South Gate Planning Commission

Agenda

SOUTH GATE PLANNING COMMISSION

REGULAR PC AGENDA

Tuesday, July 21, 2026 at 6:30 p.m.

SOUTH GATE COUNCIL CHAMBERS

8650 CALIFORNIA AVE

SOUTH GATE, CA 90280

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DIAL-IN NUMBER: 1 (213) 338-8477

MEETING ID: 898 4440 2273

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

Daisy Prieto Mayra Castaneda

Jimmy Ozaeta

VICE CHAIRPERSON Lizette Ruiz

Margarita Valenzuela

If you would like to participate in this meeting, you can participate via the following options:

1 . VIEW THE MEETING LIVE ONLINE VIA YOUTUBE: South Gate, CA - YouTube

Please allow up to 24 hours after the meeting for the archive to be available.

2. PARTICIPATE IN THE MEETING ONLINE VIA ZOOM: https://us06web.zoom.us/j/89844402273 (Captions available via Wordly)

DIAL-IN NUMBER 1 (213) 338-8477 MEETING ID:898 4440 2273

To address the Planning Commission press *9 to raise your hand and *6 to unmute yourself when instructed.

3. PARTICIPATE BEFORE THE MEETING by emailing the City Clerk at:

yglaze@sogate.org no later than 4:00 p.m. on the day of the meeting. Please write "Public Comment" in the subject line.

4. ATTEND THE MEETING IN PERSON

*The disruption in service of any alternative method does not preclude the Planning Commission or other legislative body from taking further action and moving forward on the agenda.

Meeting Schedule

The regular meetings of the Planning Commission are held on the first and third Tuesday of each month, commencing at 6:30 p.m.

Brown Act

Agendas are drafted to accurately state what the governing body is being asked to consider. The governing body can take action on "all items" listed on the agenda and be in compliance with the open meeting laws. Under the Brown Act, no action may be taken on a matter unless it is listed on the agenda, or unless certain emergency or special circumstances exist. The governing body may direct staff to investigate and/or schedule certain matters for consideration at a future meeting.

5.

1. Call To Order 2. Pledge of Allegiance 3. Roll Call 4. City Officials CHAIRPERSON COMMISSIONERS Daisy Prieto Mayra Castaneda Jimmy Ozaeta VICE CHAIRPERSON Lizette Ruiz Margarita Valenzuela If you would like to participate in this meeting, you can participate via the following options: 1. VIEW THE MEETING LIVE ONLINE VIA YOUTUBE: South Gate, CA - YouTube Please allow up to 24 hours after the meeting for the archive to be available. SOUTH GATE PLANNING COMMISSION REGULAR PC AGENDA Tuesday, July 21, 2026 at 6:30 p.m. SOUTH GATE COUNCIL CHAMBERS 8650 CALIFORNIA AVE SOUTH GATE, CA 90280 PARTICIPATE IN THE MEETING ONLINE VIA ZOOM: HTTPS://US06WEB.ZOOM.US/J/89844402273 DIAL-IN NUMBER: 1 (213) 338-8477 MEETING ID: 898 4440 2273 VIEW MEETING LIVE ONLINE AT: HTTPS://YOUTUBE.COM/@SOUTHGATECA90280 1

2. PARTICIPATE IN THE MEETING ONLINE VIA ZOOM: https://us06web.zoom.us/j/89844402273 (Captions available via Wordly) DIAL-IN NUMBER 1 (213) 338-8477 MEETING ID:898 4440 2273 To address the Planning Commission press *9 to raise your hand and *6 to unmute yourself when instructed. 3. PARTICIPATE BEFORE THE MEETING by emailing the City Clerk at: yglaze@sogate.org no later than 4:00 p.m. on the day of the meeting. Please write "Public Comment" in the subject line. 4. ATTEND THE MEETING IN PERSON *The disruption in service of any alternative method does not preclude the Planning Commission or other legislative body from taking further action and moving forward on the agenda. Meeting Schedule The regular meetings of the Planning Commission are held on the first and third Tuesday of each month, commencing at 6:30 p.m. Brown Act Agendas are drafted to accurately state what the governing body is being asked to consider. The governing body can take action on "all items" listed on the agenda and be in compliance with the open meeting laws. Under the Brown Act, no action may be taken on a matter unless it is listed on the agenda, or unless certain emergency or special circumstances exist. The governing body may direct staff to investigate and/or schedule certain matters for consideration at a future meeting. 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 July 16, 2026, seventy-two hours prior to the scheduled meeting, as required by law. 6. 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. 7. 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. TENTATIVE TRACT MAP NO. 84210 AND MAJOR ADMINISTRATIVE MODIFICATIONS (PL NO. 26-0191) TO ALLOW THE SUBDIVISION OF THREE PARCELS INTO A 14-UNIT AFFORDABLE RESIDENTIAL CONDOMINIUM TOWNHOUSE DEVELOPMENT LOCATED AT 9001-9019 LONG BEACH BOULEVARD, AND CONSIDER A MITIGATED NEGATIVE DECLARATION IN COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (APPLICANT: HABITAT FOR HUMANITY OF GREATER LOS ANGELES) 2

Staff recommends that the Planning Commission: 1. Approve a Tentative Tract Map (TTM No. 84210) to allow the subdivision of three parcels into a 14-unit affordable residential condominium townhouse development located at 9001-9019 Long Beach Boulevard, within the Urban Neighborhood (UN) zone; 2. Approve a request for four Major Administrative Modifications (PL No.26-0191) to: (1) reduce the required parking setback from 10 feet to 0 feet along the interior property line; (2) reduce the required building setback from 10 feet to 5 feet for Unit 10 along the interior property line; (3) increase the fence height along the street frontages from 3 feet to 3½ feet; and (4) increase the fence height along the southwest corner of Long Beach Boulevard and Willow Place from 3 feet to 6 feet; and 3. Adopt a Mitigated Negative Declaration (MND) in compliance with the California Environmental Quality Act (CEQA). B. CONDITIONAL USE PERMIT (CUP NO. 26-06/PL NO. 25-0053) FOR HOPS AND BARLEY ALEHOUSE FOR AN OUTDOOR COVERED SEATING AREA, LIVE ENTERTAINMENT, EXPANDED ALCOHOL SALES, AND OTHER MODIFICATIONS AND IMPROVEMENTS LOCATED AT 3905 TWEEDY BOULEVARD, AND CONSIDERATION OF A CLASS 3 CATEGORICAL EXEMPTION UNDER 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 site is developed and urban uses surround the project site; and 2. Adopt Resolution No. 2026-10 approving CUP No. 26-06/PL No. 25-0053 with conditions to improve the architectural design of the outdoor canopy for a property located at 3905 Tweedy Boulevard. Documents: AB_TTM 84210 and Admin Mod_07.07.25_final.pdf Attachment A - PC Reso_2026-07_F.pdf Attachment B - 9001 Long Beach Blvd_Habtitat_TPM 84210.pdf Attachment C - 9001 Long Beach Blvd_Habtitat_Plan Set.pdf Attachment D - 9001-19 Long Beach Blvd Residential_Public Draft ISEA_061526.pdf Attachment D - Appendix A - AQ-GHG-Energy.pdf Attachment D - Appendix B- Cultural Resources.pdf Attachment D - Appendix C- Tribal Consultation Communications.pdf Attachment D - Appendix D – Geology and Paleontological Background Report.pdf Attachment D - Appendix E- Hazardous Materials Studies.pdf Attachment D - Appendix F- Noise Study.pdf Attachment D - Appendix G- Local Transportation Assessment.pdf Attachment D - Appendix H - Statutory Checklist Reference.pdf Attachment D - Appendix I- EA Reference Documents.pdf 3

8. 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. 9. 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 10. Adjournment In compliance with the Americans with Disabilities Act, if you need special assistance to participate in the Planning Commission meeting, please contact the 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, August 6, 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. Documents: AB_3905_Tweedy_Blvd_Hops_and_Barley_CUP26-06_PL25- 0053_PC_072126_F.pdf Attachment 1 - PC_Reso_2026- 10A_3905_Tweedy_Hops_and_Barley_approval_F.pdf Attachment 2 - PC_Reso_2026-10B_3905_Tweedy_Hops_and_Barley_denial_F.pdf Attachment 3 - Renderings of Covered Patio Provided by Applicant 071426.pdf Attachment 4 - Email_SUPPORT_Sanamar_Hops_and_Barley_071526.pdf Attachment 5 - AGI - Hops and Barley Noise Study 7-10-2026.pdf Attachment 6 - Development Plans - 3905 Tweedy Blvd 070626.pdf 4

City of South Gate PLANNING COMMISSION For the Regular Meeting of: July 21, 2026 Associate Planner:______________________ Planning Manager:____________________________ Joshua Valdez John F. Signo, AICP SUBJECT: Tentative Tract Map No. 84210 and Major Administrative Modifications (PL No. 26-0191) PROJECT PROPOSAL/REQUEST The applicant requests the following: 1. Consideration of a Tentative Tract Map (TTM No. 84210) to allow the subdivision of three parcels into a 14-unit affordable residential condominium townhouse development located at 9001-9019 Long Beach Boulevard, within the Urban Neighborhood (UN) zone. 2. Consideration of a request for four Major Administrative Modifications (PL No.26-0191) to: (1) reduce the required parking setback from 10 feet to 0 feet along the interior property line; (2) reduce the required building setback from 10 feet to 5 feet for Unit 10 along the interior property line; (3) increase the fence height along the street frontages from 3 feet to 3½ feet; and (4) increase the fence height along the southwest corner of Long Beach Boulevard and Willow Place from 3 feet to 6 feet. 3. Consideration of a Mitigated Negative Declaration (MND) in compliance with the California Environmental Quality Act (CEQA). PROJECT OVERVIEW • Project Location: 9001-9019 Long Beach Boulevard • Assessor’s Parcel Number: 6204-025-900, -901, and -902 • General Plan Designation: Long Beach Corridor, Subarea 2 • Zoning: Urban Neighborhood (UN) • Applicant: Aubrey DeVoe, on behalf of Habitat for Humanity of Greater Los Angeles BACKGROUND Project History: The project site consists of City-owned parcels under the control of the South Gate Housing Authority, which retained ownership of the properties following the dissolution of California's former redevelopment agencies. To facilitate the proposed affordable housing development, the City and the developer have negotiated the terms of a Disposition and Development Agreement (DDA), which outlines the conveyance of the property and City financing for project development and is currently under review by the City Attorney. In addition, an Affordable Housing Agreement (AHA) will be drafted to establish the long-term affordability requirements for the project. Separate from the environmental review prepared for the proposed 14-unit condominium townhome development, the City is also completing a federal environmental review associated with Community Development Block Grant (CDBG) funding that will be used for site remediation activities. This environmental review is required independently for the use of federal funding and is not part of the 5

Planning Commission (TTM No. 84210; PL No. 26-0191) – 9001-9019 Long Beach Blvd. July 21, 2026 Page 2 of 5 California Environmental Quality Act (CEQA) analysis for the proposed development. As part of the federal review process, consultation is currently underway with the State Historic Preservation Office (SHPO) and the Native American Heritage Commission (NAHC) to satisfy applicable historic and cultural resource review requirements. Site Characteristics: The project site consists of three contiguous parcels, approximately 0.66 acres, situated along the western frontage of Long Beach Boulevard, at the southwest corner of the Willow Place and Long Beach Boulevard intersection, within a developed commercial corridor. The site is located within a highly urbanized area characterized by commercial development along the Long Beach Boulevard corridor and residential neighborhoods to the west. The property is relatively flat and rectangular in configuration. The two northern parcels of the project site (APNS 6204-025-900 and -901) are currently vacant and contain asphalt in disrepair from a former parking lot and dirt. The approximately 0.29-acre southern parcel (APN 6204-025-902) is developed with an approximately 640-square-foot building and asphalt, formerly used as an auto repair shop. Historical use of the southern parcel has resulted in elevated lead and metals requiring remediation. The project site is currently accessed from two driveways on Long Beach Boulevard on the southern parcel, a driveway on Long Beach Boulevard on one of the northern parcels (APN 6204-025-901), and a driveway on Willow Road for access to the other northern parcel (APN 6204-025-900). The site contains no significant topographic features, water courses, or natural habitat areas. Surroundings: The project site is surrounded by a mix of residential and commercial uses, with Long Beach Boulevard and Willow Place providing primary access. Directly north of the project site are existing commercial uses fronting Long Beach Boulevard, consisting primarily of retail, restaurant, and service- oriented businesses. Immediately east of the project site is Long Beach Boulevard, a major north-south arterial roadway, beyond which are additional commercial properties and neighborhood-serving businesses along the corridor's eastern side. Directly south of the project site are adjoining commercial properties developed with retail and service commercial uses that are consistent with the surrounding commercial land use pattern along Long Beach Boulevard. Immediately west of the project site are residential neighborhoods comprised of single-family and multifamily dwellings, representing the transition from the commercial corridor to established residential areas. Proposed Tentative Trat Map (TTM) and Associated Development: The applicant is requesting approval of a TTM (Attachment B) to allow the subdivision of three parcels (0.66 acres) into 14 townhomes in connection with a proposed residential development located at 9001-9019 Long Beach Boulevard. The Project includes the removal of all existing on-site improvements and structures within the 0.66-acre site and the construction of a common-interest subdivision and affordable housing development. The Project includes the construction of 14 two- and three-story attached townhomes in four buildings. The proposed townhomes total 18,656 square feet of building area and have a combined building footprint of 9,772 square feet. Each building will have a maximum height of 33 feet, two inches to the top of the parapet. All 14 townhomes will be sold to qualified low-income homebuyers at an affordable housing cost. The units will include six floor plans ranging from 1,100 to 1,372 square feet. The common areas will include guest surface parking areas, outdoor benches, and community green space. Landscaping will be installed along the perimeter and interior of the site. Administrative/Design Review & Administrative Modifications (Major): The proposed (14-unit townhome) development project associated with the requested TTM is deemed a “Multifamily Residential” use in accordance with the provisions of the South Gate Municipal Code (SGMC) Section 11.21.030, Table 11.21-3. “Multifamily Residential” uses are permitted by right with the approval of an Administrative Plan Review. In addition, Design Review is required for the proposed development since the project site is 6

Planning Commission (TTM No. 84210; PL No. 26-0191) – 9001-9019 Long Beach Blvd. July 21, 2026 Page 3 of 5 greater than 15,000 square feet. During the review process, it was revealed that the required setback for the parking area and building would inhibit the project site’s ability to provide on-site parking. Additionally, an administrative modification is requested to increase the height limit for perimeter fencing by 6-inches and the fencing around the common area by 3-feet as an additional layer of security. Administrative approvals are necessary for the reduction of the required parking setback from 10 feet to zero feet to the interior property line, allowing the project to accommodate additional parking stalls, and to reduce the building setback at Unit 10 from 10 feet to 5 feet, enabling the unit to accommodate a two-car garage and provide additional on-site parking. Also, an Administrative Modification is required to increase the fence height along the street frontage from 3 feet to 3½ feet, and to increase the fence height along the southwest corner of Long Beach Boulevard and Willow Place from 3 feet to 6 feet with a solid wall to provide a layer of security between the common area and the adjacent high-traffic corridor (Attachment C). ANALYSIS: Municipal Code Requirements for TTM Approval: Pursuant to SGMC Section 12.10.060, the TTM shall be heard by the Planning Commission at a scheduled hearing; and action shall be taken to approve, conditionally approve, or disapprove such TTM. Subsequently, a Final Map shall be prepared and forwarded to the City Council for final review, in which the City Council shall approve, deny, or modify the Planning Commission’s action. Municipal Code Requirements for Administrative Modifications (Major): Pursuant to SGMC Section 11.30.030, Administrative Modification requests that are deemed major or significant, but are consistent with the intent of Title 11 of the SGMC, are to be processed with a recommendation from the director for review and action by the planning commission. The proposed Administrative Modifications are consistent with the intent and purpose of South Gate Municipal Code (SGMC) Title 11, which is to promote quality development, implement the General Plan, and provide flexibility in the application of development standards while protecting the public health, safety, and welfare. Specifically, Chapter 11.30 authorizes administrative modifications to development standards when the Director determines that the requested adjustments remain consistent with the intent of the Zoning Code and facilitate orderly development. The proposed reductions to the parking and building setbacks facilitate the provision of additional on-site parking, including a two-car garage, without substantially altering the project's design or creating adverse impacts on adjacent properties. Similarly, the increase in fence height along the street frontage and common area enhances privacy and security for residents while maintaining compatibility with the surrounding neighborhood and preserving the overall design objectives of the development. As such, the requested modifications support the intent of Title 11 by providing reasonable flexibility to accommodate site-specific constraints while ensuring a high-quality residential project. PUBLIC NOTIFICATION: Public notification for the proposed project was conducted in accordance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and Chapter 11.50.020 of Title 11 of the South Gate Municipal Code. On June 18, 2026, the City published and mailed a Notice of Intent to Adopt a Mitigated Negative Declaration, commencing the required 30-day public review period for the Draft Initial Study/Mitigated Negative Declaration (IS/MND), which remained available for public review through July 20, 2026. The notice was published in the South Gate Press, mailed to surrounding property owners and occupants, and made available on the City's website and at City Hall for public review. A separate Notice of Public Hearing was posted and published on July 9, 2026, notifying the public of the Planning Commission hearing scheduled for July 21, 2026. The notice informed the public that the meeting 7

Planning Commission (TTM No. 84210; PL No. 26-0191) – 9001-9019 Long Beach Blvd. July 21, 2026 Page 4 of 5 would be conducted in person and livestreamed via Zoom and YouTube, providing members of the public with the opportunity to participate either in person or remotely. ENVIRONMENTAL ANALYSIS: The City has prepared an Initial Study (IS) and determined that the Project may have a significant effect on the environment, but by implementing the identified mitigation measures, the Project’s impact would be reduced to less than significant levels. Findings and mitigation measures are included in the IS/MND, included as Attachment D. Accordingly, City staff is recommending that the Planning Commission adopt the MND. The IS/MND was prepared and circulated for a 30-day public review and comment period beginning on June 11, 2026. Notice of the IS/MND was published online and in the “Los Angeles Wave” newspaper in accordance with applicable requirements. This is a concise summary of the proposed mitigation measures: Cultural Resources: If previously unknown cultural resources are encountered during ground-disturbing activities, work shall cease in the vicinity of the discovery until a qualified archaeologist evaluates the find and implements any necessary avoidance, preservation, or mitigation measures in consultation with the City and, if applicable, Native American representatives. Geology & Soils: If paleontological resources are discovered during construction, work shall stop in the affected area until a qualified paleontologist evaluates the find and completes any required documentation, recovery, or mitigation measures. Hazards & Hazardous Materials: Prior to demolition, grading, and construction activities, the project applicant shall complete all required site remediation, asbestos abatement, and lead-based paint evaluation and removal activities in accordance with DTSC, Cal/OSHA, and applicable regulatory agency requirements. Tribal Cultural Resources: A Native American monitor approved by the Gabrieleño Band of Mission Indians–Kizh Nation shall monitor ground-disturbing activities. If tribal cultural resources, human remains, or funerary objects are discovered, work shall cease in the affected area until appropriate evaluation, consultation, treatment, and preservation measures are completed in accordance with state law and Tribal protocols. COMMENTS FROM OTHER DEPARTMENTS: Staff routed the project for comments to several City Departments, including the Public Works Department, Police Department, Code Enforcement, and the Building & Safety Division. The conditions of approval contained in the attached Resolution include conditions based on comments received from other City Departments and are meant to mitigate impacts and improve safety. RECOMMENDATION: Based on the evidence presented, Staff recommends that the Planning Commission adopt the findings and mitigation measures found in the IS/MND; make the required findings and requirements set forth in the SGMC; and adopt a Resolution approving TTM No. 84210 and PL No. 26-0191 associated with the 14-unit townhome development at 9001-9019 Long Beach Boulevard, subject to the recommended conditions of approval stipulated in the proposed Resolution and/or other conditions that the Planning Commission may wish to impose. ATTACHMENTS: 8

Planning Commission (TTM No. 84210; PL No. 26-0191) – 9001-9019 Long Beach Blvd. July 21, 2026 Page 5 of 5 A. Resolution No. 2026-07 B. Tentative Tract Map No. 84210 C. Development Plans D. Initial Study/Mitigated Negative Declaration a. Appendix A – Air Quality/ Energy/ Greenhouse Gas Emissions Data b. Appendix B - Cultural Resource Assessment c. Appendix C - Tribal Consultation Communications d. Appendix D – Geology and Paleontological Background Report e. Appendix E – Hazardous Materials Studies f. Appendix F – Noise Study g. Appendix G – Local Transportation Assessment h. Appendix H – Statutory Checklist Reference Documents i. Appendix I – Environmental Assessment Reference Documents. 9

Planning Commission Resolution No. 2026-07 July 21, 2026 Page 1 of 12 RESOLUTION NO. 2026-07 A RESOLUTION OF THE CITY OF SOUTH GATE PLANNING COMMISSION APPROVING TENTATIVE TRACT MAP NO. 84210 TO ALLOW THE SUBDIVISION OF THREE PARCELS INTO A 14-UNIT AFFORDABLE RESIDENTIAL TOWNHOUSE DEVELOPMENT; APPROVING FOUR ADMINISTRATIVE MODIFICATIONS (PL NO.