Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of June 18, 2024
Title
STUDY SESSION ON THE COMMERCIAL USES COMPONENT OF THE COMPREHENSIVE ZONING CODE UPDATE (ZONE TEXT AMENDMENT (ZA 24-01)
(Alexis Oropeza, Planning Manager &
Maricela Guillean, Associate Planner)
Body
Recommended Action:
Recommendation
Staff recommends that the Planning Commission:
1. Receive a staff presentation;
2. Solicit public comments; and
3. Conduct discussion and provide guidance as appropriate on the upcoming Zoning updates. No formal Planning Commission actions or decisions are required at this meeting.
Body
Executive Summary:
This is a Planning Commission study session on the draft commercial land use definitions and regulations, which is part of the second phase of the Comprehensive Zoning Code Update (ZCU). The main objective of the commercial uses component of the ZCU is to clearly define uses and develop the standards for specific uses. This study session also includes a discussion on minor special events conducted on private property.
Background:
In 2017, the City Council adopted PLAN Hermosa, the City’s General Plan. In 2020, the City completed an assessment report outlining areas of Title 16 Subdivisions Ordinance and Title 17 Zoning Ordinance of the Hermosa Beach Municipal Code (HBMC) that need to be revised in order to be consistent with PLAN Hermosa. In 2020, the City completed an assessment report outlining areas of Title 16 (Subdivisions Ordinance) and Title 17 (Zoning Ordinance) of the Hermosa Beach Municipal Code (HBMC) requiring revisions in order to be consistent with PLAN Hermosa. In 2021, the City launched the ZCU, and the Planning Commission conducted a series of special meetings weighing in on the proposed zoning changes.
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Table 1 - Past City Council and Planning Commission Actions |
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Meeting Date |
Description |
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March 4, 2020 |
Joint City Council/Planning Commission Study Session - Introduction to the Zoning and Subdivision Ordinance Assessment for Feedback |
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May 19, 2020 |
Planning Commission - The Final Zoning and Subdivision Ordinance Assessment Presentation |
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February 17, 2021 |
Economic Development Stakeholders Advisory Working Group - Introduction to the Targeted Parking Amendments to Receive Feedback |
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March 1, 2021 |
Economic Development Committee - Introduction to the Targeted Parking Amendments to Receive Feedback |
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March 3, 2021 |
Joint City Council/Planning Commission Study Session - Introduction to the ZCU for Feedback |
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August 10, 2021 |
City Council adopts Ordinance No. 21-1436 to amend Chapter 17.26.050, Chapter 17.44 and Section 17.52.035 of the HBMC relating to off-street parking requirements in the commercial zones. |
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February 2, 2022 |
Special Planning Commission Meeting to discuss Draft Land Use Regulations |
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April 6, 2022 |
Special Planning Commission Meeting to discuss Draft Land Use Regulations |
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June 7, 2022 |
Special Planning Commission Meeting to discuss Draft District and Design Standards |
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August 8, 2022 |
Special Planning Commission Meeting to discuss Draft District and Design Standards |
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September 22, 2022 |
Special Planning Commission Meeting to discuss Citywide Standards |
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October 3, 2022 |
Special Planning Commission Meeting to discuss Citywide Standards |
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November 2, 2022 |
Special Planning Commission Meeting to discuss Administrative Procedures |
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December 13, 2022 |
City Council adopts Urgency Ordinance No. 22-1456U to amend Chapter 17.21 (Accessory Dwelling Units) of the HBMC. |
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March 21, 2023 |
Planning Commission Meeting to discuss Rezoning Approach for Housing Element Implementation. |
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July 11, 2023 |
City Council adopts Ordinance No. 23-1462 to amend Chapter 17.21 (Accessory Dwelling Units) of the HBMC. |
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September 26, 2023 |
City Council adopts Ordinance No. 23-1469 to amend portions of HBMC Title 17 relating to commercial cannabis activities and mobile cannabis dispensaries. |
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September 26, 2023 |
City Council adopts Ordinance No. 23-1468 to amend portions of HBMC Title 17 relating to Short-Term Vacation Rentals Pilot Program in Commercial Zones. |
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November 14, 2023 |
City Council adopts Ordinance No. 23-1471 to amend the HBMC to implement Housing Policies and Programs. |
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March 19, 2024 |
Planning Commission Study Session, “IN-THE-ZONE" the Zoning and Subdivisions Ordinance Update Planning Commission relaunch |
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April 16, 2024 |
Planning Commission Study Session, “IN-THE-ZONE” the Zoning and Subdivision Ordinance Update relating to Administrative Processes and Procedures. |
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May 21, 2024 |
Planning Commission conducted a public hearing and recommended the City Council approve Zoning Text Amendment (TA24-01) pertaining to administrative processes and procedures a part of the comprehensive zoning code update, “IN-THE-ZONE.” |
Past ZCU Review
Commercial uses were last reviewed and discussed as part of the comprehensive ZCU at the February 2, 2022 and April 6, 2022 Planning Commission Study Session meetings. The following highlights comments from on the draft Commercial Zones:
• The need to improve readability of the code with additional tables, graphics and clear definitions and standards was emphasized over the desire to reduce regulations.
• Concern over prohibiting hotels and tutoring uses on ground floor.
• The Downtown Zone was generally found to be an appropriate redistricting
• Additional information on accessory uses are needed.
• Clarification between art gallery and art studios suggested.
• Need for clear definitions of office, medical office, and “medical-spa” uses.
When work resumed on the ZCU in 2024, the Planning Commission was scheduled to review both commercial and industrial zones together as part of Phase 2. However, due to the length of time the project was put on hold and the complexity still involved, the scope of this report has been narrowed. As a result, the commercial and industrial zones will now be reviewed over the course of several meetings.
At its March 12, 2024 meeting, the City Council conducted a discussion on the City’s allowances for temporary minor special events. Staff indicated that the ZCU included a review of these allowances, but there had not been any substantial policy direction regarding events. The City Council requested that staff prioritize discussion of minor special events, providing streamlining wherever possible. Therefore, staff is including discussion of temporary minor special events, as well as limited entertainment and events, in this stage of the discussion.
The following provides the current working schedule which may be further revised to respond to the Planning Commission direction:
June 2024
Review commercial zoning districts, commercial zone land uses, land use definitions, and specific use standards, and temporary uses.
July 2024
Review commercial uses, land use definitions, and specific use standards for uses that fall under the broad category of residential uses, industrial uses, institutional uses, and transportation, communication, and utility uses. Continue reviewing prior meetings topic as needed.
August 2024
Review commercial development standards including setbacks, height, floor area for the commercial zones and administrative procedure applicable by zone and use. Continue reviewing prior meetings topic as needed.
As the work on the ZCU progresses, it continues to be guided by PLAN Hermosa’s vision for neighborhood preservation and enhancement, economic development, coastal resource protection, environmental sustainability, and community health. In addition, the work is directed by the objective to develop a ZCU that: 1) complies with state and federal law; 2) respects the existing City fabric, where appropriate; 3) provides clear decision-making protocols and streamline review processes, where appropriate; 4) retains the character and scale of the community’s neighborhoods, districts, and corridors as appropriate; 5) adds to the economic vitality of the City and promotes adaptive reuse and reinvestment, and 6) is clear, concise and easy to use.
Discussion:
Introduction to New Zoning Designations
Zoning districts create the framework for implementation of PLAN Hermosa policies and land use designations. PLAN Hermosa establishes land use designations and the overall policy basis for land use and development. Zoning then establishes zone districts which are intended to define distinct locations for different uses, define whether a use is permitted or conditionally permitted, as well as establish operational and development standards for a given use. These districts make up a portion of the City designated to commercial uses including retail, personal services, and eating establishments.
To ensure that the City’s Zoning Map and Zoning Ordinance are consistent with PLAN Hermosa, staff proposes to rename and redistrict the existing commercial zones to correspond with the PLAN Hermosa Land Use Designations and Land Use Map. In addition to redistricting, staff is required to evaluate, integrate, delete, or update as appropriate the permitted uses and development standards for the new zones. Both are considered when crafting the proposed commercial uses and development standards.
The redistricted zones are illustrated in Attachments 2 and 3 which show the existing and proposed commercial zoned districts. This is also reflected in Table 2 to demonstrate how various existing commercial zones are reconfigured. For example, two of the existing zones, SPA-11 and portions of the C-2 Zone would be redistricted and renamed into a singular zone titled Downtown. Other portions of the C-2 zone would be in a zone called Recreational Commercial.
In an updated Zoning Map and Ordinance, the current commercial zones are proposed to be redistributed in accordance with the table below.
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Table 2 - Proposed and Existing Commercial Zone Crosswalk |
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Proposed Zoning Designation |
Existing Zoning Designation |
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NC |
Neighborhood Commercial |
C-1 |
Limited Business / Professional |
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CC |
Community Commercial |
SPA-7 |
Specific Plan Area (Commercial) |
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SPA-8 |
Specific Plan Area (Commercial) |
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C-3 |
General / Highway Commercial |
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GC |
Gateway Commercial |
SPA-7 SPA-8 C-3 R-1 |
Specific Plan Area (Commercial) Specific Plan Area (Commercial) General / Highway Commercial Single-Family Residential |
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RC |
Recreational Commercial |
C-1 |
Limited Business / Professional |
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|
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C-2 |
General Commercial |
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SC |
Service Commercial |
SPA-7 |
Specific Plan Area (Commercial) |
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DT |
Downtown |
SPA-11 |
Specific Plan Area (Commercial) |
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|
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C-2 |
General Commercial |
Purpose of Use Chart
The consolidated zones are listed in the Draft Commercial Land Use Matrix (Attachment 1) along with the proposed uses and corresponding definitions. Staff evaluated the existing commercial uses outlined in the current Zoning Ordinance and concluded that updates are needed to modernize the current and future use regulations. Updating the uses and regulations is important in implementing the vision of PLAN Hermosa to respond to changes in economics, technology, and evolution of health and fitness services.
The purpose of the Commercial Land Use Matrix is to guide discussion of proposed and updates uses allowed within each zone. Each use listed corresponds with a definition which defines and describes the parameters of the use. In addition, the Matrix provides an annotation identifying the uses which require specific land use standards. The following provides an analysis of the use and definition, which are the two key components of the land use table.
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Table 3 - Excerpt of Attachment 2 Matrix |
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Use |
Definition |
Standards for Specific Use |
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Cinema/Theater |
Any facility for the indoor display of films, motion pictures, or dramatic, musical, or live performances. |
None proposed. |
Use Classification Definitions
Use definitions state in detail what the use covers. An evaluation of the existing commercial land use definitions showed many of the uses in the existing Zoning Ordinance are not reflective of the new uses that are proposed to the City. For example, the current use definition for “assembly hall” includes convention/meeting halls, educational institutions schools, funeral homes, gym/health and fitness centers, game arcades with five or more machines, miniature gold, large day spas, movie theatres, museums, and religious institutions. The definition includes a broad range of uses which does not address uses with fewer than five arcade games or consider how technological advances may have changed modern arcade and entertainment uses. When faced with this type of ambiguity, the City has limited ability to accommodate proposed uses with the existing definitions. The Zoning Ordinance includes a process to determine that uses are “similar” to other permitted uses, but that requires additional time and an application fee from the prospective owner. Outdated, unclear, or omitted use definitions cause undue delay and cost to businesses and the City. To address this problem, staff proposes to introduce new uses such as Indoor Entertainment and Recreation and General Personal Services.
To address overly specific definitions, incorporate uses, many use definitions are proposed to be modified and regrouped into broader categories with subclassifications to increase clarity and provide a definitive framework. The following is a list of commercial uses that staff is proposing to add:
o o Small and Large Gym/Health/Fitness
o Indoor Entertainment and Recreation
o Outdoor Recreation
o Outdoor Entertainment
o General Personal Servies
o Multi-media Office
o Research and Development Office
o Timeshares
o Animal Grooming
o Animal Shelter and Boarding
o Secondhand Stores
o o Food preparation
o Farmer’s markets
o Eating and Drinking Establishments
o Food and Beverage Tasting
o Drive-Through Facilities
o Charging Service Stations (Electric)
o ATM Walk-up
o Live Entertainment
o Massage Establishment
o Parcel Pickoff and Dropoff
o Convention Facility
The following is a list of uses that staff is proposing update or alter:
o Veterinary Services
o Medical, Dental Office
o Car Wash
o Hotels/Motels
o Hostels
o Massage Establishment
o Service Stations (Gasoline and Electric)
Specific Use Standards
Specific use standards are regulations that certain uses must comply with. These standards would be applicable to a use whether permitted by right or conditionally permitted in several or all zones. Specific use standards are necessary to ensure uses would be located, designed, and operated to avoid potential negative impacts to the surrounding uses and properties and to protect the health, safety, and welfare of their occupants and of the general public. Standards that may apply to operation address aspects such as noise, light, vehicle traffic/queuing, pedestrian access, location, size, visual appearance, and hours of operation.
Staff requests Planning Commission consider the definitions and standards for uses outlined in the Draft Commercial Land Use Matrix. The following is a list of uses that staff is proposing to have a specific use standard for:
o Adult Businesses
o Automobile/Vehicle Rental
o Automobile/Vehicle Sales and Leasing
o Automobile/Vehicle Service and Repair, Minor
o Automobile/Vehicle Repair, Major
o Service Stations
o Charging Service Stations (Electric)
o Car Wash
o ATM
o Food Preparation
o Hotels and Motels
o Short Term Vacation Rentals
o Massage Establishment
o Tattoo or Body Piercing Studio
Temporary Uses
In addition to the primary or principal uses that are allowed by right or subject to the approval of a Minor Use Permit or Conditional Use Permit in commercial zones, the City recognizes that properties may desire to host temporary events occasionally. The Zoning Ordinance allows these events on a minor scale and temporary basis with an Administrative Permit. The applicable events, standards, and limitations are proposed to be reviewed and updated where needed.
Existing Regulations - Temporary Special Events and Entertainment
Since 2012, the Zoning Ordinance has recognized that owners or operators of non-residential property, may desire to host events and entertainment occasionally. This includes businesses but also institutions like churches. The City requires an Administrative Permit for these events on a minor scale and temporary basis. This is differentiated from special events on public property. There are numerous categories of temporary events that can be permitted including: festivals, art displays, outdoors sales events, events with amplified music or alcohol, and indoor promotions. There are also several categories of “limited” events that are for indoor use and smaller scale in nature. The “Limited Live Entertainment” category is allowed in the C-1, C-2, and C-3 zones indoor use only with up to two performers with amplified music. A comparison table listing the existing regulations is included in Attachment 4.
Definition
In reviewing the City’s existing regulations for entertainment, staff observed that the term “Special Event” needs a definition. Staff proposes including a definition as follows: “Any temporary organized event, activity, celebration or function involving the use of private property outside the normal operational characteristics or above and beyond the number of persons permitted for the existing primary uses on the site.”
Frequency
Generally, temporary special outdoor events are permitted four times per year, for a duration of three to seven days depending on scale of the event. Indoor events are generally permitted more often, ranging from 12 per year to three times per month. The frequency of event allowances relates to the common impacts of outdoor events, such as noise, lighting, traffic, increased potential for crowds, and parking impacts from generated parking as well as occupied parking areas.
Restricted Dates
Most events, except for the “Limited Live Entertainment” category, are restricted from operating on St. Patrick’s Day, Cinco de Mayo, July 4, and New Year’s Eve. This is to reflect the commonly increased demand for public safety services during these dates. The Police Department has recommended that the restrictions to be updated to include Memorial Day and Labor Day weekends.
Permit Duration
The Administrative Permit for all temporary events except for the “Limited Live Entertainment and Limited Events” categories includes a permit duration of 180 days but allows for events for up to a year. Staff recommends extending the permit duration from 180 days to one year to align the timeframe for events allowed by the permit.
Permit Exemptions During Larger Scale Special Events on Public Property
The Zoning Ordinance once permitted businesses to conduct temporary events and entertainment without additional permits if the temporary events and entertainment were part of a larger event that occupied the areas around the business. This was accomplished permitting temporary events by-right in conjunction with a reference to special events on public property. Unfortunately, the Municipal Code reference to special events was inadvertently deleted. Staff requests that the Planning Commission discuss restoring the reference to allow for private property to be used as part of a larger scale event to be exempt from the Administrative Permit, so long as the operational terms and insurance are covered by the permit for the larger event.
Parking Exemptions
The Administrative Permit for all temporary events except for the “Limited Live Entertainment and Limited Events” categories takes automobile parking into consideration. Temporary minor special events are allowed to reduce existing parking by no more than 10 percent. For events related to the business, no additional parking is required. For events unrelated to the business, ten additional spaces must be provided. However, when a private property is within the footprint of a larger special event where the parking area is rendered inaccessible by a street closure, staff proposes to relax this parking requirement and allow the business to conduct a special event in their parking area. The owner of the private property would still be required to obtain an Administrative Permit for events not conducted as part of the larger event.
Live Entertainment as a Permanent/Long-Term Use
The Zoning Ordinance allows live entertainment through approval of a Conditional Use Permit. There will be opportunities to review this in a later portion of Phase II; however, the Planning Commission is encouraged to pose questions for staff to research.
Next Steps
At the July 16, 2024 Planning Commission meeting, an updated commercial and industrial land use matrix including definitions and standards for specific uses, as well as potential zones in which uses are located, will be presented based on the direction provided by the Commissioners. Staff will also present proposed development standards for the commercial and industrial zones.
The ZCU is phased into discrete sections allowing for concrete progress towards the implementation of PLAN Hermosa. The following is an overview of the tentative schedule:
Phase II - Summer 2024: Update Land Use regulations, definitions and standards for all non-residential zoning districts.
June 2024: Review commercial zoning districts, commercial zone land uses, land use definitions, and specific use standards, and temporary uses.
July 2024: Review commercial uses, land use definitions, and specific use standards for uses that fall under the broad category of residential uses, industrial uses, institutional uses, and transportation, communication, and utility uses. Continue reviewing prior meeting topics as needed.
August 2024: Review commercial development standards including setbacks, height, floor area, lighting, landscaping, trash enclosures, fencing for the commercial zones and administrative procedure applicable by zone and use. Add a coastal Overlay Zone. Continue reviewing prior meetings topic as needed.
September 2024: Residential, Public Facilities, and Open Space uses, definitions, specific use standards, and development standards.
Phase III - Fall 2024: Revise Citywide standards to comply with State and federal regulations. including revising solar and wireless standards. Other modifications will include revising home occupation standards, parking requirements, landscape standards, reviewing live entertainment provisions and modifying Historic Preservation standards.
Phase IV - Winter 2024/Spring 2025: Modify the Subdivision Ordinance for consistency with state law.
o Update submittal requirements.
o Modify procedures and application types as needed.
General Plan Consistency:
PLAN Hermosa, the City’s General Plan, was adopted by the City Council in August 2017. The purpose of the ZCU is to implement the General Plan and the current code changes align with the following PLAN Hermosa goals, policies:
• Governance Goal 1. A high degree of transparency and integrity in the decision-making process.
• Governance Goal 2. The community is active and engaged in the decision-making process.
• Governance Goal 5. Small beach town character is reflected throughout Hermosa Beach.
Policy 5.1 Residential and commercial compatibility. Provide a balance between residential and commercial uses and strive to ensure their compatibility.
Policy 5.3 Clear regulations. Establish clear, unambiguous regulations and policies to clearly communicate the City’s expectations
• Land Use Goal 1. Create a sustainable urban form and land use patterns that support a robust economy and high-quality life for residents.
o Policy 1.3 Access to daily activities. Strive to create sustainable development patters such that the majority of residents are within walking distance to a variety of neighborhood goods and services, such as supermarkets, restaurants, places of worship, cafes, dry cleaners laundromats, farmers markets, banks, personal service, pharmacies, and similar uses.
o Policy 1.4 Diverse commercial areas. Promote the development of diversified and unique commercial districts.
o Policy 1.5 Balance resident and visitor needs. Ensure land uses and businesses provide for the needs of residents as well as visitors.
o Policy 1.7 Compatibility of uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types of land uses.
o Policy 1.10 Transition between uses. Encourage new projects in non-residential areas to employ architectural transition to adjoining residential properties to ensure compatibility of scale and a sense of privacy for existing residences. Such transitions could include setbacks, gradations, and transitions in building height and appropriate landscaping.
• Land Use Goal 3. A series of unique, destination-oriented districts throughout Hermosa Beach.
o Policy 3.3 Diverse retail and office centers. Provide incentives to transform existing single-use commercial properties that are accessible into retail destinations by adding a diversity of uses, providing new pedestrian connections to adjacent residential areas, reducing the visual prominence of parking lots, making the centers more pedestrian-friendly and enhancing the definition and character of street frontage and associated streetscapes.
o Policy 3.5 Emerging employment sectors. Strive to create districts that support increased employment activity, particularly for growing or emerging economic sectors.
• Land Use Goal 4. A variety of corridors throughout the city provide opportunities for shopping, recreation, commerce, employment and circulation.
o Policy 4.1 Regional retail districts. Encourage regional-serving commercial corridors that provide a mix of uses in a pedestrian-oriented format that can become vibrant destinations for people to live, work, shop and congregate.
o Policy 4.2 Employment centers. Encourage the development and co-location of additional office space and employment centers along corridors, preferably above ground-floor commercial uses on second or third floors.
o Policy 4.3 Diverse range of uses. Allow a wide variety of uses to locate in Gateway Commercial nodes along corridors, including destination retail centers, lifestyle centers, hotels, and office employment, among other uses.
• Land Use Goal 13. Land uses patterns that improve the health of residents.
o Policy 13.1 Restrict health-harming uses. Prohibit new land uses that harm the physical health and well-being of the community.
o Policy 13.4 Private health uses. Allow for the development of private recreation, cultural, educational, institutional and health care uses along Corridors and in Districts, where they are compatible with existing uses.
The proposed zone changes would help the city to achieve the following implementation actions of PLAN Hermosa.
• Land Use 2 - Establish development standards within the zoning code to establish any new land use designations and modify existing development standards to articulate the appropriate building form, scale, and massing for each established character area and applicant density standards.
• Land Use 7 - Modify the Zoning Code/Local Implementation Plan and Zoning Map to better accommodate coastal -dependent and coastal-related uses as follows:
o Establish definitions for coastal-dependent and coastal-related uses consistent with the California Coastal Act. For each, identify a list of priority uses that meets the definition.
o Contract the C-2 (Downtown Commercial) zone district to match the Recreational Commercial land use designation.
o Modify the permitted use tables to allow specific coastal-dependent commercial uses in the C-1, C-2, and SPA-11 zone districts.
• Land Use 22 - Modify zoning and development standards to ensure the production of art, art studios, and ancillary sales at art galleries are defined, allowed, and encouraged in commercial and light industrial zones.
• Mobility 15 - Facilitate the operation of bicycle rental concessions in the Coastal Zone.
Public Notification:
For the current agenda item, the City sent an e-blast to community members on June 13, 2024. The public may sign up for notifications on the webpage here: www.hermosabeach.gov/zoning <http://www.hermosabeach.gov/zoning>. The interested parties lists include 1,958 email addresses to date. As of the writing the report, staff has received no public comments.
Attachments:
1. Draft Commercial Use Land Matrix
2. Existing Zoning Map
3. Draft Zoning Map
4. Temporary Events / Entertainment Information
5. Link to the 2020 Zoning and Subdivision Ordinance Assessment Report
6. Link to the March 4, 2020 Joint City Council/Planning Commission Study Session
7. Link to the May 19, 2020 Planning Commission Meeting
8. Link to the February 17, 2021 Economic Development Stakeholders Advisory Working Group
9. Link to the March 1, 2021 Economic Development Committee Meeting
10. Link to the March 3, 2021 Joint City Council/Planning Commission Study Session
11. Link to the August 10, 2021 City Council Meeting
12. Link to the February 2, 2022 Special Planning Commission Meeting
13. Link to the April 6, 2022 Special Planning Commission Meeting
14. Link to the June 7, 2022 Special Planning Commission Meeting
15. Link to the August 8, 2022 Special Planning Commission Meeting
16. Link to the September 22, 2022 Special Planning Commission Meeting
17. Link to the October 3, 2022 Special Planning Commission Meeting
18. Link to the November 2, 2022 Special Planning Commission Meeting
19. Link to the December 13, 2022 City Council Meeting
20. Link to the March 21, 2023 Planning Commission Meeting
21. Link to the July 11, 2023 City Council Meeting
22. Link to the September 26, 2023 City Council Meeting
23. Link to the November 14, 2023 City Council Meeting
24. Link to the March 19, 2024 Planning Commission Meeting
25. Link to the April 16, 2024 Planning Commission Meeting
26. Link to the May 21, 2024 Planning Commission Meeting
27. SUPPLEMENTAL - eComment from Ed Hart 6/17/24
28. SUPPLEMENTAL - Letter from Tony Cordi 6/18/24
29. SUPPLEMENTAL - Letter form Jessica Accamando 6/18/24
30. SUPPLEMENTAL - eComment from Adam Malovani 6/18/24
Respectfully Submitted by: Alexis Oropeza, Planning Manager and
Maricela Guillean, Associate Planner
Legal Review: Patrick Donegan, City Attorney
Approved: Carrie Tai, AICP, Community Development Director