Planning Commission

CITY OF ALHAMBRA AGENDA PLANNING COMMISSION July 20, 2026 Watch and listen to the meeting via Zoom Webinar as follows: Zoom Webinar direct link: https://us02web.zoom.us/j/82735405361 Webinar ID: 827 3540 5361 Or by telephone by dialing (833) 548-0276 (Toll Free) or (833) 548-0282 (Toll Free) or (877) 853-5257 (Toll Free) or (888) 475-4499 (Toll Free) or +1(669) 900-9128 or +1(253) 215-8782 or +1(346) 248- 7799 or +1(301) 715-8592 or +1(312) 626-6799 or +1(646) 558-8656 and entering Webinar ID: 827 3540 5361. Please Note: All members of the public calling or logging into the meeting will be muted so that the meeting can proceed. If there are technical difficulties with Zoom during the meeting, the meeting will proceed regardless. Meeting Rules and Regulation Section 2.24.060 of the Alhambra Municipal Code provides for the Planning Commission to establish and enforce its own rules and regulations for its meetings. The Planning Commission uses those rules and regulations established by the Municipal Code and implemented for use by the City Council. Addressing the Commission: In person: Any person wishing to address the Commission during the meeting is asked to complete a Speaker Request Card and submit it to the Secretary. When called upon by the President, please step to the podium and give your name, address and organization or other party you represent, if any, in an audible tone of voice for the record. Via Zoom or Telephone: “Raise your hand” - Members of the public may speak by using the “Raise Hand” function during the public comments portion, if on Zoom or telephone. Staff will unmute speakers participating via Zoom or telephone and announce your name when it is your time to speak. Comments are limited to 5 minutes; however, the presiding officer may either extend or reduce the maximum time to such period of time as the Commission may determine. All comments shall be addressed to the Commission as a body and not to any member thereof. No person, other than the Commission and the person having the floor, shall be permitted to enter into any discussion, either directly or through a member of the Commission, without the permission of the President. No question shall be asked a Commissioner except through the President. 1 Any member of the public who needs accommodations or who needs their comments translated should email or call the Community Development Department at mmccurley@alhambraca.gov or (626) 570- 5034. All requests for accommodations or translation services shall be made by 4 p.m. the Thursday prior to the Planning Commission meeting. If accommodation or translation is not requested by 4 p.m. the Thursday prior to the Planning Commission meeting, staff will try to accommodate the request to the best of their efforts to provide as much accessibility as possible while also maintaining public safety. All participants are encouraged to email their comments prior to the beginning of the meeting, but are not required to do so. All written comments received prior to the meeting will be entered into the record and distributed to the Planning Commission for their review. Standards of Decorum: Any person addressing the Commission who refuses to stop speaking after his/her time has expired or any person who behaves in such a manner as to interfere with or impede the progress of the Planning Commission meeting who, after a request by the President, refuses to cease such behavior may be muted or barred from the meeting upon direction of the President. Enforcement of Decorum: The Chief of Police, or his/her designee, may be Sergeant-at-Arms of the Commission meetings. If present, the Sergeant-at-Arms shall carry out all orders and instructions given by the President for the purpose of maintaining order and decorum at the Commission meeting. Persons Authorized to be Within Rail: No person, except City officials, their representatives, and newspaper reporters, shall be permitted within the rail in front of the Council Chamber without the express consent of the Commission. 2  CITY OF ALHAMBRA PLANNING COMMISSION AGENDA REGULAR MEETING 111 South First Street City Hall Council Chambers July 20, 2026 7:00 p.m. CALL MEETING TO ORDER: ROLL CALL: CHRIS OLSON, President ANTONIO GARDEA, Vice President ELAINE CHEN WING HO VICTOR DORADO CHRISTOPHER JUAREZ KARLA GRIJALVA JACOB MOJARRO DIANA QUACH FLAG SALUTE: Led by President Olson CONSENT AGENDA: All items listed on the Consent Agenda will be enacted by one motion based on the recommended actions listed below unless a citizen or a Commissioner makes a request for an item to be removed and be heard separately. Items placed on the Consent Agenda include smaller-scale projects, projects which do not require Variances, projects which are being continued to future meetings, and ministerial matters (minutes, resolutions, etc.). 1. MINUTES – May 18, 2026 Recommended Action: Commission review and approve as submitted the Minutes of the May 18, 2026, Regular Meeting of the Alhambra Planning Commission. 2. MINUTES – October 5, 2020 Recommended Action: Commission review and approve as submitted the Minutes of the October 5, 2020, Regular Meeting of the Alhambra Planning Commission. 3. MINUTES – September 21, 2020 Recommended Action: Commission review and approve as submitted the Minutes of the September 21, 2020, Regular Meeting of the Alhambra Planning Commission. 3 4. MINUTES – September 8, 2020 Recommended Action: Commission review and approve as submitted the Minutes of the September 8, 2020, Regular Meeting of the Alhambra Planning Commission. 5. MINUTES – August 31, 2020, Special Meeting Recommended Action: Commission review and approve as submitted the Minutes of the August 31, 2020, Special Meeting of the Alhambra Planning Commission. DISCUSSION ITEMS: There are no Discussion Items. PUBLIC HEARINGS: 6. Conditional Use Permit CUP-25-02, Administrative Review AR-25-26, Modification MOD- 25-03, & Development Agreement DA-25-01 3001 West Mission Road Applicant: Rose Bacinski, on behalf of LaTerra Development This is an application to demolish an existing industrial warehouse building and construct a new 146,352 square foot, 4-story self-storage facility with a management office, flexible community/retail space, community plaza, and other site improvements on an existing industrial site within the I (Industrial) zone district. Recommended Action: Continue the public hearing to the next regular meeting of the Planning Commission on Monday, August 17, 2026 at 7:00 P.M. ORAL COMMUNICATIONS (TIME LIMIT – 5 MINUTES): Citizens wishing to address the Commission on any matter within the subject matter jurisdiction of the Commission not on the Agenda may do so at this time. Please state your name and address clearly for the record. Please note that while the Planning Commission values your comments, pursuant to the Brown Act, the Planning Commission cannot take action unless the matter appears as an item on a forthcoming agenda. COMMENTS FROM THE PLANNING COMMISSION AND CONFERENCE/MEETING REPORTS: Each Commissioner at his/her discretion may address the Commission and public on matters of general information and/or concern, including announcements and future agenda items. This is also the time for Commissioners to report on conferences and/or meetings they have attended. COMMENTS FROM STAFF: Staff may address the Commission and public on matters of general information and/or concern, including updates on projects, programs or events within the City, and announcements as deemed necessary. ADJOURNMENT: The next regularly scheduled meeting of the Alhambra Planning Commission will be held on Monday, August 17, 2026, at 7:00 p.m. 4  NOTICE: AGENDA ITEMS: Copies of the staff reports or other written documentation, including any materials that may be distributed to the Planning Commission subsequent to the posting of this agenda, relating to each item of business described herein above are on file in the offices of the Community Development Department in City Hall, 111 South First Street, Alhambra, California, and are available on the City’s website (https://www.alhambraca.gov/agendacenter). If you would like to sign-up to receive the Planning Commission meeting agenda and staff reports packet via e-mail or text message, please visit the City’s website at www.alhambraca.gov, click on “Notify Me” and follow the instructions for subscribing. APPEALS: Any person wishing to appeal any decision of the Planning Commission to the City Council may do so by filing an appeal in writing along with the appropriate appeal fee to the Community Development Department in City Hall within 10 business days of the Planning Commission decision. The appeal period for items on this agenda expires at the close of business on August 5, 2026. 5  CITY OF ALHAMBRA PLANNING COMMISSION ACTION MINUTES Regular Meeting May 18, 2026 A. CALL MEETING TO ORDER: 7:02 P.M. in the Council Chambers of Alhambra City Hall, and via video conference and teleconference. B. ROLL CALL: Present: Chen, Dorado, Grijalva, Juarez, Gardea, Olson Ho arrived at 7:06 P.M. Absent: Mojarro Staff Present: Maia McCurley, Planning Manager; Megan Wu, Senior Planner; Karabeth Garcia, Executive Assistant; Erica Vega, Deputy City Attorney C. FLAG SALUTE: Led by President Olson D. CONSENT AGENDA: AGENDA ITEM 1: MINUTES – MAY 4, 2026 • Request: This is a request for the Planning Commission to approve the Minutes of the May 4, 2026, Regular Meeting of the Alhambra Planning Commission. • Recommended Action: Commission review and approve as submitted the Minutes of the May 4, 2026, Regular Meeting of the Alhambra Planning Commission. AGENDA ITEM 2: MINUTES – OCTOBER 19, 2020 • Request: This is a request for the Planning Commission to approve the Minutes of the October 19, 2020, Regular Meeting of the Alhambra Planning Commission. • Recommended Action: Commission review and approve as submitted the Minutes of the October 19, 2020, Regular Meeting of the Alhambra Planning Commission. AGENDA ITEM 3: MINUTES – OCTOBER 19, 2020, SPECIAL MEETING • Request: This is a request for the Planning Commission to approve the Minutes of the October 19, 2020, Special Meeting of the Alhambra Planning Commission. Recommended Action: Commission review and approve as submitted the Minutes of the October 19, 2020, Special Meeting of the Alhambra Planning Commission. 1 5/18/2026  MOTION: • Moved to approve Consent Agenda Items 1, 2, and 3. • Moved by Vice President Gardea, Seconded by Commissioner Grijalva. • The motion carried by the following roll call vote: Roll Call Vote: 6-0-0-2 Ayes: Chen, Dorado, Grijalva, Juarez, Gardea, Olson Noes: None Abstain: None Absent: Ho, Mojarro E. DISCUSSION ITEMS: • There were no Discussion Items. F. PUBLIC HEARINGS: AGENDA ITEM 4: ZONING TEXT AMENDMENT AMD-26-07, ZONING MAP AMENDMENT AMD-26-05, GENERAL PLAN AMENDMENT AMD-26- 08, GENERAL PLAN MAP AMENDMENT AMD-26-06 (OBJECTIVE DESIGN STANDARDS AND DESIGN GUIDELINES) • Citywide • Applicant: City of Alhambra • Request: This is an application for Zoning Text Amendment AMD-26-07, Zoning Map Amendment AMD-26-05, General Plan Text Amendment AMD-26-08, and General Plan Map Amendment AMD-26-06. The proposed City-initiated amendments include updates to the City’s existing Objective Design Standards and Standards for Specific Uses in Title 23 (Zoning) of the Alhambra Municipal Code, as well as the elimination of the West Main Corridor Master Plan Overlay District Zoning classification and the corresponding Downtown Specific Plan Overlay General Plan Land Use designation, in order to accommodate the adoption of new focus-area Design Guidelines. The amendments are intended to facilitate and encourage quality design in the City, and will also ensure City documents reflect internal consistency in their references to General Plan Land Use designations and Zoning classifications. Additionally, updates are proposed to rectify prior mapping errors for two (2) existing parcels at APN 5364-018-019 and 5364-018-020. • Recommended Action: Adopt Resolution No. 26-07, recommending the City Council approve Zoning Text Amendment AMD-26-07 amending the Alhambra Municipal Code; Zoning Map Amendment AMD-26-05 amending the City of Alhambra Official Zoning Map; General Plan Amendment AMD-26-08 amending the City of Alhambra General Plan Land Use Element; and General Plan Map Amendment AMD-26-06 amending the General Plan Land Use Map; and finding Zoning Text Amendment AMD-26-07, Zoning Map Amendment AMD-26-05, General Plan Text 2 5/18/2026  Amendment AMD-26-08, and General Plan Map Amendment AMD-26-06 to be exempt from review under the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) and 15061(b)(3) of Title 14 of the California Code of Regulations, which exempts from CEQA review projects that will not result in a direct or reasonably foreseeable indirect physical change in the environment and that have no possibility of causing a significant effect on the environment, respectively. • Jami Williams, RRM Design Group, provided the consultant presentation and was available to answer questions. • Senior Planner Megan Wu provided the Staff presentation. • The public hearing was opened and then closed. • Public Comments: 1.) Lewis McCammon 2.) Jennifer Ng 3.) Bert MOTION: • Moved to approve Item 4. • Moved by Vice President Gardea, Seconded by Commissioner Dorado. • The motion carried by the following roll call vote: Roll Call Vote: 7-0-0-1 Ayes: Chen, Dorado, Grijalva, Ho, Juarez, Gardea, Olson Noes: None Abstain: None Absent: Mojarro G. ORAL COMMUNICATIONS: • There were no Oral Communications. H. COMMENTS FROM THE PLANNING COMMISSION AND CONFERENCE/MEETING REPORTS: • There were no comments from the Planning Commission. I. COMMENTS FROM STAFF: • Planning Manager Maia McCurley reported that the upcoming June 1, 2026, Regular Meeting of Planning Commission does have an Agenda item pending and that the meeting is scheduled to be held. J. ADJOURNMENT: • There being no other business, the meeting was adjourned at 7:51 P.M. to Monday, June 1, 2026, at 7:00 P.M. 3 5/18/2026  _____________________________ Chris Olson President ATTEST: _______________________ Karabeth Garcia Executive Assistant 4 5/18/2026  CITY OF ALHAMBRA PLANNING COMMISSION ACTION MINUTES Regular Meeting October 5, 2020 A. CALL MEETING TO ORDER: 7:02 P.M. via video conference and teleconference. B. ROLL CALL: Present: Bañuelos, Chan, Dunkel-Soto, Moreno Garcia, Messina, Sahu, Tang, Wang, Garcia, Gardea Absent: None Staff Present: Vanessa Reynoso, Deputy Director; Paul Lam, Principal Planner; Greg Murphy, Deputy City Attorney C. FLAG SALUTE: Led by President Gardea. D. TIME LIMITS: MOTION: • Moved to adjourn the meeting at 10:30 P.M. • Moved by Commissioner Tang, Seconded by Commissioner Sahu. • The motion carried by the following roll call vote: Roll Call Vote: 10-0-0-0 Ayes: Bañuelos, Chan, Dunkel-Soto, Moreno Garcia, Messina, Sahu, Tang, Wang, Garcia, Gardea Noes: None Abstain: None Absent: None E. PUBLIC HEARINGS: AGENDA ITEM 1: VESTING TENTATIVE TRACT MAP TT 74194, RESIDENTIAL PLANNED DEVELOPMENT PERMIT RP-17-7, CONDITIONAL USE PERMIT CU-17-9 AND DEVELOPMENT AGREEMENT • 1000 South Fremont Avenue; 2215 West Mission Road; 629, 635, 701, 825, and 1003 South Date Avenue • Applicant: ELITE-TRC Alhambra Community LLC, Elite-TRC North Parcel LLC; The Corner Company, LLC • Request: This is an application for Vesting Tentative Tract Map TT 74194, Residential Planned Development Permit RP-17-7, Conditional Use Permit CU-17-9 and Development Agreement for the development of the proposed Villages at The Alhambra project (Project). The Project covers portions of a 38.38-acre site bounded 1 10/5/2020  by Fremont Avenue (west), Mission Road (south), Date Avenue (east), and Orange Street (north) in the City of Alhambra. The Project would retain 902,001 square feet of existing office space and would repurpose 10,145 square feet of existing office space as Residential Amenity space. Also, the Project would retain a 50,000 square-foot LA Fitness health club, but would replace existing surface parking areas, warehouse/storage/maintenance buildings, and a vacant office building with 516 new, for-sale, residential dwelling units in five- story stacked flat and townhome configurations; 545 new rental apartments in five-story stacked flat configurations; and 4,347 total parking spaces to accommodate all new uses. It is expected that if the Project is approved the applicant will implement a parking reduction pursuant to Alhambra Municipal Code Section 23.52.060. The Project site is located in the PO (Professional Office) zone. An Environmental Impact Report has been prepared for the Project and will also be considered with the Project. • Recommended Action: Direct Staff to return the Item on the October 19, 2020, Agenda with any additional information the Commission requires, as well as a resolution recommending that the City Council do one of the following: (a) Approve the project as proposed; (b) Approve the project with recommended modifications; or (c) Deny the project. • Principal Planner Paul Lam provided the staff presentation. • Megan Moloughney, Ratkovich; Paul Silvern, HRNA Advisors; Rick Blackmer, Equipoise Environmental; Noah Tanski, Noah Tanski Environmental Consulting; Sri Chakravarthy, Kimley- Horn; Alex DeGood, Cox, Castle & Nicholson, Applicant representatives, were available to answer questions. MOTION: • Moved to allow the developer to present the space of the development via drone footage at the next meeting. • Moved by Commissioner Bañuelos. Motion was not seconded. MOTION: • Moved to continue Item 1 to the October 19, 2020, Regular Meeting of the Planning Commission. • Moved by Commissioner Sahu, Seconded by Commissioner Messina. • The motion carried by the following roll call vote: Roll Call Vote: 10-0-0-0 Ayes: Bañuelos, Chan, Dunkel-Soto, Moreno Garcia, Messina, Sahu, Tang, Wang, Garcia, Gardea Noes: None Abstain: None Absent: None 2 10/5/2020 F. DIRECTOR’S REPORT: • Deputy Director Vanessa Reynoso announced that the upcoming October 19th Planning Commission meeting agenda would include two new public hearing items, two Consent Calendar items, a presentation, and the continued Ratkovich public hearing item. She stated that due to the limitations of conducting large-format meetings via Zoom, the previously discussed joint meeting between the City Council and Planning Commission regarding the Housing Element would no longer occur. Instead, the City’s housing consultant would present to the City Council on October 12th, and then to the Planning Commission on October 19th. She recommended the Commission to begin the October 19th meeting at 6:00 p.m. for the presentation, followed by the regular 7:00 p.m. meeting agenda. • Deputy City Attorney Greg Murphy announced that the California Department of Housing and Community Development (HCD) had recently issued an advisory letter regarding the Housing Accountability Act (HAA). He explained that his office had previously taken a conservative interpretation that single-family developments were subject to the Act; however, the HCD guidance stated otherwise. As a result, HAA analysis would no longer be included in staff reports for single-family residential project, thereby providing the Planning Commission with additional discretion on such applications. G. ORAL COMMUNICATIONS: • There were no Oral Communications. H. COMMENTS FROM THE PLANNING COMMISSION AND CONFERENCE/MEETING REPORTS: • Commissioner Bañuelos commended Commissioner Dunkel-Soto for speaking openly and stated that it takes courage to address public perceptions directly. She encouraged Commissioners to continue speaking up for themselves. • Commissioner Garcia thanked President Gardea for effectively managing the meeting proceedings. • Commissioner Tang and other Commissioners voiced their appreciation to President Gardea as well. • Commissioner Sahu suggested President Gardea should bring his “A game” to the next meeting. I. ADJOURNMENT: • There being no other business, the meeting was adjourned at 10:59 P.M. to the special meeting of October 19, 2020. _____________________________ Chris Olson President 3 10/5/2020 ATTEST: _______________________ Karabeth Garcia Executive Assistant 4 10/5/2020  CITY OF ALHAMBRA PLANNING COMMISSION ACTION MINUTES Regular Meeting September 21, 2020 A. CALL MEETING TO ORDER: 7:00 P.M. via video conference and teleconference. B. ROLL CALL: Present: Bañuelos, Chan, Dunkel-Soto, Moreno Garcia, Messina, Sahu, Tang, Wang, Gardea Vice President Garcia arrived at 7:11 p.m. Absent: None Staff Present: Marc Castagnola, Director; Vanessa Reynoso, Deputy Director; Paul Lam, Principal Planner; Greg Murphy, Deputy City Attorney C. FLAG SALUTE: Led by President Gardea. D. REORDER OF THE AGENDA: MOTION: • Moved to re-order the Agenda, moving Item 4 before Item 3. • Moved by Commissioner Sahu, Seconded by Commissioner Bañuelos. • The motion carried by the following roll call vote: Roll Call Vote: 10-0-0-0 Ayes: Bañuelos, Chan, Dunkel-Soto, Moreno Garcia, Messina, Sahu, Tang, Wang, Garcia, Gardea Noes: None Abstain: None Absent: None D. TIME LIMITS: MOTION: • Moved to adjourn the meeting at 10:30 P.M. or until all the public testimony is entered onto the record. • Moved by Commissioner Sahu, Seconded by Commissioner Moreno Garcia. • The motion carried by the following roll call vote: Roll Call Vote: 10-0-0-0 Ayes: Bañuelos, Chan, Dunkel-Soto, Moreno Garcia, Messina, Sahu, Tang, Wang, Garcia, Gardea Noes: None 1 9/21/2020  Abstain: None Absent: None E. CONSENT AGENDA: AGENDA ITEM 1: EXTENSION OF COMMERCIAL PLANNED DEVELOPMENT PERMIT CP-19-7, CONDITIONAL USE PERMIT CU-19-4, AND VARIANCE V-19-5 • 37-41 East Main Street • Applicant: Paul Kwo/Poprock Academy • Request: This is a request for a one-year time extension for the previously approved Commercial Planned Development Permit CP- 19-7, Conditional Use Permit CU-19-4 and Variance V-19-5 to establish a performing arts school with less than the required number of parking spaces within an existing 5,336 square foot commercial unit, located in the CBD-DRD (Central Business District-Downtown Revitalization District) zone. • Recommended Action: Adopt Resolution 20-24 approving a one- year time extension for Commercial Planned Development Permit CP-19-7, Conditional Use Permit CU-19-4 and Variance V-19-5 subject to the Conditions of Approval. AGENDA ITEM 2: EXTENSION OF RESIDENTIAL PLANNED DEVELOPMENT PERMIT RP- 19-03 • 1521 South Campbell Avenue • Applicant: Chan Pang • Request: This is a request for a one-year time extension for the previously approved Residential Planned Development Permit RP- 19-03 to demolish an existing 1,040 square foot single-family residence and to construct a new two-story, 2,724 square foot single- family residence with a detached three-car garage on an approximate land area of 8,000 square feet located in the R-1 (Single-Family Residential) zone. • Recommended Action: Adopt Resolution 20-25 approving a one- year time extension for Residential Planned Development Permit RP- 19-03 subject to the Conditions of Approval. MOTION: • Moved to approve Consent Agenda Items 1 and 2. • Moved by Commissioner Messina, Seconded by Commissioner Chan. • The motion carried by the following roll call vote: Roll Call Vote: 10-0-0-0 Ayes: Bañuelos, Chan, Dunkel-Soto, Moreno Garcia, Messina, Sahu, Tang, Wang, Garcia, Gardea Noes: None Abstain: None Absent: None 2 9/21/2020 F. PUBLIC HEARINGS: AGENDA ITEM 4: PLANNED DEVELOMENT PERMIT PD-20-14 AND AMENDMENT TO CONDITIONAL USE PERMIT CU-91-16 • 2000 West Mission Road • Applicant: James Goodman • Request: This is an application for an Planned Development Permit PD-20-14 and Amendment to a Conditional Use Permit CU-91-16 to authorize the demolition of an existing 12,080 square-foot self- storage building (Existing Building “B”) and a 2,024 square-foot partial demolition of an existing 26,740 square-foot self-storage building (Existing Building “C”) to allow for the construction of a new approximately 69,402 square-foot self-storage building (New Building “B”) consisting of three (3) stories and a single-level basement. The project is located on a site of approximately 4.99 acres located in the IPD (Industrial Planned Development) zone. • Recommended Action: Pending public testimony, adopt Resolution 20-21 recommending approval of Planned Development Permit PD- 20-14 and Amendment to a Conditional Use Permit CU-91-16 subject to the Conditions of Approval. • Associate Planner Scott Quyle provided the staff presentation. • James Goodman, Applicant and Architect; John Bennet, property owner; Nicole Dubois, LSA/CEQA consultant; and Judy Lee, Land use consultant, were available to answer questions. • The public hearing was opened then closed. MOTION: • Moved to approve Agenda Item 4 with the revisions to Condition to PL10 to read as follows: A mixture of vines and bushes shall be placed on the outer perimeter wall and buildings to help break up the existing continuous blank wall along west Mission Road. In addition, no fewer than 20 box trees shall be placed along the southern frontage adjacent to the railroad tracks to break up the look of the walls facing the south frontage. • Moved by Commissioner Messina, Seconded by Vice President Garcia. • The motion carried by the following roll call vote: Roll Call Vote: 10-0-0-0 Ayes: Bañuelos, Chan, Dunkel-Soto, Moreno Garcia, Messina, Sahu, Tang, Wang, Garcia, Gardea Noes: None Abstain: None Absent: None AGENDA ITEM 3: VESTING TENTATIVE TRACT MAP TT 74194, RESIDENTIAL PLANNED DEVELOPMENT PERMIT RP-17-7, CONDITIONAL USE PERMIT CU-17-9 AND DEVELOPMENT AGREEMENT • 1000 South Fremont Avenue; 2215 West Mission Road; 629, 635, 3 9/21/2020  701, 825, and 1003 South Date Avenue • Applicant: ELITE-TRC Alhambra Community LLC, Elite-TRC North Parcel LLC; The Corner Company, LLC • Request: This is an application for Vesting Tentative Tract Map TT 74194, Residential Planned Development Permit RP-17-7, Conditional Use Permit CU-17-9 and Development Agreement for the development of the proposed Villages at The Alhambra project (Project). The Project covers portions of a 38.38-acre site bounded by Fremont Avenue (west), Mission Road (south), Date Avenue (east), and Orange Street (north) in the City of Alhambra. The Project would retain 902,001 square feet of existing office space and would repurpose 10,145 square feet of existing office space as Residential Amenity space. Also, the Project would retain a 50,000 square-foot LA Fitness health club, but would replace existing surface parking areas, warehouse/storage/maintenance buildings, and a vacant office building with 516 new, for-sale, residential dwelling units in five- story stacked flat and townhome configurations; 545 new rental apartments in five-story stacked flat configurations; and 4,347 total parking spaces to accommodate all new uses. It is expected that if the Project is approved the applicant will implement a parking reduction pursuant to Alhambra Municipal Code Section 23.52.060. The Project site is located in the PO (Professional Office) zone. An Environmental Impact Report has been prepared for the Project and will also be considered with the Project. • Recommended Action: Direct Staff to return the Item on the October 5, 2020, Agenda with any additional information the Commission requires, as well as a resolution recommending that the City Council do one of the following: (a) Approve the project as proposed; (b) Approve the project with recommended modifications; or (c) Deny the project. • Principal Planner Paul Lam provided the staff presentation. • Megan Moloughney, Ratkovich; Applicant representative, was available to answer questions. • The public hearing was opened then closed. • Public Comments: 1.) Connie Ho MOTION: • Moved to continue Agenda Item 3 to the October 5, 2020, Regular Meeting of the Planning Commission. • Moved by Commissioner Moreno Garcia, Seconded by Commissioner Tang. • The motion carried by the following roll call vote: Roll Call Vote: 10-0-0-0 Ayes: Bañuelos, Chan, Dunkel-Soto, Moreno Garcia, Messina, Sahu, Tang, Wang, Garcia, Gardea Noes: None Abstain: None Absent: None 4 9/21/2020 G. DIRECTOR’S REPORT • Deputy Director Vanessa Reynoso announced the City has retained ECONorthwest as consultants for the Housing Element update. She informed the Commission and members of the public that the Consultant will be providing an informational presentation and overview of the project and its process – this will be a joint meeting with the Planning Commission and the City Council, and is scheduled for Monday, October 12th. H. ORAL COMMUNICATIONS: • There were no Oral Communications. I. COMMENTS FROM THE PLANNING COMMISSION AND CONFERENCE/MEETING REPORTS: • Commissioner Moreno Garcia stated that concerns had been raised regarding allegations that certain Planning Commissioners, including herself, were aligned with or influenced by the applicant or specific interest groups. She emphasized that she is not influenced by any individual or group and stated that decisions should be based on the data and reports presented. She further expressed concern regarding discussions occurring outside of the public forum, stating that such conversations could create a harmful perception and be offensive to residents. • Commissioner Messina thanked Commissioner Moreno Garcia for addressing the matter and stated that accusations directed toward the Commissioners, including herself, were unfounded and unfair. She added that she has dedicated her life to serving the community and does not represent outside interests. • Commissioner Tang stated that Planning Commissioners represent the broader community rather than any single group and acknowledged that individuals are entitled to their own opinions. He then inquired about the basketball courts located on Commonwealth Avenue between 3rd and 4th Street, noting that he had heard that sports courts were being removed or converted. He expressed concern regarding the City’s limited park acreage per resident and requested a report regarding the changes at the site. He also requested that Staff provide any and all documentation related to the conversion of the sports courts into vehicle parking. • President Gardea echoed Commissioner Tang’s comments, and expressed concern regarding residentially zoned properties being used for vehicle parking. • Commissioner Bañuelos echoed Commissioner Tang’s concerns regarding the loss of recreational space, noting that many youth continue to struggle to find adequate field space for activities and practice. • Commissioner Dunkel-Soto stated that she would address concerns regarding attempts to undermine her credibility and ethics related to the project at the next meeting. She also commented that the property referenced by Commissioner Tang was believed to belong to the school district. • Commissioner Messina stated that she had looked into the matter of the sports courts being converted into vehicle parking, and explained that Mr. Wondries had contacted the principal of Alhambra High School regarding storage use at the site. She stated that the principal agreed to accommodate the request and that concerns regarding the arrangement should be directed to the school principal. 5 9/21/2020  • Commissioner Wang requested clarification regarding the reference to school district properties and stated that she would also like additional information regarding the sports courts. • Commissioner Dunkel-Soto stated that the City Council had been working with the school district to explore opportunities for use of school fields and basketball facilities due to the City’s limited park space. • Commissioner Tang inquired whether the matter had previously been brought before the City or the Planning Commission. • Commissioner Sahu inquired whether the school district could modify the use of its property without review or approval by the City or Planning Commission, particularly in relation to potential traffic impacts. • Commissioner Moreno Garcia stated that private schools are generally required to come before the City or Planning Commission, but also cited an instance where the school district had proposed modifications to its offices that were under the discretion of the Commission, and that was because the modifications did not involve public spaces used by children. J. ADJOURNMENT: • There being no other business, the special meeting was adjourned at 10:38 P.M. to the regular meeting of October 5, 2020. _____________________________ Chris Olson President ATTEST: _______________________ Karabeth Garcia Executive Assistant 6 9/21/2020  CITY OF ALHAMBRA PLANNING COMMISSION ACTION MINUTES Regular Meeting September 8, 2020 A. CALL MEETING TO ORDER: 7:01 P.M. via video conference and teleconference. B. ROLL CALL: Present: Bañuelos, Chan, Dunkel-Soto, Messina, Sahu, Tang, Wang, Garcia, Gardea Absent: Moreno Garcia Staff Present: Marc Castagnola, Director; Vanessa Reynoso, Deputy Director; Paul Lam, Principal Planner; Scott Quyle, Associate Planner; Greg Murphy, Deputy City Attorney C. FLAG SALUTE: Led by President Gardea. D. CONSENT AGENDA: AGENDA ITEM 1: EXTENSION OF COMMERCIAL PLANNED DEVELOPMENT PERMIT CP-19-02 • 1224 North Atlantic Boulevard • Applicant: Aideen Dennis • Request: This is a request for a one-year time extension for the previously approved Commercial Planned Development Permit CP- 19-02 to construct a new 6,926 square foot commercial building in an existing retail center on an approximate land area of 52,715 square feet located at 1224 North Atlantic Boulevard located in the CPD (Commercial Planned Development) zone. • Recommended Action: Adopt Resolution 20-22 approving a one- year time extension for Commercial Planned Development Permit CP-19-02 subject to the Conditions of Approval. MOTION: • Moved to approve Consent Agenda Item 1. • Moved by Commissioner Sahu, Seconded by Commissioner Tang. • The motion carried by the following roll call vote: Roll Call Vote: 9-0-0-1 Ayes: Bañuelos, Chan, Dunkel-Soto, Messina, Sahu, Tang, Wang, Garcia, Gardea Noes: None Abstain: None Absent: Moreno Garcia 1 9/8/2020 E. REORDER OF THE AGENDA: MOTION: • Moved to re-order the Agenda, addressing Items 3 and 4 before Item 2. • Moved by Commissioner Sahu, Seconded by Commissioner Messina. • The motion carried by the following roll call vote: Roll Call Vote: 9-0-0-1 Ayes: Bañuelos, Chan, Dunkel-Soto, Messina, Sahu, Tang, Wang, Garcia, Gardea Noes: None Abstain: None Absent: Moreno Garcia F. TIME LIMITS: MOTION: • Moved to adjourn the meeting at 10:30 P.M. or until all the public testimony is entered into the record, if close to completing public comments at 10:30 P.M. • Moved by Commissioner Sahu, Seconded by Commissioner Wang. • The motion carried by the following roll call vote: Roll Call Vote: 9-0-0-1 Ayes: Bañuelos, Chan, Dunkel-Soto, Messina, Sahu, Tang, Wang, Garcia, Gardea Noes: None Abstain: None Absent: Moreno Garcia G. PUBLIC HEARINGS: AGENDA ITEM 3: LOT LINE ADJUSTMENT LLA-20-01 • 1204-1224 North Atlantic Boulevard • Applicant: Jake Lappert • Request: This is an application for a Lot Line Adjustment (LLA-20- 01) that will adjust the lot line between two existing parcels, “Parcel 1” of 52,253 square feet and existing “Parcel 2” of 13,500 square feet, resulting in the modification of the two parcels to “Lot A” which will consist of 33,167 square feet, and “Lot B” which will consist of 32,586 square feet located in the CPD (Commercial Planned Development) zone. • Recommended Action: Pending public testimony, adopt Resolution 20-23 recommending approval of Lot Line Adjustment LLA-20-01 subject to the Conditions of Approval. • Associate Planner Scott Quyle provided the staff presentation. • The public hearing was opened then closed. 2 9/8/2020 MOTION: • Moved to approve Agenda Item 3 with the added Condition of Approval to record a deed restriction indicating there is vehicular and parking cross-access between the two parcels. • Moved by Commissioner Dunkel-Soto, Seconded by Commissioner Sahu. • The motion carried by the following roll call vote: Roll Call Vote: 9-0-0-1 Ayes: Bañuelos, Chan, Dunkel-Soto, Messina, Sahu, Tang, Wang, Garcia, Gardea Noes: None Abstain: None Absent: Moreno Garcia AGENDA ITEM 4: PLANNED DEVELOPMENT PERMIT PD-20-14 AND AMENDMENT TO CONDITIONAL USE PERMIT CU-91-16 • 2000 West Mission Road • Applicant: James Goodman • Request: This is an application for a Planned Development Permit PD-20-14 and Amendment to a Conditional Use Permit CU-91-16 to authorize the demolition of an existing 12,080 square-foot self- storage building (Existing Building “B”) and a 2,024 square-foot partial demolition of an existing 26,740 square-foot self-storage building (Existing Building “C”) to allow for the construction of a new approximately 69,402 square-foot self-storage building (New Building “B”) consisting of three (3) stories and a single-level basement. The project is located on a site of approximately 4.99 acres located in the IPD (Industrial Planned Development) zone. • Recommended Action: Pending public testimony, adopt Resolution 20-21 recommending approval of Planned Development Permit PD- 20-14 and Amendment to a Conditional Use Permit CU-91-16 subject to the Conditions of Approval. MOTION: • Moved to continue Agenda Item 4 to the September 21, 2020, Regular Meeting of the Planning Commission. • Moved by Vice President Garcia, Seconded by Commissioner Chan. • The motion carried by the following roll call vote: Roll Call Vote: 7-2-0-1 Ayes: Chan, Dunkel-Soto, Messina, Sahu, Tang, Wang, Garcia Noes: Bañuelos, Gardea Abstain: None Absent: Moreno Garcia AGENDA ITEM 2: VESTING TENTATIVE TRACT MAP TT 74194, RESIDENTIAL PLANNED 3 9/8/2020  DEVELOPMENT PERMIT RP-17-7, CONDITIONAL USE PERMIT CU-17-9 AND DEVELOPMENT AGREEMENT • 1000 South Fremont Avenue; 2215 West Mission Road; 629, 635, 701, 825 and 1003 South Date Avenue • Applicant: ELITE-TRC Alhambra Community LLC, Elite-TRC North Parcel LLC; The Corner Company, LLC • Request: This is an application for Vesting Tentative Tract Map TT 74194, Residential Planned Development Permit RP-17-7, Conditional Use Permit CU-17-9 and Development Agreement for the development of the proposed Villages at The Alhambra project (Project). The Project covers portions of a 38.38-acre site bounded by Fremont Avenue (west), Mission Road (south), Date Avenue (east), and Orange Street (north) in the City of Alhambra. The Project would retain 902,001 square feet of existing office space and would repurpose 10,145 square feet of existing office space as Residential Amenity space. Also, the Project would retain a 50,000 square-foot LA Fitness health club, but would replace existing surface parking areas, warehouse/storage/maintenance buildings, and a vacant office building with 516 new, for-sale, residential dwelling units in five- story stacked flat and townhome configurations; 545 new rental apartments in five-story stacked flat configurations; and 4,347 total parking spaces to accommodate all new uses. It is expected that if the Project is approved the applicant will implement a parking reduction pursuant to Alhambra Municipal Code Section 23.52.060. The Project site is located in the PO (Professional Office) zone. An Environmental Impact Report has been prepared for the Project and will also be considered with the Project. • Recommended Action: Pending public testimony, direct Staff to return the Item on the September 21, 2020, Agenda with any additional information the Commission requires, as well as a resolution recommending that the City Council do one of the following: (a) Approve the project as proposed; (b) Approve the project with recommended modifications; or (c) Deny the project. • Principal Planner Paul Lam provided the staff presentation. • Megan Moloughney, Ratkovich; and Alex DeGood, Cox Castle, Applicant representatives, were available to answer questions. • The public hearing was continued from the August 31, 2020, Regular Meeting of the Planning Commission. • Public Comments: 1.) Henry Fung 2.) Lexine Mackenzie MOTION: • Moved to continue Agenda Item 2 to the September 21, 2020, Regular Meeting of the Planning Commission. • Moved by Commissioner Sahu, Seconded by Commissioner Tang. • The motion carried by the following roll call vote: Roll Call Vote: 9-0-0-1 4 9/8/2020  Ayes: Bañuelos, Chan, Dunkel-Soto, Messina, Sahu, Tang, Wang, Garcia, Gardea Noes: None Abstain: None Absent: Moreno Garcia H. DIRECTOR’S REPORT • Principal Planner Paul Lam announced that there is currently one Consent Agenda item for the next Regular meeting. • Deputy Director Vanessa Reynoso announced that there is currently one Consent Agenda item for the next Regular meeting, along with the continued item from this meeting. I. ORAL COMMUNICATIONS: • There were no Oral Communications. J. COMMENTS FROM THE PLANNING COMMISSION AND CONFERENCE/MEETING REPORTS: • Vice President Garcia requested an update on when the Commission can expect the Historic Preservation Ordinance, and a timeline for the work effort. • Commissioner Tang inquired about the bike lane project from the General Plan, and questioned when the selection of the consultant and analysis would be taking place. He also commented regarding the Inclusionary Housing Ordinance, and requested a chart that shows the in-lieu fee for projects of ranging sizes. He stated that he does not want smaller-unit developments to be discouraged from developing in Alhambra. Commissioner Tang requested an update on the project at Chapel Avenue and Alhambra Road with the tree that has been removed. • Commissioner Wang commented that extending the time [for the meeting] beyond 10:30 P.M. results in a drop of public attendance, especially for citizens that are not able to stay up late. K. ADJOURNMENT: • There being no other business, the special meeting was adjourned at 10:48 P.M. to the regular meeting of September 21, 2020. _____________________________ Chris Olson President ATTEST: _______________________ Karabeth Garcia Executive Assistant 5 9/8/2020  CITY OF ALHAMBRA PLANNING COMMISSION ACTION MINUTES Special Meeting August 31, 2020 A. CALL MEETING TO ORDER: 6:30 P.M. via video conference and teleconference. B. ROLL CALL: Present: Bañuelos, Chan, Dunkel-Soto, Gardea, Messina, Moreno Garcia, Sahu, Tang, Wang, Garcia Absent: None Staff Present: Marc Castagnola, Director; Vanessa Reynoso, Deputy Director; Paul Lam, Principal Planner; Greg Murphy, Deputy City Attorney C. FLAG SALUTE: Led by Vice President Garcia. D. ELECTION OF PLANNING COMMISSION PRESIDENT: Nomination and election of President of the Planning Commission, in accordance with AMC 2.24.050. MOTION: • Moved to elect Antonio Gardea as Vice President of the Planning Commission. • Motion was amended to elect Antonio Gardea as President and Eric Garcia remain as Vice President of the Planning Commission. • Moved by Commissioner Dunkel-Soto, Seconded by Commissioner Sahu. • The motion carried by the following roll call vote: Roll Call Vote: 9-0-1-0 Ayes: Bañuelos, Chan, Dunkel-Soto, Messina, Moreno Garcia, Sahu, Tang, Wang, Garcia Noes: None Abstain: Gardea Absent: None E. CONSENT AGENDA: • There were no Consent Agenda items. 1 8/31/2020 – Special Meeting F. TIME LIMITS: MOTION: • Moved to adjourn the meeting at 10:30 P.M. or until all the public testimony is entered onto the record, unless close to completing public comments. • Moved by Commissioner Dunkel-Soto, Seconded by Commissioner Sahu. • The motion carried by the following roll call vote: Roll Call Vote: 10-0-0-0 Ayes: Bañuelos, Chan, Dunkel-Soto, Messina, Moreno Garcia, Sahu, Tang, Wang, Garcia, Gardea Noes: None Abstain: None Absent: None G. PUBLIC HEARINGS: AGENDA ITEM 1: VESTING TENTATIVE TRACT MAP TT 74194, RESIDENTIAL PLANNED DEVELOPMENT PERMIT RP-17-7, CONDITIONAL USE PERMIT CU-17- 9 AND DEVELOPMENT AGREEMENT • 1000 South Fremont Avenue; 2215 West Mission Road; 629, 635, 701, 825 and 1003 South Date Avenue • Applicant: ELITE-TRC Alhambra Community LLC, Elite-TRC North Parcel LLC; The Corner Company, LLC • Request: This is an application for Vesting Tentative Tract Map TT 74194, Residential Planned Development Permit RP-17-7, Conditional Use Permit CU-17-9 and Development Agreement for the development of the proposed Villages at The Alhambra project (Project). The Project covers portions of a 38.38-acre site bounded by Fremont Avenue (west), Mission Road (south), Date Avenue (east), and Orange Street (north) in the City of Alhambra. The Project would retain 902,001 square feet of existing office space and would repurpose 10,145 square feet of existing office space as Residential Amenity space. Also, the Project would retain a 50,000 square-foot LA Fitness health club, but would replace existing surface parking areas, warehouse/storage/maintenance buildings, and a vacant office building with 516 new, for-sale, residential dwelling units in five- story stacked flat and townhome configurations; 545 new rental apartments in five-story stacked flat configurations; and 4,347 total parking spaces to accommodate all new uses. It is expected that if the Project is approved the applicant will implement a parking reduction pursuant to Alhambra Municipal Code Section 23.52.060. The Project site is located in the PO (Professional Office) zone. An Environmental Impact Report has been prepared for the Project and will also be considered with the Project. • Recommended Action: Pending public testimony, direct Staff to return the Item on the September 21, 2020, Agenda with any 2 8/31/2020 – Special Meeting  additional information the Commission requires, as well as a resolution recommending that the City Council do one of the following: (a) Approve the project as proposed; (b) Approve the project with recommended modifications; or (c) Deny the project. • Principal Planner Paul Lam provided the staff presentation. • Megan Moloughney, Ratkovich; and Alex DeGood, Cox Castle, Applicant representatives, were available to answer questions. • The public hearing was continued from the August 17, 2020, Regular Meeting of the Planning Commission. • Public Comments: 1.) Karla Zombro 2.) Eric Sunada MOTION: • Moved to continue Agenda Item 1 to the September 8, 2020, Regular Meeting of the Planning Commission. • Moved by Commissioner Sahu, Seconded by Commissioner Messina. • The motion carried by the following roll call vote: Roll Call Vote: 10-0-0-0 Ayes: Bañuelos, Chan, Dunkel-Soto, Messina, Moreno Garcia, Sahu, Tang, Wang, Garcia, Gardea Noes: None Abstain: None Absent: None H. DIRECTOR’S REPORT • There was no Director’s Report. I. ORAL COMMUNICATIONS: • There were no Oral Communications. J. COMMENTS FROM THE PLANNING COMMISSION AND CONFERENCE/MEETING REPORTS: • Commissioner Bañuelos thanked everyone in attendance. She states that it shows that everyone is getting together to openly share their thoughts and opinions. K. ADJOURNMENT: • There being no other business, the special meeting was adjourned at 10:38 P.M. to the regular meeting of September 8, 2020. 3 8/31/2020 – Special Meeting  _____________________________ Chris Olson President ATTEST: _______________________ Karabeth Garcia Executive Assistant 4 8/31/2020 – Special Meeting  AGENDA ITEM NO. 6 AGENDA REPORT July 20, 2026 Conditional Use Permit CUP-25-02, Administrative Review AR-25-26, Modification MOD-25-03, & Development Agreement DA-25-01 TO: City of Alhambra Planning Commission FROM: Andrew Ho, Director of Community Development Vanessa Reynoso, Deputy Director of Community Development Maia McCurley, Planning Manager By: Jessica Vargas, Associate Planner SUBJECT: Conditional Use Permit CUP-25-02, Administrative Review AR-25-26, Modification MOD-25-03, & Development Agreement DA-25-01 APPLICATION SUMMARY: 1. LOCATION: 3001 West Mission Road 2. DATE FILED: December 24, 2024 3. APPLICANT: Rose Bacinski, on behalf of LaTerra Development 4. STAFF RECOMMENDATION: Continuance PROPOSAL: Conditional Use Permit CUP-25-02, Administrative Review AR-25-26, Modification MOD-25-03, and Development Agreement DA-25-01 are a request to demolish an existing 1-story industrial warehouse building to construct a new 146,352-square-foot 4-story self-storage facility including 143,912 square feet of storage space with a 900-square-foot office space, a 1,540-square-foot flexible community/retail space, a community plaza, and other site improvements. The subject site is located at 3001 West Mission Road within the I (Industrial) zone. BACKGROUND: This request was previously noticed for a public hearing at the June 1, 2026 regular meeting of the Planning Commission, but due to a lack of quorum, all items on the agenda for the June 1, 2026 meeting, including the public hearing items, were continued to a date uncertain. The request was ultimately rescheduled to the Planning Commission’s Monday, July 20, 2026 regular meeting. Following publication of the notice of public hearing for July 20, 2026 meeting, the Applicant requested the item be continued and rescheduled to the regular meeting of August 17, 2026, in order to ensure that all members of the Applicant team are available to attend the public hearing. STAFF RECOMMENDED ACTION: Staff recommends Planning Commission to continue the public hearing to the next regular meeting of the Planning Commission on Monday, August 17, 2026 at 7:00 P.M. CUP-25-02, AR-25-26, MOD-25-03, DA-25-01 Page 1 of 1