7 8. All garage doors shall be of high quality design that is complementary to the architectural style of the building. Final approval from the Planning Division is required prior to issuance of building permits.
9. The Developer/applicant shall submit a list of lease conditions and requirements that will be included in all leases to the City for review and approval prior to the issuance of building permits. These lease conditions and requirements shall require, at minimum requirements for: storage in garage space; number of vehicles permitted per unit; guidelines for guest parking; compliance with the parking management plan; guidelines for trash can storage and use of community compost enclosure areas; outdoor storage in courtyard areas and similar items.
10. Resident garages shall be used for vehicle parking only. Excessive storage or any reduction of vehicle parking space within the garage shall be prohibited. Garages shall maintain a minimum vehicle parking clearance of 20 feet wide and 20 feet deep for standard garages and 11 feet wide and 39 feet deep for tandem garages.
Garages shall also maintain adequate space outside of the vehicle parking area for resident trash receptacle storage, as depicted on the approved plans.
11. Uncovered off-street parking within the property shall be designated for guest and leasing office overflow only and not for the exclusive use of residents.
12. The Developer/applicant shall submit a Parking Management Plan to the City for review and approval prior to the issuance of building permits.
13. Final design/location of all fences, walls, and gates shall require approval from the Planning Division. A detailed fence, wall, and gate plan shall be submitted to the Planning and Public Works Divisions for review and approval prior to permit issuance, and shall include all finish color and material details, block wall cap details, among others.
14. Final design/location of all paving materials and decorative hardscapes shall require approval from the Planning Division prior to the incorporation into the civil plans.
A detailed paving plan shall be submitted to the Planning and Public Works Divisions for review and approval prior to permit issuance, and shall include all finish color and material details.
15. A complete landscape, hardscape, and irrigation plan, prepared by a licensed landscape architect, shall be submitted to the Planning Division for review and approval prior to permit issuance. The landscape plans should complement and coordinate with the civil and paving plans. All landscape areas shall be permanently landscaped and irrigated with a variety of drought-tolerant plants, shrubs, ground cover, large and/or small canopy trees. A variety of hardscape areas shall also be included with the landscape plans. All pedestrian walkways and garage approaches shall be constructed out of concrete. All landscaping and irrigation shall comply with Chapter 19.40 (Landscaping) of the Duarte Development Code. Separate review fees shall apply.
8 16. An operation plan for trash pick-up service shall be approved by Burrtec Waste, and then provided to the Planning Division for review and approval prior to permit issuance. The operation plan shall include pick-up schedules, receptacle placement, receptacle size and type, trash circulation, among others.
17. All exterior lighting shall require final approval from the Planning Division prior to installation and/or issuance of permits. Lighting fixtures shall be of high quality and decorative form and shall be designed to prevent offsite glare. A lighting plan shall be provided to the Planning Division for review and shall include cut-section drawings, manufacture brochure, illumination levels/lighting distribution, operational features, and any additional information as needed for all proposed wall-mounted lights, street lights, pedestrian lights, and common area lighting.
Separate review fees for the lighting plan review may apply.
18. A maintenance plan that provides continued and regular maintenance throughout the property shall be submitted to the Community Development Department for review and approval prior to permit issuance. This shall include the maintenance of landscape areas and tree wells in the public right of way on Crestfield Drive and Central Avenue.
19. The Developer shall provide mailboxes per designs and placement approved by the local postmaster and Community Development Department. Any multi-unit or “cluster box”, that serves multiple residents, shall be designed to match or compliment the architectural style of the project. Multi-unit mailboxes shall require review and approval from the Planning Division prior to permit issuance.
20. The Developer shall comply with all requirements of the Los Angeles County Fire Department, including inspections, unit address identification, among others, prior to the issuance of a certificate of occupancy.
21. The Developer shall install both building and curb address numbers per City and Los Angeles County Fire Department standards, prior to the issuance of a certificate of occupancy.
22. The project shall comply with all regulations of the Duarte Municipal Code and the Duarte Development Code, including the intent and purpose, permitted uses, development standards, and any other applicable sections. This approval is associated with Planned Development Permit 24-01 and provisions of that approval shall also apply.
23. Any revisions to the site plan, elevations, colors, and materials in addition to those listed as conditions of approval, shall be reviewed and approved by the Planning Division prior to installation; substantial changes may require review and approval from the Architectural Review Board and/or Planning Commission.
24. Mechanical equipment and related ducts, vents and other apparatus, including HVAC, shall be screened from public view and must be located inside the structure,
9 attic, or ground mounted. Vents, pipes, caps, hoods, and other roof penetrations that must be installed on the roof shall be painted or finished to match the roof color. Ground mounted equipment shall be shielded from public view by landscaping and/or enclosed in integrated utility closet, subject to approval from the Planning Division.
25. All utilities for direct service to the project shall be installed underground and concealed from view, as approved by the Planning Division, except for transformers, which shall be allowed above ground with adequate screening.
26. This project is subject to the requirements of Chapter 6.10 of the Duarte Municipal Code, Diversion and Demolition Waste. Prior to the issuance of any permits, the applicant shall submit a Construction and Demolition Diversion Plan and required security deposit. Contact the Planning Division for more information.
27. A final inspection shall be made by the Planning Division prior to final of any building permits to ensure that all conditions have been met.
28. Plans and all required plan check fees shall be submitted to the Community Development Department for Building & Safety plan check prior to construction.
Approval from Building & Safety shall be obtained prior to the issuance of permits.
Construction drawings, including the site plan, elevations, and colors shall be consistent and in substantial compliance with the conceptual approval and any required conditions of the Planning Commission and City Council.
29. Any and all correction notice(s) generated through the plan check and/or inspection process is/are hereby incorporated by reference as conditions of approval and shall be fully complied with by the owner, applicant, and all agents thereof.
30. Building permits for this project must be issued within one-year from the date of approval from the City Council or the application and approval shall expire.
31. Prior to issuing permits, any required school fees shall be paid directly to Duarte Unified School District and proof of payment provided to the City. Contact Duarte Unified School District for more information.
32. The Developer shall comply with applicable City noise ordinances. Construction activities, deliveries and haul-off will only be permitted from 7:00 a.m. to 7:00 p.m., Monday through Saturday. No construction related idling of engines or other disturbances shall occur outside of noted work hours.
33. Prior to the issuance of a Certificate of Occupancy, landscaping and irrigation shall be installed and functional. All landscaping shall be automatically irrigated.
Landscaping shall be continuously maintained and permanently irrigated. All existing plant material shall be alive and healthy and in a disease and pest free condition at all times.
10 34. That by acceptance of the approval of the project by the City, the applicant shall defend, indemnify and hold harmless the City of Duarte and its agents, officers and employees from any claim, action or proceeding against the City or its agents, officers and employees to challenge, set aside, void or annul the approval of the project or from any other action pertaining to this application or the granting of approval which may be brought within the time period provided for such actions or challenges under applicable law.
PUBLIC WORKS
35. The following shall be prepared by a professional registered engineer and submitted to the Engineering/Public Works Division for review and approval:
• LID Plan. A Low Impact Development (LID) Plan shall be submitted to the Engineering/Public Works Division for review. The LID plan shall provide a comprehensive and technical discussion of how the proposed project will comply with the City’s stormwater program requirements. LID Guidance and implementation can be obtained from Los Angeles County Public Works LID Standards Manual. Contact the Duarte Public Works Division for more information. The LID plan shall be approved prior issuance of grading permits. A hydrology study should be included with the submission of the LID documents.
• Civil Plans. Two sets of complete Civil plans shall be submitted to the Engineering/Public Works Division for review, accurately showing all existing public improvements near the subject development (i.e., street lights, signs, utility vaults and boxes, bus stops, street trees, catch basins, etc.) and shall clearly indicating any proposed modifications to the existing public improvements. Such proposed modifications to the public improvements shall require approval from the City Engineer and Community Development Director prior to issuance of any building permit and/or grading permit. The Civil plans shall be submitted concurrently with the LID plan. • Soils/Geology report and Hydrology Study.
• A detailed grading and drainage plan, including all supporting information and design criteria. The grading and drainage plan shall be approved by the City Engineer and a grading bond shall be submitted prior to the issuance of a grading permit.
• Performance bonds may be required for other phases of the project.
11 • A detailed utility plan.
36. A right-of-way (ROW) permit shall be obtained from the Public Works Division prior to starting any work within the public right of way or placement of traffic control and BMPs within public right of way.
37. All utility facilities along Crestfield Drive within the public right of way including but not limited to conduit, cable, cabinets, control boxes, etc. shall be placed underground with any access panels flush with the ground surface. If there are physical constraints restricting the placement of utility facilities underground, the developer shall provide clear engineering reasons why above ground facilities cannot be installed with underground vaults/handholes. Additionally, all utility services stubbed to the site that will not be used to serve the development shall be properly abandoned.
38. New street lighting shall be installed on Central Avenue and Crestfield Drive.
Street lighting plans shall be submitted to the City of Duarte for review and approval of placement, features and standard footing and power source. All necessary coordination with outside agencies for power source shall be done by the developer or contractor; including but not limited to easement agreements.
39. New parking lot lighting shall be installed in the park parking lot with a separate power source and meter. Parking lot lighting plans shall be submitted to the City of Duarte for review and approval of placement, features, standard footing and power source.
40. Remove and reconstruct all concrete curb & gutter along the property frontage on Central Avenue and Crestfield Drive, in accordance with City of Duarte Standard Specifications. Slot patch for curb & gutter reconstruction shall be a minimum of 18” from the edge of gutter pan.
41. Remove and reconstruct ADA ramp at the northwest corner of Central Avenue and Crestfield Drive, in accordance with City of Duarte Standard Specifications.
42. Remove existing improvements and construct sidewalk on Central Ave. Sidewalk shall be constructed per City of Duarte Standard Plans. Parkway landscaping details shall be approved by Community Development Department at time of plan check prior to issuance of off-site improvements permit issuance. New tree and landscaping maintenance, including water and power for the irrigation system, shall be the responsibility of the new property owner or responsible party. A separate irrigation meter from the project, backflow device and irrigation system shall be installed for new tree wells that are to be located in the parkway frontage for the project. Irrigation control equipment shall meet all standards of the City of Duarte and applicable County and State laws for water conservation.
43. Remove existing improvements and construct sidewalk and tree wells. Sidewalk shall be constructed per City of Duarte Standard Plans. Parkway length, placement, and landscaping details shall be approved by Community Development at time of plan check prior to issuance of off-site improvements permit issuance. New tree
12 and landscaping maintenance, including water and power for irrigation system, shall be the responsibility of the new property owner or responsible party. A separate irrigation meter from the project, backflow device and irrigation system shall be installed for new tree wells and or parkway areas that are to be located in the parkway frontage for the project. Irrigation control equipment shall meet all standards of the City of Duarte and applicable County and State laws for water conservation.
44. Remove all existing driveway approaches off Central Avenue and Crestfield Drive and reconstruct sidewalk to match all new sidewalk, curb and gutter and tree well as approved by Community Development Department.
45. The Developer shall construct any new driveway approaches to City standards for parking area and emergency vehicle access. All new driveway aprons shall be constructed in accordance with City of Duarte approved standards and shall provide a minimum 4-foot wide path of travel at not more than 2% cross-slope at the top of the apron. Top of driveway apron X shall be a 3-foot minimum from any trees, poles, and any other above-ground structures. Decorative or enhanced paving shall be installed behind the driveway approach to a width of 20’ or as otherwise approved by the Community Development Department. Driveway approach locations and ramps shall be approved by the City Engineer prior to construction and shall require the issuance of a public right-of-way permit.
46. Construction of proposed private streets and or parking area shall be constructed in asphalt concrete at a depth of 4 inches over base or at a section approved by the Community Development Department. Asphalt Concrete -- Paving asphalt shall be C2 or D1 - PG 64-10 (1/2" or 3/8") for finished paving, depending on overlay thickness, and B- PG 6410 (3/4") for base paving. Asphalt concrete for Type D1 or Type D2 curb shall be D2 - PG 70-10.
47. Complete full width 2” Mill & Overlay with rubberized asphalt of Crestfield Drive from north property line to Central Avenue.
48. Complete full width 2” Mill & Overlay with rubberized asphalt of Central Avenue from west property line to Crestfield Drive.
49. All private street improvements including but not limited to driveway approach, sidewalk, ramps, curb and gutter, shall be constructed in accordance with City of Duarte Standards. Any deviation shall be previously approved by the Community Development Department.
50. All trenching/potholing/street cuts shall be fixed permanently within five (5) working days following the completion and acceptance of the backfill. Temporary asphalt concrete is required immediately following completion of the backfill. If plates are necessary, they shall be placed flush to the road surface and tack welded together if two or more plates are used. If plates are necessary, then under no circumstance shall a trench remain plated longer than 48 hours, unless a longer term is approved by the Public Works Manager.
13 51. Traffic control work (delineation and signage) shall comply with the California Manual on Uniform Traffic Control Devices. A traffic control plan shall be submitted to the Public Works Division for review and approved prior to beginning construction and/or grading. This shall include any temporary pedestrian path and access during the construction of sidewalk.
52. Vehicular access to public streets and driveways shall remain unobstructed during the construction period.
53. The developer, contractor and all representatives shall comply with the National Pollution Discharge Elimination System (NPDES) Permit No. CAS004004, Order No. R4-2021-105, and amendments, issued by the California Regional Water Quality Control Board, Los Angeles Region. Construction activities that disturb one acre or more are regulated under the NPDES stormwater program. Operators of regulated construction sites are required to develop and implement a Stormwater Pollution Prevention Plan (SWPPP) and to obtain coverage under the Construction General Permit Order No. 2022-0057-DWQ from the State Water Resources Control Board. A copy of the SWPPP and related documents including the NOI and State issued WDID No. shall be provided to the Public Works Division to keep on file and ensure compliance.
54. The developer and/or contractor is responsible for implementing the following Best Management Practices (BMPs). These, as well as any other applicable measure shall be installed and maintained at all times for all projects and work resulting in disturbance of soil. Implementation shall conform to applicable Caltrans or CASQA BMP standard and to the satisfaction of the City Engineer:
• Install filter materials (such as sandbags, filter fabric, etc.) at the storm drain inlet nearest the downstream side of the project site in order to retain any debris or dirt flowing in the storm drain system. Maintain and/or replace filter materials to ensure effectiveness and to prevent street flooding. Straw waddles will not be acceptable for catch basin covering.
• Ensure that concrete supply trucks or concrete/plaster operations do not discharge wash water into street, gutters, or storm drains.
• Concrete wash area: Locate wash out areas away from the storm drains and open ditches, construct a temporary pit large enough to store the liquid and solid waste, clean pit by allowing concrete to set, breaking up the concrete, then recycling or disposing of properly.
• Dust control shall be implemented during any construction or demolition activity.
The developer and/or contractor will be responsible to ensure any workers (not limited to their direct subcontractors) are properly conducting dust
14 control and precautions to prevent PMs in the air.
55. The developer and/or contractor shall incorporate and comply with all regulations, policies and standards regarding water, sewer, and storm water. A sewer capacity study, hydrology study and respective improvement plans if required shall be prepared and submitted to the City for final review prior to the issuance of grading permits. All sewer or storm drain improvements the City of Duarte determines necessary as a result of the project shall be addressed prior to issuance of building permits.
56. When it applies, sewer connection fees shall be paid directly to the Los Angeles County Sanitation District. Proof of payment shall be provided prior to issuance of the grading permit.
57. Show the City of Irwindale and Duarte Boundary on site plan.
58. All off-site improvements within the City of Irwindale Public Right-of-Way shall be performed in accordance with City of Irwindale Standards and to the satisfaction of the Irwindale City Engineer at no cost to the City of Irwindale or City of Duarte.
Construction plans shall be reviewed and approved by the Irwindale City Engineer.
No work shall proceed without an encroachment permit from the City of Irwindale when crossing City limits. All work required in the City of Irwindale shall be phased to occur concurrently with like public improvement related work in the City of Duarte. Prior to issuance of building permits a detailed work plan and schedule for all public improvements resulting from the project shall be approved by both agencies.
59. Existing City of Irwindale Public right of way parking shall not be impacted by the development.
60. Any existing improvements in the public right of way (within the City of Duarte or City of Irwindale) damaged or made off-grade during construction, including but not limited to sidewalk, curb & gutter, ramps, driveways, etc. shall be removed and replaced in accordance with the respective City standards.
61. The developer shall pay the fair share cost of a future traffic signal on Huntington Drive at Elmhurst Avenue (or at another nearby intersection to be determined by the City). A non-refundable payment of $6,000 (determined to be .8% of estimated cost) shall be submitted to the City prior to issuance of building permits.
62. The developer shall submit a payment to the City for the installation of a traffic control sign(s) at Elmhurst Avenue and Huntington Drive that will restrict northbound Elmhurst Avenue to right turns only during AM and PM peak hours. A non-refundable payment of $1,000 shall be submitted to the City prior to issuance of building permits.
Planned Development Related Conditions
15 63. The developer and Duarte Unified School District shall provide a lease and/or joint use arrangement for the park area to the City for use as a public park for the length of the Developer’s lease with the Duarte Unified School District. Final park plans are subject to the review and approval of the City. A detailed lease/sublease or joint use agreement shall be required prior to any project occupancy. Final park upgrade work is subject solely to the approval of the City.
64. The developer shall develop a detailed plan for park upgrades, subject to the approval of the City of Duarte. The timing for park improvements will be subject to the phasing plan required as a part of this approval.
65. The developer and all future owners shall provide and maintain direct gate access from the residential development to the park and there shall be a minimum of two access points, subject to the approval of the Community Development Department.
The gate plan shall include a plan for securing the gate access for residents of the complex only.
66. The developer shall install and all future owners shall maintain public art as a part of the project. A final public art plan shall provide the plans for the public at and that art shall be at a minimum of two locations in the development, one being at the recreation building, subject to the approval of the Community Development Department.
67. The developer shall be responsible for developing and enforcing a parking management plan for the development. The parking management plan is subject to the approval of the Community Development Department. The plan shall require that all leases clearly state that two garage spaces must be kept clear and available for parking; and that overflow parking, beyond the two spaces per unit, is not available on the site and that only guest spaces are provided for community use.
The property management group shall be responsible for monitoring parking on site to ensure that resident parking be limited to the townhouse area and that there is no overflow onto streets or the park parking area.
68. Prior to certificate of occupancy, the developer or owner shall develop an affordable housing program subject to the approval by the City of Duarte. The affordable housing program shall provide a for 16% of the development (28 units) be made available for moderate income households.
69. The project shall incorporate all applicable portions of the mitigation monitoring program, subject to the approval of the Community Development Department.
RESOLUTION NO. 25-23
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUARTE
APPROVING PLANNED DEVELOPMENT PERMIT 24-01, FOR THE
DEVELOPMENT OF A 169 UNIT TOWNHOME DEVELOPMENT AND
RENOVATION OF OTIS GORDON PARK, LOCATED AT 1433
CRESTFIELD DRIVE (ANDRES DUARTE SCHOOL) AND 2351
CENTRAL AVENUE (OTIS GORDON PARK)
WHEREAS, the applicant has submitted an application requesting approval of a 169 unit townhome development and renovation of Otis Gordon Park, located at 1433 Crestfield Drive for the townhome development, and at 2351 Central Avenue for the park renovation; and; and WHEREAS, the Planned Development Permit will provide flexibility to certain Development Code standards that include, front setbacks, rear setbacks, private open space, tandem parking and overflow parking and in turn will provide an overall design quality that is far beyond what typically might be developed under Development Code requirements. The Planned Development process ensures that the project: provides for efficient use of land and excellence of design; provides enhanced amenities and innovation in energy efficiency; and results in a project that is significantly higher quality than would be achieved through conventional design practices and standards; and
WHEREAS, this Planned Development Permit is directly related to Site Plan and Design Review Case Number 25-19 and is associated with General Plan Amendment 24-02, Zone Change 24-02, Tentative Parcel Map 24-01 and the related Environmental Impact Report; WHEREAS, on August 4, 2025, the Architectural Review Board held a public meeting that was noticed pursuant to Duarte Development Code Chapter 19.146 and in accordance with applicable State law to consider the SPDR application and provided a recommendation of approval to the Planning Commission; and
WHEREAS, notice of a public hearing by the Planning Commission on August 18, 2025, was given pursuant to Duarte Development Code Chapter 19.146 and in accordance with applicable State law and the Planning Commission recommended approval to the City Council; and
WHEREAS, notice of a public hearing on the Site Plan and Design Review was given pursuant to Duarte Development Code Chapter 19.146 and in accordance with applicable State law; and
WHEREAS, the City Council has considered the analysis and recommendation provided in the staff report; the application, technical analyses, environmental review documents, and related material for the Planned Development Permit and for the underlying project; and the evidence and public testimony received at the public hearing held on September 23, 2025, at 7:00 p.m. in the City Council Chambers.
2 NOW THEREFORE, the City Council resolves as follows:
SECTION 1. RECITALS
All of the facts set forth in the Recitals of this Resolution are true and correct and incorporated herein by this reference.
SECTION 2. FINDINGS
Pursuant to Duarte Development Code Section 19.118.050 and based upon substantial evidence presented to the City Council during the public hearing, including application materials, technical studies, environmental review documents, written staff reports, written correspondence, and verbal testimony, the City Council hereby finds and determines as follows:
1. The Planned Development Permit will:
a. Accommodate a use that is allowed within the subject base zone; b. Be consistent with the purpose, intent, goals, policies, actions, and land use designations of the General Plan;
c. Be generally in compliance with all of the applicable provisions of this Development Code relating to both on and off-site improvements that are necessary to accommodate flexibility in site planning and property development and to carry out the purpose, intent, and requirements of this Chapter and the subject base zone(s), including prescribed development standards and applicable design guidelines, except for those provisions adjusted/modified in compliance with this Chapter; and
d. Ensure compatibility of property uses in the surrounding neighborhood.
The proposed development of 169 townhomes and the preservation and upgrade of Otis Gordon Park are approved uses in the R-4 and OS zoning districts. The proposed development meets the requirements of the General Plan and promotes quality local growth by providing additional residential units that accommodate a variety of income levels. The proposed development generally meets all requirements of the zone with the proposed modifications as permitted by the Development Code. These adjustments do not detract from overall quality of development; rather, the adjustments allowed for a more flexible project that accommodated more needs in the community. The overall design of the development far exceeds the minimum design standards. Thus, a result of high quality design, the development is not only compatible with the surrounding neighborhood, the design quality exceeds that of the surrounding neighborhood.
2. The proposed project will produce a comprehensive development of superior quality and excellence of design (e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high-quality architectural
3 design and materials, significantly increased amounts and varieties of hardscape and landscape and improved open space, improved solutions to the design and placement of parking and loading facilities, incorporation of a program of highly enhanced amenities, energy-efficient related standards and guidelines [i.e., sustainable design practices] in compliance with Chapter 19.52 [Sustainable Design Practices], etc.) than might otherwise occur from more typical development applications.
The proposed project is given Development Code flexibility in the following areas: front setbacks, rear setbacks, private open space, tandem parking and overflow parking. The flexibility in the front and rear setbacks and the private open space is justified based on the overall excellence of the project design. The rear setback is mitigated by the adjacent park. The proximity of Otis Gordon Park and the project recreation area that includes a pool and recreation area is also a mitigating factor to the private open space relief that is requested. The project design is exceptional in many ways, including:
Excellence and variety of architectural design.
The 169 units are provided in a total of 25 buildings. To provide design variety, three different, but compatible architectural design themes are used, Spanish Colonial, Spanish Santa Barbara and Spanish Andalusian. This design variety makes a much better project and is beyond minimum requirements for architectural design as outlined in the Development Code.
Public art.
There is no specific code requirement for public art, but the project will have one major public art feature near the corner of Crestfield Drive and Central Avenue that will be visible to the public. There will also be other design amenities provided by the project. A condition of approval will require that the project provide a small art feature at the recreation building. Further, screen walls and utility boxes at the ends of buildings will have decorative screening.
Direct access to Otis Gordon Park.
The project will have two gates that will provide direct access for residents to the park. This is a positive amenity for the project and not required by the Development Code.
Park improvements.
While not directly a part of the design of the residential project, the full improvements to Otis Gordon Park are a significant part of overall excellence in design. When describing excellence of design, the Planned Development Permit (PDP) portion of the Development Code states: “The purpose is to allow consideration of innovate site planning and project design; more effective design responses to site features, uses on adjoining properties, and environmental impacts; produce a more efficient use of land; and achieve higher quality site planning and excellence of design than may otherwise be possible through the strict application of the development standards.” (Duarte Development Code Section 19.118.010(A).)
4 For a land use perspective the project provides a good balance between residential development and open space. The residential development is clustered to allow more park area. So, the setback, open space and parking relief proposed in the PDP is justified because it allows more area for Otis Gordon Park.
Because this development is only a two lot subdivision, it is not subject the standard park development fees or land dedication (typically referred to as Quimby Fees or a Quimby dedication). Therefore, all of the improvements and keeping the land as park is not required. So, the preservation of the land area as park and the significant park upgrades are prime examples of a higher quality of site planning and excellence of design. Maintaining and improving Otis Gordon Park is a positive for the neighborhood and the overall community.
Affordable housing.
The developer has agreed to incorporate moderate income units as a part of the project. Moderate income is defined as “those affordable to households earning between 80% and 120% of the area median income (AMI), adjusted for household size.” For this development, a minimum of 16% of the units will be offered as moderate-income units. Providing affordable units is not a requirement of the Development Code, and although it is “encouraged,” it is not required in the Housing Element. So providing moderate income units are another way that the project design exceeds Code requirements and is further justification for the PDP.
Enhanced parking management.
A condition of approval will require the property owner to develop a Parking Management Plan that will prohibit more than two cars per unit and will prohibit tenants from garage storage that limits the ability to park two cars. It will be mandatory to put these requirements in every lease. The property owner will be required to monitor and manage the parking in perpetuity.
3. Appropriate standards and conditions have been imposed to ensure the protection of the public health, safety, and welfare.
The imposed conditions of approval require that the project exhibits all the qualities of that are included in the project plans and the proposed amendment and development with promote and enhance the public interest, health, safety, convenience, and welfare of the City.
4. Appropriate on-site circulation (e.g., pedestrian and vehicular) and traffic control is designed into the development to ensure facilities equal to or better than what would normally be created by compliance with the minimum setback and parcel width standards specified in Article 2 (Zones, Allowable Uses, and Development Standards).
The proposed development provides adequate on and off site circulation. The streets and driveways are adequate to accommodate all circulation created by the project. In
5 addition, a complete traffic analysis has been conducted as a part of the EIR with not negative impacts created.
5. The subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development.
The 13-acre property is adequate to accommodate the proposed development. The park is a similar size to the existing park but off street parking is provided and the residential development parcel is adequate to accommodate the proposed townhome development with the proposed density of approximately 24 dwelling units per acre, well within the allowable density of the R-4 zoning district.
6. Adequate public services and facilities exist, or will be provided, in compliance with the conditions of approval, to serve the proposed development and the approval of the proposed development will not result in a reduction of public services to properties in the vicinity to be a detriment to public health, safety, and general welfare.
The development has adequate public services and there will be no reduction in public service that results as a result of the proposed development. Additional park amenities will be added, in addition to this public art will be added as part of the development.
7. The proposed development, as conditioned, will not have a substantial adverse effect on surrounding property or their allowed use.
The proposed development will create a positive impact on the surrounding properties.
The preservation and improvement of Otis Gordon Park, including adding parking will be positive. In addition, the design quality of the proposed development will create a significant upgrade to the neighborhood. The design elements and other aspects of the project will help to create a compatible development that will bring an upgrade.
8. If the development proposes to mix residential and commercial uses whether done in a vertical or horizontal manner, the residential use is designed in a manner that it is appropriately buffered from the commercial use and is provided sufficiently enhanced amenities to create a comfortable and healthy residential environment and to provide a positive quality of life for the residents. The enhanced amenities may include additional landscaping, additional common and private open space, pirate or separated entrances, etc.
The proposed development does not include a mix of residential and commercial uses, but it does propose a horizontal mix of residential and park uses. The residential use has been designed to blend well with the park use with 15 units facing directly on to the park and the entire development having two, gated, access points to the park. The exceptional design of the residential portion created a positive impact on the park.
6 9. The design, location, operating characteristics, and size of the proposed development will be compatible with the existing and future land uses in the vicinity in terms of aesthetic values, character, and scale.
The proposed development exhibits a quality of design that the City desires to promote at all locations. In addition to the exceptional building design, the development also includes a requirement for moderate-income affordable housing that will be integrated into the development. There are also other project amenities that will help to create a quality development. So there will be internal compatibility and also compatibility with the neighborhood and the community.
SECTION 3. CONDITIONS OF APPROVAL
This approval is subject to the conditions of approval attached in Exhibit A.
SECTION 4. SIGNATURE
The City Clerk is hereby authorized and directed to certify as to the adoption of this Resolution.
PASSED AND ADOPTED this 23rd day of September 2025.
Cesar Garcia, Mayor
City of Duarte
APPROVED AS TO FORM:
________________________________
Thai Viet Phan
City Attorney
ATTEST:
________________________________
Frances Jimenez
City Clerk
7 STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF DUARTE )
I, Frances Jimenez, City Clerk of the City of Duarte, County of Los Angeles, State of California, hereby attest to the above signature and certify that Resolution No. 25-23 was adopted by the City Council of said City of Duarte at a regular meeting of said Council held on the 23rd day of September, 2025, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
________________________________
Frances Jimenez
City Clerk
8 EXHIBIT A
Conditions of Approval
Related to SPDR 25-19
1. The approval of this Planned Development permit requires that the development meet all conditions of SPDR 25-19, as approved by the Community Development Department.