing and lawfully operating a Substance Use Disorder Treatment Facility in the City of South El Monte as of the effective date of this ordinance, so long as the operator is in full compliance with all City and state requirements, inclusive of state laws, and the South El Monte Municipal Code.

SECTION 5. Pursuant to the California Environmental Quality Act (“CEQA”) (Pub. Res.

Code § 21000 et seq.) and CEQA Guidelines (Cal. Code Regs., tit. 14, 15000 et seq.), there is no possibility that the adoption of this Ordinance and establishment of a moratorium hereby, may have a significant effect on the environment, because the moratorium will maintain the current environmental conditions arising from the current land use regulatory structure and is therefore exempt from CEQA pursuant to CEQA Guidelines Sections 15378 and 15061(b)(3).

SECTION 6. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance 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 Ordinance. The City Council hereby declares that it would have adopted this Ordinance, and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, or portions might subsequently be declared invalid or unconstitutional.

SECTION 7. This Ordinance shall expire, and the moratorium established shall terminate, 45 days after the date of adoption, unless extended by the City Council, at a regularly noticed public hearing, pursuant to California Government Code Section 65858.

SECTION 8. The Mayor shall sign, and the City Clerk shall certify to the passage and adoption of this Ordinance and shall cause this Ordinance to be published or posted as required by law, which shall take full force and effect immediately upon its adoption by a four-fifths vote of the City Council.

[Signatures on the following page]

PASSED, APPROVED AND ADOPTED this 18th day of August 2026. ________________________________
Gloria Olmos, Mayor
ATTEST:
________________________________
Adrian Garcia, MMC, City Clerk
APPROVED AS TO FORM:
________________________________
Susie A. Altamirano, City Attorney

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:

CITY OF SOUTH EL MONTE )
I, Adrian Garcia, City Clerk of the City of South El Monte, hereby certify that the foregoing Ordinance, being Ordinance No. 1297-U, was duly passed and adopted by the City Council of the City of South El Monte, by a vote of four-fifth (4/5th) of the members thereof, at a special meeting of said Council held on the 18th day of August 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

_________________________________
Adrian Garcia, City Clerk