AGENDA COMMITTEE OPENING OF. use. given the. by staff. CHAIRPERSON DALLAS BAKER CITY PLANNER OFFICIAL TODD MORRIS CHIEF BUILDING

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1 AGENDA CITY OF EL MONTE MODIFICATION COMMITTEE CITY OF EL MONTE MODIFICATION COMMITTEE CHAIRPERSON DALLAS BAKER PLANNING COMMISSION CITY PLANNER JASON C. MIKAELIAN CHIEF BUILDING OFFICIAL TODD MORRIS TUESDAY, FEBRUARY 13, :00 P.M. CITY HALL WEST CONFERENCE ROOM A VALLEY BOULEVARD OPENING OF MEETING 1. Call Meeting to Order 2. Flag Salute 3. Roll Call 4. Public Comments Citizens wishing to address the Modification Committee on land use and development matters may do so at this time. Note that the Committee cannot respond to or take any action on the item. Citizens wishing to speak on an agenda item will be opportunity to speak after the item is presented by staff. given the Limit your comments too three (3) address the record. minutes. State your name and Phone: (626) Fax: (626) planning@elmonteca.gov

2 MODIFICATION COMMITTEE AGENDA FEBRUARY 13, Modification No PUBLIC HEARING Address: Request: Deana Street A request to: (1) reduce the required minimum front yard setback from 20 feet to 15.4 feet to legalize a 120 square foot storage room that is attached to an existing 400 square foot garage and 1,063 square foot house; and (2) to reduce the required minimum rear yard setback from 15 feet to 12.4 feet to legalize a 43 square foot laundry/storage room and a 189 square foot storage room attached to the rear of the existing house and garage. The project also involves the demolition of an unpermitted 150 square foot carport and a 248 square foot rear covered patio. The property is located in the R-3 (Medium-Density/Multi-Family Dwelling) zone. This request is made pursuant to the requirements of Chapter of the El Monte Municipal Code (EMMC) CEQA Determination: Article 19. Categorical Exemptions - Section (Class 1 Existing Facilities) in accordance with the requirements of the California Environmental Quality Act of 1970 and the CEQA Guidelines. Recommendation: Case Planner: Approve subject to conditions. David Kim, Assistant Planner 6. Modification No Address: Request: 9918 Marshall Street A request to reduce the parking requirements from a two (2) car garage to a one (1) car garage to allow a new 308 square foot addition to an existing 692 square foot single family residence. The project site is located in the R-3 (Medium Density/Multiple Family) Zone. The request is made pursuant to Chapter of the El Monte Municipal Code (EMMC). CEQA Determination: Article 19. Categorical Exemptions - Section (Class 3 New Construction or Conversion of Small Structures) in accordance with the requirements of the California Environmental Quality Act of 1970 and the CEQA Guidelines. Recommendation: Case Planner: Approve subject to conditions. Tony Bu, Associate Planner Agenda 2

3 MODIFICATION COMMITTEE AGENDA FEBRUARY 13, 2018 NEXT SCHEDULED MODIFICATION COMMITTEE MEETING Tuesday, February 27, 2018 at 5:00 P.M. City Hall West Conference Room A Agenda 3

4 STAFF REPORT FEBRUARY 13, 2017 TO: FROM: MODIFICATION COMMITTEE MINH THAI ECONOMIC DEVELOPMENT DIRECTOR JASON C. MIKAELIAN, AICP CITY PLANNER BY: DAVID KIM ASSISTANT PLANNER SUBJECT: MODIFICATION NO LOCATION: APPLICANT / PROPERTY OWNER: ENVIRONMENTAL: RECOMMENDATION: DEANA ST. El MONTE, CA JIN ZHAO & SHAO XIA HUANG DEANA STREET EL MONTE, CA ARTICLE 19 CATEGORICAL EXEMPTIONS SECTION (CLASS 1 EXISTING FACILITIES) IN ACCORDANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970 AND THE CEQA GUIDELINES. ADOPT A CATEGORICAL EXEMPTION AND APPROVE MODIFICATION NO SUBJECT TO CONDITIONS. REQUEST: The applicant is requesting the approval of Modification No to: (1) reduce the required minimum front yard setback from 20 ft. to 15.4 ft. to legalize a 120 square foot storage room that is attached between an existing 400 square foot (20 by 20 interior dimensions) 2-car garage and 1,063 square foot house; and (2) to reduce the required minimum rear yard setback from 15 ft. to 12.4 ft. to legalize a 43 square foot laundry/storage room and a 189 square foot storage room attached to the rear of the existing house and garage. The project also involves the demolition of an unpermitted 150 square foot carport and a 248 square foot rear covered patio. The subject property is located in the R-3 (Medium-Density / Multi-Family Dwelling) zone. This request is made pursuant to the requirements of Chapter of the El Monte Municipal Code (EMMC) Deana St. Mod. No Page 1

5 PROPERTY INFORMATION: Location: South of Deana St.; Between Maxson Rd. and Durfee Ave. APN: General Plan: Medium Density Residential ( du/ac) Zone: R-3 (Medium-Density / Multi-Family Dwelling) Size: 0.12 Acres (5,012 SF) Existing Existing 1,063 SF house with an attached 400 SF garage. Improvements: SURRONDING PROPERTIES: General Plan: Zoning: Land Use: North: Medium Density Residential R-3 Residential South: Medium Density Residential R-3 Residential West: Medium Density Residential R-3 Residential East: Medium Density Residential R-3 Residential AERIAL PHOTO AND ZONING MAP Project Site PROJECT ANALYSIS: The applicant is proposing to legalize 352 square feet of storage space that is attached to an existing 400 square foot 2-car garage and 1,063 square foot house. The project will be in compliance with the applicable R-3 zoning standards, except for the front and rear setbacks; therefore, a modification is requested to deviate from the setback standards. The following table summarizes the project s compliance with the City s R-3 zoning standards Deana St. Mod. No Page 2

6 Development Meets R-3 Zoning Proposed Project Standard Requirement? Floor Area: 35% max. 21% Yes Lot Coverage: 45% max. 36% Yes Front Setback (storage only): 20-0 min No; Mod. Requested Side Setback (West): (storage only) Side Setback (East): (storage only) Rear Setback: (storage only) 10-0 min Yes 10-0 min Yes 15-0 min No; Mod. Requested Height: 40 max. or (1-story) Yes stories Parking: 2-car garage 2-car garage Yes FINDINGS OF FACT: In order to approve the project, the Modification Committee is required to make certain findings. Section (EMMC) - Necessary Conditions outlines the four (4) required findings that must be supported in order to approve any Modification. FINDING: A. There are exceptional or extraordinary circumstances or conditions applicable to the property involved, or to the intended use of the property, that do not apply generally to the property or class of use in the same zone or vicinity; FACT: The project site is currently improved with a 1,063 square foot single-family house with an attached 400 square foot 2-car garage. According to Title 16 (Subdivisions) of the EMMC, new residential lots require a minimum lot area of 6,000 square feet. The subject property has a substandard lot size of 5,012 square feet. There are also exceptional circumstances in regards to the lot dimensions of the property. As defined in the EMMC, the front and rear lot lines are considered the narrowest or shortest lines of the lot configuration. In this case, the property has longer front and rear lot lines than side lot lines (84.50 width x depth). This unique lot configuration, considering that the front and rear setbacks for the R-3 zone are 20 and 15 respectively, can restrict the size of new additions proposed to the front or rear of the existing house. The applicant is requesting modifications of the required front and rear setbacks in order to legalize three (3) existing storage structures (120 SF, 43 SF, and 189 SF) attached to the existing house and attached 2-car garage. The modifications include reducing the required minimum front yard setback from 20 ft. to 15.4 ft. and the required minimum rear yard setback from 15 ft. to 12.4 ft.. Staff has determined that the modifications can Deana St. Mod. No Page 3

7 be supported because of the unique lot configuration and the fact that the property is substandard in lot size, which, in addition to meeting setback requirements, further restricts the size of new additions to the existing house. FINDING: B. The granting of such modification will not be materially detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity in which the property is located; FACT: The property is currently improved with a 1,063 square foot single-family house with an attached 400 square foot 2-car garage. The applicant is requesting modifications of the required front and rear setbacks in order to legalize three (3) existing storage structures (120 SF, 43 SF, and 189 SF) attached to the existing house and attached 2-car garage. The modifications include reducing the required minimum front yard setback from 20 ft. to 15.4 ft. and the required minimum rear yard setback from 15 ft. to 12.4 ft.. The subject property is located in an existing residential neighborhood that has a mixture of both single-family and multi-family residences. As a condition of approval, the existing storage structures that are proposed to be legalized will have to comply with the current version of the California Building Code and any other applicable code requirements in order to ensure the structures are safe to use. Therefore, the requested modifications will not be detrimental to the public health or welfare or injurious to the subject property and surrounding residential neighborhood. FINDING: C. Because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges enjoyed by other properties in the vicinity and under the identical zone classifications; FACT: The project site is currently improved with a 1,063 square foot single-family house with an attached 400 square foot 2-car garage. According to Title 16 (Subdivisions) of the EMMC, new residential lots require a minimum lot area of 6,000 square feet. The subject property has a substandard lot size of 5,012 square feet. There are also exceptional circumstances in regards to the lot dimensions of the property. As defined in the EMMC, the front and rear lot lines are considered the narrowest or shortest lines of the lot configuration. In this case, the property has longer front and rear lot lines than side lot lines (84.50 width x depth). This unique lot configuration, considering that the front and rear setbacks for the R-3 zone are 20 and 15 respectively, can restrict the size of new additions proposed to the front or rear of the existing house. The applicant is requesting modifications of the required front and rear setbacks in order to legalize three (3) existing storage structures (120 SF, 43 SF, and 189 SF) attached to Deana St. Mod. No Page 4

8 the existing house and attached 2-car garage. The modifications include reducing the required minimum front yard setback from 20 ft. to 15.4 ft. and the required minimum rear yard setback from 15 ft. to 12.4 ft.. Staff has determined that the modifications can be supported because of the unique lot configuration and the fact that the property is substandard in lot size, which, in addition to meeting setback requirements, further restricts the size of new additions to the existing house. FINDING: D. The granting of such modification will not adversely affect the comprehensive general plan; FACT: The proposed project is consistent with the City s General Plan Land Use Policy 1.6 (Quality of Life) as it encourages new projects to prioritize the protection and enjoyment of quality of life. The proposed modification request allows the property owner to legalize existing attached storage structures that are already utilized as additional storage space area. The existing storage structures are also seamlessly integrated with the existing house s architecture and design, which is supported by the Community Design Element of the City s General Plan. Therefore, staff has determined that the requested modifications are consistent with the intent of the General Plan. CONDITIONS OF APPROVAL: 1. The project shall substantially conform to site plan, floor plans and exterior elevations on file with the City Planning Division and as presented to the Modification Committee on February 13, 2018 and as amended herein. 2. The applicant is responsible for complying with all City department/division regulations and guidelines including Building, Engineering and Planning during Building plan-check review as well as any requirements of the LA County Fire Department. 3. The applicant is responsible for obtaining the demo permit for the removal of the unpermitted 150 square foot carport and a 248 square foot rear covered patio as shown on the attached Project Plans. RECOMMENDATION: Staff recommends that the Modification Committee evaluate the proposal and consider the following Actions: A. Adopt a Categorical Exemption under Article 19 - Section (Class 1 Existing Facilities) of the California Environmental Quality Act; B. Make the Finding of Facts presented in the staff report to be made in a positive manner to approve Modification No , subject to the conditions of approval Deana St. Mod. No Page 5

9 ATTACHMENTS: A. Project Plans B. Public Hearing Notice / Site Posting C. Radius Map Deana St. Mod. No Page 6

10 Revisions MODIFICATION Drawing Title ROOF PLAN, FIRST FLOOR PLAN, FRAMING DETAIL Key Plan Date: 05/28/2017 Job No: Drawn By: Checked By: Drawing No. A1.01

11 Revisions MODIFICATION Drawing Title ELEVATIONS, SITE PLAN, LANDSCAPE PLAN Key Plan Date: 05/28/2017 Job No: Drawn By: Checked By: Drawing No. A1.00

12 CITY OF EL MONTE MODIFICATION COMMITTEE NOTICE OF PUBLIC HEARING Hablamos Español favor de hablar con Marcella Magdaleno (626) TO: FROM: PROPERTY LOCATION: All Interested Parties City of El Monte Planning Division Deana St. / APN: (A full legal description of the property is on file in the office of the El Monte Planning Division) APPLICATION: Modification No REQUEST: The applicant requests the approval of Modification No to: (1) reduce the required minimum front yard setback from 20 ft. to 15.4 ft. to legalize a 120 square foot storage room that is attached to an existing 400 square foot garage and 1,063 square foot house; and (2) to reduce the required minimum rear yard setback from 15 ft. to 12.4 ft. to legalize a 43 square foot laundry/storage room and a 189 square foot storage room attached to the rear of the existing house and garage. The project also involves the demolition of an unpermitted 150 square foot carport and a 248 square foot rear covered patio. The property is located in the R-3 (Medium-Density / Multi-Family Dwelling) zone. This request is made pursuant to the requirements of Chapter of the El Monte Municipal Code (EMMC). PROPERTY OWNER / APPLICANT: ENVIRONMENTAL DOCUMENTATION: Jin Zhao He & Shao Xia Huang Deana Street El Monte, CA Article 19. Categorical Exemptions Section (Class 1 Existing Facilities) in accordance with the requirements of the California Environmental Quality Act of 1970 and the CEQA Guidelines. Pursuant to State Law, the Modification Committee will hold a public hearing to receive testimony, orally and in writing, on the proposed project. The public hearing is scheduled for: Date: Tuesday, February 13, 2018 Time: 5:00 p.m. Place: El Monte City Hall West Conference Room A Valley Boulevard, El Monte, California Persons wishing to comment on the environmental documentation or proposed application may do so orally or in writing at the public hearing or in writing prior to the meeting date. Written comments shall be sent to David Kim; El Monte City Hall West; Valley Boulevard; El Monte, CA or at dkim@elmonteca.gov. If you challenge the decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City s Planning Division at, or prior to, the public hearing. For further information regarding this application please contact David Kim at (626) Monday through Thursday, except legal holidays, between the hours of 7:30 a.m. and 5:30 p.m. Published and mailed on: Thursday, February 1, 2018 City of El Monte Modification Committee Marcella Magdaleno, Modification Committee Secretary

13 12240 Deana Street Public Notice Site Posting: 2/1/18

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16 STAFF REPORT F EBRUARY 13, 2018 TO: FROM: MODIFICATION COMMITTEE MINH THAI ECONOMIC DEVELOPMENT DIRECTOR JASON C. MIKAELIAN, AICP CITY PLANNER BY: JACQUELINE HONG PLANNING INTERN SUBJECT: MODIFICATION NO LOCATION: APPLICANT/ PROPERTY OWNER: 9918 MARSHALL STREET CHAU V. NGUYEN 9918 MARSHALL STREET EL MONTE, CA ENVIRONMENTAL ARTICLE 19 CATEGORICAL EXEMPTIONS - DETERMINATION: SECTION (CLASS 3- NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES) IN ACCORDANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970 AND THE CEQA GUIDELINES, AS AMENDED RECOMMENDATION: APPROVE MODIFICATION NO SUBJECT TO CONDITIONS REQUEST The applicant requests the approval of Modification No to reduce the required parking requirement from a two (2) car garage to a one (1) car garage to allow a new 308 square foot addition to an existing 692 square foot single-family residence. The property is located in the R-3 (Medium Density/Multiple Family) zone. This request is made pursuant to the requirements of Chapter of the El Monte Municipal Code (EMMC) MARSHALL STREET MOD No

17 SUBJECT PROPERTY: Location: South of Marshall Street and West of Baldwin Avenue General Plan: Medium Density Residential (FAR: 35%) Zone: R-3 (Medium Density/Multiple Family) zone Street Frontage: 50 feet Lot Size: 4,960 square feet Existing Existing 692 square foot single-family dwelling unit Improvements: SURROUNDING PROPERTIES: General Plan: Zoning: Land Use: North: Medium Density Residential R-3 Medium Density/Multiple Family South: Medium Density Residential R-3 Medium Density/Multiple Family West: Medium Density Residential R-3 Medium Density/Multiple Family East: Medium Density Residential R-3 Medium Density/Multiple Family ZONING AND AERIAL PHOTO 9918 MARSHALL STREET MOD No

18 PROJECT ANALYSIS Development Standards Development El Monte Zoning Proposed Meets Requirement Standard Code R-3 Development Floor Area: 35% 20% Y Lot Coverage: 45% 29% Y Front Setback: Y Side Setback (East): N; Legal non-conforming Side Setback (West): N; Legal non-conforming Rear Setback: Y Height: Y Density: 1du 1du Y Minimum unit size: 1,000 SQ FT 1,000 SQ FT Y Parking: 2-car garage 1-car garage N; MOD Requested BACKGROUND: The applicant is applying for Modification No to reduce the required parking requirement from a two (2) car garage to a one (1) car garage to allow a new 308 square foot addition to an existing 692 square foot single family residence. The property was constructed in Currently, the subject dwelling has 1 bedroom and 1 bathroom with an attached one (1) car garage and is located within the R-3 (Medium Density/Multiple Family) zone. Staff recommends approval of the proposed Modification under the requirement that conditions of approval are incorporated into the property in order to grant the Modification request. FINDINGS OF FACT: In order to approve the Modification request, the Modification Committee is required to make certain findings. Section (EMMC) - Necessary conditions outlines the four required findings. FINDING: A. There are exceptional or extraordinary circumstances or conditions applicable to the property involved, or to the intended use of the property, that do not apply generally to the property or class of use in the same zone or vicinity; 9918 MARSHALL STREET MOD No

19 FACT: The current subject dwelling unit has one (1) bedroom and one (1) bathroom and provides 672 square feet of living area. Per the EMMC, the minimum dwelling unit size for one (1) bedroom is 800 square feet. Therefore, the property is currently below the minimum dwelling unit size for a one (1) bedroom dwelling. The modification will allow the property owner to reduce the parking requirement from a two (2) car garage to a one (1) car garage to allow a new 308 square foot bedroom addition to an existing 692 square foot single-family residence. The dwelling unit will then provide a total of two (2) bedrooms with a total of 1,000 square feet of living area. Per the EMMC, the minimum dwelling unit size for 2 bedrooms is 1,000 square feet. By approving the proposed Modification, the overall unit size will then comply with the minimum dwelling unit size requirement with a total of 1,000 square feet of living area. The strict interpretation of the Zoning Code and General Plan would hinder the property to become more consistent with the intended minimum dwelling unit size for the R-3 zone. FINDING: FACT: B. The granting of such variance will not be materially detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity in which the property is located; Granting the Modification will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity in which the property is located. The site is improved with a 692 square foot single family residence with an attached one (1) car garage. The existing garage is nonconforming as the City s Zoning Code requires a two (2) car garage for the first 1,200 square feet of living space in the R-3 zone. The Zoning Code allows the property owner to keep a non-conforming garage as long as the new addition to the house is less than 25 percent of the existing gross floor area. The project proposes to add 44.5 percent; therefore, a modification is requested to reduce the required enclosed two (2) car garage to a one (1) car garage. Staff has determined that the requested modification is necessary to the project as the garage is unable to expand west which would result in loss of existing square footage to the house. In addition, the total allowed lot coverage for the property is 2,232 square feet; while the lot coverage with the proposed addition is 1,445 square feet. Furthermore, the total allowed FAR is 1,736 square feet; while the FAR with the proposed addition is 1,000 square feet. Therefore, the total square footage of the existing residence with the proposed addition will remain well below the maximum lot coverage and floor area allowed for the property MARSHALL STREET MOD No

20 FINDING: FACT: C. Because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive subject property of privileges enjoyed by other properties in the vicinity and under the identical zone classifications; The strict interpretation of the Zoning Code deprives the property of privileges enjoyed by adjacent properties under the same zone classification. The property is zoned R-3 (Medium Density/Multiple Family). The subject property is sub-standard in lot size and in street frontage. The property has a lot size of 4,960 square feet and a street frontage of 50 feet. The EMMC requires a minimum lot frontage of 60 feet and a minimum lot size of 6,000 square feet for residentially zoned lots. The attached one (1) car garage has a side yard setback of seven (7) feet from the eastern property line. If the project were to be proposed without the requested modification, the garage would need to expand west resulting in loss of existing square footage to the house. The modification will allow the property owner to reduce the required parking requirement from a two (2) car garage to a one (1) car garage to allow a new 308 square foot addition to an existing 692 square foot single-family residence. In addition, the EMMC Section states that every dwelling unit containing (2) bedrooms shall contain no less than 1,000 square feet of floor area. By approving the proposed Modification, the overall unit size will then comply with the minimum dwelling unit size requirement with a total of 1,000 square feet of living area. FINDING: FACT: D. The granting of such variance will not adversely affect the comprehensive general plan. The approval of this modification will not affect the comprehensive General Plan. Policy H-1.1 Housing Rehabilitation G.P states, Support the rehabilitation of single-family and multiple-family units and acquisition and rehabilitation of multiple-family housing to improve housing conditions, remove blight if needed, and improve the quality of life in neighborhoods, and will continue to be consistent with its intent MARSHALL STREET MOD No

21 CONDITIONS OF APPROVAL: 1. Comply with all Building Division code requirements. 2. Building material and exterior color for the addition shall be consistent with the current dwelling unit. 3. Applicant shall comply with City s fence standards in Chapter of the EMMC. 4. Applicant shall remove the unpermitted plant trellis. 5. Applicant shall legalize the unpermitted porch addition. 6. No other additions shall be permitted without complying with the most current parking standards for the entire property. RECOMMENDATION: Staff recommends that the Modification Committee evaluate the proposal and consider either of the following options: 1. Adopt a Categorical Exemption under (Class 3- New Construction or Conversion of Small Structures) pursuant to the California Environmental Quality Act and Guidelines, as amended; and 2. Adopt the Finding of Facts to approve Modification No , subject to the conditions of approval. ATTACHMENTS: A. Modification No with Findings and Conditions of Approval B. Public Hearing Notice C. Project Plans D. Radius Map E. Photos 9918 MARSHALL STREET MOD No

22 CITY OF EL MONTE MODIFICATION COMMITTEE NOTICE OF PUBLIC HEARING Hablamos Español favor de hablar con Marcella Magdaleno (626) TO: FROM: PROPERTY LOCATION: All Interested Parties City of El Monte Planning Division 9918 Marshall Street / APN: (A full legal description of the property is on file in the office of the El Monte Planning Division) APPLICATION: Modification No REQUEST: APPLICANT/ PROPERTY OWNER: ENVIRONMENTAL DOCUMENTATION: The applicant requests the approval of Modification No to reduce the required parking requirement from a two (2) car garage to a one (1) car garage to allow a new 308 square foot addition to an existing 692 square foot single family residence. The project site is located in the R-3 (Medium Density/Multiple Family) zone. The request is made pursuant to Chapter of the El Monte Municipal Code (EMMC) Chau Nguyen 9918 Marshall Street El Monte, CA Article 19. Categorical Exemptions Section (Class 3 New Construction or Conversion of Small Structures) in accordance with the requirements of the California Environmental Quality Act of 1970 and the CEQA Guidelines, as amended Pursuant to State Law, the Modification Committee will hold a public hearing to receive testimony, orally and in writing, on the proposed project. The public hearing is scheduled for: Date: Tuesday, February 13, 2018 Time: 5:00 p.m. Place: El Monte City Hall West Conference Room A Valley Boulevard, El Monte, California Persons wishing to comment on the environmental documentation or proposed application may do so orally or in writing at the public hearing or in writing prior to the meeting date. Written comments shall be sent to Jacqueline Hong; El Monte City Hall West; Valley Boulevard; El Monte, CA or at jhong@elmonteca.gov. If you challenge the decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Planning Division at, or prior to, the public hearing. For further information regarding this application please contact Jacqueline Hong at jhong@elmonteca.gov or (626) Monday through Thursday, except legal holidays, between the hours of 7:30 a.m. and 5:30 p.m. Published and mailed on: Thursday, February 1, 2018 City of El Monte Modification Committee Marcella Magdaleno, Modification Committee Secretary

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26 9918 Marshall Street SITE POSTING PHOTO (2/1/18)