Planning Commission

ACTION MINUTES OF THE SPECIAL MEETING OF THE SOUTH GATE CITY PLANNING COMMISSION THURSDAY, DECEMBER 5, 2024 CALLTO ORDER The Planning Commission of the City of South Gate met in-person and live at: HTTPS://YOUTUBE.COM/@SOUTHGATECA90280 on December 5, 2024, at 6:30 PM, Chair Ozaeta presiding. PLEDGE OF ALLEGIANCE ROLL CALL Commissioners Present: Chair Ozaeta Vice ChairJovanna Laborin Commissioners Prieto, Perez, and Ruiz Staff Present: Rob Houston, City Manager John F. Signo, AICP, Planning Manager Craig Hardwick, Assistant City Attorney Rodrigo Pelayo, Senior Planner Kimberly Hernandez, Recording Secretary REPORT ON POSTING AND MEETING COMPENSATION DISCLOSURE OPEN SESSION ITEMS 1. ZONING CODE AMENDMENT & CONDITIONAL USE PERMIT (CUP 24-15): CONSIDERATIONOF AN ORDINANCE TO AMEND CHAPTER 11.21 (LAND USE TYPES) OF TITLE 11 (ZONING) OF THE SOUTH GATE MUNICIPAL CODE (SGMC), RELATING TO RESTAURANTS WITH ANCILLARY ALCOHOL SALES WITHIN THE OPEN SPACE (OS) ZONING DISTRICT. THE PROJECT ALSO INVOLVES A REQUEST FOR APPROVAL OF A CONDITIONAL USE PERMIT (CUP) TO ALLOW THE SALES OF ALCOHOL (ABC LICENSE TYPE 41 - BEER AND WINE) FOR ON-SITE CONSUMPTION IN CONJUNCTION WITH AN EXISTING RESTAURANT/CAFe LOCATED WITHIN A SOCCER FACILITY AT 9599 PINEHURST AVE (THE "SOFIVE SOCCER COMPLEX"), AND FINDING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CEQA UNDER SECTION 15301, (CLASS 1) "EXISTING FACILITIES". Presentation by Rodrigo Pelayo, Senior Planner Mike Ayaz, representative/attorney for Sofive Soccer Complex ("Sofive"), spoke and thanked staff. He indicated they have worked with the community and have support from members of the city of Covina in which they operate another facility. They have reviewed the conditions and will be able to comply with them as well as with the lease and requirements from the Department of Alcoholic Planning Commission Minutes 12.5.24 Page 1 of 5

Beverage Control (ABC). He stated this is an amenity desired by their customers. He stated the hours of operation need to be flexible to allow them to operate. He indicated there are others in the audience in support of the project. Sofive has invested in the community and provides jobs. Louis Gerbier, applicant for Sofive Soccer Complex, explained the operations at the facility and indicated they have reached out to the community. He explained that anyone who wants alcohol needs to provide identification and can only consume alcohol in the designated space. Steve Costley, Director of Parks and Recreation for the City of South Gate, indicated Sofive has been good neighbors and his staff is in the area to monitor issues. He expressed his support for the project. Caroline Maravilla, 9311 Hildreth Avenue, indicated there are a lot of issues with alcohol and the police do not show up. She provided a petition and expressed issues with safety. She stated alcohol should not be permitted at this location. Olivia Quijano, 9604 Pinehurst Avenue, stated she lives across the street from Sofive and objects to alcohol sales at Sofive. Edgar Pelayo, resident and Parks and Recreation Commissioner, discussed safety concerns and stated police do not respond. He stated Sofive is responsible for the batting cages which are not maintained well. He does not support the project. Edgar Aleman, 10024 Annetta Avenue, indicated the project could bring benefits due to economic growth, revenue, job creation, tax revenue, and enhance the park's experience. He prefers the project over people bringing their own alcohol to the park. He stated his support for the project. Ana Elizarraras, Director of South Gate Chamber of Commerce, expressed her support for the project. AI Rios, resident on Orange Street, stated he has nothing personal about Sofive, but is concerned about the expansion under new ownership. He stated Council was not aware and Council voted the project down a couple of years ago. He stated concerns about the batting cages which Sofive is responsible for and there is already drinking occurring at the park. He stated he has concerns with public safety and the risks involved. Leo Quijano II, son of former Parks and Recreation Commissioner, indicated concerns with the school on Pinehurst across the street. He stated the principal is not opposed because Sofive allows school kids onto the facility for free. He is concerned with alcohol at the facility with kids present. Juan Perez, resident, indicated he was at Tuesday's meeting about Target and does not see much difference. He stated he approves of the project. [Name not provided by Spanish speaker; Senior Planner Pelayo provided translation] Speaker lives in front of Sofive and indicated there are seven Planning Commission Minutes 12.5.24 Page 2 of 5

locations on Pinehurst Avenue that already serve alcohol. He stated his concerns with the proposed alcohol sales. Rufino Franco, general manager for Sofive, provided background on the Covina location, which shares parking with a school. He stated people are not there for six hours; they are there for the games, which last 45 minutes, and leave. They have not had alcohol-related issues. Alicia, general manager for Sofive, stated school kids do use their fields during closed hours and are in a safe place. They partner with the Police Department for safety. alga Vega, stated she is a resident of thirty years next to South Gate Park. She stated there are problems in the parking lot every weekend. Rosa Ramos, stated she is a resident of South Gate for approximately thirty years. She stated they have not seen security and hears vehicles burning tires or racing. This facility would serve as a bad example for the youth. She asked the Commission what they would do. Recording Secretary Hernandez read written comments into the record from: * Victor Linares, Acting Mayor Pro Tem of the city of Covina, in support of project. * Lily, in support of project. * Chris Marcarello, City Manager of the city of Covina, in support of project. * Letter from 11 individuals against the project. Planning Manager Signo added a petition has been received from 12 more residents against the project. Vice Chair Laborin asked if the petition was included at the last meeting. Recording Secretary Hernandez indicated there are more written comments: * Mario Dominguez Jr. wrote in support of project in separate messages. ChairOzaetacalledfor a breakat 8:00 p.m.andcalledthe meetingbackto order at 8:06 p.m. Vice Chair Laborin asked if a councilmember can attend and participate in the meeting. Assistant City Attorney Hardwick answered "yes." Commissioner Ruiz asked about security and cameras. Mr. Ayaz indicated their facility in the city of Covina serves alcohol and security measures work. City can review the use in six months. Planning Commission Minutes 12.5.24 Page 3 of 5

Vice Chair Laborin disclosed she visited the Covina site and contacted representatives from the City. Mr. Ayaz indicated extra staff can be brought in during special events. The parking lot will be monitored. The goal is to keep patrons safe. There has not been a change in ownership. Vice Chair Laborin asked about service at Covina. Mr. Ayaz indicated staff is trained on intoxication. Commissioner Perez thanked everyone for showing up. She pointed out Condition No. 32 regarding revocation if the use is in violation. She indicated it is a large investment from the applicant. Vice Chair Laborin indicated the Police Department works with the Department of Alcohol and Beverage Control (ABC). Commissioner Prieto thanked the applicants, staff, and the community. She indicated security will be provided inside the building. She asked about "happy hour" and the party room. Mr. Ayaz indicated the party room is meant for events such as birthday parties. Alcohol will not be served to kids. It can be used as a meeting room. Chair Ozaeta spoke about public participation. He indicated residents have spoken to him about concerns with alcohol. He asked about the responsibility and maintenance of the batting cages. Commissioner Perez reiterated that the batting cages were not functional. Vice Chair Laborin stated she heard they were fixed. AssiStant City Attorney Hardwick urged the Commission to focus on the proposal for alcohol sales. City Manager Houston indicated the lease was recently renewed and maintenance on the batting cages is a part. Chair Ozaeta asked about the designated versus shared parking lot. Senior Planner Pelayo indicated they need to maintain the parking lot, but some are shared some are not exclusive - maintenance does fall on the City. Chair Ozaeta asked about the conditions. Senior Planner Pelayo indicated staff had discussions with the applicant as well as the Police Department and Parks staff. Planning Manager Si@noindicated staff strives to work with the applicant on the conditions so there is consensus prior to bringing the item to the Commission. Planning Commission Minutes 12.5.24 Page 4 of 5

Chair Ozaeta asked about the last sale at 10:00 p.m. The new condition allows sales to 10:30 p.m. even though the facility closes at 11:00 p.m. He asked about security guards. Assistant City Attorney Hardwick explained the applicant had referenced two security staff in the application. Staff drafted the conditions based on this statement. City Manager Houston indicated staff typically does not dictate business operations and staffing but wanted to ensure safety in the neighborhood. Condition No. 32 allows staff to decide if there are any issues what can be done. Assistant City Attorney Hardwick pointed out Condition No. 29. Chair Ozaeta indicated the application stated there would be two security guards. He stated he visited the facility and staff and the facility are amazing. He sees the asset the facility brings to the community. It is there for recreational purposes and not to serve alcohol. He stated his concern with alcohol sales at Sofive. Resolution 2024-07 ACTION: Approved 3-2. Motion by Commissioner Perez. Seconded by Vice Chair Laborin. COMMISSIONER VOTE Jimmy Ozaeta No Jovanna Laborin , Yes Jenny Perez Yes Daisy Prieto Yes Lizette Ruiz No AUDIENCE COMMENTS @ NONE CITY ST AFF COMMENTS * Planning Manager Signo reported the Pageant of the Trees will take place on Saturday and the Christmas Lane Parade and Festival will take place on Sunday. The next meeting is expected to be January 21, 2025. City Hall will be closed starting December 23, 2024, to January 2, 2025. PLANNING COMMISSION COMMENTS @ NONE ADJOURNMENT The meeting was adjourned at 9:01 PM. APPR Ji my ae Planning ission Minutes 12.5.24 Respectfully subm' ed by: Jko, AIC I nning Manager Page 5 of 5

PLANNING COMMISSION

SPECIAL PLANNING COMMISSION MEETING AGENDA

Thursday, December 5, 2024 at 6:30 p.m.

SOUTH GATE COUNCIL CHAMBERS

8650 CALIFORNIA AVENUE

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

VICE CHAIRPERSON

COMMISSIONERS

Jimmy Ozaeta

Jovanna Laborin

Jenny Perez

Daisy Prieto

Lizette Ruiz

5.

Report on Posting

I, John F. Signo, AICP, Planning Manager, certify that a true and correct copy of the foregoing meeting agenda was properly posted on November 27, 2024, 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.

Open Sessions Items

1.

Zoning Code Amendment & Conditional Use Permit (CUP 24-15)

Consideration of an Ordinance to amend Chapter 11.21 (Land Use Types) of Title 11 (Zoning) of the South Gate Municipal Code (SGMC), relating to restaurants with ancillary alcohol sales within the Open Space (OS) zoning district. The project also involves a request for approval of a Conditional Use Permit (CUP) to allow the sales of alcohol (ABC License Type 41 - beer and wine) for on-site consumption in conjunction with an existing restaurant/café located within a soccer facility at 9599 Pinehurst Ave (the “Sofive Soccer Complex”), and finding that the project is Categorically Exempt from the CEQA under Section 15301, (Class 1) “Existing Facilities”.

Documents:

Agenda Bill (Zoning Code Amendment & CUP 24-15)

8.

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.

1. Call to Order 2. Pledge of Allegiance 3. Roll Call 4. City officials CHAIRPERSON VICE CHAIRPERSON COMMISSIONERS Jimmy Ozaeta Jovanna Laborin Jenny Perez Daisy Prieto Lizette Ruiz 5. Report on Posting I, John F. Signo, AICP, Planning Manager, certify that a true and correct copy of the foregoing meeting agenda was properly posted on November 27, 2024, 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. Open Sessions Items 1. Zoning Code Amendment & Conditional Use Permit (CUP 24-15) Consideration of an Ordinance to amend Chapter 11.21 (Land Use Types) of Title 11 (Zoning) of the South Gate Municipal Code (SGMC), relating to restaurants with PLANNING COMMISSION SPECIAL PLANNING COMMISSION MEETING AGENDA Thursday, December 5, 2024 at 6:30 p.m. SOUTH GATE COUNCIL CHAMBERS 8650 CALIFORNIA AVENUE SOUTH GATE, CA 90280 VIEW MEETING LIVE ONLINE AT: HTTPS://YOUTUBE.COM/@SOUTHGATECA90280 1

ancillary alcohol sales within the Open Space (OS) zoning district. The project also involves a request for approval of a Conditional Use Permit (CUP) to allow the sales of alcohol (ABC License Type 41 - beer and wine) for on-site consumption in conjunction with an existing restaurant/café located within a soccer facility at 9599 Pinehurst Ave (the “Sofive Soccer Complex”), and finding that the project is Categorically Exempt from the CEQA under Section 15301, (Class 1) “Existing Facilities”. 8. 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. AUDIENCE COMMENTS CITY STAFF COMMENTS PLANNING COMMISSION COMMENTS 9. Adjournment In compliance with the American with Disabilities Act, if you need special assistance to participate in the Planning Commission Meetings, please contact Community Development Department. Notification 48 hours prior to the Planning Commission Meeting will enable the City to make reasonable arrangements to assure accessibility. 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 5:00pm on Tuesday, December 24, 2024. 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 City Clerk's Office, 8650 California Avenue, South Gate, California 90280 (323) 563-9510 * fax (323) 563-5411 * www.cityofsouthgate.org. Documents: Agenda Bill (Zoning Code Amendment & CUP 24-15) 2

Ciffl of South Gate PLANNING COMMISSION AGENIDA IBI[LIL a, eetingof:December5,2024 SeniorPlanner: iff PlanningMcmager: Si RoJri Pe J F. Si , AI SUBJECT: Zoning Code Amendment & Conditional Use Permit (CUP 24-15) PROJECT PROPOSAL/REQUEST: Consideration of an Ordinance to amend Chapter 11.21 (Land Use Types) of Title 11 (Zoning) of the South Gate Municipal Code (SGMC), relating to restaurants with ancillary alcohol sales within the Open Space (OS) zoning district. The project also involves a request for approval of a Conditional Use Permit (CUP) to allow the sales of alcohol (ABC License Type 41 - beer and wine) for on-site consumption in conjunction with an existing restaurant/cat6 located within a soccer facility at 9599 Pinehurst Ave (the "Sofive Soccer Complex"). BACKGROUND: Project Ovemiew * General Plan Designation: Parks and Recreation * TweedyBoulevardSpecificPlan(TBSP)/(OS,OpenSpace) * Project Location: 9599 Pinehurst Ave. * Assessor's Parcel Number: 6222-023-900 @ Site Characteristics: The subject site is a soccer complex operated under the tradename "Sofive Soccer Centers South Gate" and is located within South Gate Park, the largest park in the city. The park measures approximately 96.8 acres and is comprised of nine parcels bounded by Southern Avenue to the north, Hildreth Avenue to the west, Tweedy Boulevard to the south, and Pinehurst Avenue to the east. The park is currently developed with numerous facilities such as playgrounds, outdoor basketball and tennis courts, skatepark, baseball fields and batting cages, sports center with gym and pool, golf course, volleyball courts, senior recreation center, and other recreational facilities including the soccer complex. The Sofive Soccer Complex is located within the northeast quadrant of the park and is developed with twelve playing fields totaling roughly 299,650 square feet and a clubhouse measuring approximately 8,450 square feet. The clubhouse consists of amenities such as a reception desk, employee office and dressing rooms, locker rooms, restrooms, storage rooms, and a restaurant/caf6. The restaurant comprises a full kitchen, dining and lounge areas, a meeting/party room, and an outdoor patio area facing the playing fields. 3

Planning Commission (Special Meeting) (Zoning Code Amendment & CUP 24-15) – 9599 Pinehurst Ave. December 5, 2024 Page 2 of 15 • Surroundings: Surrounding properties include single-family residences across Hildreth Avenue to the west; a church and multi-family residential properties across Tweedy Boulevard to the south; a church, elementary school, and multi-family and single-family residences across Pinehurst Avenue to the east; and a fire station, park maintenance yard, and multi-family residential properties to the north across Southern Avenue. • Project Description: The project consists of an Ordinance, amending Chapter 11.21 (Land Use Types) of Title 11 (Zoning) of the SGMC, to allow dine-in restaurants with ancillary alcohol sales within the Open Space (OS) zoning district. The project also involves a request for approval of a CUP to allow the sales of alcohol (ABC License Type 41 - beer and wine) for on-site consumption in conjunction with an existing restaurant/café located in the Sofive Soccer Complex, within the OS zone. The project does not propose site or tenant improvements. • Applicant: F. Michael Ayaz, Esq., on behalf of Goals Soccer Centers, Inc. DBA Sofive Soccer Centers South Gate • Municipal Code Requirements for Zoning Code Amendment: Pursuant to Table 11.50-1 (Initiation of Amendments) of SGMC Chapter 11.50.050(B), the City Council, Planning Commission, or City Manager may initiate a Zoning Code (text) Amendment. In this particular project, the proposed Ordinance amendment was initiated by the City Manager. Furthermore, pursuant to SGMC Chapter 11.50.050(C)(2), the proposed amendment shall be heard by the Planning Commission at a scheduled hearing. If approved, the amendment shall be adopted by ordinance and forwarded to the City Council for final review, adoption, or denial. • Municipal Code Requirements for a CUP: Pursuant to SGMC Chapter 11.52.030, before a CUP may be granted, the Planning Commission (or the City Council on appeal) shall make all of the following findings, as applicable to the property: A. 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. B. 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. C. Approval of the CUP would not result in detrimental impacts to adjacent properties or to the character or function of the neighborhood. 4

Planning Commission (Special Meeting) (Zoning Code Amendment & CUP 24-15) – 9599 Pinehurst Ave. December 5, 2024 Page 3 of 15 ANALYSIS: Zoning Code Amendment The City of South Gate’s General Plan goals and policies aim to foster vibrant, diverse, and sustainable community spaces that encourage economic development and enhance the quality of life for residents and visitors alike. The Open Space (OS) zoning district is designated for areas that are primarily dedicated to parks, recreational facilities, and natural areas, with the intent to preserve open land and provide public recreational opportunities. Integrating compatible and complementary uses such as dining and restaurant services within certain Open Space areas can enhance the public's experience of parks and open spaces, while supporting local businesses and promoting economic development. The addition of dine-in restaurants with ancillary alcohol sales in select Open Space areas can provide greater amenities for visitors, encourage longer visits, and create a welcoming atmosphere for families, tourists, and local residents to enjoy public spaces. The presence of restaurants with ancillary alcohol sales in designated Open Space areas can create opportunities for local businesses to thrive, attracting new customers, and boosting the local economy. The City of South Gate Zoning Ordinance is part of the SGMC (Title 11, Zoning) and contains multiple sections describing the different zones within the City, general definitions as commonly used within the Title, entitlement processes, procedures for amendments to the Zoning Ordinance and regulations regarding land use, property development regulations, signs and parking. The land use permission tables in Chapter 11.21 of the Zoning Code establish the uses to which land in each zone may be put. Within this chapter, Table 11.21-5 specifies the types of land uses allowed in the OS zone. Under this table, dine-in restaurants and related alcohol sales currently are not listed as permitted uses in the OS zone; therefore, are prohibited within public and private parks, community recreation facilities, and open space resources throughout the city. Table 11.21-5 of the City’s Zoning Code is proposed to be amended to permit dine-in restaurants and related ancillary alcohol sales as an accessory use in the Open Space (OS) zone, subject to the approval of a CUP and in accordance with applicable regulations by adding the highlighted italics language as shown below: Table 11.21-5 Residential Neighborhood Zone Allowed Land Uses Land Use Type (1) Zones Additional Use RegulationsNL NM MH CV OS Residential Uses Accessory Structures P P P P P Chapter 11.43 Child Day Care Facility, Small Family Home P P P X X 11.40.050 Child Day Care Facility, Large Family Home P P P X X 11.40.050 Cottage Food Operation P P P X X Chapter 11.60 Duplex/Two-Family Residential P P P X X 5

Planning Commission (Special Meeting) (Zoning Code Amendment & CUP 24-15) – 9599 Pinehurst Ave. December 5, 2024 Page 4 of 15 Land Use Type (1) Zones Additional Use RegulationsNL NM MH CV OS Greenhouse P P X X CUP Live/Work Unit P P X X X Chapter 11.23; 11.33.0 80, 11.40.090 Mobile Home/Mobile Home Park (A-P) P P P X X 11.25.090 Multifamily Residential (A-P) X P X X X 11.25.070, 11.25.080, 11.33.090 Personal Property Sales T T T T X 2.10.610 Residential Care Facilities, Small P P X X X Residential Care Facilities, Large X P X X X Single-Family Residential P P X X X Single-Room-Occupancy Apartments (A-P) X P X X X 11.40.190 and consistent with the housing element Second Dwelling Unit (A-P) P X X X X Chapter 11.43 Senior/Age-Restricted Dwelling (A-P) P P P X X Supportive Housing* P P P X X Transitional Housing* P P P X X Recreation, Education, Public Assembly Uses College, Nontraditional Campus X X X P X College, Traditional Campus X X X CUP X Community Assembly (A-P) X X CUP CUP X 11.40.060 Library/Gallery/Museum (A-P) X X X P X School P P X P X Parks/Plazas/Open Space Uses Outdoor Amphitheater (A-P) X X X P P Parks/Recreation Facility, Limited P P P P P Parks/Recreation Facility, Full X X X P P Public Garden P P P P P Civic/Institutional Uses Adult Day Care Center, General X X X CUP X Adult Day Care Center, Limited P P P CUP X Child Day Care Facility, Day Care Center, Standalone Facility CUP CUP X CUP X 11.40.050 Hospital (D) X X X CUP X Institutions (D) X X X CUP X Public/Utility/Energy Uses 6

Planning Commission (Special Meeting) (Zoning Code Amendment & CUP 24-15) – 9599 Pinehurst Ave. December 5, 2024 Page 5 of 15 Land Use Type (1) Zones Additional Use RegulationsNL NM MH CV OS Communications Equipment CUP CUP CUP CUP CUP Fire/Police Station/Substation CUP CUP CUP P X Parking Facility X CUP X P P Public or commercial Public/Government Building X X X P X Power Distribution Substation CUP CUP CUP X X Public Utility, Structure or Yard X X X CUP CUP Renewable Energy System, Building Mounted (A-P) P P P P P 11.40.180 Renewable Energy System, Standalone Ground Mounted (D) CUP CUP CUP CUP CUP 11.40.180 Transit Station/Stop P P P P P Utility Metering/Distribution X X CUP CUP CUP Commercial Uses Open Field Growing P P X X CUP Personal Services, Fitness/Health Facility X X X P X Stables, Equestrian, Commercial/Private (1) X CUP X X X 11.25.060 Marijuana (Commercial Cannabis Activity)/Deliveries/Manufacturing/Cultivation/Possession/Proces sing/Storing/Laboratory Testing/Labeling/Distribution/Sale of Cannabis and Marijuana Products/Commercial and Personal Outdoor Cultivation (2) X X X X X Chapter 7.80 Restaurant, Dine In (3) X X X X CUP Alcohol Sales, as Part of a Restaurant (4) X X X X CUP 11.42.070(A)&(B) Recycling Facilities Mobile Recycling Unit X X X CUP CUP 11.44.080 Recycling/Collections Facilities, Small X X X CUP X 11.44.080 Notes: All land use types are subject to the applicable frontage type requirements and all other development, design, and operational standards of the applicable zone. See Table 11.20-1 for zone abbreviations. See Table 11.21-2 for the abbreviations for the general land use permit types and processes. (A) Administrative plan review required; see Section 11.51.050, Administrative permits and approvals. (D) Discretionary plan review required; see Section 11.51.080, Discretionary permits and approvals. (1) See Section 11.25.060 for use zone limitations for this use. (2) Indoor cultivation for personal consumption may be permitted per the regulations in Chapter 7.80. (3) a. Only one dine-in restaurant within a park per each 50 acres of land. b. Restaurants are prohibited within public utility easements, rights-of-way, and other areas outside of parks that are designated OS. 7

Planning Commission (Special Meeting) (Zoning Code Amendment & CUP 24-15) – 9599 Pinehurst Ave. December 5, 2024 Page 6 of 15 c. The Department of Parks and Recreation shall review and issue a recommendation for approval to the Planning Commission. (4) a. Alcohol sales for on-site consumption of beer and wine (ABC License Type 41) only. b. Department of Parks and Recreation shall review and issue a recommendation for approval to the Planning Commission. * Housing meeting this definition shall be permitted, conditionally permitted, or not permitted, per the regulation of other residential dwellings of the same type in the same zone. All standards and regulations of this title governing the regulation of other residential dwellings of the same type and in the same zone shall apply. Business Operations The Sofive Soccer Complex was established in South Gate Park in 2019 and has been operating under a Ground Lease Agreement with the City. The business currently operates Monday through Friday from 2:00pm to 11:00pm, and Saturday and Sunday from 8:00am to 11:00pm. The facility is staffed with a total of 30 employees. Its onsite café is equipped with a complete kitchen facility; however, currently offers a menu of concession-style items such as nachos, fries, chicken tenders, water, and sports drinks. The project seeks to obtain approval to allow the sale of beer and wine for on-site consumption in conjunction with the café/restaurant. As part of the request, the applicant proposes to operate as a traditional restaurant by incorporating a variety of appetizers, entree meals, and desserts (Attachment 5) to its menu and offering traditional dining services to patrons. Alcoholic beverages are proposed to be served at all times during the business hours of operation, and consumption will only be permitted in designated portions of the clubhouse. A recommended condition of approval will require the applicant to stop selling alcohol at 10:30pm, which is one-half-hour before closing time. The proposed designated areas for consumption of beer and wine encompasses the restaurant dining area (810 square feet), a lounge (589 square feet), party room (298 square feet), diner/café (120 square feet), and outdoor patio space (1,011 square feet). Consumption of alcohol will be prohibited adjacent to or on the soccer fields. To ensure that alcohol drinks are only consumed within the restaurant, staff recommends a condition of approval prohibiting alcoholic drinks outside of the restaurant, except for the outdoor patio area that is designated for dining. Should an approval be granted, the applicant proposes to hire up to seven (7) full-time employees including bartenders, cooks, and security personnel. The business will operate with eight (8) to ten (10) employees per shift. The current seating configuration comprises a mix of fixed and non-fixed chairs, tables, and stools for a total of 60 persons. The applicant proposes to increase the current seating capacity to a new total of 88 persons. The proposed seating layout will include communal-style tables throughout restaurant/café, with each table having a capacity for eight (8) persons. Three (3) tables will be located in the restaurant dining area, three (3) tables will be located in the lounge, one (1) table is proposed within the party room, and four (4) tables within the outdoor patio area. Pursuant to SGMC Chapter 11.60 (Definitions), a “restaurant” is defined as, “…Any establishment operated for the primary purpose of providing food, beverages, or meals for compensation that has suitable kitchen facilities for the preparation, storage, and service of food… Any bar area with all applicable licenses is typically limited to approximately five hundred square feet or approximately thirty percent of the dining area; bar areas exceeding these limits are classified as a bar.” Although, “bars” and “lounges” are not defined within the Zoning Code, they are associated with each other due to their similar operating characteristics. Therefore, should approval of a CUP be granted, staff 8

Planning Commission (Special Meeting) (Zoning Code Amendment & CUP 24-15) – 9599 Pinehurst Ave. December 5, 2024 Page 7 of 15 recommends a condition requiring that the existing lounge area be reduced to a total of 500 square feet. Alternatively, the lounge shall be reclassified as a dining area and be maintained with tables and chairs excluding sofas/couches or other lounge-style seating amenities. This condition will ensure that the business model fulfills the definition of a “restaurant” to ensure it is an allowable use, contingent upon the adoption of the proposed Ordinance amendment. Off-Street Parking Pursuant to SGMC Chapter 11.33.040, the minimum off-street parking requirement for Clubs and other public assembly spaces is 1 parking space per 100 square feet of floor area used for assembly. In addition, the minimum requirement for a dine-in restaurant measuring less than 4,000 square feet in floor area is 1 parking space per 100 square feet of gross floor area. In accordance with the City’s parking standards, a total of 95 off-street parking spaces are required for the Sofive Soccer Complex, including its proposed transition from café to restaurant service. The parking calculations are detailed in the table below: PARKING REQUIREMENTS Parking Ratio / Calculations (Clubs & other public assembly spaces) 1 space / 100 s.f. of floor area used for assembly Building area = 5,870 s.f.: 58.70 parking spaces (Restaurant < 4,000 sf of floor area) 1 space / 100 s.f. of g.f.a Building area = 2,580 s.f.: 25.8 parking spaces Outdoor patio area = 1,011 s.f.: 10.11 parking spaces 58.70 + 25.8 + 10.11 parking spaces = 94.61 = 95 parking spaces Required # of parking spaces 95 parking spaces Proposed # of parking spaces 234 parking spaces Surplus # of parking spaces 139 spaces In accordance with the current Ground Lease Agreement between the applicant and property owner (City of South Gate), the applicant is allowed to use up to 234 of the existing parking spaces within a designated parking area as illustrated in Attachment 3. The project request will not trigger additional parking requirements since there are no proposed tenant improvements, addition or intensification of the existing permitted land uses. Therefore, the project will comply with the off- street parking requirements. 9

Planning Commission (Special Meeting) (Zoning Code Amendment & CUP 24-15) – 9599 Pinehurst Ave. December 5, 2024 Page 8 of 15 CUP Analysis As noted above, restaurants and alcohol sales are currently prohibited within the OS zone. However, if the City Council adopts the proposed Ordinance, restaurants with ancillary alcohol sales will become permitted uses subject to the approval of a Conditional Use Permit. Therefore, the applicant’s request for approval of a CUP is contingent upon the adoption of the proposed Ordinance. In granting approval of a CUP, the Planning Commission (or the City Council on appeal) shall make all of the following findings, as applicable to the property: A. 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 in that the City's General Plan emphasizes promoting quality recreational opportunities, enhancing community amenities, and supporting sustainable and balanced development. Allowing a dine-in restaurant/café with alcohol sales within the Sofive Soccer Complex supports these goals by providing a social and recreational venue that encourages longer visitation, community engagement, and opportunities for social gathering. The proposed use will not undermine any goals related to open space preservation or public health, as it is specifically tied to an active recreational use (the soccer complex) and will be subject to appropriate controls under the CUP, including conditions regarding the sale and consumption of alcohol. The proposed use aligns with the General Plan’s policies for improving public amenities and enhancing the visitor experience in active recreational areas. The Open Space (OS) zoning district is intended to preserve and enhance open space areas for recreation, passive uses, and other public activities. The proposed use of a dine-in restaurant with alcohol sales complements the recreational and community-oriented nature of the existing Sofive Soccer Complex. As an existing, established sports complex, the proposed restaurant/café will provide a food and beverage option that enhances the overall experience for visitors to the site. The addition of alcohol sales (beer and wine) in conjunction with this existing use does not conflict with the primary intent of the OS zone, which encourages activities that foster public enjoyment and leisure. Furthermore, the request to allow alcohol sales as part of the restaurant operation is designed to be a controlled, low-impact use that will not interfere with or negatively affect surrounding open space uses. B. 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 in that a restaurant/café with ancillary alcohol sales will be located within the existing Sofive soccer complex, which is an active recreational facility that serves the surrounding community. This use is entirely consistent with the current purpose of the Open Space (OS) zone, which is to provide space for recreational, community-serving, and public activities. The existing soccer complex is already a destination for social and recreational activities, and the addition of a restaurant with alcohol service is an enhancement that will directly support and complement these existing uses. The design of the restaurant and its