|KB Home Orchard Street and Cypress Avenue Project
||3630, 3640, and 3700 Cypress Avenue and 11312 Orchard Street|
||The applicant proposes to demolish 159,100 square feet of existing industrial property and construct a residential community consisting of 84 detached condominium units (Modified Project 2) with attached two-car garages on a 5.69-acre site. Two (2)-story residential units are proposed along Orchard Street and the remainder of the residential units are proposed at three (3)-stories in height. 205 off-street parking spaces are provided (168 spaces within two-car garages and 37 open stalls) throughout the site.
• General Plan Amendment (GPA No. 03-19) to change the site’s General Plan Land Use designation from “Industrial Business Park” (11312 Orchard Street and 3630 and 3640 Cypress Avenue) and “Medium Density Residential” (3700 Cypress Avenue) to “High Density Residential”;
• Zone Change (ZC No. 01-19) to change the zoning designation from “M-2” (11312 Orchard Street and 3630 and 3640 Cypress Avenue) and “R-3” (3700 Cypress Avenue) to “R-4”;
• Vested Tentative Tract Map (VTTM No. 082797) to consolidate all parcels and subdivide for 84 residential condominium units;
• Conditional Use Permit (CUP No. 20-19) for the construction of three (3) or more dwelling units;
• Variance (VAR 03-19) to deviate from common and private open space requirements; and
• Modifications (MOD) as follows:
MOD No. 28-19 to modify off-street parking requirements;
MOD No. 29-19 to modify the front yard setback and distance between building requirements;
MOD No. 30-19 to modify the maximum allowable wall height throughout the development; and
MOD No. 36-19 to modify the lot size to exceed the maximum allowable FAR.
|The Project’s Initial Study (IS) determined that there would be less than significant environmental impacts because mitigation measures would be incorporated into the Project. A Mitigated Negative Declaration (MND) was prepared that provides mitigation measures to lessen potential impacts below significant levels related to biological resources, cultural and tribal resources, geology/soils, hazards and hazardous materials, and noise.
The IS/MND and supporting documentation for a 103-unit attached townhome project (Modified Project 1) were made available for public review on September 18, 2020, and publication and public circulation of the IS/MND was effectuated by the City in accordance with Public Resources Code Sections 21091–21092.6 of the California Environmental Quality Act (CEQA) and Sections 15072-15073 and 15105 of the CEQA Guidelines, as applicable, prior to adoption of the MND.
Since Modified Project 1 IS/MND’s release, the Project was considered and denied by the Planning Commission (Resolution No. 3581) on September 22, 2020 and referred back to the Planning Commission for additional review after an appeal hearing by City Council on November 17, 2020.
The current Project (Modified Project 2) proposes 84 detached residential condominiums units instead of townhouses (decreasing the total number from 103 units to 84 units). A comparative analysis has been undertaken to analyze whether Modified Project 2 would result in any new or greater impacts, as compared to those identified in the September 2020 IS/MND for Modified Project 1.
Modified Project 2 would overall lessen environmental impacts, as compared to Modified Project 1 given approximately 18 percent fewer units are proposed. Further, Modified Project 2 would not result in any new or greater impacts, as compared to those identified in the IS/MND for Modified Project 1. The Planning Commission will consider recommending City Council approval of the IS/MND in light of the comparative analysis.
|Public Review Period & Meeting
The Planning Commission will make a recommendation to the City Council, with the City Council making the final decision at a future noticed public hearing.
Planning Commission Public Hearing
Date: Tuesday, March 23, 2021
Time: 7:00 PM
Place: Attendance of this meeting can only be done remotely.
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Members of the public wishing to make public comment may do so via the following ways:
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The Planning Commission staff report on this matter will be available on or about March 18, 2021 on the City of El Monte website, which may be accessed at http://elmonteca.gov/AgendaCenter/Planning-Commission-2 or by e-mailing email@example.com.
|Review Body & Final Decision
||City Council will make the final decision at a future noticed public hearing.
||Nancy Lee, Senior Planner