Planning Commission - Regular Meeting

by J's house. You ready?

Okay. Good evening. I would like to call upon the meeting of the planning commission to order at 602. Planning Commission Secretary. May we have a roll call vote? I mean a roll call, please. Certainly. Commissioner Sarno, Commissioner Cervantes, here. Commissioner Flores, present. Vice Chair Yala. Chair Jimenez here. Three out of two. Uh, three present. So, we have a quorum.

Great. I would like to call upon Commissioner Cervantes to please lead us in the pledge of allegiance. your hand over your heart. Begin. I aliance to the flag of the United States of America and to the republic for it stands. One nation under God, indivisible, with liberty and justice for all.

Thank you. Exparte communications. This section is intended to allow all planning commissioners the opportunity to reveal any disclosure regarding site visits or exparte communications about public hearings. Are there any exparte communications? None. None. None. Okay. Right. For the record, I'd like to show that vice chair is here.

Great. Okay. Public comments on non-aggenda and non-public hearing agenda items. At this time, the general public may address the planning commission on both non-aggenda and non-public public public hearing agenda items. Comments relating to public hearing items will be heard during the public hearing. Please be aware that the maximum time allowed for members of the public to speak shall not exceed three minutes per speaker. State law prohibits the planning commission from taking action or entertaining extended discussion on a topic not listed on the agenda. Please show courtesy to others and direct all of your comments to the chairperson. Planning Commission Secretary, do we have any members of the public present that wish to speak today? None.

Okay. I will now close public comment and move on to the next item. Consent calendar. All matters listed under consent calendar are considered to be routine. Any consent item a planning commissioner wishes to discuss should be designated at this time. All other items may be approved in a single motion. For consent items number one, two, three, and four. Is there a motion and a second of approval for these items? A motion. I'll second. Great. Uh moved by Commission Vice Chair Ayala and second by Chair I mean um Commissioner Flores. All in favor?

I'll do a roll call. Oh, roll call vote. Okay. Commissioner Sarno, not here. Commissioner Cervantes, I. Commissioner Flores, I. Vice Chair Yala I chair minutes I passes reserve so ordered. There's a 14-day appeal period. Anyone wishing to appeal these matters. We will now begin with item number five on the agenda. At this time I will open the public hearing at 606. I now call upon planning consultant Kaden Lickens to introduce this item.

Good evening, chair and members of the commission. My name is Kayen Lens, contract assistant plan with city planning and environmental presenting item number five, development plan approval case number 1017 and modification permit 1375. So on January 12th, 2026, the applicant Rick Ramirez, today represented by COO of Rex Crearyy, Joe um submitted this request for improvements at the existing Rex Crearyy facility, addressed 12809 Bush Place. The site is currently zoned M2 heavy manufacturing with an industrial general plan designation. The 3.88 88 acre site is surrounded by heavy industrial use uses and lies south of the South Pacific Railroad uh along the city boundary west of Green Leaf Avenue and east of Santa Fe Springs. The item includes a development plan approval case number 1017 for exterior facility improvements uh including installation of new tanks, process equipment, supporting structures, canopies, and associated site infrastructure as well as foundations for future tanks. The modification permit case number 1375 is to allow partial screening of the proposed equipment. The proposed project does not violate or affect any of the existing improved uh entitlements to the site. A little bit of business background on Rex Crearyy. Uh Rex is a dairy and cultured food processing facility that partners with brands and private labels um to produce a range of products. These products include uh pasteurized milk, cream, yogurt, customized ice cream, and other

dairy alternative products. The c the company has operated in the region since 2005 uh being Rex crearyy. Their parent uh ownership has re operated in the region for close to a hundred years. Rex Creamy became a tenant of Santa Fe Springs in October of 2025. Daily operations at the site will involve receiving raw milk from an insulated tanker tanker trucks, processing into finished products, and packaging for distribution. Rex crearyy distributes to a number of Santa Fe Springs businesses, including but not limited to the Little Lake School District, Melrose Baking, Maggie's Pub, Fuji Food, uh, and a number of other businesses. Waste water is generated through equipment rinsing, line flushing, and facility washdowns. Um, the proposal consists of a new wastewater tank and system that will help manage these flows within regulated limits. to go over de uh the development plan approval. Uh the DPA proposes to construct a one new cooling tower, a new ammonia diffusion tank, a new glycol tank and system, six new storage tanks uh for the milk that will be coming in, a new tanker canopy, new refrigeration equipment within their existing refrigeration room, uh and foundational footings for three future tanks. So to get into the details, um the new cooling tower shown in red, which it's a little bit hard to see, um stands at approximately 24 ft tall and it's adjacent to the existing cooling tower, uh which is and its location will be approximately 33 ft from the northern property line. Adjacent to the east of the new cooling tower is a proposed ammonia diffusion

tank that is shown in the dark green. It's directly north um adjacent to the existing building. The ammonia diffusion tank uh stands at 14 ft tall and the glycol system and glycol storage tank are just east of the ammonia diffusion shown in the light blue uh in which the glycol tank stands at 12 ft tall and 2 in. The ammonia tank and glycol system are also proposed at 33 ft from that northern property line. The new building al cove uh is shown in the hatched purple box. It's proposed to have an angle angled roof that slopes downward from east to west. The lowest point being 10' 7 in and which it'll get taller as it connects to the main building getting up to approximately 14 ft tall. The al cove is proposed off the western side of the existing building in the northwest portion of the site approximately 50 ft from the northern property line and 157 ft from the western property line. Uh what's shown on the screen is kind of an enlarged version of the site plan. Uh so you don't get a full view of those setbacks. Um but it is approximately 202 ft from the southern property line which is the public rideway of Bush Place. The Al Cove is approximately 1,677 ft in size. Surrounding the proposed building al cove are the six proposed storage tanks which are shown in the uh yellow circles as well as the three future footings for future tanks which are shown in the orange circles. Um as part of these six new tanks, there are two 3,500galon tanks, two 10,000galon tanks. Both of those or all four of those stand at 19 ft and 5 in in height. In addition, there are two 20,000galon tanks which stand at 31 feet and two inches. It's uh to note that the

future footings are all capable of holding up to 20,000 gallon tanks. Um those tanks will be applied for under a separate permit and the size of them will be determined at that time. In addition, the applicant proposes a new 378 square foot uh canopy extension over the tanker garages. That's shown in the bottom of that plan uh outlined in pink. The new refrigeration equipment will be in the existing refrigeration room which is shown in the outlined light green. In addition to the uh improvements in that northwest corner, the applicant is proposing a new wastewater treatment system attached to the southeast portion of the existing building. The wastewater treatment tanks will be located within a 1,219 square ft canopy, which is 26 feet tall and 8 26 feet and 8 in in height. Uh set back approximately 51 ft and 10 in from the eastern property line, which you can see in the enlarged site plan and approximately 70 ft from the southern property line, which is the public rideway Bush Place. The wastewater metal canopy on the uh excuse me, the wastewater metal canopy will have openings on the eastern and northern side of the canopy. The south south side of the canopy will be screened from the public rideway on Bush Place. There are three wastewater tanks within the new canopy, each storing 16,500 gallons. Additional concrete paving and curbs are proposed to help secure and access the wastewater facility. The location of all the proposed equipment was thoroughly thought through um and is located in the proposed locations for the following reasons. It maintains compliance with the existing fire access and circulation requirements around the site. It preserves all required parking stalls, minimizes

visual impact from the public rideway along Bush Place, and it locates um the storage and processing infrastructure in the most efficient u manner for their operations. Moving on to the modification permit 1375 uh which is applied for to partially screen the storage tanks. The proposed location of the tanks with the additional building alco provides visual relief from the scale of the structures but due to the height and the location effective and full screening is not feasible. As a result, modification permit 1375 has been requested to address this constraint. Uh the elevations which we will go through show the difference in location and height of the different towers uh as well as showing the screening by the existing and proposed buildings. So shown on this screen here is the northern elevation which would be from the South Union Railroad Pacific Railroad. Um u and that location is shown on that yellow star there on the minor site plan to the left. Next shown is the southern elevation showing the al cove coming off the western portion of the building as mentioned with that angled slope uh in the roof. Due to the irregular lot shape, this perspective that is shown is not visible from the public rideway. Uh it would be visible from adjacent manufacturing properties. Um but this scale of the tanks would not be seen from Bush Place. Uh and that line of sight again is shown uh with the yellow star in the smaller site plan there. Shown here is the western elevation uh which includes the canopy extensions over the tankers shown on the right side

of the screen there. And you can see the proposed tanks uh surrounding the al cove as well as a new cooling tower adjacent to the existing cooling tower. And for reference uh the building the existing building um is shown at that height level in relation to the proposed tanks. Moving on to the wastewater canopy and the elevations. As mentioned, the wastewater canopy will be open on the north and east ends uh but screened on the southern end to allow for efficient access to the system as well as screen the tanks from the public right away. So there on the far right you can see the wall will be put up um it'll be painted to match the existing building with white stucco um and screen from the public rideway along Bush Place. Shown here is the public rideaway line of sight along Bush Place. On the other side, uh, all tanks will be brushed with a stainless steel finish. The new al cove building and wastewater canopy will be constructed with insulated metal wall panels with a white stucco finish to match the existing building. The new cooling tower will be a top a structure with a hot dipped galvanized finish. The tanks will be fully out of light out of the line of sight from Bush Place with an existing and proposed building screening as shown on the screen. parking. Uh the project will modify some of the parking areas due to the addition of the new structures. Currently on site, there are 105 parking stalls. Based on the city's zoning code, the site requires 104 parking stalls. The proposed improvements will be providing 106 stalls compromise of 75 standard stalls, 26 compact, four accessessible, and one van accessible stalls, which exceeds the minimum parking requirement for the site in the building additions.

Staff has made a preliminary determination that the project falls under categorical exemption section 15303 new construction of small structures and 15311 accessory structures. The new tanks are ancillary to the site uh of the industrial use. No primary use or intensification of the land use is proposed. Therefore, no further environmental analysis is required. If the commission concurs, staff will file an notice of exemption with the Los Angeles city county clerk. The project is not on the courts list, nor is identified uh in the EPA environmental hazard database. Public noticing of the hearing was provided in compliance with state and city requirements, including posted notices, mail notices uh for 500 uh for properties within 500 ft of the project site. To date, staff has not received any public inquiries regarding this application. The applicant has reviewed and agreed to all conditions of approval contained in exhibit A of the draft resolution. Uh it can be noted that there were minor revisions to the conditions of approval in relation to the structure of the fire conditions. Key findings for the proposal. Uh the project proposes building additions that will match the existing building. The metal tanks will be brushed with a stainless steel finish uh determined by regulatory and safety standards. The tanks are proposed at a distance to be out of the public rideway public view. Proposing alternative locations for the tanks and building al cove will present challenges with fire access uh to and throughout the site. Landscaping and structural coverings are not feasible due to the existing site and the configuration of the tanks. The tanks will be storing milk uh which is a safe

product does not propose any safety concerns to or around the site. Based on the findings presented in the resolution, staff recommends that the planning commission approve and adopt the notice of exemption for the site. The development plan approval case number 1017, modification permit case number 1375, subject to the conditions outlined in the attached resolution. Staff also recommends that the commission adopt resolution number 313-2026. This concludes my presentation. Uh thank you. I'm available to answer any questions. Great. Thank you. Uh does any member of the commission have any questions for the staff?

Okay. Does any commission any member of the commission have any questions for the applicant? So, this improvement plan sounds great, right? Upgraded equipment. Um, do you have anything on the removal of the old equipment as far as like containment to reduce unintended drift or runoff of hazardous material in the cooling towers, the wastewater storage and also the ammonia diffu diffusion tanks?

Yeah, actually I can I can address that. The ammonia um diffusion tank is just filled with water. Um it's a a an emergency evacuation tank. Basically, if we end up with ammonia in that tank, it's a bigger deal than than having a tank there. Um, it would be a a pop off valve or something and then ammonia diffuses into that water. So, on an ongoing basis at any given time there's there's nothing but water in that tank. Um, the wastewater system is fully contained. Um, and really those tanks are just for equalization. Um, we have different cleaning chemicals and if with that amount of storage they self- neutralize. So they'll just flow through those tanks and then out into the the industrial waste sewer. So we'll have an industrial waste permit um that'll go along with this that is approved for the fire.

And then what about the refrigerant from the mechanical equipment and also like the cooling tower because I know cooling towers get frequent treatments right for like they have hazmat they have catch catchbations that go along with those and they they have to go back to um the industrial waste. They can't go to the storm drain. Basically, with storm storm water currently, you can't even put water, you know, air conditioner condensate that can't go to the storm drain. Has to go to all all to the industrial drains. So, that's all addressed. Um trying to think if I've missed anything. And the cooling tower essentially is for the condensation because the refrigerant goes

correct. Right. And the the current um refrigeration system has been running on R22 Freon which is kind of a super environmental pollutant. Um and we're converting ammonia is becoming more in vogue again. It's the most efficient from an energy standpoint of any of the coolants and um its environmental impact is significantly less than any of the um the freonbased systems that are out there. Um, it's looking like within the next five years, the only two refrigerants that'll be for new systems allowed in California will be CO2, which is very inefficient, or ammonia. So, so no more forte,

not not for new systems, we don't believe. Yeah. Yep. No problem. Great. Any other questions for the applicant? Thank you. We will now open public comments for this item. Planning Commission Secretary, do we receive any speaking cards or written comments for this item? We received none.

Great. Thank you. If there are no further commission questions or comments, I will now close the public hearing at 6:24. May I have a motion to approve DPA case number 1017 and mod permit case number 1375 and adopt resolution number 313 2026 which incorporates the planning commission's findings and actions regarding this matter. I'll move. I'll second.

Thank you. Planning Commission Secretary, could we conduct a roll call vote? Commissioner Sarno, Commissioner Cervantes, I. Commissioner Flores, I. Vice Chair Yella, I. Chair Jimenez, I. Passes for Zero.

So ordered. There's a 14-day appeal period for anyone wishing to appeal this matter. Moving on to item number six. At this time, I will open public hearing at 6:25 and I call upon community develop director Quan Nun to introduce this item. Good evening, Chair Himenez and members of the planning commission. Um, tonight I have a zoning code amendment for you um to address um properties throughout the city that have received zoning entitlements or approvals um but remain vacant for extended periods due to either market conditions or uh the need to uh complete additional regulatory processes such as DTSC, waterboard so forth. Um while these sites, you know, are entitled for future developments, they're they often sit unused creating maintenance um and imperance concerns. So, uh before you is a proposal to establish a zoning code amendment to establish a mechanism to allow uh a regulated interim storage of trucks, trailers, and chassis as well as shipping containers on these properties uh but through a cup process. The intent is to to more or less activate these sites in a controlled manner um while preserving the long-term vision or goals of the of the site. So um in essence uh the zoning code amendment will add section 155.725 um thereby establishing a cup process as well as uh strict operating standards for these sites. Um to qualify the site must be

undeveloped as well as also having received an approval or in the process of receiving approval for a development plan approval DPA. Um the term would be limited for a maximum of two years with limited extensions basically of up to an additional year uh depending on the circumstances. Um that the extensions will come before you should that occur. Um in terms of operations um there will be um restrictions uh for um not allowing for washing, repairing or habitation of the either the trucks or um the containers uh themselves. Um we'll have uh standards in place to ensure uh that you know there's the visibility and security concerns are addressed through either fencing or controlled access. Um as well as comply with all of the uh regulations of the base zones since this will apply to um not just commercial but industrial and mixuse zones as well. In addition to um the new regulatory sections, the zoning code amendment will also um provide amendments to the following sections. Um essentially incorporating uh the temporary interim storage use um within the use tables and adding it to the conditional use um category. um as well as referencing the new code section 155725 which provides for um the um amendments uh with the regards to the operations itself. And just for your consideration tonight as you as you make the decision on the zoning code amendment

um you know properly screened interim uses does activate these vacant lots from from our studies. Um they do support upkeep and and um help with the remediation efforts through providing you know means of uh some sort of revenues to help the property owner um offset some of the costs to remediate and upkeep the property. Um and with the standards in place um it will help ensure that they remain compatible with adjacent properties. Um regardless, uh this is still through a cup process, so it does allow you to review them on a case-byase basis and provide necessary conditions to help protect the public health, safety, and welfare of um not just the property itself, but the neighboring properties as well. Um and as mentioned before, you know, there will be clear standards for screening security operations um basically to ensure that the use is aligned with um not just the zoning uh code but the long-term planning goals. Uh with that said, um staff is recommending that you determine the zoning code uh amendment uh as exempt from SQUA um pursuant to guideline section 15061 uh subsection B3. Um, we also recommend that you find the proposed zoning code amendment consistent with the city's general plan and adopt resolution 314-2026 recommending this matter to the city council uh for approval of the ordinance uh amending the city zoning code. So, that concludes my presentation. Happy to answer any questions you may have.

Great. Does any member of the commission have any questions or comments for staff? No, no, no. Okay, we will now open public comments for this item. Planning Commission Secretary, did we receive any speaking cards or written comments for this item? None.

Okay. If there's no further commission questions or comments, I will now close public hearing at 6:31 p.m. I have a motion to adopt resolution 3142026 which incorporates the planning commission's findings and actions regarding this matter and recommend that the city council approve and adopt an ordinance to effectuate the proposed amendments to the text of the city's zoning code. Could I have a motion and a second, please? I'll motion.

I'll second. Moved by Vice Chair Yala, second by Commissioner Cervantes. Planning Commission Secretary, could you please conduct a roll call vote? Certainly. Commissioner Sarno, Commissioner Cervantes, I. Commissioner Flores, I. Vice Chair Yala, I. Chair Jimenez, I. Passes 40.

So ordered. There's a 14-day appeal period for anyone wishing to appeal this matter. Okay, moving on to presentations. Zoning code education series uses. I would like to call upon assistant director of community development Vince Velasco to present item number seven.

Good evening, commissioners. We have another zoning code education series for you tonight. Uh tonight's topic is uses. So just some objectives of this presentation to go over um for you to understand how uses function within the zoning code. Distinguish between permitted, conditional, accessory, and prohibited uses. Uh to clarify the planning commission's role in the use related decisions, and to recognize the relationship between use regulations and the ongoing comprehensive code update. So I believe a lot of this will be repetitive and uh informative information for you. Hopefully you learned something new as well. So a use describes the primary activity conducted on a property or within a structure. Again reminders of those examples, residential uses, commercial uses, industrial, civic, etc. So right now currently in our zoning code chapter chapter 155 of the municipal code the uses are listed in a list order I should say. So if you were to go and look for um a classification of a of a particular use go to 155.121 for example you find permitted uh principally permitted uses accessory uses would follow and then conditional use per uh conditions conditional uses would follow after that. So here is an example of what the existing code is structured like. Uh you have a classification the C1 zone and then it lists out what types of uses are permitted by right. Currently the mixeduse section of the code because that is the most current section of the code has a table and so the tenative plan right now with the comprehensive update is to use more of a

modern uh table to identify how uses are permitted or conditionally permitted in the zoning code. So permitted uses otherwise known by by right uses allow without discretion discretionary review if the use itself uh meets the development standards. This is administrative review only. Staff confirms compliance with the dimensional and performance standards. Uh there is no commission role in these types of uses. Accessory uses these are incidental to per uh principal uses. for example, home occupations, detached garages, accessory dwelling units. And so staff will go through a series of tests to determine if it's an accessory use, such as uh is it in the area, where in the area of the property is it located? What is the intensity? Uh is it associated with the principal permitted use? And I know you're very familiar with conditional uses, the conditional use permit process. These are uses that may be appropriate in a distinct uh in a district if specific criteria are satisfied. You typically have findings, right? Compatibility with surrounding uses, adequate infrastructure capacity, there's no adverse impacts and compliance with the general plan. There's a quad quasi judicial review and approval process. So staff typically will review the application materials, vet it through a completeness process and then it is presented to you for the final decision. And then we have prohibited uses. Um these are uses not listed or expressively prohibited in a district. So if the use is not listed, staff will determine uh whether it's substantially similar to another use that is listed or determine that it is in fact prohibited. So the commission's role in these cases is usually an interpretation. So a

applicant could come before you as a zone determination to determine that their operation is similar to another type of use or it should be incorporated as a byright use in the zoning code. As a key element of our zoning code update process, I wanted to highlight uh antiquated uses that are currently in the code. So, I know you've probably heard us talk about the current code being from uh the 1960s, right? And so, operations were different than they were um now. And so, currently we have these types of examples in our existing zoning code. So it will reference blacksmith shops, tinsmith shops, ice manufacturing, drive-in dairy stores, 5 cent and 10 cent stores, telegraph offices, and then uh the amusement arcades. Just pointing out the coin operated component. And it's not to say that that you don't see these um businesses currently operating. They they still in some capacities exist. They could be out there. Um, but it's more of a rarity that you'll see a new type of operation come in for a business license. Um, I think 99 cent store is probably the lowest uh in the variety scent uh category that I've seen recently. And the coin operated uh example is more to compare it to like a Dave and Busters, right? That's the more modern amusement game uh type operation where it's no longer a coin operated base but on a tap cart, right? And so wanted to throw that in as an example of the difference and the differences and modernization of how uses need to meet our our current code, right? And in the same capacity looking at antiquated uh conditional uses. So most of the conditional use categories again

were codified in the 1960s. So at that time cities were looking at how zoning emphasized segregation of uses and the mitigation of uh uh nuisances. The industrial processes were heavy. Uh they were land intensive and they were emission intensive. So processes again have been modernized. We have automation and precise manufacturing that reduces uh noise and emissions. We have improved building technology and uh containment of those impacts. And of course we have environmental regulations uh through the state through federal government to uh impose performance standards on some of those operations. So just to remind you of the zoning code update and what we're anticipating uh the new code to look like what what processes we're going to evaluate the existing zoning code. We're we're analyzing these byite uses versus what should be a conditional pathway. uh we're measuring those impacts and the intensities of different types of uses, right? Traffic, noise, uh density, height, etc. Uh we're examining the zoning code uses with consistency of the general plan. Uh we're consolidating and modernizing the use definitions. Again, reorganizing the uses within tables. Uh addressing emerging land uses. Again, what is a modern what are modern operations? uh what are up and coming type businesses that we should be anticipating and again streamlining the review process but while maintaining um the public protections. So that essentially uh concludes my presentation. Again just reminding you that we do have workshop number three for the zoning code update process on March 18th so a month a month from today in the city's library at 6 pm. So, we hope you can join us and I can answer

any questions that you might have. Any questions from the commissioners?

Um, just in general, like I know we just did a a general plan and did like a major overhaul of our zoning and and um I just How often do you guys do review or review and revise? Is there like a three-year plan, a fiveyear plan? So, so I would say historically, um, there really hasn't been a set, uh, incremental update of the zoning code. Um, it's really been a band-aid approach is the best way to say it. Um, if an operation came in and they didn't meet or fit into the current code, there's a process that they would have went through to try to um, add them to the current code. So, we've done a lot of zone code amendments to incorporate newer types of operations. Um, moving forward, we certainly should have a pathway to um, proactively update the code every so often, right? Whether it's

and is it driven by like state mandates that change? Because I know like say 10 years ago there's local jurisdictions that do pre-sale inspections and everybody had a converted garage which is illegal. Now it's like encouraged,

right? there's legal re ramifications that would apply in in specific scenarios. In that case, you know, whe whether it be state or federal law would overrule, right? So, there's cases where it may not be listed, but there's a law that says we can't prohibit it for whatever reason, right? So, there's always a there there always is that um possibility that there's an overwriting consideration if that helps. I have a question. Um, go on like with the ADUs now that the ADUs are now being allowed more. We noticed something from one of the meetings that a detached ADU has separate standards than an attached ADU. How do we go forward to have the city update those zonings so that we can make them equal for those cases like we had that incident where it was a detached,

right? Yeah. Through this process, we're certainly evaluating what the minimum requirements are from a state perspective and then the state will allow us to exceed those um standards as the local uh consideration. So we we'll we'll factor in all the feedback that has been presented especially in the recent uh cases and and implement that into the the the draft. Okay. And the draft is anticipated to come out early summer. So at that point public review um that that will be a very critical point of this update process for all the eyes to be on what is the anticipated or the proposed language

and so the changes for the ADU standards will be included in that. Thank you. Any other questions? Okay, having no further questions, I'd like to thank assistant director of community development Vince Velasco for the training. Thank you, Vince. The staff had have any announcements? Okay. Do any commissioners have something to report on? None.

No reports. None. Great. This meeting is now adjourned at 6:43 p.m. The next meeting of the planning commission is set for March 9th, 2026 at 6 p.m. Thank you.