AGENDA  
Hearing Officer:  
Items 1-3, 5-7 and 9: Pat Hachiya  
Item 4: Tina Fung  
Item 8: Gina Natoli  
Meeting Place: In-Person: 320 W. Temple Street, Room 150, Los Angeles, CA 90012 Virtual  
(669) 444-9171 or (719) 359-4580  
Meeting Date:  
February 24, 2026 - Tuesday  
Time: 9:00 AM  
PROVIDING WRITTEN PUBLIC COMMENT  
To provide written public comment for the record, send an email to comment@planning.lacounty.gov  
with the agenda item number, first name, last name, email address, and phone number, and identify  
yourself as the applicant or not the applicant. Written public comments submitted prior to 12 p.m. on  
Monday, February 23, 2026, will be provided to the Hearing Officer. Written public comments  
submitted after 12 p.m. on Monday, February 23, 2026, will not be provided to the Hearing Officer but  
will be added to the public record.  
OBSERVING THE MEETING VIRTUALLY (ONLINE)  
To observe the meeting without providing public comment for the record, go to  
phone: (669) 444-9171 or (719) 359-4580.  
PROVIDING VERBAL PUBLIC COMMENT VIRTUALLY (ONLINE)  
To provide verbal public comment for the record during the meeting, go to https://bit.ly/ZOOM-HO  
(Webinar ID: 824 5573 9842), or call by phone: (669) 444-9171 or (719) 359-4580 and staff will  
assist you or send an email to comment@planning.lacounty.gov with the agenda item number, first  
name, last name, email address, and phone number, and identify yourself as the applicant or not the  
applicant.  
To provide verbal public comment for the record before the meeting, dial (213) 974-6411 and leave a  
message or voicemail with your comment, the agenda item number, first name, last name, email  
address, and phone number, and identify yourself as the applicant or not the applicant. Verbal public  
comments submitted prior to 12 p.m. on Monday, February 23, 2026, will be transcribed and provided  
to the Hearing Officer. Verbal public comments submitted after 12 p.m. on Monday, February 23,  
2026, will not be provided to the Hearing Officer but will be transcribed and added to the public  
record.  
PART I - LAND ACKNOWLEDGEMENT  
1.  
Hearing Officer  
PART II - PLEDGE OF ALLEGIANCE  
2. Hearing Officer  
PART III - CONSENT ITEMS FOR APPROVAL  
Project No. R2019-000743-(1)  
Tentative Parcel Map No. 82543  
Planner: Timothy Stapleton  
Applicant: Yanxia Yang  
443 Ginao Avenue  
3.  
Puente Zoned District  
To create two single-family lots, including one flag lot, on 0.53 net acres  
within the A-1-10,000 (Light Agricultural – 10,000 Square Feet Minimum  
Required Lot Area) Zone. This project is categorically exempt Class 5 –  
Minor Alterations in Land Use Limitations) pursuant to CEQA reporting  
requirements.  
Time extension request is from February 28, 2026 to February 28, 2027.  
Approve this extension for Tentative Parcel Map No. 82543 for one (1)  
year pursuant to Section 66452.6(e) of the Subdivision Map Act and  
Section 21.48.120 of the Los Angeles County Code. This is the first  
discretionary time extension.  
PART IV - PUBLIC HEARINGS  
(Continued from 10/21/25, 12/16/25 and 1/6/26)  
4.  
Project No. R2014-02985-(4)  
Planner: Carl Nadela  
Applicant: South Whittier Four Square Church  
11413 Laurel Avenue, Whittier  
Gateway Planning Area  
a. Conditional Use Permit No. 201400140  
To authorize the retroactive conversion of an existing accessory  
single-family residence at an existing church into an adult residential  
facility (now classified as a sober living facility) with 22 residents and six  
staff in the C-3-BE (General Commercial - Billboard Exclusion) Zone.  
b. Minor Parking Deviation No. RPPL2025003832  
To authorize a minor reduction in parking for an existing church.  
This project is categorically exempt (Class – 1 Existing Facilities) pursuant  
to CEQA reporting requirements.  
(Continued from 1/27/26)  
5.  
Project No. PRJ2021-004336-(2)  
Conditional Use Permit No. RPPL2021012394  
Planner: Susan Zermeno  
Applicant: Garfield Beach CVS LLC  
4501 W. Slauson Avenue, Ladera Heights View Park-Windsor Hills  
Westside Planning Area  
To authorize the continued sale of beer, wine, and distilled spirits for  
off-site consumption (Type 21 California Department of Alcoholic  
Beverage Control License) at an existing drugstore ("CVS Pharmacy") in  
the C-2 (Neighborhood Business) Zone. This project is categorically  
exempt (Class 1 – Existing Facilities) pursuant to CEQA reporting  
requirements.  
Project No. PRJ2025-003047-(5)  
6.  
Conditional Use Permit No. RPPL2025002880  
Planner: Christopher Keating, AICP  
Applicant: Green Valley Market  
16166 Spunky Canyon Road, Green Valley  
Antelope Valley Planning Area  
To authorize the continued sale of beer and wine for off-site consumption  
(Type 20 California Department of Alcoholic Beverage Control License) at  
an existing convenience store (“Green Valley Market”) associated with an  
automobile service station in the C-RU (Rural Commercial) Zone. This  
project is categorically exempt (Class 1 - Existing Facilities) pursuant to  
CEQA reporting requirements.  
Project No. PRJ2024-002347-(5)  
Conditional Use Permit No. RPPL2024003530  
Planner: Michelle Lynch  
7.  
Applicant: Sara Houghton  
871 East Mariposa Street, Altadena  
West San Gabriel Valley Planning Area  
To authorize the sale of beer and wine for on-site consumption (Type 41  
California Department of Alcoholic Beverage Control License ) at a new  
restaurant ("Bar Betsy") within an existing commercial center in the C-3  
(General Commercial) Zone. This project is categorically exempt (Class 1  
- Existing Facilities) pursuant to CEQA reporting requirements.  
PART V - DISCUSSION AND POSSIBLE ACTION  
(Continued from 1/20/26)  
8.  
Appeal of Final Zoning Enforcement Order Enforcement Case No.  
RPCE2025002770  
Planner: Bruce Chow  
Appellant: Grant Kennedy  
The subject property is in violation of the following:  
(1) Development (unpermitted vegetation removal, unpermitted grading,  
unpermitted wood posts in the ground, and unpermitted camping tents) as  
defined in the Santa Monica Mountains Local Coastal Program has  
occurred on the premises without approval from the Department of  
Regional Planning.  
(2) A recreational vehicle is being stored on a vacant property without an  
established primary use.  
The subject property located at Assessor’s Parcel Number 4448-027-059  
and is zoned R-C (Rural Coastal) within the Santa Monica Mountains  
Coastal Zone.  
PART VI - PUBLIC COMMENT  
9.  
Public comment pursuant to Section 54954.3 of the Government Code  
PART VII - ADJOURNMENT  
ADJOURNMENT TO 9:00 A.M., MARCH 3, 2026  
GLOSSARY OF ENVIRONMENTAL TERMS:  
CEQA – California Environmental Quality Act  
SEA - Significant Ecological Area  
EIR – Environmental Impact Report  
MND – Mitigated Negative Declaration  
ND – Negative Declaration  
CE – Categorical Exemption  
TIME LIMITS: The Hearing Officer has established time limits with respect to receipt of testimony regarding matters on this  
Agenda. Applicants will be allowed fifteen (15) minutes to present testimony in support of their application, with an  
additional ten (10) minutes for responses to issues raised by other witnesses. Other proponents and opponents will be  
limited to three (3) minutes per speaker. Responses to questions from the Hearing Officer will not be included in these  
time limitations. All speakers are urged to refrain from repeating testimony presented by others. The Hearing Officer may  
impose different time limits, depending upon the length of the agenda, the number of speakers wishing to give testimony  
and/or the complexity of an agenda item.  
TIME LIMITS FOR APPEAL ITEMS: Appellant and applicant shall be provided equal time to present evidence. The  
Hearing Officer shall determine the time limit based on the complexity of the case and the length of the agenda. Time will  
also be allocated to the appellant for rebuttal.  
WRITTEN TESTIMONY: Written testimony that is received prior to the public hearing will be made a part of the record and  
need not be read into the record.  
PUBLIC HEARING CLOSING AND RE-OPENING: Public hearings that are closed during the course of the meeting may  
be re-opened by the Hearing Officer without notice at any time prior to adjournment of the meeting.  
LOBBYIST REGISTRATION: Any person who seeks support or endorsement from the Hearing Officer on any official  
action may be subject to the provisions of Ordinance No. 93-0031, relating to lobbyists. Violation of the lobbyist ordinance  
may result in a fine and other penalties. FOR INFORMATION, CALL (213) 974-1093.  
MEETING MATERIALS: The agenda package is accessible on LA County Planning’s website at  
the agenda package, unless exempt from disclosure pursuant to California law, are available at LA County Planning and  
are also available in the hearing room on the day of the Hearing Officer meeting regarding that matter.  
LIVE WEB STREAMING: LA County Planning broadcasts all regularly scheduled Hearing Officer Meetings on its website  
If oral language interpretation for non-English speaking persons is desired or if a special accommodation is desired  
pursuant to the Americans with Disabilities Act, please make your request by phone or email to the Secretary of  
the Regional Planning Commission at (213) 974- 6409 or info@planning.lacounty.gov 72 business hours prior to  
the meeting. Later requests will be accommodated to the extent feasible. Thank you.  
Si desea una interpretación oral para personas que no hablan inglés o una adaptación especial conforme a la Ley  
Americanos con Discapacidades, por favor haga su solicitud por teléfono o correo electrónico a la Secretaría de  
la Comisión de Planificación Regional llamando al (213) 974 -6409 o dirigiéndose a info@planning.lacounty.gov 72  
horas hábiles antes de la reunión. Gracias.  
비영어권 사람들을 위한 구두 통역을 원하거나 미국 장애인법에 따라 특별한 숙소를 원하는 경우 회의 시작 72시간  
전에 지역 계획 위원회 장관에게 (213) 974-6409 또는 info@planning.lacounty.gov 로 전화 또는 이메일을 통해  
요청하십시오. 감사합니.  
如果需要為非英語人士提供口語翻譯或根據美國殘疾人法案需要提供 特殊便利,請在會議前 72  
個工作小時內通過電話或電子郵件向區域規劃委員會秘書提出請求,電話號碼為  
(213) 974-6409, 電郵地址為 info@planning.lacounty.gov。謝謝。