Palm and Pepper Commercial Development


SCH Number
Lead Agency
City of Alhambra
Document Title
Palm and Pepper Commercial Development
Document Type
MND - Mitigated Negative Declaration
Present Land Use
I (Industrial) zone and Industrial land use designation
Document Description
This is an application for the construction of a new commercial development within a 2.7-acre (117,996 square feet) site located in the north-central portion of the City of Alhambra. The proposed project site consists of four parcels. The proposed project would involve the construction of three new quick-serve food-related uses (a Starbucks®, a Raising Cane’s®, and a Panda Express®) totaling 7,053 square feet of floor area. The project site is currently occupied by commercial and industrial uses, most of which are not presently active. Only a 10,000 square-foot warehouse located at 135 South Raymond Avenue is currently in operation. All of the existing onsite buildings would be removed to accommodate the proposed project. Vehicular access would be provided via three driveways intersecting the east side of Palm Avenue, one driveway intersecting the north side of Pepper Street, and two driveways intersecting the west side of Raymond Avenue. The proposed project would provide 121 parking spaces. A total of 32,805 square feet or 20.17% of the total site area would be landscaped.

Contact Information

Maia McCurley
Agency Name
City of Alhambra
Job Title
Principal Planner
Contact Types
Lead/Public Agency


Los Angeles
Southern California
Cross Streets
Palm Avenue and Pepper Street
Total Acres
Parcel #
5342-022-033, -034, -035, -036, -053, -054

Notice of Completion

State Review Period Start
State Review Period End
State Reviewing Agencies
California Air Resources Board (ARB), California Department of Conservation (DOC), California Department of Parks and Recreation, California Department of Transportation, District 5 (DOT), California Department of Transportation, District 7 (DOT), California Department of Water Resources (DWR), California Highway Patrol (CHP), California Native American Heritage Commission (NAHC), California Natural Resources Agency, California Public Utilities Commission (CPUC), California Regional Water Quality Control Board, Los Angeles Region 4 (RWQCB), Department of Toxic Substances Control, Office of Historic Preservation, San Gabriel and Lower Los Angeles Rivers and Mountains Conservancy (RMC), State Water Resources Control Board, Division of Drinking Water
Development Types
Commercial (Sq. Ft. 7053, Acres 2.7, Employees 125)
Local Actions
General Plan Amendment, Site Plan, Rezone, Use Permit, Land Division (Subdivision, etc.), Design Review
Project Issues
Aesthetics, Agriculture and Forestry Resources, Air Quality, Biological Resources, Cultural Resources, Energy, Geology/Soils, Greenhouse Gas Emissions, Hazards & Hazardous Materials, Hydrology/Water Quality, Land Use/Planning, Mandatory Findings of Significance, Mineral Resources, Noise, Population/Housing, Public Services, Recreation, Transportation, Tribal Cultural Resources, Utilities/Service Systems, Wildfire
Local Review Period Start
Local Review Period End


Notice of Completion [NOC] Transmittal form

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