Planning Commission - Regular Meeting

Can we get a roll call, please?

Yes.

Commissioner Lopez? Present. Commissioner Cuevas?

Present.

Commissioner Morales? Present. Vice chair Lomeli? Present. And chairperson Medina?

Present.

And we do have a quorum for tonight's meeting.

Thank you so much. Our next item is the pledge of allegiance. Can you please rise? Ready? Begin. I pledge allegiance to the flag of The United States Of America and to the republic for which it stands, Thank you so much. Our next item is corrections to the agenda.

Mr. Chair, members of the Commission, there are no corrections to the agenda for tonight's meeting.

Thank you so much. Our next item is to cover the public comment. Can you help me with the statement?

Yes, Mr. Chair. At this time, the public may address the Planning Commission on any items listed on the agenda, including non agenda items that are within the Planning Commission's subject matter jurisdiction. State law prohibits the Planning Commission from acting or entertaining extended discussion on any topic not listed on the agenda for tonight's meeting. Please show courtesy to others while providing public comments and direct comments to the chairperson. Thank you.

Thank you so much. I'm assuming no comments? No public comment cards. Thank you. Our next item would be any staff communications?

Yes, Mr. Chair, if I may, member of the Commission. We do have a couple staff communications. I just want to provide an update in case you weren't aware, but Montebello has been recognized as the most business friendly city in LA County, which is a huge honor. And it is a testament to the team and really, you know, citywide, all staff's efforts, and really providing the best and highest quality of service to our community and our customers who come through City Hall every day. So we're honored to to be recognized. And I believe this week on Thursday, ABC seven will be doing a piece about recognition. And I believe it will air Thursday at 06:45 a. M. On channel seven.

So if you're available, tune in, and hopefully you're as impressed as we will be. So thank you. Thank you. Thank you. Congratulations.

Thank you

very much. Thank you. Thank you. Thank you. And then last, I just want to, on behalf of the team and our staff, wish everyone a happy holiday.

Alright.

Thank you. Thank you.

Thank

you so much, director Columbia. This is good news.

Great news. It's it's nice

to hear. It's encouraging to hear that the city was, is business friendly. Yeah.

For sure.

Yeah. With that, our next item is gonna be the approval of the Planning Commission minutes from 11/04/2025.

I would like to make a motion to approve the Planning Commission minutes for 11/04/2025.

Thank you. Can you get a second?

I'll second.

Roll call, please. Commissioner Lopez?

Aye.

Commissioner Guavas?

Aye.

Commissioner Morales? Aye. Vice chairperson Lomelli? Aye. Chairperson Medina?

Aye.

Motion passes.

Thank you so much. Well, we're flying to the agenda today. Our next item is to open the public hearing.

Yes, Mr. Chair. Item two on tonight's agenda is a public hearing item, which pertains to a proposed site plan review, zone variance, conditional use permit, and parking management plan for the construction of a new commercial building. And Grace Hayashi will present the staff report on this item. And just for the record, our city attorney is available via telephone if we need to ask any questions. Thank you. Thank you.

Good evening, chair, members of the Planning Commission, and the public. The item before you is a request for a site plan review, zone variance, conditional use permit, and parking management plan to allow a new commercial building with front inside building setback deviations located at vacant Parcel 1 with the associated parcel number 6346003022 and a new surface parking lot to support the commercial uses on the adjacent lot, including five tandem employee spots located on vacant Parcel 2, APN 6346003021 submitted by Robert Liu on behalf of the property owner. As a brief overview on vacant Parcel 1 is the proposed site plan review to construct a new 5,516 square foot one story commercial building containing seven retail and office units and a zone variance to deviate from the side and front setback requirements for buildings within commercial zones. On vacant Parcel 2 is the proposed conditional use permit to propose a new surface parking lot on residentially zoned property intended to serve the employees and customers of the proposed commercial development located on the adjacent vacant parcel. And lastly, a parking management plan to allow five tandem parking spaces designated for employee use only.

Also, since the staff report was originally drafted, a correction has been made to reflect the applicant's addition of landscaping. Therefore, this reduced the proposed commercial building size from 5,814 square feet to 5,516 square feet. And as a result, this will provide an additional parking space beyond the required minimum. So this 300 square foot decrease in the proposed building has also been updated in the resolution. On 09/02/2025, the applicant filed an application for a site plan review, zone variance, conditional use permit, and parking management plan.

And on that same day, staff issued a deemed complete letter to the applicant. The slide before you is an overview of the project site. The proposed project is comprised of two adjacent vacant parcels identified as the 6346003022, which is identified as vacant Parcel 1, and APN 6346003021, which is vacant Parcel 2. The primary development component is the construction of the new 5516 square foot commercial building containing seven individual retail and office units on vacant Parcel 1 highlighted in red. It's measured as 7,013 square feet and situated in the C 1 neighborhood commercial zone.

On that same parcel, a zone variance is also requested to deviate from the side and front setbacks of the proposed building. The Montebello Municipal Code requires a 10 foot front setback and a 15 foot side setback when a building abuts a residential zone. The project proposes a five foot front setback and a zero foot side setback along the southern property line where the building abuts the proposed parking lot as part of this project in the R 1 zone. The proposed project will be subject to a lot merger upon the administrative plan check process and a new address once the building is constructed. On vacant Parcel 2 highlighted in blue, it is approximately a 7,026 square foot property zoned for a single family residential use.

The applicant is requesting approval of a CUP to allow the development of a new surface parking lot to support the commercial uses on the adjacent parcel. The proposed parking lot will provide 15 standard parking stalls and additionally, the five tandem parking spaces designated for employee uses for the southern side of the vacant parcel. In accordance with the Montebello Municipal Code, employee only parking when tandem spaces are assigned to employees of that same business, it will require Planning Commission approval of the parking management plan. The applicant is also proposing a landscaping buffer on the south side of the parking lot adjacent to the residential property to provide a buffer. On vacant parcel one, the immediate surrounding land uses are compatible with the site plan review and zone variants.

It is not anticipated that this specific proposal will have an adverse impact on adjacent or abutting properties. The zoning map further illustrates that to the north, east, and south north, east, and west of the property are commercially zoned properties. And to the south of the subject property is a residentially zoned property that will be the proposed parking lot. On vacant Parcel 2, the immediate surrounding land uses are compatible with the conditional use permit and parking management plan. It is not anticipated that this specific proposal will have an adverse impact on adjacent or abutting properties.

The zoning map further illustrates that to the north and east of the subject property are C1 commercially zoned properties. And to the south and west of the subject property are R1 residentially zoned properties. The subject site will be in compliance with the landscaping requirements pursuant to the Montebello Municipal Code as highlighted in green, including an additional landscape buffer for privacy screening along the southern side of the parcel that will be abutting the single family residential home. The proposed parking lot on vacant Parcel 2 serving the commercial development meets the parking requirements pursuant to the Montebello Municipal Code. The seven proposed units within the commercial building will consist of either office use, retail use, or takeout restaurants with no seating.

And all of these will require one parking space per 400 square feet of building area. So based on the total area of the 5,516 square feet, the project will require a total of 14 spots. And this will be including the standard parking stalls, the ADA parking stalls, as well as the five tandem employee only parking spaces that will be requested through the parking management plan. The applicant also did provide a maneuvering template to show how the the flow of traffic will come in and out. Case numbers, PC 2025002SPR, PC 20250012ZV, PC 20250007CUP, and PC twenty twenty five zero zero one zero PMP are considered a project per the CEQA definition of a project pursuant to the provisions of CEQA section one five three three two.

The project is considered covered by infill development, a class 32 categorical exemption. On 12/04/2025, the public hearing notice was mailed to owners within a 300 foot radius from the exterior boundaries of the subject property. And on that same day, the public hearing notice was published in the Montebello News. Staff recommends that Planning Commission adopt resolution number 11 dash 25 approving the site plan review zone variance conditional use permit and parking management plan with conditions for the construction of a new 5,516 square foot one story commercial building containing seven retail and office units to deviate from the side and front setback requirements for buildings within commercial zones on currently vacant parcel APN 6346003022. In conjunction, the applicant is also seeking approval for a new surface parking lot intended to serve the employees and customers of the proposed commercial units located on the adjacent vacant parcel identified as APN 6346003021.

Additionally, the applicant requests approval to allow five tandem parking spaces designated for employee use and to determine and find that the project is exempt from the CEQA guidelines related to class 32 infill infill development. Thank you. That concludes my presentation. Both myself and the applicant are available for questions.

Thank you so much. Do we have any questions for staff? Maybe not at the moment. Does the applicant wish to say a few words? Or Yes. Let's hear from the applicant.

Good evening, Chair and members of Planning Commission. Thank you for having us tonight. My name is Chuck, Chuck Lau and I'm with Robert Liu, Liu Architects. And again, this is a infill development like staff has mentioned. And we worked very closely with staff for the past couple of months to achieve what we have here today.

It's a fairly straightforward building and we believe that it serves the community and it is consistent with the goals and objectives of the city's general plan, particularly the land use element. And it is also consistent with having all the required or the necessary infrastructures, roads, utility, etcetera, to support this building. So I'm here to answer any question that you may have, and we look forward to a favorable outcome. Thank you very much.

Thank you, Chuck. Appreciate it. Any questions for Chuck?

I have questions. Please go ahead. Thank you. Mister Lau, hi.

Hi. Couple

of questions. Are there tenants that you're already potential tenants that you're already kinda working with? Are there any special interest from people in that business that can potentially be looking to rent tenant space?

Absolutely. Because I don't think we have anything solidify. I mean, we still have to go through and, I guess, solicit and go through an agent and trying to find the right tenants. These are just what we project that it's a good mix for the use. But by all means, if you know anybody that needs you know, an office space or, you know, a retail space, we're here.

I would love to be able to walk there from my home. Excellent. Yes. Yeah. Good point. Okay. My my next question is also in the design process. Have you met some of the neighbors, residential neighbors in particular that are going to be close in close proximity to this development?

I particularly I personally have not. I'm not sure if maybe my colleagues have, But I've walked the site probably twice. And it looks like the commercial development is mostly to the north, I believe. And then also to the that would be east of us. And I think the only thing that's residential, it's to the south obviously.

But for the most part, like I said, this is an infill development. We haven't seen any thing that jumps out at me that, because if I do see there's some sensitive uses nearby like school, churches or things like that, we would certainly note that. But outside of that, I personally have not approached any of the neighbors from a, I guess, design standpoint.

Okay. Thank you. Just curious to see if if there's any concerns, anything that they would like for, you know, your development to be mindful of being that it's gonna be in close proximity to some of the residential houses south of the development. I mean, I see that you do plan to, or maybe it's a city requirement, to put in a landscape buffer to kinda probably reduce the the noise and, you know, the visibility of the business next door to them. And I think that'll help.

And, also, I think putting the employee tandem parking along that side of the development will also kinda help or reduce the amount of noise, you know, from customers or people that come and go, I think that'll be helpful. But just again, curious to see if anybody has, you know, kinda expressed to you that they have any particular concerns.

So far, we have not heard or received any comments or concerns from surrounding neighbors. We're hoping that obviously through the public hearing process with the notification, the mailing that if there were any concerns that they would contact staff or notified us, we'd be more than happy to work with them. But you're right. I mean, having the tandem parking along the South property line along with a landscaping buffer goes a long way in helping to buffer some of the potential effects, particularly noise and things of that sort.

Okay. Thank you. Just curious because maybe this is a question for staff. We don't we didn't receive any emails or letters of concern related to this. Okay.

That's correct. We did not receive any comments.

Got it. Thank you. Thank you, mister Lau. Thank you.

I have a quick question. Yes. So on the site plan, I see that the parking lot of the adjacent parcel, I guess that'd be Northeast, it seems that you have access through car to be able to drive in. Is that also owned by the same property owner?

Yes. The the Northeast parcel is also owned by the the same property owner.

Thank you. Okay. And so if there's any more parking, parking will be directed to the site. Correct? For overflow?

They would have to go through the planning department, and we would need to do some kind of parking agreement. Although it would be the same property owner, so we would just need something in writing if they needed additional parking ever.

Alright. I think that's all my questions for now. Thank you.

Yeah. Thank you. I

have a follow-up on his question. Thank you. Was a good question. I saw that, but I forgot about it. Good question. Thanks. But I do see that the vehicles are gonna have circulation going through this parking lot. That's part of the design. Is it because it's required for the adjacent parking lot?

The Northeast parcel. Correct?

Right.

I think this was just included in the maneuvering template to show that if ever needed, they would have that access. But currently, at the moment, with the 15 parking spots, they do meet the Montebello Municipal Code parking standard, so using that adjacent parcel wouldn't be necessary.

Right. No. I just thought it was part of the circulation from the adjacent parking lot because they're showing the vehicles possibly or potentially being able to kinda circulate.

Yeah. They would be able to to have that circulation.

Okay. Thank you.

I I'm sorry. I have another question. Sure. For the site plan, I'm just wondering, is there any, I know it's a partially neighborhood, residential area, but is there any concerns for security or enhanced kind of sight watching? Because I see there's no, you know, gates included or electric fences to be able to roll out for any cars to come in or not. Is is any of that being considered in terms of allowing access during times where the retail might be closed or anything?

Currently, we're not proposing, at least as far as the owner's concerned. He is not proposing any security fencing and or gate. Given that I believe most of these businesses, I don't believe intend an opening late into the night. So, the back parking lot will be just left open. Hopefully, there won't be a need, if there's any crime element or things of that sort, but for the time being, we are currently not proposing any type of security gate and or fencing at least at the entrance to the building. Thank you.

I have a quick follow-up on to that question. Is there any I I can't really tell from this see how current the street view view is, but is there any, like, privacy fencing to the residential property to the south of the parking lot? Is there any fencing or privacy fencing or anything like that?

They will have to propose landscape buffer. So they'll include the six foot fence and then the landscape buffer with trees and shrubs.

Gotcha. Mhmm. Thank you.

I have one very random question. I know there's currently some trees there. Will those be kept, or are those gonna be removed?

I believe all vegetation will need to be removed on-site. Completely. And then and then, obviously, when the building gets when when the project gets built, then we will provide new landscaping. I believe there's three trees and bunch of shrubs and ground cover that's included. I believe two of those trees are callous or bottle brush. And then there's one, I believe, can't remember what the other tree is. I think it's magnolia if I'm not mistaken. So, yeah. The the old trees would be removed and then replaced with brand new ones.

Okay. Thank you.

Were those street trees or the trees that are inside the property?

Inside the property. Yes. Thank you.

And perhaps this is more of a question for staff, but I know we're we're part of the the variances to provide a reduced front yard, right, because it's adjacent to a residential residentially zoned property. Right? But the reality is that it's gonna be right next to this this parking lot, which will happen.

Yes, correct. This parking lot, although it is R1 residentially zoned, it will be the surface parking lot. And it will require the CUP due to it being residentially zoned and proposing the parking lot.

Understood. Okay. And for this otherwise, what would be the requirement? I think it's 10 foot, you said?

Yes. These the front setback would be 10 feet, and then the side setback adjacent to the residential property would be 15 feet.

Understood. Okay.

Is the 10 foot because it's a j it's also because it's adjacent to a residential lot?

Yes. Correct.

I see. And if it weren't adjacent to a residential lot, what would be the setback the front setback requirement?

It would be five feet.

It would be five feet? Yes. Okay. So the five feet is would be consistent with

The commercial use. Yes. Correct.

Gotcha. As part of the site plan review, will staff also be reviewing the a landscape that landscape buffer, that five foot

Yes.

Landscape buffer?

Yes. The plans will still have to go through the administrative plan check process, so it'll still come to us as a new proposal. We'll review it. It'll go to building fire and then go through the the same steps as any project would.

Gotcha. And I'm assuming the building as it's proposed now meets the height limits for the zone?

Yes. Correct.

I'm looking at the floor plan, and, I see that on each space, there's already a proposed description as in food, food. Like for Space 12, three, there's food. And then Space 4, ice cream. Space 5, shopping. And then spa. And then office on Space 7. Are those already proposed?

I believe I believe the applicant, they tentatively put those in. They all fall under the same parking count. So, I believe I mentioned that, like, office, retail, and food, takeout food, those will be what the the units will be proposed there. So they just tentatively put those in.

So that means that that retail center is open to the possibility of a food place, a spa for that type of traffic in that center, right?

Yes. Okay. Correct.

Any further questions for the applicant or perhaps staff? We've sort of mixed in the two.

One more question. Sure. Is is there a 2nd Floor for this building? Because I see that the elevations, they go up to I think that's 31 feet above finished grade.

No. This is only a one story. Okay.

Yeah. Alright. So it's just a tall roof.

It's a nice high open volume ceilings.

Got it. Okay. Thank you.

I have one last question for mister Lau. Mister Lau, do you know roughly about how many jobs this development will generate?

How many what? I'm sorry.

How many jobs? Oh, that

I couldn't tell you. It really depends on ultimately what the tenant mix will be. So as as one of the commissioner mentioned earlier, this is just a potentially tenant mix. So, it really just depends. And even though even if you know what it is, it's kind of hard to project.

Mean, we can use traffic numbers with ITE engineering numbers, but those are just all speculatory sometimes because having a McDonald's is going to generate a lot more than let's say, some other type of business. So, but I would say probably in the neighborhood of probably about a hundred, hundred and twenty trips per day, maybe based on Sandag numbers and things like that. But like I said, it really depends on what the ultimate tenant mix would be.

Understood. And I noticed that it's next to the hospital. Is it

the Beverly Hospital? Did you change names?

I'm sorry. The Adventist. The Hospital. Adventist White There's also a clinic right next door. Right. Well, is it a possibility that these commercial spaces may be able to support some of the, I don't know, some more higher paying jobs perhaps?

It could. Absolutely. Like I said, it depends on ultimately what the tenant mix going in will be.

Gotcha. Thank you. Any further questions for the applicant or staff? Thank you so much

Thank you.

Mister Lau. Appreciate it. In that case, I will bring it back to the commission for discussion.

Chairperson Medina, we need to open public hearing.

I'm gonna go ahead and open public hearing in case anybody wants to speak. Hearing none. Okay. So I'll close the public hearing and bring it back to the commission. We sort of grilled the applicant and staff. So I don't know if there's any more questions.

I think

the questions were answered, and there's no comments from the Montebello residents. So, you know, now we would have, I think, received an email or a comment. So I think there's clarity.

Yeah, most definitely. And I, for one, I like the idea of this type of building coming in. I think it's poised to fit into the Montebello's business friendly environment. I'm hopeful that it will bring being so close to these medical facilities that perhaps it will bring in these higher paying jobs for Montebello residents or encourage more more Montebello residents to come into Montebello, to turn to Montebello residents. So I, for one, support this this project. And with that, can I entertain a motion to adopt the motion the resolution?

Just the comment a couple of comments before we go there. For me, honestly, coming into this meeting, I was a little, you know, concerned that there was going to be a bit of, you know, concern from the surrounding neighbors, houses in particular. But seeing how the design is being proposed and the buffer for you know, to separate the two spaces, commercial, residential, the parking lot instead of having an intrusive building right next door to a house. The fact that it's a single story, you know, building. I'm feeling a little bit more comfortable with this proposed development, but I don't know if you needed to hear that, but just wanted to let you know that I personally, you know, feel better about it after discussing it with the applicant and and, of course, your comments.

Thank you. Agreed.

So with that, can I entertain a motion?

I'll go ahead and entertain a motion of the site plan review, zone variance, conditional use permit, and parking management plan. Case number PC2025Dash001DashSPR. PCDash2025001212ZB, PC 2025Dash0007DashCUP, and PC 20250010DashPMP associated with the construction of a new commercial building containing seven retail and office units located at vacant lots identified as assessor parcel numbers 6340Six-three-twenty1 and 6340Six-three-twenty2, the project site. With the recommendation, it is recommended that the Planning Commission conducted a public hearing and take the following action. To adopt resolution number eleven-twenty five, approving a site plan review, SPR, zone variance, conditional use permit, and parking management plan associated with the construction of a new 5,814 square foot one story commercial building containing seven retail and office units on two currently vacant parcels identified as assessor parcel numbers 6346Dash003Dash021.

And 6346003022 located in Montebello, California. In accordance with the requirements of the Montebello Municipal Code. And determine and find that the project is exempt from the California Environmental Quality Act, CEQA, pursuant to CEQA guidelines section 15,332 related to infill development projects that are consistent with the city's general plan policies and zoning regulations and pursuant to CEQA guidelines section 15,061 parentheses B parentheses three. Related to CEQA only applying to projects which have the potential for causing a significant effect on the environment.

Can I get a second please? And just a point of clarification. I think staff mentioned this, but it was 5,516 square feet.

Say that. Yeah. If we could change that for the record to the 5,516 square feet.

Thank you so much. Thank you. Can we get a second, please?

I'll second that.

Thank you. Roll call. Thank you.

Commissioner Lopez? Aye. Commissioner Cuevas?

Aye.

Commissioner Morales? Aye. Vice chairperson Lomelli? Abstain. Chairperson Medina?

Aye.

And motion passes. Thank you.

Thank you so much. The looks like that's the only item on the public hearing, so we'll go ahead and close the public hearing. The next item on the agenda would be any planning commission orals.

Nope. There's one. Go first. I know you guys are gonna follow. I'm just kidding. Just wanna thank the planning staff director for your assistance throughout the year for providing great customer service to our developers, our residents. Congratulations, and, you know, thank you. To my fellow commissioners, I think this will probably be the last meeting of the year. So I wanna wish everyone, you know, happy holidays. Merry Christmas. Happy New Year. And we'll look forward to working with you all in the upcoming year. Thank you.

Thank you, Victor. We can always count on you to set the bar. So definitely.

And we're looking forward to next year.

Yeah. Happy holidays, most definitely. Thank you so much to staff and Director Palome.

We're looking forward to next year and what's to come to the city of Montebello to continue growing. Thank

you so much. I'm sorry. Did I cut anybody off? No? No? All right. Our next item would be to adjourn. Thank you so much. Yes. Thanks.

Join it.

Yes. Grace.

You. Thanks for a great