Planning Commission

PLANNING COMMISSION AGENDA CITY OF EL MONTE PLANNING COMMISSION TUESDAY, JULY 28, 2026 7:00 P.M. CITY HALL EAST – COUNCIL CHAMBERS 11333 VALLEY BOULEVARD This meeting shall be conducted in compliance with the procedures of CITY OF EL MONTE Government Code section 54953 as most recently amended by SB PLANNING 707 which took effect January 1, 2026. As amended by SB 707, COMMISSION Government Code section 54953.8.3 allows less than a quorum of the Planning Commission to participate remotely at any given meeting of Mayor the Planning Commission where the remote participant(s) have a CHAIRPERSON statutorily defined “just cause” reason for participating remotely. When Pablo Tamashiro a member of the Planning Commission participates remotely pursuant District 1 to Government Code section 54953.8.3, the location from which the COMMISSIONER Planning Commission member is participating remotely does not need Luis Daniel Salas to be identified on the agenda and does not need to be open to members of the public. Because Government Code section 54953.8.3 District 2 allows Planning Commission members to notify the City of their need COMMISSIONER Joe A. Moreno to participate remotely as late as the start of the meeting, the Planning Commission will prepare for all meetings with the assumption that District 3 some number of its members (less than a quorum) might need to VICE-CHAIRPERSON participate remotely pursuant to Government Code section 54953.8.3. Bryan Covarrubias All such meetings will be conducted in compliance with the District 4 requirements of Government Code section 54953.8.3. COMMISSIONER Cuitlahuac Dominguez Per Government Code section 54953.8(e), any Planning Commission member who participates remotely per Government Code section District 5 54953.8.3 “shall publicly disclose at the meeting before any COMMISSIONER action is taken, whether any other individuals 18 years of age or Anabelly Grajeda Rodriguez older are present in the room at the remote location with the District 6 member, and the general nature of the member’s relationship COMMISSIONER with any such individuals” Joaquina Quiñones Members of the public wishing to observe the meeting may do so in one of the following ways: (1) City’s website at https://www.ci.el-monte.ca.us/378/Council- Phone: (626) 258-8626 www.elmonteca.gov Meeting-Videos ; or planning@elmonteca.gov (2) In person. CITY PLANNING COMMISSION AGENDA JULY 28, 2026 Members of the public wishing to make public comment may do so in one of the following ways: (1) By directly addressing the Planning Commission in person at the time(s) allotted on the agenda for such comment. Persons wishing to address the Planning Commission in person are asked to fill out a speaker card providing their name and indicating whether they wish to address the Planning Commission on an item(s) of business appearing under (i) the Public Hearing portion of the agenda; (ii) any item of business appearing under any other portion of the agenda; and/or (iii) a non- agendized matter that is within the subject matter jurisdiction of the Planning Commission. Speaker cards should be submitted to City Staff prior to the Planning Commission’s approval of the agenda, if possible; or (2) Email or Telephone – All interested parties can submit comments in advance to the Planning Division’s general email at planning@elmonteca.gov or by calling the City’s telephone line: (626) 258-8626. All comments must be received by the Planning Division no later than 3:00 pm on July 28, 2026. Instruction regarding accommodation under the Americans with Disabilities Act can be found on the last page of this Agenda. OPENING OF MEETING 1. Call Meeting to Order 2. Flag Salute 3. Roll Call 4. Approval of Agenda 5. Commission Disclosures 6. Public Comments Citizens wishing to address the Planning Commission on land use and development matters may do so at this time. Note that the Commission cannot respond to or take any action on the item. Citizens wishing to speak on an agenda item will be given the opportunity to speak after the item is presented by staff. Limit your comments to three (3) minutes. State your name & address for the record. Planning Commission Agenda | 2 CITY PLANNING COMMISSION AGENDA JULY 28, 2026 CONSENT CALENDAR 7. Approval of Planning Commission (PC) Minutes July 14, 2026 7.1 Approval of Zoning Review Committee (ZRC) Minutes July 14, 2026 REGULAR AGENDA 8. Merced Avenue Stormwater Capture Project – Pedestrian Multi-Use Bikeway Trail Location: Between Merced Avenue to Brockway Street and between Towneway Drive and Rio Hondo Parkway Presented by: Ana Ananda, Senior Project Manager Tim Fairbank, Craftwater Project Manager Recommendation: Receive the Study Session presentation and provide comments. 9. Director’s Report 10. City Attorney’s Report 11. Commissioner’s Comments NEXT SCHEDULED CITY PLANNING COMMISSION MEETING Tuesday, August 11, 2026, at 7:00 P.M. City Hall East – City Council Chambers Availability of staff reports: Copies of the staff reports or other written documentation relating to each item of business described hereinabove are available on the City’s Home Page at www.elmonteca.gov or https://www.ci.el-monte.ca.us/AgendaCenter/Planning-Commission-2. You may also call the Planning Division at (626) 258-8626 for more information. Individuals with special needs: The City of El Monte wishes to assist individuals with special needs. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Planning Division at (626) 258-8626. Notification 48 hours prior to the meeting will enable us to make reasonable arrangements to ensure accessibility to this meeting (28 Code of Federal Regulations 35.102-35.104 ADA Title II). General explanation of how the meeting is conducted: 1. The staff report is presented by City Planning staff. 2. The City Planning Commissioners ask questions if necessary for clarification. 3. The City Planning Commission Chair opens the public hearing. 4. The applicant makes a presentation to the City Planning Commission. Planning Commission Agenda | 3 CITY PLANNING COMMISSION AGENDA JULY 28, 2026 5. Individuals speaking in favor of the project address the Commission. 6. Individuals speaking against the project address the Commission. 7. The applicant responds to project opponents. 8. The public hearing is closed. 9. City Planning Commission members discuss the project. 10. City Planning Commission members vote on the project. 11. Any interested party who disagrees with the City Planning Commission decision may appeal the Commission’s decision to the City Council within 10 calendar days of the adoption of the resolution. Any appeal filed must be directed to the City Clerk’s Office and must be accompanied by a fee of $3,648.83. Any individual that received notice of this meeting from the City of El Monte will receive notice of an appeal, if one is filed. Planning Commission Agenda | 4 PLANNING COMMISSION MINUTES ACTION MINUTES FOR THE PLANNING COMMISSION MEETING HELD ON TUESDAY, JULY 14, 2026, AT CITY HALL COUNCIL CHAMBERS 11333 VALLEY BOULEVARD, EL MONTE, CALIFORNIA 1. Call Meeting to Order – Meeting was called to order by Commissioner Tamashiro at 7:07 p.m. 2. Flag Salute – The Flag Salute was led by Commissioner Tamashiro. 3. Roll Call – The roll call was led by City Planner Elias. Commissioners present: Dominguez, Salas, Tamashiro, and Rodriguez. Commissioners Absent: Moreno, Quiñones, and Covarrubias. Staff Present: Community & Economic Development Director Fowler City Attorney Cortez City Planner Elias Assistant Planner Weisberg 4. Approval of Agenda: Motion: It was moved by Commissioner Dominguez to approve the 7-14-2026 Planning Commission meeting agenda; seconded by Commissioner Rodriguez. Motion carried 4 - 0 5. Commission Disclosures: None. 6. Public Comments: None. CONSENT CALENDAR 7. Approval of Planning Commission (PC) Minutes May 26, 2026; June 9, 2026; and June 23, 2026 Motion: It was moved by Commissioner Salas to approve the 5-26-2026, 6-9-2026, 6-23-2026 Planning Commission meeting minutes; seconded by Commissioner Rodriguez. Motion carried 4 - 0 July 14, 2026 PLANNING COMMISSION MEETING MINUTES | 1  PUBLIC HEARING 8. Tentative Parcel Map (TPM) No. 84403/Subdivision (SUB) No. 8-2025 and Design Review (DR) No. 17-2025 Address/Location: 11711 Hallwood Drive / APN: 8547-001-016 Request: The Applicant is proposing to demolish an existing 1,719 SF single family home and detached garage to allow for the subdivision of an existing 30,638.18 SF lot into three (3) individual lots for separate ownership and one (1) common lot. The applicant proposes the construction of two (2) 2,481 square foot detached single family residential units, one (1) 2,953 square foot detached single family residential unit, three (3) attached garages, and one (1) common access lot. The subject property is located in the R-1B (One-family Dwelling) zone. This request is being made pursuant to Chapter 16.10 (Subdivisions) and Chapter 17.122 (Design Review and Minor Design Review) of the El Monte Municipal Code (EMMC). CEQA Recommendation: Categorical Exemption – Article 19. Categorical Exemption - Class 15, Section 15315 (Minor Land Divisions) and Class 3, Section 15303 (New Construction or Conversion of Small Structures) in accordance with the requirements of the California Environmental Quality Act (CEQA) of 1970 and the CEQA Guidelines, as amended. Case Planner: Whitney Weisberg, Assistant Planner Recommendation: 1. Open the public hearing; 2. Receive presentation from staff; 3. Pose questions to staff; 4. Allow members of the public to offer comment; 5. Pose follow up questions to staff; 6. Close the public hearing; and 7. Adopt a Resolution to approve the request and adopt a Categorical Exemption. Resolution No.: 3702 Public Comment: A neighbor of the proposed project, Marco Rodriguez (11717 Hallwood Dr), expressed concerns about health issues that could arise from the demolition of the dwelling. He listed possible exposure to asbestos and rodents to the other adjacent properties. July 14, 2026 PLANNING COMMISSION MEETING MINUTES | 2  Motion: Following the discussion, it was moved by Commissioner Tamashiro to amend the conditions of approval by adding the recommendation; seconded by Commissioner Dominguez. Motion carried 4 – 0 Motion: It was moved by Commissioner Salas to approve the staff recommendations; seconded by Commissioner Dominguez. Motion carried 4 – 0 9. Director’s Report: None. 10. City Attorney’s Report: None. 11. Commissioner Comments: None. 12. Adjournment Meeting adjourned at 7:56 p.m. Respectfully submitted, ____________________________________ Planning Commission Chairperson Pablo Tamashiro ____________________________________ Planning Commission Secretary Sandra Elias, City Planner July 14, 2026 PLANNING COMMISSION MEETING MINUTES | 3  ZONING REVIEW COMMITTEE AGENDA CITY OF EL MONTE ZONING REVIEW COMMITTEE RESULTS TUESDAY, JULY 14, 2026 CITY OF EL MONTE 6:00 P.M. ZONING REVIEW CITY HALL EAST – COUNCIL CHAMBERS COMMITTEE 11333 VALLEY BOULEVARD CHAIRPERSON Cuitlahuac Dominguez This meeting shall be conducted in compliance with the procedures of Government Code section 54953 as most recently amended by AB 2449 CITY PLANNER which took effect January 1, 2023. As amended by AB 2449, Government Sandra Elias Code section 54953(f) allows less than a quorum of the Zoning Review Committee to participate remotely at any given meeting of the Zoning CHIEF BUILDING OFFICIAL Mike Petarra Review Committee where the remote participant(s) have a statutorily defined “just cause” reason or “emergency” reason for participating remotely. When a member of the Zoning Review Committee participates remotely pursuant to Government Code section 54953(f), the location from which the Zoning Review Committee member is participating remotely does not need to be identified on the agenda and does not need to be open to members of the public. Because Government Code section 54953(f) allows Zoning Review Committee members to notify the City of their need to participate remotely as late as the start of the meeting, the Zoning Review Committee will prepare for all meetings with the assumption that some number of its members (less than a quorum) might need to participate remotely pursuant to Government Code section 54953(f). All such meetings will be conducted in compliance with the requirements of Government Code section 54953(f)(1). Per Government Code section 54953(f)(2)(B), any Zoning Review Committee member who participates remotely per Government Code section 54953(f) “shall publicly disclose at the meeting before any action is taken, whether any other individuals 18 years of age or older are present in the room at the remote location with the member, and the general nature of the member’s relationship with any such individuals” Members of the public wishing to observe the meeting may do so in person. Phone: (626) 258-8626 www.elmonteca.gov planning@elmonteca.gov ZONING REVIEW COMMITTEE AGENDA JULY 14, 2026 Members of the public wishing to make public comment may do so in one of the following ways: (1) By directly addressing the Zoning Review Committee in person at the time(s) allotted on the agenda for such comment. Persons wishing to address the Zoning Review Committee in person are asked to fill out a speaker card providing their name and indicating whether they wish to address the Zoning Review Committee on an item(s) of business appearing under (i) the Public Hearing portion of the agenda; (ii) any item of business appearing under any other portion of the agenda; and/or (iii) a non- agendized matter that is within the subject matter jurisdiction of the Zoning Review Committee. Speaker cards should be submitted to City Staff prior to the Zoning Review Committee’s approval of the agenda, if possible; or (2) Email or Telephone – All interested parties can submit comments in advance to the Planning Division’s general email at planning@elmonteca.gov or by calling the City’s telephone line: (626) 258- 8626. All comments must be received by the Planning Division no later than 3:00 pm on July 14, 2026. Instruction regarding accommodation under the Americans with Disabilities Act can be found on the last page of this Agenda. OPENING OF MEETING 1. Call Meeting to Order 6:00 p.m. 2. Flag Salute Chairperson Dominguez 3. Roll Call Committee Members Present: Chairperson Dominguez Sandra Elias, City Planner Mike Petarra, Chief Building Official Staff Member Present: Osvaldo Martinez, Planning Technician 4. Public Comments Citizens wishing to address the Zoning Review Committee on land use and development matters may do so at this time. Note that the Committee cannot respond to or take any action on the item. Citizens wishing to speak on an agenda item will be given the opportunity to speak after the item is presented by staff. Limit your comments to three (3) minutes. State your name and address for the record. Agenda | 2  ZONING REVIEW COMMITTEE AGENDA JULY 14, 2026 PUBLIC HEARING 5. Minor Use Permit (MUP) No. 15-2025 and Director Level Zoning Clearance (DLZC) No. 13-2026 Address: 2517 Tyler Avenue / APN: 8104-019-039 Request: The Applicant requests approval of MUP No. 15-2025 to establish a vehicle repair facility consisting of “Vehicle Repair, Minor” as defined in the El Monte Municipal Code (EMMC) to allow for general auto repair and maintenance services – within an existing 4,800 square- foot commercial building. Additionally, DLZC No. 13-2026 is requested to establish shared access and parking with the adjacent northern parcel. The subject site is 19,200 square feet in area and located in the M-1 (Light Manufacturing) zone. The Minor Use Permit and Director Level Zoning Clearance request is made pursuant to Chapter 17.123 (Conditional and Minor Use Permits) and Chapter 17.120 (Zoning Clearances) of the El Monte Municipal Code (EMMC). CEQA Determination: Article 19. Categorical Exemptions – Class 1, Section 15301 (Existing Facilities) in accordance with the requirements of the California Environmental Quality Act of 1970 and the CEQA Guidelines, as amended Case Planner: Osvaldo Martinez, Planning Technician Recommendation: Open the public hearing; 1. Receive presentation from staff; 2. Pose questions to staff; 3. Allow members of the public to offer comment; 4. Pose follow up questions to staff; 5. Close the public hearing; and 6. Approve the request, adopt the Conditions of Approval and adopt the Categorical Exemption. Motion: Chairperson Dominguez motioned to approve Item No. 5, Seconded by City Planner Elias. Motion Carried 3-0 Agenda | 3 ZONING REVIEW COMMITTEE AGENDA JULY 14, 2026 NEXT ZONING REVIEW COMMITTEE MEETING Tuesday, August 11, 2026, at 6:00 p.m. City Hall East – City Council Chambers Availability of staff reports: Copies of the staff reports or other written documentation relating to each item of business described hereinabove are available on the City’s Home Page at www.elmonteca.gov or http://ci.el-monte.ca.us/AgendaCenter You may also call the Planning Division at (626) 258-8626 for more information. Individuals with special needs: The City of El Monte wishes to assist individuals with special needs. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Planning Division at (626) 258-8626. Notification 48 hours prior to the meeting will enable us to make reasonable arrangements to ensure accessibility to this meeting. [28 Code of Federal Regulations 35.102-35.104 ADA Title II] General explanation of how the meeting is conducted: 1. The staff report is presented by City Planning staff. 2. The Zoning Review Committee may ask questions if necessary for clarification. 3. The Zoning Review Committee Chair opens the public hearing. 4. The applicant makes a presentation to the Zoning Review Committee. 5. Individuals speaking in favor of the project address the Committee. 6. Individuals speaking against the project address the Committee. 7. The applicant responds to project opponents. 8. The public hearing is closed. 9. Zoning Review Committee members discuss the project. 10. Zoning Review Committee members vote on the project. 11. Any interested party who disagrees with the Zoning Review Committee decision may appeal the Committee’s decision to the Planning Commission within 10 calendar days. Any appeal filed must be directed to the City Clerk’s Office and must be accompanied by a fee of $1020.75 or $1,725.62 (depending on the type of project). Any individual that received notice of this meeting from the City of El Monte will receive notice of an appeal if one is filed. Agenda | 4  COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT PLANNING DIVISION STAFF REPORT DATE: JULY 28, 2026 TO: PLANNING COMMISSION FROM: JERRY MORENO, PUBLIC WORKS & UTILITIES DIRECTOR BY: ANA ANANDA, SENIOR PROJECT MANAGER SUBJECT: MERCED AVENUE STORMWATER CAPTURE PROJECT, CIP-089 – PEDESTRIAN MULTI-USE BIKEWAY TRAIL APPLICANT: CITY OF EL MONTE BACKGROUND The City of El Monte is pursuing the development of a new linear park (Exhibit 1) for public recreational use along the existing City-owned El Monte storm drain channel that discharges to the Rio Hondo Channel. The proposed Merced Avenue Stormwater Capture Project, CIP-089 (Project) will extend the existing Merced Avenue Linear Park from Merced Avenue on the east to Brockway Street on the west. The existing storm drain channel will be converted to an underground box culvert system to create space for the proposed bike paths and pedestrian walks. The Project also includes improvements to the El Monte storm drain system, water quality enhancements, rainwater infiltration systems, and the installation of a shared use path and pedestrian improvements to connect the Merced Linear Park to the Rio Hondo River Trail. All construction work will be within the limits of City of El Monte public right-of-way and planned to be commenced in mid-2027 with the completion scheduled for the end of 2028. The Project will be funded from the Los Angeles County’s Safe Clean Water Program (SCWP) (“Project”). The estimated Project cost is $17 million. Merced Avenue Stormwater Capture Project CIP-089 Page 1 The main goals and objectives of this project are to: • Increase recreational opportunities for the local community; • Implement new walkable and bikeable paths enhancing connectivity to the 30-mile Rio Hondo Bike Path; • Bioswale to treat stormwater runoff, reduce reliance on potable water for irrigation and mimic natural systems; and • Maintain flood control conveyance capacity, provide water quality treatment, and provide bikeway connectivity between the Merced Linear Park and the Rio Hondo Bikeway. The City of El Monte initiated the project design to provide access to recreational opportunities for the local community and to address State water quality requirements under the current MS4 Storm Water Discharge Permit. The Project site is approximately 2.56 acres of City property connecting the Merced Avenue Linear Park (Hero’s Park) to the Rio Hondo Bike Path. Prior to the proposed improvements, the site housed an open trapezoidal channel that conveys flows from the Garvey Avenue box culvert to the Rio Hondo Channel. As part of the Project, a diversion structure will be installed to divert dry weather flows along with a portion of the wet weather flows, treat those flows in a pre-treatment device to remove trash, sediment and heavy metals, and then pump them into a bioswale to further improve the water quality before the flows are returned to the new storm drains which eventually discharges to the Rio Hondo Channel. This corridor will be between the backyards of residences on Towneway Drive and Rio Hondo Parkway. Aesthetic steel screen fences will be installed on both sides of the linear park to enhance the appearance for park users in addition to ensuring privacy and safety of the residences. Solar lighting, security cameras, and gates at either side of the project are being incorporated into the design to further enhance safety and deter unauthorized encampments and promote the appropriate use of public space. Extensive and inclusive community engagement has been implemented during the design phase of the Project and additional engagement is planned. Multiple opportunities were provided for public participation to inform bike path features and design, including developing a Public Outreach Plan, social media posts, mailers to the neighborhood around the channel, posting banners with project information, public outreach events, community workshops, and door-to-door canvassing. In addition, a Community Advisory Committee composed of key local stakeholders was established to provide guidance on site understanding, bike path programming, and review of the evolving concept plan. The resulting project design reflects the priorities and concerns expressed by residents, business owners, and community members who will benefit from the conversion of the El Monte Drain from an inaccessible open trapezoidal channel to an underground box culvert, bioswale and multi-use path. Merced Avenue Stormwater Capture Project CIP-089 Page 2 RECOMMENDATION Staff recommends that the Planning Commission receive the Study Session presentation and provide comments. EXHIBIT 1 POTRERO AVENUE N MERCED AVENUE PROJECT SITE Merced Avenue Stormwater Capture Project CIP-089 Page 3