SOUTH GATE CITY COUNCIL
REGULAR MEETING AGENDA
Tuesday, May 12, 2026 at
6:30 p.m.
AMENDED
SOUTH GATE COUNCIL CHAMBERS
8650 CALIFORNIA AVE
SOUTH GATE, CA 90280
VIEW MEETING LIVE ONLINE AT:
HTTPS://WWW.YOUTUBE.COM/@SOUTHGATECA90280
City Officials
MAYOR,
Joshua Barron
CITY CLERK,
Yodit Glaze
VICE MAYOR,
Al Rios
CITY TREASURER,
Jose De La Paz
COUNCIL MEMBER,
Maria del Pilar Avalos
CITY MANAGER,
Rob Houston
COUNCIL MEMBER,
Maria Davila
CITY ATTORNEY,
Ra
ú
l F. Salinas
COUNCIL MEMBER,
Gil Hurtado
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3. ATTEND THE MEETING IN PERSON
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body from taking further action and moving forward on the agenda.
1 Meeting Schedule
The regular meetings of the City Council are held on the second and fourth Tuesday of each month, closed session business will usually commence at 5:30 p.m., when scheduled, and general business session will commence at 6:30 p.m.
Brown Act
Agendas are drafted to accurately state what the legislative body is being asked to consider. The legislative body can take action on "all items" listed on the agenda and be in compliance with the open meeting laws. Under the Brown Act, no action may be taken on a matter unless it is listed on the agenda, or unless certain emergency or special circumstances exist. The governing body may direct staff to investigate and/or schedule certain matters for consideration at a future meeting.
City's Vision Statement
We envision a thriving, safe and inclusive community where everyone has the opportunity to access exceptional services, education and support to be resilient and live full, vibrant lives.
Public Communications
Public Comments on agenda items are limited to three (3) minutes. All comments are to be addressed directly to the Agency Members not to the members of the public.
Emails for public comment received prior to 4:00 pm on the day of the Council Meeting will be summarized by the City Clerk, not read in its entirety. A copy of the email will be provided to the City Council and will also be available at the City Clerk's Office for public review. A copy of each email will be recorded for public record and noted on the official minutes of tonight's meeting.
Call to Order/Roll Call With Invocation & Pledge
CALL TO ORDER:
Joshua Barron, Mayor
INVOCATION:
Tina De La Rosa, Acting Director of Parks & Recreation
PLEDGE OF ALLEGIANCE:
Luis Frausto, Director of Administrative Services
ROLL CALL:
Yodit Glaze, City Clerk
Public Hearings
1. Introducing an Ordinance Granting a Franchise Agreement to Torrance Pipeline Company, LLC
Following the conclusion of the public hearing, the City Council will consider: (PW)
a. Waiving the reading in full and introducing an Ordinance granting a five-year franchise agreement to Torrance Pipeline Company, LLC, for the use, maintenance, repair, and replacement of one existing pipeline beneath specified public streets, together with related appurtenances, for the transmission and distribution of oil and oil products.
Documents:
2 Item 1 Report 05122026.pdf
2. Director Determination Appeal to City Council Laundromat
The City Council will consider: (CD)
a. The applicant's appeal and determine if the proposed self-service laundromat at 4382– 4390 Tweedy Boulevard is most appropriately classified as "Personal Services, General" under South Gate Municipal Code Section 11.60, and that such use is a permitted use within the TMU-2 (Tweedy Mixed-Use 2) zone pursuant to the Tweedy Boulevard Specific Plan land use table. A draft Resolution denying the appeal has been prepared consistent with the Director’s original land use determination. If the City Council elects to grant the appeal, staff will return with a corresponding resolution at a subsequent meeting. An alternate resolution granting the appeal based on findings presented by the appellant is included as an attachment to the agenda bill.
Documents:
Item 2 Report 05122026.pdf
Presentations and Discussions
3. Discussion on Call-In Platform
-
4. Consideration of the Development Impact Fee (DIF) Nexus Study for Traffic, Park, and Public Safety Facilities
The City Council will consider: (PW)
a. Receiving and filing the Development Impact Fee (DIF) Nexus Study which provides the legal basis upon which the City could update at a future time its existing Traffic Impact Fees, and adopt new Municipal Parks and Public Safety Facilities Impact Fees; and, Directing staff to prepare an Ordinance and Resolution
Documents:
Item 4 Report 05122026.pdf
Comments From The Audience - Non-Agenda Items
During this time, members of the public may address the City Council regarding any items not listed on the agenda and within the subject matter jurisdiction of the City Council and not on this agenda. Comments from the audience will be limited to three (3) minutes per speaker; unless authorized by the Mayor, the time limit may not be extended by utilizing another member's time. There will be no debate or action on items not listed on the agenda unless authorized by law. The collective initial period of time for comments from the audience shall be limited to 45 minutes. Any speaker that did not get a chance to speak during this segment due to the 45-minute limitations will be able to speak at the end of the meeting prior to 3 adjournment.
Note: The City Council desires to provide all members of the public with the opportunity to address the Council. Nevertheless, obscene language, comments intended to disrupt/interfere, other actions which disrupt the progress of the meeting or slanderous comments will not be tolerated and may result in ejection and/or may constitute a violation of South Gate Municipal Code Section1.04.110.
Reports And Comments From City Officials
During this time, members of the City Council will report on matters pertaining to their service on various intergovernmental boards and commissions as a representative of the City pursuant to Assembly Bill 1234. City Council Members will also have an opportunity to comment on matters not on the agenda.
Consent Calendar Items
Agenda Items
5, 6, 7, and 8
are Consent Calendar Items. All items including Ordinances, Resolutions and Contracts, may be approved by adoption of the Consent Calendar, individually and collectively by one (1) motion. There will be no separate discussion of these items unless Members of the City Council, the public, or staff request that specific items be removed from the Consent Calendar for separate discussion and action. Members of the public are permitted to speak on any item listed but their time period is limited to three (3) minutes in total.
Any motion to introduce or adopt an Ordinance on the Consent Calendar shall be: (1) a motion to waive the reading of the Ordinance and introduce the Ordinance or (2) a motion to waive the reading of the Ordinance and adopt the Ordinance, as appropriate.
5. Second Reading Adopting Ordinance No. 2026-04-CC California Codes of Regulations
The City Council will consider: (CD)
a. Waiving the reading in full and adopting Ordinance No. 2026-04-CC amending certain chapters and sections of Title 9 (Buildings) of the South Gate Municipal Code by adopting by reference the 2025 California Codes of Regulations, Title 24 (“2025 Building Standards Code”) and the 2024 International Association of Plumbing and Mechanical Officials Codes
Documents:
Item 5 Report 05122026.pdf
6. Approve Resolution – ICRMA Withdrawal
The City Council will consider: (HR)
4 a. Adopting a Resolution which provides the Independent Cities Risk Management Authority (ICRMA) notification of intent to withdraw from the insurance pool, herein referred to as the Joint Powers Authority (JPA), in accordance with the ICRMA Bylaws, Article V.
Documents:
Item 6 Report 05122026.pdf
7. Approve Amendment for 1-year Contract Extension with Pipe-Tec
The City Council will consider: (PW)
a. Approving Amendment No. 1 to Contract No. 2023-65-CC with Pipe Tec, Inc. to exercise a one-year extension for CCTV inspection services of the City’s sanitary sewer system, for an amount not to exceed $147,000; and
b. Authorizing the Mayor to execute Amendment No. 1 to Contract No. 2023-65-CC in a form acceptable to the City Attorney.
Documents:
Item 7 Report 05122026.pdf
8. American With Disabilities Act Grievance and Procedures Policy Adoption
The City Council will consider: (PW)
a. Adopting the proposed ADA Grievance Policy and Procedure as necessary to comply with the City’s ADA Self-Evaluation and Transition Plan as well as Federal requirements.
Documents:
Item 8 Report 05122026.pdf
Reports, Recommendations And Requests
9. City Council Appointments to the Various City Commissions, Committees, and Boards
The City Council will consider: (CM)
a. Ratifying the motion by Council Member Maria Del Pilar Avalos to remove Eric Trujillo as her representative from Parks & Recreation Commission;
b. Ratifying the nomination by Council Member Maria Del Pilar Avalos of Margarita Talavera to the Parks & Recreation Commission; and
5 c. Ratifying the nomination by Council Member Maria Del Pilar Avalos of Veronica Gardea to the Tweedy Mile Advisory Commission.
Documents:
Item 9 Report 05122026.pdf
10. Warrant Register for May 12, 2026
The City Council will consider: (ADMIN SVCS)
a. Approving the Warrant Register for May 12, 2026.
Total of Checks: $3,540,278.80 Less: Voids
(0.00)
Less: Employee Payroll Deductions
(442,234.34)
Grand Total: $3,098,044.46
Cancellations: None
Documents:
Item 10 Report 05122026.pdf
Adjournment
I, Yodit Glaze, City Clerk, certify that a true and correct copy of the foregoing Meeting Agenda was posted on May 7, 2026, at 12:50 p.m., as required by law.
Yodit Glaze
City Clerk
GENERAL NOTICE TO THE PUBLIC
The City Council adopted new rules relating to the conduct of the public meetings, proceedings, and business in the City of South Gate on July 12, 2022, (Resolution 2022-38-CC) and go into effect on August 1, 2022. Resolution #2022-38-CC is available at the City Clerk’s Office.
MEETING SCHEDULE
Regular meetings of the City Council are held on the second and fourth Tuesday of each month, closed session meetings will commence at 5:30 p.m. unless posted otherwise on its agenda. The regular City Council meetings will commence at 6:30 p.m. Agendas are available at the following locations:
City Clerk
Office,
Public Notice Boards at City Hall, and on the
City’s web page at https://www.cityofsouthgate.org
The Public can sign up to receive automatic notices of postings of agendas for the City Council or any other Commission or Board of the City of South Gate. Visit the City webpage and click on the Agenda & 6 Minutes icon. That will take you the page where an individual can enter their email in the “Email Updates” box to register.
PUBLIC COMMENT/PARTICIPATION
Any person may request to address a legislative body during a public meeting. The Presiding Officer will call upon those present in the Council Chambers.
Speakers are limited to three (3) minutes on any item listed on the agenda, including public hearings.
Under Comments from the Audience portion, speakers are also limited to a single three (3) minutes time limit. Comments from the Audience is initially limited to 45 minutes at each meeting. Any speaker still wishing to speak, that did not speak, will have an addition Comments from the Audience opportunity after the last business item is finished. The Presiding Officer may extend the time limit as long as there is no objection from the City Council as a body.
To ensure that the public is able to participate, the City provides the opportunity to submit their comments in person, email, mail. Methods of participation may be subject to change during other such times when a State of Emergency, Health Order or State Executive Order limits in-person participation.
CURFEW
In absence of a motion duly adopted by majority vote of the City Council, the Presiding Officer may adjourn the City Council meetings at 10:30 p.m. The Presiding Officer may ask the City Council if any agenda items listed should be continued or dealt with during the meeting. For those items to be continued, the City Council can direct the item be placed on the next City Council agenda or the current meeting may be adjourned to a time certain at which time the meeting shall be reconvened as an Adjourned Regular Meeting of the City Council and action upon the published agenda continued.
STAFF REPORTS
As a general rule, staff reports. or other written documentation are prepared/organized with respect to each item of business listed on the agenda. Meeting agendas and staff reports are available at least 72- hours prior to the scheduled regular City Council meeting and a minimum of 24-hours prior to a Special City Council meeting. There are times when the City Council receives written material. revised material after the posting of agendas, these materials are become a public record and will be available for public view within 72-hours after the meeting in which they were received. Those materials and any other public document can be inspected in the City Clerk's Office located at 8650 California Avenue, South Gate.
SERVICES TO FACILITATE ACCESS TO PUBLIC MEETINGS
In compliance with the American with Disabilities Act, if you need special assistance to participate in the City Council Meetings, please contact the Office of the City Clerk. Notification 48 hours prior to the City Council Meeting will enable the City to make reasonable arrangements to assure accessibility. For further information, please contact the Office of the City Clerk at (323) 563-9510 or via email at [email protected]
.
7 Office of the
South Gate City Cmk
MAY 07 2026
FILED
ll:qrmyy
Item No. I
Cig of South Gate
CITY COUNCIL
AGENJDA EJ[LL
DepartmeritHead:
For the Regular Meeting of: May 12, 2026
a a Department: Public Works
o Cei'9 es
Ciffl Manager:
Rob Houston
SUBJECT: ORDINANCE GRANTING
TORRANCE PIPELINE COMP ANY, LLC
A FRANCHISE AGREEMENT TO
PURPOSE: The City regulates utility companies with facilities located within the public right- of-way through franchise agreements. On March 24, 2026, the City Council adopted Resolution No. 2026-13-CC declaring its intention to grant a franchise to Torrance Pipeline Company, LLC (TPC) for the continued operation of its existing oil transmission pipeline within the City's public right-of-way. Introduction of the proposed Ordinance is the second of three required City Council actions necessary to grant the Franchise Agreement to TPC.
RECOMMENDED ACTIONS: Following the conclusion of the public hearing, the City Council will consider waiving the reading in full and introducing an Ordinance granting a five- year franchise agreement to Torrance Pipeline Company, LLC, for the use, maintenance, repair, and replacement of one existing pipeline beneath specified public streets, together with related appurtenances, for the transmission and distribution of oil and oil products.
FISCAL IMPACT: There is no impact to the General Fund. If the City Council adopts the Ordinance granting the franchise, Torrance Pipeline Company, LLC (TPC) will pay the City a one-time granting fee and ongoing annual franchise fees. Staff recommend a five-year flat fee structure based on the cumulative Consumer Price Index for All Urban Consumers (CPI-U) over the prior five years, with adjustments every five years. Beginning in Year 6, the annual fee will be recalculated using the cumulative CPI-U from Years 1 to 5 and then remain fixed through Year 10.
Annual Fees Granting Fee Total
Year 1 $38,766 $13,849 $52,615
Year 2 to 5 $155,062 $0 $155,062
*Year 6 to 10 $203,520 $0 $203,520
Total $397,348 $13,849 $411,197
*For the purposes of thi.s report, the CPI increase is :stitnated at 5%; however, the actual CPI will be applied.
The granting fee is consistent with South Gate Municipal Code Title 13, Division 1, Chapter
13.10, Section 13.10.010 (Rates - General). The annual franchise fee is established in compliance with California Public Utilities Code Section 6231.5(e)(2) for non-publicly owned 1 8
utility pipelines. This statute authorizes an annual franchise fee either (Alt No. 1) in an amount agreed upon by the applicant and the municipality, or (Alt No. 2) in an amount calculated using the statutory diameter-and-length formula. Considering CPI-U inflation and the City's ongoing administrative and public right-of-way oversight responsibilities associated with the pipeline, the proposed fees were selected under Alt No. 1.
NOTICING PROCEDURE: Before the City Council may grant a Franchise Agreement, California Public Utilities Code Sections 6232 et seq. require the City to conduct a public hearing. A Notice of Public Hearing was duly published in The Press, a newspaper of general circulation, on April 23, 2026.
ANALYSIS: On October 25, 2022, the City Council adopted Ordinance No. 2022-09-CC granting Torrance Pipeline Company, LLC (TPC) a Franchise Agreement to maintain and operate Pipeline No. M-145. The pipeline consists of approximately 1.7 miles (8,960 feet) of active 12-inch-diameter pipe and is the only active TPC-owned line within the City. Ordinance No. 2022-09-CC expires on September 13, 2026. The proposed Franchise Agreement would renew the authorization for a 10-year term beginning September 13, 2026, through September 13, 2036.
The proposed Franchise Agreement is substantially the same as the current agreement, except for the effective period, term, and fees. Key provisions include:
* AIO-yeartermfromSeptemberl3,2026toSeptemberl3,2036.
@ Terms and conditions consistent with California Public Utilities Code Section 6201 and the Ordinance.
* Pipeline maintenance in compliance with all applicable city, county, state, and federal laws, regulations, and requirements
* Liability insurance, bonding, and indemnification requirements. * Franchise payments and operating requirements governing TPC's use of the public right- of-way.
* A comprehensive emergency response plan meeting federal and state requirements, including 24-hour notification and emergency response services (traffic control, excavation, repair, and necessary supplies/services) within two (2) hours of notice, and restoration of public streets, alleys, or parkways within seventy-two (72) hours.
The Pipeline is located within 500 feet of the East Los Angeles Community College expansion project, Southeast High School, and Simon Rodia Continuation School. The Franchise Agreement requires TPC to operate the Pipeline in accordance with Government Code Section 51010, under which the California State Fire Marshal has exclusive safety regulatory and enforcement authority over hazardous liquid pipelines. The State Fire Marshal may implement 2 9
the federal Hazardous Liquid Pipeline Safety Act (49 U.S.C. Sec. 2001 et seq.) and related federal pipeline safety regulations as needed to maintain annual federal certification.
Accordingly, the Pipeline must be used, operated, repaired, and modified in compliance with safety regulations established by the California State Fire Marshal and, as applicable, the fire authority having jurisdiction, consistent with Chapter 13.14 (Special Provisions for Oil Pipelines), Division 1 (Oil, Gas and Water Pipelines), Title 13 (Franchises) of the South Gate Municipal Code. The State Fire Marshal is also required to conduct annual inspections of the Pipeline to verify compliance, and TPC must submit certified test results pursuant to the Pipeline Safety Act of 1981.
BACKGROUND: On April 14, 2026, the City Council adopted Resolution No. 2026-13-CC declaring the City's intention to grant a franchise to Torrance Pipeline Company, LLC, a Delaware limited liability company, for the continued operation of an existing oil transmission pipeline within the City. Introduction of the proposed Ordinance is the second of three required City Council actions necessary to grant the Franchise Agreement.
Pipeline No. M-145 transports refined oil products from the Torrance Refinery to the Vernon Terminal through the City of South Gate. Within the City, the pipeline is located beneath Santa Fe Avenue from Independence Avenue to Southern Avenue, Southern Avenue from Santa Fe Avenue to Alameda Street, and Alameda Street from Southern Avenue to Seminole Avenue, forming one continuous pipeline alignment.
The proposed schedule for issuance of the Franchise Agreement is as follows:
1. April 14, 2026 - The City Council adopted Resolution No. 2026-13-CC declaring the City's intention to grant a franchise agreement to TPC.
2. May 12, 2026 - The City Council will conduct the required public hearing and consider introducing an Ordinance granting the franchise to TPC. At the conclusion of the public hearing, the City Council may overmle, deny, or deem insufficient any written protests and may proceed with granting the franchise.
3. May 26, 2026 - The City Council will consider adopting the Ordinance granting the franchise to TPC.
TPC is requesting renewal of the franchise for Pipeline No. M-145 (Ordinance No. 2329).
Approval is recommended for the following reasons:
* Granting the franchise provides the City with enforceable rights and requires TPC to perform specific obligations for the benefit of the City under Article 4 (Public Utilities Code Sections 6291 through 6302) of the Franchise Act of 1937, including:
o The City's right to terminate the franchise and/or pursue legal remedies if TPC fails to perform its obligations.
o Compliance with City ordinances and policies governing the location, use, and maintenance of the pipeline and appurtenances.
3 10
o Compensation to the City for repairs to public property made necessary by TPC's operations.
o Indemnification and defense of the City against claims and damages arising from TPC's operations.
o Removal and relocation of the pipeline, at TPC's expense, when required due to changes in grade, alignment, or width of public streets. o Notice to the City of any sale, transfer, assignment, or lease of the franchise or rights granted under it.
o Posting of financial security (e.g., corporate surety bond or equivalent) available to the City as liquidated damages if TPC fails to meet franchise requirements. @ The Franchise Agreement requires TPC to submit aru'iual reports confirming that operation and maintenance of the pipeline comply with applicable federal and state law.
In a letter dated February 10, 2026, the Department of Forestry and Fire Protection, Office of the State Fire Marshal (OSFM), Pipeline Safety Division, confirmed that TPC has maintained and operated Pipeline No. M-145 (OSFM PLID #0205) in compliance with applicable Jaws and regulations. The letter notes that OSFM identified company- level program deficiencies in July 2023 related to written procedures under 49 C.F.R. §195.452 and integrity management requirements, and that amended procedures were reviewed by OSPM. Importantly, no violations were identified for PLID #0205 at the time of inspection, and OSFM records indicate the M-145 line was last internally inspected on August 20, 2024.
If approved, the franchise will provide a one-time granting fee and ongoing annual fees to the City.
Compliance with CEQA: Pipeline No. M-145 is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines (Existing Facilities). This exemption applies because the proposed action involves continued operation of an existing pipeline franchise with negligible or no expansion of the existing use.
ATT ACHMENTS:
KT:ky
Proposed Ordinance
Notice of Public Hearing
Ordinance 2026-13-CC
State Fire Marshal Inspection Letter
Location Map
4 11
Attachment A
Agenda Bill 05/12/26
ORDINANCE NO.
CITY OF SOUTH GATE
LOS ANGELES COUNTY, CALIFORNIA
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SOUTH GATE,
CALIFORNIA, GRANTING TO TORRANCE PIPELINE COMPANY A FRANCHISE, WITH A TERM EXPIRING TEN (10) YEARS AFTER THE
EFFECTIVE DATE OF THIS ORDINANCE, TO USE, MAINTAIN,
REPAIR AND REPLACE, RELOCATE OR REMOVE A SINGLE
PIPELINE AND APPURTENANCES BENEATH SPECIFIED PUBLIC
STREETS, TOGETHER WITH RELATED APPURTENANCES, FOR
TRANSMITTING AND DISTRIBUTING OIL AND OIL PRODUCTS WHEREAS, the City of South Gate ("City"), pursuant to applicable federal, state and local law, is authorized to grant franchises within the South Gate city limits; and WHEREAS, on October 25, 2022, the South Gate City Council adopted Ordinance No. 2022-09-CC, granting Torrance Pipeline Company LLC, a Delaware limited liability company ("Grantee"), a franchise to operate the pipeline identified in Section 1.E of this Ordinance ("Pipeline"); and
WHEREAS, that franchise expires on September 13, 2026; and WHEREAS, the City and Grantee have now agreed upon the terms of the renewal of that franchise, which are set forth in this Ordinance; and WHEREAS, on April 14, 2026, the South Gate City Council approved the scheduling of a Public Hearing for May 12, 2026; and adopted a Resolution declaring the City's intent to grant a ten-year franchise to Grantee that stipulates provisions for the use, maintenance, repair, replacement, relocation, or removal of a single pipeline beneath specified public streets, together with related appurtenances, for transmitting and distributing oil and oil products.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SOUTH GATE, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1: Definitions. Whenever in this Ordinance the words or phrases hereinafter in this section defined are used, it is intended that they shall have the respective meanings assigned to them in the following definitions (unless, in the given instance, the context wherein they are used shall clearly import a different meaning):
A) The word "City" shall mean the City of South Gate, a municipal corporation of the State of California, in its present incorporated form or in any later reorganized, consolidated, enlarged or reincorporated form.
AS13772.0860872 4921-8380-3536vl 1
12 B) The "Effective Date" is the date on which this Ordinance becomes effective, as set forth in Section I3 below.
C) The word "Franchise" shall mean the rights and privileges granted by the City to Grantee in Section 2 below.
D) The word "Grantee" shall mean Torrance Pipeline Company LLC, a Delaware limited liability company, which is the entity to whom the Franchise contemplated in this Ordinance is granted, and its lawful successors or assigns.
E) The word "Pipeline" shall mean that certain 8,960 foot long, 12-inch diameter pipeline (located beneath Santa Fe Avenue from Independence Avenue to Southern Avenue, beneath Southern Avenue from Santa Fe Avenue to Alameda Street, and beneath Alameda Street from Southern Avenue to Seminole Avenue) commonly referred to by Grantee as Pipeline No. M-145, and which shall be used for conducting, transporting, conveying and carrying oil, gas, gasoline, petroleum, wet gas, hydrocarbon substances, and similar liquid substances
F) The phrase "Pipeline and Appurtenances" shall mean the Pipeline and any appurtenant or related appliance, attachment, cable, cathodic protective device, conduit, equipment, fitting, gauge, main, manhole, meter, pump, regulator, service, trap, valve, vault, vent or wire, where located under, along, across or upon Santa Fe Avenue, Southe:n'i Avenue and Alameda Street in the vicinity of the Pipeline.
G) The phrase "Pipeline Franchise Ordinance" shall mean that certain pipeline franchise Ordinance adopted by the City Council of the City and codified at Chapters 13.02 through
13.18, inclusive, of the South Gate Municipal Code.
H) The phrase "Street" shall mean the public streets, alleys and places within the City of South Gate as the same now or may hereafter exist, and in which the City has the ability to grant a franchise.
SECTION 2: Grant of Franchise. Pursuant to California state law as codified in Sections 6231 through 6235, inclusive, of the Public Utilities Code, the City hereby grants to Grantee the right, privilege and franchise to operate, maintain, use, repair, replace, and remove the Pipeline and Appurtenances for the purpose of conducting, transporting, conveying and carrying oil, gas, gasoline, petroleum, wet gas, hydrocarbon substances, and similar liquid substances under and across those portions of the Streets identified in Section 1.E above ("Franchise"). The rights granted herein shall be subject to (a) the terms and conditions set forth in this Ordinance, and (b) repairs to or replacements of the Pipeline and Appurtenances by the Grantee, at the Grantee's expense, and at such time or times as directed by the City. Grantee shall file with the South Gate City Clerk, not later than the Effective Date, a written acceptance of the terms and conditions of this Ordinance.
SECTION 3: Term. The Franchise shall be for a term commencing on September 14, 2026 and expiring on the tenth (lOIh) aru'iiversary of the Effective Date, unless terminated earlier by the City pursuant to Section 11 below.
AS13772.0860872 4921-8380-3536vl 2
13 SECTION 4: Fees. As consideration for the Franchise, Grantee shall pay the City as follows:
A) Grantee shall pay the City a one-time firanchise granting fee of Thirteen Thousand Eight Hundred Forty-Nine Dollars ($13,849) pursuant to Section 13.10.010 of the South Gate Municipal Code.
B) The Grantee shall pay the City an annual franchise fee of Four Dollars and Thirty-Three Cents ($4.33) per linear foot of the Pipeline, which equates to a total annual franchise fee of Thirty-Eight Thousand Seven Hundred Sixty-Five Dollars ($38,765). The annual franchise fee shall remain fixed during the initial five years of the term of the Franchise.
Upon the sixth (6Ih) year of the term of the Franchise, the City shall adjust the annual franchise fee by applying the cumulative percentage change in the Consumer Price Index for All Urban Consiuners (CPI-U) CPI-U (Los Angeles-Long Beach-Anaheim Area) over the immediately preceding five-year period, and the adjusted annual franchise fee shall remain fixed for the remaining term of the Franchise.
C) On or before the Effective Date, the Grantee shall pay the City an amount equal to the sum of: (i) the franchise granting fee; and (ii) the annual franchise fee for the one-year period cornrnencing on the Effective Date.
D) Thereafter, on each anniversary of the Effective Date for the duration of the term of the Franchise, Grantee shall pay the aru'iual franchise fee to the City.
E) Pursuant to Section 13.10.060 of the South Gate Municipal Code, Grantee shall pay a late fee equal to ten percent (10%) of any payment due hereunder, where such payment remains unpaid beyond thirty (30) days after the date on which such payment is due.
F) Any neglect, omission or refusal by the Grantee to make any such payment as and when due shall be grounds for the declaration of a forfeiture of the Franchise and of all rights hereunder after thirty (30) days' notice to cure has expired as provided for in Section 11 below.
G) In the event of abandonment of facilities with the approval of the City as elsewhere in this Ordinance provided, or in the event of removal of such facilities by the Grantee, the payments otherwise due the City for occupancy of the roads or highways by such facilities shall be prorated for the calendar year in which such removal or abandonment occurs as of the end of the calendar month in which removed or abandoned.
SECTION 5: Insurance. Grantee shall do all of the following on or before the Effective Date:
A) Provide satisfactory evidence to the City that Grantee has obtained policies of liability and worker's compensation insurance from companies authorized to transact business in the State of California by the Insurance Commissioner of California, as required by Section
13.08.050 of the South Gate Municipal Code.
B) File with the South Gate City Clerk, as required by Section 13.08.050 of the South Gate Municipal Code, either (i) certified copies of the policies or (ii) a certificate of insurance AS13772.0860872 4921-8380-3536vl 3
14 for each of the required policies executed by the company issuing the policy, certifying that the policy is in force.
C) File and thereafter at all times during the life of the Franchise keep on file with the South Gate City Clerk a corporate surety bond running to the City in the penal sum of ten thousand dollars ($10,000) which meets all the requirements of Section 13.08.060 of the South Gate Municipal Code.
D) As an alternate to the filing of a bond, the Grantee may deposit with the City Clerk and assign to the City savings and loan certificates or shares, or both, in the same amount as required on such bond, as authorized by Section 13.08.070 of the South Gate Municipal Code.
SECTION 6: Modification or Approval of Pipeline and Appurtenances. Within ninety (90) days following the date in which Pipeline and Appurtenances or any portion thereof have been modified or removed under this Franchise, the Grantee shall file a plan or plans in such forms as may be required by the City's City Engineer showing the accurate location and size of such modified Pipeline and Appurtenances then in place within the locations identified in Section 1.E of this Ordinance, above.
SECTION 7: Additional Conditions. The Grantee of this Franchise shall:
A) Maintain the Pipeline and Appurtenances in accordance with and in conformity with all City, County, State and Federal ordinances, statutes, rules, regulations and other laws (whether now existing or hereafter adopted) applicable to the installation, location, use, maintenance and/or removal of the Pipeline and Appurtenances; B) Pay to the City, on demand, the cost of all repairs to public property made necessary by any operations of the Grantee under this Franchise, including restoring the Street to its original condition upon the removal of all or any portions of the Pipeline and Appurtenances, or upon the termination or non-renewal of the Franchise; C) Indemnify and hold harmless the City, its officers and employees from any and all liability for damages proximately resulting from the Grantee's acts or omissions under this Franchise; and be liable to the City for all damages proximately resulting from the failure of said Grantee well and faithfully to observe and perform each and every provision of this Franchise;
D) Remove or relocate, at the request of the City and without expense to the City, any or all of the Pipeline and Appurtenances if and when made necessary by any lawful change of grade, alignment or width of the affected Street;
E) Use, operate, repair or modify any pipeline for the transportation of flammable or combustible liquids, in a manner prescribed by the California State Fire Marshall, and/or Chief of Los Angeles Fire Department in accordance with Chapterl3.l4 of the South Gate Municipal Code;
AS]3772.0860872 4921-8380-3536vl 4
15 F) Submit certified test results for the pipeline subject to the provision of the Pipeline Safety Act of 1981, California Governrnent Code Section 51010, et seq. The testing shall be conducted as required by the California State Fire Marshal, and certified test results shall be requested by the City from the Fire Marshal. In the event the State Fire Marshal shall fail to provide such certified test results to the City, grantee shall provide such test results to the City upon request; and
G) IfwishingtorenewtheFranchise,submitawrittenpetitionoffranchiserenewaltotheCity at least ninety (90) days prior to the expiration date of this Franchise.
SECTION 8: Excavation Permits. Grantee shall obtain an excavation permit, and pay the applicable fee therefore, prior to cornrnencing any excavation in the right-of-way. Grantee may obtain an excavation permit by filing a set of excavation plans with the City Engineer, which plans shall be subject to the City Engineer's review and approval. The excavation plans shall show the location of the proposed excavation, as well as the location of all known existing pipes, sewers, conduits, improvements and other facilities in or under any Street or public property in which the franchise property is located with an adequate description of the proposed work, including an estimate of the duration of the interference with any street traffic. The issuance of any excavation permit for the repair, modification or replacement of a pipeline for the transmission of flammable or combustible liquids, gases or hazardous materials, shall be as prescribed by the Fire Chief of the Los Angeles County Fire Department in accordance with Chapter 13.14 of the South Gate Municipal Code.
A) Where it is necessary to lay underground pipes through, under or across any portion of a paved or macadamized street, such work, where practicable and economically feasible, shall be done by a tunnel or bore so as not to disturb the foundation of such paved or macadamized street. If the same cannot be done, or if it is necessary to cut the street in order to access existing pipes and appurtenances, such work shall be done pursuant to an excavation permit, as provided in this Section 8, to be issued by the City Engineer upon application, therefore.
B) All work shall be subject to inspection by the City Engineer. All street coverings or openings, valves, vaults and manholes shall at all times be kept flush with the surface of the streets; provided, however, that vents for underground vaults and manholes may, subject to the prior approval of the City Engineer, extend above the surface of the streets when such vents are located in parkways, between the curb and the property line. Grantee shall provide adequate traffic safety barriers, signs, devices and traffic safety warning equipment in accordance with City ordinances, rules or regulations, and shall comply with such additional safety measures as the City Engineer may direct.
SECTION 9: Emergency Procedures
A) Grantee shall develop and maintain an emergency response plan, satisfactory to the City Engineer, which covers all franchise operations within the City. The initial draft of that emergency response plan shall be delivered to the City Engineer not later than the Effective Date. In general, an emergency response plan meeting the requirements of Federal and State law and containing the information contained in this section shall be acceptable. The AS13772.0860872 4921-8380-3536vl 5
16 emergency response plan shall include a 24-hour notification program and proof of arrangements capable of providing emergency response services, including but not limited to traffic control, street excavation, pipeline repair, and supplies and services as necessary, within two (2) hours of notification of any problem, and such other information as the City Engineer shall reasonably require. Repairs to a public street, alley or parkway shall be completed within seventy-two (72) hours unless otherwise authorized by the City Engineer.
The City Engineer shall be notified ten (10) days in advance of any proposed change in such arrangements.
B) Whenever any Pipeline or Appurtenance breaks or leaks so as to cause the release of oil or products thereof into the public right-of-way, Grantee, and any other person using or controlling the Pipeline or Appurtenance, shall immediately notify the City's Police Department and Public Works Department and shall implement precautionag safety measures including traffic control, system shutdown, valve closures, and public notification. In the event of an emergency which threatens life, health, safety or property, and where it is not possible to obtain an excavation permit prior to commencement of the work, the Grantee may commence such work; provided, however, that within seventy-two (72) hours thereafter Grantee shall make application to the City Engineer for an excavation permit in accordance with the procedures specified herein. The City Engineer may impose conditions upon the issuance of the excavation permit, and all work shall be subject to inspection. Adequate traffic safety barriers shall be maintained at all times, and any damaged portion of the Street shall be restored to its original condition.
C) If any portion of any Street is damaged by reason of defects in the Pipeline and Appurtenances, or any portion thereof, or by reason of any other cause attributable to or arising from the operation of the Pipeline and Appurtenances, the Grantee shall, at its sole cost and expense, irnrnediately repair all damages and restore the Street to the condition existing before such damage occurred. All such work shall be done under the direction of the City Engineer, and to the reasonable satisfaction of the City Engineer. Grantee shall repair such damage and restore the Street within three (3) working days after written demand therefore by the City Engineer, or such other period as the City Engineer may authorize when required for the protection of the public health and safety.
D) If Grantee, after reasonable notice, fails or refuses to pave, surface, grade, repave, resurface or regrade as required by the provisions of this Franchise, the City may cause the work to be done and shall keep an itemized account of all costs, including reasonable administrative overhead expenses. Grantee shall pay such costs to City within thirty (30) days after presentation to Grantee of an itemized account of such costs.
SECTION 10: Records.
A) Grantee acknowledges that the City's records may not be complete and that pipelines and appurtenant stnictures unrelated to the Pipeline, and previously unknown to City, are frequently discovered. Consequently, by granting this Franchise or by approving any excavation permit requested by Grantee, the City does not warrant the accuracy of information supplied to the Grantee by the City regarding the location or existence of other facilities. Nothing herein shall be deemed to make the City, or any officer, agent or 6 10
AS13772.0860872 4921-8380-3536vl
17 employee of the City, responsible or liable to the Grantee or to any other person by virtue of the City's approval of excavation pernnits and/or plans, regardless of whether any information is supplied by the City to the Grantee pertaining to the location of existing pipes, facilities or other improvements on, in or under any Street or other public property.
B) Grantee shall keep and preserve within the County of Los Angeles for a period of ten (10) years, subsequent to the date of the most recent franchise fee detemiination as ascertained by an audit made by the City or on its behalf, all the records necessary to determine the amount of such franchise fee.
C) At all reasonable times, Grantee shall permit the City or its duly authorized representative to examine the Pipeline and Appurtenances and, with the exception of records or other materials containing confidential or proprietary information, to examine and transcribe any and all books, accounts, papers, maps, and other records kept or maintained by the Grantee or under its control and associated with the Pipeline and Appurtenances and/or the financial condition of the Grantee with respect thereto.
SECTION 11 Early Termination of Franchise.
A) If Grantee shall fail, neglect or refuse to comply with any of the provisions or conditions ofthis Franchise, and shall not, within thirty (30) days after written demand for compliance, begin the work of compliance, or after commencing such compliance shall fail to prosecute the same with due diligence to completion, then the City, acting by and through its legislative body, may declare this Franchise forfeited.
B) If Grantee voliu'itarily surrenders, abandons, assigns, transfers, sells or leases the Franchise without the prior express written consent of the City (which consent shall not be unreasonably withheld), the City may terminate this Franchise.
C) The Franchise shall automatically terminate if another governmental entity acquires by eminent domain the Streets beneath which the Pipelines and Appurtenances are located.
D) In the event of noncompliance by Grantee with any of the conditions hereof, the City may, in addition to all other remedies provided for herein, bring suit for the forfeiture or termination of this Franchise.
SECTION 12: Removal or Abandonment of Facilities.
A) At the expiration, revocation or termination of this Franchise or of the permanent discontinuance of the use of all or a portion of the Pipeline or Appurtenances, the Grantee shall, within thirty (30) days thereafter, make written application to the Director of Public Works for authority either to: (1) abandon all or a portion of such facilities in place; or (2) remove all or a portion of such facilities. Such application shall describe the facilities desired to be abandoned, their location with reference to City highways, and shall describe with reasonable accuracy the physical condition of such facilities. The Director of Public Works shall determine whether any abandonment or removal which is thereby proposed may be affected without detriment to the public interest and under what conditions such AS13772.0860872 4921-8380-3536vl 7
18 proposed abandonment or removal may be affected. He or she shall then noti:[y Grantee of his or her determinations.
B) Within thirty (30) days after receipt of such notice, Grantee shall apply for a permit from the Public Works Department to abandon or remove the Pipeline and Appurtenances (or portion thereof, as appropriate).
C) Grantee shall, within ninety (90) days after obtaining such permit, cornrnence the work authorized by the permit, and shall therea:[ter diligently prosecute that work to completion.
SECTION 13: Effective Date. This Ordinance shall take effect and be in force on the date ("Effective Date") which is the latter of (a) thirty (30) days after its adoption, or (b) the date when Grantee files written acceptance of the Franchise with the South Gate City Clerk in accordance with Public Utilities Code Section 6235.
SECTION 14: Posting of Ordinance. The City Clerk shall certify the adoption of this Ordinance and shall cause same to be published as required by law. [Remainder of page left blank intentionally]
AS13772.0860872 4921-8380-3536vl 8
19 PASSED, APPROVED and ADOPTED this day of 2026.
ATTEST:
B7:
Yodit Glaze, City Clerk
(SEAL)
AJ'PROVED AS TO FORM:
By:
Rat5?3!!;!':X' y
AS13772.0860872 4921-8380-3536vl
CITY OF SOUTH GATE:
By:
Joshua Banon, Mayor
9 l';')
20 Attachment B
Agenda Bill OS/12/26
80UTH GATE PRESS
1007 N 8EPULVEDA BLVD 8TE l357, MANHATTAN BEACH, C,A 90266 Telephone (323) 556-5720 / Fex (213) 834-0584
Thli speae for fOJs!amp only
sou!H::o8itt'yecierh
APR 2 7 2026
FJLED
Yodit Glaze, CRy Clerk
CITY" OF SOUTH GATE /CITY CLEiRK
8850 CALIFORN!A AVE
SOU'n-l GATE, CA - 90280
PROOF OF PUBLICATION
(2016,5 c.c.p.)
State of Callfomla
County or LOS ANGELES
NOilCe T:lPel: HRG - NOYICE OF HEARING
Ad (%gcrlpLlon:
Torranae Pipeline Company, LLC
I am a cltlzen of the United 81ules and a resideril of the State ofOalifornm; I am overthe age ofelghteen years, arid not a parly to or interested In the above enllllsd matter. I am the prlnclpml clerk oftha prlnter and publleher ofthe SOUTH GA7E PRESS, a riewspaper publlshed In the EnglUih language In lhe dty of 80UTH GATE, oounty of LoS ANGE:LEG, and trdJudged a newspaper of general airoulatlan as defined bylhe laws of the Stale of California by the superlor Court ofFie County of LOG ANGEiL€ 8, State orCallfornla, under date 04/19/1929,CaseNo.273416. Thatthenollce,ofwhlclitheannexedlsa prlrited copy, has been pcibllshed In each reOular end entire Issue oFsald newspaperand no( In any supplementthWeofon thefollowlnq dates, to-wit:
WWA#: 4036171
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CITY OF SOUTH GAT:E AfR21 202fi
FaLJ:Q
NOTICB OF PUBLIC HF,ARING
NOTICE I'S HEREBY GIVEN that the City Council of South Gate, Califomia will conduct a publichearing to,introduce an Ordinanoe granting a fiye (5) year fiancl'iise to Torrance Pipeline Company, LLC, to use, maintain, repair and replace a single pipeune beneath specified public streets, together with related apputtenances, for transmitting and istributing petroleum produt,ts,
Torrance Pipeline Company, LLC, and its successors atxd assigns will, during the life of the fratichise, pay to the City the percentage yecffled in theproposed Ordinatice, that the percentage will be paid annually from the date of the granting of the frarichise, and in the event such payment is not made the :azncMse will be forfeited. A copy of the proposed Ordinance CE!fl be reviewed in the City Clerk's ot&e dumg normal busiiiess hours, DATE:
TIME:
LOCATION:
Tuesday, May 12, 2026
a6:30p,m.
Couttcil Chambers
South Gate City Hall
8650 Cal4forniaAvenue
South Gate, CA 90280
NOTICE IS HEREBY GIVEN that any and all persons interested tn the matter herein above set forth me privileged to attend said hearing ad then there testify or ptesent evidence upon anymatter relating thereto.
NOTICE IS HBREBY GIVBN by order oftbe City Clerk of said City and is dated Apiil 23, 2026.
Yodit City Clerk
Publication date: Thursday, April 23, 2026
AooountNumber; 100-701-31-6302
15 22
Attachmerit C
Agerida 8il! 05/12726
ST ATE OF CALIFORNIA-NATURAL RESOLIRCES AGENCY Gavin Newsom, Govemor
DEPARTMENT OF FORESTRY AND FIRE PROTECTION
3780 Kilroy Airport Way, Suite 500
Long Beach, California 90806
(562) 497-0350
Website: www.fire.ca.gov
February 10, 2026
Kenneth Tang, P.E.
Senior Civil Engineer
City of South Gate
Department of Public Works
8650 California Avenue
South Gate, California 90280
SUBJECT: TORRANCE PIPELINE COMPANY, LLC - M-145 (OSFM PLID #0205) Dear Kenneth Tang,
The Department of Forestry and Fire Protection (CAL FIRE) - Office of the State Fire Marshal (OSFM) confirms that Torrance Pipeline Company, LLC is in compliance with the Federal and State laws and regulations regarding the operations and maintenance of the below referenced pipeline in the City of South Gate.
Torrance Pipeline Company, LLC (TPLC) operates the M-145 line (OSFM PLID #0205) within the City of South Gate. The TPLC's M-145 line flows from Torrance meter station to Torrance Vernon Terminal with a connection to Kinder Morgan Watson Station. The M-145 line (OSFM PLID #0205) consists of 12.75" in diameter and is 18.26 miles in total length. TPLC is required to maintain and inspect the above referenced pipeline pursuant to the California Pipeline Safety Act and the u.s. Department of Transportation Code of Federal Regulations. CAL FIRE - Office of the State Fire Marshal (OSFM), Pipeline Safety Division completed several inspections of OSFM PLID #0205 between October 2021 and February 2026 and identified the following violation of state or federal laws and regulations at the company level in July 2023:
* PBF's IMP Manual did not establish an adequate written EFRD procedure in accordance with 49 C.F.R. §1 95.452(i)(4) as required by §1 95.452(f)(6). An amended procedure was reviewed by the OSFM.
@ PBF's IMP Manual did not establish an adequate written procedure for risk analysis criteria in accordance with 49 C.F.R. §195.452(i)(2) as required by §195.452(f)(6).
An amended procedure was reviewed by OSFM.
Additionally, the following items of concern were identified at the company level in July 2023:
* PBF's Section 5.5.1.3 of its Integrity Management Program (IMP) Plan requires Consultant/Contractors to be Level Ill certified per ASNT ILI-PQ-201 0. A contractor "The Department of Forestry andFire Protection serves and safeguards the people and protects the property and resources of California." l(,
23 Docusign Envelope ID: 941934B1-E782-4F8F-B8E2-8023481E15E5 Kenneth Tang
February 10, 2026
for PBF reviewed the last assessment results of its Torrance-SWT 2 and the record indicates that he does not have Level Ill Certification. * PBF performed an in-line inspection (ILI) of its Torrance-SWT 2 on 12/09/2021 and received the final report from the ILI vendor on 2/09/2022, which is 62 days from the date of assessment. It is our understanding that PBF declared the date of discovery on 6/07/2022, which is 180 days from the date of assessment. @ PBF conducted annual pipeline risk evaluation/implementation on 8/02/2022. PBF should have updated the risk analysis for the Grapevine to Lebec pipeline segment to include the newly identified threat, which is stress corrosion cracking (SCC), and calculated the new risk score of the subject line because the Grapevine to Lebec pipeline segment experienced a release on 1 1/1 9/2020.
No violations were identified on OSFM PLID #0205 at the time of inspection.
State and federal pipeline regulations require each pipeline operator to continually assess the pipeline integrity at established time intervals. The OSFM records indicate that TPLC's M-145 line (OSFM PLID #0205) was last internally inspected on August 20, 2024.
lf you have any questions regarding inspections of this operator, please do not hesitate to contact the OSFM, Pipeline Safety Division at (562) 497-0350.
Sincerely,
JAMES HOSLER
Assistant Deputy Director
Chief of Pipeline Safety and CUPA Programs
l'1
24 Attachment D
Agenda Bill 05/12/26
TORRANCE PIPELINE COMPANY LLC
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Pipeline M-145 MISs"
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VISCONSIN AVE.
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SEMINOLE
May 26, 2026
25 Office of the
South Gate City Clerk
Item No. 2
MAY 0 7 2026
FILED
'5 l 25(r< Ci@ of South Gate
CITY COUNCIL
AGENDA BULL
Departmem Director:
For the Regular Meeting of: May 12, 2026
Originating Department: Comm a Develo ment
,jM-!'sJJL,.,>-
GabrYelPe,!A
City Matxager:
Rob Houston
SUBJECT: APPEAL OF DIRECTOR DETERMINATION OF THE LAND USE CLASSIFICATION FOR A PROPOSED SELF-SERVICE LAUNDROMAT AT 4382-4390 TWEEDY BOULEVARD; APPELLANT: EMILIA KEUSHKERIAN - (PL N0. 26-0107) PURPOSE: To consider an appeal filed by Emilia Keushkerian (Appellant) of the Community Development Director's land use classification determination for a proposed self-service laundromat at 4382-4390 Tweedy Boulevard. The Planning Cornrnission did not grant the appeal on a tie 2-2 vote on April 7, 2026.
RECOMMENDED ACTION: Staff recommends that the City Council:
1. Considertheapplicant'sappealanddetermineiftheproposedself-servicelaundromatat4382-4390 Tweedy Boulevard is most appropriately classified as "Personal Services, General" under South Gate Municipal Code Section 11.60, and that such use is a permitted use within the TMU-2 (Tweedy Mixed-Use 2) zone pursuant to the Tweedy Boulevard Specific Plan land use table. A draft Resolution denying the appeal has been prepared consistent with the Director's original land use determination. If the City Council elects to grant the appeal, staff will return with a corresponding resolution at a subsequent meeting. An alternate resolution granting the appeal based on findings presented by the appellant is included as an attachment to the agenda bill.
FISCAL IMPACT: There is no direct fiscal impact associated with approval of the appeal.
BACKGROUND:
Proiect Description
Daniel Leal (Applicant) proposes to operate a fully self-service coin-operated laundromat at 4382, 4386, and 4390 Tweedy Boulevard (collectively, the Project Site), encompassing approximately 7,000 square feet of ground-floor commercial space in the TMU-2 zone of the Tweedy Boulevard Specific Plan. The proposed facility would consist of commercial-grade washers and dryers operated directly by customers, staffed attendants for customer service and facility maintenance, accessory retail sales of laundry products (detergent, fabric softener, dryer sheets), and no drop-off or pick-up laundry service. Customers bring their own items, operate machines themselves, and take finished laundry at the time of service. The facility is proposed to serve an estimated 700 to 1,000 customer visits per week, with typical customer dwell times of f 26
60 to 90 minutes.
Site and Zoning Context
The project site consists of three contiguous storefronts on the south side of Tweedy Boulevard that are currently vacant. The tenant spaces were previously occupied by the Children's Counseling Center, Casa de Vape, Sixthstar Computers, Cyber Cafi:, and Peter Pan Hair Salon. The property is located within the TMU-2 zone of the Tweedy Boulevard Specific Plan (South Gate Municipal Code Chapter 11.28). The site has been substantially vacant for approximately five years. Tweedy Boulevard is the City's primary commercial corridor, and the Specific Plan was adopted to guide mixed-use revitalization of the corridor with active ground-floor uses, extended customer dwell times, and pedestrian-oriented design. Fiesta Coin Laundry is an existing laundromat located at 4409 Tweedy Boulevard, about 250 feet from the proposed laundromat.
Figure 1: Proposed Laundromat 4382-4390 Tweedy Boulevard History of the Use Classification Issue
The term "laundromat" does not appear in the current South Gate Zoning Code (Title 11). Prior to a comprehensive zoning update in 2015, laundromats were explicitly listed as a conditionally permitted use (CUP) in applicable commercial zones regardless of size (Ordinance 1192 adopted in 1972). Laundry agencies were listed as permitted by right in the previous Zoning Code, but without a definition or a size restriction. The 2015 zoning update removed the "laundromat" term from Title 11, and the Code now identifies two related but distinct uses: 1) "Dry Cleaning/Laundry, Agency" and 2) "Dry Cleaning/Laundry, Plant," without specifically addressing self-service coin-operated laundry facilities.
Following pre-application meetings in April and May 2025, the applicant contends that City Planning staff confirmed that a laundromat would be permitted at the project site with no stated size restriction. City staff disagrees that representations by City staff were made to the applicant that the laundromat would be a permitted use without size restrictions. The applicant executed a 10-year lease (with two 5-year renewal options) for the project site on May 2, 2025. The applicant subsequently invested substantial financial resources in pre-development activities, architectural design, and lease obligations (base rent of $12,725.50 per month) based on this understanding
27 In July 2025, the City's Public Works Department placed a hold on plan check review of the laundromat pending resolution of a Planning land use issue. The Cornrnunity Development Director determined that the most applicable land use classification for a laundromat under the current Code is "Dry Cleaning/Laundry, Agency or Plant," with the operative distinction being the 2,500-square-foot threshold separating an Agency from a Plant. Because the proposed laundromat is approximately 7,000 square feet, the Director classified the proposed use as a Laundry Plant.
The Director further determined that "Dry Cleaning/Laundry, Plant" is not a listed permitted use in the Tweedy Boulevard Specific Plan land use table, and therefore, the 7,000-square-foot laundromat could not be approved in the TMU-2 zone. The Director offered the Applicant the opportunity to appeal this determination to the Planning Commission.
DISCUSSION/ANALYSIS:
Director's Determination and Basis forAppeal
The Director determined that the proposed self-service laundromat is most similar to a "Dry Cleaning/Laundry" use, as defined in South Gate Municipal Code Section 11.60.070, which distinguishes between two subcategories:
* : A facility where materials are dropped off and picked up for cleaning service, or cleaned on site through either conventional laundry or chemical processes, where the facility is less than 2,500 square feet and no material collected at other dry cleaning or laundry agencies are brought for cleaning.
* : A facility greater than 2,500 square feet, or that processes items collected from other retail locations, where clothing and similar items are cleaned through either conventional laundry or chemical processes.
The Director determined that the "Agency" and "Plant" definitions both contemplate that "materials are dropped off and picked up for cleaning service or cleaned on site through either conventional laundry [or chemical processes]." The Director concluded that the laundromat activities are within the Dry Cleaning/Laundry classification in which customers utilize laundry appliances on-site for conventional cleaning. Because the proposed laundromat is approximately 7,000 square feet, the Director classified it as a Laundry Plant. The Tweedy Boulevard Specific Plan land use table identifies "Dry Cleaning/Laundry, Agency" as a permitted use inthe TMU-2 zone but does not list "Dry Cleaning/Laundry, Plant." The Director therefore concluded that the proposed laundromat use is permitted at the proposed site within the TMU-2 zone if less than 2,500 sq. ft. in size, however the applicant would not be permitted to operate at the proposed 7,000 sq. ft. facility size. The applicant indicated to staffthat it is critical to their laundromat business model to operate a facility greater than 2,500 sq. ft. Staff suspects that the omission of "Dry Cleaning/Laundry, Plant" from the Tweedy Boulevard Specific Plan land use table was intentional to limit the size of laundry facilities that could preclude retail and dining establishments along Tweedy Boulevard, although this cannot be verified from existing specific plan documentation.
The Director acknowledges that there is genuine ambiguity in applying the Laundry Agency/Plant framework to a self-service coin-operated laundromat. The Director has separately briefed the Planning Commission on apending code amendment thatwould add "laundromat" as an explicitly listed conditionally permitted use in the Urban Mixed-Use zones with a 2,500-foot distance separation; however, that amendment is months away from adoption. Under the proposed dra'ft code amendment, the proposed 3 28
laundromat would not be permitted due to the existing laundromat located approximately 250 feet from the project site. The Director identified the appeal process as the procedural mechanism available to the Applicant to challenge the land use determination.
The Applicant, AquaLoop Laundromat LLC, has appealed the Director's determination on the grounds that a self-service laundromat is not properly classified as a Dry Cleaning/Laundry use under any definition and is more correctly classified as "Personal Services, General," a permitted use by right in the TM[J-2 zone.
Applicant's Appeal Justification
The Applicant's appeal justification (Attachment 3) advances two primary arguments: (A) the Dry Cleaning/Laundry definitions do not describe a self-service laundromat, and (B) a self-service laundromat satisfies the definition of Personal Services, General and is consistent withthe listed examples and analogous uses under that definition.
A. Misclassificahon as Dry Cleaning/Laundry -Agency or Plant The Applicant argues that both the Agency and Plant definitions describe a business that performs cleaning services on behalf of customers. In both definitions, materials are "dropped off and picked up," and the business cleans items through "conventional laundry or chemical processes." The 2,500-square-foot threshold was designed to distinguish a small drop-off retail location (Agency) from a large service- processing facility (Plant), both of which involve the business performing the cleaning.
A self-service laundromat fits neither description. No items are dropped off. No items are picked up by staff.
The business does not perform any cleaning. Customers bring their own laundry, operate commercial washing and drying machines themselves, and take their items when the cycle is complete. The 2,500- square-foot threshold has no logical application to a self-service model, because that threshold was designed to regulate the scale of a laundry service processing operation, not the customer capacity of a self-service facility.
B. Correct Classification as Personal Services, General The Applicant argues that the proposed laundromat Satisfies each element of the Personal Services, General definition in South Gate Municipal Code Section 11.60:
* "Personal Services" (land use) means any place of business providing services and accessory retail sales of products related to the services provided. * "General" means establishments providing nonmedical services to individuals as a primary use.
The Applicant's analysis is as follows:
1. Nonrnedical service to individuals as primary use. Customers visit the facility to perform a personal task of washing and drying their clothing and household textiles. The business provides the service of making commercial-grade equipment available in a clean, professionally maintained, and staffed environment. This is a nonmedical service to individuals as a primary use.
2. Accessory retail sales of products related to the services provided. Laundromats customarily sell detergent, fabric softener, dryer sheets, stain removers, and related products, mirroring how a barber shop sells hair care products, a tailor sells thread and notions, or a fitness center sells supplements.
3. The listed examples are non-exhaustive. The Code states that general personal service uses "may also include" the listed examples (barber/beauty shop, clothing rental, home electronics and small appliance repair, locksmith, pet grooming, shoe repair, tailor, waxing shop) and uses the term 29 "include," not "limited to." A self-service laundromat is an unlisted but quali:fying example under this non-exhaustive framework.
4. The fitness center analogy. The Personal Services definition already encompasses fitness and health facilities, defined as any place of business providing facilities devoted to health, beauty, and relaxation, including health or physical fitness centers. A fitness center provides commercial equipment in a maintained facility; customers arrive, operate the equipment themselves, remain on- site for an extended period, and depart. A self-service laundromat operates on an identical model characterized by commercial equipment, self-operation by the customer, extended dwell time, and no service performed by the operator on the customer's behalf. If a facility where customers use equipment and leave is a personal service when that equipment is a treadmill, it is equally a personal service when that equipment is a washing machine.
Zoning Code Text Ambiguity
The Director has acknowledged that there is genuine ambiguity in classi:tying a self-service laundromat under the current Code. The Dry Cleaning/Laundry Agency and Plant definitions were drafted for businesses that perform cleaning services for customers, such as dry cleaners, linen service providers, and cornrnercial laundry operators. These definitions do not capture the self-service model. The applicability of the 2,500- square-foot threshold to a coin-operated laundromat is particularly unclear, as that threshold may have been designed to regulate the scale of service processing operations, not the customer-facing floor area of a self- service facility. The Director contacted a former city planner who was present during the 2015 zoning code update to understand the reason for the laundromat classification change. The planner was not certain of the justification for the change, but believed the intent was to prohibit laundromats citywide by omitting the land use classification entirely.
Tweedy Boulevard Specific Plan Policy Consistency
The proposed laundromat is consistent with the goals and policies of the Tweedy Boulevard Specific Plan.
The Specific Plan was adoptedto encourage active, pedestrian-oriented ground-floor uses along the corridor, reduce vacancy, attract businesses that generate sustained foot traffic, and serve the daily needs of a dense, renter-majority neighborhood. The proposed project would:
* Activate three contiguous storefronts that have been substantially vacant for approximately five years, in a corridor with approximately 30 vacant storefronts along Tweedy Boulevard. * Generate an estimated 700 to 1,000 customer visits per week, with 60 to 90 minute dwell times per visit, supporting sustained pedestrian activity and ancillary commercial vitality. * Serve an essential daily need for residents in a high-density, renter-majority neighborhood where in- unit laundry is limited and access to cornrnercial laundry facilities is a significant quality-of-life concern.
* Represent a 10-year lease commitment (with options to extend to 20 years), providing long-term corridor stability and anchoring contiguous storefronts under active use. * Be designed as a modern, attended facility with transparent storefront design and high-quality finishes, consistent with the Tweedy Boulevard Specific Plan's design standards for active ground- floor commercial uses.
30 CONCLUSION:
Based on the foregoing analysis, staff recornrnends that the City Council consider the applicant's appeal justification that a self-service coin-operated laundromat, as proposed at 4382-4390 Tweedy Boulevard, is most accurately classified as "Personal Services, General" under South Gate Municipal Code Section 11.60, rather than "Dry Cleaning/Laundry, Agency or Plant." The Director has acknowledged that there is genuine ambiguity in classifying a self-service laundromat under the current Code; however, the Director has not modified the original land use determination. To address this ambiguity prospectively, a code amendment to clarify the laundromat use classification is currently under staff review that would allow laundromats at any size, but at a separation distance of up to 2,500 distance to avoid an overconcentration of laundromat businesses. Under the current Director's land use determination, the applicant would still be able to operate a laundromat of 2,500 square feet or less in the TMU-2 zone or choose to operate as a permitted use in locations in the Industrial Flex (IF), Light Industrial (LI), Light Manufacturing (M2) or Heavy Manufacturing (M3) zoning districts.
A City Council determination to grant the appeal would allow the Applicant to proceed with permitting and buildout of the proposed facility in the TMU-2 zone as a permitted use by right under the Personal Services, General classification, without fiuther land use entitlement. A City Council resolution has been prepared to deny the appeal based on the Director's determination of the laundromat use. If the City Council were to grant the appeal, a corresponding resolution granting the appeal is included as an attachment and shall be based on findings made by the City Council.
ATT ACHMENTS:
A. Resolution No. 2026- - Denial of Appeal - Laundromat determination B. Resolution No. 20267 - Granting of the Appeal - Laundromat determination C. Applicant Appeal Justification
D. Tweedy Boulevard Specific Plan Excerpt
E. South Gate Municipal Code Land Use Table and Definitions a. Personal Services
b. Laundry Agency
c. Laiu'idry Plant
F. Opposition to Daniel Leal's Appeal Letter from SSJ Law 31 Attachment A
Agenda Bill OS/12/26
RESOLUTION N0. 2026
CITY OF SOUTH GATE
LOS ANGELES COUNTY, CALIFORNIA
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTH
GATE, DENYING AN APPEAL OF THE COMMUNITY DEVELOPMENT
DIRECTOR'S DETERMINATION THAT A PROPOSED SELF-SERVICE LAUNDROMAT OF APPROXIMATELY 7,000 SQUARE FEET AT 4382- 4390 TWEEDY BOULEVARD IS CLASSIFIED AS A DRY
CLEANING/LAUNDRY PLANT USE, WHICH IS NOT A PERMITTED USE IN THE TMU-2 ZONE OF THE TWEEDY BOULEVARD SPECIFIC
PLAN, AND UPHOLDING THE DIRECTOR'S DETERMINATION (PL N0. 26-0107). APELLANT: EMILIA KEUSHKERIAN
WHEREAS, Daniel Leal ("Applicant"), proposes to operate a self-service coin-operated laundromat of approximately 7,000 square feet at 4382, 4386, and 4390 Tweedy Boulevard, South Gate, California ("Project Site"); and
WHEREAS, the Project Site consists of three contiguous ground-floor commercial storefronts located within the TMU-2 (Tweedy Mixed-Use 2) zone of the Tweedy Boulevard Specific Plan, as codified in South Gate Municipal Code Chapter 11.28; and WHEREAS, the term "laundromat" is not expressly listed as a permitted or conditionally pernnitted use in the Tweedy Boulevard Specific Plan land use table applicable to the TMU-2 zone; prior to a comprehensive zoning update in 2015, laundromats were explicitly identified as a conditionally permitted use in applicable commercial zones, but the term was removed from Title 11, Zoning, as part of tliat update; and
WHEREAS, following the 2015 zoning update, South Gate Miu'iicipal Code Section 11.60.070 identifies two land use categories related to laundry and cleaning facilities: (1) "Dry Cleaning/Laundry, Agency," defined as a facility where materials are dropped off and picked up for cleaning service, or cleaned on site through either conventional laundry or chemical processes, where the facility is less than 2,500 square feet and no material collected at other dry cleaning or laundry agencies are brought for cleaning; and (2) "Dry Cleaning/Laundry, Plant," defined as a facility greater than 2,500 square feet, or that processes items collected from other retail locations, where clothing and similar items are cleaned through either conventional laundry or chemical processes; and
WHEREAS, the Community Development Director ("Director") reviewed the proposed use and determined that a self-service laundromat most closely corresponds to the "Dry Cleaning/Laundry" use category under Section 11.60.070, and that because the proposed facility is approximately 7,000 square feet, in excess of the 2,500 square foot threshold, the proposed use is classified as a "Dry Cleaning/Laundry, Plant" under the current Municipal Code; and WHEREAS, "Dry Cleaning/Laundry, Agency" is listed as a permitted use in the TM[J-2 zone of the Tweedy Boulevard Specific Plan; "Dry Cleaning/Laundry, Plant" is not listed as a permitted use in the TMU-2 zone; and
32 WHEREAS, the Director's determination effectively precludes the proposed 7,000 square-foot laundromat from operating in the TMU-2 zone under the current land use table, absent a code amendment or successful reclassification upon appeal; and WHEREAS, the Director acknowledges that there is some ambiguity in applying the Laundry Agency/Plant framework to a self-service coin-operated laundromat, and has separately initiated a zoning code amendment to add "laundromat" as an explicitly listed conditionally permitted use in the Urban Mixed-Use zones; that amendment is pending and has not yet been adopted; and WHEREAS, the Applicant timely filed an appeal of the Director's determination, asserting that the proposed self-service laiu'idromat is not properly classified as a Dry Cleaning/Laundry use under any definition and is more correctly classified as "Personal Services, General" - a permitted use by right in the TMU-2 zone under the Tweedy Boulevard Specific Plan land use table; and WHEREAS, South Gate Municipal Code Section 11.60 defines "Personal Services" as any place of business providing services and accessory retail sales of products related to the services provided, with "General" meaning establishments providing nonrnedical services to individuals as a primary use, with listed examples including barber/beauty shops, clothing rental, home electronics and small appliance repair, locksmith, pet grooming without boarding, shoe repair, tailors, and waxing shops; and
WHEREAS, on April 7', 2026, the Planning Commission held a duly noticed public hearing to receive testimony and other evidence regarding the Applicant's appeal, including, without limitation, the staff report submitted by the Community Development Department and the appeal was denied by a split vote of the Planning Commission of 2-2; and WHEREAS, this Resolution and its findings are made based upon the evidence presented to the City Council at its public hearing, including without limitation the staff report submitted by the Community Development Department, the Applicant's appeal materials, and testimony received at the hearing; and
WHEREAS, on May 12, 2026, the City Council held a duly noticed public hearing to receive testimony and other evidence regarding the Applicant's appeal, including, without limitation, the staff report submitted by the Community Development Department and testimony provided; and WHEREAS, all legal prerequisites to the adoption of this Resolution have been met.
NOW, THEREFORE, THE CITY COUNCIL DOES HEREBY FIND, DETERMINE AND DECLARE AS FOLLOWS:
SECTION 1. All of the facts set forth in the recitals above are true and correct and are incorporated herein by reference.
SECTION 2. Based upon substantial evidence presented to the City Council during the public hearing conducted with regard to the Applicant's appeal, including the written staff report, verbal testimony, and all other evidence in the record, the Council hereby denies the appeal and upholds the Community Development Director's determination that the proposed self-service laundromat at 4382-4390 Tweedy Boulevard is classified as a "Dry Cleaning/Laundry, Plant" use under South Gate Municipal Code Section 11.60.070, based on the following findings:
33 Finding A - The Proposed Use Exceeds the Size Threshold for a Laundry Agency.
The proposed laundromat is approximately 7,000 square feet, which exceeds the 2,500 square-foot maximum that distinguishes a Dry Cleaning/Laundry Agency from a Dry Cleaning/Laundry Plant under South Gate Municipal Code Section 11.60.070. The size threshold established in the Code is an objective, quantifiable standard. Regardless of the operational model of the proposed use, the proposed facility's square footage places it squarely within the Plant definition under the plain language of the Code.
Finding B - "Dry Cleaning/Iiaundry, Plant" Is Not a Permitted Use ip the TMU-2 . The Tweedy Boulevard Specific Plan land use table for the TMU-2 zone lists "Dry Cleaning/Laundry, Agency" as a pernnitted use, but does not list "Dry Cleaning/Laundry, Plant." Because the proposed facility must be classified as a Plant based on its size, and because a Plant is not an identified permitted use in the TMU-2 zone, the proposed use is not permitted in the TMU-2 zone under the current land use table.
Finding C - The Proposed Use Does Not Satisfy the Definition of Personal Services, . The Applicant contends that the proposed laundromat should be classified as "Personal Services, General" on the basis that it provides a nonmedical service to individuals as a primary use. The City Council finds that this classification is not supported by the plain language ofthe Code. The "Personal Services, General" definition and its listed examples such as barber/beauty shops, clothing rental, home electronics and small appliance repair, locksmith, pet grooming, shoe repair, tailors, and waxing shops, which describe businesses where a trained service provider performs work on behalf of a customer. A self-service laundromat, by contrast, provides equipment that customers operate themselves to perform their own laundry. While the Commission acknowledges that the listed examples are non-exhaustive, the proposed use is more analogous to the Dry Cleaning/Laundry category, which the Code specifically created to address laundry-related facilities, than to the Personal Services category, which addresses a distinct type of customer service business.
Finding D - Regional Practice and Federal Classification Systems Are Persuasive but Not Determinative. The Applicant presented evidence that neighboring jurisdictions classify self-service laundromats as personal services or permitted commercial uses, and that federal classification systems (NAICS, SIC) assign coin-operated laundromats to a category distinct from laundry plants. The City Council finds this evidence informative and notes its relevance to the pending code amendment process. However, the classification of uses in other cities' zoning codes and federal industry classification systems does not govern the interpretation of South Gate's Municipal Code. The Cornrnission is bound to apply the Code as currently written.
SECTION 3. The City Council finds that the denial of this appeal does not constitute a project under the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.) because it does not approve or authorize any physical development, and no discretionary approval for development is granted herein. No further CEQA review is required.
SECTION 4. The City Council hereby denies the Applicant's appeal of the Director's determination and upholds the Director's classification of the proposed self-service laundromat at 4382-4390 Tweedy Boulevard as a "Dry Cleaning/Laundry, Plant" use under South Gate 34 Municipal Code Section 11.60.070. The proposed use is not a permitted use in the TM[J-2 zone of the Tweedy Boulevard Specific Plan at the proposed size of approximately 7,000 square feet. The Applicant may not proceed with the proposed use in the TMU-2 zone under the current land use table.
SECTION 5. The City Council notes that City staff has initiated a zoning code amendment to add "laundromat" as an explicitly listed conditionally permitted use in the Urban Mixed-Use zones, including the TMU-2 zone. The Council encourages the expeditious processing of that amendment and the Applicant's participation in that process as the appropriate path to obtaining land use approval for the proposed facility.
PASSED, APPROVED, and ADOPTED on this 12'h day of May 2026.
CITY OF SOUTH GATE:
Joshua Barron, Mayor
City of South Gate
ATTEST:
Yodit Glaze, City Clerk
City of South Gate
(SEAL)
"PRFgK'm'4
Raul F. Salinas, City Attorney
City of South Gate
35 ST ATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF SOUTH GATE
SS:
I, Yodit Glaze, City Clerk of the City of South Gate, County of Los Angeles, State of California, hereby certify that the foregoing Resolution was passed and adopted by the City Council of the City of South Gate, signed by the Mayor and attested by the City Clerk at a regular meeting of said Council held on the 12'h day of May 2026 and that said Resolution was adopted by the following vote, to-wit:
AYES:
NOES:
ABST AIN:
ABSENT:
Yodit Glaze, City Clerk
City of South Gate
36 Attachment B
Agenda Bill 05/12/26
RESOLUTION N0. 2026
CITY OF SOUTH GATE
LOS ANGELES COTJNTY, CALIFORNIA
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTH GATE, GRANTING AN APPEAl OF THE COMMUNITY DEVELOPMENT DIRECTOR'S
DETERMINATION, AND CLASSIFYING A PROPOSED SELF-SERVICE LAUNDROMAT OF APPROXIMATELY 7,000 SQUARE FEET AT 4382-4390 TWEEDY BOULEVARD AS A "PERSONAL SERVICES, GENERAL" USE, WHICH IS A PERMITTED USE BY RIGHT IN THE TMU-2 ZONE OF THE TWEEDY BOULEVARD SPECIFIC PLAN (PL N0. 26-0107). APPELLANT: EMILIA
KEUSHKERIAN
WHEREAS, Daniel Leal ("Applicant"), proposes to operate a :[ully self-service coin-operated laundromat of approximately 7,000 square feet at 4382, 4386, and 4390 Tweedy Boulevard, South Gate, California ("Project Site"); and
WHEREAS, the Project Site consists of three contiguous ground-floor commercial storefronts located within the TMU-2 (Tweedy Mixed-Use 2) zone of the Tweedy Boulevard Specific Plan, as codified in South Gate Municipal Code Chapter 11.28, and the storefronts have been substantially vacant for approximately five years; and WHEREAS, the proposed facility is a fully self-service operation in which customers bring their own laundry, operate commercial-grade washing and drying machines themselves, and remove their finished items at the time of service; the facility offers no drop-off or pick-up laundry service, no items are processed by staff on behalf of customers, and the business does not perform any cleaning service for customers; and
WHEREAS, the term "laundromat" is not expressly listed as a permitted or conditionally permitted use in the Tweedy Boulevard Specific Plan land use table applicable to the TMU-2 zone; prior to a comprehensive zoning update in 2015, laundromats were explicitly identified as a conditionally permitted use in applicable cornrnercial zones, but the term was removed from Title 11, Zoning, as part of that update; and
WHEREAS, following the 2015 zoning update, South Gate Municipal Code Section 11.60.070 identifies two land use categories related to laundry and cleaning facilities: (1) "Dry Cleaning/Laundry, Agency," defined as a facility where materials are dropped off and picked up for cleaning service, or cleaned on site through either conventional laundry or chemical processes, where the facility is less than 2,500 square feet and no material collected at other dry cleaning or laundry agencies are brought for cleaning; and (2) "Dry Cleaning/Laundry, Plant," defined as a facility greater than 2,500 square feet, or that processes items collected from other retail locations, where clothing and similar items are cleaned through either conventional laundry or chemical processes; and
12, 37
WHEREAS, the Community Development Director ("Director") reviewed the proposed use and determined that a self-service laundromat most closely corresponds to the "Dry Cleaning/Laundry" use category under Section 11.60.070, and that because the proposed facility is approximately 7,000 square feet, in excess of the 2,500 square foot threshold, the proposed use is classified as a "Dry Cleaning/Laundry, Plant," which is not a listed pernnitted use in the TMU-2 zone of the Tweedy Boulevard Specific Plan; and
WHEREAS, the Director has acknowledged that there is genuine ambiguity in applying the Laundry Agency/Plant framework to a self-service coin-operated laundromat, and has separately initiated a zoning code amendment that would add "laundromat" as an explicitly listed conditionally permitted use in the Urban Mixed-Use zones; that amendment is pending and has not yet been adopted; and
WHEREAS, the Applicant timely filed an appeal of the Director's determination, asserting that the proposed self-service laundromat is not properly classified as a Dry Cleaning/Laundry use under any definition and is more correctly classified as "Personal Services, General" - apermitted use by right in the TM[J-2 zone under the Tweedy Boulevard Specific Plan land use table; and WHEREAS, South Gate Municipal Code Section 11.60 defines "Personal Services" as any place of business providing services and accessory retail sales of products related to the services provided, with "General" meaning establishments providing nonmedical services to individuals as a primary use, with non-exhaustive listed examples including barber/beauty shops, clothing rental, home electronics and small appliance repair, locksmith, pet grooming without boarding, shoe repair, tailors, and waxing shops; and
WHEREAS, on April 7, 2026, the Plaru'iing Commission held a duly noticed public hearing to receive testimony and other evidence regarding the Applicant's appeal, including, without limitation, the staff report submitted by the Community Development Department, and the appeal was denied on a split 2-2 vote of the Planning Cornrnission; and WHEREAS, the Applicant timely appealed the Plaru'iing Commission's action to the City Council, and on May 12, 2026, the City Council held a duly noticed public hearing to consider the appeal; and
WHEREAS, this Resolution and its findings are made based upon the evidence presented to the City Council at its public hearing, including without limitation the staff report submitted by the Community Development Department, the Applicant's appeal materials, and testimony received at the hearing; and
WHEREAS, on May 12, 2026, the City Council held a duly noticed public hearing to receive testimony and other evidence regarding the Applicant's appeal, including, without limitation, the staff report submitted by the Cornrnunity Development Department and testimony provided; and WHEREAS, all legal prerequisites to the adoption of this Resolution have been met. 38 NOW, THEREFORE, THE CITY COUNCIL DOES HEREBY FIND, DETERMINE AND DECLARE AS FOLLOWS:
SECTION 1. All of the facts set forth in the recitals above are true and correct and are incorporated herein by reference.
SECTION 2. Based upon substantial evidence presented to the City Council during the public hearing conducted with regard to the Applicant's appeal, including the written staff report, verbal testimony, and all other evidence in the record, the City Council hereby grants the appeal and determines that the proposed self-service laundromat at 4382-4390 Tweedy Boulevard is most appropriately classified as "Personal Services, General" under South Gate Municipal Code Section
11.60, which is a permitted use by right in the TMU-2 zone of the Tweedy Boulevard Specific Plan, based on the following findings:
Finding A. The Dry Cleaning/Laundry Agency and Plant Definitions Do Not Describe a Self- Service Laundromat. Both the "Dry Cleaning/Laundry, Agency" and "Dry Cleaning/Laundry, Plant" definitions in South Gate Municipal Code Section 11.60.070 describe businesses that perform cleaning services on behalf of customers, in which materials are "dropped off and picked up" and the business cleans the items through "conventional laundry or chemical processes." The proposed facility fits neither description. No items are dropped off, no items are picked up by staff; and the business does not perform any cleaning. Customers bring their own laundry, operate commercial washing and drying machines themselves, and remove their items when the cycle is complete. The fundamental operational element common to both the Agency and Plant definition of the business performing a cleaning service for the customer is absent from the proposed use.
Finding B. The 2,500-Square-Foot Threshold Has No Logical Application to a Self-Service Model. The 2,500-square-foot threshold separating an Agency from a Plant under Section
11.60.070 was designed to distinguish a small drop-off retail location from a large service- processing facility, both of which involve the business performing the cleaning. Because that threshold was directed at the scale of a laundry service-processing operation rather than the customer capacity of a self-service facility, applying that threshold to a self-service coin-operated laundromat does not advance the regulatory purpose for which the threshold was created. The Director has acknowledged that there is genuine ambiguity in applying the Agency/Plant framework to a self-service laundromat, and the City Council finds that this ambiguity must be resolved in favor of the classification that most accurately describes the actual operation of the proposed use.
Finding C. The Proposed Use Satisfies the Definition of "Personal Services, General." The proposed laundromat satisfies each element of the "Personal Services, General" definition in South Gate Municipal Code Section 11.60. First, customers visit the facility to perform a personal task of washing and drying their clothing and household textiles, and then the business provides the service of making commercial-grade equipment available in a clean, professionally maintained, and staffed environment, which constitutes a nonmedical service to individuals as a primary use. t'} 39
Second, the proposed accessory retail sales of detergent, fabric softener, dryer sheets, stain removers, and related products mirror the accessory retail component characteristic of other personal service uses, such as a barber shop selling hair care products, a tailor selling thread and notions, or a fitness center selling supplements. Third, the listed examples of general personal services in the Code are non-exhaustive, as the Code provides that such uses "may also include" the listed examples and uses the term "include," not "limited to." Finding D. The Personal Services Definition Already Encompasses Analogous Self- Operated Equipment Uses. The "Personal Services" definition already encompasses fitness and health facilities, including health or physical fitness centers, where customers arrive, operate commercial equipment themselves, remain on-site for an extended period, and depart without any service performed by the operator on the customer's behalf. A self-service laundromat operates on an identical model of commercial equipment self-operated by the customer, extended dwell time, and no service performed by the operator on the customer's behalf. The City Council finds that if a facility where customers use equipment and leave is a personal service when the equipment is a treadmill, it is equally a personal service when the equipment is a washing machine.
Finding E. The Proposed Use Is Consistent with the Goals and Policies of the Tweedy Boulevard Specific Plan. The Tweedy Boulevard Specific Plan was adopted to encourage active, pedestrian-oriented ground-floor uses along the corridor, reduce vacancy, attract businesses that generate sustained foot traffic, and serve the daily needs of a dense, renter-majority neighborhood.
The proposed laundromat would activate three contiguous storefronts that have been substantially vacant for approximately five years in a corridor with approximately 30 vacant storefronts; generate an estimated 700 to 1,000 customer visits per week with typical 60 to 90 minute dwell times, supporting sustained pedestrian activity and ancillary commercial vitality; serve an essential daily need for residents in a high-density, renter-majority neighborhood where in-unit laundry is limited; represent a 10-year lease commitment with options to extend to 20 years, providing long- term corridor stability; and be designed as a modern, attended facility with transparent storefront design and high-quality finishes consistent with the Specific Plan's design standards for active ground-floor commercial uses.
Finding F. Resolution of Code Ambiguity in Favor of the Applicant Is Appropriate. The Director has expressly acknowledged that there is genuine ambiguity in classifying a self-service laundromat under the current Code, and the Code amendment that would clarify the classification is months away from adoption. The City Council finds that, under well-established principles of zoning code interpretation, ambiguity in a land use classification should not operate to preclude an otherwise consistent and beneficial use.
SECTION 3. The City Council finds that the granting of this appeal does not constitute a project under the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.) because it does not approve or authorize any physical development, and no discretionary l'; 40
approval for development is granted herein. The action constitutes only an interpretive land use classification determination. No fiuther CEQA review is required at this time.
SECTION 4. The City Council hereby grants the Appellant's appeal of the Director's determination and classifies the proposed self-service coin-operated laundromat at 4382-4390 Tweedy Boulevard as a "Personal Services, General" use under South Gate Municipal Code Section 11.60. The proposed use is a permitted use by right in the TM[J-2 zone of the Tweedy Boulevard Specific Plan, and the Applicant may proceed with permitting and buildout of the proposed facility without fiirther land use entitlement, subject to compliance with all applicable building, fire, public works, and other regulatory requirements.
SECTION 5. The City Council notes that City staff has initiated a zoning code amendment that would add "laundromat" as an explicitly listed conditionally permitted use in the Urban Mixed- Use zones. The classification determination set forth in this Resolution is made under the Municipal Code as it currently exists and is not affected by the pending amendment. The City Council encourages the expeditious processing of that amendment to provide future clarity for similar applications.
PASSED, APPROVED, and ADOPTED on this 12th day of May 2026.
CITY OF SOUTH GATE:
Joshua Barron, Mayor
City of South Gate
ATTEST:
Yodit Glaze, City Clerk
City of South Gate
(SEAL)
Raul F. Salinas, City Attomey
City of South Gate
IJ 41
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF SOUTH GATE
SS:
I, Yodit Glaze, City Clerk of the City of South Gate, County of Los Angeles, State of California, hereby certify that the foregoing Resolution was passed and adopted by the City Council of the City of South Gate, signed by the Mayor and attested by the City Clerk at a regular meeting of said Council held on the 12th day of May 2026, and that said Resolution was adopted by the following vote, to-wit:
AYES:
NOES:
ABSTAIN:
ABSENT:
Yodit Glaze, City Clerk
City of South Gate
42 Attachment C
Agenda Bill OS/12/26
CONFIDENTIAL - APPEAL STRATEGY MEMORANDUM
March 19, 2026
Dear Emilia and Dmitriy,
This memorandum provides a detailed strategic framework for appealing the City staff's determination that the proposed self-service laundromat at 4382-4390 Tweedy Boulevard must be classified as a "Dry Cleaning/Laundry - Agency or Plant" (with a 2,500 SF cap) under the South Gate Zoning Code. After reviewing all project correspondence, both draft appeal letters, the Perez emails (including the March 3 personal services definition and his March 18 directive to Dmitriy), the lease and addendum, and the zoning code definitions, I believe there is a strong path to approval-but the appeal must be fundamentally restructured around a code-based classification argument rather than the policy-oriented approach in the current draffs.
Gabriel Perez has been direct: "The revised letter from Emilia was better but the retail use is not a strong argument for the Commission to consider." He has told you exactly where to look-the Personal Services definition he emailed on March 3-and that the argument must come from your side. This memo lays out how to build that argument.
1. Documented Timeline of Events
The Following timeline, drawn From the project correspondence, establishes the Factual foundation for both the classification argument and the detrimental reliance claim:
Apr-May 2025 Emilia visits City of South Gate twice, meets with Yesenia Hernandez (Planning).
Confirms: (1) laundromat is permitted at 4390 Tweedy, (2) no size restrictions for -7,000 SF.
May 2, 2025 AquaLoop Laundromat LLC executes 1 0-year lease with Hopevale Properties LP (c/o Reliable Properties) for 4382, 4386 & 4390 Tweedy Blvd. Base rent: 112,725.50/month + NNN, with 3% annual increases and two 5-year renewal options (total potential 20- year commitment).
July 2, 2025 ALS submits drawings to Planning and Public Works for 7,000 SF self-service laundromat.
July 20, 2025 Louis Quezada (Public Works) calls to say drawings cannot be approved pending a Planning issue. First indication of any problem.
Late July 2025 Emilia meets Joshua Valdez (Planning), who says laundromats limited to 5,000 SF.
Then meets John Signo (Planning Manager) with Dmitriy, who says limit is 2,500 SF.
Four meetings, four different answers.
Nov 6, 2025 Lease Addendum #1 executed. Eric Baruch assumes all rights as sole member of AquaLoop LLC and sole tenant under the lease.
Dec 16, 2025 Eric deposits $400,000 in escrow for the development of the project, plus $90,000 cashier's check with Penn Escrow payable to Gateways Science & Engineering Inc. 43 Jan 9, 2026
Jan 27 2026
Jan 29, 2026
Feb 26, 2026
Mar 3, 2026
Mar 5, 2026
Mar 17 2026
Mar 18, 2026
(Art Gastelum), contingent on final planning approval for 7,000 SF laundromat. Lease security deposit of $43,470.90 paid to landlord, plus $8,772.57 in insurance.
Emilia/Daniel send letters to Art Gastelum documenting the timeline and requesting intervention.
Daniel speaks with Gabriel Perez (Community Development Director). Two options presented: (1 ) variance (-4 months, hearing required), or (2) appeal (potentially faster).
Daniel updates Sam and Brad Nourafshan. Sam responds: "Please push Ark to persuade the City Attorney to allow the appeal and approve it." Gabriel Perez schedules in-person meeting for March 3 at CD Conference Room.
Meeting with Gabriel Perez. Afterward, Perez emails Emilia the Personal Services definition from Chapter '1 '1.60, signaling where to anchor the argument.
Emilia sends first draff appeal letter to Perez for review.
Emilia sends two revised letters to Perez: ('1 ) Commission letter focused on Tweedy Specific Plan alignment, (2) updated ALS letter arguing laundromat vs. plant distinction.
Perez responds to Dmitriy: "This would really need to come from you." Says the retail use argument is "not a strong argument." Discloses he briefed the Planning Commission at a study session on adding laundromats as a conditionally permitted use-but that change is "months away."
2. The Misclassification Problem
The City classifies the laundromat under "Dry Cleaning/Laundry"in Section 11.60.070 of the Zoning Code. That definition has two subcategories:
Agency - "a facility where materials are dropped off and picked up for cleaning service, or cleaned on site through either conventional laundry or chemical processes where an agency is less than 2,500 square feet and no material collected at other dry cleaning or laundry agencies are brought for cleaning."
Plant - "a facility greater than 2,500 square feet or that processes items collected from other retail locations, where clothing and similar items are cleaned through either conventional laundry or chemical processes."
Both definitions describe a business that performs cleaning as a service for the customer.
Materials are "dropped off and picked up." The business cleans items through "conventional laundry or chemical processes." The 2,500 SF threshold distinguishes a small drop-off location from a larger processing facility.
A self-service laundromat does none of this. No items are "dropped off." No items are "picked up." The business does not perform any cleaning. Customers bring their own laundry, operate the machines themselves, and take their items when finished. The 2,500 SF threshold has no logical application to this model because it was designed to regulate the scale of a service processing operation, not the customer capacity of a self-service facility.
3. The Correct Classification: Personal Services
After your March 3 meeting, Gabriel Perez emailed Emilia the Personal Services definition from Chapter 11.60. He stated: "It was mentioned the need for the definitions of personal services." This was a clear signal about where to anchor the appeal. The definition reads:
44 "Personal Services" (land use) - Section 11.60:
"Any place of business providing services and accessoryr retail sales of products related to the services provided."
General:'Establishments providing nonmedical services to individuals as a primary use. In addition to the uses listed below, general personal service uses may also include accessory retail sales of products related to the services provided."
Examples include: Barber/beauty shop, Clothing rental, Home electronics repair, Locksmith, Pet grooming, Shoe repair, Tailor, Waxing shop.
Fitness/health facility:"Any place of business, or membership cfub, providing facilities devoted especially to health, beauty, and relaxation... including health or physical fitness centers/facilities." Also includes: Instructional uses (art, dance, martial arts, yoga, Pilates, etc.)
3.1 Element-by-Element Analysis
1. Nonmedical service to individuals as a primary use. Customers come to the facility to accomplish a personal task-washing and drying their clothing and household textiles.
The business provides the service of making commercial-grade equipment available in a clean, maintained, professionally attended environment.
2. Accessory retail sales of products related to the services provided. Laundromats sell detergent, fabric softener, dryer sheets, stain removers, and similar products. This mirrors how a barber shop sells hair care products or a fitness center sells supplements.
3. The examples list is non-exhaustive. The code says general personal service uses "may also include" the listed examples and uses the word "include"-not "limited to." A self-service laundromat is an unlisted but qualifying example.
4. The fitness/health facility analogy is directly on point. The code already classifies fitness centers as personal services. A gym provides commercial equipment in a maintained facility; customers come in, use the equipment themselves, stay for an extended period, and leave. A self-service laundromat operates on an identical model.
3.2 Side-by-Side Comparison for the Commission
Present this comparison directly to the Planning Commission as a handout or display:
Who performs cleaning? Business operator cleans items for customer
Customer operates equipment
themselves
How do items arrive?
Business model
Customer dwell time
Weekly foot traffic
Comparable use
Dropped off/picked up, or collected
from other locations
Fee-for-service cleaning
Minimal-brief drop-off
Low-brief transactions
Dry cleaner, commercial processor
Customer brings items, washes them,
takes them home
Equipment access-identical to a gym
60-90 minutes on-site per visit
High-est. 700-1000 visits/week
Fitness center, barber shop (Personal
Services)
3.3 Impact on Size Limitation
20 45
If the laundromat is reclassified as Personal Services, General, the 2,500 SF threshold in the Diy Cleaning/Laundry Agency definition does not apply. That threshold governs a different use category. Dmitriy must confirm whether Personal Services carries any independent size cap in Table '11.21-3.
4. Neighboring Cities Comparison: South Gate Is an Outlier Research across every neighboring jurisdiction confirms that no city bordering South Gate classifies a self-service laundromat as a laundry plant or imposes a 2,500 SF cap. Every city that addresses the question treats self-service laundromats as personal services, retail services, or general commercial uses-distinct from laundry processing plants. South Gate's classification is an anomaly with no regional parallel.
4.I Neighboring City Classification Table
Likely in commercial use tables
South Gate "Dry Cleaning/Laundry -
Agency or Plant"
§20.20.020
61 I .60.070
Not found
2,500 SF NO - self-service lumped
with plants
4.2 Three Most Powerful Precedents
Huntington Park - shares a border with South Gate, similar demographics, similar commercial corridors. Their zoning code explicitly classifies "self-service laundries" as "Personal Services" (§9-4.202). Laundry plants are separately classified as "Industry, General" and restricted to the MPD zone. No square footage limitation on self-service laundromats. Source:
ecode360.com/44539414
46 City of Los Angeles - directly borders South Gate. Maintains a three-tier system: (1 ) self- service laundromats permitted in C1 (least restrictive commercial) with no SF cap, (2) attended laundry with conditions in C2, (3) laundry plants restricted to M1+ industrial zones only. The new Chapter 1A zoning code (adopted December 2024) explicitly places laundromats under "Personal Services." Source: LAMC §12.13 and ChapterlA §5D.6.10 Sacramento - provides the single most quotable line for the hearing. Their code defines "Cleaning plant, commercial" and then states explicitly: "'Cleaning plant, commercial' does not include coin-operated laundries." This is a direct, unambiguous statement that coin- operated laundromats are categorically not cleaning plants. Source: Sacramento §17. 108.040
4.3 Federal Classification Systems Confirm the Distinction The NAICS and SIC systems-the authoritative federal business classification frameworks - assign self-service laundromats and commercial laundry plants to completely separate industry codes:
8017(1) - Stores, retail 2585(1 ) - Laundries
Business Group B (offices, banks, services) Factory/Industrial (F-1 or S) Sources: NAICS 812310 l NAICS 812320 i SIC 7215 (OSHA) l SIC Maior Group 72i WCIRB Notably, NAICS 812320 (Drycleaning and Laundry Services) explicitly cross-references 812310, stating that coin-operated facilities belong in the other code. California's WCIRB goes even further: self-service laundries without attendants are classified as "Stores - retail," not even in the laundry category.
4.4 Additional California Precedent
South Pasadena - defines "Personal Services" and explicitly lists 'laundromats (self service laundries)" alongside barber shops, beauty shops, shoe repair, and tailors. Source:
Pasadena §36.700
Lake Elsinore - defines "Personal service" as "an establishment that offers services to its customers by an act or useful labor" and includes "laundromat" in the enumerated list. Source:
Lake Elsinore §17.86
5. Supporting Arguments
5.1 Code Ambiguity
Four City staff members provided four different answers regarding allowable laundromat size.
Gabriel Perez himself acknowledged to the Planning Commission that "there is some ambiguity 2-"2,.47
on how to classify a coin operated laundry facility." Under California law, ambiguities in zoning codes are construed in favor of the property owner's right to use their property.
5.2 Detrimental Reliance
Based on Yesenia Hernandez's confirmation that a laundromat was permitted with no restrictions, the following financial commitments were made:
Lease: 1 0-year term (with two 5-year renewal options) executed May 2, 2025. Base rent of $12,725.50/month + NNN charges, with 3% annual escalations. The premises span three addresses (4382, 4386, 4390 Tweedy Blvd).
Escrow: $400,000 deposited in escrow for the development of the project, plus $90,000 cashier's check deposited with Penn Escrow payable to Gateways Science & Engineering Inc., contingent on final planning approval for 7,000 SF. Lease security deposit of $43,470.90 paid to the landlord, plus $8,772.57 in insurance.
Development costs: ALS and Emilia Keushkerian have already invested significant time and money into this project, including demographic analysis, site evaluation, architectural design, plan preparation, and other pre-development work-all prior to the City's reversal.
Eric Baruch is currently paying $12,725.50/month in rent on a space he cannot build out, with $400,000 tied up in development escrow and $43,470.90 in lease deposits, $8,772.57 in insurance, and significant additional funds already spent by Emilia and ALS on pre-development work. The City's inconsistent representations created this situation.
5.3 Tweedy Specific Plan Aliqnment
These policy points should follow the code argument as supporting context:
Activates a building vacant for approximately five years, amid -30 vacant storefronts along Tweedy Blvd
Generates an estimated 700-1,000 customer visits per week with 60-90 minute dwell times
Represents a 10-year lease commitment (with options to 20 years), providing long-term corridor stability
Serves an essential daily need for residents in a dense, renter-heavy neighborhood with limited in-unit laundry
Modern, fully attended facility with transparent storefront, high-quality finishes, consistent with Specific Plan design standards
6. What Must Change in the Current Approach
Emilia's two draft letters (submitted March 17) are well-written and make valid policy points.
However, they have a critical gap: neither letter makes the Personal Seivices classification argument. Both argue the laundromat is different from a "plant" or "agency" and should be treated as a "self-service retail use," but they do not identify a specific alternative permitted use category. This is exactly what Perez flagged.
Current approach: "This is different from a plant/agency" -> "it should be approved as retail."
48 Required approach: "This is different from a plant/agency because it fits a different permitted use category-Personal Services, General" -> present the code definition -> walk through each element -> use the fitness center analogy -> show neighboring cities agree -> then support with policy.
7. Action Items
# :Action 10wner IDeadline -
1 Pull Table 11.21-3 (Allowed Land Uses). Confirm Dmitriy "Personal Services, General" is marked "P" (permitted) in the zone for 4390 Tweedy. Verify whether any size cap applies.
Immediately
2 Determine the exact zoning designation for the parcel under the Tweedy Specific Plan.
Dmitriy Immediately
3 Drafk a new appeal letter leading with the Personal Dmitriy Services classification, the neighboring cities comparison, the fitness center analogy, and attaching the Emilia letters as exhibits.
Before hearing
4 Review attached hearing presentation (13 slides), Emilia/ Eric presenter scripts, and Commission handout. Insert photos into Slides 10-12 (ALS portfolio, site plan/floor plan, proposed design rendering). Print handout copies for each Commissioner.
Before hearing
5 Confirm hearing date, procedural requirements (time limits, Daniel/Dmitriy speakers, written submissions).
Immediately
8. Hearing Presentation Structure
The attached 1 3-slide presentation and word-for-word presenter scripts follow this structure.
Perez was explicit: "This would really need to come from you as our staff determination is that your business is a laundry agency and you are challenging that determination."
5. Dmitriy presents the code argument: read the Dry Cleaning/Laundry definition, show it doesn't apply, then present the Personal Services definition. Use the gym analogy: "If a facility where customers use equipment and leave is a personal service when that equipment is a treadmill, it is equally a personal service when that equipment is a washing machine."
6. Present the neighboring cities handout. "Huntington Park-personal services. Los Angeles-personal services. Paramount-permitted commercial use, explicitly excluded from industrial laundry. Sacramento's code says commercial cleaning plants do not include coin-operated laundries. South Gate is the only city in this region that would classify a self-service laundromat as a laundry plant."
7. Emilia speaks to ALS's 30+ years of experience, the due diligence process, and the meetings with Yesenia Hernandez where the use was confirmed with no restrictions.
8. Eric speaks briefly to his personal investment: the lease obligations ($12,725.50+/month), the $400,000 development escrow deposit, $43,470.90 lease deposit, $8,772.57 in insurance, and his commitment as a laundromat owner-operator.
9. Close with the policy points from the Emilia letters (vacancy, foot traffic, Specific Plan alignment) as supporting context-not the lead argument. 49 The Personal Services classification argument is sound and gives the Commission a clear, code-supported basis to approve this project. The neighboring cities research eliminates any doubt: South Gate's classification of a self-service laundromat as a laundry plant is an outlier with no parallel in the region. The key is restructuring the appeal around the precise definitional analysis Perez has been pointing you toward, backed by the weight of regional precedent.
Please review the action items above and all attached deliverables - the hearing presentation (13 slides with image placeholders), the presenter scripts, and the one-page Commission handout - and let me know how you would like to proceed.
Best regards,
Eric Baruch
1'5' 50
ALL SOURCES CLICKABLE LINKS
Tip: In Word, Ctrl+Clid< (or Cmd+Click on Mac) to open links. Or open this file in Google Docs for direct clicking.
SOUTH GATE ZONING CODE
* §11.60 - Definitions (Dry Cleaning/Laundry & Personal Services):
https://www.codepublishing.com/CA/SouthGate/html/SouthGatell/SouthGatell60.html - §11.21 - Land Use Tables (Table 11.21-3):
https://www.codepublishing.com/CA/SouthGate/html/SouthGatell/SouthGatell21.html h §11.28 - Tweedy Boulevard Specific Plan:
https://www.codepublishing.com/CA/SouthGate/html/SouthGatell/SouthGatell28.html ii Form Based Development Code (PDF): https://www.cityofsouthzate.orz/files/sharedassets/public/v/1/business-amp- development/documents/form-base-development-code.pdf
* City of South Gate Planning Division: https://www.cityofsouthzate.orz/Government/Departments/Community- Development/Planninz
NEIGHBORING CITIES
Huntington Park §9-4.202 (Personal Services): https://ecode360.com/44539414 City of Los Angeles §12.13 - CI Zone: https://[email protected]/codes/los angeles/latest/lamc/0-0-0-110585 City of Los Angeles - New Zoning Code Ch. 14: https://planninz.lacity.zov/zoninz/new-code City of Los Angeles §12.14 - C2 Zone: https://codelibrary.amlezal.com/codes/los anHeles/latest/lapz/0-0-0-3322 * Maywood §2020.120 - Zoning Ordinance (PDF):
https://www.cityofmaywood.com/DocumentCenter/View/1563/Maywood-Zoning-Ordinance ii Paramount §17.24.020A (coin-op laundries): https://ecode360.com/43937126 * Downey §9144 - "L" Definitions (Laundry, Limited):
https://library.qcode.us/lib/downey ca/pub/municipal code/item/article ix-chapter 1-section 9144 * Commerce - Title 19 Zoning: https://library.municode.com/ca/commerce/codes/code of ordinances?nodeld=TITl9ZO h Bell §17.32.020 - C-3 Zone Permitted Uses: https://library.qcode.us/lib/bell ca/pub/municipal code/item/title 17- chapter 17 32-17 32 020
* Lynwood Art. 25 - Commercial Districts:
https://www.codepublishing.com/CA/Lynwood/html/Lynwood25/Lynwood2525.html
CALIFORNIA PRECEDENT
* Sacramento §17.108.040 ("does not include coin-operated laundries"):
https://library.qcode.us/lib/sacramento ca/pub/city code/item/title 17-division i-chapter 17 108-17 108 040 ii South Pasadena §36.700 (laundromats = Personal Services):
https://www.codepublishing. .html
ii Lake Elsinore §17.86 (laundromat in Personal Service definition):
https://www.codepublishing.com/CA/LakeElsinore/html/LakeElsinorel7/LakeElsinorel786.html
FEDERAL & ST ATE CLASSIFICATION
* NAICS 812310 - Coin-Operated Laundries: https://www.naics.com/naics-code-description/?code=812310 * NAICS 812320 - Drycleaning & Laundry (except Coin-Op): https://www.naics.com/naics-code- description/?code=812320
ii SIC 7215 - Coin-Operated Laundries: https://www.osha.gov/sic-manual/7215 )t/ 51
SIC 7211- Power Laundries: https://www.osha.zov/sic-manual/7211 SIC Major Group 72 - Personal Services: https://www.osha.gov/data/sic-manual/major-zroup-72 * CA WCIRB - Dry Cleaning/Laundry, Retail (8017): https://www.wcirb.com/products-and-services/classification- search/dry-cleaning-or-laundry-retail
CA WCIRB - Laundries (2585): https://www.wcirb.com/products-and-services/classification-search/laundries 1'J
52 4390 Tweedy Blvd Project Coin Laundry Facility To Whom it may concern,
For more than three decades, Automated Laundry Systems has designed and developed high-quality self-service laundromats throughout California, Nevada, and Arizona. Over that time, we have helped bring modern, clean, and community-focused laundry facilities to dozens of neighborhoods, often revitalizing underutilized retail spaces and increasing foot traffic for surrounding businesses.
We are excited about the opportunity to develop a new laundromat at 4390 Tweedy Boulevard, one of South Gate's most important commercial corridors. This particular space has remained vacant for approximately five years, and we see this project as an opportunity to bring new activity and investment back to the property and the surrounding businesses.
Laundromats are also inherently long-term neighborhood businesses. This location would be operated by Eric Baruch, a long-time client of ours and a committed investor in the laundry industry. Laundromats are also inherently long-term neighborhood businesses. After conducting our due diligence and confirming with the City Planning Department that a laundromat is a permitted use at this location, we submitted our plans for approval. We were therefore surprised to learn that the project was being categorized as a "planned facility" with a size limitation of 2,500 square feet.
We respectfully believe this classification does not accurately reflect the nature of a self- service laundromat, which is fundamentally different from a closed-door laundry pickup and drop-off facility.
A planned laundry facility typically refers to a back-of-house operation that functions primarily as a pickup and drop-off service, similar to a dry-cleaning plant. These facilities do not generate meaningful foot traffic or provide a gathering space for the community.
A self-service laundromat, however, is a storefront neighborhood amenity that actively serves residents and contributes to the vitality of a commercial district. Customers often spend extended periods of time in the area while completing their laundry, frequently visiting nearby restaurants, coffee shops, and retail businesses. Many families come together, particularly on weekends, and the laundromat becomes part of their routine within the neighborhood.
Based on our experience operating similar facilities in communities with comparable demographics, we estimate the location could generate 700-1,000 customer visits per week.
This level of consistent foot traffic would help support existing businesses along Tweedy Boulevard while also making the corridor more attractive for new businesses to fill currently vacant storefronts.
During our review of the area, we observed approximately 30 vacant commercial spaces along Tweedy Boulevard. A well-designed laundromat can act as an anchor for neighborhood activity by bringing reliable, daily traffic to the street and encouraging complementary businesses such as cafes, restaurants, and small retailers to locate nearby.
The laundromat we are proposing would also represent a significant investment in the neighborhood. Automated Laundry Systems is known for building modern, high-quality facilities that prioritize cleanliness, safety, and customer comfort. The proposed laundromat would include:
2!) 53
- A large, modern facility (over 7,000 sq ft.) designed to accommodate the needs of the community without long wait times for machines - State-of-the-art Maytag washers and dryers designed for energy and water efficiency
- A clean, welcoming environment with comfortable seating areas and ample folding tables
- High-quality finishes such as stainless steel bulkheads and granite folding surfgces
A fully attended facility, ensuring safety, cleanliness, and customer assistance at all times
Our goal is not simply to open another business, but to create a community-oriented facility that residents can rely on and take pride in.
We strongly believe this project will serve the residents of South Gate by providing an essential service while also supporting economic activity along one of the city's most important commercial streets.
We respectfully request that the Planning Commission reconsider the classification of this project and allow the proposed laundromat to move forward as a self-service retail use rather than a "planned facility." Doing so will allow us to deliver a high-quality amenity that benefits both the local community and the surrounding business district.
Thank you for your time and consideration. We would welcome the opportunity to answer any questions and further discuss how this project can positively contribute to the South Gate community.
Sincerely,
Emilia Keushkerian
Automated Laundry Systems
lol 54
HOW NEIGHBORING CITIES CLASSIFY SELF-SERVICE LAUNDROMATS 4382, 4386 & 4390 Tweedy Boulevard - AquaLoop Laundromat LLC kl & . - - - - -iiiiii- - = - - L'i z..... . - . a _ y ... . . . _ . ... J .. ..-. ' ' " ' o 'fhlffil441ii1i'ijJhlii
-Huntington Park "Personal Services" - j9-4.202: Fi9-4.503.2 None Yes - plants = "lndustrv. explicitly lists self-service
laundries
General"
City of Los Angeles "Personal Services" (new Ch. jl2 13j Ch. IA j5D.6 10 None Yes - 3-tier; plants = M1+ 14); self-service as commercial
use ilegacy)
industrial
Maywood "Laundromat" - standalone
defined use
7 None Yes
Paramount "Laundries, automatic" -
permitted commercial
5. None Yes - M-2 excludes coin
laundries
Downey "Laundry, Limited" - self-
service/coin-op
_§9144 None Yes - "Unlimited" = plant
category
Commerce SIC 7215 "Coin-Op Laundries" Title 19; Appendix A None Yes - separate SIC for plants - Personal Services
Bell Dry cleaning listed separately
from plants
2 None Yes
Sacramento' Plants "do not include coin-
operated laundries"
_§17.108.040 None Yes - explicit exclusion
South Pasadena' "Personal Services" - lists
"laundromats iself service)"
______!)36.700 None Yes
Lake Elsinore" "Personal service" - includes
"lau ndromat"
J None Yes
Lynwood "Laundry" with barber/beauty Art 25; Appendix A N/A N/A shops
South Gate "Dry Cleaning/Laundry -
Agency or Plant"
_§11.60.070 2,500 SF NO - self-service lumped
with plants
' Sacramemo. South Pasadena, Lalie Elsmore = notable CA precedent, not arerghbormg cities.
FEDERAL & STATE CLASSIFICATION SYSTEMS
IYL'l PI ii YJ I Zlhl all )j 'a l_l Ili Ji I j! lii h l lilllili I a!l !l ETil #Jj II !ll Z Iffi I-II-I -NAICS 812310 - Coin-Operated Laundries 812320 - DrycleaninH & Larindry (except Coin-Op) ' SIC 7215 - Coin-Operated Laundries 7211- Power Laundries: 7216 - Drvcleanine SIC Maior Group Maor Group 72: Personal Services Same Hroup, different industry code CA WCIRB 8017(1) - Stores, retail 2585(1) - Laundries Int'l Building Code Business Group B (offices, banks, services) Factory/Industrial (F-1 or S)
SOURCE LINKS
html
* South Gate jll 60 (Definitions)' https:/
i South Gate §1121 (Land Use Tables)' hktps://www
* South Gate jll 28 (Tweedy Specific Plan)' https.//www * Huntingkon Park §9-4.202' https://ecode360.com/44539414 i LA !il2.l3 iCl Zonej' https.//codelibrary amleHal.com/codes/los angeles/latest/lamc/0-0-0-110585 x LA Ch IA lNew Code) https://plannmg.lacity gov/zorung/new-code x Paramount !il7.24: https://ecode360 com/43!137126
ii Sacramenko §17.108 040. hktps://library.qcode.us/lib/sacramento ca/pub/city code/item/title 17-division i-chapter 17 108-17 108 040 * South %sadena G36 700: https.//www
ii Lake Elsmore §17.86. https.//www.codepublishmg.com/CA/LakeElsinare/html/LakeElsinorel7/LakeElsinorel786 html * Lynwood Art 25' https://www '
h NAICS 812310: https.//wvvw.naics.com/naics-code-description/?code=812310 ii NAICS 812320 https://www naics.com/naics-code-description/?code=812320 * SIC 7215 https://www.osha.gov/sic-manual/7215
ii SIC Malor Group 72 https://www osha gov/data/sic-manual/maor-group-72 a WCIRB Retail https'//www.
s WCIRB Laundries httpS.//WWW.WCiTb com/products-and-services/classification-search/laundries -laundry-retail
80 55
* Maywood ')2020 120 (Zoning Ordinance PDFI htips //www cityoTmaywood.com/DocumentCenter/View/1563/Maywood-Zomng-Ordinance * Downey 49144 ("L" Definitions) https //library qcode.us/lib/downey ca/pub/municipal code/item/article ix-chapter 1-section 9144 * Commerce Title 19 (Zonmg). https.//library municode com/ca/commerce/codes/code oT ordinances?nodeld=TITl9ZO * Bell §17 32 020 iC-3 Zone) https://library qcode.us/lib/bell ca/pub/municipal code/item/title 17-chapter 17 32-17 32 020 3t 56
Attachment D
Agenda Bill 05/12/26
Table 4-1: General Land Use Permlt Types and Process Symbol Permit Required
CZC Procedure SeaUon
Referenoe
P
Permitted as a primary use subject to compliance with all applicable provisions of the CZC, subject to first obtainin@ a Code Compliance Certificate.
11.51.040
2 Upper Floor Use. Permitted on the second story or above subjectto compliance with all applicable provisions of the CZC, subject to first obtaining a Code Compliance Certificate.
11.51.050(B)
A-U Accessory Use. Permitted as a secondary use in conjunction with a primary use. 11.51.050(C) T
Temporary Use. Permitted as a temporary use in conjunction with an administrative permit.
11.51.070
A-P Subject to review and approval of an Administrative Permit Review. 11.51.030: 11.51.050 D Subject to review and approval of a Discretionary Permit Review. 11.51.080 CUP Conditionally permitted, subject to review and approval of a Conditional Use Permit. 11.51.030: 11.52 x Use not permitted in the zone. 11.21.020
Note: Any land use authorized through a permit approval process idenUfied in Table 4-1 may also require desrgn revrew, a building permit, and/or other permit(s) required by the South Gate Municipal Code.
Table 4-2: Allowed Land Uses for Tweedy Mixed4Jie Zonw
LAND USE TYPES
ZONES ADDITIONAL USE
REGULATIONSTMU-I I TMU-2
RESIDENTIAL USES (1)
Accessory Structure A-U A-U 11.43
Child Day Care Facility, Small Family Home P P (2)
Child Day Care Facility, Large Family Home A-P A-P (2) 11.40.050 Live/Work Unit A-P A-P 11.23; 11.40.090
Mixed-Use A-P A-P (2) 11.23: 11.25.080
Multi-Family Residential A-P A-P (2) 11.25.080, 11.33.090] Supportive Housing" A-P A-P (2) 11.60
Transitional Housing' A-P A-P (2) 11.60
Residential Care Facilities, Small A-P A-P (2) 11.25.080, 11.33.090 Residential Care Facilities, Large A-P A-P (2) 11.25.080, 11.33.090
RECREATION, EDUCATION, PUBLIC ASSEMBLY USES
Community Assembly CUP CUP 11.40.060
Library/Gallery/Museum A-P A-P
School CUP CUP
College, Industrial Trades CUP x
College, Non-Traditional Campus CUP I CUP (2)
PARKS / PLAZAS / OPEN SPACE USES
Outdoor Amphitheater P P
Parks/Recreation Facility, Limited P P
Public/Community Garden (3) P P
" Housing meeting this definitron (see CZC Chapter 11.60) shall rye permitted, condiUonarly permitted, or not permitted, per the regulation of other residential dwellrngs of the same type, in the same zone. All standards and regulations of this Code governing the redulation of other resrdential dwellrngs of the same type, and rn the same zone, shall apply.
FINAL MARCH 2019 35
57 Table 42: Allowed Land uses for Thveedy Mixed-Use Zones (eontlnu*d)
ZONES ADDITIONAL USE
REGULATIONSTMu-l TMU=2
CIVIC / INSTITUTIONAL USES
Adult Day Care Center, General
Adult Day Care Center, Limited
Child Day Care Facility, Day Care Center
Commercial Training Center
Institution
P P (2)
P P (2)
A-P A-P (2) 11.40.050
P x
A-P A-P (2)
PUBLIC / UTILITY / ENERGY USES
Antenna/Communications Equipment, Stand Alone
Accessory Attachment
Antenna/Communications Equipment, Integrated into
Original Building Design
Fire/Police Substation
Parking Facility
Public/Government Building
Public Utility, Structure orYard
Renewable Energy System, Building Mounted
Transit Station/Stop
CUP (A-U) CUP (A-U)
P P
P CUP
CUP CUP Public or Private, 11.33
P P
CUP x
CUP CUP 11.40.180
P P
OFFICE / RESEARCH & DEVELOPMENT (R&D) USE8
Research & Development
Business Services, pedestrian oriented
Business Support Services
Medical Services, Clinic/Urgent Care
Medical Services, Medical/Dental/Holistic
Medical Services, Extended Care
Office, Processing
Office, Professional/Admin
Office, Service
P x
P P (<6,000 s.f.)
CUP x (<12,000 s.f.)
CUP CUP (2)
CUP CUP (2)
P x
P P (2)
P P (2)
P P (2)
ENTERTAINMENT / LODGING USES
Banquet Facility/Catering
Bed & Breakfast/Inn
Commercial Entertainment
Commercial Recreation, Indoor
Hotel
Live Entertainment
Theater
CUP CUP
CUP x
CUP CUP
CUP CUP
CUP x 11.40.080
CUP CUP
CUP CUP
COMMERCIAL USES
Alcohol Sales, As Part of a Restaurant CUP (A-U) CUP (A-U)
11.42; with the following
exception in 11.42.060:
There shall be no required
separation from a
residential zone.
Alcohol Sales, As Part of a Bar/Tavern/Nightclub/Lounge CUP (A-U) CUP (A-U)
11.42; with the following
exception in 11.42.060:
Required separation from a
residential zone shall be
100 feet.
CITY OF SOUTH GATE TWEIDY BOULEVARD 8Pl €:IPIO PLAN
33 36
58 Table 4-2: Allowed Land Uses for Tweedy Mixed-use Zones (continued)
ZONES ADDITIONAL USE
REGULATIONSTMU-1 TMU-2
COMMERCIAL USES (CONTINUED)
Alcohol Sales, Off Sale/Minimart
Alcohol Sales, Off Sale, as an Accessory Use to Retail Establishment
Alcohol Sales, Off Sale, Large Retail
Alcohol Sales/Liquor Store
Ambulance/Patrol/Dispatch Service
Animal Sales and Services, Veterinary Hospitals
Animal Sales and Services, all other
Appliances/Furniture, Repair
ATM
Check Cashing
Drive-Through Service (4%5)
Dry Cleaning/ Laundry, %ency
Food Market/Specialty Market
Gold, Semi-Precious, Precious Metal Buying Stores
Massage Establishment
Merchandising Centers, Indoor
Motorcycle Parts/ Accessory Sales
Neighborhood Market/Convenience Store
Outdoor Dining/Seating (6)(7)
Outdoor Vending, Carts/Kiosks (6)(7)(8)
Personal Services, General
Personal Services, Fitness/Health Facility
Personal Services, Fortune Palm & Card Reader
Personal Services, Instructional
Repair, Fix-it Shop/Footwear/Garments
Restaurant, Dine In and Take Out (without alcohol sales) Restaurant, Drive-Through (4)
Retail Sales, General
Retail Sales, Lar@e Format
Retail Sales, Used/Pawn
Tattoo/Body Modification
CUP (A-U) CUP (A-U) 11.42
CUP (A-U) CUP (A-U) 11.42
CUP CUP 11.42
CUP CUP 11.42
CUP x
CUP x
P CUP
P CUP
P P
Drive-through ATMs, see
"Drive-Through Service"
x x
A-P x
p P
P P
CUP CUP 11.40.110
CUP x 11.40.140
P x
P P
P P
11.42; also see Alcohol
Safes, Off Sale/MLnimart
A-U, A-P A-U, A-P
11.40.160: 11.23.050:
11.23.070 (E), also see
Section 4.4C ofthis chapter
CUP CUP
P P
P P
P P 11.40.170
P P
P P
P P
CUP (5) x 11.40.220
P(10) P (<_25,000 s.f.); 11.23
CUP CUP (>25,000 s.f.) 11.23
CUP CUP
CUP CUP 11.40.200
RECYCLING FACILITIES (9)
Mobile Recycling Unit
Reverse Vending Machines, Bulk (10)
Reverse Vending Machines, Standard (10)
CUP x
P (A-U) x 11.44.070
P (A-U) P (A-U) 11.44.070
VEHICLE SALES / REPAIR USES
Vehicle Fueling Station
Vehicle Sales, New/Other/Used
Vehicle Rentals
CUP CUP (6) 11.45
CUP x
CUP x
37FINAL MARCH 2019
59 Table 4-2: Allowed Land Uses for Tweedy Mlxed4Jse Zones (continued)
ZONES ADDITIONAL USE
REGULATIONSTMU-I TMU-2
VEHICLE SALES / REPAIR USES (CONTINUED)
Vehicle Services, Limited Repair
Vehicle Services, Repair/Storage
Vehicle Services, Washing/Detailin@
CUP x
CUP x
CUP CUP (6)
INDUSTRIAL / MANUFACTURING USES
Vehicle Parts Store
Artisan/Craft Product Manufacturing
Digital arts, media, film, video, TV and radio production Industrial Design Services
Technical and Scientific Laboratories
P P
CUP x
CUP CUP (2)
P P (2)
CUP x
Footnotes for Table 4-2: Allowed Land Uses for Tweed Mixed-Use Zones Notes: All land use types are subject to the applicable fronta@ type requrrements and all other development, design, and operational standards of the applrcable zone. s.f. = square feet
(1) Existing single-family homes are permitted to stay as non-conformrng uses and are subject to Chapter 11.55 (Nonconformind Uses and Buildings) of the CZC.
(2) Use is limited to upper floors only or behrnd ground floor street frontage use for streets designated as "Active Retailfrontage". Minimumdepthrequiredfromfaceofstorefrontsongroundfloorasfollows:
a. Tweedy Boulevard: 30 feet
b. Atlantic Avenue: 50 feet
(3) Communiff and Public Gardens are permitted rn Utrlity ROWs and subject to Adminrstrative Permit on vacant lots as a temporary use only. All land use types are subject to the applicable frontage type requirements and all other development, desrgn, and operational standards of the applicable zone. (4) Drrve-through lane and wrndow shall not be adjacent to front or side street property line. (5) Use not permrtted along street frontages desrgnated as "Actrve Retarl Frontage" in Fidure 4-1. (6) Land use is by definrtion an outdoor use and shall be exempt from outdoor use screening requirements. When adjacent to residential uses, a minimum 6 foot decoratlve wall fs required for noise attenuaUon. (7) In complrance with all applicable rrght-of-way requirements. (8) Permmed in shopping centers one acre or larger. (9) See Chapter 11.44 (Recycling and Refuse FaciliUes) of the CZC. (10) Machines located insrde stores shall be permrtted uses. Machrnes located outsrde shall be subject to an Admrnistrative Permit. Commodrties drop off fs prohibited for either use type. Machrnes shall not be located wrthrn 1,000 feet of a liquor store or a business that sells alcohol.
CITY OF SOUTH GATE TWEEDY BOULEVARD SPECIFIC PLAN38
60 Attachment E
Agenda Bill OS/12/26
Soritli Gate Mrinicipal Code Pagel/17
11.21.030 Land use permissions tables.
All permitted land uses are identified by reqriired peimit types, consistent witli Table 11.21-2. The land use permissions, as established by zone per Tables 11.21-3, 11.21-4, and 11.21-5 at the end of tliis chapter, shall be applicable to all existing and new uses, stiuctures, and activities witliin the identified zone.
A. Permitted Land Uses. Table 11.21-2 identifies tl'ie permit types and city review references applicable to all zones. Tlie land uses allowed by tliis title in eacli zone are listed in Table 11.21-3, and indicated by tlie type of land rise pei'mit reqriired for each use.
Table 11.21-2 General Land Use Permit Types and Processes Symbol Permit Requirement
Procedure
Section
P Permitted as a primary use subject to
compliance with all applicable
provisions of this title, subject to first
obtaining a code compliance certificate.
11.51.040
2 Upper-Floor Use. Permitted on the
second story or above subject to
compliance with all applicable
provisions of this title, subject to first
obtaining a code compliance certificate.
11.51 .050(B)
A-U Accessory Use. Permitted as a
secondary use in conjunction with a
pnmary use.
11.51.050(C)
T Temporary Use. Pemiitted as a
temporary uses in conjunction with an
administrative permit.
11.51.070
A-P Subject to review and approval of an
administrative plan review.
11.51.030,
11.51.050
D Subject to review and approva} of a
discretionary plan review.
11.51.080
CUP Conditionally permitted, subject to
review and approval of a conditional
use permit.
11.51.030;
11.51.080
x Use not permitted in the zone. 11.21.020
Note: Any land use authorized through a pei'mit approval process identified in Table 11.21-2 may also require design review, a building permit, and/or other permit(s) required by this code.
B. Peimit and Approval Requirements. Prior to the establislment of any land rise identified in the tables of this chapter, the applicant shall obtain all necessaiy approvals and permits in compliance with all applicable requirements of tliis title. Chapter 11.51, Permits and Procedures, identifies the requirements of development proposals, and procedures and processing requirements for administrative and discretionary pennit applications.
C. Land Use Implementation. All permitted and conditionally pei'mitted uses shall be implemented consistent with the prirpose and character of the applicable zone, and shall limit the impacts of the tise from adjacent propeities.
D. Additional Use Regulations. In addition to the regulations and development standards of the applicable zone, all land uses are subject to the specific use standards identified in the "Additional Use Regulations" columi'i of the table. Refer to tl'ie referenced section for additional operational standards and regulations applicable to the use.
The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025. 61 Sorith Gate A4unicipal Code Page 2/17
Table 11.21-3 Allowed Land Uses, Urban Mixed-Use Zones Land Use Type TV IF CC CDRI CDR2 UN MS
Additional Use
Regulations
Residential Uses
Accessory Stnichire A-U A-U A-U A-U A-U A-U A-U Chapter 11.43 Child Day Care Facility, Small Family Home P P P P P P 2-P 11.40.050 Child Day Care Facility, Large Family Home (A-P) P P P P P P 2-P 11.40.050 Emergency Shc}ter (A-P) x x x x x x x
Live/Work Unit (A-P) P P P P P P P Chapter 11.23;
11.33.080,
11.40.090
Mixed-Use (A-P) P P P P P P P Chapter 1 1.23;
11.25.080,
11.33.080
Multifamily Residential (A-P) P P 2-P P P P 2-P 11.25.080,
11.33.090
Single-Room-Occupancy Apartments (A-P) x P x x x P x 11.40.190 and COnsistent with
the general plan
horising
element
Sxipportive Housing (A-P)' P P CUP P P CUP x
Transitional Housing (A-P)" P P CUP P P CUP 2-P
Residentia} Care Facilities, Small P P 2-P P P P 2-P 11.25.080,
11.33.090
Residential Care Facilities, Large P P 2-P P P P
(A-P)
2-P
(A-P)
11.25.080,
11.33.090
Recreation, ucation, Public Assembly Uses
Comtnrmity Assembly CUP CUP CUP CUP CUP CtJP CUP 11.40.060 Library/Gallery/Museum (A-P) P P P CtJP P CE CUP
Scliool (A-P) CUP P P CtJP P P CUP
College, Industrial Trades (D) x CUP x CUP CUP CUP x College, Nontraditiona} Campus (A-P) CUP P CUP P P CtJP 2-CUP College, Traditional Campus (D) x CUP CUP x CUP x x
I I
Parks/Plazas/Open Space Uses
Outdoor Amphitlieater (D) P P P x x x P
Parks/Recreation Facility, Limited P P P P P P P
Parks/Recreation Facility, Full (A-P) CUP P P P P P CUP Public/Community Garden (A-P) (l) P P P P P P P
Civic/Institutional Uses
Adult Day Care Center, General Il-l ICUPICUPl- l- ,PI l-l I Tlie South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025. 3(/ 62
Soritli Gate Municipal Code Page 3/17
Land Use Type TV IF CC CDRI CDR2 UN MS
Addttional Use
Regulations
Adult Day Care Center, Limited P P P P P P P
Child Day Care Facility, Day Care Center (A-P) P P P P P P P 11.40.050 Cominercial Training Center x x x x P CUP x
Hospital (D) P P CUP P CUP P x
Instihition (D) CUP P P P P P 2-P
Funeral Home/Mortiiary CUP CUP CUP P CUP P x
PublicfTJtility/Energy Uses
Antenna/Communications Eqriipmenl Standalonc Accessory Attachment CTJP CUP CUP CUP CUP CUP x Antenna/Communications Eqriipment, Integrated into Original Building Design P P P P P P P Fire/Police Substation P P P P P P CTJP
Utility Metering/Distribution CUP CUP x x x x x
Parking Facility CUP CUP CUP CUP CUP CUP CUP Public or private; Chapter
11.33 %blic/Goveinment Building P P P P P P P
Power Distribution Substation x CUP x CUP CUP x x
%blic tJtility, Stnicture or Yard CUP CUP CUP CUP CUP x x Renewable Energy System, Building Moruited (A-P) P P P P P P P 11.40.180 Renewable Energy System, Standalone Ground Mounted (D) x CUP x x x x x 11.40.180 Transit Station/Stop P P P P P P P
Office/Research and Development (R&D) Uses
Research and Development P P P P P x x
Business Services, Pedestrian Oriented P P P P P P P (<6,000 sq. ft.) Business Support Services P P CUP CUP CUP P 2-P (<12,000 sq. ft.) Business Support Services P P CUP
(2)
CUP
(2)
CtJP
(2)
P CUP (>12,000 sq. ff.)
Medical Services, Clinic/Urgent Care CUP P
(A-P)
CUP CUP CUP x 2-CUP
(3)
Medical Services, Medical/Dental/Holistic P P 2-P P P P CT_JP Medical Services, Extended Care P P 2-P 2-P 2-P x x
Office, Processing 2-P P 2-P 2-P 2-P 2-P 2-P
Office, Professional/Admin P P P P P P P
Office, Service P P P P P P P
Entertainment/Lodging Uses
Banquet Facility/Catering P P CUP
(2)
CUP
(2)
CUP
(2)
x x
The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025. 37 63
Soutl'i Gate Municipal Code Page 4/17
Land Use Type TV IF CC CDRI CDR2 UN MS
Additional Use
Regulations
Bed and Breakfast/Inn P x P P P x P
Commercial Entertainment CUP CUP CUP CUP CUP CUP CUP
Commercial Recreation, Indoor P CUP CUP P P P CUP
Cominercial Recreation, Outdoor CUP CUP CUP CUP CUP CTJP CtJP Hotel (D) P P P CUP CUP CUP CUP 11.40.080
Live Entertainn'ient CUP CUP CUP CUP CUP CUP CtJP
Motel CUP CUP CUP CUP CUP CUP CT_+P 11.40.150
Tlieater P P P P P P CUP
COmmercial Uses
Adult-Oriented Establisliments x P x x x x x Chapter 11.41 Alcohol Sales, as Part of a Restaurant (4) CUP
(A-U)
CUP
(A-U)
CUP
(A-U)
CUP
(A-U)
CUP
(A-U)
CUP
(A-U)
CUP
(A-U)
Chapter 11.42
Alcohol Sales, as Part of a Bar/Tavern/Nightclub/Lotinge (4) x CUP x CUP CUP CtJP CtJP Chapter 11.42 Alcohol Sales, Off Sale7Mini-Mart CUP
(A-U)
CUP
(A-U)
x x CtJP
(A-U)
CUP
(A-tJ)
CUP
(A-U)
Chapter 11.42
(<5,000 sq. ft.)
Alcohol Sales, Off Sale, as an Accessory Use to Retail Establishment CUP CUP CUP CUP CUP CUP CtJP Chapter 11.42 Alcohol Sales, Off Sale, Large Retail x CUP x CUP CUP CUP Ct+P Cbapter 11.42 Alcohol Saies/Liquor Store x CUP x CUP CUP CUP CtJP Chapter 11.42 Ambulance/Patrol/Dispatch Service (A-P) x P x 2-CUP 2-CUP x x Anima} Sales and Services, Veterinary Hospitals CUP CUP x CUP CUP x x Animal Sales and Services, All Other CUP P CUP P P x x Appliances/Fumiture, Repair x P x P P CUP x
ATM P P P P P P P Diive-through
ATMs, see
"Drive-Through
Service"
Check Cashing x x x CUP CUP x x
Cyber Cafes (A-U) x x x x x x x 11.40.100
Drive-Through Service (D) (5) (6) CUP P CUP P P CUP CUP 11.40.220 luJ;yJJeaiillik4ffllllHlf. A pAnCN P P P p P P P
uWVl.mrll'llnL'41tlllllllW rlffllll A F A A A A A
Food Market/Specialty Market P P P P P P P
Gold, Semiprecious, Precious Metal Buying Stores x CUP x CUP CtJP CUP C?_)P 11.40.110 E-Cigarettes/Vapor/Smoke Shops/Hookah x P x x P P x 11.40.130 Massage Establishment x x x CUP CUP CUP x 11.40.140
Marijuana (Commercial Cannabis
Activity)/Deliveries/Manufacturing/Cultivation/Possession/Processiiig/Storing/Laboratory x x x x x x x Chapter 7.80
The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025. 64 Soutli Gate Municipal Code Page 5/17
Land Use Type TV IF CC CDRI CDR2 UN MS
Additional Use
Regulations
Testing/Labeling/Distribution/Sale of Cannabis and Marijuana Products/Commercial and Personal Outdoor Criltivation (19)
Merchandising Centers, Indoor x P x x P x x
Motorcycle Parts/Accessory Sales x P x P P P x
Neighborliood Market/Convenience Store P P P P P P P (14) Chapter 11.42 Outdoor Dining/Seating (A) (7) (8) P P P P P P P 11.40.160,
11.23.050,
11.23.070(E)
Outdoor Vending, Caits/Kiosks CUP
(7, 8,
15)
CUP
(7, 8,
15)
CUP
(7, 8,
15)
CUP
(7, 8,
15)
CUP
(7, 8,
15)
CTJP
(7, 8,
15)
CUP
(7, 8,
15)
Persona} Services, General P P P P P P P
Personal Services, Fitness/Healtli Facility P P P P P P P Personal Services, Fortune, Palm and Card Reader x x x P P P P 11.40.170 Personal Services, Instructional CUP P P P P P P
Repair, Fix-It Shop/Footwear/Garments P P P P P P P
Restaurant, Dine In and Take Out (Without Alcohol Sales) (15) P P P P P P P Restaurant, Drive-Through (5) (6) x CUP
(10)
CUP CUP
(if)
CUP
(12)
CUP
(13)
x 11.40.220
Retail Sales, General P (9) P
(10)
P P P (12) P
(13)
P (14) (_<25,000 sq. ft.)
Chapter 11.23
Retail Sales, Large Format x P x x x x x (>25,000 sq. ft.) Chapter 11.23
Retail Sales, Used/Pavi+n x x x CUP CUP CUP
(13)
x
Tattoo/Body Modification x x x P P P x 11.40.200
Recycling Faciltties (2) Chapter 11.44
Mobile Recycling Unit CUP CUP x CUP CUP CUP x
Reverse Vending Machines, &ilk (17) P
(A-U)
P
(A-U)
P
(A-U)
P
(A-U)
P
(A-U)
P
(A-U)
P
(A-U)
11.44.070
Reverse Vending Machines, Standard (17) P
(A-U)
P
(A-U)
P
(A-U)
P
(A-U)
P
(A-U)
P
(A-U)
x 11.44.070
Recycliiig/Collections Facilities, Small CUP CUP CUP CUP CUP CUP x 11.44.080 Recycling/Collections Facilities, Large x CUP x CUP CUP x x 11.44.090 Vehtcle Sales/Repair Uses (2)
Veliicle Fueling Station (A-P) x CUP
(10)
CUP CUP CUP CUP
(13)
CUP Chapter 11.45
Vehicle Sales, New/Other/Used x CUP x CUP CUP x x
Vehicle Rentals CUP x CUP CUP CUP x x
Vehicle Services, Limited Repair x CUP x P P CUP x
Vehicle Services, Repair/Storage x CUP x CUP CUP x x
The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025. 65 Sorith Gate Municipal Code Page 6/17
Land Use Type TV IF CC CDRI CDR2 UN MS
Addttional Use
Regulations
Veliicle Services, Washing/Detailing x CUP x CUP CUP CUP x Vehicle Parts Store x x x P P P x
Industrial/Manufacturing Uses
Artisan/Craft Product Maruifacturing CUP P x CUP CUP CUP x Digital Arts, Media, Film, Video, TV and Radio Prodriction x P x x x x x Industrial Design Services P P P P P P P
Liglit Manufachiring x P x x x x x
Technical and Scientific Laboratories P P P CUP CUP x x Production of Experimental Products P P x x x x x
Parcel Delivery Service x P x x x x x
Warehousing x CUP
(18)
x x x x x 11.22.060
Table 11.21-3(a) Footnotes for Allowable Land Uses, Urban Mixed-Use Zones Notes: All land use types are subject to tlie applicable frontage type requirements and all otlier development, design, and operational standards of the applicable zone.
See Table 11.20-1 for zone abbreviations.
See Table 11.21-2 for the abbreviations for the general land rise peri'nit types and processes. sq. ft. = square feet.
(A) Administrative plan review reqriired; see Section 11.51.050, Admiiiistrative permits and approvals. (D) Discretionary plan review required; see Section 11.51.080, Discretionary permits and approvals. (l) Comtminity and priblic gardens sliorild be allowed in utility rigl'its-of-way and subject to administrative permit on vacant lots as a temporary rise only. All land use types are subject to the applicable frontage type requirements and all other development, design, and operational standards of the applicable zone. (2) Allowed as a single use in a building per tl'ie building frontage and design standards of tlie applicable zone. (3) Limited to second story or behind ground floor street frontage use with minimum thirty-foot depth from face of storefronts.
(4) Subject to location conditions of Section 11.42.060. (5) Drive-tlirough lane and window sliall not be adjacent to front or side street property line. (6) Laiid use may be conducted as an indoor/outdoor land use subject to the operating standards of Section I 1.24.060(I), Outdoor Activities and Storage.
(7) Land use is by definition an outdoor use and sliall be exempt from outdoor use screening requirements and the operating standards of Section l 1.24.060(I), Outdoor Activities and Storage. When adjacent to residential rises, a six-foot wall is reqriired for noise attenuation.
8) In compliance witli all applicable riglit-of-way requirements. 9) New single-use retail )uildings may be permitted per this section and Cliapter 11.22 use limitations per zone.
O) See use limitations in Section 11.22.060, IF zone use limitations. 1) See Section 11.22.070, CDRI zone use limitations. 2) See Section 11.22.080(D), CDR2 zone rise limitations. 3) See use limitations in Section 1 1.22.090(D), {JN zone use limitations. 4) See Section 11.22.100(D), MS zone use limitations. 5) Permitted in sliopping centers one acre or larger. 6) Live music or entertainment on a regular basis sucli as daily or weekly (not incidental) shall require a CUP.
The South Gate Municipal Code is current througli Ordinance 2025-01-CC, passed October 14, 2025.
LIO 66
Sorith Gate Municipal Code Page 7/17
(17) Macliines located inside stores sliall be perinitted uses. Macliines located outside sliall be subject to an administrative permit. Commodities drop-off is proliibited for eitlier use type. Machines sliall riot be located witliin one tliorisand feet of a liqrior store or a business that sells alcohol. (18) Limited to maximum building area of fifteen tliousand square feet and is not permitted along street frontage (would liave to be a rear use).
(19) Indoorcultivationforpersonalconsumptionmaybepei'mittedpertlieregulationsinCliapter7.80. * Housing meeting this definition (see Cliapter 11.60) shall be pei'mitted, conditionally pennitted, or not permitted, per tlie regulation of otlier residential dwellings of tlie same type in the same zone. All standards and regulations of tliis title govei'ning the regulation of otlier residential dwellings of tlie same type and in tlie same zone shall apply.
Table 11.21-4 Commercial Industrial Zones Allowed Land Uses Land Use Type
Zones
Addttional Use
RegulationsRC II LI 1M21M3
Restdential Uses
Emergency Shelter (A-P) x X (1) x x 11.40.240 and Ord. 2322
Mixed-Use CUP x x x Chapter 11.23;
11.24.040
Live/Work Unit CUP CUP x x Chapter 11.23;
11.33.080,
11.40.090
Multifamily Residential (2) CUP x x x 11.25.070,
11.25.080,
11.33.090
Supportive Housing" CUP P x x
Transitional Housing" C?JP P x x
Recreation, Education, Public Assembly Uses
College, Industrial Trades (3) x CUP CUP CtJP
College, Nontraditional Campus (D) CUP P x x
CoHege, Traditional Campus x CUP x x
Community Assembly (3) (A-P) CUP CUP x x 11.40.060
Libraiy/Gallery/Muserim (A-P) P P x x
Parks/Plazas/Open Space Uses
Outdoor An'iphitheater (4) CUP x x x
Parks/Recreation Facility, Limited (3 ) P CUP x x
Parks/Recreation Facility, Full (3) P CUP x x
Public/Commiuiity Garden (A-P) (3) P P P P
Civic/Institutional Uses
Adult Day Care Center, Genera} (3) CUP CUP x x
Adult Day Care Center, Linuted (3) CUP C[TP x x
The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025. 'tl 67
South Gate Municipal Code Page 8/17
Land Use Type
Zones
Additional Use
RegulationsRC LI M2 M3
Child Day Care Facility, Day Care Center, Standalone Facility (3) CUP x x x 11.40.050 Commercial Training Center CUP CUP CUP CUP
Hospitals (D) CUP CUP CtJP CUP
Institutions (D) CUP CUP CUP CUP
Funera} Homes/Moitiiaiy CUP P CUP CUP
Public/Utility/Energy Uses
Antenna/Communication Facility CUP P P P
Fire/Police Substation P P P P
Parking Facility (3) CUP CUP P P Public or
commercial;
Chapter 11.33
Power Distribution Substation CUP P P P
Public/Govemment Building P P P P
Public Utility, Struchire or Yard (3) CUP P P P
Renewable Energy System, Building Mounted (A-P) A-U A-U A-U A-U 11.40.180 Renewable Energy System, Standalone or Ground Mounted (D) x CUP CUP CUP 11.40.180 Transit Station/Stop (3) P P P P
Utility Metering/Distribution CUP CUP CUP CUP
Office/Research and Development (R&D) Uses
Business Support Services P P P P
(A-U)
Any size
Business Services, Pedestrian Oriented P P x x (<6,000 sq. ft.) Medical Services, Clinic CUP P CUP CUP
Medical Services, Medical/Dental/Holistic CUP P x x
Research and Development P P P P
Office, Processing P P A-U A-U
Office, Professional/Adrnin P P A-U A-U
Office, Service P P A-U A-U
Entertainment/Lodging Uses
Banquet Facility/Cater'ng CUP P P x
Commercial Entertainment CUP CUP CUP CtTP
Commercial Recreation, Ir+door P P P P
Commercial Recreation, Outdoor (3) CUP CUP P P
Hotel (D) CUP CUP CUP CUP 11.40.080
The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025. 68 Sor+th Gate Municipal Code Page 9/17
Land Use Type
Zo nes
Additional Use
RegulationsRC LJ M2 M3
Live Entertainment CUP CUP CUP CUP
Motel (D) CUP CUP CUP CUP 11.40.150
Tlieater CUP CUP CtJP CUP
Commercial Uses
Adult-Oriented Establishments x x P P Chapter 11.41
Alco}iol Sales, as Part of a Restaurant (5) CUP C[n" CT_+P CUP Chapter 11.42 Alcohol Sales, as Part of a Bar/Tavern/Nightclub CUP x x x Chapter 11.42 Alcohol Sales, Off Sale/Mini-Mart CUP
(A-U)
CUP
(A-U)
x x (<5,000 sq. ft.)
Chapter 11.42
j'Jcohol Sales, Off Sale, as an Accessory Use to Retai} Establishment CUP x x x Chapter 11.42 Alcohol Sales, Off Sale, Large Retail CUP CUP CUP CUP Chapter 11.42 Alcohol Sales/Liquor Store CUP x x x
Ambulance/Patrol/Dispatch Service (6) x P P P
Animal Sales and Services P P P P
Animal Sales and Services, Veterinary Hospitals CUP P P P Animal Shelters x P x x
ATM P P P P Drive-through
ATMS regulated
under
"Drive-Through
Service" land use
Brew Pub CUP CUP x x
Drive-Through Service (7) P P P P
?Tl1NtlT'nTBTmnTTn'l?nTlThi P P F P
1)rvJJmiil01ml.aiiiirlm x P P P
E-Cigarettes/Vapor/Smoke Sliops/Hookah P x x x 11.40.130 Food Market/Specialty Market P P P P
Gold, Semipreciotis, Precious Metal Briying Stores CUP CUP x x Marijuana (Commercial Cannabis
Activity)7Deliveries/Manufachiring/Cultivation/Possession/Processing/Stoig/Laboratory Testing/Labeling/ Distribution/Sale of Cannabis and Marijuana Products/Commercial and Personal Outdoor Cultivation (12)
x x x x Chapter 7.80
Merchandising Centers CUP CUP x x
Nursery (Plant Cultivation) x P P P
Organic Fertilizer Manufachirer (3) x CUP CUP CUP
Outdoor Dining/Seating (4) P p P P 11.23.050,
l1.23.070(E),
11.40.160
The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025. !3 69
South Gate Mrinicipal Code Page 10/17
Land Use Type
Zones
Addttional Use
RegulationsRC Ll M2 M3
Outdoor Vending, Kiosks/Carts (4) CUP CUP P P
Personal Services, General P P x x
Persona} Services, Fihiess/Hea}th Facility P P x x
Persona} Serviccs, Fortimc TeHing, Palm and Card Reader x x x x 11.40.170 Persona} Serviccs, Instructional P P x x
Repair, Fix-it Shop/Footwear/Garments x P P P
Repair, Appliances/Fumiture (3) x P P P
Restaurant, Dine hi and Take (ut P P P P 11.40.160
Restaurant, Drive-Through (7) P (8) CUP P P 11.40.220 Retail Sales, General P (8) P P P
Retail Sales, Large Foimat P P P P
Retail Sales, Used/Pawn x x x x
Stables, Equestrian, Commercial/Private x x CtTP x
Tattoo/Body and Ari/Piercing x x x x
Winery (D) x CUP CUP CUP
Recycling Facilities
Mobile Recycling Unit CUP CtJP P
(A-U)
P
(A-U)
Reverse Vending Machines, Bulk (9) CUP CUP P
(A-U)
P
(A-tJ)
11.44.070
Reverse Vending Machines, Standard (9) P
(A-U)
P
(A-kl)
P
(A-U)
P
(A-U)
11.44.070
Recycling/Collections Facilities, Small CUP CUP P
(A-U)
P
(A-?J)
11.44.080
Recyc}ing/Col}ections Facilities, Large x CUP CUP CtJP 11 .44.090 Recycling Processing Facilities, Light/Heavy x CUP CUP CUP 11.44.100,
11.44.110
Vehicle Sales/Repair Uses
Vehicle Fueling Station (A-P) P (8) P P CUP Chapter 11.45 Vehicle Sales, New CUP P P CUP
Vehicle Sales, Otlier x CtJP CUP C[JP
Vehicle Sales, Used CUP CUP CUP CUP
Vehicle Rentals x P P x
Vehicle Seiices, Limited Repair (3) x P x x
Vehicle Services, Repair/Storage (3) x x P P
Vehicle Services, Washing/Detailing CUP CtJP CUP CUP
The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025.
Ll'! 70
Soritli Gate Municipal Code Page 11/17
Land Use Type
Zones
Additional Use
RegulationsRC LI M2 M3
Vehicle Parts Store P P CUP CUP
Vehicle Towing/Impounding x x P P
Industrial/Manufacturing Uses
AircrafVMissile Factory x x P P
Artisan/Craft Product Manufacturing (3) P P P P
Assembiy7Bottling/Distnbution Plant x x P P
Auction x C[TP P P
Boat Building (3) x x P P
Bookbinding x P P P
Building Materials Storage Yard (A-P) (3) X (10) x P P Caretaker Unit x P P P 11.24.060(J)(8)
Concrete or Cement Manufacturing x x CUP CtJP
Contractor Office and Services, Full x x P P
Contratlor Office and Services, Limited x P P P
Digital Arts, Media, Film, Video, TV and Radio Prodriction x P P P Drop Forge, Drop Hammer, Industrial Press x x CUP P Electrical Generating Plant/Peaker Plants (D) x CUP P P Food/Creamery Mamifacture x CUP P P
Food Processing x P P P
Foundry, Ferrous and Nonferrous x x P P
Freight Classification Yard (D) x x P P
Grinding Shops, Milling x P P P
General Manufachiring/Assembly x P P P
Industrial Design Services P P P x
Horticultural Services x P P P
Liquefied Petroleum Gas x x CUP CUP Chapter 11.45
Machine Shop, Limited x CUP P P
Machine Shop, Full x CUP P P
Manufacturing, Light x P P P
Manufacturing, Liquids/Chemical/Mineral x x P P
Manufacturing, Fabrication/Welding x x P P
Mini-Warehousing x x CUP CUP
The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025. 71 Soutli Gate Municipal Code Page 12/17
Land Use Type
Zones
Addttional Use
RegulationsRC Ll M2 M3
Outdoor Advertising Display CUP CUP CUP P
Parcel Delivery Service x x CUP CUP
Parking, Fleets x P P P
Petroleum Products/Wholesale Storage of Petroleum x x P P Power Distribution Substations x CUP CUP CUP
Production of Experimental Prodricts x x CUP CUP
Pumping PlantPipe Line Booster x x P P
Punch Press x x P P
Storage Facilities (13) x CUP CUP P
Transit'Transportation Equipment Storage x x CUP CUP
Technical/Scientific Laboratories CUP CUP A-U A-U
Tmck Repair and Overliauling (3) x x CtJP C(JP
Tnick Storage/Terminal (D) x x CUP CUP
Warehousing (11) x CUP CUP CUP
Wholesale, Processing/Distribution x x CUP CUP
Table 11.21-4(a) Footnotes Commercial Industrial Zones Allowed Land Uses Notes: All land rise types are subject to the development, design, and operational standards of the applicable zone.
See Table 11.20-1 for zone abbreviations. See Table 11.21-2 for the abbreviations for the general land use permit types and processes.
(A) Administrative plan review reqriired; see Section 11.51.050, Administrative permits and approvals. (D) Discretionary plan review reqriired; see Section 11.51.080, Discretionary permits and approvals. (l ) Emergency shelters are permitted in the liglit industrial overlay zone as identified on tlie zoning and overlay zone maps.
(2) See Figure 11.24-1 for areas where residential dwellings are peimitted as part of mixed-use projects; see Section 11.24.040(D)(1), Residential Permitted Areas. (3) Land use may be conducted as an indoor/outdoor land use subject to tlie operating standards of Section I 1.24.060(I), Outdoor Activities and Storage.
(4) Land rise is by definition an oritdoor use and shall be exempt from oritdoor rise screening reqriirements and tlie operating standards of Section 11.24.060(I), Outdoor Activities and Storage. Shall be located and operated in compliance witli all applicable riglit-of-way requirements. (5) Alcohol sales allowed if on site with a dine-in restarirant per Cliapter 11.42, Alcoholic Beverage Sales. (6) Outdoor staging, storage, or repair of veliicles not allowed witliin sixty feet of primary frontage/front property line.
(7) Drive-tlu'ough lane and window sliall not be adjacent to front or side street property line. (8) See Section I 1.24.040(B) for rise limitation locational restrictions. (9) Macliineslocatedinsidestoresshallbepermitteduses.Machineslocatedoutsidesliallbesubjecttoan administrative pemiit. Commodities drop-off is prohibited for either rise type. Machines sliall not be located within one tliousand feet of a liqrior store or a business that sells alcohol. (10) Buildingmaterialsstorageyardshallbeapermitteduseatthepropertylocatedat5860FirestoneBorilevard.
The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025. 72 Sorith Gate Mrinicipal Code Page 13/17
(11) Limited to maximum building area of fifteen tliousand square feet and is not pen'nitted along street frontage (would liave to be a rear use).
(12) IndoorcultivationforpersonalconsumptionmaybepeimittedpertheregulationsinChapter7.80. (13) Storage facilities sl'iall be permitted at tl'ie properties located at 5949 and 5951 Firestone Boulevard. * Housing meeting tliis definition sliall be pennitted, conditionally pennitted, or not peimitted, per tlie regulation of otlier residential dwellings of tlie same type in tlie same zone. All standards and regulations of tliis title governing tl'ie regulation of otlier residential dwellings of tlie same type and in the same zone shall apply.
Table 11.21-5 Residential Neighborhood Zone Allowed Land Uses Land Use Type (1)
Zones
Additional Use
RegulationsNL l==- .MH
I ICY108
Residential Uses
Accessory Stnictures P P P P P Cliapter 11.43
Child Day Care Facility, Small Family Home P P P x x 11.40.050 Child Day Care Facility, Large Family Home P P P x x 11.40.050 Cottage Food Operation P P P x x Cliapter 11.60
Duplex/Two-Fa+nily Residential P P P x x
Greenhouse P P x x C?JP
Live/Work Unit P P x x x Chapter 11.23;
11.33.080,
11.40.090
Mobile Home/Mobile Home Park (A-P) P P P x x 11.25.090 Multif'amily Residentiai (A-P) x P x x x 11.25.070,
, 11.25.080,
11.33.090
Persona} Property Sales T T T T x 2.10.610
Residential Care Facilities, Small P P x x x
Residential Care Facilities, Large x P x x x
Single-Family Residential P P x x x
Single-Room-Occupancy Apartinents (A-P) x P x x x 11.40. 190 and consistent with
the housing
element
Sccond Dwelling Unit (A-P) P x x x x Cliapter 11.43 Senior/Age-Restricted Dwelling (A-P) P P P x x
Supportive Housing' P P P x x
Transitiona} Housing" P P P x x
Recreation, Education, Public Assembly Uses
College, Nontraditiona} Campris x x x P x
College, Traditional Campus x x x CUP x
The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025. 73 Soritli Gate Municipal Code Page 14/17
Land Use Type (1)
Zones
Additional Use
RegulationsNL NM MH CV OS
(rommunity Assembly (A-P) x x CUP CtJP x 11.40.060
Library/Gallery/A4useum (A-P) x x x P x
Sclioo} P P x P x
Parks/Plazas/Open Space Uses
Outdoor A_rnphitheater (A-P) x x x P P
Parks/Recreation Facility, Limited P P P P P
Parks/Recreation Facility, Full x x x P P
Public Garden P P P P P
Civic/Institutional Uses
Adrilt Day Care Center, General x x x CUP x
Adult Day Care Center, Limited P P P CtJP x
Child Day Care Facility, Day Care Center, Standalone Facility CUP CtJP x CUP x 11 .40.050 Hospital (D) x x x CUP x
Instihitions (D) x x x CUP x
Public/Utility/Energy Uses
Commrmications Eqriipment CUP CUP CUP CUP CtJP
Fire/Police Station/Substation CtJP CtJP CUP P x
Parking Facility x CtJP x P P Public or
commercial
Public/Govemment Building x x x P x
Power Distribufion Substation CUP CtJP CUP x x
Public Utility, Stnictiire or Yard x x x CUP CtJP
Renewable Energy System, Building Mounted (A-P) P P P P P 11.40.180 Renewablc Encrgy Systcm, Standalone Ground Morinted (D) CtJP CtJP CUP CUP CUP 11.40. 180 Transit Station/Stop P P P P P
Utility Metering/Distribution x x CUP CUP Ct+P
Commercial Uses
Open Field Growing P P x x CtJP
Personal Services, Fitness/Health Facility x x x P x Stables, Equestrian, Commercial/Private (1) x CUP x x x 11.25.060 Marijuana (Commercial Cannabis
Activity)/Deliveries/Manufacturing/Cultivation/Possession/Processing/Storing/Laboratory Testing/Labeling/Distribution/Sale of Cannabis and Marijriana Products/Coinmercial and Personal Outdoor Cultivation (2)
x x x x x Chapter 7.80
The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025.
Ltb 74
Soutli Gate Municipal Code Page 15/17
Land Use Type (1)
Zones
Addihonal Use
RegulationsNL l==-IMH CV 108
Recycling Facilities
Mobile Recycling Unit x x x CtJP CtJP 11.44.080
Recycling/Collections Facilities, Small x x x CUP x 11.44.080 Notes: All land use types are subject to the applicable frontage type reqriirements and all other development, design, and operational standards of the applicable zone.
See Table 11.20-1 for zone abbreviations.
See Table 11.21-2 for the abbreviations for the general land use permit types and processes. (A) Administrative plan review reqriired; see Section 11.51.050, Administrative pem+its and approvals. (D) Discretionaiy plan revievt required; see Section 11.51.080, Discretionary peimits and approvals. l) See Section 11.25.060 for use zone limitations for this use. (2) Indoor cultivation for personal consumption may be pem'iitted per the regulations in Chapter 7.80.
Housing meeting this definition shal} be pemiitted, conditionally permitted, or not peimitted, per the regulation of other residential dwellings of the same type in the same zone. All standards and regulations of this title goven'iing the regulation of other residential dwellings of the same type and in the same zone shall apply.
(Ord. 2351 § 3, 6-26-18; Ord. 2345 § 6, 3-13-18; Ord. 2326 § 3, 2-9-16; Ord. 2323 § l Exh. A (part), 4-28-15)
11.60.070 "D" definitions.
"Dairy" (land use), a land use prohibited in the city of South Gate, means any rise or premises wliere three or more cows, goats, or any combination thereof are kept, milked, or maintained.
Day Use Land Use. The following uses are typical daytime uses: banks, business offices, retail stores, personal service shops, clothing stores, shoe repair or service sliops, manufacturing or wholesale buildings, and similar uses.
Tlie following uses are typical of niglittiine and/or Sunday uses: ariditoririms incidental to a public or parochial school, churches, dance halls, theaters, and bars. "Dead animal reduction or dumping" (land use), a land use prohibited in the city of South Gate, means any land, parcel, or sttucture rised for disposing, dumping, or the reduction of deceased animals or animal parts of any kind. "Decorative block wall" means a wall or structure of solid materials between land uses or spaces, or to define property lines.
Director. The community development director, or designee, is the person wlio is responsible for tlie administration and enforcement of this title on behalf of the community development department. "Distillation of bones" (land use), a land use prohibited in the city of South Gate, means any land, parcel, or structi'ire used for the distillation of human or animal bones. "Drive-through service" (latid rise) means any business that sells products or provides services to occupants in vehicles, including drive-through or drive-up windows and drive-tlirougli services. "Drop forge, drop hammer" (land use) means any establishment using a drop hammer or drop forge operated by mechanical, steam, or other means in the manufacturing of metals or similar products. All operations shall be conducted entirely within an enclosed building.
Agency" me@sa iaqlity where maJaialslareEropped oil and prcked up jor cleaning servrce, q41ea4J n site tlu'ough eithqByo@pntiqplll4y or $41 processes where an agency is less than thousad e hundred square feet and no yterial cojlcted at o@=r 4ffl)/ cleaning or laundiy agencies are bro4arl leaning. Cleaning or JQdry faoilities thamire @eamr t two thousand five hundred square feet al @li The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025. 'l'i 75
South Gate Municipal Code Page 16/17
rHans a greater two o e or processes items
@ed frq@ other retail locations, where clothing and similh items me cleaned%Firough eitlier conventi dnlor chemicmprocesses. Cleaiffig or laundi'y facilities tliat are less th@ 4ousand five f
"Duplex/two-family residential" (land use) means a building or site witli two attaclied or detaclied dwelling units. "Dwelling" means a building or portion thereof rised exclusively for residential prirposes, including kitclien and sanitary facilities consistent with the regulations in Title 9 of this code, Buildings. (Ord. 2323 {31 Exh. A (pait), 4-28-15)
11.60.190 "P" definitions.
"Parcel delivery service/moving" (land rise) means a facility providing indoor collection, receiving, warehousing, sorting, and delivery (including on-site transportation veliicles) for coinmercial sliipping and/or delivery of parcels atrd mail. Exchtdes United States Postal Service facilities. Inckides any facility providing for-hire transportation and temporary indoor warehousing for the moving of personal possessions. "Parking facility" (land use) means any off-street parking lot and/or struchire, enclosed or freestanding, operated for off-site parking to be used by two or more establishments. Parking facilities may be operated as fee-based or free-of-charge.
"Parking, fleets" (land use) means parking at-grade, covered or uncovered, for fleet vehicles (two or more busiiiess-related vehicles), subject to all storage and screening reqriirements of the applicable zone. "Parks/recreation facility" (land rise) means any priblicly owned and operated active or passive recreational parcel, space, or facility categorized by tl'ie following programmatic elements:
1. "Full" means any parks/recreation parcel or facility that includes ball parks, bleacliers, swimming pools, or other types of facilities where racing or contests can be conducted; public amusement devices for liire are prohibited.
2. "Limited" means any parks/recreation parcel or facility that does not include ball parks, bleachers, swimming pools, or otlier types of facilities where racing or contests are conducted; public amusement devices for hire are prohibited.
"Pedestrian-oriented uses" include active rises tliat are accessible to the general priblic, generate walk-in pedestrian clientele, and contribute to a igh level of pedestrian activity in the public realm. Typical pedestrian-oriented uses inchide grorind-floor retail such as retail shops and grocery stores, restarirants, outdoor dining areas, bars, theaters, perfori'ning arts, recreation and entertainment, personal and convenience services, building lobbies and building cornrnon areas, civic uses, libraries, rmiseums, galleries, and public plazas. Pedestrian-oriented rises may be located in single-story buildings or at the grormd floor of tultistory and/or mixed-use buildings. Pedestrian-oriented rises shall be subject to Section 11.23.070, Ground-floor retail and pedestrian-oriented uses. "Person" sliall mean and include any individual, partnership of any kind, corporation, limited liability company, association, joint venture or otlier organization, however formed, as well as trustees, heirs, executors, administrators, or assigns, or any combination of such persons. "Person" also includes any priblic entity or agency that acts as an owner in tlie city.
"Personal property sales" (temporary use) means any sale of personal property to the general public occurring on rivate or ublic ro e ; commonly referred to as "garage sales," "yard sales," "patio sales," "rummage sales," ersq4 s tces @gie means any p ace o usmess i services an a a a " a ele
The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025. ';'-O 76
Soxith Gate Municipal Code Page 17/17
i3. "(i4ral" nle9 eflbkents providing nonmedical services to individuals as 46ary use. lnp i}dditiomd!t usesffld beloq gen91personal service uses may also inclurlr qrrtsitirii'v retai1 sr*s pf! lkoductsrehafetl*thesenicesnr*mNrrl Rxhmmi'isrifjlirisenvsinc'ludethefollnyjIBJ fin fflrin'ii'ielecfrnmcstnmsmAflilmnr';riiahnt'nrN
k. Pet noommr' with w bohmmpA
Fitness/Aealtli +acihty" means a@ place oi bustness, or memberslup club, proffigcilities devotedj to health, bearity, and relaxation, and/orprovides cosmetic, therapeutic, and/gBlholistic treatments,l people visit for professionally administered personal care treattnents, including %alth or physiJ ities. A medical SITFI ri' medictil theranv facilitv shall be classifw'l ELS Fl "lS%irm sr4'vicesJ j'l. '!'ortune, palm and card reader" means establisbments providig any type o+ iortune telling, palm or carcJ ileadingipsyc fiThTTPtP'lnP SDiTitcnmmunica.tinn,and/oranvnjhermlmerltvnr:nffrarle rl r. . . . structiona .means any. ce o usiness e or a
N Simmhr ti'riffll'lalrlnti4qalJffijn!lhon ilse51
Massage 4Wli be regula.ted nimer tffibi lauicl usefl
"Petroleum products/wholesale storage of petroleum" (land rise) means any establishment engaged in sale of petroleum products, including storage, refinery and recycling of biodiesel fuels tliat may be serviced by pipeline, rail or ti'ucks.
The South Gate Municipal Code is current through Ordinance 2025-01-CC, passed October 14, 2025. 77 Attachment F
Agenda Bill 5/12/26
LAW
SOLOMON SALTSMAN & JAMIESON
A Partnership of Professional Corporations
426 Culver Boulevard Playa Del Rey, CA 90293
Telephone: 310.822.9848 Facsimile: 310.822.3512
Toll Free: 800.405.4222
Jennifer L. Oden
Panner
email: [email protected]
MAY 0 7 202Fi
F!LED
May 6, 2026
VIA OVERNIGHT DELIVERY AND EMAIL:
Gabriel Perez, Corni'nunity Development Director (igperez@,sogate.org) Ra'i'il F. Salinas, City Attorney (rsalinas(a,sogate.org) Yodit Glaze, City Clerk (yglaze(2,sogate.org)
City of South Gate
8650 California Ave
Soutli Gate, CA 90280
RF,: Opposition to Daniel Leal's Appeal of the Community Development Director's Determination (PL No. 26-0107 / Planning Commission Resolution 2026-05) Dear Mr. Perez, Mr. Salinas, Ms. Glaze and Honorable City Coru'icil Membersl :
My office represents Sanjay Patel, owner of Fiesta Coin Larindry ("Fiesta").2 Daniel Leal's ("Appellant") appeal of the Coinnyunity Development Director's ("Director") Determination that a proposed "self-service laundromat" of approximately 7,000 sq. ft. to be located at 4382-4390 Tweedy Borilevard ("Site") must be denied for the reasons detailed herein. The Director correctly determined (and tlie Director's decision was upheld by the Planning Commission) that the proposed laru"idromat is not a permitted use in the TMU-2 (Tweedy Mixed Use 2) Zoi'ie under the Tweedy Borilevard Specific Plan (PL No. 26-0107 / Planning Commission Resolution 2026-05) ("Determination"). ' It is respectfully requested that the City Clerk provide this conespondence to all City Council Members and include it in the Agenda for the upcoming City Council meeting set for May 12, 2026, in which Mr. Leal's ("Appellant") appeal is being considered.
2 Fiesta is an existing laundromat located at 4409 Tweedy Blvd., approxiinately 250 feet from the Appellant's proposed location. Fiesta is approxiinately 4,000 square feet and operates as a legal nonconfon'ning (i.e., grandfathered) use, as the TMU-2 (Tweedy Mixed Use 2) Zone of the Tweedy Boulevard Specific Plan does not pennit laundrot'nats "greater than two thousand five hundred square feet" pursuant to Table 4-2 in the Tweedy Boulevard Specific Plan. Note, Table 4-2 within the Tweedy Boulevard Specific Plan explicitly pen'nits a "dry cleaning/laundry, agency" (i.e., a location less than 2,500 square feet) but not does permit a laundromat that is larger than 2,500 square feet. Mr. Patel has no objection to a proposed laundromat in compliance with the Tweedy Boulevard Specific Plan and as such, any such proposed laundromat must be less than 2,500 square feet in size.
California i Oregon i Washington i Wisconsin l Michigan i Alaska l New Mexico Litigation i Personal Injuryi Gaming i Employment Law i Land Use i Indian Law i Alcohol Licensing 78 RE Opposition to Appeal
May 6, 2026
The Director correctly determined that the Site qualifies as a "D17 Cleaning/Laundry, Plant," under the Sorith Gate Municipal Code, wl'iich is not a petmitted use in the TMU-2 Zone prirsuant to Table 4-2 of tlie Tweedy Borilevard Specific Plan and is therefore prohibited. Tlie Appellant has appealed this Determination-' On the alleged grorinds that a "self-service laundromat" should be classified as "Personal Services, General," a permitted rise in the TMU-2 Zone, despite tlie City's Code providing clear definitions for specific "Dry Cleaning/Laundry" rises, including, but not limited to "a facility where materials are ... cleaned onsite tl'irough... conventional larindry ... where an agency is less than two thousand five hundred square feet..." (i.e., laundromat). (SGMC Fg 11.60.070, definition of Dry Cleaning/Laruidry, Agency).
Tlie Directols Determination must stand and Appellant's appeal denied for the reasons set foitli lierein, including, but not limited to: (1) the proposed 7,000 sq. ft. facility exceeds tlie applicable size threshold and is categorically prol'iibited as a "Dry Cleaning/Larindryy, Plant"; (2) the proposed use does not qrialify as "Personal Service, General" rinder its plain meaning; (3) even if tl'ie proposed 7,000 sq. ft. larindromat were not considered a "Diy Cleaning/Laundry" use ruider the South Gate Municipal Code, it fails tlie mandatory five-factor test ruider SGMC S,
11.21.020(B) and is not permitted as a similar compatible use to "Personal Services, General"; a'iid (4) tlie City is imimuie from liability for alleged past representations under California Goverrunent Code F3 818.4 and California Govemment Code F3 818.8.
For these reasons, we respectfully request the City Council deny the pending appeal and ripliold the Directols Determination and Planning Coi'i'u'nission's denial of the appeal.
I. The Proposed 7,000 Sq. Ft. Facility Exceeds the Mandatory Size Threshold for the TMU-2 Zone and is Categorically Prohibited as a GGDry Cleaning/Laundry, Plant"
Appellant's proposed use is barred by the plain and unambiguous language of the South Gate Municipal Code and tlie Tweedy Borilevard Specific Plan ("Specific Plan"). Under the City's land use framework, the distinction between a permitted or prohibited laruidromat is deten'nined by a bright-line size (i.e., 2,500 sqriare feet) threshold. Because the proposed larindromat is nearly triple that limit, it is prohibited as a matter of law. 3 The appeal of the Director's Determination was not approved at the April 7, 2026, Planning Commission meeting due to a 2 -2 vote, resulting in denial of the appeal. As a result, the Planning Commission did not oveitum the Director's determination, and thus, the Director's Detennination properly remains in effect. 79 RE Oppositioi'i to Appeal
May 6, 2026
Page3ofll
Uses witliin the TMU-2 Zone are govemed by Table 4-2 in tlie Specific Plan. While tlie term "laundromat" 4 does not specifically appear in the Specific Plan nor the cunent Soutli Gate Municipal Code (Title 11), the applicable terms and land use of "Dry Cleaning/Laundry, Agency" and "Dry Cleaning/Laundry, Plant" do appear witliin both the Specific Plan and Soritli Gate Municipal Code. Accordingly, tlie Director and Plai'ining Coinmission properly evaluated the proposed land rise rinder the two (2) applicable and strict classifications as provided in the City's land use framework: "Dry Cleaning/Laundry, Agency" ("Agency") and "Dry Cleaning/Larindry, Plant" ("Plant").
Soritli Gate Municipal Code § 11.60.070 defines botli as follows:
Dry Cleaning/Laruidry (Land Use).
Tl'iis land use is categorized by the following prograrnmatic categories:
1. "Agency" means a wl'iere materials are dropped off and picked up for cleaning service, or cleaned on site through eitlier conventional laundry or chemical processes wliere an agency is less than two thousand five hundred square feet and no material collected at otl'ier diy cleaning or laundiy agencies are broright for cleaning. Cleaning or laundry facilities that are greater than two tho'i'isand five hruidred sqriare feet or that clean items collected at other dry cleaning or larindiy agencies are considered cleaning or larindry plants.
2. "Plant" means a facility greater than two thousarid five liundred sqxiare feet or that processes items collected from other retail locations, where clothing and similar items are cleaned through eit1ier conventional laundry or chemical processes. Cleaning or laundry facilities that are less tlian two thousand fiye hundred square feet and that accept only items dropped off and picked up on site are considered dry cleaning or laundry agencies.
(Emphasis added).
4 Because the ten'n "laundromat" is not explicitly added in the South Gate Municipal Code, we understand that there is a current amendment to add that specific tenn as an explicitly listed conditionally perinitted use in the Urban Mixed-Use Zones. However, that amendment is pending and has not yet been adopted by the City. 80 RE Opposition to Appeal
May 6, 2026
The proposed activity of the laundromat is exactly what is defined under the Code, i.e., the cleaning/laundering of clotliing througli conventional laundry processes. As such, the proposed rise falls squarely rinder "Dry Cleaning/Larindiy" land use definition, as correctly determined by tlie Director and Planning Commission.
Frirther, tlie Code is explicit: oi'ice a laundromat facility crosses tlie 2,500 sq. ft. mark, it is legally declared a "Plaiit." The Appellant's proposed facility is approximately 7,000 sq. fi:.
Therefore, by the Code's own definition, tliis use is a "Plant." Because Table 4-2 of the Specific Plan lists "Agency" as peimitted but omits "Plant," tlie use is strictly prohibited in the TMU-2 Zone.
Appellant attempts to bypass tl'iis size restriction by arguing tliat a "self-service" model should be treated differently because customers operate tlie macliines tliemselves. Appellant's arguments are conforinded becarise tliey focris on tlie effect of who operates the machines and ignore the plain n'ieaning of "Dry Cleaning/Laruidry" under tlie Code.5 The Code defines an "Agency" and "Plant" based on the activity (cleai'iing tl'uaorigli conventional laruidry processes) and tlie pliysical scale (square footage); it does not care who prishes tlie buttons on the wasliing machines.
Regardless of the operational model, "[clleaning or laundry facilities that are greater than two thorisand five hundred sqriare feet... are considered cleaning or laundiy plants." (SGMC §
11.60.070.) Becarise the activity occurring on-site is exactly what is defined under tlie Code, i.e., the cleaning/laruydering of clotliing through conventional laundry processes, tlie proposed use falls sqriarely under "Dry Cleaning/Laundry."
Under the plain language of SGMC § 11.60.070, any laundry facility exceeding 2,500 sq. ft. qrialifies as a "Plant," witli no exception for self-service operations. At 7,000 sq. ft., the proposed laundromat n'ieets this definition.6 Becarise "Plant" rises are not permitted rinder the Specific Plat"i, the Director and Planiiing Coininission correctly determined tl'iat the proposed rise is proliibited, and their decision must be uplield.
5 "The construction of a tnunicipal initiative or ordinance is governed by the same rules as the construction of statutes." C-YDev. Co. v. City ofRedlands, 137 Cal.App.3d 926, 929, 187 Cal.Rptr. 370, 372 (App. 1982). "As a general rule, the court must interpret a statute by looking to the plain meaning of the words of the statute." Id. 6 If the proposed laundromat were 2,500 square feet or less, it would be classified as an "Agency," not a "Plant." In that case, Mr. Patel would have no objection to the proposed laundromat, as the use would comply with the requirements of the Municipal Code and Specific Plan. 81 RE Opposition to Appeal
May 6, 2026
n. Proposed "Self-Service Laundromat" Use Cannot Constitute 'GPersonal Service, General" Under Its Plain Language Meaning
A "self-service laundromat" cai'uiot constitute a "Personal Services, General" rise ruqder its plain language meaning. This interpretation relies on a strained expansion of terms that would strip the City's zoning classifications of all meaning and utility. "Personal Services, General" is a permitted use per Table 4-2 of tlie Specific Plan, and is defined under SGMC 23 11.60.190:
"Personal services" (land rise) means any place of business providing services and accessory retail sales of products related to the services provided, categorized by the following programi'natic elements:
1. "General" means establishi'i"ients providing noi'unedical services to individuals as a primary rise. In addition to the uses listed below, general personal service uses may also include accessory retail sales of prodricts related to tlie services provided. Examples of these rises include the following:
i. Barber/bearity sliop;
ii. Clothing rental;
iii. Home electroiiics and small appliance repair; iv. Locksmitli;
v. Pet grooming with no boarding;
vi. Shoe repair sliop;
vii. Tailor;
viii. Waxing sliop.
Appellant argues tliat a "self-service larindromat" falls rinder this definition on tlie basis that it provides a noiunedical service to individuals as a primary use and because it proyides "accessoi"y retail sales of products related to the services provided," such as detergent and fabric softener.
However, the "Personal Services, General" definition and its listed examples describe brisinesses where a trained professional performs a skilled service on behalf of a client. For example, a barber cuts your hair, a tailor alters yorir suit, a pet groomer grooms yorir dog, an electronic repair person repairs yorir appliance, and a locksmith fixes your lock. A "self-service laundromat," by contrast, provides eqriipment that customers operate themselves to perform their 82 RE Opposition to Appeal
May 6, 2026
own larindi'y.7 Providing detergent at a "self-service laundromat" does not become a "Personal Service" any more than a self-service gas station becomes a "Personal Service" becarise it sells windsliield wiper fluid.
In addition, Appellant's intetpretation worild render the "Personal Services, General" category meaningless, eliminating any distinction between a small neigliborliood service store and a large- scale industrial cleaning operation. Tliis precedent worild create a slippeiy slope wliere viitually any rise-regardless of intensity or size-could be characterized as "Personal Services, General" so long as it is not medical and involves incidental retail sales. Tliis inteipretation worild rindermine the zoning protections relied ripon by South Gate residents, as forcing this use into the "Personal Services" category disregards tlie clear context provided by the Code's OWII examples, If any non-medical activity involving a transaction can be labeled as "Personal Service," the City's zoning tables become fiuictionally riseless. Under Appellant's overly broad view, a large- scale self-service car wasli could be called a "personal service" becarise customers wash tlieir own cars (noi'iniedical) and prircliase soap (accessory retail sale); a self-storage facility could qualify because customers "service" tlieir OWII storage needs (nonmedical) and buy packing supplies (accessoryy retail sale); even a coinmercial kitclien rental corild claim the same becarise individuals cook their own food (noni'nedical) and prirchase ingredients (accessory retail sale).8 Similarly, Appellant also argues tliat because fitness centers9 are classified as "Personal Services," a self-service laundromat sliould be treated the same, since both provide commercial equipment for criston'iers to use tliemselves and accessory retail sales (fitness supplements for a fitness center). Tliis oversimplification ignores the Code's intent. "Personal Services" is not a 7 The statutoiy interpretation canon of ejusdem generis, wliicli applies whether specific words follow general words in a statute or vice versa, instructs that tlie general tenn or category is restricted to those things that are similar to those whicli are enumerated specifically. Brown v. City of Inglewood, 18 Cal.5th 33, 570 P.3d 885 (2025). 8 Car washes, storage facilities, and commercial kitchen-type uses are each expressly contemplated and regulated under the South Gate Municipal Code as distinct land use categories. "Vehicle Services, Wasliing/Detailing," as defined in SGMC 8111.60.250, includes "self-service auto washing facilities" and is peimitted only with a Conditional Use Permit in the TMU-2 Zone (Table 4-2 of the Specific Plan). "Storage facilities," as defined in SGMC S, 11.60.220, includes "self-storage facilities." While the Code recognizes "storage facilities," they are not expressly permitted in tlie TMU-2 Zone and are therefore prohibited." Sii'nilarly, commercial kitchen rentals are subsumed under the Code's definition of "Restaurant." Per SGMC § 11.60.210, this includes "[a]ny establishment operated for the primary purpose of providing food, beverages, or meals for compensation that lias suitable kitchen facilities for the preparation, storage, and service of food. Food service may be for on-site consumption, off-site consumption, or a coinbination of service types." Restaurants are permitted in the TMU-2 Zone of the Specific Plan (Table 4-2). As sucl'i, under the Appellant's approach, any of the above-mentioned uses could be classified as "Personal Services, General" and thus be penriitted under the Specific Plan, despite the fact tliat Table 4-2 of the Specific Plan clearly regulates these types of uses and, in some cases, only pen'nits them with a Conditional Use Pen'nit or otherwise outright prohibits the use.
9 "Personal Services, Fitness/Health Facility" is permitted in the TMU-2 Zone of the Specific Plan (Table 4-2). 83 RE Opposition to Appeal
May 6, 2026
broad catcli-all, but a limited category composed of specifically defined sribtypes. The Municipal Code does not leave fitness centers to be interpreted into tlie "Personal Services, General" category; it expressly classifies them as "Personal Services, Fitness/Healtl'i Facility" under SGMC § 11.60. 190. Likewise, a potteiy studio where customers create their own pieces (nonmedical) and prircliase materials such as clay (accessory retail sales) worild fall under "Personal Services, Instructional," not "Personal Services, General."lo By delineating these distinct subcategories, the Code makes clear that expanding "Personal Services, General" to capture ui'irelated rises and otlierwise defined uses witliin the Code would render these carefully drawn distinctions meaningless."
Classifying the proposed larindromat as "Personal Services, General" worild effectively nullify the Zoning Code. It creates a harmful precedent by allowing applicants to avoid the Zoning Code's specific land rise classifications based on how they describe their operations ratlier than tlie actual use occurring on-site.'2 This would undermine consistent enforcement, create unequal treatment among similar businesses, and invite future operators to rebrand more intensive rises to circumvent proper review. As sucli, Appellant's arguments worild effectively destroy tlie zoning protections the residents of South Gate rely on, not just in tlie TMU-2 Zone, but city-wide.
III. Even if the Proposed 7,000 Sq. Ft. Laundromat Were Not Considered a 'GDry Cleaning/Laundry" Use Under the Code's Definition, it Fails the Mandatory Five-Factor Test Under SGMC e) 11.21.020(B) and is Not Permitted as a Similar Compatible Use to "Personal Services, General"
Notably, as discussed above, the specific definition applicable to tlie proposed laruidromat (i.e., "Dry Cleaning/Larindry") applies and thus, only a "Dry Cleaning/Laundry, Agency" is pern"iitted pursuant to the Specific Plan; however, even if tlie proposed larindromat were considered similar 'o "Personal Services, Insh'uctional" means any place of business, including charitable or nonprofit, that is intended for grorip or individual insti'uctions, includiiig "Pottery." (SGMC § 11.60.090). " The same reason applies to Appellant's argument that the Personal Services category applies to all "nonmedical services" to individuals as a primaiy use. Norunedical services are expressly contemplated elsewhere in the Code, including uses such as "Residential Care Facilities," "Senior/Age-Restricted Dwellings," "Adult Day Care Centers," and "Child Day Care Facilities," all of which expressly include the provision of "noninedical services." SGMC §§
11.60.030, 11.60.060, 11.60.210, 11.60.220. If the "Personal Services, General" categoi'y were the catch-all for anything "nonmedical," these individual uses would be rendered legally redundant and superfluous. Consequently, a self-service laundromat cannot claiin "Personal Services, General" status simply because it is nonmedical, as doing so would ignore the intentional boundaries of the City's land use framework and the specific classifications provided for "Diy Cleaning/Laundry".
'2 "When a general statute conflicts with a specific statute the specific statute controls the general one." People v.
Weatherill, 215 Cal.App.3d 1569, 1577, 264 Cal.Rph'. 298, 303 (App. 1989). "The fact that tlie Legislature has enacted a specific statute covering much the same ground as a more general [statute] is a powerful indication that the Legislature intended the specific provision alone to apply." People v. Hawes, 129 Cal.App.3d 930, 938-39, 181 Cal.Rptr. 456, 460 (App. 1982).
84 RE Opposition to Appeal
May 6, 2026
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to a "Personal Services, General" land use, the Director's Determination tnust be uplield becarise the proposed laundromat fails to meet the stringent, cumulative requirements of SGMC §
11.21.020(B).
Under tlie Sorith Gate Mru'iicipal Code, if a use is not "specifically listed" in the land-use tables, it is proliibited by defarilt unless tlie Director makes five specific, written findings:
1. Tlie cliaracteristics of, and activities associated witli, tlie proposed rise are equivalent to and compatible witli one or more of the listed pern'iitted uses, and will not involve a higlier level of activity or density than the permitted uses.
2. The proposed use is substantially similar to a listed pen'nitted llSe. ""
3. Tlie proposed use is compatible with tlie pruapose and intent of tlie applicable zone.
4. The proposed use has similar traffic, noise, liglit, odor, and other operational impacts as a listed permitted rise.
5. The operation of tlie proposed use will not be detrimental to existing rises in tlie area of influence.
(SGMC § 11.21.020 (B)).
The inability to satisfy even a single one of these findings is a fatal deficiency that reqriires denial as a matter of law. Here, the evidence demonstrates that tlie proposed laundromat use fails several factors.
Under subsection (2), a 7,000 sq. :[t. "self-service larindromat" is not "substantially similar" to "Personal Services, General." Tlie existence of a separate category for "Dry Cleaning/Laundry, Agency" and "Dry Cleaning/Larindry, Plant" demonstrates tliat laundry-related rises are treated as a distinct and more intensive land use category. Categorizing an industrial-scale laundromat as "Personal Services, General" would effectively collapse these definitions, rendering the Code's intensity distinctions meaningless. For example, other high-intensity, equipment-driven uses could be recliaracterized as "Personal Services, General" rindennining the integrity of the land use table and effectively millifying size and intensity distinctions laid out thororiglily in the Specific Plan.
'3 The Specific Plan provides sii'nilar language. If a use is not specifically listed, "the Director shall have the authority to determine whether a proposed use is pen'nitted if that use is comparable to a particular use permitted in the zone." Specific Plan 4.4(B)(8), pg. 34.
5'i 85
RE Opposition to Appeal
May 6, 2026
Under tlie plain language of subsections (1) and (4), the proposed laundromat involves a significantly liigher level of activity and density tlian a "Personal Services, General" rise. A facility of tliis scale places extraordinary demands on City infrastructure, consuming voh'imes of water, sewer capacity, and electricity"' tliat far exceed those of a hair barber shop, tailor, or slioe repair sliop. By its veiy nature, a 7,000 sq. ft. laundromat operates with the traffic, noise, light, and odor intensity of a Plant ratl'ier than the listed "Personal Services, General" rises under SGMC § 11.60.190. While a small-scale "Agency" is permitted by right in the TMU-2 Zone, this massive facility exceeds tlie scale and intensity contemplated by the Specific Plan.
Under subsection (5), permitting this use worild also be detrimental to tlie "area of influence" by ruiderniining the very regulations tliat local business owners liave relied upon for decades.
Fairness requires tl"iat all operators play by the same rules. By circumventing the Municipal Code and Specific Plan, this will carise unfairness to the longstanding laundromat owners and operatorsl5 in tlie City of Soutli Gate tliat have remained in compliance witli the applicable land use regulations.
Becarise "all of tlie... findings" under SGMC 8, 11.21.020(B) must be made by tbe Director, tlie City Coruicil n'iust deny tlie appeal and affirm the Director's Determination and Plaruiing Commission's denial of the appeal (emphasis added).
IV. City Is Immune from Liability for Alleged Past Representations Appellant asserts tliat the City must approve its use becarise it entered into a ten-year lease and expended substantial time and resorirces in reliance on alleged representations from City Plai'u'iing that a 7,000 sq. ft. laundromat worild be permitted as of right and as sucli, Appellant incoirectly asseits that this proposed rise must be permitted. However, such reliance does not pen'nit illegal deviation from the City's Municipal Code nor does it give rise to a viable basis for liability against the City.
Under California Goveininent Code 83 818.8, "[a] public entity is not liable for an injury caused by misrepresentation by an employee of the public entity, wliether or not sucli n"iisrepresentation be negligent or intentional." Similarly, California Goveinment Code F3 818.4 provides:
'4 Detennination of an unlisted or similar compatible use shall be based "on the degree of compatibility between the use in question and adjacent uses. Technical evidence and scientific means, when available, shall be considered in determining the form and intensity of perfon'nance standards typically associated with any identifiable type of use in question." SGMC 0 11.21.020 (C).
'5 0ther larmdromats within the Tweedy Boulevard Specific Plan include Laundromat of Southgate (located at 3185 Tweedy Blvd.), State Coin Laundry (located at 9844 State st.), and So Fresh So Clean Larindry (located at 3481 Tweedy Blvd.).
(/O 86
RE Opposition to Appeal
May 6, 2026
A public entity is not liable for an injtry caused by tlie issuance, denial, suspension or revocation of, or by the failure or refusal to issrie, deny, suspend or revoke, ai"iy pennit, license, ceitificate, approval, order, or similar authorization where the public entity or an employee of the public entity is arithorized by enactment to determine wl'iether or not sucli arithorization should be issued, denied, srispended or revoked.
Tlie law liere is unambiguous. The City is shielded by absolute statutory imi'nunity from liability for any alleged staff misrepresentations or discretionaiy land rise determinations. Tlie Appellant's pruaported financial or economic interest,'6 no matter how substantial, caru'iot override the City's immunity or serve as a basis for legal recovery. "Neitlier existence of paiticular zoning nor work undeitaken prirsuant to governniental approvals preparatory to construction of buildings can fon'n basis of vested right to build structure which does not comply with laws applicable at time building permit is issued." Avco Cmty. Devs., Inc. v. S. CoastReg'l Com., 17 Cal.3d 785, 793, 553 P.2d 546, 551 (1976). Appellant assumed the risk that the City's formal inteipretation might differ from preliminaryy staff opinions.
Accordingly, California law precludes imposing liability on the City based 011 SIICII alleged representations.
V. Conclusion
The City Council's adoption of the TMU-2 zoning regulations was a deliberate legislative act intended to manage the density and character of Tweedy Boulevard. To allow the Appellant to bypass these restrictions throrigh a mischaracterization of "Personal Services, General" would render tlie Specific Plan meaningless. Mr. Patel, a mainstay of South Gate for over two (2) decades, asks only for the consistent application of the law. No applicant sliorild be entitled to special treatment tliat ignores the plain language of the Municipal Code or Specific Plan.
The law requires that the City Coruicil mtist ripliold the Director's Determination and the Plaiu'iing Commission's subseqrient denial of tlie appeal. The Appellant's proposed rise squarely fits into the "Dry Cleaning/Larindry" category as defined in SGMC § 11.60.070, and thus fails to qualify as "Personal Services, General." The law must be applied as written: a larindromat of tliis '6 "[I]mmunity will prevail where the governinental misrepresentation interfered with either a commercial or a financial interest." Tokeshi v. State of California, 217 Cal.App.3d 999, 1006, 266 Cal.Rptr. 255 (App. 1990); see e. g., Harshbarger v. City of Colton, 197 Cal.App.3d 1335, 1342, 243 Cal.Rptr. 463, 467 (App. 1988) (holding that a city's misrepresentations that a residence complied with code standards when it was defective did not subject the inunicipality to liability for intentional misrepresentation, even though it interfered with financial interests). tA 87
RE Opposition to Appeal
May 6, 2026
scale is simply not pennitted in tlie TMU-2 zone, but a laundromat of less than 2,500 sqriare feet is expressly permitted in the Specific Plan.'7
Very truly yorirs,
SQL(;)MON TSMAN & JAMIESON
Licensed in California
cc: Client (via email only)
AJ Panganiban (via email only)
" As such, if the Appellant proposes a laundromat, it must be "less than two thousand five hundred square feet and no material collected at other dry cleaning or laundiy agencies are brought for cleaning." (SGMC § 1].60.070 and Table 4-2 of the Specific Plan).
(y?,- 88
Office of the
South Gate City Clerli Item No. 4
MAY 0 7 2026
FILED
tl '/bJ'ln)
C'Uy of South Gate
CITY COUNCIL
AGENDA E3TLL
Departmem Director:
For the Regular Meeting of: May 12, 2026
Originating Department: Public Works
Ciffl Manager:
SUBJECT: RECEIVE AND FILE THE DEVELOPMENT IMPACT FEE NEXUS STUDY FOR
TRAFFIC, PARKS, AND PUBLIC SAFETY FACILITIES
PURPOSE: To provide a presentation on the Development Impact Fee (DIF) Nexus Study. The Study provides the legal and technical basis for updating the City's traffic impact fees, as well as establishing new municipal parks and public safety facilities fees. These impact fees provide a mechanism for new development to pay its fair share toward ongoing and future roadways, park, and public facility improvements.
RECOMMENDED ACTIONS: The City Council will consider:
a) Receiving and filing the Development Impact Fee (DIF) Nexus Shidy which provides the legal basis upon which the City could update at a future time its existing Traffic Impact Fees, and adopt new Municipal Parks and Public Safety Facilities Impact Fees; and, b) Directing staff to prepare an Ordinance and Resolution to FISCAL IMPACT: The DIF Nexus Study, included as Attachment A, estimates that the City could collect up to $88.2 million in development impact fee (DIF) revenue by 2050 for traffic, municipal parks, and public safety facilities. These fiu'ids are restricted and may only be used for capital improvements identified in the Nexus Study that are necessitated by new development.
The total cost of the identified improvements is approximately $336.6 million, resulting in a remaining fiinding need of about $248.4 million, which the City will continue to pursue through grants and other restricted funding sources as opportunities arise. Projects will be implemented over time as funding becomes available.
ANALYSIS: The City continues to experience growth, with new development and redevelopment projects occurring throughout the community. While these projects contribute to economic vitality, they also generate cumulative impacts on public infrastructure. The City anticipates ongoing demands on its transportation network, municipal parks, and public safety facilities as development activity continues. Cornrnon impacts include increased traffic congestion, higher demand for park and recreational amenities, and additional strain on police and emergency response services. The City routinely invests in infrastructure improvements to address these impacts; however, available funding is limited and must be balanced across competing priorities. As a result, it is standard industry practice for cities to implement development impact fees to ensure that new development contributes its fair share toward the capital cost of infrastructure improvements required to serve that growth.
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Nexus Study Overview
The City commissioned the DIF Nexus Shidy. The purpose of the study was to establish the legal and technical foundation to update the existing traffic impact fee program (formerly the Road Mitigation Fee Program) and to create new development impact fee programs for Parks and Recreation Facilities and Public Safety Facilities.
Fee Basis and Cost Allocation
The Nexus Study identifies the maximum justified fee amounts that may be charged to new development, based on the cost of facilities needed to serve future growth. These facilities are derived from adopted planning documents and City policy, including the Capital Improvement Plan, Tweedy Boulevard Specific Plan, Hollydale Village Specific Plan, South Gate Bicycle Transportation Plan, Southeast Gateway Line First/Last Mile Plan, and the Los Angeles River Master Plan. Through the impact fees, new development can pay for its fair share of these improvements, though the City must commit to fully funding existing development's share of the identified improvements through 2050, or else new development will have paid too much.
DIF Methodology and Cost Allocation
City staff are proposing to update the methodology used to calculate non-residential traffic impact fees. Rather than relying on a building size (per square foot) model with standard trip assumptions, the Nexus Study recommends a cost-per-trip approach, which calculates fees based on the estimated number of trips a project is expected to generate. This method more accurately reflects a project's actual impact on the transportation system and improves the overall fairness and defensibility of the fee structure.
The Nexus Study also finds that the City's current development impact fees are below the actual cost of infrastructure needed to support new growth. Updating these fees would better align them with the true impacts of development.
Table 1 (Attachment B) provides examples of proposed impact fees and how they are distributed across key service areas: traffic mitigation, parks and recreation, and public safety. These are one-time fees paid by new development projects to help fund needed infrastructure improvements. Below is a description of each service area's fiscal impact, along with an explanation of how the fees are calculated based on estimated demand.
Traffic Mitigation
* Calculation basis: Estimated average daily vehicle trips generated by the project. * Overview: Traffic mitigation fees typically represent the largest cost component for commercial and industrial developments due to their impact on the roadway network. * Examples: A mgh-intensity logistics facility may be assessed by $6 million or more, while smaller commercial developments may exceed $2 million, depending on projected traffic generation.
Parks and Recreation
* Calculation basis: Projected number of new residents (applicable to residential development).
* Overview: Residential projects contribute the most toward park and recreation facilities due to increased demand from new population growth.
* Example: A 100-unit apartment development may be required to contribute approximately $2.4 million toward park improvements. 2 90
Public Safety
* Calculation basis: Project size and development type. * Overview: Fees for police and fire services are generally lower in comparison to other categories but are necessary to ensure the city can maintain adequate service levels.
Typical range: Generally, in the tens of thousands of dollars per project, depending on scale and intensity of development.
These factors are multiplied by set cost amounts so that projects that create more demand or impact pay a fair share toward the infrastructure needed to support growth.
Non-Fee funding required: If the City adopts the maximum allowable impact fees, those fees will cover the portion of infrastructure costs attributed to new development, based on the Nexus Study. However, this is not enough to pay for all the facilities needed.
Some of the infrastructure benefits both new and existing development. The portion that serves existing development-about $284.4 million-cannot be paid for with impact fees. Instead, the City must use other funding sources (such as grants, general funds, or other revenues) to cover this share by 2050. If it does not, new development could end up paying more than its fair share.
Development Fee Comparison
Below Willdan prepared a comparison of impact fees noted in the DIF Nexus Study and nearby cities using five different development project usages with chart illustrations, included as Attachment C.
Residential Fee Comparison
The first two charts, in Attachment C, compare fees for residential projects: a single-family home and an 18-unit apartment building. The findings show that South Gate's current impact fees are lower than most nearby cities. This means new development in South Gate pays less toward infrastructure costs than development in surrounding areas. The Nexus Study identifies the highest legally allowed fees, which are higher than current fees. If adopted, these higher fees would bring South Gate more in line with neighboring cities and better reflect the real cost of growth on roads, parks, and public safety. However, the City Council can choose to set fees at a lower level than the maximum allowed by law.
Non-Residential Fee Comparison
The subsequent three charts (in Attachment C) compare development fees for different types of projects: 10,000 square feet of retail or commercial space, 10,000 square feet of office space, and 100,000 square feet of industrial space, across nearby cities. The results show that South Gate's current fees are generally higher than some nearby cities, but still lower than the highest amounts allowed under the Nexus Study. This means South Gate is somewhat competitive compared to surrounding areas, but the current fees still do not fully cover the cost of the infrastructure needed to support new development, especially industrial projects. If the City adopts the maximum justified fees, the charges will better reflect the actual impact that new development has on infrastructure such as roads, parks, and public safety.
However, the City Council can still choose to set fees lower than the maximum allowed, depending on its policy goals and priorities.
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BACKGROUND: The City established its Development Impact Fee (DIF) Program in 2008 in compliance with Assembly Bill 1600 (Mitigation Fee Act), codified in the South Gate Municipal Code under Chapter 5.35 (Road Mitigation Fee Program) and Chapter 9.46.040 (DIF Fund). This program authorizes the City to collect impact fees from new development to offset the cost of capital facilities and infrastructure needed to serve that growth, consistent with Governrnent Code Sections 66000 et seq. DIFs are an important funding source used to support ongoing and future infrastructure improvements, particularly for roadway systems.
Need for Fee Update
As development activity has continued, the City recognized the need to update its existing fee structure and expand the program to address broader infrastructure demands. In response, the City retained Willdan Group, Inc. to prepare a Development Impact Fee (DIF) Nexus Study. The purpose of the study is to ensure the City can legally justify and fairly assess fees on new development to cover its proportionate share of impacts to public infrastructure Nexus Study Purpose and Scope
The Nexus Study provides the legal and technical foundation required by State law to update the City's traffic impact fee program and to expand the DIF program to include new fees for (1) parks and recreation facilities and (2) public safety facilities. It identifies the relationship (nexus) between new development and the need for expanded or new public facilities, and calculates the maximum legally justified fee amounts based on planned infrastructure improvements identified in adopted City plans and policies.
Key Findings
The study concludes that the City can legally establish updated and expanded development impact fees to help fund needed traffic, parks and recreation, and public safety improvements driven by new development. While the Nexus Study establishes the maximum allowable fee levels, the City Council retains discretion to adopt fees at or below those amounts based on policy considerations, including the desire to encourage certain types of development. A comparison with neighboring jurisdictions is also included to provide regional context for the City's current and proposed fee levels.
Adoption Requirements
Pursuant to State law, effective Januaty 1, 2022, a Nexus Study must be adopted prior to establishing or increasing any development impact fee. The study must be presented at a duly noticed public hearing with a minimum 30-day notice period. Upon City Council adoption, any approved fees would become effective 60 days thereafter.
Fiscal and Policy Implications
Adoption of updated DIFs would establish a dedicated funding source for infrastructure improvements needed to support new development, reducing reliance on the General Fund and other limited resources. It would also ensure that new development contributes proportionately to the impacts it generates, improving fairness across project types and avoiding the transfer of growth-related costs to existing residents. Conversely, without adoption, the City would face increased financial pressure to fund these improvements with limited resources, potentially affecting service levels and delaying needed infrastructure projects.
ATTACHMENTS: A) DIF Nexus Study Report
B) DIF Fiscal Impact
C) Fee Comparison by Development Use
4 92
Attachment A
Agenda Bill 05/12/26
CITY OF SOUTH GATE
DEVELOPMENT IMPACT FEE NEXUS
STUDY UPDATE
FINAL DRAFT
APRIL I 2026
"-"-' WILLDAN
,r'(l Financial Services
Oakland Office
66 Franklin Street
Suite 300
Oakland, CA 94607
Tel: (510) 832-0899
Corporate Office
27368 Via Industria
Suite 200
Temecula, CA 92590
Tel: (800) 755-6864
Fax: (888) 326-6864
Other Regional Offices
Aurora, CO
Orlando, FL
Phoenix, AZ
Plano, TX
Seattle, WA
Washington, DC
www.willdan.com
93 blank.
94 TABLE OF CONTENTS
EXECUTIVE SUMMARY 1
1. 2.
3. 4.
Background and Study Objectives
Facility Standards and Costs
Assumptions and Limitations
Use of Fee Revenues
I
I
2 2
3 4
5 5
5 6
6 7
7 7
8 9
9 10
13 28
Nexus Analysis Summary
Service Population
Existing Parkland and Park Facilities Inventory
Parkland and Park Facilities Unit Costs
Parks and Recreation Facility Standards
Mitigation Fee Act
Quimby Act
City of South Gate Park and Recreation Standards
Facilities Needed to Accommodate New Development
95 City of San Gabriel Development Impact Fee Nexus Study Update Parks and Recreation Facilities Cost per Capita
Use of Fee Revenue
Fee Schedule
5. PUBLIC SAFETY FACILITIES 36
Nexus Analysis Summary
Service Population
Facility Inventories and Standards
Existing Inventory
Planned Facilities
Cost Allocation
Existing Level of Service
Future Level of Service
Use of Fee Revenue
Fee Schedule
AB 602 REQUIREMENTS
Compliance with AB 602
660al6.5. (a) (2) - Level of Service
66016.5. (a) (4) - Review of Original Fee Assumptions 66016.5. (a) (5) - Residential Fees per Square Foot 660al6,5. (a) (6) - Capital Improvement Plan
IMPLEMENTATION
Impact Fee Program Adoption Process
Inflation Adjustment
Reporting Requirements
Programming Revenues and Projects with the CIP
MITIGATION FEE ACT FINDINGS
Purpose of Fee
Use of Fee Revenues
Benefit Relationship
Burden Relationship
Proportionality
APPENDIX
45 48
50 W!!i!,P6!'! I
96 Executive Summary
This report analyzes the need for public facilities and capital improvements to support anticipated growth in the City of South Gate through 2050. The City intends to charge development impact fees (DIF) to cover the costs of the facilities and improvements necessary to accommodate growth.
impact fees in California demonstrate the
to fund facilities needed to serve that
relationship between new development and
impact fees) to serve that development. The findings rough proportionality of the fees- meaning that the correspond to the burden placed on the government,
project. To ensure that fees are roughly proportional to this study first allocates facilities costs to new methods described below, then to individual units of new characteristics of each unit, by land use type. This is and summarized in Chapter 8.
All development i nded capital projects should be programmed through the City's Capital Improvement (CIP). Using a CIP can help the City identify and direct its fee revenue to public facilities projects that will accommodate future growth. By programming fee revenues to specific capital projects, the City can help ensure a reasonable relationship between new development and the use of fee revenues as required by the Mitigation Fee Act.
Facility Standards and Costs
This study uses three common methods to calculate facilities standards and allocate the costs of planned facilities to accommodate growth in compliance with the Mitigation Fee Act requirements.
These approaches are used to demonstrate the nexus (i.e. relationship) between new development and the facilities needed to serve that development. 1 oi 97
CityofSouth Gate Development Impact Fee Nexus Study Update The planned facilities approach allocates costs based on the ratio of planned facilities that serve new development to the increase in demand associated with new development.
This method uses estimates of the cost of future planned facilities to drive the fee calculation.
The costs of future facility needs are allocated to new development such that new development only funds the cost of the facilities that are needed to accommodate the increase in demand from that development. The planned facilities and costs are identified in various City planning documents. The allocation is based on new development's proportional share of demand in 2050.
The traffic facilities fees are calculated using this method in this report. existing and new development
' approach is used when it is
new and existing
ality standards, so the City
development's fair share of
a variety of sources, including publicly available, third-party inance; US Census Bureau; SCAG; CoStar), and the City's a , Capital Improvement Plan, various planning
reasonable and justifiable assumptions throughout this the allocation of future facility costs to new development consider updating this analysis periodically to ensure the er state law, a nexus study must be updated at least every eight The Mitigation Fee Act requires that this analysis "Identify the use to which the fee is to be put. If the use is financing public facilities, the facilities shall be identified. That identification may, but need not, be made by reference to a capital improvement plan as specified in Section 65403 or 66002, may be made in applicable general or specific plan requirements, or may be made in other public documents that identify the public facilities for which the fee is charged."l Each I California Government Code §66001 (a) (2).
VWIILDAN; . i Flnancial Seivlces 2
98 City of South Gate Development Impact Fee Nexus Study Update chapter in this report identifies the appropriate use of impact fee revenues for each particular impact fee category.
Impact fee revenue must be spent on new Facilities or expansion of current facilities to serve new development. Facilities can be generally defined as capital acquisition items with a useful life greater than five years. Impact fee revenue can be spent on capital facilities to serve new development, including but not limited to land acquisition, construction of buildings, infrastructure, the acquisition of vehicles or equipment, information technology, soffware licenses, and equipment.
Development Impact Fee Schedule Su mary
Table E.1 summarizes the maximum justified development im based on the analysis in this report. Note that the maximum a based on the nexus analysis in this report and are not ' City may charge any amount up to the maximum justified implementing fees lower than the maximum justified The nonresidential traffic impact fees are shown
direction, traffic fees for nonresidential uses will trip counts and the cost per trip that drives
"Nonresidential Fee Calculation" section in Cha
All fees are shown in current dollars.
periodically to ensure that the fees
discussion of inflation adjustment
E.1 : Maximum Justified Develop
the City can charge
fees presented here are
et feasibility testing. The
a Council may consider
uses. the City's policy
a based on
T 9. See the
fee schedule for inflation
Refer to Chapter 7 for a
Traff!C ParkS and pp51j(
Land Use Facilities' Recreation2 Safety
Residential - per Square Foot
Single Family $ 4.27 $ 15.90 $ 0.21
Multifamily 5.78 24.28 0.31
Nonresidential - per Square Foot
Commercial $ 12.01 $ - $ 0.27
Office 7.69 0.30
Industrial 3.71 0.09
Total
$ 20.38
30.37 $ 12.28
7.99 3.80
' Traffic fees for nonresidential uses will be charged at a cost of $797 per Average Daily Trip on a case-by-case basis (see Table 3.9 for cost per trip). Traffic fees shown in this table for nonresidential land uses are given as examples for general land uses. ' Mitigation Act Fee shown for infill development. Refer to Table 4.8 for Quimby fee in-lieu of dedication for development occurring in subdivisions.
Sources: Tables 3.10, 4.8 and 5.7.
W':!!,!.26!.! 3
99 City of South Gate Development Impact Fee Nexus Study Update Projected Funding Needs
Impact fees will only cover the costs of facilities required to serve new development. As shown in Table E.2, approximately $284.4 million in additional funding will be needed to complete planned projects. This figure represents existing development's share of the identified planned facilities.
New development cannot fund existing development's share, also known as existing deficiencies, through impact fees.
Table E.2: Non-Impact Fee Funding Required
Total Project Development
Fee Category Cost Fee Revenue
Traffic $ 326,722,198 $ 42,473,886
Parks' 44,377,000 44,377,000
Public Safety 1,522,122 1,352,414
Total $ 372,621,320 $ 88,203,300
Additional
Funding
Required
$ 284,248,312
169,708
$ 284,418,020
' Mitigation Act Fee shown for infill development. Refer to Table 4.6 for estimates of Quimby in-lieu fee revenue for development occurring in subdivisions.
Sources: Tables 3.9, 4.6, 5.3 and 5.6.
W':!!!,P,:'.: 4
l'2,
100
I Introduction
This report presents an analysis of the need for capital facilities to accommodate new development in the City of South Gate. This chapter explains the study approach under the following sections:
Capital Facilities Financing in California;
Background and Study Objectives;
Use of Fee Revenues
Fee Program Maintenance
Administrative Costs
Study Methodology;
Impact Fees for Accessory Dwelling Units; and
Organization of the Report.
Capital Facilities Financing in California
The changing fiscal landscape in California during the pasf 45 years has steadily undercut the financial capacity of local governments ta fund infrastructure. Three dominant trends stand out, the latter two of which have been exacerbated duringthe past several years:
The passage of a string or tag,limitation measures, starting with Proposition 13 in 1978 and continuing through the passage of Proposition 218 in 1 996; Declining popular support for bond measures to finance infrastructure for the next generati6n of residents and businesses; and
Steep reductions in federal and state assistance.
Faced with ihese trends, many qities and counties have for many years had to adopt a policy of "growth pays.its own way." This.policy shifis the burden of funding infrastructure expansion from existing rates and taxpayers onto new development. This funding shift has been accomplished primarily through the imposition' of assessments, special taxes, and development impact fees, also known as public facilities.fees. Assessments and special taxes require approval of property owners and are appropriate when the: funded facilities are directly related to the developing property. Development impact fees, on the other hand, are an appropriate funding source for facilities that require expansion due to the increased demands created by new development, but that also serve all' development jurisdiction-wide or area-wide. Development impact fees need only a majority vote of'the legislative body for adoption.
Background and Study Objectives
The primary policy objective of a development impact fee program is to ensure that new development pays the capital costs associated with growth. The primary purpose of this report is to update and recalculate and present fees that will enable the City to expand its inventory of capital facilities, as new development leads to service population increases.
This report is an update of the development impact fee (DIF) calculated for and documented most recently in the development impact fee nexus study titled: "Traffic Impact Fee Study, City of South Gate, July 31, 2008", by Willdan Financial Services. This previous study calculated traffic impact 5 101
City ofSouth Gate Development Impact Fee Nexus Study Update fees only. This study includes two additional fees that would fund parks and recreation facilities and public safety, which are not currently charged by the City.
The City imposes public facilities fees under authority granted by the Mitigation Fee Act (the Act), contained in California Government Code Sections 66000 et seq. This report provides the necessary findings required by the Act to demonstrate the essential nexus between new development and the impact fees needed to support that development. The findings demonstrate that the fees are proportional to demand for facilities from new development and are necessary to allow the City to adopt the fee schedules presented in this report.
The Mitigation Fee Act findings required to implement impact fees in California demonstrate the essential nexus between new development and a fee to fund facilities needed to serve that development. The term essential nexus refers to the relationship new development and the need for facilities (and corresponding impact fees) to serve The findings also require that this study demonstrates rough a fees- meaning that the amount of the exactions must roughly correspond to the on the government, resulting from the proposed development project. To roughly proportional to demand for facilities from new development, this ities costs to new development using the allocation methods , then to a ual units of new development based on the demand charact a ' each unit, by type. This is described in detail in each chapter and su
through s Capital
a CIP helps the City identify
accommodate future growth. By
can help ensure a reasonable
as required by the Mitigation
dentify the use to which the fee is to be put. I'f
I be identified. That identification may, but
plan as specified in Section 65403 or
plan requirements, or may be made in
alities for which the fee is charged."2 Each
of impact fee revenues for each particular
facilities or expansion of current facilities to serve new defined as capital acquisition items with a useful lire fee revenue can be spent on capital facilities to serve new imited to land acquisition, construction of buildings, infrastructure equipment, information technology, software licenses and Fee Program Maintenance
Once a fee program has been adopted it must be properly maintained to ensure that the revenue collected adequately funds the facilities needed by new development. To avoid collecting inadequate revenue, the inventories of existing facilities and costs for planned facilities must be updated periodically for inflation, and the fees recalculated to reflect the higher costs. The use of established indices for each facility included in the inventories (land, buildings, and equipment), such as the California Construction Cost Index, is necessary to accurately adjust the impact fees.
While fee updates using inflation indices are appropriate for annual or periodic updates to ensure that fee revenues keep up with increases in the costs of public facilities, it is recommended to 6 102
City of South Gate Development Impact Fee Nexus Study Update conduct more extensive updates of the fee documentation and calculation (such as this study) when significant new data on growth forecasts and/or facility plans become available. For further detail on fee program implementation, see Chapter 7.
Administrative Costs
Administration of an impact fee program to comply with the requirements or the Mitigation Fee Act imposes costs on the City for capital budgeting, fee adjustments, mandated annual reports and 5- year reviews of the impact fee program, as well as periodic impact fee update studies and legal review. It is common practice in California for cities to add a small administrative charge to impact fees to cover those costs.
This study uses an assumption of 1% of the maximum justified fee to estimate the administrative costs associated with the fee program, consistent with the last impact fee study. This study assumes 1 % of the maximum justified fee to estimate the administrative costs associated with the fee program. To validate this assumption, Willdan reviewed the administrative costs associated with other cities in California in FY2022-23. Those costs ranged from 132% to 1.52% of collected impact fee revenue in the other jurisdictions. Thus, the assumed I.O% of fee revenue is conservative.
Study Methodology
Development impact fees are calculated to fund the cost or facilities required to accommodate growth. The six steps followed in this development impact fee study include:
1. Estimate existing development and future growth: Identify a base year for existing development and a growth forecast that reflects increased demand for capital facilities;
2. Identify facility standards: Determine the facility standards used to plan for new and expanded facilities;
3. Determine facilities required to serve new development: Estimate the total amount of planned facilities, and identify the share required to accommodate new development;
4. Determine the cost of facilities required to serve new development: Estimate the total amount and the share of the cost of planned facilities required to accommodate new development;
5. Calculate fee schedule: Allocate facilities costs per unit of new development to calculate the development impact fee schedule; and
6. Identify alternative funding requirements: Determine if any non-fee funding is required to complete projects.
The key public policy issue in development impact fee studies is the identification of facility standards (step #2, above). Facility standards document a reasonable relationship between new development and the need for new facilities. Standards ensure that new development does not fund deficiencies associated with existing development.
Types of Facility Standards
There are three separate components of facility standards:
* Demand standards determine the amount of facilities required to accommodate growth, for example, park acres per thousand residents, square feet of library space per capita, or gallons of water per day. Demand standards may also reflect a level of service such as the vehicle volume-to-capacity (V/C) ratio used in traffic planning. w", qi5,Hq,4> 7
103
City of South Gate Development Impact Fee Nexus Study Update * Design standards determine how a facility should be designed to meet expected demand, For example, park improvement requirements and technology infrastructure for City office space. Design standards are typically not explicitly evaluated as part of an impact fee analysis but can have a significant impact on the cost of facilities. Our approach incorporates the cost of planned facilities built to satisfy the City's facility design standards.
* Cost standards are an alternate method for determining the amount of facilities required to accommodate growth based on facility costs per unit of demand. Cost standards are useful when demand standards were not explicitly developed for the facility planning process. Cost standards also enable different types of facilities to be analyzed based on a single measure (cost or value) and are useful when different facilities are funded by a single fee program. Examples include facility costs per ' per vehicle trip, or cost per gallon of water per day.
parks, and public
Iting from new
three common
facilities
two-step
of those
demand
of facilities at the same standard
, the existing inventory method results in no
existing This method evaluates the facilities are
an "existing facilities standard." The common example for 000 residents. Then, using the existing facility standard the alities needed to maintain the current standard as new . Under this approach new development contributes to existing development has contributed to date. In this study, the for the parks and recreation facility fees.
the ratio of planned facility costs to
Cost of Planned Facilities
New Development Demand - $/unit of demand
This method is appropriate when planned facilities will entirely serve new development, or when a fair share allocation of planned facilities to new development can be estimated. An example of the former is a wastewater trunk line extension to a previously undeveloped area. An example of the latter is a portion of a capacity expanding roadway that will accommodate increased demand from new development. Under this method new development will fund the expansion of facilities at the standards used in the applicable planning documents used to identify the needed facilities. This method is used to calculate the traffic facility fees. 8 104
City of South Gate Development Impact Fee Nexus Study Update System Plan Method
This method calculates the fee based on the value of existing facilities plus the cost of planned facilities, divided by demand from existing plus new development:
Value of Existing Facilities + Cost of Planned Facilities Existing + New Development Demand = $/unit of demand This method is useful when planned facilities need to be analyzed as part of a system that benefits both existing and new development. It is difficult, for example, to allocate a new fire station solely to new development when that station will operate as part of an integrated system of fire stations that together achieve the desired level of service. existing deficiencies.
uired to bring existing
secure non-fee funding for
that new development
for the public safety
on local agencies for the
its (ADU) with Assembly Bill AB
§65852.2(f)(2) stipulates that local
square feet. ADU greater than
of the primary dwelling unit.
' fees for ADUs are
with the selection of a planning horizon
ployment. These projections are applied
in this report and are summarized in
documenting the maximum justified development impact cost allocation methods for each of the following facility A discussion of how this study complies with AB 602 is included in Chapter 6. Guidelines for the implementation and ongoing maintenance of the DIF program are detailed in Chapter 7. The statutory findings required for adoption of the proposed development impact fees in accordance with the Mitigation Fee Act (codified in California Government Code Sections 66000 through 66025) are summarized in Chapter 8. Potential park projects and the public safety facilities worker weighting factor are included in the Appendix.
All whole numbers are rounded to the nearest unit, while all decimals are rounded to the nearest displayed decimal place, unless otherwise indicated. g
105
2. Growth Projections
Growth projections are used as indicators of demand to determine facility needs and allocate those needs between existing and new development. This chapter explains the source for the growth projections used in this study based on a 2025 base year and a planning horizon of 2050.
Land Use Types
To ensure a reasonable relationship between each fee and the type fee, growth projections distinguish between different land use impact fees have been calculated for are defined below. development paying the
land use types that
, and ADUs greater
space. Per state
feet.
ing duplexes,
living space,
Some developments may
development with both
warehousing facility
calculated separately
, such as a mixed-use
ilar situation would be a
the facilities fee would be
ing.
land use type best reflects a development
a pact fee and may adjust fees for special or
use.
number of residents, dwelling units, employees, and of , both in 2025 and in 2050. The base year estimates are sourced from the California Department of Finance. The derived from the Southern California Association of Governments ' and Growth Forecast.
Base year based on data from the u.s. Census Bureau's OnTheMap Application. Em projections are based on the SCAG forecast and assume that the current ratio among land uses will be maintained.
Nonresidential equivalent building square feet is estimated based on count of workers, and employment density assumptions from the Institute of Traffic Engineers (ITE), as shown in Table
2.2. VWILLDANl Flnancial Servlces 10
106
City of South Gate Development Impact Fee Nexus Study Update Table 2.1: Existing and New Development
Net Growth
2025 2025-2050 2050
Residents' 92,849 5,292 98,141
Dwelling units2
Single Family 18,094
8,014
26,108
1,105
490
1,595
Occupant Densities
All fees in this report are calculated based on dwelling units or building square feet. Occupant density assumptions ensure a reasonable relationship between the size of a development project, the increase in service population associated with the project, and the amount of the fee. The densities ensure that the fee per unit of new development is roughly proportional to the demand for facilities from various types of development.
Occupant densities (residents per dwelling unit or workers per building square foot) are the most appropriate characteristics to use for most impact fees. The fee imposed should be based on the land use type that most closely represents the probable occupant density of the development. 1l
107
City of South Gate Development Impact Fee Nexus Study Update The average occupant density factors used in this report are shown in Table 2.2. The residential density factor was calculated using the most recent data from the American Community Survey specifically for the City of South Gate. The nonresidential occupancy factors are derived from data from the Institute of Traffic Engineers Trip Generation Manual, 12th Edition.
Table 2.2: Occupant Density
Residential
Single Family
Multifamily
3.57 Residents Per Dwelling Unit
2.75 Residents Per Dwelling Unit
Nonresidential
Commercial
Office
Industrial
Employees per 1,000 square feet
Employees per 1,000 square feet
Employees per I,000 square feet
Sources: u.s. Census Bureau, 2024 American Community Survey 1-Year Estimates Tables B25024 and B25033: ITE Trip Generation Manual, 12th Edition; Willdan Financial Services.
12 2f) 108
3. Traffic Facilities
This chapter summarizes an analysis of the need for various traffic improvements to accommodate new development. The essential nexus for this facility category is between the demand for new traffic facilities from the projected increase in vehicle trips and the additional traffic facilities needed to meet those service demands. The fees are roughly proportional to demand because they ensure that new development will pay no more than its proportionate share of the identified planned facilities needed to serve the City through the planning horizon, and the fees are scaled based on the number trips generated by residential and nonresidential land uses.
Impact fees will not fund the entirety of the identified facilities and the share of facilities needed to serve existing development must be funded with other funding sources. Fees implemented at the maximum justified rates would allow the City to maximize use of other funding sources for other purposes.
Nexus Analysis Summary
Traffic fees in this report are calculated as follows:
1. Trip demand factors are identified to reflect'varying levels of demand for trajfic facilities, by land use. The trip demand factors take vehicle trip generation rates, trip lengths and trip purpose into account.
2. Estimates of current and projected development identified in Chapter 2 are multiplied by the trip demand factors to estimate current demand and projected for traffic facilities. The difference between current demana. and demand at the pla,nning horizon is assumed to be new development's share of total 'trip demand.
corresponding costs are identified from the City's3. Capacity expanding projects and various planning documents.
4. The cost of the identified :projects is allocated to new development, based on development's share of trip demand at the planning horizon, calculated in Step 2.
5. The cost of planned'facilities allocated to new development are divided by the growth in trip demand to calculate 'the cost per trip.
6. The cost per trip is multiplied by the trip demand factors to determine a fee, by land use.
Trip Demand
The need for traffic facilities is based on the trip demand placed on the system by development. A reasonable measure of demand is the number of average daily vehicle trips, adjusted for pass-by trips. Vehicle trip generation rates are a reasonable measure or demand on the City's system of traffic facilities across all modes because alternate modes (transit, bicycle, pedestrian) often substitute for vehicle trips. Pass-by trips are deducted from the trip generation rate. Pass-by trips are intermediate stops between an origin and a final destination that require no diversion from the route, such as stopping to get gas on the way to work.
Table 3.1 shows the calculation of trip demand factors by land use category based on the pass- by trip adjustment described above. The data for trip rates, and the pass-by trip assumption all come from the latest data available from the Institute of Traffic Engineers. 13 109
City of South Gate Development Impact Fee Nexus Study Update Table 3.1: Trip Rate Adjustmerit Factcirs
Primary
and
Diverted
Trips
Average
Trip
Length2
Adjust-
ment
Factor" ITE Category
c D=BXC/
Avg.
7.9 7.9
1.11 1.11
Single Family Housing (210)
Multifamily Housing (Low-Rise) (220)
3.6 8.8
9.0 0.41
i .22
i .28
Shopping Center (820)
General Office (710)
General Light Industrial (110)
Pass-
by
Trips
Average TrtP
Daily Demand
Trips Factor"
A B=1-A F=DxE
Residential - per Dwellinq Unit
Single Family 3% 97%
Multifamily 3% 97%
9.09 10.09
6.21 6.89
Nonresidential - per 1,000 Sq. Ft.
Commercial 22% 78%
Office 4% 96%
Industrial 2% 98%
36.39 14.92
7.83 9.55
3.60 4.61
' Percent of total trips. A pass-by trip is made as an intermediate stop on the way from an origin to a primary trip destint tion without a route diversion. Pass-by trips are not considered to add traffic to the road network. Based on SANDAG data. ' In miles. Based on SANDAG data.
" The trip adjustment factor equals the percent of non-pass-by trips multiplied by the average trip length and divided by the systemwide average trip length of B.9 miles.
4 Trips per dwelling unit or per j,000 building square feet. a The trip demand factor is the product of the trip adjustment factor and the trip rake.
Sources: Institute of Traffic Engineers, Trip Generation Manual, 12th Edition; San Diego Association of Govemments, Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002: Willdan Financial Services.
Trip Growth
The planning horizon for this analysis is 2050. Table 3.2 lists the 2025 and 2050 land use assumptions used in this study. The trip demand factors calculated in Table 3.1 are multiplied by the existing and future dwelling units and building square feet to determine the increase in trip demand generated by new development.
W'ei!-,!,2,8u i 14
21 110
City of South Gate Development Impact Fee Nexus Study Update Table 3,2: Land Use Scenario and Trip Demand
Trip 2025 Growth - 2025 to 2050 Total - 2050
Demand Unitsor Trip
Land Use Factor I,000 SF Demand
Units or Trip
1,000 SF Demand
Units or Trip
1,000 SF Demand
Residential - per Dwellinq Unit
Single Family 10.09 18,094 182,568
Multifamily 6.89 8,014 55,216
Subtotal 26,108 237,784
Nonresidential - per 1,000 Sq. Ft.
Commercial 14.92 4,134 61,686
Office 9.55 1,782 17,022
Industrial 4.61 8,410 38,771
Subtotal 14,327 117,479
Total 355,263
87.0%
1,105 11,149
490 3,376
1,595 14,525
1364 20,345
588 5,613
2,774 12,786
4,725 38,744
53,269
i3.0%
19,199 193,718
8,504 58,593
27,703 252,311
5,498 82,031
2,370 22,635
11184 51,557
19,052 156,223
408,534
100%
Sources: Tables 2.1 and 3.1.
Project Costs
Table 3.3 through Table 3.8 provide detailed cost estimates for future traffic facility projects in the City of South Gate. Table 3.9 summarizes the cost estimates and calculates the fee per trip demand unit.
Table 3.3 outlines cost estimates for projects designed to enhance the capacity of the City's transportation network, benefiting both new and existing development. Maintenance and repair projects are excluded, as are projects from the CIP that are already fully funded by other funding sources. The Street Network Capacity Improvement cost estimates, totaling $96 million, were provided by the City of South Gate, while the eligible unfunded Capital Improvement Program (CIP) projects, at a total of $107 million, are sourced from the City of South Gate 2024/25 CIP. All projects included in this analysis increase capacity, either through alternative modes of transportation, or reconfiguration of existing infrastructure. City staff provided direction on the projects to include in this nexus analysis.
75 2.3 111
City of South Gate Devejopment Impact Fee Nexus Study Update Table 3.3: Traffic Facilities Specific Plan Project Costs Project Cost
Street Network Capacity Improvements
Independence Ave Bike/Pedestrian bridge
Imperial Highway ATP Corridor Improvements
Atlantic Ave ATP Corridor Improvements
State Ave Complete Streets Project
Patata Bike Trail Connecting LA River and SEGL Station Paramount Boulevard Complete Streets Project
Wright Rd Complete Streets Project
Total - Street Network Capacity Improvements
$ 50,000,000
15,000,000
10,000,000
8,000,000
5,000,000
5,000,000
3,000,000
arl-LiLi9-Ai-N- I 16
2,'1 112
City of South Gate Development Impact Fee Nexus Study Update Table 3.4: Traffic Facilities Specific Plan Project Costs Tweedy Boulevard Specific Plan, 2019
Cost (2025)'
Pedestrian scaled lighting on Tweedy Blvd.
Intersection Treatments
Bicycle route improvements on other streets
Signage for LA River Bicycle Path, South Gate Park, etc.
Class Ill Bike Route/Sharrows markings: Tweedy Blvd.
Signal improvements (countdowns/audibles) on Tweedy Blvd.
Three Bicycle Hubs along Tweedy Blvd.
Hollydale Villaqe Specific Plan, 2016
$ 4,569,594
9,062,940
1,588,915
616,679
320,689
183,524
1 77,789
$ 16,520,130
(4,186,543)
$ 12,333,587
,959
169
15 447,062
370,008
166,503
83,252
48,471
$ 24,932,440
(10,132,135)
$ 14,800,305
' Costs have been
T
Pacific
Bicycle
and existing
million.
of planned bicycle paths and bridges along the Union corridors, based on data from the 2012 South Gate enhancing transportation options, these initiatives benefit new inflation-adjusted cost of these projects is approximately $52 wl" ',B;4> 17
25 113
City of South Gate Development Impact Fee Nexus Study Update Table 3.5: Bridges and Bike Paths along Railroad and Caltrans Rights-of- way
BikewayName From To Type Miles Cost(2025)'
UPRRSpurLine ThreeBridges
UPRR San Pedro Sub-Division Two Bridges
SouthernAve. TwoBridges
UPRR Spur Line Western City Limit Eastern City Limit. Bike path UPRR San Pedro Sub-Division Ardmore Ave. Eastern City Limit. Bike Path UPRR San Pedro Sub-Division Gardendale St. Century Blvd. Bike Path Total
$17,937,499
11 ,958,333
1 'l ,958,333
5,829,687
3,438,021
926,771
$ 52,048,644
' Costs have been adjusted for inflation using the Engineering News Record's Construction Cost Index.
Sources: South Gate Bicycle Transportation Plan, 2012 ENR CCI.
The Bicycle Transportation Plan also outlines several additional proposed bikeways throughout the City of South Gate. These projects are intended to enhance connectivity and promote alternative transportation options, delivering benefit to both new and existing development. Table
3.6 provides an overview of the estimated costs for these bikeways, with the total project expense expected to be approximately $10.5 million.
V, WF %q4f,: I 18
114
City of South Gate Development Impact Fee Nexus Study Update Table 3.6: Other Proposed Bikeways
No. Bikeway Name Street From
1 Santa Fe Ave./T ruba Ave.
1 Santa Fe Ave./Truba Ave.
2 Stanford Ave.
3 Long Beach Blvd.
4 State St.
4 State St.
5 California Ave.
6 0tis St.
7 Alexander Ave.
8 Hildreth Ave.
9 Atlantic Ave.
2 LA River Bicycle Path
3 Garfield Ave.
3 Garfield Ave.
3 Garfield Ave.
4 Rio Hondo
5 Paramount Blvd.
6 Liberty Blvd.
7 Independence Ave.
7 Independence Ave.
9 Ardmore Ave.
9 Ardmore Ave.
20 Firestone Blvd.
21 Southern Ave.
21 Southern Ave.
21 Southern Ave.
22 Missouri Ave.
' Costs have been adjusted for inflation using the Engineering News Record's Construction Cost Index.
Sources' South Gake Bicycle Transportation Plan, 2C112; ENR CCI.
To Project Type
sharrows
with Sharrows
with Road Diet
with Road Diet
' Road Diet
Road Diet
Type
Colored
Colored
Colored Bike
Bike
Bike
Bike Route with Sharrows
Type B sharrows (Atlantic)
Five Access Improvements
Bike lanes
lanes
B sharrows
Signage Improvements
Bike Lanes
Bicycle Boulevard
Bike lanes
Sharrows
Bike lanes
Sharrows
Colored Bike Lanes
Bike path improvements
Widen Bike Lanes, Add Buffers
Bike Lanes
Bicycle Boulevard
Mileage Cost (2025)'
0.5 $
0.5 0.7
1 .3
1 .3
0.2 1 .8
1 .8
1 .2
1 1.4
67,266
33,633
21 ,824
97,909
382,667
56,802
547,094
544,104
108,522
29,298
107,625
224,219
149,479
26,159
28,401
25,262
37,370
487,302
56,802
22,721
56,055
22,422
937,234
3 ,243,698
66,369
4 6,339
636,781
tg
115
City of South Gate Development Impact Fee Nexus Study Update Table 3.6: Other Proposed Bikeways Continued
No. BikewayName Street From To ProjectType Mileage Cost (2025)' 23 Tweedy Blvd.
24 Sequoia Dr./Michigan Ave.
24 Sequoia Dr./Michigan Ave.
25 Gardendale St.
25 Gardendale St.
25 Gardendale St.
26 Monroe Ave.
27 Main St.
27 Main St.
28 Century Blvd.
28 Century Blvd.
29 Hollydale Park Paths
30 Tweedy Blvd.
Total
Tweedy Blvd.
Sequoia Dr.
Michigan Ave
Gardendale St.
Gardendale St.
Gardendale St.
Monroe Ave.
Main St.
Main St.
Century Blvd.
Century Blvd.
Tweedy Blvd.
Alameda St.
Stanford Ave.
East of State St. (City Limit)
Los Angeles River
East end of Hollydale Park
Garfield Ave.
Hollydale Park
Pennsylvania Ave.
Garfield Ave.
Los Angeles River
Pennsylvania Ave.
Gardendale St.
Atlantic Ave.
' Costs have been at4justed for inflation using the Engineering News Record's Construction Cost Index.
Sources: South Gate Bicycle Transportation Plan, 2012; ENR CCI.
Atlantic Ave. Colored Bike Lanes with Road Diet
San Jose Ave. Bicycle Boulevard
Wright Rd. Bicycle Boulevard
East end of Hollydali Bicycle Path
Gafield Ave. Sharrows
Eastern City Limit. Buffered bike lanes with road diet Garfield Ave. Bicycle Route with Sharrows
Garfield Ave. Sharrows
Paramount Blvd. Buffered bike lanes
Pennsylvania Ave. Sharrows
Industrial Ave. Buffered bike lanes
Century Blvd.
Los Angeles River
Sign and Maintenance Improvements
Bike Path
804,198
83,708
556,062
179,375
8,969
122,573
7,773
5,082
53,812
8,072
48,431
15,994
523,177
$10,480,583
Table 3.7 presents bicycle projects planned in conjunction with the Los Angeles Metro Southeast Gateway light rail line. The First-Last Mile Bikeway Safety and Access Project will provide enhancements to improve neighborhood connectivity and provide safer, more accessible routes to both current and future transit facilities. The Wheels projects foius on bicycle infrastructure improvements, with the City's estimated contribution to the costs totaling approximately $21.1 million.
20 116
City of South Gate Development Impact Fee Nexus Study Update Table 3.7: Southeast Gateway Line First / Last Mile Plan - Wheels Projects From
Project
ID Location
Firestone Station Wheel Projects
Atlantic Avenue Corridor Bike Lanes
1 B Atlantic Av Patata St
Non-Linear Wheel Proiects
68 Signal Timing Optimization for Streets with FLM Priority Wheel 69 Bicycle and Scooter Parking on Streets with FLM Priority Wheel Gardendale Station Wheel Projects
Gardendale Street/Foster Road Bike Lanes
Total
To
' Costs have been adjusted for inflation using the Engineering News Record's Construction Cost Index.
City of
South
Gate City of South
Share Gate Cost
3,850,733
107,991
I ,441 ,759
14,582
60,412
18,748
23,956
153,113
61 ,453
80,202
942,633
892,637
42,705
49,538
I ,447,384
20% $11,870,715
$ 21,058,562
Sources: Southeast Gateway Line First/Last Mile Plan (2023); ENR CCI.
VPIL'LiPAiNl
117
City of South Gate Development Impact Fee Nexus Study Update Table 3.8: Southeast Gateway Line First / Last Mile Plan - Walk Pro From To Cost(2025)'
Project
10 Project Type
Firestone Station Walk Projects
Atlantic Avenue - Primary
1 High Visibility Crosswalks Atlantic Av
2 Signalized Crossing
3 New or Improved Sidewalk
4 Bus Stop Improvements
5 Curb Ramps
6 Pedestrian/Cyclist Lighting
8 Traffic Calming
9 Signalized Crossing
10 Signalized Crossing
Firestone Boulevard - Primary
12 Bus Stop Improvements
13 HighVisibilityCrosswalks
14 New or Improved '
15 Curb Extension
16 Curb Ramps
4 7 Traffic Calming
4 7A Pedestrian/Cyclist Lighting
17 B Signalized Crossing
18 Wayfinding and Signage
' Costs have been adjusted for inflation using the Engineering News Record's Construction Cost Index.
Sources: Southeast Gateway Line First/ Last Mile Plan (2023); ENR CCI. 63,537
71 ,869
532,249
546,831
89,576
571,829
707,235
367,679
361 ,429
61 ,453
265,604
43,746
674,946
836,391
704,110
166,653
7,291
City of
South
Gate
Share
City of South
Gate Cost
75% $ 47,653
53,902
399,187
410,123
89,576
371 ,689
530,426
367,679
361 ,429
61 ,453
265,604
43,746
674,946
836,391
704,110
166,653
7,291
VWFI!596Nl 22
118
City of South Gate Development Impact Fee Nexus Study Update Table 3.8: Southeast Gateway Line First / Last Mile Plan - Walk Projects Continued Project
From10 ProjectType To
Gardendale Station Walk Projects
Street - Primary (Hollydale Reqional Park To Paramount Boulevard) 2 New or Improved Sidewalk Gardendale St (north si Hollydale Regional 3 High Visibility Crosswalk Gardendale St Hollydale ' 4 Traffic Calming Gardendale St Garfield Av
5 Curb Ramps Gardendale St Hollydale
6 Curb Extension Gardendale St Industrial Av
7 Signalized Crossing Gardendale St Hollydale
' pathways -
7A Signalized Crossing Gardendale St/others
9 Wayfinding Signage Gardendale St
Industrial Avenue - Primary (Gardendale Street To Main Street) 10 Traffic Calming Industrial Av
11 High Visibility Crosswalk Industrial Av
Garfield Avenue - Primary (Imperial Hiqhway To
Sources: Southeast Gateway Line First/Last Mile Plan (2023); ENR CCI.
Cost (2025)'
City of
South
Gate City of South
Share Gate Cost
28,331
23,019
57,287
194,984
68,744
108,324
21 ,092
10,832
204,150
8,333
31,873
174,361
550,268
117,803
86,451
13,332
236,231
83,327
445,277
181 ,235
1 ,409,262
d'Wl!LDAx l 23
119
City of South Gate Development Impact Fee Nexus Study Update Table 3.8: Southeast Gateway Line First/ Last Mile Plan - Walk Projects Continued ' Costs have been adjusted for inflation using the Engineering News Record's Construction Cost Index.
City of
South
Gate
Cost (2025)' Share
City of South
Gate Cost
100% $
100%
100%
100%
100%
100%
i 00%
50%
217,691
170,820
390,594
265,604
35,414
164,570
19,790
58,329
403,874
247,480
24,633
3,437
6,771
178,111
219,982
181235
26,248
85,410
31 ,508
83,327
179,986
68,744
100% 40,622
'100% 449,964
$13,000,517
Sources: Southeast Gateway Line First / Last Mile Plan (2023): ENR CCI. 120
City of South Gate Development Impact Fee Nexus Study Update Fee per Trip Demand Unit
Every impact fee consists of a dollar amount, or the cost of projects that can be funded by a fee, divided by a measure of development. In this case, all fees are first calculated as a cost per trip demand unit. For residential projects, these amounts are then translated into cost per square foot.
For nonresidential land uses, the fees will be charged per trip on a case-by-case basis.
Table 3.9 calculates the cost per trip demand unit by dividing the total project costs attributable to new development by traffic fee category by the total growth in trips calculated in Table 3.2.
The net costs are allocated to new development proportionally to new demand at the planning horizon as calculated in Table 3.2 (13%). to the impact fee ensures that new development will not fund traffic facilities demand. The cost allocated to new de trip demand to calculate the cost per trip.
If impact fees are imposed at the maximum justified of the identified project costs. The City must fund through any funding sources other than impact
Table 3.9: Cost per Trip to Accommod
evelopment's share of trip
a this amount of costs
its proportional share of
divided by the growth in
fund $42.5 million
, $284.2 million,
have overpaid.
Net Proiect Costs
Street Network Capacity Improvements
Capital Improvement Program
Tweedy Blvd Specific Plan
Hollydale Village Specific Plan
Bikeways on Caltrans ROW
Other Bicycle Projects
SE Gateway Line FirsULast Mile Plan - Wheels Projects SE Gateway Line First/Last Mile Plan - Walk Projects Net Project Costs
Allocation to New Development
Transportation Costs Allocated to New Development
Growth in Trip Demand (2025 to 2050)
Cost per Average Daily Trip
96,000,000
107,000,000
12,333,587
14,800,305
52,048,644
10,480,583
21 ,058,562
13,000,517
$ 326,722,198
13.00%
42,473,886
53,269
797
Sources: Tables 3.2 through 3.8.
Fee Schedule
Table 3.10 shows the maximum justified traffic fee schedule, by fee component. The City may charge any amount of traffic facility development impact fees up to the maximum justified amounts. The maximum justified fees are based on the costs per trip shown in Table 3.9. The cost per trip is multiplied by the trip demand factors in Table 3.1 to determine a fee per unit of new development. California Assembly Bill 602 requires that impact fees for residential land uses w,q45y,p,4p 25
3,3 121
City of South Gate Development Impact Fee Nexus Study Update are calculated per square foot. The Fee per average sized dwelling unit is converted into a fee per square foot by dividing the fee per dwelling unit by the assumed average square footage of a dwelling unit.
Table 3.10: Maximum Justified Traffic Facilities Impact Fee Schedule E C + D E / average orE/ j,000
A B
Cost Per TrtP
Average Demand
Land Use Daily Trip Factoi
C=AxB D=CxO.Ol
Admin
Base Fee2 Charge2'
Single Family $ 797 10.09
Multifamily 797 6.89
Smart Growth Residential 5
Single Family
Multifamily
Nonresidential - per 1, 000 Sq. Ft. 6
Commercial $ 797 14.92
Office 797 9.55
Industrial 797 4.61
$ 8,042 $ 80
5,49"l 55
$ 11,891 $ 119
7,611 76
3,674 37
Fee per
Total Fee2 Sq. Ft.4
$ 8,"122 $
5,546
$ 12,010 $ 12.01
7,687 7.69
3,711 3.71
single far?ly and riultifamly
of nonresidential.
and other administrative support and (2)
revenue and cost accounting,
elling unit, and 959 square feet per
per the American Housing Survey.
efficient housing projects.
at a cost of $797 per Average Daily Trip on a case-by- land uses are given as examples for general
The City of South Gate has made a policy decision to charge the nonresidential traffic fees on a per vehicle trip basis for nonresidential land uses. The nonresidential fees shown in Table 3.10 are for typical land uses. To calculate fees for a given nonresidential project, the City must multiply the cost per trip from Table 3.9, by the adjusted trip demand factor trip for that project.
The trip demand factor is calculated by multiplying the adjustment factor from Table 3.1 corresponding with the general land use classification, by the ADT generated by the project to determine the increase in trip demand used to identify the fee.
VWFlL5p4N 26
3'(
122
City of South Gate Development Impact Fee Nexus Study Update For example, the fees for a retail/commercial building generating I,000 ADT would be calculated as follows:
Step 1 : I,000 ADT x O.41 trip rate adjustment factor = 410 trip demand Step 2: 410 trip demand x $797 fee per ADT = $326,770 base fee.
Step 3: Multiply the base fee by 1.01 to determine the total fee including administrative charge.
The total fee including 1 % for fee program administration would be $330,037.
W".:M9,6,';
123
4. Parks and Recreation Facilities
are applied to the park standards per I,000
,000 residents at the current standard. The
the cost to serve a single resident at the
number of residents per dwelling
per unit to determine the
Parks and ' ities in South Gate primarily serve residents. Therefore, demand for services and a facilities is based on the City's residential population. Table 4.1 shows the existing and future projected service population for park facilities. a, :F 35p24,: 28
124
City of South Gate Development Impact Fee Nexus Study Update Table 4.1 : Parks and Recreation Facilities
Service Population
Residents
Census (2020) 92,726
Current (2025)
Growth (2025 to 2050)
92,849
5,292
Total (2050) 98,141
Source: City of South Gate.
Table 4.3 summarizes the City's inventory of special use Facilities including a municipal auditorium, over 9,000 square feet of scout buildings, various recreation and community centers, batting cages and a skate park. To evaluate the City's investment in these assets, the total replacement cost of these facilities is divided by the existing park acres to calculate the City's investment per acre in special use facilities.
29 3"! 125
City of South Gate Development Impact Fee Nexus Study Update Table 4.3: Special Use Facilities Inventory
Name Address
Square
Feet
Replacement Total
Cost Replacement
per Sq. Ft. Cost
Buildings
Goals Main Building
Municipal Auditorium
Girls Club and Rec. Center
Senior Center
Scout Building A
Scout Building B
Scout Building C
Scout Rec. Center 3
Scout Building E
Scout Building F
Scout Building G
Scout Building H
Scout Building I
Sports Complex
Hollydale Resource Center
Hollydale Announcers Booth
Hollydale Checkout Building
Subtotal - Buildings
Contents
Goals Main Building
Municipal Auditorium
Girls Club and Rec
Senior Center
Subtotal -
Other
Skate Park
Batting Cages
Subtotal - Other
4900 Southern Ave.
4900 Southern Ave.
4940 Southern Ave.
4855 Tweedy Blvd.
4800 Tweedy Blvd.
4800 Tweedy Blvd.
4800 Tweedy Blvd.
4800 Tweedy Blvd.
4800 Tweedy Blvd.
4800 Tweedy Blvd.
4800 Tweedy Blvd.
4800 Tweedy Blvd.
4800 Tweedy Blvd.
9520 Hildreth A
1222al Industrial
12221 Industrial
12221 Industrial
4900 Southern Ave.
4900 Southern Ave.
9,733 $
22,980
9,855
5,936
1 ,040
i ,040
870
904
1 ,500
152
316
226
248
187
187
84 199
198
14 $ 1,481,006
7,262,802
2,224,896
1 ,47 4,233
194,156
194,156
"160,291
179,482
2 96,879
171,580
171,580
"194,156
226,892
48,892
,646
,150
261 ,885
$ 40,876,682
$ 170,451
377,025
172,709
103,851
12,417
12,417
10,160
10,160
18,061
9,031
9,031
12,417
12,417
720;185
74,502
4 ,515
5 ,644
$ 1,734,991
$ 647,940
734,859
$ 1,382,799
Total - Special Use Facilities
Improved Park Acres
Special Use Facilities Cost per Acre
$ 43,994,472
177.55
$ 247,786
Sources: City of South Gate FY2022-23 Insured Property Schedule Statement of Value Table 4.2, Willdan Financial Services.
VWF1§,2,:Nl
3F) 126
CityofSouth Gate Development Impact Fee Nexus Study Update Parkland and Park Facilities Unit Costs
Table 4.4 displays the unit costs necessary to develop parkland in South Gate. The cost of improving an acre of community and neighborhood parkland with standard park improvements is based on the City's recent experience improving Hollydale Community Park and Circle Park. The assumed cost of land acquisition of $2,868,900 per acre is based on non-industrial land sales comparisons in South Gate from the previous five years, as reported by CoStar Group and is used consistently through this report to value land acquisition for each impact fee category. In total, this analysis assumes that it costs $4,389,386 to acquire and develop an acre of parkland in South Gate.
Table 4.4: Parks and
Unit Costs
Mitigation Fee A
between new
parks and recreation facilities. The most common
s demand for parks is the ratio of park acres per
be based on the Mitigation Fee Act (using a city's
facilities), or an adopted policy standard contained in a . Facility standards may also be based on a land dedication imby Act.a In this case, the City will use the Mitigation Fee Act to fees for development not occurring in subdivisions and will The Mitigation Fee Act does not dictate use of a particular type or level of facility standard for public facilities fees. To comply with the findings required under the law, facility standards must not burden new development with any cost associated with facility deficiencies attributable to 3 California Government Code §66477.
31 3") 127
City of South Gate Development Impact Fee Nexus Study Update existing development." In this case, the fees will be set to maintain the City's existing parkland standard of acres per 1000 residents.
Quimby Act
The Quimby Act specifies that the dedication requirement must be a minimum of 3.O acres and a maximum of 5.0 acres per I,000 residents. A jurisdiction can require residential developers to dedicate above the three-acre minimum if the jurisdiction's existing park standard at the time it adopted its Quimby Act ordinance justifies the higher level (up to five acres per I,000 residents).
The standard used must also conform to the jurisdiction's adopted general or specific plan standards.
The Quimby Act only applies to land subdivisions. The Quimby Act development on future approved projects on single parcels, such other multifamily development.
not apply to residentia)
complexes and
fee is calculated to Fund
The Quimby Act allows use of in-lieu fee
Allowable uses of this revenue include land
existing parks.
facility purpose.
rehabilitation of
per 1,000 residents. The City
residents, which is less than the
impact fee analysis in this report
resident standard as new
of land dedication for
acres or developed parkland
Sources: Tables 4.1 and 4.2.
4 See the Benefit Relationship and Burden Relationship findings in chapter 8. 32 't0 128
City ofSouth Gate Development Impact Fee Nexus Study Update Facilities Needed to Accommodate New Development
Table 4.6 shows the parkland needed to accommodate new development at the existing standard and Quimby standard. Development occurring in subdivisions is subject to the Quimby Act, and the fees in-lieu of dedication are calculated per the prescribed Quimby standard, which is the ratio of parkland to residents as of the last Federal Census. Quimby fee revenue can be used to acquire parkland, and to rehabilitate parks serving the subdivision that paid the in-lieu fees.
Development occurring in subdivisions is also subject to the Mitigation Fee Act fee for park improvements, calculated at the existing facility standard. If all residential development in the City was subject to the Quimby Act, then the fees would generate $60.9 million through the planning horizon.
Residential development not occurring in subdivisions would be fee for land acquisition and a Mitigation Fee Act fee for park a existing facility standard. If all residential development in the then the fees would generate $44.4 million through the the Mitigation Fee Act
and calculated at the
subject to the Quimby Act,
is unknown at this
may be incurred
serve as
New
Calculation Parkland Improvements Total Range'
Parkland (Quimby Act), Improvements (Mitiqation Fee Act)" Facility Standard (acres/1000 capita) A 3.00 1.91
Service Population Growth (2025 to 2050) s 5,292 5,292 Facility Needs (acres) c = A X B/1000 15.88 10.14
AverageUnitCost(peracre) o $ 2,868,900 $ 1,520,486
T Otal COSt Of FaCilitieS E = C X D $ 45,558,000 $ 15,372,000 Parkland and Improvements - Mitigation Fee ActJ
FacilityStandard (acres/1,000capita) A 1.91 1.91
Service Population Growth (2025 to 2050) B 5,292 5,292 $ 60,930,000
Facility Needs (acres) c = A X siiooo 4 0.11 10.11 AverageUnitCost(peracre) o $ 2,868,900 $ 1,520,486
TotalCostofFacilities E=CXD $ 29,005,000 $ 15,372,000 $ 44,377,000 Note: Totals have been rounded to the thousands
Values in this column show the range of the cost of parkland acquisition and development should all development be either subject to the Quimby Act, or to the Mitigation Fee Act, respectively.
Cost of parkland to serve new development shown if all development is subject to the Quimby Act (Subdivisions of 50 units or more). Parkland charged at 3.O acres per 1,000 residents: improvements charged at the existing standard.
Cost of parkland to serve new development shown if all development is subject to the Mitigation Fee Act. Parkland and improvements are charged at the existing standard.
Sources: Tables 4.1, 4.4 and 4.5.
33 129
City ofSouth Gate Development Impact Fee Nexus Study Update Parks and Recreation Facilities Cost per Capita
Table 4.7 shows the cost per capita of providing new parks and recreation facilities at the existing facility standard, and at the Quimby standard. The cost per capita is shown separately for land and improvements.
A development project pays either the Quimby Act Fee in-lieu of land dedication, or the Mitigation Fee Act Fee for land acquisition, not both. All development projects pay both Mitigation Fee Act fees for park improvements.
Table 4.7: Park Facilities Investment Per Capita
Land Improvements
Calculation Quimby Fee OR Impact Fee i AND Impact Fee Parkland Investment (per acre) A
Existing Standard (acres per 1,000 capita) B
Total Cost Per 1,000 capita c = A x s
Cost Per Resident o = c t q,ooo
$ 2,868,900 $ 2,868,900
3.00 1.91
$ 8,606,700 $ 5,479,600
$ 8,607 $ 5,480
$ 1,520,486
1.91 i $ 2,904,100
' $ 2,904
Sources: Tables 4.4 and 4.5.
to purchase parkland and
facilities that serves new
facilities and intensify usage
parks and recreation facilities is determined
acquisition and improvement. These cost factors (shown in on the unit cost estimates and facility standards. California fees for residential land uses are calculated per square unit is converted into a fee per square foot by dividing umed average square footage of a dwelling unit.
justified parks and recreation fees based on the Quimby Act a park standards under the Mitigation Fee Act, respectively. up to this maximum.
VWFI!%p4Nl 34
!2 130
City of South Gate Development Impact Fee Nexus Study Update Table 4.8: Maximum Justified Park and Recreation Facilities Fee Schedule
F=E/
E = C + D Average
Fee per
Total Fee Sq. Ft.2
A B
Cost Per
Land Use Capita Density
C=AxB D=CxO.Ol
Admin
Base Fee Costsl
Subdivisions - Quimbv Fees In Lieu of Decication
Single Family $11,511 3.57
Multifamily 11511 2.75
Infill - Mitigation Fee Act
$ 41,094 $ 411
31,655 317
Single Family $ 8,384 3.57
Multifamily 8,384 2.75
$ 29,931 $ 299
23,056 231
$ 41 ,505 $ 21 .83
31,972 33.34
' Administrative costs of I.O percent for (1 ) legal, acccunting, and fee program administrative costs including revenue collection, reporting, and fee justification analyses.
"Assumes an average of 1,901 square feet per single dwelling unit in the State of California per the 2023 American Sources: Tables 2.2 and 4.7, Willdan Financial Services. $ 30,230
23,287
'e
cost accounting,
$15.90
24.28 VWFlL5p4N
%3 131
5. Public Safety Facilities
The purpose of the public safety impact fee is to fund the public safety facilities needed to serve new development. A maximum justified fee schedule is presented based on the planned facilities standard of public safety facilities per capita. The essential nexus for this facility category is between the demand for new public safety protection facilities from the projected increase in service population and the additional public safety protection facilities needed to meet those service demands. The fees are roughly proportional to demand because they ensure that new development will pay no more than its proportionate share of the identified planned facilities needed to serve the City through the planning horizon, and the scaled based on the number of residents occupying a new dwelling unit, or the n of jobs associated with nonresidential land uses. Fees implemented at the maximum a rates would fully Fund the planned facilities and allow the City to maximize use of other for other purposes.
Nexus Analysis
Public safety facility fees are calculated as followsa terms of a
generated by the
the City are inventoried and
of existing facilities
demand and existing
cost
and
by the total service
the cost per capita
number of residents per dwelling unit
dwelling cost per worker is multiplied by the number feet of nonresidential land uses to determine the fee per ' building space.
divided by the average square footage per unit to
square foot. The fee per 1,000 square feet of nonresidential ,000 to determine the fee per square foot.
Service
Public safety facilities used to provide services to both residents and businesses. The service population used to determine the demand for public safety facilities includes both residents and workers. Table 5.1 shows the current public safety facilities service population and the estimated service population at the planning horizon of 2050.
To calculate service population for public safety protection facilities, residents are weighted at 100. A worker is weighted at 1.25 of one resident to reflect the higher per capita need for public safety services associated with businesses. The worker weighting factor is based on an analysis of call data response by land use type, which indicated varying levels of demand for public safety protection services between residential and nonresidential land uses. A detailed analysis of call data is presented in the appendix, in Appendix Table A.2. 36 132
City of South Gate Development Impact Fee Nexus Study Update Table 5.1: Public Safety Facilities Service Population A B
Weighting
Persons Factor'
Existing (2025) 92,849 1.00
New Development 5,292 I.OO
Total (2050) 98,141
Existing (2025) 18,424 1.19
New Development 6,076 L19
Total (2050) 24,500
Combined Residents and Weighted Workers
Existing (2025)
New Development
Total (2050)
AxB=C
Service
Population
92,849
5,292
98,141
21,925
7,230
29,155
114,774
12,522
127,296
' Workers are weighted at 1.19 of residents based on an analysis of calls for service from 2023 to 2025.
Sources: Table 2.1 and Appendix Table A.2, Willdan Financial Services.
Facility Inventories and Standards
This section describes the City's public safety facility inventory and facility standards.
Existing Inventory
Table 5.2 summarizes the City's current inventory of land, buildings and contents. Public safety protection services are provided from the police station located at 8620 California Avenue. The assumed cost of land acquisition of $2,868,900 per acre is based on non-industrial land sales comparisons from the previous five years, as reported by CoStar and is used consistently through this report to value land acquisition for each impact fee category. The replacement costs for buildings and contents were provided by the City for use in this analysis.
N, WFI!5p4N 37
'1"5"133
City of South Gate Development Impact Fee Nexus Study Update Table 5.2: Existing Public Safety Facilities Inventory Address
Replacement
Quantity Units UnitCost Cost
Land (Acres)
Police Station 8620 California Ave 1.50 acres $ 2,868,900 $ 4,303,350 Buildinqs (square feet)
Police Station
Police Wellness Center
Subtotal - Buildings
8620 California Ave
8620 California Ave
Contents
Police Station
Police Wellness Center
Subtotal - Contents
Planned Facilities
Table 5.3 outlines the public safety resources and equipment needed to 2050, ensuring ongoing effective operations and community safety investment for these resources is approximately $1.5 million.
Table 5.3: Planned Public Safety Facilities
the City through
total projected
Cost
Station Equipment $ 305,908
IT Equipment and Upgrades 208,870
DispatchEquipment 8,013
Technology 184,864
Telephone and Communications 190,680
OfficerSafetyEquipment 44,800
Info Systems Allocations 546,899
Weapons (lethal /less lethal) 32,088
Total $1,522,122
Source: City of South Gate.
38 134
City of South Gate Development Impact Fee Nexus Study Update Cost Allocation
Existing Level of Service
Table 5.4 expresses the City's current public safety facilities level of service expressed as an existing cost per capita. This value is calculated by dividing the total existing facilities cost by the current service population. This cost per capita is not used in the fee calculation, rather it is shown here for informational purposes only.
Table 5.4: Public Safety Facilities Existing Level of Service
Value of Existing Facilities
Existing Service Population
$12,202,456
114 774
Cost per Capita 106
Facility Standard per Resident
Facility Standard per Workei
106
126
' Cost per capita multiplied by the worker weighting'factor.
Sources: Tables 5.1 and 5.2.
Future Level of Service
Table 5.5 shows new development's projected per capita investment in public safety facilities at the planning horizon. This level of service drives the fee calculation. This value is calculated by dividing cost of existing and plannea facilities by thea'service population at the planning horizon.
Table 5.5: Public Safety Facilities System
Standard
Value
Value of
Total
Future Service
$ "12,202,456
I 522122
$13,724,578
127,296
Cost per Capita 108
Cost Allocation per Resident
Cost Allocation per Worker'
' Cost per capita multiplied by the worker weighting factor.
Sources: Tables 5.1, 5.2 and 5.3.
M- \\-l-L:-Li I 39
'11 135
City of South Gate Development Impact Fee Nexus Study Update Use of Fee Revenue
The City can use public safety facilities fee revenues for the construction or purchase of buildings, land, vehicles, and public safety equipment that are part of the system of public safety facilities serving new development. A list of planned facilities funded by the fee is displayed in Table 5.3.
Table 5.6 shows the projected fee revenue and the non-fee funding required.
Table 5.6: Revenue Projection - System Standard
Cost per Capita $ 4 08
Growth in Service Population (2025 to Buildout) 12,522 Fee Revenue $1 ,352,414
Net Cost of Planned Facilities 1,522,122
Non-Fee Funding Required $ 169,708
Sources: Tables 5.1 5.3 and 5.5.
Fee Schedule
Table 5.7 shows the maximum justified public safety facilities fee schedule. The City may charge any amount up to this maximum. The decision regarding the amount of development impact fees to be charged and the potential use of other funding sources is a policy matter to be determined by the City. The cost per capita is converted to a fee per unit of new development based on dwelling unit and employment densities (persons per dwelling unit or employees per I,000 square feet of nonresidential building space). California Assembly Bill 602 requires that impact fees for residential land uses are calculated per square Foot. The fee per dwelling unit is converted into a fee per square foot by dividing the fee per dwelling unit by the assumed average square footage of a dwelling unit.
40 136
City of South Gate Development Impact Fee Nexus Study Update Table 5.7: Maximum Justified Publac Safety Facilities Fee Schedule AB
Cost Per
Land use Capita Density
C=AxB D=CxO.Ol
Admin
Base Fee' Charge'2
5_=(;* F'-E/Average
Fee per
Total Fee Sq. Ft.3
Residential
Single Family $ I 08 3.57
Multifamily 108 2.75
Nonresidential - per 1,000 Sq. Ft.
Commercial $ 129 2.09
Office 129 2.28
Industrial 429 0.68
$ 386 $ 4
297 3
$ 270 $ 3
294 3
88 I
$ 390 $ 0.21
300 0.31
$ 273 $ 0.27
297 0.30
89 0.09
' Fee per average sized dwelling unit or per 1,000 square feet of nonresidential building space. a Administrative charge of 1.0 percent for (1 ) legal, accounting, and other administrative suppork and (2) impact fee program administrative costs including revenue collection, revenue and cost accounting, mandated public reporting, and fee justification analyses.
' Assumes an average of 1,901 square feet per single family dwelling unit and 959 square feet per multifamily dwelling unit in the State of California per the 2024 American Housing Survey.
Sources: Tables 2.2 and 5.5.
VWFIL5p4N 41
137
6. AB 602 Requirements
On January 1, 2022, new requirements went into effect for California jurisdictions implementing impact fees. Among other changes, AB 602 added Section 66016.5 to the Government Code, which set guidelines for impact fee nexus studies. Four key requirements from that section which concern the nexus study are reproduced here:
660'l6.5. (a) (2) When applicable, the nexus study shall identify the existing level of service for each public facility, identify the proposed new level of service, and include an explanation of why the new level of service is appropriate.
66016.5. (a) (4) If a nexus study supports the increase of an review the assumptions of the nexus study supporting the a fees collected under the original fee.
66016.5. (a) (5) A nexus study adopted after July 1, housing development project proportionately to the
development. A local agency that imposes a fee
proposed units of the development shall be
reasonable relationship between the fee
, the local agency shall
and evaluate the amount of
a fee imposed on a
units of the
footage of the
to establish a
of the nexus
66016.5.
calculated using the existing standard
facilities at the existing level of service.
park acres per 1,000 residents and the
is shown in the Chapter 4.
is driven by a list of capacity expanding improvements traditional level of service approach. Typically, traffic on e capacity on the roadway network with intersection y widening projects to accommodate more vehicular traffic. In network is constrained, and the improvements seek to add itional improvements such as transit, complete streets, improvements, which are not quantified using roadway LOS metrics. As development is only being asked to fund its proportional share of these a , as the improvements will benefit existing and new development.
The future proposed projects for the traffic facilities fees were identified in the various planning documents cited in Chapter 3.
3. For the public safety facilities fees, which are calculated under the system facilities standard methodology, the Fees represent an increase in the level of service. The increased level of service is required to fund new development's fair share of facilities identified as necessary to serve the City by the Police Department. New development will not fund the entirety of the increase in level of service, rather, it will fund a share of the increased level of service represented by the planned facilities. The City will have to fund existing development's share of the increased level of service through any other funding V, :L,L24(,;: I 42
5o 138
CityofSouth Gate Devejopment Impact Fee Nexus Study Update source. Chapter 5 shows the existing level of service and future level of service in terms of facility investment per capita.
66016.5. (a) (4) - Review of Original Fee Assumptions Willdan extensively reviewed the City's prior impact fee study while conducting this fee analysis.
This study differs from the 2008 study in several ways:
1. The 2008 study calculated traffic impact fees only. The two other fees in this current study, parks and public safety facilities, are newly implemented.
2. This study uses a planning horizon of 2050, while the 2008 study used a planning horizon or 2030.
Table 6.2 displays an accounting of annual revenue collected over the last five fiscal years for the impact fees included in this analysis.
M :.,l-'i-Li 43
139
City ofSouth Gate Development Impact Fee Nexus Study Update Table 6.2: Annual Collected Impact
Fee Revenue
Fiscal Year
2023-2024
2022-2023
2021-2022
2020-2021
1999-2020
Total
Road Mitigation
Special Revenue Fund
110,860
620,927
27,860
2,106,536
m-:!5p,94(1 44
140
7. Implementation
Impact Fee Program Adoption Process
Impact fee program adoption procedures are found in the California Government Code section 66016. Adoption of an impact fee program requires the Board of Supervisors to follow certain procedures including holding a public meeting. The public hearing to adopt the nexus study must be noticed with a 30-day notice period. A 14-day mailed public notice is required for those registering for such notification. Data, such as this impact fee be made available at least 10 days prior to the public meeting. Legal counsel for ity may note any other procedural requirements or provide advice regarding a enabling ordinance and resolution. After adoption there is a mandatory 60-day a a before the fees go into effect.
for inflation.
fully fund
Cost Index (CCCI)
There is
impact fee
findings with
requirements,
anticipated to
approximate dates ich
appropriate account or fund.""
updates to ensure that fee
City will also need to conduct
(such as this study) when
available. Per Government
eight years, effective January
requirements of the Mitigation Fee
and 66001 (d) and summarized below in Table
combination of public fees and other revenues, identification revenues is essential. Identification of the timing of alities is also important.
fee revenue must be spent. However, if the City is accruing development's share of a project, then it must make certain impact fee Fund balances afier five years. Among other requires the City to "Identify all sources and amounts of funding in incomplete improvements," and to "Designate the
supplemental funding is expected to be deposited into the The City can substitute similar projects and update costs for projects funded by the fee. It should document any changes to the project list and costs in the annual report, and in the annual changes to the CIP.
5 California Government Code § 660 €)1(d).
M1'73:,j-,24,(1 45
'53 141
City of South Gate Development Impact Fee Nexus Study Update Table 7.1: Mitigation Fee Act - Annual and Five-year Administrative Requirements CA Gov't Code
Section Timing ReportingRequirements'
Recommended
Fee Adjustment
66001 .(d)
66006. (b)
The fifth fiscal year following the
first deposit into the account or
fund, and every five years
thereafter
Within 180 days afker the last
of each fiscal year
Comprehensive
Update
Inflationary
Adjustment
Edited for brevity. Refer to the government code for full description Sources: California Government Code §66001 and %6006.
V;l!%pANl
142
City ofSouth Gate Development Impact Fee Nexus Study Update Programming Revenues and Projects with the CIP
The City maintains a Capital Improvements Program (CIP) to adequately plan for future infrastructure needs. The CIP should also identify fee revenue with specific projects. The use of the CIP in this manner documents a reasonable relationship between new development and the use of those revenues.
The City may decide to alter the scope of the planned projects or to substitute new projects, as long as those new projects continue to represent an expansion of facilities. If the total cost of facilities varies from the total cost used as a basis for the fees, the City should consider revising the fees accordingly.
For the five-year planning period of the fee program, the City should consider allocating fund balances and projected fee revenue to specific projects. Funds can be held in a account for longer than five years, if necessary, to collect sufficient monies to complete a existing
project
project.
47 '5'5- 143
8. Mitigation Fee Act Findings
Public facilities fees are one-time fees typically paid when a building permit is issued and imposed on development projects by local agencies responsible for regulating land use (cities and counties). To guide the widespread imposition of public facilities fees the State Legislature adopted the Mitigation Fee Act (the Act) with Assembly Bill 1600 in 1987 and subsequent amendments. The Act, contained in California Government Code Sections 66000 through 66025, establishes requirements on local agencies for the imposition and administration of fee programs.
The Act requires local agencies to document five findings when adopting a fee.
The Mitigation Fee Act findings required to implement impact fees essential nexus between new development and a fee to fund development. The term essential nexus refers to the a the need for facilities (and corresponding impact fees) to also require that this study demonstrates rough
amount of the exaction must roughly correspond
resulting from the proposed development project. T from new development, this study First allocates
allocation methods described in the
development based on the demand
ia demonstrate the
needed to serve that
new development and
The findings
meaning that the
the government,
are proportional to
using the
of new
The five statutory findings required for adoption of report are presented in this chapter supported
statutory references are to the Act.
Purpose of
fees documented in
by the preceding chapters.
Development im
existing service
purpose of the fees
for capital improveme
by enabli '
u
that new development will not burden the
required to accommodate growth. The
a funding source from new development
fees advance a legitimate City interest
new development.
fees will be put. If the use is financing facilities, the . That identification may, but need not, be made by improvement plan as specified in §65403 or §66002, may be general or specific plan requirements, or may be made in other that identify the facilities for which the fees are charged Fees proposed in this report, if enacted by the City, would be used to fund expanded facilities to serve new development. Facilities funded by these fees are designated to be located within the City's boundaries. Fees addressed in this report have been identified by the City to be restricted to funding the following facility categories: traffic, parks and recreation, and public safety facilities.
Benefit Relationship
Determine the reasonable relationship between the fees' use and the type of development project on which the fees are imposed (§66001 (a)(3) of the Act).
Jqi5Hp4> 48
144
City of South Gate Development Impact Fee Nexus Study Update The City will restrict fee revenue to the acquisition of land, construction of infrastructure, facilities and buildings, and purchase of related equipment, furnishings, vehicles, and services used to serve new development. Facilities funded by the fees are expected to provide a citywide network of facilities accessible to the additional residents and workers associated with new development.
Under the Act, fees are not intended to fund planned facilities needed to correct existing deficiencies. Thus, a reasonable relationship can be shown between the use of fee revenue and the new development residential and non-residential use classifications that will pay the fees.
Burden Relationship
Determine the reasonabje relationship between the need for the public facilities and the types of development on which the fees are imposed ( a)(4) of the Act).
Facilities need is based on a facility standard that represents development for those facilities. For each facility category, facility standard that can be applied across land use types the type of development. For most facility categories a based upon the number of residents associated with workers associated with non-residential
one worker is weighted differently
demand between residential and
For traffic related facilities demand standards are of new development.
generated by new
measured by a single
le relationship to
are calculated
and the number of
capita standard,
relative use
categories
determine if planned facilities will
ang deficiencies. This approach
of planned facilities, and
of facilities associated with
Chapter 2, Facility
service population
facility category
Projections, provides a description
. Facility standards are described
of how
in each
Propo
reasonable relationship between the fees amount and the ' of the facilities attributable to the development on which of the Act).
The a fee for a specific new development project
and the attributable to that project is based on the estimated new development g will accommodate. Fees for a specific project are based on the project's size. nt projects can result in a higher service population resulting in higher fee smaller projects in the same land use classification. Thus, the fees ensure a reasonable a ip between a specific new development project and the cost of the facilities attributable to that project.
For the traffic facilities fees, the fees scale based on the amount of trip demand generated by each land uses. Uses that generate more demand pay proportionally higher fees than those that generate less demand. See the Trip Demand section of Chapter 3 for further explanation.
See Chapter 2, Growth Projections, or the Service Population sections in each facility category chapter for a description of how service populations or other factors are determined for different types of land uses. See the Fee Schedule section of each facility category chapter for a presentation of the proposed facilities fees.
49 '5a7
145
Appendix
Table 4.1 presents a list of potential park projects, located within the City of South Gate, referred to in the Los Angeles River Master Plan and in plans by other local planning organizations.
Depending upon the range of fees collected, future parks projects could be chosen from this table. The City will annually identi$ planned projects in the CIP.
Table A.1 : Potential Park Projects Referenced in the Los Angeles River Master Plan Project Name Also Referenced In Location
WestSantaAnaBranch GatewayCitiesStrategic PacificElectricrailrightofway Bikeway Transportation Plan
Upper Multiuse Lower Los Angeles River LA River/Firestone Blvd.Easement/Atlantic Blvd Revitalization Plan (LLARP) Cudahy River Park LLARP Patata St.
U.P.R.R. Spur Line LLARP
Firestone Blvd LLARP
South Gate Orchard LLARP, Trust for Public Lands,
Rivers/Mountains Conservancy
Parque Dos Rios
Ardmore Ave.
Gafield Ave.
LA River/Imperial Hwy/Firestone
Blvd
LA River/Imperial Hwy.
Rio Hondo Confluence LLARP, LA Coumy Public Works LA River/Imperial Hwy. -710 Corridor Bike Path L,A Metro East LA Corridor LA River/Imperial Hwy./Garfield Project Mobility Investment Plan Ave.
long Beac" Fwy & LLARP ' Miller Way
Southern Pacific RR '
Firestone Blvd ' . LA River south of Firestone
Tweedy Blvd'. & Burtis St Tweedy Blvd./Burtis st./ River Rigl3t BlumontRd(Multaiuse LLARP BlumontRd
bridge)
Gardendale St at
HollydalePark GardendaleSt./HollydalePark
Source: Los Angeles River Plan, 2022.
mX'lLi,4'PAiNl 50
146
City of South Gate Development Impact Fee Nexus Study Update Table 4.2: Public Safety Facilities Worker
Weighting Factor
CallS far Population or Calls per
Category Service' Employees Capita
Residential 6,439 92,849 0.07
Nonresidential 1,518 18,424 0.08
Other2 1,386
Worker Weighting Factor3 1.19
aWF I LLDAN
5"'l 147
Table 1: Development Impact Fee Examples
tti
Average
Daily
Trip
Demand Total Feeper Public
Land Use (ITE Land Use Code) Factor Sq. Ft. Unit Traffic Fees Unit Traffic Fee Parks Safety Water Sewer Total Fee Warehousing (150)
MaximumJustifiedFees 2.26 100,000 $ 797 AwrageDailyTrips $1,801,220 $ - $ 9,000 $61,658 $ 52 CurrentFees N/A 100,000 3 Sq. Ft 300,000 - 61,658 52 High-Cube Parcel Hub Warehouse (156)
MaximumJustifiedFees 7.95 100,000 $ 797 AwrageDailyTrips $6,336,150 $ - $ 9,000 $61,658 $ 52 CurrentFees N/A 100,000 3 Sq. Ft 300,000 - 61,658 52 Fast Food with Drive-Through Window (934)
MaximumJustifiedFees '183.73 2,000 $ 797 AwrageDailyTrips $2,928,656 $ - $ 540 $19,:319 $ 52 CurrentFees N/A 2,000 9 Sq.Ft 18,000 - '19,319 52
100 Unit Apartment Building (220)
Maximum Justified Fees 6.89 100,000 $ 5.78 Sq. Ft $ 578,000 $2,428,000 $31,000 $61,658 $5,200 Current Fees N/A 100,000 2,492 Dwelling Llnit 249,200 - 61,658 5,200 Adding Square Feet to Existing Residential
Maximum Justified Fees $ -
Current Fees
$1,871,930
361,710
$6,406,860
361,710
$2,948,567
37,371
$3,103,858
316,058
148
Attachment C
Agenda Bill 05/12/26
Figure 1 - Single Family Prototype
$60,000
$50,000
$40,000
$30,000
$20,000
$10,000
Cerritos ParamountSouthGate Compton Whittier
(Current)
Monterey Cudahy
Park
Bell South Gate
Gardens (Maximum
Justified)
Figure 2: 18 Unit Apartment Building
S700,000
S600,000
S500,000
S400,000
S300,000
S200,000
SIO0,000
mail
Cerritos Paramount Compton SouthGate Whittier
(Current)
Monterey Cudahy
Park
Bell South Gate
Gardens (Maximum
Justified)
(/l 149
Figure 3: 10,000 Square Feet of Retail/Commercial
S160,000
S140,000
S120,000
SIO0,000
980,000
S60,000
S40,000
S20,000
aaml
Whittier Paramount Cerritos Compton Cudahy Bell
Gardens
Monterey South Gate South Gate
Park (Current) (Maximum
Justified)
Figure 4: - 10,000 Square Feet Office
§120,000
5100,000
S80,000
S60,000
!>40,000
S20,000
S- ffill
Whittier Paramount Cerritos Compton Monterey Cudahy Park
Bell South Gate South Gate
Gardens (Current) (Maximum
Justified)
Figure 5: 100,000 Square Feet Industrial
5500,000
S450,000
S400,000
S350,000
S300,000
S250,000
S200,000
!'150,000
SIO0,000
S50,000
S-
Whittier Cerritos Paramount Compton Monterey Cudahy Park
Bell South Gate South Gate
(iardens (Current) (Maximum
Justified)
!'2= 150
Office of the
South Gate City Clerk Item No. 5
MAY 0 7 7(T)6
FILED
Ciffl of South Gate
\\> q4tm
CITY COUNCIL
AGENDA BI[LL
For the Regular Meeting of: May 12, 2026
Originating Department: Community Developmeq,t
DepartmentDirector: GUffiab PelPetez CifflManager: QX,Ob%rJ?A'AZ ouston SUBJECT: ORDINANCE 2025-04-CC AMENDING TITLE 9 (BUILDINGS), OF THE
SOUTH GATE MUNICIPAL CODE, IN ITS ENTIRETY BY ADOPTING BY REFERENCE THE 2025 EDITION OF THE CALIFORNIA CODES OF REGULATIONS, TITLE 24 AND THE 2024 EDITION OF THE UNIFORM SOLAR, HYDRONICS AND GEOTHERMAL AND THE 2024 EDITION OF SWIMMING POOL,
SPA AND HOT TUB CODES PUBLISHED BY THE INTERNATIONAL ASSOCIATION
OF PLUMBING AND MECHANICAL OFFICIALS
PURPOSE: To adopt new State Building Codes which are mandated for statewide enforcement on July 1, 2026.
RECOMMENDED ACTION: The City Council will consider waiving the reading in full and adopting Ordinance No. 2026-04-CC amending certain chapters and sections of Title 9 (Buildings) of the South Gate Municipal Code by adopting by reference the 2025 California Codes of Regulations, Title 24 ("2025 Building Standards Code") and the 2024 International Association of Plumbing and Mechanical Officials Codes FISCAL IMPACT: It is estimated that the cost for the purchase of the 2025 California Building Standards Code books for the City staff will be $7,000. This amount will be expended from funds included in the FY 2025-2206 Budget (100-602-42-6305 and 100-602-42-6340).
The new State Building Codes have significant changes from previous editions and will require training of Building and Safety Division staff, design professionals and contractors in coming months. Training on the new codes is currently available through a number of professional associations including the International Code Council (ICC), the Intemational Association of Plumbing and Mechanical Officials (IAPMO), the International Association of Electrical Inspectors (IAEI), and the California Building Officials (CALBO).
ANALYSIS: In accordance with state law, the 2025 edition of the California Building Standards Code has been adopted by the State Building Standards Commission and published in the California Code of Regulations, Title 24 ("2025 Building Standards Code"). 1 151
State law mandates that California jurisdictions enforce the 2025 California Building Standards Code, effective July 1, 2026, for all new building constructions in California. While the California Building Standards Cornrnission adopts building code standards to be used statewide, City Council action to adopt these codes at a local level is also part of the code adoption process.
Adoption of these codes by the City allows for the inclusion of administrative provisions and limited amendments to the state codes. State law permits local jurisdictions to make modifications to the state codes that are reasonably necessary because of local conditions provided the City makes express findings that the changes are needed because of climatic, geologic or topographic conditions. The proposed Ordinance contains the adoption of these codes and administrative provisions for the enforcement of the codes. The Ordinance makes findings regarding local geographic, climatic and topographic conditions that make the amendments to the state codes reasonably necessary for building construction in the City.
In accordance with state law, the 2024 edition of the Uniform Swimming Pool, Spa and Hot Tub Code and the 2024 edition of the Uniform Solar, Hydronics and Geothermal Code were adopted by the State Building Standards and published by the International Association of Plumbing and Mechanical Officials.
Administrative provisions of the California Building Codes are adopted and include past amendments carried forward as recornrnended by the City's Building Official. Such amendments include provisions regarding permits, fees, inspections, completion of residential remodeling and Board of Appeals proceedings. The City has not made any amendments to building, residential, plumbing and electrical codes for over twelve years. The sections for the numerical for the proposed ordinance have changed to match the format of the 2025 California Code of Regulations; the context has not changed. A Summary of existing amendments carried forward are provided as Attachment B. Revisions to the California Building Code were made to improve procedures with building permits and inspections as follows:
* Clarification on the expiration of building permits for new struchires from 180 days to 365 days.
* Clarification on the expiration of building permits issued to legalized unpermitted structures (60 days).
* Clarification on concealed work done without required inspection. * Clarification on requirements for the issuance of a certificate of occupancy. * Clarification on the release of utilities.
* Clarification on the process for legalizing unpermitted structures. * Clarification on the process for structures wich cannot be legalized.
BACKGROUND: The State's Building Standards Codes have been subject to a series of major transformations since the 2001 International Code Council (ICC) model codes were introduced.
The 2025 State Codes utilize the most up to date code documents which have been developed through a national code development process. These construction codes include the California Administrative, Building, Residential, Electrical, Plumbing, Mechanical, Energy, Historical Building, Existing Building, Reference standards and Green Building Standards as well as other related codes.
Adoption of Ordinance No. 2026-04-CC incorporates the 2025 Building Standards Codes and the 2024 International Association of Plumbing and Mechanical Officials (IAPMO) codes which will keep the City's building regulations consistent with those of the State. They provide 2 152
minimum standards to safeguard life or limb, health, property and public welfare. The proposed Ordinance is necessary to keep us in compliance with State regulations while allowing the City to properly address special local conditions.
ENVIRONMENTAL ASSESSMENT: Enviroru'nental review is not required under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15060(c)(2) (the activity will not result in a direct or reasonable foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378), Title 14, California Code of Regulations, because adoption of the proposed Ordinances has no potential for resulting in a physical change to the environment, directly or indirectly.
NOTICING REQUIREMENTS: A public hearing notice was published in South Gate Press on April 16, 2026. Information regarding the adoption of the 2025 California Building Code and local training opportunities are available at the Community Development/Building and Safety Division Website.
The new 2025 California Code of Regulations, Title 24 is available for review at California Building Standards Commission website: www.dzs.ca.gov/BSC/Codes. Bilingual public information is currently posted in the Department of Community Development containing important information regarding this upcoming change to construction codes used in the State of California and their effective date. Requests to review the 2025 Edition of the California Code of Regulations are available through the City Clerk's Office.
ATT ACHMENTS: Ordinance No. 2025-04-CC
Siunrnary of South Gate Amendments
Notice of Public Hearing for Proposed Ordinance
Advisories and Code Updates information
3 153
Attachment A
Agenda Bill 05/12/26
ORDINANCE N0. 2026-04-CC
CITY OF SOUTH GATE
LOS ANGELES COUNTY, CALIFORNIA
ORDINANCE AMENDING TITLE 9 (BUIDINGS), OF THE SOUTH GATE
MUNICIPAL CODE, IN ITS ENTIRETY BY ADOPTING BY REFERENCE THE 2025 EDITION OF THE CALIFORNIA CODES OF REGULATIONS, TITLE 24 AND THE 2024 EDITION OF THE UNIFORM SOLAR, HYDRONICS AND GEOTHERMAL AND THE 2024 EDITION OF
SWIMMING POOL, SPA AND HOT TUB CODES PUBLISHED BY THE
INTERNATIONAL ASSOCIATION OF PLUMBING AND MECHANICAL
OFFICIALS
WHEREAS, a duly noticed public hearing concerning this matter was held as required by law on April 28, 2026, and
WHEREAS, in accordance with State law, the 2025 edition of the California Building Standards Code has been adopted by the State Building Standards Commission and published in the California Code of Regulations, Title 24. The new California Building Codes are mandated for statewide enforcement on July 1, 2026, and
WHEREAS, the City may amend the California Building Codes based on local geologic, climatic or topographic conditions. The proposed ordinance adopts the Building Codes prescribed by state law, adopts amendments to those codes based on local conditions and adopts administrative provisions for the enforcement of the California Building Codes. The proposed ordinance adopts findings that local conditions make the changes to the California Building Codes reasonably necessary for building occupancies in the City, and
WHEREAS, State law mandates that California jurisdictions enforce the California Building Standards Code, effective July 1, 2026, for all new building construction in California, and WHEREAS, while the California Building Standards Commission adopts building code standards to be used statewide, City Council action to adopt the codes at a local level is also part of the code adoption process. Adoption by the City allows for the inclusion of administrative provisions and limited amendments to the state codes. State law permits local jurisdictions to make modifications to the state codes that are reasonably necessary because of local conditions provided the City makes express findings that the changes are needed because of climatic, geologic or topographic conditions. The proposed ordinance contains the adoption of the codes, administrative provisions for the enforcement of the codes, and amendments to the codes based on local conditions, and WHEREAS, the City Council may choose not to adopt the Building Codes with local amendments. This would mean that only the State codes could be enforced and the previous local amendments would no longer be enforceable, and
WHEREAS, the new State Building Codes have significant improvements from previous editions and will require training of Building and Safety Division staff, design professionals and contractors in coming months which is currently available through a number of professional associations