City Council

4. PUBLIC HEARING TO ADOPT RESOLUTION NO. R2M24-28 APPROVING GENERAL\nPLAN MAP AMENDMENT AMD-23-06, PLANNED DEVELOPMENT PERMIT PD-23-\n43, PLANNED DEVELOPMENT PERMIT PD-23-44, PLANNED DEVELOPMENT\nPERMIT PD-23-45, CONDITIONAL USE PERMIT CUP-23-19, CONDITIONAL USE\nPERMIT CUP-23-20, TENTATIVE PARCEL MAP TPM-23-02, MITIGATED NEGATIVE\nDECLARATION, AND MITIGATION MONITORING AND REPORTING PROGRAM,\nAND AN ORDINANCE O2M24-4834 APPROVING ZONING MAP AMENDMENT AMD-\n23-05, AT 146 SOUTH PALM AVENUE (APN: 5342-022-033 & APN: 5342-022-035),\n127 SOUTH RAYMOND AVENUE (APN: 5342-022-034), 132 SOUTH PALM\nAVENUE (APN: 5342-022-036), 2018 TEAGARDEN LANE (APN: 5342-022-053), AND\n126 SOUTH PALM AVENUE (APN: 5342-022-054) – F2M24-50, N2M24-81, O2M24-\n4834, R2M24-28\nThis is the time and place set by Notice No. N2M24-81 for the City Council to hold a\npublic hearing to consider an application for the proposed Palm and Pepper Commercial\nDevelopment which consists of three (3) drive-through, quick-serve food-related uses (a\nStarbucks®, a Raising Cane’s®, and a Panda Express®) totaling 7,053 square feet of\nfloor area located within a 2.7-acre site consisting of four (4) parcels. The project is\nrequesting a General Plan Map Amendment to change the General Plan land use\nclassification from Industrial to General Commercial, and a Zoning Map Amendment to\nchange the Zoning classification from I (Industrial) to CMU (Commercial Mixed-Use) to\nfacilitate the proposed development. Additionally, the project is requesting approval of\napplications for Planned Development Permits, Conditional Use Permits, and a Tentative\nParcel Map. A Mitigated Negative Declaration (MND) as well as a Mitigation Monitoring\nand Reporting Program (MMRP) have been prepared for the project. Due to the project’s\nrequirement for a Zoning Map Amendment and General Plan Map Amendment, the City\nCouncil is the final decision-making body for all of the project’s associated\napplications and environmental documents. On June 3, 2024, the Planning Commission\nvoted 5-1 to adopt Resolution No. 24-11 recommending the City Council approve the\nproposed project’s applications along with the Mitigated Negative Declaration (MND) and\nMitigation Monitoring and Reporting Program (MMRP) prepared for the project. An in-\ndepth description and analysis of each application associated with the proposed project\nwas provided in the Planning Commission Staff Report from June 3, 2024 (Attachment 6\nof staff’s July 22, 2024 report). The City Council is now being asked to consider final\napproval of the various applications outlined in the title of this agenda item. As part of the\nconsideration of the project applications, the City Council will also consider the specific\nrecommendations provided by the Planning Commission. The Planning Commission\nincorporated five (5) additional conditions of approval related to the re-zoning of adjacent\nproperties and modifications to the site design. Finally, pursuant to the California\nEnvironmental Quality Act (CEQA), an Initial Study and Mitigated Negative Declaration\nwas prepared for the project. The findings of the Initial Study are that the proposed project\nwould result in less than significant impacts with the incorporation of mitigation measures.\nThe specific mitigation measures are discussed in detail in the Initial Study – Mitigated\nNegative Declaration (Attachment 4, Exhibit C of staff’s July 22, 2024 report) and in the\nMitigation Monitoring and Reporting Program (Attachment 4, Exhibit D of staff’s July 22,\n2024 report).\nRecommended Action: City Council:\n1. Conduct a Public Hearing to receive public testimony;\n2. Determine which of the Planning Commission’s recommendations to include as\npart of the project approval;\n3. Adopt the following resolution entitled:\nResolution No. R2M24-28: A RESOLUTION OF THE CITY COUNCIL OF THE\nCITY OF ALHAMBRA APPROVING GENERAL PLAN MAP AMENDMENT AMD-\n23-06, PLANNED DEVELOPMENT PERMIT PD-23-43, PLANNED\nDEVELOPMENT PERMIT PD-23-44, PLANNED DEVELOPMENT PERMIT PD-\n23-45, CONDITIONAL USE PERMIT CUP-23-19, CONDITIONAL USE PERMIT\nCUP-23-20, TENTATIVE PARCEL MAP TPM-23-02, MITIGATED NEGATIVE\nDECLARATION, AND MITIGATION MONITORING AND REPORTING\nPROGRAM TO ALLOW THE PROPOSED PALM AND PEPPER COMMERCIAL\nDEVELOPMENT LOCATED AT 146 SOUTH PALM AVENUE (APN: 5342-022-\n033 & APN: 5342-022-035), 127 SOUTH RAYMOND AVENUE (APN: 5342-022-\n034), 132 SOUTH PALM AVENUE (APN: 5342-022-036), 2018 TEAGARDEN\nLANE (APN: 5342-022-053), AND 126 SOUTH PALM AVENUE (APN: 5342-022-\n054), IN THE CITY OF ALHAMBRA\n4. Direct the City Attorney to introduce and give first reading by title only, waiving\nfurther reading to the following ordinance entitled:\nOrdinance No. O2M24-4834: AN ORDINANCE OF THE CITY COUNCIL OF THE\nCITY OF ALHAMBRA ADOPTING ZONING MAP AMENDMENT AMD-23-05\nRECLASSIFYING THE ZONING ON AN APPROXIMATE LAND AREA OF 2.7\nACRES LOCATED AT 146 SOUTH PALM AVENUE (APN: 5342-022-033 & APN:\n5342-022-035), 127 SOUTH RAYMOND AVENUE (APN: 5342-022-034), 132\nSOUTH PALM AVENUE (APN: 5342-022-036), 2018 TEAGARDEN LANE (APN:\n5342-022-053), AND 126 SOUTH PALM AVENUE (APN: 5342-022-054), IN THE\nCITY OF ALHAMBRA FROM I (INDUSTRIAL) TO CMU (COMMERCIAL MIXED-\nUSE)\nwhich ordinance shall return for a second reading and adoption at the next Council\nmeeting on August 26, 2024.