South Gate Planning Commission

Agenda

SOUTH GATE PLANNING COMMISSION

REGULAR PC AGENDA

Tuesday, January 20, 2026 at 6:30 p.m.

SOUTH GATE COUNCIL CHAMBERS

8650 CALIFORNIA AVE

SOUTH GATE, CA 90280

VIEW MEETING LIVE ONLINE AT: HTTPS://YOUTUBE.COM/@SOUTHGATECA90280

1.

Call To Order

2.

Pledge of Allegiance

3.

Roll Call

4.

City Officials

CHAIRPERSON COMMISSIONERS

Lizette Ruiz Mayra Castaneda

Jimmy Ozaeta

VICE CHAIRPERSON Margarita Valenzuela

Daisy Prieto

5.

Report On Posting

I, Javier Barraza, Special Projects Coordinator, certify that a true and correct copy of the foregoing meeting agenda was properly posted on January 15, 2026, seventy-two hours prior to the scheduled meeting, as required by law.

6.

Meeting Compensation Disclosure

Pursuant to Government Code Section 54952.3: Disclosure of compensation for meeting attendance by the Planning Commission is $125.00 per meeting.

7.

Consent Calendar

Business items, except those formally noticed for public hearing or require discussion, are placed in the Consent Calendar. Any Commissioner may request that any Consent Calendar item(s) be removed, discussed, and acted upon separately. Items remaining on the Consent Calendar will be approved in one motion unless another action is taken. The Chair will call on anyone wishing to address the Commission on any Consent Calendar item, which has not been pulled for discussion.

A.

PLANNING COMMISSION MINUTES FOR DECEMBER 2, 2025

The Planning Commission will consider approval of the minutes for the Regular Planning Commission meeting of December 2, 2025.

Documents:

PC Minutes 12.02.25.pdf

8.

Public Hearings

Public hearings are those items formally noticed under the requirements of South Gate Municipal Code Section 11.50.020. The Planning Commission shall hold a public hearing and make required findings to either approve, approve with conditions, or deny an application by adopting a resolution.

A.

SITE PLAN AND DESIGN REVIEW (PL NO. 25-0058), CONDITIONAL USE PERMIT (CUP NO. 25-01), ZONE CHANGE (ZC NO. 25-01), AND GENERAL PLAN AMENDMENT (GPA NO. 25-01) FOR A NEW DRIVE-THROUGH RESTAURANT AND OTHER IMPROVMENTS LOCATED AT 4816 AND 4820 FIRESTONE BOULEVARD, AND 8915 VOSSLER AVENUE, AND FINDING THE ACTION EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.

1. Call To Order 2. Pledge of Allegiance 3. Roll Call 4. City Officials CHAIRPERSON COMMISSIONERS Lizette Ruiz Mayra Castaneda Jimmy Ozaeta VICE CHAIRPERSON Margarita Valenzuela Daisy Prieto 5. Report On Posting I, Javier Barraza, Special Projects Coordinator, certify that a true and correct copy of the foregoing meeting agenda was properly posted on January 15, 2026, seventy-two hours prior to the scheduled meeting, as required by law. 6. Meeting Compensation Disclosure Pursuant to Government Code Section 54952.3: Disclosure of compensation for meeting attendance by the Planning Commission is $125.00 per meeting. 7. Consent Calendar Business items, except those formally noticed for public hearing or require discussion, are placed in SOUTH GATE PLANNING COMMISSION REGULAR PC AGENDA Tuesday, January 20, 2026 at 6:30 p.m. SOUTH GATE COUNCIL CHAMBERS 8650 CALIFORNIA AVE SOUTH GATE, CA 90280 VIEW MEETING LIVE ONLINE AT: HTTPS://YOUTUBE.COM/@SOUTHGATECA90280 1

the Consent Calendar. Any Commissioner may request that any Consent Calendar item(s) be removed, discussed, and acted upon separately. Items remaining on the Consent Calendar will be approved in one motion unless another action is taken. The Chair will call on anyone wishing to address the Commission on any Consent Calendar item, which has not been pulled for discussion. A. PLANNING COMMISSION MINUTES FOR DECEMBER 2, 2025 The Planning Commission will consider approval of the minutes for the Regular Planning Commission meeting of December 2, 2025. 8. Public Hearings Public hearings are those items formally noticed under the requirements of South Gate Municipal Code Section 11.50.020. The Planning Commission shall hold a public hearing and make required findings to either approve, approve with conditions, or deny an application by adopting a resolution. A. SITE PLAN AND DESIGN REVIEW (PL NO. 25-0058), CONDITIONAL USE PERMIT (CUP NO. 25-01), ZONE CHANGE (ZC NO. 25-01), AND GENERAL PLAN AMENDMENT (GPA NO. 25-01) FOR A NEW DRIVE-THROUGH RESTAURANT AND OTHER IMPROVMENTS LOCATED AT 4816 AND 4820 FIRESTONE BOULEVARD, AND 8915 VOSSLER AVENUE, AND FINDING THE ACTION EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. Staff recommends that the Planning Commission: 1. Find that in accordance with CEQA, this project qualifies for a categorical exemption under CEQA Guidelines Section 15303 (Class 3), “New Construction or Conversion of Small Structures,” and is thereby exempt from CEQA in that the proposed restaurant is less than 2,500 square feet and located in an urbanized area. 2. Adopt Resolution No. 2026-01, included as Attachment 1, approving PL No. 25-0058 and CUP No. 25-01, and recommending to the City Council approval of ZC No. 25-01 and GPA No. 25-01 for the development of a site located at 4816 and 4820 Firestone Boulevard, and 8915 Vossler Avenue. Documents: PC Minutes 12.02.25.pdf Documents: AB_4816-4820_Firestone_Blvd_PL 25-0058_CUP 25-01_PC_012026.pdf 1_PC Reso No. 2026-01_4816-4820_Firestone_Blvd_012026.pdf 2_CEQA_Class3_4816_Firestone_Blvd.pdf 3a_Letter_Project_Description_073025.pdf 3b_SupplementalForm_CUP.pdf 3c_SupplementalForm_ZC_GPA.pdf 3d_Environmental_information_form.pdf 3e_Bus_routes.pdf 3f_Letter_traffic_no_attachments_090325.pdf 4_ALTA_Survey.pdf 5_Plans_073125.pdf 2

9. Open Session Items Open session items are intended to be discussed by the Planning Commission but do not require a public hearing. These include presentations, trainings, and workshops. 10. Comments At this time, members of the public and staff may address the City Planning Commission regarding any items within the subject matter jurisdiction of the Planning Commission. No action may be taken on items not listed on the agenda unless authorized by law. A. AUDIENCE COMMENTS B. CITY STAFF COMMENTS C. PLANNING COMMISSION COMMENTS 11. Adjournment In compliance with the American with Disabilities Act, if you need special assistance to participate in the Planning Commission meeting, please contact Community Development Department. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility. All of the above resolutions and zoning case items have been determined to be categorically exempt pursuant to the California Environmental Quality Act (CEQA) Guidelines unless otherwise stated. Any final action of the Planning Commission, on this agenda, is appealable to the City Council upon filling the request with the City Clerk prior to 5:00 p.m. on Thursday, February 5, 2026. Materials related to an item on this Agenda submitted to the Planning Commission after distribution of the agenda packet are available for public inspection in the Community Development Department, 8650 California Ave., South Gate, CA 90280. For more information, call (323) 563- 9565 or visit the City's website at www.cityofsouthgate.org. 6_ZC_GPA_Map.pdf 3

Planning Commission Minutes 12.2.25 Page 1 of 3 ACTION MINUTES OF THE REGULAR MEETING OF THE SOUTH GATE CITY PLANNING COMMISSION TUESDAY, DECEMBER 2, 2025 1. CALL TO ORDER – 6:30 p.m. The Planning Commission of the City of South Gate met in-person on December 2, 2025, at 6:30 p.m., Chair Ruiz presiding. 2. PLEDGE OF ALLEGIANCE Commissioner Castaneda led the Pledge of Allegiance. 3. ROLL CALL Commissioners Present: Chairperson Lizette Ruiz Vice Chairperson Daisy Prieto Commissioner Jimmy Ozaeta Commissioner Mayra Castaneda Commissioner Margarita Valenzuela 4. CITY OFFICIALS Staff Present: Rob Houston, City Manager Gabriel Perez, Community Development Director Luis Frausto, Director of Administrative Services John F. Signo, AICP, Planning Manager Craig Hardwick, Assistant City Attorney Javier Barraza, Special Projects Coordinator 5. REPORT ON POSTING Special Projects Coordinator Barraza certified the meeting agenda was properly posted. 6. MEETING COMPENSATION DISCLOSURE Special Projects Coordinator Barraza disclosed the Commissioners’ compensation. 4

Planning Commission Minutes 12.2.25 Page 2 of 3 7. CONSENT CALENDAR A. PLANNING COMMISSION MINUTES FOR NOVEMBER 18, 2025 The Planning Commission considered approval of the minutes for the Regular Planning Commission meeting of November 18, 2025. Action: Approved 5-0. Motion by Commissioner Valenzuela to approve the minutes for December 2, 2025, with a change by Commissioner Ozaeta to Item 10.C. Seconded by Commissioner Casteneda. COMMISSIONER VOTE Castaneda Yes Ozaeta Yes Valenzuela Yes Vice-Chairperson Prieto Yes Chairperson Ruiz Yes 8. PUBLIC HEARING None. 9. OPEN SESSION ITEMS A. CITY'S BUDGET AND FISCAL FUTURE City Manager Houston and Director Frausto gave a presentation on the City’s budget and fiscal future, which is based on one made to the City Council on November 11, 2025. 1. PUBLIC COMMENTS / QUESTIONS • Mario Dominguez, Jr., commented and asked questions and City Manager Houston responded. • Edgar Pelayo made comments and suggestions on the city budget. • Ruben made comments about some employees’ field work that he witnessed and asked that they be better supervised to save money. City Manager Houston responded. 2. PLANNING COMMISSION COMMENTS / QUESTIONS • Vice-Chair Prieto, Commissioner Valenzuela, Commissioner Ozaeta, and Chairperson Ruiz commented and asked questions. City Manager Houston and Director Frausto responded. 3. STAFF COMMENTS / QUESTIONS • City Manager Houton thanked the Planning Commission and the public for participating. He offered to meet with the public either individually or in groups if they would like to discuss further. 5

Planning Commission Minutes 12.2.25 Page 3 of 3 Action: Approved 5-0. Motion by Vice-Chairperson to Receive and File. Seconded by Commissioner Ozaeta. COMMISSIONER VOTE Castaneda Yes Ozaeta Yes Valenzuela Yes Vice-Chairperson Prieto Yes Chairperson Ruiz Yes 10. COMMENTS A. Public Comments: • Mario Dominguez, Jr. B. City Staff Comments: • Planning Manager Signo informed the Planning Commission about the Planning Commission Academy available next year. He informed the Commission about going dark for the next couple of meetings, with the next meeting expected to be on January 20, 2026. He wished the Commission Happy Holidays. • Director Perez gave an update about recurring items on razor wire and electrified fences. He wished everyone Happy Holidays. C. Planning Commission Comments: • Commissioner Ozaeta asked about requirements for electric fencing and razor wire. Director Perez responded. • Chairperson Ruiz asked about project updates and the Planning website. She asked about projects at the JB Hunt property and Engle property. Director Perez responded. • Commissioner Ozaeta asked if an upcoming meeting can be used as an informational session. 11. ADJOURNMENT The meeting was adjourned at 9:38 p.m. Respectfully submitted by: _____________________________________ John F. Signo, AICP, Planning Manager _________________________________ Lizette Ruiz, Chairperson 6

City of South Gate PLANNING COMMISSION For the Regular Meeting of: January 20, 2026 Planning Manager: CD Director: John F. Signo, AICP Gabriel Perez SUBJECT: Site Plan and Design Review (PL No. 25-0058), Conditional Use Permit (CUP No. 25-01), Zone Change (ZC No. 25-01), and General Plan Amendment (GPA No. 25-01) PROJECT LOCATION/REQUEST: Project Location: 4816 and 4820 Firestone Boulevard, and 8915 Vossler Avenue o Assessor’s Parcel Numbers: 6222-011-015, 6222-011-037, 6222-011-017 o Property Owner: David Ghermezian, 4816 Firestone, LLC o Agent/Representative: Pedram Shokati, Shokati Architects o Zoning (current): Urban Neighborhood (UN) and Neighborhood Low (NL) o General Plan (current): Medium Density Residential (9-16 dwelling units/acre) o Total Project Area (based on County Assessor): 18,202 square feet (SF) or 0.42 acre (AC) o 4816 Firestone Blvd.: 4,400 SF o 4820 Firestone Blvd.: 6,110 SF o 8915 Vossler Ave.: 7,692 SF Request: The applicant requests the development of a general quick service restaurant (QSR) with a drive-through and walk-up window on three lots. An existing 3,680-square-foot (SF) vacant restaurant building on the northwestern lot will be demolished. The proposed project includes the following: o New 1,700 SF restaurant building with a drive-through lane and a walk-up window located on the northern two lots (4816 and 4820 Firestone Boulevard)  Indoor dining will not be provided o New 220 SF covered patio for outdoor seating o Drive-through lane: 10 cars  Length: 170 linear feet from the entrance to the pick-up window o Parking Spaces: 14 spaces  11 spaces at 8915 Vossler Avenue • Includes one ADA and one electric vehicle (EV) charging station  Three spaces at 4816 Firestone Avenue o Trash enclosure for waste, recycling, and compost o Existing pylon sign to be refaced o Landscaping and other improvements 7

Required Permits • Site Plan and Design Review (PL No. 25-0058) for development of a site greater than 15,000 SF where two or more parcels are proposed to be consolidated for development. • Conditional Use Permit (CUP No. 25-01) for a drive-through restaurant subject to South Gate Municipal Code (SGMC) Sections 11.40.220 and 11.22.090(D). • Zone Change (ZC No. 25-01) to change the zone from NL to UN and remove the Corridor Transition Overlay for the property at 8915 Vossler Avenue. • General Plan Amendment (GPA No. 25-01) to change the land use designation from Medium Density Residential to Commercial for the property at 8915 Vossler Avenue. RECOMMENDATION: Staff recommends that the Planning Commission: 1. Find that in accordance with CEQA, this project qualifies for a categorical exemption under CEQA Guidelines Section 15303 (Class 3), “New Construction or Conversion of Small Structures,” and is thereby exempt from CEQA in that the proposed restaurant is less than 2,500 square feet and located in an urbanized area. 2. Adopt Resolution No. 2026-01, included as Attachment 1, approving PL No. 25-0058 and CUP No. 25-01, and recommending to the City Council approval of ZC No. 25-01 and GPA No. 25- 01 for the development of a site located at 4816 and 4820 Firestone Boulevard, and 8915 Vossler Avenue. PROJECT DESCRIPTION: The project site has a vacant 3,680 SF restaurant building on the northwestern lot. The northeastern and southern lots are developed as parking lots. The proposed project is for a speculative restaurant pad in which the applicant is actively seeking a tenant. The proposed restaurant does not include indoor dining, but will provide a drive-through lane and a walk-up window. The drive-through lane can accommodate nine cars with a length of more than 170 feet of queuing from the entrance to the pick-up window. The applicant intends to keep and reface the existing pole sign along Firestone Boulevard. There is a 15-foot-wide public alley between the two northern properties along Firestone Boulevard and the southern property at 8915 Vossler Avenue. The alley will continue to be maintained by the City. It allows access to the southern parking lot and to the restaurant’s drive- through lane. Landscaping will be provided throughout the project site, including along the streets and in the parking lot. A trash enclosure is proposed on the east side of the southern lot next to the handicap parking space. An electric vehicle parking space is proposed in the southeastern corner. ENVIRONMENTAL ANALYSIS: Under the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and the regulations promulgated thereunder (14 California Code of Regulations §§ 15000, et seq., the “CEQA Guidelines”), the project qualifies as a Class 3 Categorical Exemption pursuant to Section 15303 (Class 3 – New Construction or Conversion of Small Structures) of the CEQA Guidelines (Title 14, Chapter 3 of the California Code of Regulations). The Project will not cause a significant effect on the environment and is, therefore, categorically exempt from the 8

requirement for the preparation of environmental documents under CEQA (see Attachment 2). BACKGROUND: Site History and Environmental Setting The project site consists of three lots: one developed lot and two lots used for parking. The developed lot (4816 Firestone Boulevard) at the northwestern portion of the site has a one-story, 3,680 SF commercial building built in 1928, which has been used as a restaurant. The site is bounded by Firestone Boulevard to the north, Vossler Avenue to the east, residential uses to the south, and commercial uses to the west. The Azalea Shopping Center is located north of the site across Firestone Boulevard. Regional access is provided by Interstate 710 (I-710), located approximately 0.69 miles to the east. The entire site is flat with paved sidewalks along the streets. An alley traverses the site from the east to the west. Vegetation is minimal, limited to a few street trees along Vossler Avenue and a planter area at the northeastern corner. The southern parking lot has a planter area along Vossler Avenue, which has not been maintained. There are no sensitive habitats or protected species in the area. Wildlife consists of common urban birds and small mammals. There are no known historical, cultural, or scenic designations on the property. Project Overview Site Characteristics: The subject site measures approximately 186 feet from Firestone Boulevard to the southern property line, and 128 feet from Vossler Avenue to the western property line on the southern lot. The three lots are all rectangular-shaped with an alley traversing the project site. Table 1 provides a summary of the lot dimensions and the lot area of the subject parcel, and Table 2 provides the zoning and surrounding land uses. Table 1 – Property Data Lot Depth 186’ Lot Width 128’ Lot Area 18,274 SF or 0.42 AC Surroundings: Surrounding properties include commercial uses along Firestone Boulevard and residential uses to the south. The Azalea shopping center is located to the north across Firestone Boulevard. Figure 1 shows an aerial photograph of the area. Figure 2 shows the zoning designations. Figure 3 shows the Corridor Transition Overlay. Table 2 – Surrounding Land Uses Zone Land Use North RC Commercial East UN Commercial South NL Residential West UN/NL Commercial, Residential 9

Figure 1 – Aerial Photograph 10

Figure 2 – Zoning Map Figure 3 – Overlay Districts 11

ANALYSIS: Required Findings for a CUP Pursuant to SGMC Section 11.52.030, before a CUP may be granted, the Planning Commission (or the City Council on appeal) shall make all the following findings, as applicable to the property: • Approval of the CUP is consistent with and will not adversely affect the intent and purpose of this title or the city’s General Plan. • The design and development of the land use and conditions of the CUP are compatible with the existing and future land uses of the applicable zone. • Approval of the CUP would not result in detrimental impacts to adjacent properties or to the character or function of the neighborhood. The proposed Resolution supports the findings required under Section 11.52.030. Development Standards The proposed project is subject to the development and design standards of SGMC Section 11.22.090 (Urban Neighborhood Zone). The project meets the standards as summarized in Table 3. Table 3 – UN Development Standards STANDARD REQUIREMENT PROPOSAL Maximum Height 5 stories; 60 ft. 1 story Maximum Floor Area Ratio (FAR) 1.75 0.16 (for 4816 and 4820 Firestone Blvd. only) Building and Parking Setbacks Primary Frontage PL 10 ft. Building: ~41 ft. Canopy: ~28 ft. Drive-through: 10 ft. Side Street PL 10 ft. Building: ~27 ft. Drive-through: 10 ft. Interior PL 0 ft.; 10 ft. adjacent to existing single-family residential Building: ~39 ft. Alley PL 3 ft. Building: ~12 ft. LI/M2/M3 PL Buffer required (See Section 11.30.050) n/a 12

Issues of Concern Parking Per Table 11.33-1 of SGMC Section 11.33.040, a food establishment less than 4,000 SF of floor area is required to have 1 parking space per 100 SF of gross floor area. Gross floor area calculations are based on the area within the surrounding exterior walls of a building or any portion thereof. The new 1,700 SF building requires 17 parking spaces. The applicant is proposing 14 parking spaces, including one ADA space and one electric vehicle (EV) space. Pursuant to Assembly Bill 2097 (AB 2097), cities are prohibited from imposing minimum automobile parking requirements for most new residential and commercial developments located within one-half mile of a major transit stop. A major transit stop is located directly across Firestone Boulevard, north of the project site, in front of the Azalea Shopping Center. In addition, a major transit center is planned along Atlantic Avenue north of Firestone Boulevard, within a few hundred feet of the subject property. Accordingly, the project qualifies for reduced on-site parking requirements; nevertheless, it will provide 14 on-site parking spaces and accommodate up to 10 vehicles within the drive-through area. Additionally, the proposed building will replace an existing 3,680 SF restaurant building that was required to provide 37 parking spaces. There are 40 spaces currently provided; however, many of the spaces are nonconforming in regard to size and location, and minimal landscaping, lighting, and other improvements are provided. The proposed project would improve these conditions. Design/Site Plan Review Development on parcels smaller than 15,000 square feet is typically subject to administrative review and does not require Planning Commission approval. However, because the project includes a request for a Conditional Use Permit (CUP) for a drive-through, as well as a Zone Change and General Plan Amendment—both of which require City Council approval—the project is being processed as a single, consolidated application. The applicant is proposing a modern building design with materials such as aluminum wall panels, metal and wood trellis, smooth exterior plaster, sconces, and metal canopies. Exterior building colors will be earth-toned and are described as “Arcadia black,” “raindrop,” and “good night.” A covered outdoor patio will be located at the front of the building with chairs and tables. The trash enclosure will be located in the rear parking lot and constructed of split-face block with a security mesh, a roof covering, and a corrugated metal gate. A condition has been added to require a one- foot-wide curb along the south side along the parking lot to allow passengers to exit a vehicle. Exterior areas will be well-lit with lighting poles in the parking lot and along the alley. Sconces and other lighting will be provided along the sides of the building. Additional lighting will be provided from the interior of the building through glass doors and windows. As the building currently has no tenant, signage will be reviewed by staff at a later time. Sample signage is shown on the elevations and renderings. An existing pole sign is proposed to remain at the front of the property along Firestone Boulevard. However, renderings appear to show the pole replaced with a thicker pole with a much wider sign that encroaches over the sidewalk. Typically, existing pole signs are allowed to remain but not be replaced. An alternative is to replace the pole sign with a pedestrian-level monument sign, similar to those at Dunkin’ to the west and WSS to the north. A condition has not been added, but the Commission does have discretion to require it. 13

Landscaping includes various trees and shrubs along the perimeter and parking areas. The plant palette includes strawberry trees, bottle trees, privet, lantana, purple sage, and other shrubs. New landscaping will enhance the appearance of the property. A condition has been included that the project meets the model water efficient landscape ordinance (MWELO) requirements. Zone Change (ZC No. 25-01) and General Plan Amendment (GPA No. 25-01) The applicant proposes a Zone Change to change the zone from NL to UN and remove the Corridor Transition Overlay, and a General Plan Amendment to change the land use designation from Medium Density Residential to Commercial for the property at 8915 Vossler Avenue. The UN zoning district will be consistent with the zoning for the restaurant properties (4816 and 4820 Firestone Boulevard) as well as other properties along the south side of Firestone Boulevard, which are also zoned UN. The Planning Commission is a recommending body in this instance and will make a recommendation to the City Council for final action. A condition is included to require the southern lot at 8915 Vossler Avenue to be linked in perpetuity to the northern lots to prevent it from being sold separately, potentially eliminating much of the parking. The proposed Zone Change and General Plan Amendment are appropriate, as the property at 8915 Vossler Avenue has historically been used as a parking lot serving adjacent commercial uses. In addition, the proposed UN zoning designation permits residential development at densities of up to 40 dwelling units per acre, compared to the 9-16 dwelling units per acre allowed under the Medium Density Residential land use designation. Accordingly, the Zone Change is consistent with the City’s Housing Element and would not result in a loss of housing opportunity; rather, it would facilitate the potential for increased residential development. The Zone Change and General Plan Amendment are summarized in Tables 4 and 5, respectively. Table 4 – Zoning Summary Address Current Zoning Proposed Comment 4816 Firestone Blvd. UN UN No change 4820 Firestone Blvd. UN UN No change 8915 Vossler Ave. NL UN Changed to UN; Corridor Transition Overlay removed Table 5 – General Plan Land Use Designation Summary Address Current Land Use Designation Proposed Land Use Designation Comment 4816 Firestone Blvd. Commercial Commercial No change 4820 Firestone Blvd. Commercial Commercial No change 8915 Vossler Ave. Medium Density Residential (9-16 du/ac) Commercial Re