South Gate planning commission backs rezoning of 9313 Rio Avenue to heavy manufacturing

The South Gate Planning Commission on Tuesday recommended that the City Council approve a zone change that would redesignate a rear portion of the property at 9313 Rio Avenue from Industrial Flex (IF) to M-3, heavy manufacturing.

Staff said the change would eliminate a split‑zoning condition that left the front of the parcel M-3 and the rear IF after the city's 2015 zoning update. Rodrigo (city planning staff) told commissioners the parcel had two assessor parcel numbers but is one legal lot and that the requested change would align the entire site under the M-3 district and allow an existing towing and impound yard to expand into the rear portion.

The rezone request was presented by Tom Wong of Commercial Development Resources, Inc., on behalf of Sees Towing and FUBAR Properties LLC. Wong said the rear portion is small and the applicant intends to “make it all one zone M-3” and to “beautify the front” with landscaping if the rezoning is approved. Mike Welsh, representing Sees Towing, said the business may show a short illustration of proposed frontage improvements.

Why it matters: The parcel was used by Cooper Drum Company from 1941 to 1992 and later was subject to EPA oversight and land‑use restrictions because of contamination. Staff and several commissioners emphasized that environmental oversight and site design remain separate issues from the zoning recommendation. Staff recommended the Planning Commission find the recommendation is not subject to the California Environmental Quality Act (CEQA) at the commission stage because the commission is only making a recommendation to council, not adopting the zone change itself.

Key facts presented - Location and context: 9313 Rio Avenue sits in the Rail Industrial District (General Plan subarea 2) surrounded by industrial uses, a metal recycler, an LAUSD adult school/maintenance facility, and a new off‑street parking lot for a nearby Amazon distribution center. - Site history and environmental oversight: The property was a former drum reconditioning facility, was identified by the U.S. Environmental Protection Agency (EPA) as having contamination, and remains subject to land‑use restrictions and monitoring. Staff and the applicant said remediation-related work continues and that the applicant has communicated with EPA about site restrictions. - Temporary occupancy and operations: The city issued a temporary certificate of occupancy (TCO) in December 2024 allowing the towing/impound use on the front portion; staff said the TCO is valid through November 2025. The applicant described the Rio site as a secondary yard; primary operations remain at a longstanding Mason Street facility. - Surface and runoff controls: The applicant told commissioners that EPA required pavement repairs and regular re‑sealing (slurry) at intervals the EPA specified (the applicant stated about every 24 months) to limit infiltration of vehicle fluids; EPA also limited excavation on the site to short trenches for utilities.

Public comment and commission questions Community members and nearby businesses spoke on the item. Bill Baum (business on Rio) and Richard (project representative for the adjoining Amazon parking lot) supported the rezoning, saying it corrected an anomalous map and would allow more efficient use. Sil Gonzales, a long‑time South Gate resident and developer, urged commissioners to consider the city’s economic needs and said the change would create jobs and revenue.

Other public commenters and emailed correspondents raised environmental and public‑health concerns, citing the site’s Superfund history and the proximity of an elementary school that had closed because of contamination. Maria Chavez (email) asked the commission to prioritize community safety over business interests.

Commissioners probed site controls and oversight. Commissioner Reese pressed the applicant and staff about the presence of barbed wire and fencing; the applicant said barbed wire visible in photos belonged to an adjacent tenant and later stated it would be removed. Planning staff and legal counsel explained that fencing, landscaping and related design matters are being reviewed administratively through site plan/design review and that alleged code violations would be addressed through that process. Staff said issues flagged by the community on fencing and screening would be reported in upcoming staff reports.

CEQA and next steps Staff told the commission that a recommendation to council is not an approval and therefore not subject to CEQA at this stage. If the City Council elects to adopt the zone change, staff said the council action would constitute a project under CEQA and the council would need to determine whether an exemption applies or whether further environmental review is required before the change can be finalized.

Formal action Commissioner Liz moved to adopt Resolution No. 2025-06 recommending that the City Council approve changing the zoning designation of 9313 Rio Avenue from IF to M-3 and to amend the citywide zoning map (Title 11, South Gate Municipal Code). Commissioner Prieto seconded. The motion passed on a roll‑call vote with all commissioners present voting yes (Commissioner Liz; Commissioner Myra Castaneda; Commissioner Prieto; Commissioner Ruiz; Chairperson Ozaita).

The item will appear next before the South Gate City Council, which will consider the commission's recommendation and determine whether any CEQA review is needed before finalizing the zoning map amendment.