Current Projects

KB Home Orchard Street and Cypress Avenue Project
3630, 3640, and 3700 Cypress Avenue and 11312 Orchard Street
Project Description
The applicant proposes to demolish 159,100 square feet of existing industrial property and construct a residential community consisting of 82 detached condominium units (Modified Project 3) with attached two-car garages on a 5.24-acre site. Two-story residential units are proposed along Orchard Street and Cypress Avenue and the remainder of the residential units are proposed at three-stories in height. 200 off-street parking spaces are provided (164 spaces within two-car garages and 36 open stalls) throughout the site.   
Requested Entitlements:
• 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 82 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.

Environmental Description
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 3) proposes 82 detached residential condominiums units instead of townhouses (decreasing the total number from 103 units to 82 units). A comparative environmental analysis has been undertaken to analyze whether Modified Project 3 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 3 would overall lessen environmental impacts, as compared to Modified Project 1 given approximately 20 percent fewer units are proposed. Further, Modified Project 3 would not result in any new or greater impacts, as compared to those identified in the IS/MND for Modified Project 1. The City Council will consider adopting the IS/MND in light of the comparative analysis. 
Review Body & Final Decision
Pursuant to State Law, the City Council will hold a public hearing to receive testimony, orally and in writing, on the proposed project. The public hearing is scheduled for:

Date: Tuesday, May 4, 2021
Time: 7:00 p.m.
Place: El Monte City Hall East – Council Chambers
              11333 Valley Boulevard, El Monte, California

Members of the public wishing to observe the meeting may do so in one of the following ways:
(1) Turn your TV to Channel 3; or
(2) City’s website at; or
(3) In Person.

Members of the public wishing to make public comment may do so via the following ways:
(1) Call-in Conference Line (888) 204-5987; Code 8167975 – comments/questions can be submitted
per the instructions at the beginning of the meeting;
(2) Email – All interested parties can submit questions/comments in advance to the City Clerk’s
general email address:; or
(3) In person.

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 Nancy Lee; El Monte City Hall West; 11333 Valley Boulevard; El Monte, CA 91731 or at If you challenge the decision of the City Council, 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 Council at, or prior to, the public hearing. For further information regarding this application, please contact Nancy Lee at (626) 580-2096, Monday through Thursday, except legal holidays, between the hours of 7:00 a.m. and 5:30 p.m.
Nancy Lee, Senior Planner  
(626) 580-2096