CITY OF COMMERCEAGENDA REPORTCITY OF COMMERCEAGENDA REPORT
CITY OF COMMERCE
AGENDA REPORT
CITY OF COMMERCE
AGENDA REPORT
Item No. Item No.
Item No.
Item No.
TO: Honorable City Council
FROM: Assistant City Manager
SUBJECT: Resolution Recommending Approval of Final Tract Map No. 83334 for the Properties located at 7316 Gage Avenue and 6364 Zindell Avenue (Modelo Project), in the City of Commerce Meeting Date: December 12, 2023
RECOMMENDATION:
Adopt a Resolution to approve Final Tract Map No. 83334, for the properties located 7316 Gage Avenue and 6364 Zindell Avenue (Veteran’s Park), and authorize staff to release the map for final recordation.
EXECUTIVE SUMMARY:
The proposed Project involves the demolition of the existing Veterans Memorial Park located at 6364 Zindell Avenue, and an adjacent vacant parcel at 7316 E. Gage Avenue (collectively, the “Project Site”), and the redevelopment of the Project Site to accommodate a mixed-use residential development. The proposed Project would include the construction of up to 850 residential units, up to 165,000 square feet of commercial uses, a new public community center and museum, and approximately five acres of park and open space. Additionally, due to the previous use of the Project Site as a landfill, the Project will include the remediation of the entire Project Site to allow for safe implementation of the Project and will consist of excavating the impacted soil pursuant to a Remedial Action Plan overseen by the Los Angeles Regional Water Quality Control Board (RWQCB). Upon approval of the Project, the land use designation of the Project site would change from Public Facilities (PF) and Commercial Manufacturing (C/M1) to Public Open Space, Commercial Retail, and Residential.
BACKGROUND:
Property Description and Neighborhood Characteristics
The Project Site is generally situated in the southernmost portion of the City of Commerce. It is adjacent to the communities of Bell Gardens, Downey, Montebello, and Pico Rivera. It is directly adjacent to, and within proximity of Interstate Five (“I-5”). Zindell Avenue is the primary point of access to the site, although a smaller access road at the northernmost portion of the site provides access to Gage Avenue.
The Project Site is comprised of two contiguous sites and in combination, measure approximately 17.5 acres in size. The first parcel, which is addressed as 7316 Gage Avenue (red parcel below), is a vacant undeveloped lot measuring approximately eight acres. The second site, which is addressed as 6364 Zindell Street (green parcel below) measures approximately 9.4 acres and is the site of the Veterans Memorial Park. The Project Site is directly adjacent to the crossing of the I-5 Freeway and the Rio Hondo channel within the City of Commerce. To facilitate the development, the existing Veteran Park Area will be demolished and incorporated in a different form but still as a public park into the total Project Site to allow for the Development of the Modelo Project.
As proposed, the vision is to create a welcoming and open urban village development that will enhance the City by providing an attractive, symbiotic lifestyle center for residents as well as draw visitors to the public and entertainment spaces within the site. The move towards an urban recreation destination includes open, sustainable, and green public spaces, a youth sports complex, all-inclusive playground and multiple entertainment and retail opportunities. Enhancement of adjacent transit connections, high quality living accommodations along with ample parking will create a vibrant, forward thinking community that is a desirable location for people to “Live, Work and Play.” Additional amenities include an exterior amphitheater showcasing local talent and performances, connectivity to the adjacent Rio Hondo trail and recreation area and the development of a close knit community will make the Project a unique destination and place to call home. Comstock anticipates that the Project will become a legacy project featuring a community destination intended to attract and instill a sense of pride and belonging. Because the Project will be within the City of Commerce, which is also known as the Model City, the Project therefore has been named Modelo, the Spanish word for Model.
ANALYSIS:
In conjunction with the proposed development, the applicant had submitted a Vesting Tentative Tract Map to allow for the creation of both air and land parcels necessary to allow for the development and sale of units associated with Modelo. Under Chapter 18.04, procedures are set forth to establish a process for which a vesting tentative map may be reviewed in conjunction with the provisions of the Subdivision Map Act and the subdivision ordinance.
As was noted in the February 15, 2022 staff report, the applicant is proposing the construction of up to 850 residential dwelling units. Of these, 110 units will be offered as for-sale units. In order to sell these units, the applicant is required to obtain approval and permission to proceed with the Vesting Map, and if all conditions are adhered to, as set forth by the Engineering Division, then the applicant will be required to report back to ensure all conditions associated with the Map have been adhered to. Thereafter and subject to a separate resolution, staff has returned to obtain approval from the City Council for a final map which will then memorialize the requested subdivision. Pursuant to the Development Agreement, the Parties intend to enter into and record the Final Map, which will subdivide the Land into three (3) parcels, the “Development Parcel,” the “City Parcel,” and the “Parking Parcel”.
The Subdivision Map Act provides for City Council approval if the Final Tract Map is found to be in substantial compliance with the tentative map conditions. In this case the City Engineer, in consultation with staff, has reviewed the submitted final map and has verified that the final map filed herein is in substantial compliance with the tentative map and complies with all of the requirements of the applicable California Government Code provisions, the City’s subdivision ordinance, including Chapter 18.01 (LA County Subdivision Ordinance), and is in conformance with the Subdivision Map Act.
Neither the City’s nor the County’s regulations state who is authorized to approve Final Maps. The default rule is that the agency’s legislative body (i.e., the City Council) approves Final Maps as ministerial acts (assuming the map substantially complies with the tentative map). Thus, in this case, the City Council is the appropriate body to review and approval the Final Map as a ministerial act, assuming it substantially complies with the tentative map.
The final map has been approved by the City Surveyor. All conditions are finalized and will be recorded as part of the subdivision map. Upon approval, the Final Tract Map will be signed by the appropriate city representatives and released for recordation with the Los Angeles County Recorder’s Office.
RELATIONSHIP TO STRATEGIC GOALS:
This item has the potential to relate to the Strategic Action Plan’s Goal of: Economic growth - Guiding Principles 1 to “Create and strengthen our identity, as a community that promotes opportunity and success for business that meets the strategic focus for economic growth, will have a positive impact on the quality of life and the City’s financial sustainability,” and 3 “Support a long-range planning vision through the City’s General Plan, zoning ordinance, and related land use planning documents that incorporate community and stakeholder input and provide a compass for strategic economic growth, infrastructure investments and city fiscal planning.” ALTERNATIVES:
Approve staff recommendation
Decline staff recommendation and provide further direction FISCAL IMPACT:
Approval of this Tract Map can be carried out without any fiscal impact to the City’s General Fund.
Recommended by: Vilko Domic, Assistant City Manager
Approved as to form: Noel Tapia, City Attorney
ATTACHMENTS:
Resolution
Final Map Packet