Gardena City Council
January 14, 2025

RECOMMENDATION:

Staff respectfully recommends that after presentation by Staff and Environmental Consultant the City Council:
1) Open the public hearing;
2) Hear the applicant’s presentation
3) Receive testimony from the public, allow three (3) minutes for each speaker; 4) Allow the applicant time to respond; and
5) Close the public hearing.

Planning Commission Recommendation for Motion:
1) Adopt Resolution Nos. 6683 and 6684
2) Introduce Ordinance No. 1878; and
3) Adopt Resolution No. 6685, approving the necessary entitlements for the development of the Normandie Crossing Project.

BACKGROUND:

In October 2021, the Gardena City Council held a study session on a proposed high-density residential development west of Normandie Avenue, between 169th and 170th Streets. The Council raised concerns about issues such as proposed railroad improvements, access via Normandie Avenue, open space, parking, building massing, traffic, lighting, and landscaping.

On December 22, 2021, the Applicant, Saiko Investment Corporation filed an application for the Normandie Crossing Specific Plan, initially proposing 273 units in a seven-story apartment building and 76 townhomes. The project was later revised to 328 apartment units and 75 townhomes, 403 units in total.

In compliance with CEQA, the City's environmental consultant prepared an EIR for the revised project, which was available for public review from December 4, 2023, to January 20, 2024.

In March 2024, the Applicant presented the proposal for the 403 units, with 20 apartment units reserved for lower-income households, to the Planning Commission. Public feedback included both support and concerns over density and the project's impact. The Planning Commission, after hearing the public comments, voted to recommend the City Council certify the Environmental Impact Report (EIR) and approve the General Plan Amendments, but failed to approve the remaining entitlements in a 2-1- vote, with two members abstaining due to conflicts of interest.

On April 2, 2024, the Applicant announced they would not proceed with the 403-unit plan.

Instead, they intended to resubmit an alternative project with reduced density. After engaging with the community and addressing concerns about height, density, parking, and access, the Applicant submitted revised plans on September 30, 2024, which reduced the project’s height and density and made changes to the parking and layout.

Following the submission of the revised plans, an alternative called the “Community Input Alternative” was analyzed. A Revised and Updated Final EIR was prepared to document that there was no need for recirculation of the EIR.

On December 3, 2024, the Planning Commission held a public hearing on the revised project and updated EIR. The Commission passed resolutions recommending approval to the City Council, with two commissioners recused from voting, leaving the remaining three to cast the votes. The following resolutions were adopted by the Planning Commission:
• The Planning Commission approved Resolution No. PC 18-24 (Attachment 1), by a vote of 2-1, recommending the City Council certify the Final EIR and adopt a Mitigation Monitoring and Reporting Program, Findings Relating to Alternatives and Mitigation Measures, and a Statement of Overriding Considerations for the purposes of the project; and
• The Planning Commission approved Resolution No. PC 19-24 (Attachment 2), by a vote of 3-0, recommending the City Council to approve General Plan Amendment #3-21, for the Project and the changes to the two adjacent properties; and • The Planning Commission approved Resolution No. PC 20-24 (Attachment 3), by a vote of 2-1, recommending the City Council approve Zone Change #4-21, which includes the changes to the two adjacent properties; Zone Text Amendment #6-21; Specific Plan #1- 21; Vesting Tentative Map #4-21; Site Plan Review #11-21; Development Agreement #2- 21; and Affordable Housing Agreement for the Project subject to the attached conditions of approval for the Community Input Alternative which responds to community concerns.

The staff report presented to the Planning Commission on December 3, 2024, is attached here as Attachment 4.

The applicants' request involves legislative actions and is therefore being presented to the City Council for adoption.

SITE SETTING
The project area consists of four separate parcels, totaling approximately 5.25 acres, that are generally bound by 169th Street to the north, 170th Street to the south, Normandie Avenue to the east, and a public alleyway to the west, known as Brighton Way. The project area does not include the single-family home located at 16964 Brighton Avenue or the property owned by the Union Pacific Railroad to the east. The properties are currently developed with six industrial buildings totaling 115,424 square feet. Other existing site conditions include asphalt surface parking lots and other hardscapes throughout with minimal landscaping located along the southern end of the site. For a detailed discussion of the project area, surrounding uses, and property history, please refer to the staff report presented to the Planning Commission on March 19, 2024, attached as Attachment 5.

PROJECT DESCRIPTION - COMMUNITY INPUT ALTERNATIVE
The revised project being presented to the City Council proposes the demolition of all existing structures and the construction of a residential development. Instead of the original plan for 403 units, the revised proposal includes 333 units: 258 apartment units (7 of which are affordable for moderate-income households) and 75 townhomes. The project is divided into two subareas:

Subarea A, which contains the five-story above-grade apartment building, and Subarea B, which includes the 75 three-story townhomes. Table 1 below outlines the details of the previous proposal and the revised changes now being presented.

Table 1 – Project Comparison
Normandie Crossing Specific Plan
Previous Proposal Community Input
Alternative
Change
Total Number of
Dwelling Units
403 333 -70
Apartment Bldg. 328 258 -70
Townhome Bldgs. 75 75 Same
Number of Stories
for Apartment Bldg.
7-stories above
grade
6-stories total
5 above grade
1 subterranean
-1 in total
-2 above grade
Height
Apartment Bldg. 90 feet 70 feet -20 feet
Townhome Bldg. 40 feet 40 feet Same
Parking
Apartments 399 spaces
Avg. 1 space/unit
No guest parking
387 spaces
Avg. 1.5 space/unit
29 guest stalls
+0.5 spaces/unit
+29 guest stalls
Townhomes 150 spaces
10 guest stalls
150 spaces
19 guest stalls
Same
+9 guest stalls

OFFSITE IMPROVEMENTS
Approximately 266 linear feet of offsite sidewalk improvements will be provided along the south side of 169th Street, just west of the project area, between Brighton Way and the alley just west of Brighton Avenue. The sidewalk improvements will be constructed pursuant to Municipal Code Section 17.08.170.

Additionally, the project will include various railroad track and roadway improvements along South Normandie Avenue pursuant to current California Public Utilities Commission (CPUC) standards and UPRR guidelines which will improve the safety of the railroad crossing at that location.

PROJECT BENEFITS
The Applicant has prepared an economic analysis report by RCLCO, a real estate economics and market research consultant, outlining the overall benefits the project would bring to the City.

An initial report was prepared for the original project and is attached as Attachment 6. After the project was reduced to 333 total units, an updated report was provided and is attached as Attachment 7.

In addition to providing 7 moderate-income units and fulfilling about 10 percent of the City’s remaining above-moderate allocation, while revitalizing a site with outdated development standards and deteriorating buildings, the project would also demonstrate the additional fiscal and economic benefits it would bring to the City, including the following:
• The project will create around 1,580 construction jobs, contributing approximately $109 million in labor income, and generate over $3 million in one-time revenues, including fees and taxes;
• It will also provide ongoing annual revenues, such as $455,538 in new tax revenues and approximately $12.6 million in local economic output;
• Additionally, the project will boost local businesses through increased residential spending, promote alternate transportation with free transit passes, and improve public safety with sidewalk and railroad crossing upgrades.

REQUESTED ENTITLEMENTS
The Applicant requests the following entitlements to establish the Normandie Crossing Specific Plan to construct a 333 residential unit development:

1. General Plan Amendment (GPA #3-21): changing the land use designation on the General Plan Land Use Map from Industrial and Industrial/High Density 30 Overlay to Specific Plan.

2. Specific Plan (SP #1-21): providing for development of a six-story residential apartment building with one level below grade, which would include 258 residential dwelling units, including 7 units for moderate income households, and 75 three-story residential townhomes.

3. Zone Change (ZC #4-21): changing the zoning from M-1 with HO-4 overlay and M-2 zone to the Normandie Crossing Specific Plan Zone.

4. Zone Text Amendment (ZTA #6-21): amending the Gardena Municipal Code by adding a new zoning designation of the Normandie Crossing Specific Plan Zone.

5. Site Plan Review (SPR #11-21): approving the physical design of the development.

6. Vesting Tentative Map (VTM #4-21): to merge four lots into one with condominiums for the townhomes and one parcel for the apartment building.

7. Development Agreement (DA #2-21): between the City and developer that guarantees the right to build the development as set forth in this Specific Plan for a period of 5 years with one five-year extension, and provides community benefits to the City.

8. Affordable Housing Agreement: between the City and the developer that guarantees 7 units will remain affordable to moderate income households for a 55-year period.

Approval of these items requires certification of the Environmental Impact Report (EA # 20-21; SCH #2023050241), adoption of a Mitigation Monitoring and Reporting Plan, and CEQA required findings, and a Statement of Overriding Considerations.

Additional Zone Change & General Plan Amendments: As part of the overall project, staff is recommending the Zoning map and General Plan Land Use map amendments of two separate parcels, immediately adjacent to the project site, to correspond to the existing land uses within each parcel.

NOTICING/PUBLIC COMMENTS
The public hearing notice for the project was published in the Gardena Valley News and mailed via first-class mail to property owners and occupants within a 300-foot radius of the site, as well as to individuals who have previously submitted public comments or spoken at a public hearing, on January 2, 2025. A copy of Proof of Publication and Affidavit of Mailing are on file in the office of the Community Development Department, Room 101, City Hall, and are considered part of the administrative record.

Since the publication of the notice for the public hearing of the January 14th City Council meeting, staff has received a total of 15 comments from the public regarding this item and one petition in opposition of the project. These comments and petition are compiled and attached as Attachment 8. All public comments received during the December 3rd Planning Commission meeting are included as Attachment 9.

Additionally, in 2024, the Applicant met individually with local business owners, resulting in 35 letters of support, which are attached as Attachment 10.

CONCLUSION:

Staff respectfully recommends that the City Council open the public hearing, have the applicant make the presentation, receive public testimony with each speaker allowed three (3) minutes, allow the applicant time to respond, and then close the public hearing.

Following this, the City Council will consider the adoption of Resolution Nos. 6683, 6684, Ordinance No. 1878, and Resolution No. 6685 to approve the residential development known as the Normandie Crossing Specific Plan Project.

FISCAL IMPACT:

No impact to the general fund.

Submitted by: ______ Amanda Acuna_______________ Date: 1/10/2025

ATTACHMENTS TO STAFF REPORT

1. Planning Commission Resolution No. PC 18-24 recommending approval of Revised and Updated Final EIR

2. Planning Commission Resolution No. PC 19-24 recommending approval of General Plan Amendment

3. Planning Commission Resolution No. PC 20-24 recommends approval of the Project

4. Planning Commission Staff Report dated December 3, 2024

5. Planning Commission Staff Report dated March 19, 2024

6. Original Economic Analysis Report prepared by RCLCO, dated December 2023

7. Revised Economic Analysis Memo prepared by RCLCO, Dated November 2024

8. Public Comments received for January 14, 2025 Public Hearing

9. Public Comments received for December 3, 2024 Public Hearing

10.Letters of Support from Local Businesses

RESOLUTIONS AND ORDINANCE FOR CONSIDERATION
RESOLUTION NO. 6683, Certifying an Environmental Impact Report, Adopting a Mitigation Monitoring and Reporting Program, Adopting a Statement of Overriding Considerations and making CEQA Findings Relating to the Normandie Crossing Specific Plan Project.
o Exhibit A – Draft EIR, dated December 2023
o Exhibit B – Revised and Updated Final EIR, dated November 2024 o Exhibit C – Mitigation Monitoring and Reporting Program RESOLUTION NO. 6684: Amending the Land Use Plan of the Gardena General Plan. o Exhibit A – General Plan Land Use Change for GPA #3-21 o Exhibit B – General Plan Land Use Text Change Excerpts

ORDINANCE NO. 1878: Adopting the Specific Plan and Approving the Site Plan, Changing the Zoning, Approving the Zoning Code Amendment, Approving the Development Agreement, and Approving an Affordable Housing Agreement Relating to the Normandie Crossing Specific Plan.
o Exhibit A – Normandie Crossing Specific Plan Zone Change for ZC #4-21 o Exhibit B – Normandie Crossing Specific Plan
o Exhibit C – Project Plans
o Exhibit D – Conditions of Approval
o Exhibit E – Draft Development Agreement
o Exhibit F – Draft Affordable Housing Agreement

RESOLUTION NO. 6685: Approving Vesting Tentative Map No. 83922 (VTM #4-21), to Merge Four Lots into one with 75 Condominiums for the Townhomes and one Parcel for the Apartment Building.
o Exhibit A – Vesting Tentative Tract Map No. 83922 (VTM #4-21) o Exhibit B – Conditions of Approval
1 RESOLUTION NO. PC 18-24

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

GARDENA, CALIFORNIA RECOMMENDING THE CITY COUNCIL

CERTIFY AN ENVIRONMENTAL IMPACT REPORT, ADOPTING A

MITIGATION MONITORING AND REPORTING PROGRAM, ADOPTING

A STATEMENT OF OVERRIDING CONSIDERATIONS AND MAKING

CEQA FINDINGS RELATING TO THE NORMANDIE CROSSING
SPECIFIC PLAN AND RELATED ENTITLEMENTS FOR THE 5.25 ACRE PROPERTY LOCATED AT 16829, 16835, AND 16907 SOUTH

NORMANDIE AVENUE AND LAND USE AND ZONING CHANGES FOR
THE 0.11 ACRE PROPERTY LOCATED AT 16964 BRIGHTON AVENUE AND THE 0.43 ACRE PROPERTY LOCATED TO THE EAST OF THE

PROJECT SITE
WHEREAS, on December 22, 2021, 16911 Normandie Associates, LLC (“Developer”), filed an application for a General Plan Amendment to the Land Use Plan (the “General Plan Amendment”), Specific Plan, Zone Change, Zoning Code Amendment, Vesting Tentative Tract Map, and Site Plan Review to develop a 273 unit apartment building and 76 townhome style units on a total of 5.25 acres located at 16829, 16835, and 16907 South Normandie Avenue (APN ## 6106-030-011, 6106-030-015, 6106-030- 016 - 6106-030-017) (the “Property); and
WHEREAS, on December 22, 2022, Developer amended its project to develop a 328 unit apartment building and 75 townhomes on the Property; and WHEREAS, the City determined that in addition to the residential development and needed entitlements proposed by Developer, the project should also include revisions to the General Plan land use designations and zoning for two adjacent properties on the same block as the Project to match the actual uses of the properties. Specifically, for the property located at 16964 Brighton Avenue (APN # 6106-030-008), change the General Plan Amendment from Industrial to Single Family Residential and change the zoning from General Industrial (M-2) to Single Family Residential (R-1); and for the property just to the east of the Project site owned by the Southern Pacific Railroad (APN # 6106-030- 800), change the General Plan land use designation from Industrial to Public/Institutional and change the zoning from General Industrial (M-2) to Official (O); and WHEREAS, the General Plan Amendments, Specific Plan, Zone Changes, Zoning Code Amendment, Development Agreement, Site Plan Review, and Vesting Tentative Tract map are collectively referred to as the Project; and 2 WHEREAS, on March 19, 2024, the Planning Commission of the City of Gardena held a duly, noticed public hearing on the Project at which time it considered all evidence presented, both written and oral; and
WHEREAS, on April 2, 2024, the Planning Commission adopted PC Resolution No. 4-24, recommending that the City Council certify the Environmental Impact Report (“EIR”), but did not recommend approval of the Project; and WHEREAS, after the Planning Commission’s actions, Developer attended a meeting where the project was discussed;
WHEREAS, on September 30, 2024, Developer submitted revised plans to the City for a new project to be considered which consists of 70 fewer units in the apartment building and a reduction in height level from ground floor from seven stories to five stories, with one underground level of parking (hereafter the “Community Input Alternative;”) and WHEREAS, on December 3, 2024, the Planning Commission of the City of Gardena held a duly, noticed public hearing on the Project, including the Revised and Updated Final EIR to address the new Community Input Alternative submitted by the Developer, at which time it considered all evidence presented, both written and oral.

NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
GARDENA DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1.

The Planning Commission hereby recommend to the City Council to certify the Revised and Updated FEIR dated November 2024 and adopt a Mitigation Monitoring and Reporting Program, make CEQA Findings Relating to Alternatives and Mitigation Measures, and adopt a Statement of Overriding Considerations for purposes of the Project. For all the reasons set forth in the Draft City Council Resolution attached as Exhibit 1, the Planning Commission believes that these changes represent good land use practices which are required by public necessity, convenience, and the general welfare.

PASSED, APPROVED, AND ADOPTED this 3rd day of De
ATTEST:

G ~UJIUCHI, SECRETARY

DERYL ENDERSON, CHAIR

PLANNING AND ENVIRONMENTAL

QUALITY COMMISSION

PLANNING AND ENVIRONMENTAL QUALITY COMMISSION

STATE OF CALIFORNIA

COUNTY OF LOS ANGELES

CITY OF GARDENA
I, Greg Tsujiuchi, Planning and Environmental Quality Commission Secretary of the City of Gardena, do hereby certify that the foregoing Resolution was duly adopted by the Planning and Environmental Quality Commission of the City of Gardena at a regular meeting thereof, held on the 3rd day of December, 2024, by the following vote:

AYES:

NOES:

ABSENT:
• Exhibit 1 - City Council CEQA Resolution
o Exhibit A - Draft EIR
o Exhibit B - Final EIR
o Exhibit C - Mitigation Monitoring and Reporting Program 3 Henderson and Kanhan
Sherman
Langley
RECUSE: Wright-Scherr
1 RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GARDENA,

CALIFORNIA CERTIFYING AN ENVIRONMENTAL IMPACT REPORT,

ADOPTING A MITIGATION MONITORING AND REPORTING

PROGRAM, ADOPTING A STATEMENT OF OVERRIDING

CONSIDERATIONS AND MAKING CEQA FINDINGS RELATING TO THE

NORMANDIE CROSSING SPECIFIC PLAN AND RELATED
ENTITLEMENTS FOR THE 5.25 ACRE PROPERTY LOCATED AT 16829, 16835, and 16907 SOUTH NORMANDIE AVENUE AND LAND USE AND ZONING CHANGES FOR THE 0.11 ACRE PROPERTY LOCATED AT
16964 BRIGHTON AVENUE AND THE 0.43 ACRE PROPERTY

LOCATED TO THE EAST OF THE PROJECT SITE
WHEREAS, on December 22, 2021, 16911 Normandie Associates, LLC (“Developer”), filed an application for a General Plan Amendment to the Land Use Plan (the “General Plan Amendment”), Specific Plan, Zone Change, Zoning Code Amendment, Vesting Tentative Tract Map, and Site Plan Review to develop a 273 unit apartment building and 76 townhome style units on a total of 5.25 acres located at 16829, 16835, and 16907 South Normandie Avenue (APN ## 6106-030-011, 6106-030-015, 6106-030- 016 - 6106-030-017) (the “Property); and
WHEREAS, on December 22, 2022, Developer amended its project to develop a 328 unit apartment building and 75 townhomes on the Property; and WHEREAS, the City determined that in addition to the residential development and needed entitlements proposed by Developer, the project should also include revisions to the General Plan land use designations and zoning for two adjacent properties on the same block as the Project to match the actual uses of the properties. Specifically, for the property located at 16964 Brighton Avenue (APN # 6106-030-008), change the General Plan Amendment from Industrial to Single Family Residential and change the zoning from General Industrial (M-2) to Single Family Residential (R-1); and for the property just to the east of the Project site owned by the Southern Pacific Railroad (APN # 6106-030- 800), change the General Plan land use designation from Industrial to Public/Institutional and change the zoning from General Industrial (M-2) to Official (O); and WHEREAS, the General Plan Amendments, Specific Plan, Zone Changes, Zoning Code Amendment, Development Agreement, Site Plan Review, and Vesting Tentative Tract Map are collectively referred to as the Project; and 2 WHEREAS, on March 19, 2024, the Planning Commission of the City of Gardena held a duly, noticed public hearing on the Project at which time it considered all evidence presented, both written and oral; and
WHEREAS, on April 2, 2024, the Planning Commission adopted PC Resolution No. 4-24, recommending that the City Council certify the Environmental Impact Report (“EIR”), but did not recommend approval of the Project; and WHEREAS, after the Planning Commission’s actions, Developer attended a community meeting where the project was discussed; and
WHEREAS, on September 30, 2024, Developer submitted revised plans to the City for a new alternative to be considered which consists of 70 fewer units in the apartment building and a reduction in height level from ground floor from seven stories to five stories, with one underground level of parking (hereafter the “Community Input Alternative;” and
WHEREAS, on December 3, 2024, the Planning Commission held a duly noticed public hearing on the Project, including revisions to the Final EIR to address the new Community Input Alternative submitted by the Developer; and WHEREAS, at the close of the public hearing the Planning Commission recommended that the City Council certify the Revised and Updated Final EIR, make CEQA findings regarding mitigation measures and alternatives, and adopt a statement of overriding considerations; and
WHEREAS, on January XX, 2025, the City Council held a duly noticed public hearing on the Project, at which time it also considered the EIR prepared for the Project;

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GARDENA DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. CEQA Procedures. The City Council of the City of Gardena does hereby find as follows:

A. In December 2021, the City entered into a consultant agreement with Kimley-Horn and Associates to prepare an EIR for the Project.

B. On June 23, 2022, a First Amendment to the consultant agreement was entered into to account for the change in the project description submitted by the applicant. The City entered into a number of other amendments to the consultant agreement and reimbursement agreement required of the Developer throughout the process.
3 C. A Notice of Preparation (“NOP”) for the Draft EIR and the Initial Study (“IS”) was timely distributed and the public comment period on the NOP was from May 10, 2023 through June 9, 2023.

D. On May 8, 2023, the City held a scoping meeting in accordance with Public Resources Code § 21083.9 and CEQA Guidelines § 15082(c).

E. The Draft EIR was made available for a 45-day public review period from December 4, 2023, through January 20, 2024. The Notice of Availability (“NOA”) was sent to a list of interested persons, agencies and organizations, adjacent property owners, and to anyone who had requested notice. The Notice of Completion was filed with the State Clearinghouse in Sacramento for distribution to public agencies. The DEIR and all the appendices were made available on the City’s website with directions to contact staff if help was needed in accessing the document.

F. Prior to the release of the DEIR and in accordance with SB 18 and AB 52, the City sent notices to the list of Native American Tribes provided by the Native American Heritage Council. Only one tribe requested consultation: the Gabrieleno Band of Mission Indians – Kizh Nation. The City engaged in consultation and mitigation measures have been included in the EIR as a result of the consultation.

G. The City received and reviewed comments on the Draft EIR and prepared responses to those comments which were incorporated into that document entitled Final EIR and dated March 2024. The Final EIR consisted of the Draft EIR and all Appendices thereto, incorporating the written comments and responses thereto, as well as the changes to the DEIR.

H. Prior to releasing the Final EIR dated March 2024, the applicant submitted changes to the previous Project plans that were primarily required by the Los Angeles County Fire Department and Southern California Edison. The changes do not modify the total number of units or impacts associated with the Project. Instead, the changes primarily have to do with reductions in open space and landscaped area, size of the townhome units, and layout of the amenity space in the townhome area.

I. Responses were sent to the public agencies that commented on the DEIR and the Final EIR was made available for public review on March 13, 2024.

J. None of the comments received or the changes submitted resulted in any changes that necessitated recirculation of the DEIR. The comments did not disclose any significant information. The changes in the plans did not lead to any new or different 4 impacts. The changes made to the document merely clarify/amplify and make insignificant modifications to the DEIR.

K. After Developer submitted plans for the Community Input Alternative, the City’s Consultant provided an analysis of this alternative. The analysis showed that there would be no new significant impacts, no increase in the severity of any identified significant impacts, and no new mitigation measures that would be required.

L. City, through its Consultant, prepared a Revised and Updated Final EIR dated November 2024. This document amended the previous Final EIR in part by including a thorough analysis of the Community Input Alternative and responding to all comments that had been received after the close of the public comment period on the DEIR.

M. Although not required by law, the Revised Final EIR was sent to public agencies who responded to the DEIR on November 2022, 2024.

N. The City has complied with all procedural requirements relating to CEQA and other requirements of law. The Revised and Updated Final EIR is adequate and complete and complies with all CEQA requirements.

O. In certifying the Revised and Updated Final EIR, adopting the Findings and a Statement of Overriding Considerations, and adopting the Mitigation Monitoring and Reporting Program, the City Council has exercised its independent judgement and analysis. The City Council has reviewed and considered the Revised and Updated Final EIR, agenda reports, written reports, public testimony, and other information in the record and reviewed this information prior to acting upon the Project.

SECTION 2. CEQA Findings Regarding Impacts.

A. An Initial Study was prepared for the Project which determined that a number of topics were not required to be discussed in the EIR.

B. Despite the findings of the Initial Study, the EIR examined two topics under aesthetics (conflict with applicable zoning and other regulations governing scenic quality and creation of a new source of light or glare), as well as hydrology and water quality with respect to a decrease in groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin (see Impact 4.7-2).

C. The City Council finds that the topics listed in Section 7.0 of the EIR of Effects Found Not to Be Significant did not require any further analysis. 5 D. The impacts that are analyzed in the EIR are discussed in detail in Sections

4.1 through 4.16 and summarized in Section ES.8 of the Draft EIR and identified therein as less than significant, less than significant after mitigation, and significant even after mitigation. Project Design Features (PDFs) were incorporated into the analysis under the topics of Air Quality, Energy, Greenhouse Gas Emissions, and Transportation. The following is a summary of the mitigation measures and impacts which are all fully described in the EIR.

E. The EIR identifies the below topic areas as significant, but to be mitigated below a level of significance.

1. Under Cultural Resources and Tribal Cultural Resources, it was determined that the Project could cause a substantial adverse change in the significance of an archaeological resource and cause a substantial adverse change in the significance of a Tribal Cultural Resource. Mitigation Measures CUL-1, and TCR-1 through TCR-3, will mitigate these impacts to a less than significant level. Additionally, under Cultural Resources it was determined that the Project could disturb human remains, but Mitigation Measure TCR-2 would reduce this impact to less than significant as well.

2. Under Geology, Soils, and Paleontological Resources it was determined that the Project could destroy a unique paleontological resource, site, or unique geologic feature. Standard conditions of approval, along with Mitigation Measure GEO-1, requiring a Paleontological Resources Monitoring and Mitigation Plan, monitoring by a Paleontological Monitor, and assessment by the Paleontologist if fossils are discovered will reduce this impact to a less than significant level.

3. Under Hazardous Materials and Wastes, it was determined that the Project could create a significant hazard through a reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment.

Mitigation Measures HAZ 1 requiring a construction management plan to be submitted to the City addressing procedures and requirements for responding to disturbances of undocumented contaminated soil will mitigate those impacts below a level of significance and HAZ 2 requiring the installation of an impermeable vapor membrane under the slab areas, along with standard conditions of approval relating to asbestos and lead-based paint, will reduce the impacts to a less than significant level.

4. Under Noise, it was determined that the Project could result in the generation of excessive groundborne vibration or noise levels. Mitigation Measure NOE3 which requires that large construction equipment be used a minimum of 45 feet away from the house at 16964 Brighton Avenue will mitigate this impact to less than significant. 6 5. Under Tribal Cultural Resources, it was determined that the project could potentially result in significant impacts. The City consulted with the Gabrielino Band of Mission Indians – Kizh Nation and in accordance with such consultation is imposing Mitigation Measure TCR-1 through TCR-3, which will mitigate the impacts to a less than significant level.

6. The construction of the utilities associated with the project would have potentially significant impacts under the impact areas described above, as well as construction noise describe below. The mitigation measures listed above and Mitigation Measures NOI-1 and NOI-2 described below will reduce these impacts to less than significant, except for construction noise.

F. Construction noise, which takes place during the hours of 7:00 a.m. to 6:00 p.m. on weekdays and between the hours of 9:00 a.m. to 6:00 p.m. on Saturdays, is exempt from the City’s noise standards. Nevertheless, out of an abundance of caution, the EIR identified construction noise as a significant impact. The only impact which cannot be mitigated below a level of significance is the construction noise associated with the Project. Mitigation Measure NOI-1 requires power construction equipment to be equipped with state-of-the-art noise shielding and muffling devices and to be properly maintained. Mitigation Measure NOI-2 requires a temporary and impermeable sound barrier of at least 10 feet that reduces noise by at least 12dB(A). Even with these measures, construction noise could be significant and unavoidable.

SECTION 3. Alternatives.

A. In accordance with CEQA, the EIR examined four alternatives to the Project. Three of the Alternatives are discussed in detail in Chapter 6 of the EIR and summarized in Section ES.6. The fourth alternative was analyzed in the Revised and Updated Final EIR.

B. The purpose of looking at alternatives is to try and avoid or substantially lessen any of the significant effects of the Project while still attaining most of the basic objectives. As discussed in Section 3 above, the only impact of the Project that could not be reduced to a less than significant level is construction noise.

1. The No Project/No Construction Alternative would retain the Project site in its current condition with decades-old buildings on site which does not conform to current development standards. This alternative does not implement any of the Project’s improvements and would not meet any of the Project’s objectives. 7 2. The No Project/Existing Land Use Designation Alternative provides for the site to be redeveloped in accordance with its current General Plan and zoning designation, which is for industrial purposes. This alternative involves the demolition of the existing buildings and construction up to 228,690 square feet of new industrial uses within an industrial business park. Redevelopment of the site in this manner would still cause significant and unavoidable noise impacts and the alternative would not meet any of the Project’s objectives.

3. The Reduced Density Alternative would still develop the 75 townhomes along the western and southern borders of the Project site, but would reduce the number of units in the apartment building from 328 to 192 and reduce the height to five stories. This alternative would still have significant and unavoidable noise impacts and would not provide any affordable housing.

4. The Community Input Alternative would also still develop the 75 townhomes along the western and southern borders of the Project site, but there is now increased guest parking that has been added and the driveway access along 170th Street has been realigned so as to avoid any problem with lights shining into the homes across 170th Street. Additionally, the number of apartment buildings has been reduced by 70 units and the height of the project was reduced by 20 feet to a maximum of 70 feet. The overall density is reduced from 77 units per acre to 63 units per acre. This alternative will include seven moderate units for the apartment building. While the number of units is reduced by 70 units, the number of parking spaces is only reduced by 12 spaces and 29 guest parking spaces have been added. There will still be significant and unavoidable construction noise impacts.

C. An EIR is supposed to identify alternatives that were considered for analysis, but rejected. The only impact that was significant and could not be mitigated was construction noise. As demolition of the existing buildings will create a significant and unavoidable noise impact, the only way to avoid this impact would be to reuse the buildings, which is not feasible for a residential development. An alternative site was considered but rejected because the applicant does not have an interest in any alternative site in the City which is not also the subject of a development application.

D. CEQA requires an identification of the environmentally superior alternative and if that alternative is one of the No Project alternatives, then an identification of the environmentally superior alternative among the remaining alternatives. In this case the No Project/No Construction alternative is the environmentally superior alternative, although it is noted that it will leave the Property in a blighted condition. Among the other alternatives, the reduced density alternative is the environmentally superior alternative.

However, while construction noise impacts would be reduced, the impact would still be 8 significant and unavoidable and the developer would not be able to provide any affordable housing.

SECTION 4. CEQA Section 15091 Findings.

CEQA Section 15091 provides that the City shall not approve a project when there are significant environmental effects unless certain findings are made. In accordance with Section 15091, the City Council makes the following findings:

A. The applicant has incorporated Project Design Features into the Project which will help avoid impacts relating to air quality, energy, greenhouse gas emissions, and transportation.

B. Mitigation Measures will be imposed on the Project which will reduce the impacts to cultural resources, geology, soils, and paleontological resources, hazardous materials and wastes, noise impacts relating to groundborne vibration, tribal cultural resources to less than significant levels.

C. Mitigation Measures will be imposed to reduce construction noise impacts, but the impact will still remain significant. There is no alternative that would both eliminate the significant construction noise impact and achieve the objectives of the Project.

D. The Reduced Density alternative would achieve most of the objectives, but would still have significant construction noise and would eliminate 20 affordable units for lower income families that the project will provide. Social and economic justifications lead the City Council to reject this alternative.

1. The Reduced Density alternative would reduce the amount of housing available in the City. The City received a final Regional Housing Needs Allocation from SCAG for a total of 5,735 housing units for the period of 2021 – 2029; the City’s previous allocation was 397 units. The allocation was broken down as follows: abovemoderate units -2,595; moderate units – 894; low income units – 761; and very low income units – 1,485. The Reduced Density alternative will cause a loss of 136 units, including 20 units for lower income households. Although only a portion of the Project Site was identified as a Housing Inventory Site, the entire Project of 403 was included in the Housing Element as a credit against future needs.

2. The Reduced Density alternative would not bring the same level of economic benefits to the City. A reduction in size would reduce the both the one-time economic impacts as construction time would be reduced and would also reduce the recurring economic impacts from the Project as proposed. 9 E. The two No Project alternatives would not achieve any of the project objectives or provide the housing and economic benefits of the Project.

F. The Community Input Alternative responds to the objections raised by the community regarding parking, height and density and provides seven moderate income units; this is a housing income-category that has not previously been provided for anywhere in the City.

SECTION 5. CEQA Section 15093 Findings. Statement of Overriding Considerations.

CEQA requires decisionmakers to balance the benefits of a proposed project against its unavoidable environmental impacts. If the benefits of a proposed project outweigh the unavoidable adverse environmental effects, the adverse effects may be considered "acceptable" by adopting a Statement of Overriding Considerations. This statement sets forth the project benefits or reasons why the City Council is in favor of approving the Project, and weighs these benefits against the Project's environmental impacts that cannot be mitigated to a level less than significant as identified in the Final EIR. In adopting this Statement of Overriding Considerations, the City Council finds that while all of these benefits are important, each benefit on its own supports a sufficient reason why the benefits outweigh the significant impacts, of which only one cannot be mitigated below a level of significance and that impact is temporary in nature (construction noise).

A. As identified above, the City’s final RHNA allocation for the 6th Cycle of the Housing Element is 5,735 units, with 2,595 units being allocated to the above-moderate income level and 2,246 units allocated to lower income units. This Community Input Alternative Project will satisfy approximately 10 percent of the City’s above-moderate allocation and provide seven moderate income units.

B. The Project will help revitalize a site that does not meet current development standards and whose buildings are in a deteriorated condition.

C. The Project will provide the following one-time economic benefits from the construction:

1. The Project will provide numerous construction jobs amounting to the equivalent of 1,580 total job years. As the Project includes a commitment from the developer to implement a local hiring policy, this will benefit lower income individuals and individuals who live in the City. Additionally, there will be an indirect benefit of additional jobs created because of the construction jobs, amounting to approximately another 414 job years; and
10 2. Construction is expected to create approximately $109 million in total labor income, due to direct, indirect, and induced workers associate with the construction. Of that, $80.9 million is projected to be paid to onsite construction employees, providing individuals with additional income to spend on services and goods in Gardena; and

3. The principles of Developer also own Tasoro, a company which provides quality building materials for apartments and is located in Gardena. Use of these products will provide sales tax revenue to the City. Additionally, the Development Agreement provides for a local buying program for construction goods as well as a local hire program; and

4. Developer has agreed to file a final map for his project, including the condominium units. Developer will therefore pay in-lieu park fees under the Subdivision Map Act of $10,000 per unit on the 75 condominium units; and

5. Developer will provide one-time construction-related revenues totaling over $3 million, including construction fees, development impact fees, and sales tax from construction materials; and

6. Each contractor that does business in the City will be required to obtain and pay for a City business license.

D. The Project will provide the following recurring annual revenues to the City:

1. The creation of approximately 73 jobs per year which includes 47 direct onsite jobs, plus indirect and induced jobs created in the local economy by residential spending; and

2. Economic output associated with operations of approximately $12.6 million per year in the local economy, of which $7.1 million is attributable to the value of direct project operations and household spending; and

3. Over $455,538 in revenues per year, $444,938 larger than the estimated revenues generated by the current use at the Property. This includes sales tax, property tax, utility tax, and other revenues generated from the new residential units.

E. Adding new residents to the City will create more residential spending in the City from people eating at local restaurants, shopping in Gardena, and using services in Gardena and will therefore help existing businesses and encourage new businesses.

F. The Project will help encourage people to use alternate means of transportation by providing one-month free transit passes to persons who sign a oneyear lease. 11 G. The Project will provide off-site safety improvements by providing sidewalks along 169th street where there currently are none.

H. The Project will provide safety improvements by upgrading the railway crossing and sidewalks in front of the Project site along Normandie Avenue.

SECTION 6. Certification. Based on the above, the City Council hereby certifies the Final Environmental Impact Report for the Normandie Crossing Specific Plan Project attached hereto has Exhibits A (Draft EIR) and B (Revised Final and Updated EIR) and adopts the Mitigation Monitoring and Reporting Program attached hereto as Exhibit C.

SECTION 7. Custodian of Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. All summaries of information in the findings which precede this section are based on the entire record.

The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. The documents and materials that constitute the record of proceedings on which these findings and approval are based are located in the Community Development Department at City Hall, 1700 W. 162nd Street, Gardena, California 90247. The Custodian of Records is Greg Tsujiuchi, Community Development Director who can be reached at 310/217-9546 or [email protected].

SECTION 8. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this ordinance, or any part thereof is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portion of this ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, clause or phrase be declared unconstitutional.

SECTION 9. Certification. The City Clerk shall certify the passage of this resolution.

SECTION 10. Effective Date. This Resolution shall be effective immediately.

Passed, approved, and adopted this ____ day of ______, 2025.

TASHA CERDA, Mayor
12 ATTEST:

MINA SEMENZA, City Clerk
APPROVED AS TO FORM:

LISA KRANITZ, Assistant City Attorney
Exhibit A – Draft EIR, dated December 2023
Exhibit B – Final EIR, dated November 2024
Exhibit C – Mitigation Monitoring and Reporting Program 13 Exhibit A – Draft EIR, dated December 2023
CLICK HERE to view
14 Exhibit B – Final EIR, dated November 2024
CLICK HERE to view
15 Exhibit C – Mitigation Monitoring and Reporting
Program
Normandie Crossing Specific Plan Project Section 4.0
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NORMANDIE CROSSING SPECIFIC PLAN PROJECT

MITIGATION MONITORING AND REPORTING PROGRAM

MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING

MONITORING/

REPORTING

METHODS

RESPONSIBLE FOR

APPROVAL/

MONITORING

VERIFICATION

DATE INITIALS

CULTURAL RESOURCES
MM CUL-1: Inadvertent Discovery of an Archaeological
Resource. Before ground disturbing activities are initiated on the Project site, a qualified archaeologist shall be retained to conduct a Pre-construction Worker Training on the types of unanticipated resources that could be encountered during construction, based on the site’s history. This archaeologist may also be retained to ensure prompt assessment in the event that unanticipated cultural resources are encountered during construction.

If archaeological resources are exposed during construction, work within 50 feet of the find must stop until a qualified archaeologist can evaluate the significance of the find.

Construction activities may continue in other areas. If the discovery proves significant under CEQA (14 CCR 15064.5[f]; PRC 21082), additional work such as testing, or data recovery may be warranted.

Prior to any Ground
Disturbance
Notification to
Construction
Personnel
General Contractor
During
Construction, If an
Archaeological
Resource is
Discovered
Archaeological
Resource Evaluation
Qualified
Archaeologist
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RESPONSIBLE FOR

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DATE INITIALS

GEOLOGY, SOILS, AND PALEONTOLGICAL RESOURCES
MM GEO-1: Monitor for Paleontological Resources: Monitoring shall be conducted by a Paleontological Monitor, defined as one who meets the SVP standards for a Paleontological Resource Monitor. The Paleontological Monitor shall be under the supervision of the Project Paleontologist. As defined in the PRMMP, Paleontological monitoring shall include inspection of exposed sedimentary units during active excavations within sensitive geologic sediments that occur in previously undisturbed sediment, which has been estimated as any portion of the Project site where excavation exceeds 0.9 m (3.0 feet) in depth. The frequency of monitoring shall be based on consultation with or periodic inspection by the Project Paleontologist and shall depend on the rate of excavation and grading activities and the materials being excavated.

During Ground
Disturbance
Paleontological
Resources
Monitoring
Paleontological
Monitor

HAZARDOUS MATERIALS & WASTES
MM HAZ-1: Construction Management Plan. Prior to issuance of any demolition permit for the onsite structures, a construction management plan addressing procedures and requirements for responding to disturbance of undocumented contaminated soil shall be prepared and submitted to the City for review and approval.

Prior to Demolition
Permit Issuance
Prepare a
Construction
Management Plan
Community
Development
Director
MM HAZ-2: Engineered Vapor Mitigation and Ventilation. Prior to commencement of construction activities, the City of Gardena Building Department shall review the building plans to verify that an engineered vapor measure (such as an impermeable
membrane or equivalent) is included in the design of all townhomes and that the apartment parking structures include sufficient ventilation to minimize accumulation of VOCs on the Prior to
Construction
Activities
Verification of an
engineered vapor
measure within the
design of all
townhomes and
apartment parking
structures.

Building and Safety
Department Chief
Building Official
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Project site. The impermeable vapor membrane shall not
underlay non-slab areas, such as landscaping and the dog run area, because these spaces are not enclosed. The City of Gardena Building Department shall have oversight/sign-off responsibility for the vapor barrier.

NOISE
MM NOI-1: Construction Equipment Noise. Prior to issuance of any Demolition or Grading Permit, the Public Works Department shall verify that the Project plans and specifications include provisions that require all power construction equipment (including combustion engines), fixed or mobile to be: 1) equipped with state-of-the-art noise shielding and muffling devices (consistent with manufactures’ standards); and 2) properly maintained to ensure that no additional noise, due to worn or improperly maintained parts, would be generated.

Prior to issuance of
any demolition or
grading permit
Verification of
provisions that
require all power
construction
equipment to be
equipped with noise
shielding and
muffling devices
and properly
maintained
Public Works
Director
MM NOI-2: Construction Noise. A temporary and impermeable sound barrier shall be provided along the Project northern, southern, and western property line. The temporary sound barrier shall be minimum 10-foot high and provide minimum 12 dBA noise reduction, and shall have a minimum Sound
Transmission Class rating of STC-25, such as, acoustical barrier blanket (with STC-25 rating) or 3/4" thick exterior grade plywood.

Prior to and During
Construction
Provide a
Temporary and
Impermeable Sound
Barrier
Community
Development
Director
MM NOI-3: Construction Vibration Impacts. The use of large construction equipment (e.g., large bulldozer greater than 400 horsepower and/or loaded trucks) shall be a minimum of 45 feet away from the off-site residence adjacent to the Project site (receptor R1) (16964 Brighton Ave).

During Construction Provide a minimum
45-foot buffer away
from residences
adjacent to the
Project site
Community
Development
Director
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TRIBAL CULTURAL RESOURCES
MM TCR-1: Retain a Native American Monitor Prior to
Commencement of Ground-Disturbing Activities.

A. The Applicant/lead agency shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the subject Project at all Project locations (i.e., both on-site and any off-site locations that are included in the Project description/definition and/or required in connection with the Project, such as public improvement work). “Grounddisturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring,
grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the
issuance of any permit necessary to commence a grounddisturbing activity.

C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing
activities, the type of construction activities performed, locations of ground- disturbing activities, soil types, culturalrelated materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native Prior to any Ground
Disturbance
During
Construction Phases
Involving GroundDisturbing Activities
Contract a Tribal
Monitor/Consultant
Copy of executed
monitoring
agreement
Tribal Cultural
Resources
Monitoring &
Complete Daily
Monitoring Logs
Community
Development
Director
Tribal
Monitor/Consultant
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American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the Applicant/lead agency upon written request to the Tribe.

D. On-site tribal monitoring shall conclude upon the latter of the following: (1) written confirmation to the monitor from a designated point of contact for the Applicant/lead agency that all ground-disturbing activities and phases that may involve ground-disturbing activities on the Project site or in
connection with the Project are complete; or (2) a
determination and written notification by the monitor to the Applicant/lead agency that no future, planned construction activity and/or development/construction phase at the
Project site possesses the potential to impact TCRs.

MM TCR-2: Unanticipated Discovery of Human Remains and
Associated Funerary Objects.

A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code § 5097.98, are also to be treated according to this statute.

B. If human remains and/or grave goods are discovered or recognized on the Project site, then all construction activities shall immediately cease within 200 feet of the discovery.

Health and Safety Code § 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all ground-disturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner
recognizes the human remains to be those of a Native
American or has reason to believe they are Native American, he or she shall contact, by telephone within 24 hours, the During
Construction, Upon
Discovery of any
human remains or
grave goods
Telephone
communication
with the Native
American Heritage
Commission within
24 hours
County Coroner
Native American
Heritage
Commission
Qualified Tribal
Monitor/Consultant
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Native American Heritage Commission, and Public Resources Code § 5097.98 shall be followed.

C. Human remains and grave/burial goods found with such remains shall be treated alike per California Public Resources Code § 5097.98(d)(1) and (2).

D. Construction activities may resume in other parts of the Project site at a minimum of 200 feet away from discovered human remains and/or burial goods, if the monitor
determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the Project manager express consent of that determination (along with any other mitigation measures the monitor and/or
archaeologist deems necessary). (CEQA Guidelines §
15064.5(f).)
E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

MM TCR-3: Procedures for Burials and Funerary Remains. This mitigation measure shall only apply if the Gabrielino Band of Mission Indians-Kizh Nation is designated the Most Likely Descendant (“MLD”) by the NAHC:

A. The Koo-nas-gna Burial Policy shall be implemented. To the Tribe, the term “human remains” encompasses more than
human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains.

B. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created.

C. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact.

During
Construction, if an
Unanticipated
Discovery, and the
Gabrieleno Band of
Mission Indians –
Kizh Nation is
Designated Most
Likely Descendant
If there are four or
more burials
Implement Koo-nasgna Burial Policy
Creation of a
cemetery treatment
plan
Tribal
Monitor/Consultant
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Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.

D. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation
opening to protect the remains. If this type of steel plate is not available, a 24-hour guard should be posted outside of
working hours. The Tribe will make every effort to recommend diverting the Project and keeping the remains in situ and protected. If the Project cannot be diverted, it may be determined that burials will be removed.

E. In the event preservation in place is not possible despite good faith efforts by the Applicant/developer and/or landowner, before ground-disturbing activities may resume on the Project site, the landowner shall arrange a designated site location within the footprint of the Project for the respectful reburial of the human remains and/or ceremonial objects.

F. Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags. All human remains, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible. These items should be retained and reburied within six months of recovery. The site of reburial/repatriation shall be on the Project site but at a location agreed upon If discovered
remains cannot be
fully documented
and recovered on
the same day
If preservation in
place is not possible
Covering of remains
with muslin cloth
and a steel plate to
protect remains
-or24-hour guard
outside working
hours
Designation of site
location within the
footprint of the
Project for reburial
Gabrielino Band of
Mission Indians-Kizh
Nation
Native American
Heritage Council
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between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered.

G. The Tribe will work closely with the Project’s qualified archaeologist to ensure that the excavation is treated
carefully, ethically, and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches. All data recovery data recovery-related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted to the Tribe and the NAHC. The Tribe does NOT authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains. 1 RESOLUTION NO. PC 19-24

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

GARDENA, CALIFORNIA RECOMMENDING THE CITY COUNCIL

AMEND THE LAND USE PLAN OF THE CITY OF GARDENA GENERAL
PLAN BY CHANGING THE LAND USE DESIGNATION OF THE 5.25
ACRE PROPERTY LOCATED AT 16829, 16835, AND 16907 SOUTH

NORMANDIE AVENUE TO SPECIFIC PLAN, CHANGING THE LAND
USE DESIGNATION OF THE 0.11 ACRE PROPERTY LOCATED AT
16964 BRIGHTON AVENUE TO SINGLE FAMILY RESIDENTIAL,
CHANGING THE LAND USE DESIGNATION OF THE 0.43 ACRE

PROPERTY LOCATED AT THE EASTERN EDGE OF THE SPECIFIC

PLAN AREA TO PUBLIC/INSTITUTIONAL AND MAKING MINOR TEXT

CHANGES PRIMARILY RELATING TO SPECIFIC PLANS
WHEREAS, on December 22, 2021, 16911 Normandie Associates, LLC (“Developer”), filed an application for a General Plan Amendment to the Land Use Plan (the “General Plan Amendment”), Specific Plan, Zone Change, Zoning Code Amendment, Vesting Tentative Tract Map, and Site Plan Review to develop a 273 unit apartment building and 76 townhome style units on a total of 5.25 acres located at 16829, 16835, and 16907 South Normandie Avenue (APN ## 6106-030-011, 6106-030-015, 6106-030- 016 - 6106-030-017) (the “Property); and
WHEREAS, on December 22, 2022, Developer amended its project to develop a 328 unit apartment building and 75 townhomes on the Property; and WHEREAS, the City determined that in addition to the residential development and needed entitlements proposed by Developer, the project should also include revisions to the General Plan land use designations and zoning for two adjacent properties on the same block as the Project to match the actual uses of the properties. Specifically, for the property located at 16964 Brighton Avenue (APN # 6106-030-008), change the General Plan Amendment from Industrial to Single Family Residential and change the zoning from General Industrial (M-2) to Single Family Residential (R-1); and for the property just to the east of the Project site owned by the Southern Pacific Railroad (APN # 6106-030- 800), change the General Plan land use designation from Industrial to Public/Institutional and change the zoning from General Industrial (M-2) to Official (O); and WHEREAS, the General Plan Amendments, Specific Plan, Zone Changes, Zoning Code Amendments, Development Agreement, Site Plan Review, and Vesting Tentative Tract Map are collectively referred to as the Project; and

3 the Planning and Environmental Quality Commission of the City of Gardena at a regular meeting thereof, held on the 3rd day of December, 2024, by the following vote:

AYES:

NOES:

ABSENT:

Attachments:
• Exhibit 1 – City Council General Plan Amendment Resolution o Exhibit A – General Plan Land Use Change for GPA #3-21 o Exhibit B – General Plan Land Use Text Change
RECUSE:

Kanhan, Henderson and Sherman
None
Langley
Wright-Scherr
1 RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GARDENA,

CALIFORNIA AMENDING THE LAND USE PLAN OF THE CITY OF

GARDENA GENERAL PLAN BY CHANGING THE LAND USE
DESIGNATION OF THE 5.25 ACRE PROPERTY LOCATED AT 16829, 16835, AND 16907 SOUTH NORMANDIE AVENUE TO SPECIFIC PLAN, CHANGING THE LAND USE DESIGNATION OF THE 0.11 ACRE
PROPERTY LOCATED AT 16964 BRIGHTON AVENUE TO SINGLE

FAMILY RESIDENTIAL, CHANGING THE LAND USE DESIGNATION OF THE 0.43 ACRE PROPERTY LOCATED AT THE EASTERN EDGE OF

THE SPECIFIC PLAN AREA TO PUBLIC/INSTITUTIONAL AND MAKING

MINOR TEXT CHANGES TO THE LAND USE PLAN
WHEREAS, on December 22, 2021, 16911 Normandie Associates, LLC (“Developer”), filed an application for a General Plan Amendment to the Land Use Plan (the “General Plan Amendment”), Specific Plan, Zone Change, Zoning Code Amendment, Vesting Tentative Tract Map, and Site Plan Review to develop a 273 unit apartment building and 76 townhome style units on a total of 5.25 acres located at 16829, 16835, and 16907 South Normandie Avenue (APN ## 6106-030-011, 6106-030-015, 6106-030- 016 - 6106-030-017) (the “Property); and
WHEREAS, on December 22, 2022, Developer amended its project to develop a 328 unit apartment building and 75 townhomes on the Property; and WHEREAS, the City determined that in addition to the residential development and needed entitlements proposed by Developer, the project should also include revisions to the General Plan land use designations and zoning for two adjacent properties on the same block as the Project to match the actual uses of the properties. Specifically, for the property located at 16964 Brighton Avenue (APN # 6106-030-008), change the General Plan Amendment from Industrial to Single Family Residential and change the zoning from General Industrial (M-2) to Single Family Residential (R-1); and for the property just to the east of the Project site owned by the Southern Pacific Railroad (APN # 6106-030- 800), change the General Plan land use designation from Industrial to Public/Institutional and change the zoning from General Industrial (M-2) to Official (O); and WHEREAS, the General Plan Amendments, Specific Plan, Zone Changes, Zoning Code Amendments, Development Agreement, Site Plan Review, and Vesting Tentative Tract Map are collectively referred to as the Project; and WHEREAS, on March 19, 2024, the Planning Commission of the City of Gardena held a duly, noticed public hearing on the Project at which time it considered all evidence presented, both written and oral, but did not recommend approval of the Project; and 2 WHEREAS, on September 30, 2024, Developer submitted revised plans to the City for a new alternative to be considered which consists of 70 fewer units in the apartment building and a reduction in height level from ground floor from seven stories to five stories, with one underground level of parking (hereafter the “Community Input Alternative;” and
WHEREAS, on December 3, 2024, the Planning Commission held a duly noticed public hearing on the Project, including revisions to the Final EIR to address the new Community Input Alternative submitted by the Developer; and WHEREAS, at the close of the public hearing the Planning Commission recommended that the City Council certify the Revised and Updated Final EIR, make CEQA findings regarding mitigation measures and alternatives, adopt a statement of overriding considerations, and approve all of the requested entitlements for the Community Input Alternative; and
WHEREAS, on January XX, 2025, the City Council of the City of Gardena held a duly noticed hearing on the Project; and
WHEREAS, after the close of the public hearing and prior to adopting this Resolution, the City Council adopted Resolution No. xxx certifying the EIR, adopting the Mitigation Monitoring and Reporting Program, making findings with regard to alternatives and mitigation measures; and adopting a statement of overriding considerations;

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GARDENA DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. The City Council of the City of Gardena does hereby find that the General Plan Amendments changing the land use designation of the 3.9 acre parcel (APN # 6106- 030-017) shown on Exhibit A from Industrial to Specific Plan, and changing the land use designation of the 1.36 acre parcels (APN ## 6106-030-015, 6106-030-016, and 6106- 030-011) from Industrial with a High Density 30 Overlay to Specific Plan as shown on Exhibit A and amending the text of the Land Use Plan as shown on Exhibit B is in the public interest for the following reasons:

A. The General Plan Amendment will allow the development of a high-density, 333-unit, residential development made up of 75-townhome style units and 258 first-class apartment units which will provide new and needed housing opportunities in the City.

These residential units will provide numerous amenities for the occupants.

B. The General Plan Amendment will allow development of housing which will satisfy approximately 10 percent of the City’s Regional Housing Needs Assessment (RHNA) allocation for above-moderate housing and provide seven units for moderate income units for the Sixth Cycle Housing Element.
3 C. The General Plan Amendment will allow a development which will provide needed housing to nearby employers in the City of Gardena as well as neighboring cities.

D. The General Plan Amendment will allow a development which will help revitalize a site that is blighted and does not meet current development standards and improve safety conditions relating to the railway crossing and sidewalk on Normandie Avenue.

E. The General Plan Amendment which will allow residential uses is more compatible with the surrounding neighborhood than the current designation which allows industrial uses adjacent to residential uses. The High Density 30 overlay already allowed residential development of a portion of the project site.

F. The General Plan Amendment will allow development which will provide the following benefits to the City:

1. As identified above, the City’s final RHNA allocation for the 6th Cycle of the Housing Element is 5,735 units, with 2,595 units being allocated to the abovemoderate income level and 2,246 units allocated to lower income units. This Project will satisfy approximately 10 percent of the City’s above-moderate allocation and provide seven moderate income units.

2. The Project will help revitalize a site that does not meet current development standards and whose buildings are in a deteriorated condition.

3. The Project will provide the following one-time economic benefits from the construction:

4. a. The Project will provide numerous construction jobs amounting to the equivalent of 1,580 total job years. As the Project includes a commitment from the developer to implement a local hiring policy, this will benefit lower income individuals and individuals who live in the City. Additionally, there will be an indirect benefit of additional jobs created because of the construction jobs, amounting to approximately another 414 job years; and.
b. Construction is expected to create approximately $109 million in total labor income, due to direct, indirect, and induced workers associate with the construction. Of that, $80.9 million is projected to be paid to onsite construction employees, providing individuals with additional income to spend on services and goods in Gardena; and
c. The principles of Developer also own Tasoro, a company which provides quality building materials for apartments and is located in Gardena. Use 4 of these products will provide sales tax revenue to the City. Additionally, the Development Agreement provides for a local buying program for construction goods as well as a local hire program; and
d. Developer has agreed to file a final map for his project, including the condominium units. Developer will therefore pay in-lieu park fees under the Subdivision Map Act of $10,000 per unit on the 75 condominium units; and e. Developer will provide one-time construction-related revenues totaling over $3 million, including construction fees, development impact fees, and sales tax from construction materials; and
f. Each contractor that does business in the City will be required to obtain and pay for a City business license.

5. The Project will provide the following recurring annual revenues to the City:
a. The creation of approximately 73 jobs per year which includes 47 direct onsite jobs, plus indirect and induced jobs created in the local economy by residential spending; and
b. Economic output associated with operations of
approximately $12.6 million per year in the local economy, of which $7.1 million is attributable to the value of direct project operations and household spending; and c. Over $455,538 in revenues per year, $444,938 larger than the estimated revenues generated by the current use at the Property. This includes sales tax, property tax, utility tax, and other revenues generated from the new residential units.

6. Adding new residents to the City will create more residential spending in the City from people eating at local restaurants, shopping in Gardena, and using services in Gardena and will therefore help existing businesses and encourage new businesses.

7. The Project will help encourage people to use alternate means of transportation by providing one-month free transit passes to persons who sign a oneyear lease.

8. The Project will provide off-site safety improvements by providing sidewalks along 169th street where there currently are none.

9. The Project will provide safety improvements by upgrading the railway crossing and sidewalks in front of the Project site along Normandie Avenue.

G. Approval of the text changes to the Land Use Plan, as shown in Exhibit B, reflect the updates to Table LU-1 to include the Project. 5 H. Approval of the General Plan Amendment is consistent with other goals of the General Plan:

1. Land Use Plan Goal 1: Preserving and protecting existing singlefamily and low/medium density residential neighborhoods while promoting the development of additional high-quality housing types in the City;

2. Economic Development Plan Goal 3: Attract desirable businesses to locate in the City;

3. Community Design Plan Goal 1: Enhance the visual environmental and create a positive image of the City;

4. Community Design Plan Goal 2: Enhance the aesthetic quality of the residential neighborhoods in the City;

5. Circulation Plan Goal 1: Promote a safe and efficient circulation system that benefits residents and businesses and integrates with the greater Los Angeles/South Bay transportation system.

6. Circulation Plan Goal 3: Promote alternative modes of transportation that are safe and efficient for commuters, and available to persons of all income levels and disabilities;

7. Housing Element Goal 3.0: Minimize the impact of governmental constraints on housing construction and cost;

8. Housing Element Goal 4.0: Provide adequate residential sites through appropriate land use and zoning to accommodate the City’s share of regional housing needs;

9. Housing Element Goal 5.0: Promote equal opportunity for all residents to reside in the housing of their choice;

10. Conservation Plan Goal 2: Conserve and protect groundwater supply and water resources;

11. Conservation Plan Goal 3: Reduce the amount of solid waste produced in Gardena;

12. Conservation Plan Goal 4: Conserve energy resources through the use of technology and conservation methods;
6 13. Conservation Plan Goal 5: Protect the City’s cultural resources;

14. Public Safety Plan Goal 1: Maintain a high level of fire and police protection for residents, businesses and visitors;

15. Public Safety Plan Goal 2: Protect the community from dangers associated with geologic instability, seismic hazards and other natural hazards;

16. Public Safety Plan Goal 4: Increase public awareness of crime and fire prevention, and emergency preparedness and procedures;

17. Noise Plan Goal 2: Incorporate noise considerations into land use planning decisions; and

18. Noise Plan Goal 3: Develop measures to control non-transportation noise impacts.

I. The General Plan Amendment allows the adoption of the Normandie Crossing Specific Plan. Without this change, the development cannot be built.

J. As demonstrated by the EIR which was certified pursuant to Resolution No.

XXX, the Project, including the General Plan Amendment, will not be detrimental to the public health, safety and general welfare. The only impact which was significant and unavoidable was construction noise, which is temporary in nature.

K. The General Plan Amendment will not adversely affect the orderly development of property or the preservation of property values. The General Plan Amendment allows a development which will replace decades-old buildings that are in a state of disrepair.

SECTION 2. The City Council of the City of Gardena does hereby find that the General Plan Amendment changing the land use designation of the 0.11 acre parcel (APN # 6106- 030-008) shown on Exhibit A from Industrial to Single Family Residential is in the public interest as it will provide a land use designation that is consistent with the existing use of the property and consistent with the surrounding neighborhood uses which are residential.

SECTION 3. The City Council of the City of Gardena does hereby find that the General Plan Amendment changing the land use designation of the 0.43 acre parcel (APN # 6106- 030-800) shown on Exhibit A from Industrial to Single Family Residential is in the public interest as it will provide a land use designation that is consistent with the existing use of the property.
7 SECTION 4. The City Council hereby approves the General Plan Amendments changing the General Plan Land Use Designations of the 3.9 acre parcel (APN # 6106-030-017) shown on Exhibit A from Industrial to Specific Plan, changing the land use designation of the 1.36 acre parcels (APN ## 6106-030-015, 6106-030-016, and 6106-030-011) from Industrial with a High Density 30 Overlay to Specific Plan as shown on Exhibit A, changing the land use designation of the 0.11 acre parcel (APN # 6106-030-008) shown on Exhibit A from Industrial to Single Family Residential, and changing the 0.43 acre parcel (APN 6106-030-800) shown on Exhibit A from Industrial to Public/Institutional.

Additionally, the City Council approves the text changes to the City’s Land Use Plan as shown on Exhibit B.

SECTION 5. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this ordinance, or any part thereof is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portion of this ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, clause or phrase be declared unconstitutional.

SECTION 6. Custodian of Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. All summaries of information in the findings which precede this section are based on the entire record.

The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. The documents and materials that constitute the record of proceedings on which these findings and approval are based are located in the Community Development Department at City Hall, 1700 W. 162nd Street, Gardena, California 90247. The Custodian of Records is Greg Tsujiuchi, Community Development Director who can be reached at 310/217-9546 or [email protected].

SECTION 7. Certification. The City Clerk shall certify the passage of this resolution. 8 SECTION 8. Effective Date. This ordinance shall not become effective or be in force until thirty (30) days from and after the date of its adoption.

Passed, approved, and adopted this ____day of January, 2025.

TASHA CERDA, Mayor
ATTEST:

MINA SEMENZA, City Clerk
APPROVED AS TO FORM:

LISA KRANITZ, Assistant City Attorney
Exhibit A – General Plan Land Use Change for GPA #3-21
Exhibit B – General Plan Land Use Text Change
9 Adopted General Plan Amendment #3-21
Exhibit A
New General Plan Land
Use Designation:

Specific Plan
New General Plan Land
Use Designation:

Single Family
New General Plan Land
Use Designation:

Public Institutional
10 Table LU-1 – Updated January
2025
Gardena Specific Plans
Specific Plans Adoption
Year
Location Description
Emerald Square 1999 177th St. between Budlong
Ave. and Vermont Ave.
159 single-family homes within a 21.5-
acre gated community.

Redondo Village 1999 Redondo Beach Blvd. west
of Van Ness Ave.

Two gated residential communities
consisting of 65 detached condominium
units within a 5-acre gated community.

Gardena Village 1999 North side of Artesia Blvd.
between Denker St. and
Western Ave.
59 detached condominium units within a

5.7-acre gated community.

Cottage Place 2003 Budlong Ave. between
144th St. and 146th St.
35 detached condominium units within a

2.9-acre gated community.

Normandie
Estates/Normandie
Courtyard
2004/
2019
Southeast corner of
Normandie Ave. and 168th
St.
21 detached condominium units within a

1.5-acre gated community. In 2019, 9
more units added as Phase II within .71
additional acres.

Carnelian 2004 Vermont Ave. between
141st St. and 135th St.
101 single-family detached homes within
an 11.4-acre gated community.

Normandie Place 2008 14532 – 14602
Normandie Ave. 12 single-family homes within a 38,280
square foot area.

Ascot Village 2011 1249 W. 139th St. 14 single-family homes within a 43,000 square foot area
Platinum Row 2015 14504 S. Normandie Ave. 96 townhome development within a 4.69 acre property
Western Avenue 2017 16958 Western Ave. 46 attached condominium units within a

2.31-acre property
Gardena Transit
Oriented Development
2021 12850 – 12900 Crenshaw
Blvd.
265 residential units within a 1.33 acre
property
1450 Artesia 2023 South east corner of Artesia
Blvd. and
Normandie Ave.

To be developed with
industrial/commercial uses
Normandie Crossing 2025 Southwest corner of
Normandie Ave and 169th
Street
333 residential unit development
Exhibit B
1 Resolution No. PC 20-24

A RESOLUTION AN THE PLANNING COMMISSION OF THE CITY OF

GARDENA, CALIFORNIA RECOMMENDING THE CITY COUNCIL
ADOPT AN ORDINANCE AMENDING SECTION 18.08.010 OF THE

GARDENA MUNICIPAL CODE RELATING TO ESTABLISHED ZONES,
AMENDING THE GARDENA ZONING MAP BY REZONING THE 5.25
ACRE PROPERTY LOCATED AT 16829, 16835, AND 16907 SOUTH

NORMANDIE AVENUE TO NORMANDIE CROSSING SPECIFIC PLAN,
REZONING THE 0.11 ACRE PROPERTY LOCATED AT 16964

BRIGHTON AVENUE TO SINGLE FAMILY RESIDENTIAL, REZONING
THE 0.43 ACRE PROPERTY LOCATED AT THE EASTERN EDGE OF

THE SPECIFIC PLAN AREA TO OFFICIAL, APPROVING THE

NORMANDIE CROSSING SPECIFIC PLAN, INCLUDING THE SITE

PLAN CONTAINED THEREIN, VESTING TENTATIVE TRACT MAP,

APPROVING A DEVELOPMENT AGREEMENT, AND APPROVING AN

AFFORDABLE HOUSING AGREEMENT RELATING TO THE

NORMANDIE CROSSING SPECIFIC PLAN
WHEREAS, on December 22, 2021 16911 Normandie Associates, LLC (“Developer”), filed an application for a General Plan Amendment to the Land Use Plan (the “General Plan Amendment”), Specific Plan, Zone Change, Zoning Code Amendment, Vesting Tentative Tract Map, and Site Plan Review to develop a 273 unit apartment building and 76 townhome style units on a total of 5.25 acres located at 16829, 16835, and 16907 South Normandie Avenue (APN ## 6106-030-011, 6106-030-015, 6106-030- 016 - 6106-030-017) (the “Property); and
WHEREAS, on December 22, 2022, Developer amended its project to develop a 328 unit apartment building and 75 townhomes on the Property; and WHEREAS, the City determined that in addition to the residential development and needed entitlements proposed by Developer, the project should also include revisions to the General Plan land use designations and zoning for two adjacent properties on the same block as the Project to match the actual uses of the properties. Specifically, for the property located at 16964 Brighton Avenue (APN# 6106-030-008), change the General Plan Amendment from Industrial to Single Family Residential and change the zoning from General Industrial (M-2) to Single Family Residential (R-1); and for the property just to the east of the Project site owned by the Southern Pacific Railroad (APN# 6106-030-800), change the General Plan land use designation from Industrial to Public/Institutional and change the zoning from General Industrial (M-2) to Official (O); and

3 PLANNING AND ENVIRONMENTAL QUALITY COMMISSION

STATE OF CALIFORNIA

COUNTY OF LOS ANGELES

CITY OF GARDENA
I, Greg Tsujiuchi, Planning and Environmental Quality Commission Secretary of the City of Gardena, do hereby certify that the foregoing Resolution was duly adopted by the Planning and Environmental Quality Commission of the City of Gardena at a regular meeting thereof, held on the 3rd day of December, 2024, by the following vote:

AYES:

NOES:

ABSENT:
• Exhibit 1 – City Ordinance for Normandie Crossing Specific Plan Zone Change for ZC #4- 21 o Exhibit A – Normandie Crossing Specific Plan Zone Change for ZC #4-21 o Exhibit B – Normandie Crossing Specific Plan
o Exhibit C – Project Plans
o Exhibit D – Conditions of Approval
o Exhibit E – Draft Development Agreement
o Exhibit F – Draft Affordable Housing Agreement
• Exhibit 2 – Draft City Council Resolution for approval of Tentative Tract Map o Exhibit A – Vesting Tentative Tract Map No. 83922 (VTM #4-21) o Exhibit B – Conditions of Approval
RECUSE:

Kanhan and Henderson
Sherman
Langley
Wright-Scherr
1 ORDINANCE NO. ____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GARDENA, CALIFORNIA AMENDING SECTION 18.08.010 OF THE GARDENA

MUNICIPAL CODE RELATING TO ESTABLISHED ZONES, AMENDING
THE GARDENA ZONING MAP BY REZONING THE 5.25 ACRE
PROPERTY LOCATED AT 16829, 16835, and 16907 SOUTH

NORMANDIE AVENUE TO NORMANDIE CROSSING SPECIFIC PLAN,
REZONING THE 0.11 ACRE PROPERTY LOCATED AT 16964

BRIGHTON AVENUE TO SINGLE FAMILY RESIDENTIAL, REZONING
THE 0.43 ACRE PROPERTY LOCATED AT THE EASTERN EDGE OF

THE SPECIFIC PLAN AREA TO OFFICIAL, APPROVING THE

NORMANDIE CROSSING SPECIFIC PLAN, INCLUDING THE SITE

PLAN CONTAINED THEREIN, APPROVING A DEVELOPMENT

AGREEMENT, AND APPROVING AN AFFORDABLE HOUSING

AGREEMENT RELATING TO THE NORMANDIE CROSSING SPECIFIC
PLAN
WHEREAS, on December 22, 2021 16911 Normandie Associates, LLC (“Developer”), filed an application for a General Plan Amendment to the Land Use Plan (the “General Plan Amendment”), Specific Plan, Zone Change, Zoning Code Amendment, Vesting Tentative Tract Map, and Site Plan Review to develop a 273 unit apartment building and 76 townhome style units on a total of 5.25 acres located at 16829, 16835, and 16907 South Normandie Avenue (APN ## 6106-030-011, 6106-030-015, 6106-030- 016 - 6106-030-017) (the “Property); and
WHEREAS, on December 22, 2022, Developer amended its project to develop a 328 unit apartment building and 75 townhomes on the Property; and WHEREAS, the City determined that in addition to the residential development and needed entitlements proposed by Developer, the project should also include revisions to the General Plan land use designations and zoning for two adjacent properties on the same block as the Project to match the actual uses of the properties. Specifically, for the property located at 16964 Brighton Avenue (APN# 6106-030-008), change the General Plan Amendment from Industrial to Single Family Residential and change the zoning from General Industrial (M-2) to Single Family Residential (R-1); and for the property just to the east of the Project site owned by the Southern Pacific Railroad (APN# 6106-030-800), change the General Plan land use designation from Industrial to Public/Institutional and change the zoning from General Industrial (M-2) to Official (O); and WHEREAS, the General Plan Amendments, Specific Plan, Zone Changes, Zoning Code Amendment, Development Agreement, Site Plan Review, and Vesting Tentative Tract Map are collectively referred to as the Project; and 2 WHEREAS, on March 19, 2024, the Planning Commission of the City of Gardena held a duly, noticed public hearing on the Project at which time it considered all evidence presented, both written and oral; and
WHEREAS, on April 2, 2024, the Planning Commission adopted PC Resolution No. 4-24, recommending that the City Council certify the Environmental Impact Report, but did not recommend approval of the Project; and
WHEREAS, after the Planning Commission’s actions, Developer attended a community meeting where the project was discussed; and
WHEREAS, on September 30, 2024, Developer submitted revised plans to the City for a new alternative to be considered which consists of 70 fewer units in the apartment building and a reduction in height level from ground floor from seven stories to five stories, with one underground level of parking (hereafter the “Community Input Alternative;” and
WHEREAS, on December 3, 2024, the Planning Commission held a duly noticed public hearing on the Project, including revisions to the Final EIR to address the new Community Input Alternative submitted by the Developer; and WHEREAS, at the close of the public hearing the Planning Commission recommended that the City Council certify the Revised Final EIR, make CEQA findings regarding mitigation measures and alternatives, adopt a statement of overriding considerations, and approve all of the requested entitlements for the Community Input Alternative; and
WHEREAS, on January __, 2025, the City Council of the City of Gardena held a duly noticed hearing on the Project;
WHEREAS, after the close of the public hearing and prior to adopting this Resolution, the City Council adopted Resolution No. xxx certifying the EIR, adopting the Mitigation Monitoring and Reporting Program, making findings with regard to alternatives and mitigation measures; and adopting a statement of overriding considerations; WHEREAS, after the close of the public hearing and prior to adopting this Ordinance the City Council also adopted Resolution No. XX approving the General Plan Amendment; and
WHEREAS, the Site Plan is incorporated into the Specific Plan and therefore requires approval by the City Council;

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GARDENA DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Specific Plan Findings.
3 A. The Normandie Crossing Specific Plan will act as the zoning for the Property and establishes the permitted uses and development standards that apply to the Project.

B. The Specific Plan contains all of the requirements required by Government Code section 65451.

SECTION 2. Findings – Zoning Entitlements. The City Council of the City of Gardena does hereby find as follows with regard to the Normandie Crossing Specific Plan, associated zone changes for the Specific Plan area, and zoning code amendment (collectively, “Specific Plan Zoning Entitlements”):

A. The Zoning Code Amendment establishes a new zone, the Normandie Crossing Specific Plan zone. Creation of this zone is desirable and necessary to implement the proposed Project as the land use designation of the Specific Plan Property was changed to Specific Plan. Without amending the Gardena Zoning Code, the current zoning would not permit this residential development.

B. The Specific Plan Zoning Entitlements will allow the development of a highdensity, 333-unit residential development consisting of a 258 first-class apartment project and 75 townhome style condominium units in the southern portion of Gardena. The apartment building will provide seven affordable units for moderate income households, providing a variety of new and needed housing opportunities in the City. The 258 market rate units satisfies approximately 10 percent of the City’s Regional Housing Needs Assessment (RHNA) allocation for above-moderate housing for the Sixth Cycle Housing Element. A majority of the Specific Plan area, 3.9 acres, was not included on the Site Inventory for the City’s 6th Cycle Housing Element because the residential development was already being discussed with the City and the project is listed in the Housing Element as a pending project and the 403 units were accounted for in determining the City’s remaining RHNA obligation.

C. The Specific Plan Zoning Entitlements will allow a residential development which will provide needed housing to nearby employers in the City of Gardena as well as the neighboring cities.

D. The Specific Plan Zoning Entitlements will allow a development which will help revitalize a site that is rundown and does not meet current development standards and improve safety conditions relating to the railway crossing and sidewalk on Normandie Avenue.

E. A residential development is more compatible with the surrounding properties which are residential on all sides. The existing zoning allows industrial uses. 4 F. The Specific Plan Zoning Entitlements will allow development which will provide the following benefits to the City:

1. As identified above, the City’s final RHNA allocation for the 6th Cycle of the Housing Element is 5,735 units, with 2,595 units being allocated to the abovemoderate income level and 2,246 units allocated to lower income units. This Project will satisfy approximately 10 percent of the City’s above-moderate allocation and provide seven moderate income units.

2. The Project will help revitalize a site that does not meet current development standards and whose buildings are in a deteriorated condition.

3. The Project will provide the following one-time economic benefits from the construction:
a. The Project will provide numerous construction jobs
amounting to the equivalent of 1,580 total job years. As the Project includes a commitment from the developer to implement a local hiring policy, this will benefit lower income individuals and individuals who live in the City. Additionally, there will be an indirect benefit of additional jobs created because of the construction jobs, amounting to approximately another 414 job years.
b. Construction is expected to create approximately $109 million in total labor income, due to direct, indirect, and induced workers associate with the construction. Of that, $80.9 million is projected to be paid to onsite construction employees, providing individuals with additional income to spend on services and goods in Gardena.
c. The principles of Developer also own Tasoro, a company which provides quality building materials for apartments and is located in Gardena. Use of these products will provide sales tax revenue to the City. Additionally, the Development Agreement provides for a local buying program for construction goods as well as a local hire program.
d. Developer has agreed to file a final map for his project, including the condominium units. Developer will therefore pay in-lieu park fees under the Subdivision Map Act of $10,000 per unit on the 75 condominium units. e. Developer will provide one-time construction-related revenues totaling over $3 million, including construction fees, development impact fees, and sales tax from construction materials.
f. Each contractor that does business in the City will be required to obtain and pay for a City business license.

4. The Project will provide the following recurring annual revenues to 5 the City:
a. The creation of approximately 73 jobs per year which includes 47 direct onsite jobs, plus indirect and induced jobs created in the local economy by residential spending.
b. Economic output associated with operations of
approximately $12.6 million per year in the local economy, of which $7.1 million is attributable to the value of direct project operations and household spending. c. Over $455,538 in revenues per year, $444,938 larger than the estimated revenues generated by the current use at the Property. This includes sales tax, property tax, utility tax, and other revenues generated from the new residential units.

5. Adding new residents to the City will create more residential spending in the City from people eating at local restaurants, shopping in Gardena, and using services in Gardena and will therefore help existing businesses and encourage new businesses.

6. The Project will help encourage people to use alternate means of transportation by providing one-month free transit passes to persons who sign a oneyear lease.

G. Approval of the Specific Plan Zoning Entitlements is consistent with the General Plan.

1. Prior to adopting this Ordinance, the General Plan land use designation of this property was changed to Specific Plan so the Zone Change and adoption of the Specific Plan are consistent with the Land Use Plan.

2. The Zoning Changes implement a number of Goals of the Gardena General Plan including:
a. Land Use Plan Goal 1: Preserving and protecting existing single-family and low/medium density residential neighborhoods while promoting the development of additional high-quality housing types in the City; b. Land Use Policy 1.4: Locate new medium- and high density residential developments near neighborhood and community shopping centers with commensurate high levels of community services and facilities; c. Land Use Policy 1.5: Provide adequate residential amenities such as open space, recreation, off-street parking and pedestrian features in multifamily residential developments;
6 d. Economic Development Plan Goal 3: Attract desirable businesses to locate in the City;
e. Community Design Plan Goal 1: Enhance the visual
environmental and create a positive image of the City;
f. Community Design Plan Goal 2: Enhance the aesthetic
quality of the residential neighborhoods in the City;
g. Circulation Plan Goal 1: Promote a safe and efficient circulation system that benefits residents and businesses, and integrates with the greater Los Angeles/South Bay transportation system;
h. Circulation Plan Goal 3: Promote alternative modes of transportation that are safe and efficient for commuters, and available to persons of all income levels and disabilities;
i. Housing Element Goal 3.0: Minimize the impact of
governmental constraints on housing construction and cost; j. Housing Element Goal 4.0: Provide adequate residential sites through appropriate land use and zoning to accommodate the City’s share of regional housing needs;
k. Housing Element Goal 5.0: Promote equal opportunity for all residents to reside in the housing of their choice;
l. Conservation Plan Goal 2: Conserve and protect
groundwater supply and water resources;
m. Conservation Plan Goal 3: Reduce the amount of solid waste produced in Gardena;
n. Conservation Plan Goal 4: Conserve energy resources
through the use of technology and conservation methods; o. Conservation Plan Goal 5: Protect the City’s cultural resources;
p. Public Safety Plan Goal 1: Maintain a high level of fire and police protection for residents, businesses and visitors; q. Public Safety Plan Goal 2: Protect the community from dangers associated with geologic instability, seismic hazards and other natural hazards; 7 r. Public Safety Plan Goal 4: Increase public awareness of crime and fire prevention, and emergency preparedness and procedures; s. Noise Plan Goal 2: Incorporate noise considerations into land use planning decisions; and
t. Noise Plan Goal 3: Develop measures to control nontransportation noise impacts.

H. The Zoning Entitlements implement the public convenience, general welfare and good land use practice for the reasons set forth above.

SECTION 3. Additional Zoning Changes.

A. Approval of the zone change for the 0.11 acre parcel located at 16964 Brighton Avenue will bring the zoning into compliance with the use of the property at that location and the zone change will be consistent with the General Plan amendment.

B. Approval of the zone change for the 0.43 acre parcel located on the east side of the Specific Plan area will bring the zoning into compliance with the use of the property at that location and the zone change will be consistent with the General Plan amendment.

SECTION 4. Development Agreement Findings.

In addition to the benefits described above relating to the Specific Plan Zoning Entitlements, the Development Agreement provides the following additional benefits:

A. The Development Agreement will implement the Specific Plan and will provide the City with certain benefits that would otherwise be unattainable through the other land use approvals in exchange for providing valuable development rights of a highdensity mixed-use housing project along with a 5 year entitlement with two 5 year extension options.

B. The Development Agreement provides that the developer will implement a hire and buy local policy which will assist local residents and businesses, as well as provide economic benefits to the City of Gardena through increased sales tax revenues.

C. The Development Agreement will provide for seven moderate income rental units in the City with a guaranteed affordability of 55 years.

SECTION 5. No Net Loss Findings.
8 A. The three parcels of land comprising the 1.36 acres on the northern portion of the development (APN 6106-030-015, 6106-030-016, and 6106-030-011) have a high density 30 general plan overlay and a zoning overlay of high density 30 (HO-4). These parcels were identified as inventory sites in the City’s 6th Cycle 2021 – 2029 Housing Element and there was to be a total of 31 moderate income units on these sites.

B. Pursuant to Government Code section 65863, the City must make sure development opportunities remain available throughout the planning period to accommodate the City’s regional housing needs allocation (RHNA), especially for lower and moderate income households. When the City approves a development on an inventory site with fewer units than shown in the Housing Element, it must make findings that the remaining sites have sufficient capacity to accommodate the remaining unmet RHNA by each income level and the approval is consistent with the adopted General Plan.

1. The City’s RHNA allocation for moderate income is 894 units; the 6th Cycle Housing Element identified sites for 1797 moderate income units, leaving a surplus of 913 units. Therefore, there are more than sufficient sites to provide for the fact that no moderate units will be built on the identified sites.

2. Prior to adopting this Ordinance, the City Council adopted Resolution No. XX changing the land use designation to Specific Plan. This project is consistent with the General Plan as amended and the Housing Element which included adequate surplus inventory to account for the situation that not all properties would develop with housing at the assumed income levels.

SECTION 6. Section 18.08.010 of the Gardena Municipal Code is hereby amended to read as follows:

18.08.010 Zones established.

In order to carry out the purposes and provisions of this title, the city is divided into several zones, known as follows:

R-1 Single-family residential zone
R-2 Low-density multiple-family residential zone
R-3 Medium density multiple-family residential zone
R-4 High density multiple-family residential zone
M-U Mixed use overlay
C-R Commercial residential zone
P Parking zone
O Official zone
C-P Business and professional office zone
H-B Home business zone
C-2 Commercial zone
9 C-3 General commercial zone
C-4 Heavy commercial zone
M-1 Industrial zone
M-2 General industrial zone
-SP Specific plan zones as follows:

Artesia Corridor Specific Plan
Ascot Village Specific Plan
Carnelian Specific Plan
Cottage Place Specific Plan
Emerald Square Specific Plan
Gardena Transit Oriented Development Specific Plan
Gardena Village Specific Plan
Normandie Crossing Specific Plan
Normandie Estates Specific Plan
Normandie Place Specific Plan
Redondo Village Specific Plan
Platinum Row Specific Plan
SECTION 7. Legislative Approvals.

Based on the findings set forth above:

A. The City Council hereby approves the zone change of the 3.9 acre parcel of the Specific Plan Area (APN # 6106-030-017) from General Industrial (M-2) to Normandie Crossing Specific Plan as shown in Exhibit A, attached hereto and incorporated herein by reference;
B. The City Council hereby approves the zone change of the 1.36 acre parcels of the Specific Plan Area (APN ## 6106-030-015, 6106-030-016, and 6106-030-011) from Industrial (M-1) with a High Density 30 Overlay (HO-4) to Normandie Crossing Specific Plan as shown in Exhibit A, attached hereto and incorporated herein by reference; C. The City Council hereby approves the zone change to the 0.11 acre parcel (APN # 6106-030-008) from General Industrial (M-2) to Single-Family Residential (R-1) as shown on Exhibit A, attached hereto and incorporated herein by reference; C. The City Council hereby approves the zone change to the 0.43 acre parcel located to the east of the Specific Plan area (APN # 6105-030-800) from General Industrial (M-2) to Official (O), as shown in Exhibit A, attached hereto and incorporated herein by reference;
D. The City Council hereby approves the Normandie Crossing Specific Plan, a copy of which is attached hereto as Exhibit B, subject to the conditions of approval 10 attached hereto as Exhibit D, which exhibits are attached hereto and incorporated herein by reference.

E. The City Council hereby approves the Development Agreement attached hereto as Exhibit E, attached hereto and incorporated herein by reference.

SECTION 8. Site Plan Approval.

The Site Plan for the Project is included as Exhibit A to the Specific Plan and is approved as part of the Specific Plan. The plans being approved are dated November 1, 2024, and attached hereto as Exhibit C. The City Council makes the following findings with regard to the Site Plan:

A. The physical location, size, massing, setbacks, pedestrian orientation, and placement of proposed structures on the site and the location of proposed uses within the project are consistent with the applicable standards:

Analysis: The project is consistent with the applicable standards as the standards are set forth in the Normandie Crossing Specific Plan and the Project implements this Plan.

B. The development is consistent with the intent and general purpose of the general plan and provisions of the Zoning Code:

Analysis: The Land Use Designation for the Property is Specific Plan and the zoning is Normandie Crossing Specific Plan. As the development implements the Specific Plan, it is consistent with both the General Plan land use designation and the zoning. Additionally, the development implements numerous other goals and policies of the Specific Plan as outlined above.

C. The health and safety services (police and fire) and public infrastructure are sufficient to accommodate the new development:

Analysis: The development has been reviewed by the Gardena Police Department and the Los Angeles County Fire Department. Neither Department has raised any issues regarding the ability to provide services. Additionally, the project has received will serve letters from the various utilities.

D. The project is compatible with the surrounding sites and neighborhoods:

Analysis: The project is a high-density residential project located on a major collector street. Property immediately to the north is developed with an SRO project that has density of 90 units/acre. The density of the apartment building, which is along Normandie Avenue, is 120 units/acre. The apartment buildings are buffered from the 11 existing residential zones to the west and south by the 3-story townhome units which have a density of 24 units/acre.

E. The project has been determined to be exempt from CEQA or the appropriate environmental document has been completed and required findings have bene made:

Analysis: An EIR has been prepared for the Project in accordance with CEQA and the CEQA Guidelines.

SECTION 9. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this ordinance, or any part thereof is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portion of this ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, clause or phrase be declared unconstitutional.

SECTION 10. Custodian of Record. Each and every one of the findings and determinations in this Ordinance are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. All summaries of information in the findings which precede this section are based on the entire record.

The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. The documents and materials that constitute the record of proceedings on which these findings and approval are based are located in the Community Development Department at City Hall, 1700 W. 162nd Street, Gardena, California 90247. The Custodian of Records is Greg Tsujiuchi, Community Development Director who can be reached at 310/217-9546 or [email protected].

SECTION 11. Certification. The City Clerk shall certify the passage of this ordinance and shall cause the same to be entered in the book of original ordinances of said City; shall make a minute passage and adoption thereof in the records of the meeting at which time the same is passed and adopted; and shall, within fifteen (15) days after the passage and adoption thereof, cause the same to be published as required by law, in a publication of general circulation.

SECTION 12. Effective Date. This Ordinance shall not become effective or be in force until thirty (30) days from and after the date of its adoption.

Passed, approved, and adopted this ____ day of __________, 2025.

12 TASHA CERDA, Mayor
ATTEST:

MINA SEMENZA, City Clerk
APPROVED AS TO FORM:

LISA E. KRANITZ, Assistant City Attorney
on the findings set forth above:
• Exhibit A – Normandie Crossing Specific Plan Zone Change for ZC #4-21 • Exhibit B – Normandie Crossing Specific Plan
• Exhibit C – Project Plans
• Exhibit D – Conditions of Approval
• Exhibit E – Development Agreement
• Exhibit F – Draft Affordable Housing Agreement
13 Exhibit A
Adopted Zone Change #4-21
New Zoning
Designation:

Normandie Crossing
Specific Plan
New Zoning
Designation:

Single Family Residential
(R-1)
New Zoning
Designation:

Official (O)

CITY OF GARDENA

PLANNING AND ENVIRONMENTAL QUALITY COMMISSION

STAFF REPORT
Environmental Assessment #20-21; General Plan Amendment #3-21; Zone Change #4-21; Zone Text Amendment #6-21; Specific Plan #1-21; Vesting Tentative Map #4-21; Site Plan Review #11-21; Development Agreement #2-21; And Affordable Housing Agreement
AGENDA ITEM #6.B
DATE: December 3, 2024
TO: Chair Henderson and Members of the Planning and Environmental Quality Commission
FROM: Greg Tsujiuchi, Director of Community Development PREPARED BY: Amanda Acuna, Community Development Manager APPLICANT: Saiko Investment Corporation (Representative: Fred Shaffer, and Steve Ludwig)
LOCATION: 16829, 16835, 16907, and 16911 S. Normandie Avenue (APNs:
6106-030-011, 015, 016, and 017)
Other Sites: APN: 6106-030-008 and APN: 6106-030-800
REQUEST: The Applicant requests the following entitlements to establish the Normandie Crossing Specific Plan to construct a 333 residential unit development:

NORMANDIE CROSSING SPECIFIC PLAN PROJECT
• Specific Plan (SP #1-21): providing for development of a six-story residential apartment building with one level below grade, which would include 258 residential dwelling units, including 7 units for moderate income households, and 75 threestory residential townhomes. • General Plan Amendment (GPA #3-21): changing the land use designation on the General Plan Land Use Map from Industrial and Industrial/High Density 30 Overlay to Specific Plan.
• Zone Change (ZC #4-21): changing the zoning from M-1 with HO-4 overlay and M-2 zone to the Normandie Crossing Specific Plan Zone.
• Zone Text Amendment (ZTA #6-21): amending the Gardena Municipal Code by adding a new zoning designation of the Normandie Crossing Specific Plan Zone. • Site Plan Review (SPR #11-21): approving the physical design of the development.

December 3, 2024 Planning Commission Meeting
Normandie Crossing Specific Plan

• Vesting Tentative Map (VTM #4-21): to merge four lots into one with condominiums for the townhomes and one parcel for the apartment building. • Development Agreement (DA #2-21): between the City and developer that guarantees the right to build the development as set forth in this Specific Plan for a period of 10 years and provides community benefits to the City. • Affordable Housing Agreement: between the City and the developer that guarantees 7 units will remain affordable to moderate income households for a 55- year period.

Approval of these items requires certification of an Environmental Impact Report (EA # 20-21; SCH #2023050241), adoption of a Mitigation Monitoring and Reporting Plan, and CEQA required findings, and a Statement of Overriding Considerations.

Additional Zone Change & General Plan Amendments: As part of the overall project, staff is recommending the Zoning map and General Plan Land Use map amendments of two separate parcels, immediately adjacent to the project site, to correspond to the existing land uses within each parcel.

BACKGROUND
On December 22, 2021, a formal application was filed by Saiko Investment Corporations (the “Applicant”) for the Normandie Crossing Specific Plan project, a 273-unit, sevenstory, apartment building and 76 townhome style units on a total of 5.25 acres project area. The project was later revised to a 328-unit apartment building and 75 townhomes on the property in the same amount of building space. Prior to formal submittal, the Applicant presented a similar project type to the City Council at a special study session in October of 2021.

On March 19, 2024, the Applicant presented to the Planning Commission the Normandie Crossing Specific Plan proposal to allow the construction of 403 mixed residential units, including a commitment to reserve 20 units for lower-income households. During the meeting the Commission and staff received several public comments from members of the public, with some supporting the project, while others expressed concerns about the density and potential impact of this residential use in the area.

After considering all evidence and public comments, the Planning Commission closed the hearing and passed Resolution No. PC 4-24 by a 3-0-2 vote, recommending that the City Council certify the Environmental Impact Report for the Normandie Crossing Specific Plan Project, with two Commissioners abstaining due to conflicts of interest. Immediately thereafter,, a motion to adopt Resolution No. PC 5-24, recommending approval of the General Plan Amendments under GPA #3-21, was made but failed with a 2-1-2 vote. The Planning Commission also directed staff to prepare a resolution recommending denial of the remaining entitlements requested. On April 2, 2034, staff presented Resolution No.

PC 6-24, which passed by a 3-0-2 vote, with abstentions due to conflicts of interest.

December 3, 2024 Planning Commission Meeting
Normandie Crossing Specific Plan

On April 2, 2024, the Applicant formally announced to the Planning Commission and the public that they would not proceed with the 403-unit development as initially proposed.

Instead, they intended to resubmit an alternative project with reduced density.

The Applicant then engaged with local community members to gather additional input for the project design. They met with residents in the surrounding area and conducted oneon-one discussions with business owners. The applicant took the comments from the Planning Commission and the community into a revised project that took into account concerns raised regarding height, density, parking and access from West 170th Street.

This revised project is referred to as the “Community Input Alternative.” On September 30, 2024, the Applicant submitted revised project plans with decreased density (hereafter referred to as the “Community Input Alternative), to be brought back to the Planning Commission for further review. This report has been prepared to explain the changes to the project since the March 19, 2024, Planning Commission meeting and to compare it with other similar projects recently approved by the Commission. The Environmental Impact Report has also been updated to show a new Alternative and therefore is being brought back to Commission for consideration.

For additional details regarding the subject property and the original proposal, the staff report prepared for the March 19, 2024, meeting is attached as Attachment A.

REVISED PROJECT OVERVIEW - COMMUNITY INPUT ALTERNATIVE
The Community Input Alternative still proposes the demolition of all existing structures and the construction of a residential development. The Community Input Alternative makes the following changes to the original project:

Table 1 – Project Comparison
Normandie Crossing Specific Plan
Previous Proposal Community Input
Alternative
Change
Total Number of
Dwelling Units
403 333 -70
Apartment Bldg. 328 258 -70
Townhome Bldgs. 75 75 Same
Number of Stories
for Apartment Bldg.
7-stories above
grade
6-stories total
5 above grade
1 subterranean
-1 in total
-2 above grade
Height
Apartment Bldg. 90 feet 70 feet -20 feet
Townhome Bldg. 40 feet 40 feet Same
Parking
Apartments 399 spaces
Avg. 1 space/unit
387 spaces
Avg. 1.5 space/unit +0.5 spaces/unit
December 3, 2024 Planning Commission Meeting
Normandie Crossing Specific Plan

No guest parking 29 guest stalls +29 guest stalls
Townhomes 150 spaces
10 guest stalls
150 spaces
19 guest stalls
Same
+9 guest stalls
The other major change in response to community concerns is the realignment of the entry on 170th Street so that it will align with Brighton Way and not shine into the home at directly across the street. Other changes include reconfiguring the apartment building lobby, relocating Elevator 4 closer to the 169th Street corner to facilitate move-ins away from the lobby, making minor adjustments to the common amenity spaces, and converting a portion of the amenity area into additional guest parking.

SETTING
The project area is comprised of four separate parcels that are generally bound by 169th Street to the north, 170th Street to the south, Normandie Avenue to the east, and a public alleyway to the west, known as Brighton Way. For a more detailed discussion of the project area and its surrounding uses, please refer to the staff report presented to the Planning Commission on March 19, 2024, which is attached as Attachment A.

December 3, 2024 Planning Commission Meeting
Normandie Crossing Specific Plan

Figure 1: Project Subareas & Offsite Improvements

COMMUNITY INPUT ALTERNATIVE ANALYSIS
The project area will continue to be divided into two subareas, as illustrated in Figure 1 above.

SUBAREA A
Subarea A would be developed with a 244,971-sf apartment building, for 258 units, including 7 affordable units for moderate income households. The apartment building will have parking on one subterranean level and on the first above ground story. There will be four stories above the parking with a maximum height of 70 feet, as measured from the finished floor. The apartment units range in housing types from studio to two-bedroom units. The apartment building would provide 387 unbundled vehicle parking spaces, as required by state law, 50 percent of which may be compact spaces, and 29 guest parking spaces. Additionally, no more than 110 tandem spaces that can be leased as a pair to a single unit. The specific Plan will ensure that none of the parking spaces will be allowed to be leased to non-residents of the apartment building.

As part of the project, the Los Angeles County Fire Department has required that the south side of 169th Street be designated with red curbing to serve as a fire lane.

Therefore, the street parking spaces along this section of 169th Street, located between Brighton Way (the alley west of the project) and Normandie Avenue, will no longer be available for public parking. As part of the project, the Applicant has ensured that five parking spaces in Subarea A will remain available to the public. These spaces will be December 3, 2024 Planning Commission Meeting
Normandie Crossing Specific Plan

located outside the apartment building and accessible from Normandie Avenue, designated specifically for public use.

Subarea A will provide 69 on-site bicycle parking spaces for residents (65 secured longterm and 4 short-term spaces). The following amenities will be provided to the residents and guests of the apartment building: a roof deck with seating area; a swimming pool with BBQ and seating areas; a dog park; a fitness room; club house; and a large courtyard with seating area.

SUBAREA B
Subarea B will continue to provide 75 three-story townhome-style units with a maximum height of 40 feet. These units will surround the apartment building on the east and south sides and act as a buffer between the apartment building and surrounding residential uses to the west and south. Each unit will be three or four bedrooms and will include a two-car garage and three levels of living space. In addition to the two-car garage for each unit, 19 guest spaces will be provided within Subarea B. Subarea B will provide the following amenities: a private yard or balcony; a communal swimming pool with BBQ and seating areas; a club house; and a dog park.

OFFSITE IMPROVEMENTS
Approximately 266 linear feet of offsite sidewalk improvements will be provided along the south side of 169th Street, just west of the project area, between Brighton Way and the alley just west of Brighton Avenue. The sidewalk improvements will be constructed pursuant to Municipal Code Section 17.08.170.

Additionally, the project will include various railroad track and roadway improvements along South Normandie Avenue pursuant to current California Public Utilities Commission (CPUC) standards and UPRR guidelines which will improve the safety of the railroad crossing at that location.

PROJECT ENTITLEMENTS
The current General Plan Land Use and Zoning designations of the subject properties do not allow for the proposed project. Therefore, the Applicant is requesting the approval of several entitlements that will allow for an overall residential density of 63 dwelling units per acre (DU/AC). The Applicant’s primary request is for the adoption of the Specific Plan; other requests including a General Plan Amendment, Zone Change, and Zone Text Amendment, are needed to establish this plan within the City’s corresponding policy documents. The Applicant is also requesting that the City enter into a development agreement which will guarantee the development rights in exchange for benefits the City.

These requests are considered legislative actions and require the approval of the City Council.

December 3, 2024 Planning Commission Meeting
Normandie Crossing Specific Plan

In addition to the needed legislative approvals, the Applicant is seeking approval of a tentative tract map, site plan review, and affordable housing agreement that guarantees that 7 units will remain affordable to moderate income households for a 55-year period.

The Planning Commission is being asked for its recommendation on the requested entitlements to the City Council.

SECTION 1: SPECIFIC PLAN #1-21
The Normandie Crossing Specific Plan includes information for City staff, the community, and the Planning Commission on how the project site will be developed and how it is consistent with the City of Gardena General Plan. A Specific Plan is a regulatory document prepared pursuant to the provisions of California Government Code sections 65450 through 65457 and provides a framework for development of the project site, including permitted uses and development standards. Upon approval of the legislative actions, the Specific Plan will establish the zoning for the subject property, to prevail over the City’s Zoning Ordinance. The following tables provide a summary of the development standards proposed in the Specific Plan for each Subarea. Development standards not covered by the Specific Plan will be regulated by the Gardena Municipal Code.

Table 2a – Development Standards Subarea A (Apartments)

STANDARD REQUIREMENT
Permitted Uses
Residential Multi-family housing; Short-term corporate
housing*; Residential amenities and ancillary
uses, including home occupations
Prohibited Uses Short-term rentals; Home-sharing rentals Density/Capacity
(Based on total Plan Area)
63 DU/AC
258 Apartment Units
Building Height (above grade) 5 stories and 70 feet
Dwelling Unit Size
- Minimum
Studio: 450-sf
1 Bedroom: 550-sf
2 Bedrooms: 850-sf (plus 150-sf for additional
bedrooms)
Setbacks Front (Normandie Avenue): 10 feet
Side (169th Street): 10 feet
Minimum Open Space
Private (50-sf/DU for 60% of
the units)
Common (Outdoors or
Indoors)
7,750-sf
21,739-sf
December 3, 2024 Planning Commission Meeting
Normandie Crossing Specific Plan

Minimum Landscape
(Based on total Plan Area)
20,083-sf
Parking 387 spaces; up to 50% compact
Guest Parking 29 spaces
Public Parking Five parking spaces along Normandie Avenue Parking Dimensions Compact: 9’ x 16’
Standard: 9’ x 18’
Bicycle Parking 69 spaces for the residents (65 secured longterm and 4 short-term spaces) * Short-term corporate housing (i.e., leases of 30 days or less) within up to 10 percent of the dwelling units at any given time. The intent of this provision is to allow an entity such as a corporate housing provider or large local employer to master lease up to 10 percent of the Project units and then sublease those to corporate tenants for periods of less than 30 days.

DU= Dwelling Units AC= Acres -sf= Square feet
Table 2b – Development Standards Subarea B (Townhomes)

STANDARD REQUIREMENT
Permitted Uses
Residential Multi-family housing, including attached and detached townhome style units, and residential
amenities and ancillary uses, including home
occupations, and any use customarily incidental
to a permitted use.

Prohibited Uses Short-term rentals; Home-sharing rentals Density/Capacity 63 DU/AC (based on total Plan Area)
75 Townhome Units
Building Height 3 stories and 40 feet
Dwelling Unit Size
- Minimum
None
Setbacks Front (Normandie Avenue): 10 feet
Rear (Brighton Way): 10 feet
Side (170th Street): 10 feet
Minimum Open Space
Private (50-sf/DU)
Common (Outdoors or
Indoors)
3,750-sf
7,130-sf
Minimum Landscape
(Based on total Plan Area)
20,083-sf
Parking (2 spaces/DU) 150 spaces
December 3, 2024 Planning Commission Meeting
Normandie Crossing Specific Plan

Guest Parking 19 spaces
Parking Dimensions 2-car garage: 20’ x 19’
Tandem garage: 10’ x 33’
Bicycle Parking None
DU= Dwelling Units AC= Acres -sf= Square feet
A. ACCESS/PARKING
Vehicle Access
Vehicular access to the project site would be provided by the following four driveways, and as shown in Figure 2.
• Driveway 1 would serve Subarea A and provide access to the apartment building’s parking garage from 169th Street, west of Normandie Avenue. • Driveway 2 would serve Subarea A and provide a right-in/right-out only driveway that would also serve the apartment building’s parking garage from southbound Normandie Avenue.
• Driveway 3 would serve Subarea B and provide access to the townhomes from 170th Street. The driveway approach was redesigned to align with Brighton Way Street at the south end, minimizing the potential for vehicle headlights to shine into any windows. This driveway would still serve as fire truck access for both Subareas A and B.
• Driveway 4 would serve Subarea B and provide access to the townhomes from 169th Street. This driveway would also serve as fire truck access for both Subareas A and B.

For onsite pedestrian access, the project proposes sidewalk improvements along the project frontages (i.e., 169th and 170th Streets, South Normandie Avenue, and Brighton Way).

December 3, 2024 Planning Commission Meeting
Normandie Crossing Specific Plan

Figure 2: Driveways
SECTION 2: GENERAL PLAN AMENDMENT (GPA #3-21), ZONE CHANGE (ZC #4-21), AND ZONE TEXT AMENDMENT (ZTA #6-21)
If the Planning Commission recommends and the City Council adopts the Specific Plan, then there must be consistency with the General Plan Land Use Plan and the City’s Zoning Code and Map. In order to establish consistency, the following legislative approvals are required:

1. General Plan Amendment: changing the land use designation on the General Plan Land Use Map from Industrial and Industrial/High Density 30 Overlay to Specific Plan;

2. Zone Change: changing the zoning from M-1 with HO-4 overlay and M-2 zone to the Normandie Crossing Specific Plan Zone; and

3. Zone Text Amendment: amending the Gardena Municipal Code by adding a new zoning designation of the Normandie Crossing Specific Plan Zone.

December 3, 2024 Planning Commission Meeting
Normandie Crossing Specific Plan

These legislative actions would allow the redevelopment of the property to allow for the 333 new residential units. This development would be consistent with the various goals and policies of the Gardena General Plan, as indicated under Chapter 6 of the Normandie Specific Plan. The project proposes to consolidate the identified parcels, in addition to the adjacent 3.9-acre lot in order to develop the project. Additionally, Housing Programs 2.2 and 4.3 of the City’s Housing Element plans calls for promoting lot consolidation and housing construction, particularly affordable housing, by facilitating communications between interested property owners and potential developers.

Although not part of the Normandie Crossing Specific Plan, staff is recommending the clean-up of the land use designations and zoning of the two adjacent properties at 16964 Brighton Avenue and the Union Pacific Railroad parcel immediately east of the project site, to correspond to the existing land uses within each parcel as specified below:

December 3, 2024 Planning Commission Meeting
Normandie Crossing Specific Plan

Figure 3: General Plan Amendment #3-21
New General Plan Land
Use Designation:

Specific Plan
New General Plan Land
Use Designation:

Single Family
New General Plan Land
Use Designation:

Public Institutional
December 3, 2024 Planning Commission Meeting
Normandie Crossing Specific Plan

Figure 4: Zone Change #4-21
New Zoning
Designation: SingleFamily Residential
(R-1)
New Zoning
Designation:

Official (O)
New Zoning
Designation:

Normandie Crossing
Specific Plan
December 3, 2024 Planning Commission Meeting
Normandie Crossing Specific Plan

SECTION 3: SITE PLAN REVIEW #5-21 & VTTM
For a more detailed discussion on the analysis to the request of the Site Plan Review and Tentative Tract Map request for the project, please refer to the staff report presented to the Planning Commission on March 19, 2024, which is attached as Attachment A.

SECTION 4: DEVELOPMENT AGREEMENT
To strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic risk of development, the Legislature of the State of California adopted the Development Agreement Statutes which authorizes the City to enter into binding agreements with persons having a legal or equitable interest in real property, to provide for the development of such property and to vest certain development rights therein. In exchange, the City may obtain benefits that it would not otherwise be able to get.

Development Agreement #2-21 is an agreement between the City and developer that guarantees the right to build the development as set forth in the Specific Plan for a period of 5 years with one 5-year extension available at the request of either party. In return, the Applicant has agreed to provide benefits to the City in the way of 7 moderate income housing units and improvements to the right-of-way along West 169th Street. Additionally, the City will receive the benefit of, a local hiring/local buying program for construction, and will offer all new residents who enter into a 12 month lease a one-time free monthly Zone 1 EZ Transit Pass to encourage the use of mass transit.

Under the Development Agreement, the developer may rent, rather than sell, the townhome style condominium units. However, the $750,000 in lieu park fees will be required to be paid regardless.

SECTION 5: AFFORDABLE HOUSING AND NO NET LOSS ANALYSIS
The project includes 7 affordable units, at a moderate-income level, that will have the same high-quality design as the other residential units. This project helps satisfy the City’s Regional Housing Needs Allocation (RHNA) of 5,735 units including 894 moderate units.

The other 251 apartment units and 75 townhomes will assist the City’s in meeting its above moderate allocation of 2,595 units.

Housing Element law requires the City to always maintain an adequate inventory of sites for all income levels and the city is required to track approvals to insure such properties remain available. In determining the number of sites to be made available, the City was able to deduct projects that were in the pipeline. The line for “Credits with ADUs” included credit for the proposed 403 units which were originally proposed, including proposed, including 20 lower income units.

December 3, 2024 Planning Commission Meeting
Normandie Crossing Specific Plan

Unfortunately, because the project was amended partway through the housing element, the Housing Element sites inventory still showed 31 moderate income housing units being developed on the northern portion and these units must also be accounted for.

If the Community Input Alternative is approved, the City will still have sufficient surplus to meet its RHNA at all income levels, as shown below:

Figure 3: No Net Loss Calculation*
Lower Income
Units
Moderate
Income Units
Above Moderate
Income Units
RHNA 2,246 894 2,595
Credits w/ADUs 131 10 1,108
Remaining RHNA 2,115 884 1,487
Sites Inventory 2,636 1,797 2,153
Surplus at
Housing Element
Adoption
+521 +913 +666
Adjust for Project -
Picerne
-69 -27 +223
Community Input
Alternative
-20 -24 -57
New Surplus +432 +862 +832
* This does not account for any ADU approvals or housing projects of less than 4 units which would increase the surplus.

SECTION 6: BENEFITS
The following is a summary of the benefits the project would bring to the City:
• As identified above, the City’s final RHNA allocation for the 6th Cycle of the Housing Element is 5,735 units, with 2,595 units being allocated to the above-moderate income level and 894 units allocated to moderate income units. This Project will satisfy approximately 10 percent of the City’s remaining above-moderate allocation and provide 7 moderate income units.
• The Project will help revitalize a site that does not meet current development standards and whose buildings are in a deteriorated condition. • The Applicant provided an economic analysis for the original project prepared by the RCLOCO (Attachment E) and economic and market research company. An updated analysis was provided (Attachment F) to show the updated estimated revenue generated for the City in the form of fees and taxes from the new development and to evaluate the incremental impact on the local economy during the construction. Based off this memo the Project will provide the following onetime economic benefits from the construction:

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o The project will provide numerous construction jobs amounting to the equivalent of 1,580 total job years (up form 1,270). As the Project includes a commitment from the developer to implement a local hiring policy, this will benefit lower income individuals and individuals who live in the City.

Additionally, there will be an indirect benefit of additional jobs created because of the construction jobs, amounting to approximately another 414 jobs.
o Construction is expected to create approximately $109 million in total labor income, due to direct, indirect, and induced workers associate with the construction. Of that, $80.9 million is projected to be paid to onsite construction employees, providing individuals with additional income to spend on services and goods in Gardena.
o The principles of Developer also own Tasoro, a company which provides quality building materials for apartments and is located in Gardena. Use of these products will provide sales tax revenue to the City. Additionally, the Development Agreement provides for a local buying program for construction goods as well as a local hire program.
o The Developer has agreed to file a final map for his project, including the condominium units. Developer will therefore pay in-lieu park fees under the Subdivision Map Act of $10,000 per unit on the 75 condominium units o Developer will provide one-time construction-related revenues totaling over $3 million, including construction fees, development impact fees, and sales tax from construction materials.
o Each contractor that does business in the City will be required to obtain and pay for a City business license.
• The Project will provide recurring annual revenues to the City as follows:
o The creation of approximately 73 jobs per year which includes 47 direct onsite jobs, plus indirect and induced jobs created in the local economy by residential spending.
o Economic output associated with operations of approximately $12.6 million per year in the local economy, of which $7.1 million is attributable to the value of direct project operations and household spending. o Over $455,538 in revenues per year, $444,938 larger than the estimated revenues generated by the current use at the Property. This includes sales tax, property tax, utility tax, and other revenues generated from the new residential units.

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• Adding new residents to the City will create more residential spending in the City from people eating at local restaurants, shopping in Gardena, and using services in Gardena and will therefore help existing businesses and encourage new businesses.
• The Project will help encourage people to use alternate means of transportation by providing one-month free transit passes to persons who sign a one-year lease. • The Project will provide off-site safety improvements by providing sidewalks along 169th street where there currently are none.
• The Project will provide upgrades to the Railroad Crossings which will improve safety.

ENVIRONMENTAL CONSIDERATIONS
After Developer submitted plans for the Community Input Alternative, the City’s Consultant provided an analysis of this alternative. The analysis showed that there would be no new significant impacts, no increase in the severity of any identified significant impacts, and no new mitigation measures that would be required. Kimley-Horn and Associates prepared a Revised Final EIR dated November 2024. This document amended the previous Final EIR in part by including a thorough analysis of the Community Input Alternative and responding to all comments that had been received after the close of the public comment period on the DEIR. Although not required by law, the Revised Final EIR was sent to those who previously made comments. Justification for approving this Alternative is included in the draft City Council Resolution certifying the EIR.

The Revised Final EIR was independently reviewed by City staff. In making all of the required findings, the Planning Commission is being asked to exercise its independent judgment and analysis and make a recommendation to the City Council on certification of an the Revised Final EIR, adoption of a Mitigation Monitoring and Reporting Plan, making the findings for a Statement of Overriding Considerations.

ADDITIONAL INFORMATION
EIR Certification
Certification of the EIR is an independent action from project approvals. Certification of the EIR is not a vote for or against a project; rather, it is a vote stating that the EIR was prepared in compliance with CEQA and adequately addresses all of the environmental issues. If the Planning Commission feels that the EIR meets the requirements of CEQA, then there should be a recommendation for certification of the EIR. By doing this, the EIR can be used as a base document for other projects to tier off of, even if the project is not approved.

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Required Vote
Pursuant to state law, it takes a majority vote of the entire membership to recommend approval of the General Plan amendment. As two of the Commissioners (Langley and Wright-Scheer) are conflicted, this would mean all three remaining members would have to vote in favor of the General Plan amendment for it to be considered a recommendation for approval. The remaining entitlements only require approval by a majority of the quorum, i.e., two of the three members.

NOTICING/PUBLIC COMMENTS
The public hearing notice for the project was published in the Gardena Valley News and mailed first class to owners and occupants within a 300-foot radius of the site on November 21, 2024. A copy of Proof of Publication and Affidavit of Mailing are on file in the office of the Community Development Department, Room 101, City Hall, and are considered part of the administrative record.

Following the Planning Commission meeting on March 19, 2024, the Applicant also met individually with local business owners, lead to obtaining 35 letters of support from these businesses (see Attachment G).

In addition, the Applicant held a community meeting on November 18, 2024, where notices were sent out to all owners and occupants within a 300-foot radius of the site.

RECOMMENDATION
Staff recommends the Planning and Environmental Quality Commission to:
1) Conduct the public hearing;
2) Receive testimony from the public;
3) Recommend to the City Council to certify the FEIR and adopt a Mitigation Monitoring and Reporting Program, Findings Relating to Alternatives and Mitigation Measures, and a Statement of Overriding Considerations for purposes of the project;
4) Make a recommendation on the following:
a) Whether to approve General Plan Amendment #3-21, which includes the changes to the two adjacent properties.
b) Whether to approve the remaining requested entitlements under the project:

Zone Change #4-21 which includes the changes to the two adjacent properties; Zone Text Amendment #6-21; Specific Plan #1-21; Vesting Tentative Map #4-21; Site Plan Review #11-21; Development Agreement #2-21; and Affordable Housing Agreement subject to the attached conditions of approval for the Community Input Alternative which responds to community concerns.

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ATTACHMENTS
A – Staff Report Presented at the March 19, 2024, Commission meeting B – Planning Commission Resolution for EIR Certification (PC No. 18-24) • Exhibit 1 – City Council CEQA Resolution
o Exhibit A – Draft EIR, dated December 2023
o Exhibit B – Final EIR, dated November 2024
o Exhibit C – Mitigation Monitoring and Reporting Program C - Draft Planning Commission Resolution for General Plan Amendment (PC No. 19-24) • Exhibit 1 – Draft City Council General Plan Amendment Resolution o Exhibit A – General Plan Land Use Change for GPA #3-21 o Exhibit B – General Plan Land Use Text Change Excerpts D – Draft Planning Commission Resolution for– City Council Ordinance Adopting the Specific Plan, Changing the Zoning, Approving the Zoning Code Amendment, Approving the Development Agreement, and Approving the Vesting Tentative Tract Map (PC No. 20-24)
• Exhibit 1 – Draft City Ordinance for Normandie Crossing Specific Plan Zone Change for ZC #4-21
o Exhibit A – Normandie Crossing Specific Plan Zone Change for ZC #4-21 o Exhibit B – Normandie Crossing Specific Plan
o Exhibit C – Project Plans
o Exhibit D – Conditions of Approval
o Exhibit E – Draft Development Agreement
o Exhibit F – Draft Affordable Housing Agreement
• Exhibit 2 – Draft City Council Resolution for approval of Tentative Tract Map o Exhibit A – Vesting Tentative Tract Map No. 83922 (VTM #4-21) o Exhibit B – Conditions of Approval
E – Original Economic Analysis Report prepared by RCLCO, dated December 2023 F – Revised Economic Analysis Memo prepared by RCLCO, Dated November 2024 G – Letters of Support from Local Businesses

CITY OF GARDENA

PLANNING AND ENVIRONMENTAL QUALITY COMMISSION

STAFF REPORT
Environmental Assessment #20-21; General Plan Amendment #3-21; Zone Change #4-21; Zone Text Amendment #6-21; Specific Plan #1-21; Vesting Tentative Map #4-21; Site Plan Review #11-21; Development Agreement #2-21; And Affordable Housing Agreement
AGENDA ITEM #6.A
DATE: March 19, 2024
TO: Chair Henderson and Members of the Planning and Environmental Quality Commission
FROM: Greg Tsujiuchi, Director of Community Development PREPARED BY: Amanda Acuna, Community Development Manager APPLICANT: Saiko Investment Corporation (Representative: Fred Shaffer) LOCATION: 16829, 16835, 16907, and 16911 S. Normandie Avenue (APNs:
6106-030-011, 015, 016, and 017)
Other Sites: APN: 6106-030-008 and APN: 6106-030-800
REQUEST: The applicant requests the following entitlements to develop a 328 residential unit, seven-story apartment building with related residential amenities and 75 three-story townhomes units, within a

5.25-acre property:

1. General Plan Amendment (GPA #3-21) changing the land use designation on the General Plan Land Use Map from Industrial and Industrial/High Density 30 Overlay to Specific Plan;

2. Zone Change (ZC #4-21) changing the zoning from M-1 with HO-4 overlay and M-2 zone to the Normandie Crossing Specific Plan Zone;

3. Zone Text Amendment (ZTA #6-21) amending the Gardena Municipal Code by adding a new zoning designation of the Normandie Crossing Specific Plan Zone;

4. Specific Plan (SP #1-21) providing for development of a seven-story residential apartment building, which would include 328 residential dwelling units, including 20 units for low income households, and 75 residential detached townhomes;

5. Site Plan Review (SP #11-21) approving the physical design of the development;

6. Vesting Tentative Map (VTM #4-21), to merge four lots into one with condominiums for the townhomes and one parcel for the apartment building.

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7. Development Agreement (DA #2-21) between the City and developer that guarantees the right to build the development as set forth in this Specific Plan for a period of 10 years and provides community benefits to the City including affordable housing and a monetary payment; and

8. Affordable Housing Agreement between the City and the developer that guarantees 20 units will remain affordable to lower income households for a 55- year period.

As part of the overall project, staff is recommending the Zoning Map and General Plan Land Use map amendments of two separate parcels, immediately adjacent to the project site, to correspond to the existing land uses within each parcel. The first is a change to the residential parcel at 16964 Brighton Avenue, from an Industrial Land Use designation to Single Family Residential and changing the zoning from General Industrial (M-2) designation to Single-Family Residential (R-1). The second is a change to the Union Pacific Railroad parcel immediately adjacent and east of the project site, from an Industrial Land Use designation to Public/Institutional designation and changing the zoning from a General Industrial (M-2) designation to Official (O).

Approval of these items requires certification of an Environmental Impact Report (EA # 20-21), adoption of a Mitigation Monitoring and Reporting Plan, and a Statement of Overriding Considerations.

BACKGROUND/SETTING FOR NORMANDIE CROSSING SPECIFIC PLAN

PROJECT
In October 2021, the Gardena City Council held a special study session meeting at which time they were presented with a potential development for a high-density residential development of an area located west of Normandie Avenue between 169th Street and West 170th Street. At the special study session, the following items were raised by the council: proposed railroad improvements, egress and ingress off of Normandie Avenue, providing ample open space for the residents, provided sufficient parking for residents, proposed building massing, traffic concerns to nearby residents; and providing proper lighting and quality landscaping throughout the site.

After the study session, a formal application was filed on December 22, 2021, to develop a 273-unit apartment building and 76 townhome style units on a total of 5.25 acres project area. The development project was later revised to propose a 328-unit apartment building and 75 townhomes on the property in the same amount of building space, which would require the following entitlements: General Plan Amendment, adoption of a Specific Plan, Zone Change, Zone Text Amendment, Development Agreement, Vesting Tentative Tract Map and Site Plan Review. As the project will provide 20 lower income affordable units, the developer will be required to enter into an affordable housing agreement with the City guaranteeing the affordability
The project area is comprised of four separate parcels that are generally bound by 169th Street to the north, 170th Street to the south, Normandie Avenue to the east, and a public March 19, 2024
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alleyway to the west, known as Brighton Way. The project area does not include the single-family home located at 16964 Brighton Avenue (Figure 1: Project Overview) or the property owned by the Union Pacific Railroad to the east. The properties are currently developed with six industrial buildings totaling 115,424 square feet (-sf). Other existing site conditions include asphalt surface parking lots and other hardscapes throughout with minimal landscaping located along the southern end of the site (Figures 2a-2d: Existing Conditions). The buildings were originally constructed between 1952 and 1876 and were utilized for operations of food production by various companies.

Figure 1: Project Overview
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Since the original construction of the buildings only minor building permits for roof repairs, electrical panel upgrades, and perimeter fencing have been issued for the subject properties. Code Enforcement records show the site has been in violation of various City municipal codes relating to property maintenance, such as overgrown vegetation, for the past several years. Additionally, in recent years the Traffic Division of the Gardena Police Department conducted additional traffic enforcement for the parking of semi-trailers and trucks of the industrial businesses within the center median along Normandie Avenue causing the potential for traffic hazards.

The majority of the project site is zoned General Indistrial (M-2) while approximately 1.36 acres of the northern end has a zoning designation of Industrial (M-1) and a Housing Overlay (HO-4) which allows for up to 30 dwelling units per acre (Figure 3: Zoning Map).

Immediate surrounding uses to the subject property include a 63 single room occupancy (SRO) dwelling units to the north across 169th Street, the Union Pacific Railroad (UPRR) railroad tracks and spurs directly east of the site, and a mix of single family and low density multi-family residential dwelling units to the east across Normandie Avenue, to the south across 170th Street and to the west across a public alleyway (Table 1 – Surrounding Uses). As mentioned, there is one single-family residential dwelling unit immediately adjacent and southwest to the project site located at 16964 Brighton Avenue, which is not part of the applicant’s project area.

Figure 2: Existing Conditions

2.a - From Normandie Avenue
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2.b - from the corner of Normandie Avenue and 169th Street

2.c - From 170th Street
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2.d - From the corner of 169th Street and Brighton Way (alleyway) Table 1 – Surrounding Uses
Zoning
Designation General Plan Land Use Designation Existing Land Use Project
Site
M-2, and
M-1/HO-4
Industrial, and
Industrial/Housing Overlay 30
Food Manufacturers
North M-1 and R-2 Industrial and Low Density Residential SRO Dwelling Units MultiFamily Residential Homes South M-2 and R-1 Industrial and Single Family Residential Single Family Homes East M-1, NESP, and
R-1
Industrial, Specific Plan, and Single Family
Residential
Single and Multi-family
Residential Homes
West R-2 Low Density Residential Single and Multi-family Residential Homes
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Figure 3: Zoning Map

PROJECT OVERVIEW
The applicant is proposing to demolish all existing structures and to develop a 403 residential unit development that would include various housing types. The project would divide the area into two subareas, as shown in Figure 4. Subarea A would be developed with a 308,308-sf apartment building, for 328 residential units, including 20 affordable units for lower income households. The apartment building will be seven stories with a maximum height of 90 feet. The building will include five residential floors over a twostory parking structure. The apartment units range in housing types from studio to twobedroom units and in size from 547-sf to 1,112-sf. The apartment building would provide 399 unbundled vehicle parking spaces, 50 percent of which may be compact spaces.

Additionally, no more than 90 tandem spaces that can be leased as a pair to a single unit.

Five of the parking spaces in Subarea A will be located in a publicly accessible space outside of the apartment building for public use to help make up for the removal parking spaces on 169th Street which is a requirement of the Fire Department.

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The apartment building will also provide 173 on-site bicycle parking spaces for residents (157 secured long-term and 16 short-term spaces). Subarea A will provide the following amenities: a roof deck with BBQ and seating area; a swimming pool with BBQ and seating areas; a dog park; a fitness room; club houses; a large courtyard with seating area, and game tables; and co-working spaces.

Subarea B provides 75 three-story townhome-style units with a maximum height of 40 feet. These units will ring the apartment building and act as a buffer between the apartment building and surrounding residential uses to the west and south. Each unit will be three or four bedrooms and will include a two-car garage and three levels of living space. In addition to the two-car garage for each unit, 10 guest spaces will be provided within Subarea B. Subarea B will provide the following amenities: a swimming pool with BBQ and seating areas; a dog park; a club house; and a playground.

Figure 4: Project Subareas & Offsite Improvements
The proposed building design for both subareas will incorporate a modern architectural style. The apartment building will have various architectural features and materials along each side of the buildings, including street facing balconies, step backs of upper floors, and roof top decks that assist in creating visual interest. The 75 townhome units will be located within 10 buildings and each will be three stories in height. The units will have March 19, 2024
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balconies on the second floors and variations in rooflines and materials throughout all sides.

The project calls for a minimum setback of 10 feet along from all property lines, for all buildings, in addition to a ten-foot radii corner cut-off dedication, at the northwest corner of Brighton Way alleyway and 169th Street. As part of the project, the applicants would also be subject to removing and replacing all sidewalks, streets, curbs and gutters along each street frontage. In addition to the public rights-of-way improvements that front the project area, the applicant’s proposal will provide for offsite sidewalk and railroad improvements.

Approximately 266 linear feet of offsite sidewalk improvements will be provided along the south side of 169th Street, just west of the project area, between Brighton Way and the alley just west of Brighton Avenue. The sidewalk improvements will be constructed pursuant to Municipal Code Section 17.08.170. Additionally, the project proposes various railroad track and roadway improvements along South Normandie Avenue pursuant to current California Public Utilities Commission (CPUC) standards and UPRR guidelines which will improve the safety of the railroad crossing at that location.

The current General Plan Land Use and Zoning designations of the subject properties do not allow for the density of the proposed project. Therefore, the applicant is requesting to establish the Normandie Crossing Specific Plan, which will allow for an overall residential density of 77 dwelling units per acre (DU/AC). The applicant’s primary request is for the adoption of the Specific Plan, and other requests including a General Plan Amendment, Zone Change, and Zone Text Amendment, are needed to establish this plan within the City’s corresponding policy documents. The applicant is also requesting that the City enter into a development agreement which will guarantee the development rights in exchange for benefits the City would not otherwise be able to receive. These requests are considered legislative actions and require the approval of the City Council.

In addition to the needed legislative approvals, the applicant is seeking approval of a tentative tract map, site plan review, and affordable housing agreement that guarantees that 20 units will remain affordable to lower income households for a 55-year period.

PROJECT ENTITLEMENTS
A majority of the project area is currently zoned M-2, while 1.36 acres of the project area on the northern end has a zoning designation of M-1 with a Housing Overlay (HO-4). The HO-4 zone allows for a maximum density of 30 DU/AC, while the M-2 zone allows for a maximum permitted floor area ratio (FAR) for industrial uses of 1.0, except for amenity hotels, which may have a FAR of up to 2.0, and maximum building height of 35 feet when within one hundred feet of a R-1 or R-2 zone. By comparison, the project is proposing a mixed of residential dwelling types that would allow for a density of 77 DU/AC, and a building height of up to seven stories and 90 feet for the apartment building that are situated along Normandie Avenue and three-story townhomes and 40 feet in height along the west and north sides of the project site. In order to allow for the proposed development, the applicant is requesting the adoption of the Normandie Crossing Specific March 19, 2024
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Plan that has been structured to the specific development design standards of the project.

The following sections provide an overview of the all the various entitlements being requested. The Planning Commission is being asked for their recommendation on the following entitlements to the City Council:
• General Plan Amendment (GPA #3-21) changing the land use designation on the General Plan Land Use Map from Industrial and Industrial/High Density 30 Overlay to Specific Plan.
• Zone Change (ZC #4-21) changing the zoning from M-2 and M-1 with HO-4 overlay to the Normandie Crossing Specific Plan Zone.
• Zone Text Amendment (ZTA #6-21) amending the Gardena Municipal Code by adding a new zoning designation of the Normandie Crossing Specific Plan Zone. • Specific Plan (SP #1-21) providing for development of a seven-story residential apartment building, which would include 328 residential dwelling units, including 20 units for low income households, and 75 residential townhomes within ten three-story buildings.
• Site Plan Review (SP #11-21) approving the physical design of the development. • Vesting Tentative Map (VTM #4-21), to merge four lots into one with condominiums for the townhomes and one parcel for the apartment building. • Development Agreement (DA #2-21) between the City and developer that guarantees the right to build the development as set forth in this Specific Plan for a period of 10 years and provides community benefits to the City including affordable housing and a monetary payment.
• Affordable Housing Agreement between the City and the developer that guarantees that 20 units will remain affordable to lower income households for a 55-year period.
• Adjacent Sites: Additionally, staff is recommending a General Plan Amendment and zone change for 16964 Brighton Avenue, from Industrial/M-2 to Single-Family Residential/R-1, and the Union Pacific Railroad parcel from an Industrial/M-2 to Public Institutional/O.

As part of the project the City, along with an environmental consultant, prepared an Environmental Impact Report (EIR) in compliance with the California Environmental Quality Act (CEQA). This EIR evaluated the potential environmental impacts associated with planning, constructing, and operating the proposed project. In addition to the recommendation of the project entitlements, the Planning Commission is being asked to consider a separate recommendation on the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations, that has been prepared by staff.

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ANALYSIS
SECTION 1: SPECIFIC PLAN #1-21
The Normandie Crossing Specific Plan includes information for City staff, the community, and the Planning Commission on how the project site will be developed and how it is consistent with the City of Gardena General Plan. A Specific Plan is a regulatory document prepared pursuant to the provisions of California Government Code sections 65450 through 65457 and provides a framework for development of the project site, including permitted uses and development standards. Upon approval of the legislative actions, the Specific Plan will establish the zoning for the subject property, to prevail over the City’s Zoning Ordinance. The following tables provide a summary of the development standards proposed in the Specific Plan for each Subarea. Development standards not covered by the Specific Plan will be regulated by the Gardena Municipal Code.

Table 2a: Development Standards Subarea A (Apartments)

STANDARD REQUIREMENT
Permitted Uses
Residential Multi-family housing; Residential amenities and ancillary uses, including home occupations
Prohibited Uses Short-term rentals; Home-sharing rentals Density/Capacity
(Based on total Plan Area)
77 DU/AC
328 Apartment Units
Building Height 7 stories and 90 feet
Dwelling Unit Size
- Minimum
Studio: 450-sf
1 Bedroom: 550-sf
2 Bedrooms: 850-sf
Setbacks
(Based on total Plan Area)
Front (Normandie Avenue): 10 feet
Rear (Brighton Way): 10 feet
Side (169th Street and 170th Street): 10 feet
Minimum Open Space
Private (50-sf/DU for 60% of
the units)
Common (Outdoors or
Indoors)
9,850-sf
22,140-sf
Minimum Landscape
(Based on total Plan Area)
20,432-sf
Parking 399 spaces; up to 50% compact
Public Parking Five parking spaces along Normandie Avenue March 19, 2024
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Parking Dimensions Compact: 9’ x 16’
Standard: 9’ x 18’
Bicycle Parking 173 spaces for the residents (157 secured longterm and 16 short-term spaces) DU= Dwelling Units AC= Acres -sf= Square feet
Table 2b: Development Standards Subarea B (Townhomes)

STANDARD REQUIREMENT
Permitted Uses
Residential Multi-family housing, including attached and detached townhome style units, and residential
amenities and ancillary uses, including home
occupations, and any use customarily incidental
to a permitted use.

Prohibited Uses Short-term rentals; Home-sharing rentals Density/Capacity 77 DU/AC (based on total Plan Area)
75 Townhome Units
Building Height 3 stories and 40 feet
Dwelling Unit Size
- Minimum
None
Setbacks
(Based on total Plan Area)
Front (Normandie Avenue): 10 feet
Rear (Brighton Way): 10 feet
Side (169th Street and 170th Street): 10 feet
Minimum Open Space
Private (50-sf/DU)
Common (Outdoors or
Indoors)
3,750-sf
8,650-sf
Minimum Landscape
(Based on total Plan Area)
20,432-sf
Parking (2 spaces/DU) 150 spaces
Guest Parking 10 spaces
Parking Dimensions 2-car garage: 20’ x 19’
Tandem garage: 13’ x 33’
Bicycle Parking None
DU= Dwelling Units AC= Acres -sf= Square feet
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A. SETBACKS
Within the total plan area of the project, the Specific Plan calls for a minimum setback of 10 feet along from all property lines, in addition to a ten-foot radii corner cut-off dedication at the northwest corner of Brighton Way alleyway and 169th Street. Balconies, and nonhabitable architectural features, planter boxes, outdoor seating for pedestrians and similar features would be allowed to encroach within setback areas by up to four feet.

B. HEIGHT
The apartment building within Subarea A would not be permitted to exceed a height of seven (7) stories, or 90 feet as measured from the finished floor (i.e., the level of the finished floor on the ground level) to the highest point on the roof, including non-habitable projections such as architectural features, elevator shafts mechanical equipment, stairwells, canopies, or shade structures. The proposed apartment building in this area consists of two stories for a parking structure and five stories for residential dwelling units, with a height of 89.5 feet. If the Specific Plan is approved, it would meet the development standard for allowed maximum building height.

The townhomes within Subarea B will not be permitted to exceed three stories and 40 feet in height as measured from the finished floor (i.e., the level of the finished floor on the ground level) to the highest point on the roof, including non-habitable projections (including, without limitation, architectural features, elevator shafts mechanical equipment, stairwells, canopies, or shade structures). The applicant’s project plans show each townhouse building having a maximum height of 36 feet. Therefore, the project would meet the minimum requirements under the proposed Specific Plan, while allowing for flexibility to add additional architectural articulation or other similar features to reach up to 40 feet in height.

C. OPEN SPACE
The Specific Plan will require a minimum of 50-sf per unit of private open space (i.e., balconies) for 60% of the units (197 DU) or 9,850-sf, and approximately 22,140-sf of common open space within Subarea A. The common open spaces and amenities provided within the project would include the following: a roof deck with BBQ and seating area; a swimming pool with BBQ and seating areas; a dog park; a fitness room; club houses; a large courtyard with seating area, game tables; and co-working spaces.

A minimum of 50-sf of private open space (i.e., yards and balconies) per unit will be provided in Subarea B, or 3,750-sf. Additionally, approximately 8,680-sf of indoor and outdoor common open space will be provided within Subarea B, including at a minimum:
swimming pool with BBQ and seating areas, a dog park, club house, and playground. (Figure 5: Open Spaces).

Figure 5: Open Spaces
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D. LIGHTING AND SECURITY
The Specific Plan calls for specific regulations on lighting within all open spaces and pedestrian areas. Additionally, all exterior fixtures shall be of the same design, material, and color. All lighting fixtures shall be adequately shielded to a point below the light bulb and reflector and unidirectional lighting will be used to avoid light spilling onto adjacent properties. The applicant is also proposing a two-way radio communications enhancement system through the buildings and pole mounted cameras are proposed along the perimeters of the property.

E. ACCESS/PARKING
Vehicle Access
Vehicular access to the project site would be provided by the following four driveways, and as shown in Figure 6.
• Driveway 1 would serve Subarea A and provide access to the apartment building’s parking garage from 169th Street, west of Normandie Avenue.

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• Driveway 2 would serve Subarea A and provide a right-in/right-out only driveway that would also serve the apartment building’s parking garage from southbound Normandie Avenue.
• Driveway 3 would serve Subarea B and provide access to the townhomes from 170th Street. This driveway would also serve as fire truck access for both Subareas A and B.
• Driveway 4 would serve Subarea B and provide access to the townhomes from 169th Street. This driveway would also serve as fire truck access for both Subareas A and B.

For onsite pedestrian access, the project proposes sidewalk improvements along the project frontages (i.e., 169th and 170th Streets, South Normandie Avenue, and Brighton Way).

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Figure 6: Driveways
Vehicle Parking
Subarea A will provide 399 vehicle parking spaces that will be unbundled, meaning that parking spaces are not included in the rent for the apartment unit as required by state law. Five of the 399 vehicle parking spaces in Subarea A will be available for public use to replace the five removed on-street parking spaces on the south side of 169th Street along the plan area frontage. Up to 50 percent of the required parking spaces within Subarea A may be compact spaces. The Specific Plan calls for Subarea A to be allowed to provide a maximum of 90 tandem spaces that can be leased only as a pair to a single unit. The project plans currently show a total of 66 tandem parking spaces. If approved the, the Specific Plan will allow for this flexibility for the parking of the apartment units.

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Each of the townhomes in Subarea B will provide two spaces (150 spaces), some of which will be tandem, in addition to 10 guest spaces. The minimum width of the drive aisles within Subarea B will be 26 feet.

SECTION 2: GENERAL PLAN AMENDMENT (GPA #3-21), ZONE CHANGE (ZC #4-21), AND ZONE TEXT AMENDMENT (ZTA #6-21)
If the Planning Commission recommends and the City Council adopts the Specific Plan, then there must be consistency with the General Plan Land Use Plan and the City’s Zoning Code and Map. In order to develop the project, the following legislative approvals are required:

1. General Plan Amendment: changing the land use designation on the General Plan Land Use Map from Industrial and Industrial/High Density 30 Overlay to Specific Plan;

2. Zone Change: changing the zoning from M-1 with HO-4 overlay and M-2 zone to the Normandie Crossing Specific Plan Zone; and

3. Zone Text Amendment: amending the Gardena Municipal Code by adding a new zoning designation of the Normandie Crossing Specific Plan Zone.

These legislative actions would allow the redevelopment of the property to allow for a seven-story apartment building and 75 new townhome units within 10 buildings, that will bring in total of 403 new residential units, including 20 affordable units. This development would be consistent with the various goals and policies of the Gardena General Plan, as indicated under Chapter 6 of the Normandie Specific Plan. The project does propose to consolidate the identified parcels, in addition to the adjacent 3.9-acre lot in order to development a 403 new residential unit project. Additionally, Housing Programs 2.2 and

4.3, the City’s Housing Element plans calls for promoting lot consolidation and housing construction, particularly affordable housing, by facilitating communications between interested property owners and potential developers.

Although not part of the Normandie Crossing Specific Plan, staff is recommending the clean-up of the land use designations and zoning of the two adjacent properties at 16964 Brighton Avenue and the Union Pacific Railroad parcel immediately east of the project site, to correspond to the existing land uses within each parcel as specified above.

SECTION 3: SITE PLAN REVIEW #5-21
Normally the Planning Commission approves the site plan, subject only to a call for review or an appeal to the City Council. However, in this case the Specific Plan and its regulations have been tailored around the specific site plan that is being proposed and the site plan is embedded within the Specific Plan. Therefore, the City Council will consider the approval of the Site Plan Review along with the Specific Plan, with a recommendation from the Planning Commission. Site plan review approval requires the March 19, 2024
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following findings to be made after considering all of the various factors relating to the site plan:

1. The physical location, size, massing, setbacks, pedestrian orientation, and placement of proposed structures on the site and the location of proposed uses within the project are consistent with applicable standards; The project maximizes the buildable area within the project site. The building will be setback ten feet along each street frontage, in addition to the street dedication and street improvements. The proposed Specific Plan incorporates design standards that include minimum requirements for form and massing, façade articulations along street frontages; siding materials; colors; landscaping; and lighting. These design standards assist in the massing of the building while providing visual interest. Pedestrian access to Subarea A will be provided on the ground floor with primary pedestrian access located at the building lobby located on the northeastern portion of the site at Normandie Avenue and 169th Street. Additional restricted pedestrian access will also be provided around the perimeter of the Apartment Building connecting 169th Street and Normandie Avenue, and via the parking garage. Pedestrian access to Subarea B will be provided on 169th Street and 170th Street. On-site pedestrian circulation within Subarea B will consist of a network of pathway connections between residential units and common areas.

2. The development is consistent with the intent and general purpose of the general plan and provisions of this code;
GPA #3-21 will change the land use designation on the General Plan Land Use Map from Industrial and Industrial with a Housing Overlay 30 to Specific Plan for the entire project site and amend the Land Use Plan text and Land Use Plan Table LU-3 to allow the high density residential development specified in this Specific Plan. State law requires that any specific plan be consistent with the City’s General Plan. As shown within the Specific Plan t and section 4.8.4 of the DEIR, which are incorporated by reference the project is consistent with the several goals and policies of the Gardena General Plan.

3. The health and safety services (police and fire) and public infrastructure are sufficient to accommodate the new development;
The Los Angeles County Fire Department (LACFD) provides fire protection services and emergency medical service to the City. The closest facility to the project area, located

0.9 miles to the Plan Area and a 3-minute driving distance, is Fire Station 158 at 1650 W 162nd Street, Gardena, CA 90247. The provision of water for fire suppression is available from existing water lines via adjacent hydrants.

It is also noted, the Project would be constructed with fire safety features in compliance with applicable provisions of the adopted Los Angeles County Fire Code, ordinances, and standard conditions regarding fire prevention and suppression measures related to water improvement plans, fire hydrants, fire access, and water availability. Project development March 19, 2024
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would also be subject to compliance with LACFD requirements for emergency access, fire-flow, fire protection standards, fire lanes, and other site design/building standards.

The Project building plans have undergone LACFD review and revisions have been made to ensure the Project incorporates all applicable fire safety features.

The Gardena Police Department (Gardena PD) provides police protection services to the City. The project area is approximately 0.5 miles from the police station located at 1718 W 162nd Street, Gardena, CA 90247. The Gardena PD divides the City into three districts, each with its own District Policing Team. The Plan Area is located within District

3. The Project’s forecast population growth would incrementally increase the demand for police protection services to the Project site. However, because the Project site is currently served by police protection services and is located in a suburban setting where police protection services and equipment/infrastructure are already in place, the Project does not propose and would not require new or physically altered police protection facilities to maintain service objectives.

4. The project is compatible with the surrounding sites and neighborhoods; and The applicant is proposing to construct a multi-family housing development which will replace a large underutilized industrial lot creating a more compatible development with the surrounding residential neighborhoods and resident-serving commercial uses than the existing non-conforming industrial uses. The Specific Plan was designed with the intent to allow for a compatible development to the adjacent and anticipated land uses in the surrounding areas, including the surrounding multi-family residential neighborhoods.

The Specific Plan regulates buildout of the property in a manner that is consistent with applicable State law. The site plan creates a buffer between the existing surrounding residential community to the west and south and the apartment building by placing the condominium units along those boundaries.

5. The project has been determined to be exempt from the California Environmental Quality Act or the appropriate environmental document has been completed and required findings have been made.

An Environmental Impact Report (EIR) was prepared by the City’s environmental consultants in compliance with the California Environmental Quality Act. This EIR evaluated the potential environmental impacts associated with planning, constructing, and operating the proposed Normandie Crossing Specific Plan project. The findings within the EIR are discussed below.

SECTION 4: VESTING TENTATIVE TRACT MAP (VTM #4-21)
The purpose of a tentative map review is to identify conditions that should be applied to ensure that each parcel is designed so as to comply with the State Subdivision Map Act and good design practice. A vesting tentative map confers a vested right to proceed with March 19, 2024
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development in substantial compliance with the ordinances, policies, and standards in effect at the time the vesting map is deemed complete. The applicant is proposing a vesting tentative map to merge four lots into one with condominiums for the townhomes and one parcel for the apartment building.

In accordance with the City of Gardena General Plan, including the Open Space Plan, and in accordance with the Subdivision Map Act, specifically Government Code Section 66477, the City of Gardena requires either the dedication of land, the payment of in-lieu fees, or a combination of both for the park or recreational purposes as a condition of the approval of a tentative or parcel map for residential subdivisions. In accordance with Resolution No. 6433, the applicant will be required to pay a total of $10,000 per unit. Total in lieu park fee for this project is $750,000. Payment will be paid in full to the City prior to final map being recorded.

SECTION 5: DEVELOPMENT AGREEMENT
To strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic risk of development, the Legislature of the State of California adopted the Development Agreement Statutes which authorizes the City to enter into binding agreements with persons having a legal or equitable interest in real property, to provide for the development of such property and to vest certain development rights therein. In exchange, the City may obtain benefits that it would not otherwise be able to get.

Development Agreement #2-21, attached as Exhibit 3, is an agreement between the City and developer that guarantees the right to build the development as set forth in the Specific Plan for a period of 5 years with one 5-year extension available at the request of either party. In return, the applicant has agreed to provide benefits to the City in the way of 20 lower income housing units and providing a monetary contribution to the City over and above what it would normally be able to receive. This amount is currently $219,230, but is still being negotiated with the City. Additionally, the City will receive the benefit of, a local hiring/local buying program for construction, and will offer all new residents who enter into a 12 month lease a one-time free monthly Zone 1 EZ Transit Pass.

Under the Development Agreement, the developer may rent, rather than sell, the townhome style condominium units. However, the $750,000 in lieu park fees will be required to be paid regardless.

SECTION 6: AFFORDABLE HOUSING AND NO NET LOSS ANALYSIS
The project includes 20 affordable units, at a lower-income level, that will have the same high-quality design as the other residential units. This project helps satisfy the City’s Regional Housing Needs Allocation (RHNA) of 5,735 units including 2,246 for lower units.

The affordable housing units will be evenly distributed throughout the building. As shown in Table 3, the applicant is providing a range of unit sizes for the affordable units that is March 19, 2024
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roughly proportional to the market-rate units. The other 208 apartment units and 75 townhomes will assist the City’s in meeting its above moderate allocation of 2,595 units.

Table 3 – Range of Unit Types
Housing
Type
Market
Rate Units Percentage* Affordable Units Percentage Total Studio 64 20% 4 20% 68
Onebedroom182 55% 12 60% 194
Twobedroom62 19% 4 20% 66
Totals 20 328
*Total does not equate to 100, due to rounding
Three of the four lots are identified in the 2021-2029 Housing Element as suitable sites for consolidation and redevelopment. The Housing Element identified the site as being suitable to accommodate 31 moderate income housing units on a consolidated 1.4 acre site. While the project is proposing the consolidation of the identified sites to construct new affordable units, it is not at the listed number of units, or the income level identified in the City’s housing plan. The project does propose to consolidate the identified parcels, in addition to the adjacent 3.9-acre lot in order to development a 403 new residential unit project. Under Housing Programs 2.2 and 4.3, the City plans to promote lot consolidation and housing construction, particularly affordable housing, by facilitating communications between interested property owners and potential developers.

The 2021-2029 Housing Element provided a buffer in identifying sites for the various income levels in order to address the No Net Loss (SB 166) requirement of maintaining an inventory of sites adequate to accommodate the City’s remaining RHNA throughout the planning period as development occurs on the selected sites that may result in fewer units than assumed in this inventory. Within the 2021 and 2022 reporting periods reports, the City issued building permits for the construction of 359 new above moderate units.

This project will assist the City in continuing to meet its RHNA allocation for the lower and above moderate income levels while still providing adequate sites for the moderate income housing.

Table 4 – No Net Loss Calculation
Very Low/Low Moderate Above Moderate
Allocation 2,246 894 2,595
Number of Housing Units
in 2021-2029 HE
2,767 1,807 3,261
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Buffer 521 913 666
Reported Progress - - 359
Subject Sites Identified
Income Levels
- 31 -
Proposed Project 20 383
Remaining Allocation 2,226 894 1,853
SECTION 7: BENEFITS
The applicant has provided an economic analysis report prepared by RCLCO (Attachment D), a real estate economics and market research consultant. The following is a summary of the overall positive benefits the project would bring to the City:
• As identified above, the City’s final RHNA allocation for the 6th Cycle of the Housing Element is 5,735 units, with 2,595 units being allocated to the above-moderate income level and 2,246 units allocated to lower income units. This Project will satisfy approximately 15 percent of the City’s above-moderate allocation and provide 20 lower income units.
• The Project will help revitalize a site that does not meet current development standards and whose buildings are in a deteriorated condition. • The Project will provide one-time economic benefits from the construction. These benefits include:
o The project will provide numerous construction jobs amounting to the equivalent of 1,270 total job years. As the Project includes a commitment from the developer to implement a local hiring policy, this will benefit lower income individuals and individuals who live in the City. Additionally, there will be an indirect benefit of additional jobs created because of the construction jobs, amounting to approximately another 470 job years. o Construction is expected to create approximately $129 million in total labor income, due to direct, indirect, and induced workers associate with the construction. Of that, $95.5 million is projected to be paid to onsite construction employees, providing individuals with additional income to spend on services and goods in Gardena.
o The principles of Developer also own Tasoro, a company which provides quality building materials for apartments and is located in Gardena. Use of these products will provide sales tax revenue to the City. Additionally, the March 19, 2024
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Development Agreement provides for a local buying program for construction goods as well as a local hire program.
o Developer has agreed to pay fees over and above what would be required under the City’s Municipal Code:
 Developer has agreed to file a final map for his project, including the condominium units, even if these units are rented rather than sold.

Developer will therefore pay Quimby fees of $10,000 per unit on the 75 condominium units.
 Developer has agreed to pay the equivalent of the City’s $1,000 per unit impact fee, for the 20 affordable units that would be exempt from the fee, providing a bonus of $20,000 for the City.
 Developer will make a payment of $100,000 to the City that can be used for whatever purpose the City desires.
o Developer will pay construction fees in the approximate amount of $2,180,892, as well as an estimated sales tax that will be a minimum of $56,900 from construction materials.
o Each contractor that does business in the City will be required to obtain and pay for a City business license.
• The Project will provide recurring annual revenues to the City as follows:
o The creation of approximately 92 jobs per year which includes 62 direct onsite jobs, plus indirect and induced jobs created in the local economy by residential spending.
o Economic output associated with operations of approximately $14.8 million per year in the local economy, of which $8.3 million is attributable to the value of direct project operations and household spending. o Sales tax from the residents will provide approximately $44,000 per year. o Real Property Tax revenues will go from $6,000 per year to $203,400 per year.
o Property Tax in Lieu of Vehicle License Fees will go from $5,300 per year to $178,700 per year.
o Utility user taxes will increase to approximately $40,200 per year. • Adding new residents to the City will create more residential spending in the City from people eating at local restaurants, shopping in Gardena, and using services in Gardena and will therefore help existing businesses and encourage new businesses.
• The Project will help encourage people to use alternate means of transportation by providing one-month free transit passes to persons who sign a one-year lease.

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ENVIRONMENTAL CONSIDERATIONS
An EIR is generally prepared for projects where there is a fair argument that there may be a significant impact on the environment, and the impacts may not be mitigated below a level of significance. EIRs are generally used for larger and more complex projects.

The City retained the consulting firm of Kimley-Horn and Associates to prepare the required Environmental Impact Report (EIR) and to provide peer review of applicant provided studies.

The EIR process starts with the preparation of an Initial Study and then a Notice of Preparation during which there is a 30-day review period for people and public agencies to comment on what should be studied in the document. There is also a public scoping meeting during this time. The Notice of Preparation public review period for this period ran from May 10, 2023 through June 9, 2023. On May 18, 2023, the City held a scoping meeting on the project.

Once the Draft EIR (DEIR) is completed, a Notice of Availability is prepared and the DEIR is circulated for a 30 or 45-day public review period. The DEIR was made available for a 45-day public review period from December 4, 2023 through January 20, 2024.

Prior to the release of the DEIR and in accordance with SB 18 and AB 52, the City sent notices to the list of Native American Tribes provided by the Native American Heritage Council. Only one tribe requested consultation: the Gabrieleno Band of Mission Indians – Kizh Nation.

The EIR identifies the below topic areas as significant, but able to be mitigated below a level of significance:
• Under Cultural Resources and Tribal Cultural Resources, it was determined that the project could cause a substantial adverse change in the significance of an archaeological resource and cause a substantial adverse change in the significance of a Tribal Cultural Resource.

Mitigation Measures: CUL-1, and TCR-1 through TCR-3, will mitigate these impacts to a less than significant level. Additionally, under Cultural Resources it was determined that the project could disturb human remains, but Mitigation Measure TCR-2 would reduce this impact to less than significant as well. • Under Geology, Soils, and Paleontological Resources it was determined that the project could destroy a unique paleontological resource, site, or unique geologic feature. Standard conditions of approval, along with
Mitigation Measure: GEO-1, requiring a Paleontological Resources Monitoring and Mitigation Plan, monitoring by a Paleontological Monitor, and assessment by the Paleontologist if fossils are discovered will reduce this impact to a less than significant level.

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• Under Hazardous Materials and Wastes, it was determined that the project could create a significant hazard through a reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment.

Mitigation Measures: HAZ 1 requiring a construction management plan to be submitted to the City addressing procedures and requirements for responding to disturbances of undocumented contaminated soil will mitigate those impacts below a level of significance and HAZ 2 requiring the installation of an impermeable vapor membrane under the slab areas, along with standard conditions of approval relating to asbestos and lead-based paint, will reduce the impacts to a less than significant level.
• Under Noise, it was determined that the project could result in the generation of excessive groundborne vibration or noise levels.

Mitigation Measure: NOE-3 which requires that large construction equipment be used a minimum of 45 feet away from the house at 16964 169th Street will mitigate this impact to less than significant.
• Under Tribal Cultural Resources, it was determined that the project could potentially result in significant impacts. The City consulted with the Gabrielino Band of Mission Indians – Kizh Nation and in accordance with such consultation is imposing… Mitigation Measure: TCR-1 through TCR-3, which will mitigate the impacts to a less than significant level.
• The construction of the utilities associated with the project would have potentially significant impacts under the impact areas described above, as well as construction noise describe below.

Mitigation Measures: NOI-1 and NOI-2, also listed above, described below will reduce these impacts to less than significant, except for construction noise.

The only impact which cannot be mitigated below a level of significance is the construction noise associated with the project. However, the EIR does identify that the project should still be subject to meet the following mitigation measure:

Mitigation Measure: NOI-1 requires power construction equipment to be equipped with state-of-the-art noise shielding and muffling devices and to be properly maintained. Mitigation Measure NOI-2 requires a temporary and impermeable sound barrier of at least 10 feet that reduces noise by at least 12dB(A). Even with these measures, construction noise could be significant and unavoidable.

In accordance with CEQA, the EIR examined three alternatives to the project. The Alternatives are discussed in detail in Chapter 6 of the EIR and summarized in Section ES.6. The purpose of looking at alternatives is to try and avoid or substantially lessen any of the significant effects of the project while still attaining most of the basic objectives.

Three project alternatives were identified and analyzed in the EIR for relative impacts as compared to the proposed project:

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• “No Project/No Construction” Alternative;
• “No Project/Existing Land Use Designation” Alternative; and • “Reduced Density” Alternative.

The No Project/No Construction Alternative would retain the project site in its current condition with decades-old buildings on site which does not conform to current development standards. The No Project/Existing Land Use Designation Alternative provides for the site to be redeveloped in accordance with its current General Plan and zoning designation, which is for industrial purposes. This alternative involves the demolition of the existing buildings and construction up to 228,690 square feet of new industrial uses within an industrial business park. Redevelopment of the site in this manner would still cause significant and unavoidable noise impacts and the alternative would not meet any of the project’s objectives. The Reduced Density Alternative would still develop the 75 townhomes along the western and southern border of the project site, but would reduce the number of units in the apartment building from 328 to 192 and reduce the height to five stories. This alternative would still have significant and unavoidable noise impacts and would not provide any affordable housing.

Once the public review period has closed, a Final EIR (FEIR) is prepared. The FEIR is required to include, among other things, all written comments received on the DEIR, responses to comments, and revisions necessitated due to the comments. The City received and reviewed comments on the DEIR and prepared responses to those comments which are incorporated into the Final EIR (FEIR). The Final EIR consists of the Draft EIR and all Appendices thereto and that separate document, incorporating the written comments and responses thereto, as well as the changes to the DEIR.

Prior to releasing the Final EIR, the applicant submitted changes to the project plans that were primarily required by the Los Angeles County Fire Department and Southern California Edison. The changes do not modify the total number of units or impacts associated with the project. Instead, the changes primarily have to do with reductions in open space and landscaped area, size of the townhome units, and layout of the amenity space in the townhome area. None of the comments received or the changes submitted resulted in any changes that would necessitate recirculation of the DEIR.

When a project has a significant impact which cannot be mitigated, the decision-making body is required to balance the economic, legal, social, technological, or other benefits of a project against the unavoidable impacts in determining whether to approve the project.

This is accomplished by the adoption of a Statement of Overriding Considerations. In the present case, the project has a number of benefits, including: revitalization of a site that does not meet current property development standards; increased property and utility user taxes; a one-time residential impact fee of $383,000 to the City; in lieu park fees of $750,000; additional monetary payment of at least $120,000; satisfaction of approximately 15 percent of the City’s above-moderate housing allocation for the 2021- March 19, 2024
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2029 Housing Cycle, the provision of 20 lower income units, and recurring annual revenues which will help not only the City, but create additional spending in the City which will be a benefit to local businesses.

The EIR was independently reviewed by City staff. In making all of the required findings, the Planning Commission is being asked to exercise its independent judgment and analysis and make a recommendation to the City Council on certification of an the EIR, adoption of a Mitigation Monitoring and Reporting Plan, making the findings for a Statement of Overriding Considerations.

ADDITIONAL INFORMATION
EIR Certification
Certification of the EIR is an independent action from project approvals. Certification of the EIR is not a vote for or against a project; rather, it is a vote stating that the EIR was prepared in compliance with CEQA and adequately addresses all of the environmental issues. If the Planning Commission feels that the EIR meets the requirements of CEQA, then there should be a recommendation for certification of the EIR. By doing this, the EIR can be used as a base document for other projects to tier off of, even if the project is not approved.

Required Vote
Pursuant to state law, it takes a majority vote of the entire membership to recommend approval of the General Plan amendment. As two of the Commissioners (Langley and Wright-Scheer) are conflicted, this would mean all three remaining members would have to vote in favor of the General Plan amendment for it to be considered a recommendation for approval. The remaining entitlements only require approval by a majority of the quorum, i.e., two of the three members.

NOTICING
The public hearing notice for the project was published in the Gardena Valley News and mailed first class to owners and occupants within a 300-foot radius of the site on March 7, 2024. A copy of Proof of Publication and Affidavit of Mailing are on file in the office of the Community Development Department, Room 101, City Hall, and are considered part of the administrative record.

In addition, the applicant held a community meeting on January 21, 2024, where notices were sent out to all owners and occupants within a 300-foot radius of the site.

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Two public comments were received after the responses to comments of the EIR were released. These comments are attached hereto.

RECOMMENDATION
Staff recommends the Planning and Environmental Quality Commission to:
1) Conduct the public hearing;
2) Receive testimony from the public;
3) Recommend to the City Council to certify the FEIR and adopt a Mitigation Monitoring and Reporting Program, Findings Relating to Alternatives and Mitigation Measures, and a Statement of Overriding Considerations for purposes of the project;
4) Make a recommendation on the following:
a) Whether to approve General Plan Amendment #3-21, which includes the changes to the two adjacent properties .
b) Whether to approve the remaining requested entitlements under the project:

Zone Change #4-21 which includes the changes to the two adjacent properties; Zone Text Amendment #6-21; Specific Plan #1-21; Vesting Tentative Map #4-21; Site Plan Review #11-21; Development Agreement #2-21; and Affordable Housing Agreement subject to the attached conditions of approval.

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ATTACHMENTS
A – Draft Planning Commission Resolution for EIR Certification • Exhibit 1 – City Council CEQA Resolution
o Exhibit A – Draft EIR
o Exhibit B – Final EIR
o Exhibit C – Mitigation Monitoring and Reporting Program B – Draft Planning Commission Resolution for General Plan Amendment • Exhibit 1 – City Council General Plan Amendment Resolution o Exhibit A – General Plan Land Use Change for GPA #3-21 o Exhibit B – General Plan Land Use Text Change Excerpts C – Draft Planning Commission Resolution for– City Council Ordinance Adopting the Specific Plan, Changing the Zoning, Approving the Zoning Code Amendment, Approving the Development Agreement, and Approving the Vesting Tentative Tract Map • Exhibit A – City Ordinance for Normandie Crossing Specific Plan Zone Change for ZC #4-21
• Exhibit B – City Council Resolution for approval of Tentative Tract Map • Exhibit C – Normandie Crossing Specific Plan
• Exhibit D – Conditions of Approval
• Exhibit E – Development Agreement
• Exhibit F – Draft Affordable Housing Agreement
D – Economic Analysis Report prepared by RCLCO
F – Public Comments
G – Project Plans

ECONOMIC ANALYSIS FOR

PROPOSED APARTMENT

DEVELOPMENT
1 6 9 11 S N O R M A N D I E AV E N U E

G A R D E N A , C A L I F O R N I A
16911 Normandie Associates, LLC
December 11, 2023
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 2 Since 1967, RCLCO has been the “first call” for real estate developers, investors, the public sector, and non-real estate companies and organizations seeking strategic and tactical advice regarding property investment, planning, and development.

RCLCO leverages quantitative analytics and a strategic planning framework to provide end-to-end business planning and implementation solutions at an entity, portfolio, or project level. With the insights and experience gained over 50 years and thousands of projects–touching over $5B of real estate activity each year–RCLCO brings success to all product types across the United States and around the world.

Learn more about RCLCO at www.RCLCO.com.

ABOUT RCLCO

REPORT AUTHORS
Project Director:

Derek Wyatt, Managing Director
► P: (310) 203-3035 | E: [email protected]
Project Manager:

Jordan LaMarche, Vice President
► P: (310) 752-9032 | E: [email protected]
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 3

CONTENTS & OBJECTIVES
KEY FINDINGS 4
DEVELOPMENT FEE IMPACT ANALYSIS 5
FISCAL IMPACT ANALYSIS 8
ECONOMIC IMPACT ANALYSIS 12
DISCLAIMERS 17
APPENDIX: EXHIBITS 20

OBJECTIVES
16911 Normandie Associates, LLC (“Client”) is planning a new apartment development at 16911 S Normandie Avenue in the City of Gardena. The proposed development comprises 328 apartments and 75 townhomes. The property is currently zoned commercial/industrial. Client is planning a zone change / Specific Plan process.

To support this effort, Client engaged RCLCO to complete an economic analysis related to the following:
► Development Impact Fees: Complete a financial analysis demonstrating the effect Development Impact Fees have on the financial feasibility of the project ► Fiscal Impacts: Estimate the incremental revenues generated for the City of Gardena in the form of fees and taxes from the new development. ► Economic Impacts: Evaluate and quantify the incremental impact on the local economy during the construction and operational (build-out) phases of the proposed development. This analysis has two components covering the one-time construction and operations phases. In each analysis, the estimates include the “direct” impacts (investment during the project’s construction, and retail and business sales and local household spending that recur at build-out) and the “multiplier” effects (the circulation of these direct effects within the local economy).
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 4

SUMMARY AND KEY FINDINGS

DEVELOPMENT IMPACT FEE
The maximum development impact fee that allows for a financially feasible development at the Subject Site is estimated to be $1,250,966. This includes the existing Base Impact Fee of $1,000 per unit in the City of Gardena (total of $403,000) as well as the $10,000 Quimby fee for each townhome (total of $750,000) and leaves $97,966 ($243 per unit) as the appropriate additional impact fee that the developer could pay to the City and still have a financially viable development project.

FISCAL REVENUE IMPACT
The Clients’ proposed development is anticipated to generate over $548,708 in revenues for the City’s General Fund per year. This represents a figure $537,408 larger than the estimated revenues generated by the current use at the Subject Site.

This includes sales tax, property tax, utility tax, and other revenues generated from the new residential units at 16911 S Normandie Avenue.

The development of the proposed project also yields one-time construction-related revenues totaling almost $3.5 million, including construction fees, development impact fees, and sales tax from construction materials.

ONE-TIME ECONOMIC IMPACT FROM CONSTRUCTION
RCLCO estimated the following one-time construction-related economic impacts using the IMPLAN input-output model and estimated construction costs:
► 1,744 total job-years (including direct onsite jobs plus the “multiplier effect” of indirect and induced jobs), with 1,270 of these job-years estimated to be construction job-years located directly onsite.
► $128.8 million in total labor income (wages, salaries, and benefits paid to direct, indirect, and induced workers associated with construction), of which $95.5 million is projected to be paid to onsite construction employees. ► A total economic output associated with construction of $249.8 million in the local economy, of which $156.5 million reflects the value of direct project construction.

RECURRING (ANNUAL) ECONOMIC IMPACTS FROM

OPERATIONS
RCLCO estimated the following recurring annual economic impact from the operations of the onsite uses at the project at build-out, relying on Client inputs and RCLCO estimates for real estate performance metrics and household spending:
► 111 total jobs per year (including direct onsite jobs plus the “multiplier effect” of indirect and induced jobs). Of these jobs, 71 are estimated to be directly created onsite by businesses or in the local economy by residential spending. ► $7.0 million in total labor income per year (wages, salaries, and benefits paid to direct, indirect, and induced workers associated with onsite businesses and household spending). Of this compensation, $3.9 million is projected to be directly generated onsite by businesses or throughout the local economy by residential spending.
► A total economic output associated with operations of $19.1 million per year in the local economy, of which $10.5 million reflects the value of direct project operations and household spending.

Source: Client; IMPLAN; RCLCO
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 5

DEVELOPMENT IMPACT FEE

ANALYSIS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 6

DEVELOPMENT IMPACT FEE
BASED ON RCLCO’S ANALYSIS OF THE FINANCIAL FEASIBILITY OF THE PROPOSED PROJECT, THE MAXIMUM DEVELOPMENT IMPACT FEE THAT STILL RESULTS IN A FINANCIALLY VIABLE PROJECT IS $1,250,966 OR APPROXIMATELY $3,104 PER UNIT Source: Client; RCLCO
► This development impact fee represents the cost that allows the project to maintain a target return on development cost of 6%.
» RCLCO selected this financial feasibility threshold because it represents typical benchmark that investors and lenders would expect for a typical multifamily development.
» Return on total development cost, which is calculated as net operating income (“NOI”, i.e., gross income less an allowance for vacancy and operating expenses) divided by total development cost (i.e., land costs, hard costs, soft costs, and financing costs), is frequently used by the real estate industry as an initial project feasibility screening measure.
» The minimum threshold for return on development cost, which we assumed as 6%, reflects a spread above the typical market capitalization (or “cap”) rate for new development and accounts for entitlement and construction risk on the part of the developer and is typically the return that a developer would be expected to show in order to attract outside capital to the project. ► The maximum development impact fee of $1,250,966 includes the existing Base Impact Fee of $1,000 per unit in the City of Gardena (total of $403,000). The estimate also includes a $10,000 Quimby Fee of $10,000 per townhome unit which totals $750,000. This leaves $97,966 ($243 per unit) as the appropriate additional impact fee that the developer could pay to the City and still have a financially viable development project.

Potential Development Impact Fee
16911 S Normandie Avenue

PER UNIT TOTAL
Base Impact Fee $1,000 $403,000
Quimby Fee $1,861 $750,000
Additional Impact Fee $243 $97,996
Total $3,104 $1,250,996
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 7

FINANCIAL FEASIBILITY
Source: Client; RCLCO

RETURN ON COST
► Net Operating Income: The project is projected to achieve an untrended stabilized NOI of approximately $10,935,000. This includes the assumed rental rates for market-rate and affordable apartment units and market-rate townhome units, less expected vacancy and operating expenses.
► Maximum Cost Threshold for Investment: Based on this projected NOI, RCLCO applied a return on cost of 6% to estimate a maximum cost threshold for investment of approximately $182.3 million. This figure represents the highest possible costs the developer could pay that results in a financially viable project relative to the expected NOI.
► Development Costs: Estimated costs for construction (including land cost, hard costs, soft costs, financing costs, and other fees) amount to a total of about $181.0 million.
► Remaining Costs for Development Impact Fee: The difference between the Maximum Cost Threshold for Investment and the Development Costs represents the available costs that could be allocated to the development impact fee. This amounts to a total of $1,250,966, or $3,104 per unit.
» Included in this estimate is the City of Gardena’s Base Impact Fee of $1,000 per unit which totals $403,000. The estimate also includes a $10,000 Quimby Fee of $10,000 per townhome unit which totals $750,000.

Feasibility Analysis
16911 S Normandie Avenue

PER UNIT TOTAL

OPERATIONS
Revenue $15,360,745
Expenses $4,424,805
NET OPERATING INCOME $27,136 $10,935,940

FEASIBILITY
Target Yield on Cost 6.00%
Maximum Threshold for Investment $555,688 $182,265,662
Less: Land Cost $48,804 $19,668,000
Less: Hard Cost $313,917 $126,508,363
Less: Other Soft Costs $47,493 $19,139,508
Less: Financing Costs $26,864 $10,826,088
Less: City One-Time Construction Fees $5,412 $2,180,892 Less: Other Fees (School, Utilities, etc.) $6,679 $2,691,815 Available Costs for Development Impact Fee $3,104 $1,250,996 Less: Base Impact Fee $1,000 $403,000
Less: Quimby Fee $1,861 $750,000
Additional Impact Fee $243 $97,996
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 8

FISCAL IMPACT ANALYSIS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 9

FISCAL REVENUE SUMMARY
THE CLIENT’S PROPOSED DEVELOPMENT RESULTS IN ABOUT $549K ANNUAL RECURRING FISCAL REVENUES TO THE CITY OF GARDENA AND NEARLY $4.8M IN ONE-TIME CONSTRUCTION-RELATED REVENUES ► The Clients’ proposed development is anticipated to generate over $548,000 in new revenues for the City’s General Fund per year. This represents a figure $537,408 larger than the current use at the Subject Site. This includes sales tax, property tax, utility tax, and other revenues generated from the new residential units at 16911 S Normandie Avenue.
► The development of the proposed project also yields one-time construction-related revenues totaling almost $3.5 million, including construction fees, development impact fees, and sales tax from construction materials.

Source: RCLCO
Stabilized Annual Fiscal Revenues (2023 $)
16911 S Normandie Avenue
Stabilized One Time Fiscal Revenues (2023 $)
16911 S Normandie Avenue
$11,300
$548,708
$0
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000

EXISTING USE PROPOSED DEVELOPMENT
$0
$3,488,788
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000
$4,000,000

EXISTING USE PROPOSED DEVELOPMENT
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 10

DETAILED FISCAL REVENUES

REVENUES FROM SALES TAX AND PROPERTY TAX ACCOUNT FOR THE LARGEST SOURCES OF ANNUAL REVENUES TO THE CITY OF GARDENA’S GENERAL FUND
Stabilized Annual and One-Time Fiscal Revenues (2023 $) 16911 S Normandie Avenue
Source: Client; RCLCO

EXISTING USE PROPOSED DEVELOPMENT

PROGRAM
Residential Units - 403
Free Standing Commercial SF 106,100 -

RECURRING ANNUAL REVENUES
Sales Tax (Occupied Residents) $0 $43,744
Real Property Tax Revenue $6,000 $203,400
Property Tax in Lieu of VLF $5,300 $178,700
Property Owner Utilities Tax $0 $27,576
Tenant Utilities Tax $0 $13,788
Other Revenues $0 $81,500
Total General Fund Revenues $11,300 $548,708

ONE-TIME REVENUES
City One-Time Construction Fees $0 $2,180,892
Development Impact Fee $0 $1,250,996
Sales Tax From Construction Materials $0 $56,900
Total General Fund Revenues $0 $3,488,788
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 11

GENERAL FUND ANALYSIS

SALES TAX
► The State of California levies a sales tax on all gross receipts from the sale of tangible property other than property sold for resale. Sales tax is payable by retailers, both at retail establishments as well as restaurants and fitness and health clubs where tangible products are sold. The City of Gardena receives sales tax revenue equal to 0.75% of all taxable sales within City limits. Los Angeles County and the State of California receive the balance of the tax. » This includes the sales tax generated by additional retail spending that would take place throughout the city from the increased residential units and households at the Subject Site.

PROPERTY TAX
► Direct Property Tax: As mandated by California state law, Los Angeles County levies a 1% annual tax on a given property’s total assessed valuation. This tax is collected by the County and is subsequently remitted to cities and other local agencies based on apportionment factors unique to the local tax rate area. » The City of Gardena receives 11.16% of these property tax revenues. ► Property Tax in lieu of VLF: The Vehicle License Fee changed pursuant to State legislation in 2004. Most of the funds previously received by municipalities were swapped for additional property tax, now referred to as “Property Tax in Lieu of VLF.” Property Tax in Lieu of VLF is a constitutionally protected revenue source provided to cities and counties in place of a backfill from the State General Fund on the VLF tax rate. RCLCO calculated the relationship of property tax in lieu of VLF revenues to the total assessed value of property in the City of Gardena and applied this relationship to the total development value of the proposed development to calculate the estimated Property Tax in Lieu of VLF revenue resulting from the incremental increase in the City’s total value of all assessed property.

UTILITY TAX
► The City of Gardena levies a 5% annual tax on every dollar spent on utilities for water, gas, electricity, and internet spending which includes utilities paid by both the owner of the property and the tenants.

OTHER REVENUES & EXPENDITURES
► There are a handful of other revenue categories as well as expenditure categories which would be impacted by the residents and resident-equivalents at the proposed development, but that cannot be directly quantified in the same way as other revenues such as property tax or sales tax revenue. Thus, to determine the development’s impact on these other General Fund revenue and expenditure categories, RCLCO employed the average cost approach, which assumes that the City of Gardena would receive additional revenue and incur additional expenditures for each respective category that is equivalent to the current value per city resident or resident-equivalent. Note that resident-equivalents denote the sum of all residents and a share of all employees. 16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 12

ECONOMIC IMPACT ANALYSIS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 13

METHODOLOGY

DETERMINATION OF ECONOMIC IMPACT
Employment counts, labor income, and economic output related to the construction of the project and its annual operation once completed were estimated using the IMPLAN model, using data specific to the local economy. The model enables analysis of the specific sectors of an area’s economy that are impacted when a new investment or new employment, or other measure, is added to a particular sector or sectors. These inter-industry relationships can be expressed in terms of dollar impacts or employment impacts. The results are shown in their report as “employment”, “labor income”, and “economic output.” Separate calculations are provided for two categories of benefits: temporary (construction phase) benefits; and permanent or recurring benefits associated with the ongoing operation of new businesses within the project.

IMPLAN
RCLCO’s analysis considers the direct (i.e., onsite) impacts associated with the proposed development, as well as “multiplier” impacts within the local economy (these “indirect” and “induced” impacts are both calculated for the relevant county). These multiplier impacts have been projected using the IMPLAN model. IMPLAN was created in 1979 by the U.S.

Forest Service to assist the Forest Service in land and resource planning management. In 1992, IMPLAN was transferred under a technology transfer agreement to the Minnesota IMPLAN Group, Inc, which is run by former researchers from the University of Minnesota (the university worked on the original program and subsequently developed the current modeling system). Minnesota IMPLAN Group is privately held and sells a suite of products and consulting services that involve the IMPLAN software.

The IMPLAN model can be used to generate estimates of direct, indirect and induced effects of a change in the local or regional economy. ► Direct Effects are the set of expenditures applied to the predictive model for impact analysis. These include the investment in project construction and operations of the onsite commercial land uses. The income and resulting employment of the new jobs that are employed at the project are also considered direct effects. ► Indirect Effects are impacts resulting from purchases of goods and services to support project construction and businesses selling goods and services to a project, specifically the retail, office, hotel uses, and new households.
► Induced Effects result when direct and indirect employees spend their compensation on different goods and services within the economy. The indirect and induced effects are together referred to as the “multiplier effect” of the direct expenditures associated with the development of a project.

The analysis quantifies the above benefits in terms of the following measures ► Employment – New full-time and part-time jobs, reflecting the number of jobs/workers employed in any given year. ► Labor Income – Payroll and benefits associated with the created jobs, along with additional proprietor income (payments received by self-employed individuals and unincorporated business owners)
► Economic Output – Increase in gross industry receipts, representing the total economic activity generated by the project. 16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 14

ONE-TIME IMPACTS FROM CONSTRUCTION
Note: Economic impact values expressed in constant 2023 dollars (no inflation). Employment expressed as total full-time and part-time jobs. Construction employment is expressed in job-years, i.e. one employee who works for three years would be three job-years.

Source: Client; IMPLAN; RCLCO
ONE-TIME IMPACTS YIELD 1,744 TOTAL JOB-YEARS, TOTAL LABOR INCOME OF $128.8M, AND A TOTAL ECONOMIC OUTPUT OF $249.8M

EMPLOYMENT LABOR INCOME ECONOMIC OUTPUT
Direct 1,270 $95,475,531 $156,473,959
Indirect 126 $9,466,221 $26,081,491
Induced 348 $23,842,975 $67,210,269
Total Effect 1,744 $128,784,726 $249,765,719
Multiplier 1.37 1.35 1.60
1,270
126
348
Employment

TOTAL JOBS
1,744
$95.5M
$9.5M
$23.8M
Labor Income

TOTAL LABOR INCOME
$128.8M
$156.5M
$26.1M
$67.2M
Economic Output

TOTAL ECONOMIC OUTPUT
$249.8M
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 15

RECURRING IMPACTS FROM OPERATIONS
Note: Economic impact values expressed in constant 2023 dollars (no inflation). Employment expressed as total full-time and part-time jobs. Construction employment is expressed in job-years, i.e. one employee who works for three years would be three job-years.

Source: Client; IMPLAN; RCLCO
RECURRING IMPACTS YIELD 111 JOBS, TOTAL LABOR INCOME OF $7.0M, AND A TOTAL ECONOMIC OUTPUT OF $19.1M PER YEAR

EMPLOYMENT LABOR INCOME ECONOMIC OUTPUT
Direct 71 $3,962,325 $10,529,960
Indirect 22 $1,743,906 $4,896,018
Induced 19 $1,286,889 $3,628,479
Total Effect 111 $6,993,120 $19,054,457
Multiplier 1.57 1.76 1.81
71 22
19 Employment

TOTAL JOBS
111
$4.0M
$1.7M
$1.3M
Labor Income

TOTAL LABOR INCOME
$7.0M
$10.5M
$4.9M
$3.6M
Economic Output

TOTAL ECONOMIC OUTPUT
$19.1M
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 16 INPUTS

ONE-TIME CONSTRUCTION IMPACTS FROM CONSTRUCTION
To assess the one-time economic impact resulting from the development of the Subject Site, RCLCO inputted the cost of each land use into IMPLAN. RCLCO relied on Clientprovided information and industry standards to inform the total cost associated with construction.

ANNUAL RECURRING IMPACTS: REVENUE FROM OPERATIONS
To assess the economic impact resulting from onsite operations at the Subject Site at build-out, RCLCO undertook the following approach:
► Market-Rate Apartments, Affordable Apartments, and Market-Rate Townhomes – To measure the impact of rental operations, RCLCO estimated the annual operating expenses associated the rental apartments and townhomes, relying on expected achievable rents and AMI levels from Client-provided information. 16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 17

DISCLAIMERS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 18

CRITICAL ASSUMPTIONS
Our conclusions are based on our analysis of the information available from our own sources and from the client as of the date of this report. We assume that the information is correct, complete, and reliable.

We made certain assumptions about the future performance of the global, national, and local economy and real estate market, and on other factors similarly outside either our control or that of the client. We analyzed trends and the information available to us in drawing these conclusions. However, given the fluid and dynamic nature of the economy and real estate markets, as well as the uncertainty surrounding particularly the near-term future, it is critical to monitor the economy and markets continuously and to revisit the aforementioned conclusions periodically to ensure that they are reflective of changing market conditions.

We assume that the economy and real estate markets will experience a period of slower growth in the next 12 to 24 months, and then return to a stable and moderate rate in 2024 and beyond. However, stable and moderate growth patterns are historically not sustainable over extended periods of time, the economy is cyclical, and real estate markets are typically highly sensitive to business cycles. Further, it is very difficult to predict when inflection points in economic and real cycles will occur.

With the above in mind, we assume that the long-term average absorption rates and price changes will be as projected, realizing that most of the time performance will be either above or below said average rates.

Our analysis does not consider the potential impact of future economic shocks on the national and/or local economy, and does not consider the potential benefits from major "booms” that may occur. Similarly, the analysis does not reflect the residual impact on the real estate market and the competitive environment of such a shock or boom. Also, it is important to note that it is difficult to predict changing consumer and market psychology.

As such, we recommend the close monitoring of the economy and the marketplace, and updating this analysis as appropriate.

Further, the project and investment economics should be “stress tested” to ensure that potential fluctuations in revenue and cost assumptions resulting from alternative scenarios regarding the economy and real estate market conditions will not cause failure.

In addition, we assume that the following will occur in accordance with current expectations:
► Economic, employment, and household growth
► Other forecasts of trends and demographic and economic patterns, including consumer confidence levels ► The cost of development and construction
► Tax laws (i.e., property and income tax rates, deductibility of mortgage interest, and so forth) ► Availability and cost of capital and mortgage financing for real estate developers, owners and buyers ► Competitive projects will be developed as planned (active and future) and that a reasonable stream of supply offerings will satisfy real estate demand ► Major public works projects occur and are completed as planned Should any of the above change, this analysis should be updated, with the conclusions reviewed accordingly (and possibly revised). 16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 19 Reasonable efforts have been made to ensure that the data contained in this study reflect accurate and timely information and are believed to be reliable. This study is based on estimates, assumptions, and other information developed by RCLCO from its independent research effort, general knowledge of the industry, and consultations with the client and its representatives. No responsibility is assumed for inaccuracies in reporting by the client, its agent, and representatives or in any other data source used in preparing or presenting this study. This report is based on information that to our knowledge was current as of the date of this report, and RCLCO has not undertaken any update of its research effort since such date.

Our report may contain prospective financial information, estimates, or opinions that represent our view of reasonable expectations at a particular time, but such information, estimates, or opinions are not offered as predictions or assurances that a particular level of income or profit will be achieved, that particular events will occur, or that a particular price will be offered or accepted. Actual results achieved during the period covered by our prospective financial analysis may vary from those described in our report, and the variations may be material. Therefore, no warranty or representation is made by RCLCO that any of the projected values or results contained in this study will be achieved.

Possession of this study does not carry with it the right of publication thereof or to use the name of "Robert Charles Lesser & Co." or "RCLCO" in any manner without first obtaining the prior written consent of RCLCO. No abstracting, excerpting, or summarization of this study may be made without first obtaining the prior written consent of RCLCO. This report is not to be used in conjunction with any public or private offering of securities or other similar purpose where it may be relied upon to any degree by any person other than the client without first obtaining the prior written consent of RCLCO. This study may not be used for any purpose other than that for which it is prepared or for which prior written consent has first been obtained from RCLCO.

GENERAL LIMITING CONDITIONS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 20 APPENDIX: SUPPORTING EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 21

LIST OF EXHIBITS
I. DEVELOPMENT IMPACT FEE ANALYSIS 22
Exhibit I-1 Financial Feasibility Analysis; Gardena, California; December 2023 II. FISCAL IMPACT ANALYSIS 24
Exhibit II-1 Summary of General Fund Revenue Analysis - Stabilized Revenue Analysis (2023 $); Gardena, California; December 2023 Exhibit II-2A General Fund Impact Analysis - Stabilized Transient Sales Tax Revenue (2023 $); Gardena, California; December 2023 Exhibit II-2B General Fund Impact Analysis - Stabilized Utility Tax Revenue (2023 $); Gardena, California; December 2023 Exhibit II-2C General Fund Impact Analysis - Stabilized Property Tax Revenue (2023 $); Gardena, California; December 2023 Exhibit II-2D Stabilized One-Time Fiscal Revenues from Construction (2022 $); Gardena, California; December 2023 Exhibit II-3A Recurring Revenues by Residents and Resident Equivalents ; 16911 Normandie; Gardena, California; December 2023 Exhibit II-3B Summary of General Fund Revenues; City of Gardena; Fiscal Year 2023-2024 III. ECONOMIC IMPACT ANALYSIS 33
Exhibit III-1 Annual Economic Impacts from Project Operations at Stabilization; 16911 Normandie; Gardena, California; December 2023 Exhibit III-2 One-Time Economic Impacts from Construction; 16911 Normandie; Gardena, California; December 2023 Exhibit III-2 One-Time Economic Impacts from Construction; 16911 Normandie; Gardena, California; December 2023 Exhibit III-3A Inputs to Economic Impact Analysis; One-Time Impacts From Construction; 16911 Normandie; Gardena, California Exhibit III-3B Inputs to Economic Impact Analysis; Recurring Impacts From Onsite Real Estate Operations; 16911 Normandie; Gardena, California; December 2023
Exhibit III-3C Inputs to Economic Impact Analysis; Recurring Impacts From Offsite Retail Spending - Residential For-Rent Households; 16911 Normandie; Gardena, California; December 2023
I. DEVELOPMENT IMPACT FEE ANALYSIS

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 22 Exhibit I-1
Financial Feasibility Analysis
Gardena, California
December 2023

PER UNIT TOTAL

OPERATIONS
Revenue $15,360,745
Expenses $4,424,805
NET OPERATING INCOME $27,136 $10,935,940

FEASIBILITY
Target Yield on Cost 6.00%
Maximum Threshold for Investment $555,688 $182,265,662
Less: Land Cost $48,804 $19,668,000
Less: Hard Cost $313,917 $126,508,363
Less: Other Soft Costs $47,493 $19,139,508
Less: Financing Costs $26,864 $10,826,088
Less: City One-Time Construction Fees $5,412 $2,180,892 Less: Other Fees (School, Utilities, etc.) $6,679 $2,691,815 Available Costs for Development Impact Fee $3,104 $1,250,996 Less: Base Impact Fee $1,000 $403,000
Less: Quimby Fee $1,861 $750,000
Additional Impact Fee $243 $97,996
Note: All values in unescalated 2023 dollars.

Source: RCLCO

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 23 II. FISCAL IMPACT ANALYSIS

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 24 Exhibit II-1
Summary of General Fund Revenue Analysis - Stabilized Revenue Analysis (2023 $) Gardena, California
December 2023

EXISTING USE PROPOSED DEVELOPMENT

PROGRAM
Residential Units - 403
Free Standing Commercial SF 106,100 -

RECURRING ANNUAL REVENUES
Sales Tax (Occupied Residents) $0 $43,744
Real Property Tax Revenue $6,000 $203,400
Property Tax in Lieu of VLF $5,300 $178,700
Property Owner Utilities Tax $0 $27,576
Tenant Utilities Tax $0 $13,788
Other Revenues $0 $81,500
Total General Fund Revenues $11,300 $548,708

ONE-TIME REVENUES
City One-Time Construction Fees $0 $2,180,892
Development Impact Fee $0 $1,250,996
Sales Tax From Construction Materials $0 $56,900
Total General Fund Revenues $0 $3,488,788
Note: All values in unescalated 2023 dollars.

Source: RCLCO

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 25 Exhibit II-2A
General Fund Impact Analysis - Stabilized Transient Sales Tax Revenue (2023 $) Gardena, California
December 2023

EXISTING USE PROPOSED DEVELOPMENT
Average Rent 1
N/A $3,174
Percent of Income 2
30% 30%
Average Household Income N/A $126,955
Number of Units 0 403
Occupancy Rate 3
95% 95%
Percent Spent on Retail 4
30% 30%
Total Retail Spending $0 $14,581,387
% Taxable Retail Sales in City of Gardena 5
40% 40%
Taxable Retail Sales in City of Gardena $0 $5,832,555
City Sales Tax 0.75% 0.75%
City of Gardena Occupied Unit Sales Tax Revenue $0 $43,744 1 Assumes development scenario rents provided by 16911 Normandie Associates. 2 Per RCLCO assumptions.
3 Assumes stabilized occupancy of 95%.
4 Per BLS Consumer Expenditure Report
5 Asuming 80% of sales are taxable and 50% of taxable sales are in Gardena.

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 26 Exhibit II-2B
General Fund Impact Analysis - Stabilized Utility Tax Revenue (2023 $) Gardena, California
December 2023

EXISTING USE PROPOSED DEVELOPMENT
Number of Units 0 403
Occupancy Rate 95% 95%
Occupied Units 0 383

PROPERTY OWNER UTILITY TAX REVENUE
Owner Utility Cost/Month Per Unit 1
$0.00 $120.00
Total Owner Utility Spending N/A $551,520
City of Gardena Utility Tax Rate 5% 5%
Total Property Owner Utility Tax Revenue $0 $27,576

TENANT UTILITY TAX REVENUE
Tenant Utility Cost/Month Per Unit 2
$0.00 $60.00
Total Tenant Utility Spending N/A $275,760
% Taxable Retail Sales in City of Gardena 5% 5%
Taxable Retail Sales in City of Gardena $0 $13,788
1 Assumes owner accounts for electricity and water spending. 2 Assumes tenant accounts for internet spending.

Note: All values in unescalated 2023 dollars.

Source: Client; City of Gardena; RCLCO

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 27 Exhibit II-2C
General Fund Impact Analysis - Stabilized Property Tax Revenue (2023 $) Gardena, California
December 2023

EXISTING USE PROPOSED DEVELOPMENT
Land (Current Assessed Value) 1
$3,560,000 $19,300,000
Improvements (Construction Costs) 2
$1,800,000 $162,965,662
Total Assessed Value $5,360,000 $182,265,662

REAL PROPERTY TAX REVENUE
Real Property Tax Rate 1% 1%
Total Real Property Tax Revenue $53,600 $1,822,657
City of Gardena Share of Real Property Tax Revenue 3

11.16% 11.16%
City of Gardena Real Property Tax Revenue $6,000 $203,400

PROPERTY TAX IN LIEU OF VLF
City of Gardena Total Assessed Value 4
$7,508,295,733 $7,508,295,733
Property Tax in Lieu of VLF Revenue (Estimate) 5
$7,362,472 $7,362,472
% Increase in City of Gardena Total Assessed Value from 16911 Normandie 0.1% 2.4% Increase in City of Gardena VLF Revenue $5,300 $178,700 TOTAL ANNUAL PROPERTY TAX REVENUE $11,300 $382,100
1 Based on latest assessed value as provided by the LA County Assessor's Office. 2 For existing use, based on latest assessed improvements as provided by the LA County Assessor's Office. For redevelopment scenarios based on total development cost. 3 Based on tax information for Tax Rate Area 00576.
4 Based on information published in the 2022 LA County Assessor's Annual Report. 5 Based on the information published by the California State Controller's Office for Gardena General Revenues for 2022.

Note: All values in unescalated 2023 dollars.

Source: Client; City of Gardena; Los Angeles County Assessor's Office; RCLCO

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 28 Exhibit II-2D
Stabilized One-Time Fiscal Revenues from Construction (2022 $) Gardena, California
December 2023

EXISTING USE PROPOSED DEVELOPMENT
Total Costs $0 $182,265,662

SALES TAX REVENUES
Hard Costs $0 $126,508,363
Materials (% of Hard Costs) 60% 60%
Materials Cost $0 $75,905,018
% Taxable and Purchased in City of Gardena 10% 10%
Materials Purchased in City of Gardena $0 $7,590,502
City of Gardena Sales Tax Rate 0.75% 0.75%
City of Gardena Sales Tax Revenue $0 $56,900
Note: All values in unescalated 2023 dollars.

Source: Client; RCLCO

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 29 Exhibit II-3A
Recurring Revenues by Residents and Resident Equivalents 16911 Normandie
Gardena, California
December 2023

REVENUE PROJECTION

POPULATION CHARACHTERISTICS BASIS FACTOR EXISTING USE PROPOSED DEVELOPMENT Projected Residents 1
100% 0 622
Projected Employees 1
50% 0 20
Resident-Equivalent Population 0 642

REVENUES - AVERAGE COST APPROACH
Business License Tax $2,811,375 Resident-Equivalent Population $37.91 $0 $24,300 Franchise and Other Taxes $4,879,429 Resident-Equivalent Population $65.79 $0 $42,200 Fines and Forfeitures $1,220,929 Resident-Equivalent Population $16.46 $0 $10,600 Other Revenue $512,036 Resident-Equivalent Population $6.90 $0 $4,400 Total Revenues $0 $81,500

RESIDENT EQUIVALENT POPULATION, CITY OF GARDENA
Resident Population 61,543
Employment 25,239
Employment in Res. Equivalents @ 50% 12,620
Total Resident Equivalent Population 74,163
1 Assumes an average household size of approximately 1.30. Assumes 0.05 employees per unit. 2 Reflects other revenue categories from the City of Gardena General Fund that are evaluated using the average cost approach. Note that these include only certain categories and do not sum to total General Fund Revenues.

Source: Esri; City of Gardena; RCLCO

TOTAL RELEVANT GENERAL FUND
REVENUES 2

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 30 Exhibit II-3B
Summary of General Fund Revenues
City of Gardena
Fiscal Year 2023-2024
2022-2023 ADOPTED BUDGET % OF GENERAL FUND REVENUES
Sales and Use Tax $27,151,875 33.1%
Card Club Gross Revenue Fees $9,193,600 11.2%
Property Tax $9,945,583 12.1%
Vehicle License Fees $7,962,464 9.7%
Utility Users Tax $5,962,277 7.3%
Business License Tax $2,811,375 3.4%
Franchise and Other Taxes $4,879,429 6.0%
License and Permits $1,968,790 2.4%
Fines and Forfeitures $1,220,929 1.5%
Investment Income $355,000 0.4%
Intergovernmental $537,500 0.7%
Current Service Charge $2,556,467 3.1%
Other Revenue $512,036 0.6%
Transfer In $4,242,486 5.2%
Charges to Other Funds $2,702,388 3.3%
TOTAL $82,002,199 100.0%
Source: City of Gardena

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 31 III. ECONOMIC IMPACT ANALYSIS

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 32 Exhibit III-1
Annual Economic Impacts from Project Operations at Stabilization 16911 Normandie
Gardena, California
December 2023

EMPLOYMENT LABOR INCOME ECONOMIC OUTPUT
Direct 71 $3,962,325 $10,529,960
Indirect 22 $1,743,906 $4,896,018
Induced 19 $1,286,889 $3,628,479
Total Effect 111 $6,993,120 $19,054,457
Multiplier 1.57 1.76 1.81
Note: All values expressed in constant 2023 dollars. Employment expressed as total part-time and full-time jobs.

Source: Client; IMPLAN; RCLCO
71 22
19 Employment

TOTAL JOBS
111
$4.0M
$1.7M
$1.3M
Labor Income

TOTAL LABOR INCOME
$7.0M
$10.5M
$4.9M
$3.6M
Economic Output

TOTAL ECONOMIC OUTPUT
$19.1M

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 33 Exhibit III-2
One-Time Economic Impacts from Construction
16911 Normandie
Gardena, California
December 2023

EMPLOYMENT LABOR INCOME ECONOMIC OUTPUT
Direct 1,270 $95,475,531 $156,473,959
Indirect 126 $9,466,221 $26,081,491
Induced 348 $23,842,975 $67,210,269
Total Effect 1,744 $128,784,726 $249,765,719
Multiplier 1.37 1.35 1.60
Note: All values expressed in constant 2023 dollars. Employment expressed as total part-time and full-time job-years (one person working for three years would be three job years).

Source: Client; IMPLAN; RCLCO
1,270
126
348
Employment

TOTAL JOBS
1,744
$95.5M
$9.5M
$23.8M
Labor Income

TOTAL LABOR INCOME
$128.8
$156.5M
$26.1M
$67.2M
Economic Output

TOTAL ECONOMIC OUTPUT
$249.8

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 34 Exhibit III-3A
Inputs to Economic Impact Analysis
One-Time Impacts From Construction
16911 Normandie
Gardena, California
December 2023

CONSTRUCTION COSTS

IMPLAN SECTOR

LAND USE SECTOR CODE IMPLAN DESCRIPTION
Residential For-Rent $156,473,959 58 Construction of new multifamily residential structures 1 Note: All values expressed in constant 2023 dollars.

Source: Client; RLB; IMPLAN; RCLCO
INPUT: TOTAL CONSTRUCTION
COSTS + TI (2023$)¹
Based on estimated hard cost and TI figures provided by RCLCO and the Client.

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 35 Exhibit III-3B
Inputs to Economic Impact Analysis
Recurring Impacts From Onsite Real Estate Operations
16911 Normandie
Gardena, California
December 2023

REAL ESTATE OPERATIONS

IMPLAN SECTOR

LAND USE CODE DESCRIPTION
Residential For-Rent $4,497,883 447 Other real estate
Note: All values expressed in constant 2023 dollars.

Source: IMPLAN; Client; RCLCO

TOTAL OPERATING
EXPENSES 1

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 36 Exhibit III-3C
Inputs to Economic Impact Analysis
Recurring Impacts From Offsite Retail Spending - Residential For-Rent Households 16911 Normandie
Gardena, California
December 2023

ANNUAL RESIDENT RETAIL EXPENDITURES
UNITS AVG. INCOME 1
RETAIL EXP. 2
Residential For-Rent Households 403 $126,955 $36,182

RESIDENTIAL SPENDING OFFSITE RETAIL EXPENDITURES IMPLAN SECTOR

CATEGORY

DISTRIBUTION OF
SPENDING 3
% SPENT
ONSITE 4

RESIDENTIAL FOR-RENT

HOUSEHOLDS CODE IMPLAN DESCRIPTION
Motor vehicle and parts dealers 18.5% 0% $2,700,941 402 Retail - Motor vehicle and parts dealers Furniture and home furnishings stores 2.7% 0% $391,584 403 Retail - Furniture and home furnishings stores Electronics and appliance stores 1.9% 0% $282,754 404 Retail - Electronics and appliance stores Building material and garden equipment and supplies stores 5.8% 0% $838,456 405 Retail - Building material and garden equipment and supplies stores Food and beverage stores 11.8% 0% $1,716,500 406 Retail - Food and beverage stores Health and personal care stores 8.3% 0% $1,206,086 407 Retail - Health and personal care stores Gasoline stores 8.5% 0% $1,238,648 408 Retail - Gasoline stores Clothing and clothing accessories stores 7.6% 0% $1,105,398 409 Retail - Clothing and clothing accessories stores Sporting goods, hobby, musical instrument and book stores 2.4% 0% $345,164 410 Retail - Sporting goods, hobby, musical instrument and book stores General merchandise stores 17.3% 0% $2,523,239 411 Retail - General merchandise stores Miscellaneous store retailers 3.8% 0% $561,105 412 Retail - Miscellaneous store retailers Nonstore retailers 1.6% 0% $239,959 413 Retail - Nonstore retailers Food Services & Drinking Places 9.8% 0% $1,431,553 509 & 510 Retail - Full Service Restaurants, Limited-Service Restaurants, All Over Food and Drinking Places 1 Multifamily household annual income is estimated to be 30.0% of annual rental payment. 2 Assumes 30% of annual income spent on retail.
3 Based on CES data.
4 RCLCO assumption of sales likely to occur at onsite retail outlets, to avoid double-counting.

Note: All values expressed in constant 2023 dollars.

Source: IMPLAN; CES; RCLCO

REAL ESTATE CONSULTING

EXHIBITS
16911 Normandie Associates, LLC | Economic Analysis | 16911 S Normandie Avenue, Gardena, California R1-15637.02 | December 11, 2023 | 37

A U S T I N
501 C o n g r e s s A v e , S u i t e 1 5 0
A u s t i n , T X 7 8 7 0 1

L O S A N G E L E S
1 1 6 0 1 W i l s h i r e B o u l e v a r d , S u i t e 1 6 5 0 L o s A n g e l e s , C A 9 0 0 2 5

O R L A N D O
9 6 4 L a k e B a l d w i n L a n e , S u i t e 1 0 0
O r l a n d o , F L 3 2 8 1 4

WA S H I N G TO N , D C
7 2 0 0 W i s c o n s i n A v e n u e , S u i t e 1 1 1 0 B e t h e s d a , M D 2 0 8 1 4

MEMORANDUM
DATE: November 24, 2024
TO: 16911 Normandie Associates, LLC
FROM: RCLCO: Derek Wyatt and Jordan LaMarche
SUBJECT: Updated Economic Analysis for Proposed Apartment Development; Gardena, California

PROJECT BACKGROUND

PROPOSED DEVELOPMENT
16911 Normandie Associates, LLC (“Client”) is planning a new apartment development at 16911 S Normandie Avenue in the City of Gardena. The current proposed development comprises 258 apartments and 75 townhomes. The property is currently zoned industrial with housing overlay that covers a portion of the site. Client is planning a zone change / Specific Plan process.

PURPOSE OF STUDY
Client engaged RCLCO to estimate the incremental revenues generated for the City of Gardena in the form of fees and taxes from the new development and to evaluate and quantify the incremental impact on the local economy during the construction and operational (build-out) phases of the proposed development. This analysis has two components covering the one-time construction and operations phases. In each analysis, the estimates include the “direct” impacts (investment during the project’s construction, and retail and business sales and local household spending that recur at build-out) and the “multiplier” effects (the circulation of these direct effects within the local economy). Client originally engaged RCLCO in 2023 and submitted a report at that time to the City of Gardena. Since then, plans for the development have been revised resulting in a reduction in apartment units and reduced building heights. This memorandum follows the same methodology and approach as our prior analysis and applies this to the current development program.

FISCAL REVENUE IMPACT
The Clients’ revised development is anticipated to generate over $455,538 in revenues for the City’s General Fund per year. This represents a figure $444,938 larger than the estimated revenues generated by the current use at the Subject Site. This includes sales tax, property tax, utility tax, and other revenues generated from the new residential units at 16911 S Normandie Avenue.

The development of the proposed project also yields one-time construction-related revenues totaling over $3 million, including construction fees, development impact fees, and sales tax from construction materials.

Stabilized Annual Fiscal Revenues (2024 $) Stabilized One Time Fiscal Revenues (2024 $) $0
$3,094,751
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000

EXISTING USE PROPOSED DEVELOPMENT
$10,600
$455,538
$0
$100,000
$200,000
$300,000
$400,000
$500,000

EXISTING USE PROPOSED DEVELOPMENT
16911 Normandie Associates, LLC | R1-15637.02 | 2

ONE-TIME ECONOMIC IMPACT FROM CONSTRUCTION
RCLCO estimated the following one-time construction-related economic impacts using the IMPLAN input-output model and estimated construction costs:
► 1,580 total job-years (including direct onsite jobs plus the “multiplier effect” of indirect and induced jobs), with 1,166 of these job-years estimated to be construction job-years located directly onsite.
► $109.4 million in total labor income (wages, salaries, and benefits paid to direct, indirect, and induced workers associated with construction), of which $80.9 million is projected to be paid to onsite construction employees. ► A total economic output associated with construction of $216.7 million in the local economy, of which $132.2 million reflects the value of direct project construction.

ONE-TIME IMPACTS FROM CONSTRUCTION

EMPLOYMENT LABOR INCOME ECONOMIC OUTPUT
Direct 1,166 $80,889,951 $132,160,535
Indirect 91 $6,764,174 $20,723,457
Induced 323 $21,734,630 $63,766,026
Total Effect 1,580 $109,388,755 $216,650,019
Multiplier 1.35 1.35 1.64

RECURRING (ANNUAL) ECONOMIC IMPACTS FROM OPERATIONS
RCLCO estimated the following recurring annual economic impact from the operations of the onsite uses at the project at build-out, relying on Client inputs and RCLCO estimates for real estate performance metrics and household spending:
► 73 total jobs per year (including direct onsite jobs plus the “multiplier effect” of indirect and induced jobs). Of these jobs, 47 are estimated to be directly created onsite by businesses or in the local economy by residential spending. ► $4.4 million in total labor income per year (wages, salaries, and benefits paid to direct, indirect, and induced workers associated with onsite businesses and household spending). Of this compensation, $2.6 million is projected to be directly generated onsite by businesses or throughout the local economy by residential spending.
► A total economic output associated with operations of $12.6 million per year in the local economy, of which $7.1 million reflects the value of direct project operations and household spending.
1,166
91 323
Employment

TOTAL JOBS
1,580
$80.9M
$6.8M
$21.7M
Labor Income

TOTAL LABOR INCOME
$109.4
$132.2M
$20.7M
$63.8M
Economic Output

TOTAL ECONOMIC OUTPUT
$216.7
16911 Normandie Associates, LLC | R1-15637.02 | 3

RECURRING IMPACTS FROM OPERATIONS

EMPLOYMENT LABOR INCOME ECONOMIC OUTPUT
Direct 47 $2,555,476 $7,066,397
Indirect 13 $1,003,374 $2,981,083
Induced 13 $854,679 $2,508,799
Total Effect 73 $4,413,530 $12,556,279
Multiplier 1.54 1.73 1.78
47 13
13 Employment

TOTAL JOBS
73 $2.6M
$1.0M
$.9M
Labor Income

TOTAL LABOR INCOME
$4.4M
$7.1M
$3.0M
$2.5M
Economic Output

TOTAL ECONOMIC OUTPUT
$12.6M
From: Rosie Sato
To: Public Comment
Subject: City Council Comment - Normandie Crossing
Date: Friday, January 3, 2025 8:57:58 PM
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Dear Sir,
I am writing to voice my strong opposition of the Normandie Crossing project! This massive five story building (plus rooftop amenities which will slow tenants to look into our back yards) is simply too big for the area!
We are concerned about the horrible traffic congestion it will bring to all surrounding residential neighborhoods and the increase in crime that will strain the GPD & GFD ! We want safe neighborhoods!
A project this dense is not suitable for this property as it is surrounded by hundreds of multiunit dwellings! Not to mention the Cocoon is directly across the street and street parking is already highly congested!
Please do the right thing for Gardena and put the 5 story complex in a suitable location that will be less detrimental.

Thank you,
Rose Sato
Sent from my iPhone
From: Michael Hall
To: Public Comment
Subject: Normandie Crossing Project
Date: Saturday, January 4, 2025 3:28:37 PM
Caution! This message was sent from outside your organization.

I regards to this Normandie Crossing Project I am strongly voicing my opposition to this 5 story project. It is way to humongous for the purpose area.

My biggest concern is when you take into consideration the total numbers of Townhomes ,apartments and cars there will not be adequate parking spaces in the area which will lead to people parking there cars on our neighborhood streets. Plus this will increase traffic concerns in our areas.

I live in a neighborhood where citizens feel safe walking and I think a Project this size would be more suitable somewhere else where it is not surrounded by so many near by homes.

Thank you for your consideration
Sent from my iPhone
From: Kathryn Everson
To: Public Comment
Subject: CITY COUNSEL COMMENT
Date: Saturday, January 4, 2025 3:43:33 PM
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I’m voicing my opposition to the Normandie Crossing project. Gardena traffic and population cannot withstand the addition of 300 or more units. I can speak from experience. San Pedro has done the same thing with HUNDREDS of homes recently built on Western. Traffic is a daily, unbearable situation with ill-timed lights, as well as everyday crowds in grocery stores and pharmacies. Rents/housing prices have soared. Please think of the CURRENT residents before plowing ahead in asking them to support housing, so that local government can appease landlords and builders.

From: Raymond GONZALEZ
To: Public Comment
Subject: City council comment
Date: Saturday, January 4, 2025 4:22:15 PM
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I oppose the development of a massive 5-story apartment complex that is directly adjacent to the Merit homes track.

This project is too dense and big for the area and will have a negative impact on the residents and visitors of the area. Traffic is bad enough already and this project will only make it worse. So what the fuck is wrong with you people?
Regards
Power to the People
Sent from my iPhone
From: Hyunah Suh
To: Public Comment
Subject: Opposition to Normandie Crossing Project at 16911 S. Normandie Ave., Gardena Date: Sunday, January 5, 2025 1:47:38 PM
Caution! This message was sent from outside your organization.

To the Gardena City Council:

I am a homeowner at 1436 W 170th Street, Gardena, CA. I am opposed to this project as is, being built in my neighborhood. This is unacceptable because it will dramatically change the area which is low density into a high density area thereby affecting the property value and the quality of life specifically for all the residents living on 170th Street as well as the surrounding streets. A key detail in the architectural renderings raised great concerns in that the entrance and exit points will be on 169th Street and 170th Street. This creates a significant amount of traffic into a an area that has minimal traffic. It is an area that doesn't see much traffic which is why you have so many residents taking walks on the actual street rather than the sidewalks. Additionally, this project is being proposed on property that is not zoned for residential housing. I am very much opposed to this project and will encourage all my neighbors to express their disapproval as well.

Hyunah Suh
1436 W 170th Street
Gardena CA 90247
310-283-5268
From: Ronald Alcaraz
To: Public Comment
Subject: Normandie & 170th St. Housing Project
Date: Sunday, January 5, 2025 5:49:12 PM
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To whom it may concern:

I Ron Alcaraz property homeowner on 166th and Normanindie strongly oppose the propose construction of a 5 - story mutli units apartment complex. The area is already saturated with apartment buildings, and 6-900 more people will only bring hundreds of more cars into our area. Just a block away on 166th St. its almost imposible to find a vistor parking space in the street.

Shopping stores in our area are already filled to capacity, and hundreds more will only make it harder for we the people to live a normaly way of life. With more poeple comes more crime as well. I ask the city consul to oppose this project and reject the new housing development.

Regards,
Ron Alcaraz
From: Carrie Lew
To: Public Comment
Subject: Oppose: Merit Homes track (Normandie & 170th)
Date: Monday, January 6, 2025 6:16:20 AM
Caution! This message was sent from outside your organization.

City of Gardena, City Council
I am in opposition of the 5-story apartment complex Merit Homes track (Normandie & 170th) because it is too big and too dense for the area. It will create a traffic nightmare on all residential streets within a one mile radius as 800-900 new tenants race through the neighborhood in an effort to avoid the already congested streets of Normandie, Artesia, Western and Vermont!
Additionally there will be safety and privacy concerns, increased crime and a strain on emergency services.

The bottom line: this project will have a negative effect on our quality of life! Please do not move forward with this nightmare of a project! Regards,
Carrie
~ ~ ~ ~ ~
Carrie A. Lew, EdD, LCSW
From: [email protected]
To: Public Comment
Subject: City Council Comment Normandie
Date: Monday, January 6, 2025 2:54:40 PM
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Gardena City Council,
I’m writing in opposition to the Normandie Crossing Project as proposed. I’m open to a smaller development of half to a third the size.

A compromise will provide housing needs with a less negative impact.. Would you want to live next to this? Let that guide your vote.

Best regards,
Randy Tanaka
From: Denise Okabe
To: Public Comment
Subject: New housing
Date: Monday, January 6, 2025 5:40:28 PM
Caution! This message was sent from outside your organization.

City of Gardena,
I am opposed to the Normandie Crossing Project because traffic will be horrendous. Artesia is already inundated with cars as it is. It will affect the current residents and well as businesses nearby ! Please reconsider this project .

Thank you,
Denise K. Okabe
Sent from my iPad
From: Janet Taga
To: Public Comment
Subject: City Council Comment
Date: Tuesday, January 7, 2025 6:17:48 AM
Caution! This message was sent from outside your organization.

Re: Normandie Crossing Project
I frequently shop and attend various programs and activities in the City of Gardena . As it is now, the traffic and availability of parking is challenging. The addition of a housing project of that magnitude would severely impact existing conditions. Please reject this project!
Janet Taga
From: AT&T COMMUNICATIONS
To: Public Comment
Cc: Tasha Cerda; Rodney Tanaka; Mark Henderson; Paulette Francis; [email protected] Subject: CITY COUNCIL COMMENT REGARDING NORMANDIE CROSSING (SP #1-21) Date: Tuesday, January 7, 2025 4:50:02 PM
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At least twice now, Saiko Investment Corporation and its representatives Fred Shaffer and Steve Ludwig have put forth their project imposing on the surrounding community a monstrosity of an apartment building in addition to the single dwelling 3 story townhomes all within a 5.3 acre parcel that is currently not zoned for RESIDENTIAL USAGE.

Before I pen my perspectives, as well as those of my fellow neighbors, on the impact it will most definitely cause, can we please address the elephant in the room? Who within your staff or on the City of Gardena Planning Commission is actually in these guys back pockets? How many times is this monstrosity of an idea proposing 333 dwellings (combination 75 Townhouses, this number not reduced and now 6 STORIES, reduced from 7, apartment building - 258 units) to the commission and now the City Council going to be even considered and why? One can only imagine that after the first Planning Commission meeting back in March 2024, where the RESIDENTS within the surrounding area as well as LOCAL CONTRACTORS voiced very CLEARLY and loudly that they DID NOT WANT this type of development, that someone surely is in cahoots with Saiko, Shaffer and Ludwig and his spin off company which manages apartment buildings claiming affordable living while charging a home mortgage price for 2 bedroom apartments! LOOK IT UP! On top of that they are utilizing an Architecture firm that seems to be stuck in every concept of new building to make them look like BOXES stacked on top of each other with minimum balconies or patio space similar to the commercial of the little girl on the swing in her back yard hitting the wall each time she tries to move! Come on people you can do better and should do better for your constituents that live, work, spend money and VOTE!
With that said, let's get down to some of the specifics, OK? This 'development' will encompass 5.3 acres, a railroad line abuts the property, and I shall presume that the railway will still be active in the next 10 years? That particular line causes traffic delays as train cars move from the south towards the east crossing over on Normandie on numerous occasions. When this happens, the surrounding area is impacted especially at the signal light near Diana's on 166th, not to mention 169th Street and Normandie itself. Adding 333 dwellings to this area is not going to make matters any better! It is bad enough when the rail line used to deliver lumber and supplies to Crenshaw Lumber causes delays on Western Avenue and 166th not to mention 169th Place and Western. I can always tell when the rail line is delivering or leaving the lumber yard because the amount of traffic that we get on 169th Place or even Denker Avenue (I live at the corner of 169th and Denker) sometimes quadruples with cars trying to find a way around the obstruction and delay.

Now, let's move on to the impact alone that Cocoon 63 has caused with their smaller development, shall we? When it was proposed and subsequently approved the developer stated that most of the residents would be utilizing the stacking car garage that thankfully they placed on Normandie Avenue and away from residential housing. However, in the past few years there has been a tremendous INCREASE in the number of cars that are parked ON 169th STREET as well as Brighton. You must also take into consideration the safety issues when an Amazon, FedEx or UPS vehicle is DOUBLE PARKED while making a delivery to Cocoon 63 residents because if one is making a right hand turn on 169th Street from Normandie (going in the south direction), Cocoon 63 obstructs a drivers view onto 169th Street. A driver turning to go west on 169th Street will have no idea if another driver is moving east on 169th Street. Let's fast forward to 2 years from now and the monstrosity of an apartment building is on the opposite side of the street and cars are exiting the underground parking structure. You turn right, have to navigate around a delivery truck they turn left to exit structure and boom! Yeah, quality of life is really upgraded right? Look that area is already bad enough! Why do you want to make it worse? Do any of you on the Council live in this neighborhood? If so, do you not see the parking problem that already exists? The apartment plans call for 1.5 parking spaces per unit, so I'm asking what is a half a car? Can anyone answer that? They have also proposed 50 guest parking spaces for 258 units, huh? I also remember last time that representatives from the Local Construction union were in force at the meeting in March 2024 and they too voiced their disapproval because we all know that these 'developers' would not be utilizing any of the members but bring in their own construction crews and contractors. How does this in any way shape or form help these guys who live and try to work in their own community? Here's the answer ... IT DOESN'T! Can we also THINK about the impact that this monstrosity will have on the quality of life for those residents who live on 170th, Brighton and have their backyards abutting Brighton Way? How can you say that the noise of construction for at least 3 years, amount of truck traffic, disruption of street access to their homes, possible water outages as lines are interconnected to the new units, possible gas & electric outages as well is something that they should endure for what? Progress? There are already plans approved for another vast number of units on Artesia Blvd where the Gardena Car Wash and Automotive Center used to be. How many more box like monstrosities does Gardena plan to approve? The impact of traffic on Artesia is already at its limits and the number of times I hear sirens heading in either the direction of Artesia near Denker or Artesia near Western is at least 5 or more a week. Adding this particular development to the mix is really going to impact the ENTIRE neighborhood that borders Artesia to the south, Western Avenue to the west, 166th to the north and Normandie to the East. My suggestion for the 5.3 acres is to keep the 3 story units, DUMP THE MONSTROSITY OF AN APARTMENT BUILDING and give the surrounding area a boost in the quality of life in a gated townhome community similar to the one on Artesia near the Albertsons Shopping Center.

Finally, if they propose an Environmental Impact study that says it will not impact the neighborhood, well then, they are pulling the wool over EVERYONE'S EYES and really shoveling some serious cow manure! ASK the RESIDENTS in this older and established area of Gardena whether a 6 STORY APARTMENT BUILDING or 75 - 3 STORY TOWNHOMES are something that would add value to their existing neighborhood. I know the answer would be oh hell no! PLEASE THINK AGAIN about this - the highest building in Gardena is the Gardena Hospital, OK? This 6 STORY APARTMENT BUILDING at the beginning of a residential area will be just as high! How is this going to improve an established neighborhood where its residents have lived for at least 20 years or more as I and my husband have? Really? I know the City Council can do better; I know for a fact that the residents in the surrounding area DESERVE BETTER! The City of Gardena is not and should not try to compete with the likes of Carson (and the concrete corridor they have made along Carson & Avalon, as well as the horrible dwellings that are completing construction across from Harbor General Hospital). Nor should the City of Gardena go the route of Santa Monica where every single building along 3rd and 4th is at least 4+ stories, and the street gets little sunlight anymore. Those cities have developed SARDINE CANS! As I said, the development on Artesia where the Gardena Car Wash and Automotive Center once did business will be a disruptive process for the surrounding area for quite some time and continue to make our beloved residential area more BOXED IN than I'm sure our original city planners had intended. Progress is necessary, I get it. But progress that IMPROVES A NEIGHBORHOOD rather than DISTRACTS FROM IT is the very definition of progress. 3 story townhouses will be large enough for the small area and may cause some in the surrounding area a breach of privacy, just as the units built on Western south of 169th Place have done to our neighbors on S. Harvard, but allowing a 6 STORY MONSTROSITY to be constructed at the corner and in a neighborhood where most apartment buildings are two story or the majority of dwellings are SINGLE FAMILY, is not progress. It is the City Council and the Planning Commission telling the residents to (because I am nice, I will not say what I want and simply say) take a hike! I realize this email is long; however, I know that the words I've written is indeed the sentiment of most if not all the residents within the surrounding community. Those same residents VOTE and are quite involved in various causes within our community. It is hard enough nowadays to trust elected officials and I know that those who decide to give their approval to this project will have quite a few VOTERS in the area questioning motives in the next election. As I said YOU ALL CAN DO BETTER and this project is NOT THE ANSWER.

Sincerely,
Donnetta Jalomo resident of Gardena for 30 years.

From: Erwin Canlas
To: Amanda Acuna
Subject: Normandie Crossing Residential Project
Date: Tuesday, January 7, 2025 6:04:40 PM
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Ms. Acuna,
07JAN2025
As a homeowner on West 173rd St. 90247, I am opposed to the proposed residential project known as Normandie Crossing. I understand the need for housing. However, this project not a good fit for the surrounding neighborhood due to the high-density aspect of the project.

While I am not opposed to development for the city, having a mix of townhomes and apartments within 5.25 acres with 333 units in total is impractical. Coupled with an average of two vehicles per unit for an estimated total of over 666 vehicles, not including their guests, would result in heavier traffic, congestion and the inevitable spillover of street parking due to limited on-site parking.

A prime example is the existing Cocoon apartments, a significantly smaller development, directly across the street from the project. Often, its residents and their guest park their vehicles along 169th St., Brighton Ave. and Brighton Way and several adjacent streets.

In addition, the adjacent community surrounding the project has a large population of elderly retirees and families who frequently walk the streets daily, not to mention students attending the nearby schools. The expected high amount of traffic coming to and from Normandie Crossing is worrisome for their safety.

I strongly implore the City of Gardena Planning Commission to reconsider the high-density aspects of Normandie Crossing and to substantially reduce the number of units to be built.

Regards,
Erwin Canlas
From: AT&T COMMUNICATIONS
To: Public Comment
Cc: Tasha Cerda; Rodney Tanaka; Mark Henderson; Paulette Francis; Wanda Love Subject: COUNCIL MEETING COMMENT REGARDING THE NORMANDIE CROSSING PROJECT Date: Wednesday, January 8, 2025 2:32:32 PM
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Yesterday, January 7, 2025 I sent an email to all of
you regarding the proposed building project put
forth by the Saiko Investment Corporation. In that
email, I mentioned that the impact of this project
would be burdensome to the surrounding
neighborhood. What I didn't mention is a very
simple thought which I am imploring all of you to
think about and that is would this proposed project
give the area a "Sense of Community". I am not
writing about the potential sense within the
proposed project but rather the larger picture of
the surrounding area and the community that we
all have presently.

While most of us know each other as the neighbors
down the street, there is a sense of belonging
within the blocks of Normandie to the east,
Western Ave to the west, 166th to the north, and
Artesia to the south. These blocks of homes,
condos, recently built townhomes and apartment
buildings (which I might add are no larger than 3
stories) and their residents have endured enough
compaction and loss of privacy in their yards, but
what they haven't lost is that "Sense of
Community". It is what makes this area special in
Gardena!
As I write this, Los Angeles County is experiencing
devastating fires in the Palisades as well as Sylmar
and Altadena. One of the real problems that comes
to mind about these fires is the compact area in
which builders have placed dwellings and as I
mentioned yesterday, those areas are like a sardine
cans.

This project imposes upon our current community
333 living units on just 5.3 acres of land. If that is
not compaction then I don't understand what is.

Yes, the fires in the Palisades were fueled by
unprecedented winds but compaction of the area
led to more buildings being leveled by the flames
and deterred the efforts of the firefighters and first
responders. Thank God that more people were not
lost although we know that there were some
injured and burnt. It makes me wonder just what
would happen to those dwellings south of Artesia,
the single-family homes built just north of Artesia
between Denker and the shopping center, the new
Townhomes built on Western off 169th Place,
Cocoon 63 apartments or even the new project that
was approved on the area where the former
Gardena Car Wash was located (I understand that
is a proposed 300 units, again on a compacted
area) were a fire that could be fueled by winds
happen in those areas causing a devasting
catastrophe to our community. If you think that it
could never happen then you are burying your
heads in the sand as I am sure those in the
Palisades thought the same thing!
Therefore, I am again going to ask all of you to
please think this project through with very open
minds and listen to what the residents are saying
to you. This project is not the answer for those 5.3
acres no matter how much Saiko Investment
Corporation is trying to blow that smoke up your
tushes. 75 Townhomes and a 258-unit 6 story
apartment building on such a small parcel is not
the answer and I believe that you all know it's not.

I do want progress for our city, but I also want that
"Sense of Community" and this project will not
accomplish that.

Thank you for hopefully listening to the current
residents of the area as well as myself and tell
Saiko Investment Corporation that this is NOT
what the residents and voters of Gardena are
willing to accept.

Donnetta Jalomo (30-year Gardena resident)
From: Keren Hwang
To: Public Comment
Subject: CITY COUNCIL COMMENT
Date: Thursday, January 9, 2025 4:51:42 PM
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Dear City Council,
I am writing to you with my opinions regarding the building project for Normandie Avenue in Gardena.

I am concerned about the development of the complexes on 16911 Normandie in Gardena. I understand we need housing. However, I don't understand why the buildings need to exceed over three stories high. I don't see buildings taller nearby or in Gardena and building such a gigantic structure would be such an eyesore. And the size of the buildings, or with the capacity to fit so many homes, would create so much more traffic than is already occurring on Normandie Avenue. And let's not forget that earthquakes are still very prevalent in CA. And with the fires this week, it really reminds us of having plans, evacuation or otherwise, for catastrophes that might occur in this neighborhood. We really should be more mindful on how we build our city.

I oppose building something so gigantic in Gardena.

Thank you.

Keren Hwang
Home Owner in Gardena, CA.

From: Michael Walter
To: Public Comment
Subject: City Council comment Normandie
Date: Thursday, January 9, 2025 7:33:41 PM
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I am writing to state the opposition of me and my wife to the proposed Normandie Crossing Project.

We often walk through the area of the proposed project. It is densely populated, abutting residential homes to the east on 168th and the west on 169th. I can honestly say, from hundreds of walks by the Cocoon at that same address, on the NW corner of 169th and Normandie, that the builders of that set of mini-studio apartments completely failed to provide adequate parking for their tenants. True, they installed a very up-to-date mechanical parking garage, but it is hardly used by the tenants, most of whom park on 169th Street, and on Brighton to the West. Many mornings when I walk by there is no parking available along 169th for two blocks going west into residential areas.

So, where are the people living in the proposed units going to park? It's great if the builders say that they have provided 1 ½ cars per unit, but who is going to see that tenants park in those spaces when it is more convenient to park on the street, perhaps even several blocks away in the residential neighborhood.

Also, since the Cocoon is under-occupied now, and has been since being opened, why add more apartments that are likely to remain empty? Two points here: the population in California is decreasing right now, and this is only going to continue, and increase, for the foreseeable future. Second, Gardena hardly has a thriving economy, and people don't seem to be fighting for living spaces or to move into Gardena even temporarily. Many houses are still selling quickly, but it is a different economy for young people with low-paying jobs who are asked to pay a lot for a cubbyhole such as the Cocoon.

I predict that, if this six-story building is constructed, it will barely make money, it will be sold back and forth, costs for individual apartments will rise in response, and eventually it will be a failure, with few residents.

Parking issues and neighborhood quality of life are certainly valid reasons to vote against this proposal, but I would add that it is not an economically sound proposal, and will end up costing the city more in the future (or perhaps even from the beginning) than it will from taxes. BTW, I have been by the Kaya apartments at Crenshaw & Lomita often at night, and if room lights are any indication of rate of occupancy, it is not doing well. To top it all off, rate of occupancy of apartment units all over California is dropping.

If this project were addressing a pressing need, I would be all for it, despite the obvious inconveniences and even safety issues. However, there is no need to address here.

Please vote against this project!
Thank you for taking the time to read this statement.

Sincerely,
Michael Walter
17020 S Raymond Place
Gardena

From: D.

To: Amanda Acuna; Public Comment
Subject: Public Comment - Normandie Crossing Specific Plan Project Date: Sunday, December 1, 2024 8:55:15 AM
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To Members of the City of Gardena Planning Commission:

With regards to the proposed Normandie Crossing Specific Plan Project, the new height and density of the proposed apartment complex and townhomes is still out of character and inconsistent with existing single-family homes, condominiums/townhomes, and apartments in the surrounding area.

Furthermore, I would like to bring to your attention an often overlooked, but critically important environmental impact issue that has NOT been addressed in the original and final versions of the Environmental Impact Report (EIR) for this project.

I am particularly concerned about possibly living within the shadow of such tall buildings situated so close to my single-story residence as to block my direct, line-of-sight access to TV and radio signals broadcasted from the over-the-air transmitters located on Mt. Wilson. I request that the EIR include an impact study on the potential for communications interference for the affected residents around (and even within) the proposed development site. It should address all forms of electronic transmissions and communications channels that could be disrupted: TV, radio, cellular, microwave, satellite, shortwave RF, etc. In addition to preserving the signal quality for affected residents and businesses, it is vital that police, fire, medical, and disaster relief teams are able to maintain clear access to their communications links around and within the project site area as well.

Here are just a few examples of articles available online regarding this environmental impact issue:
https://www.pagerpower.com/news/building-development-terrestrial-satellite-television-receptioninterference/ https://support.tablotv.com/hc/en-us/articles/13986352427028-Sources-of-Obstructions-andInterference-for-Antenna-TV https://www.ofcom.org.uk/siteassets/resources/documents/manage-your-licence/fixedlinks/tall_structures.pdf?v=333938 https://www.saferbuildings.org/public-safety-primer
TV reception assessments:
https://www.pagerpower.com/news/happens-television-reception-survey/ https://bregroup.com/services/testing-inspection-certification/outdoor-environment/tv-reception In conclusion, I am strongly opposed to the Normandie Crossing Specific Plan as currently drafted and urge you to consider a recommendation for the developer to further scale down the height and density of this new construction to be more aligned with existing residential structures in the neighboring area and to eliminate any issues regarding communications interference.

Thank you,
D. Iwamasa
From: AT&T COMMUNICATIONS
To: Public Comment
Subject: PLANNING COMMISSION COMMENT
Date: Sunday, December 1, 2024 3:30:59 PM
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This email comment is in reference to the Project
put forth to the Planning Commission (once again)
by Saiko Investment Corporation and its
representatives Fred Shaffer and Steve Ludwig.

Before I get into my perspectives of this project and
the impact it will most definitely cause in the
surrounding neighborhoods, can we please address
the elephant in the room? Who within your staff or
even on the commission is actually in these guys
back pockets? This is the second time they have
brought up a monstrosity of an idea proposing 333
dwellings (combination 75 Townhouses, this
number not reduced and now 6 STORIES, reduced
from 7, apartment building - 258 units) to the
commission and why? One can only imagine that
after the first meeting back in March 2024, where
the RESIDENTS within the surrounding area as
well as LOCAL CONTRACTORS voiced very
CLEARLY and loudly that they DID NOT WANT this
type of development, that someone surely is in
cahoots with Saiko, Shaffer and Ludwig and his
spin off, which manages apartment buildings
where their mission statement is affordable all
while charging a home mortgage price for 2
bedroom apartments. LOOK IT UP!
On top of that they are utilizing an Architecture
firm that seems to be stuck in every concept of new
building to make them look like BOXES stacked on
top of each other with minimum balconies or patio
space similar to the commercial of the little girl on
the swing in her back yard hitting the wall each
time she tries to move! Come on people you can do
better and should do better for your constituents
that live, work, spend money and VOTE!
With that said, let's get down to some of the
specifics, OK? This 'development' is on
approximately 5 acres, a railroad line abuts the
property, and I shall presume that the railway will
still be active in the next 10 years? That particular
line causes traffic delays as train cars move from
the south towards the east crossing over on
Normandie on numerous occasions. When this
happens, the surrounding area is impacted
especially at the signal light near Diana's on 166th,
not to mention 169th Street and Normandie itself.

Adding 333 dwellings to this area is not going to
make matters any better! It is bad enough when
the rail line used to deliver lumber and supplies to
Crenshaw Lumber causes delays on Western
Avenue and 166th not to mention 169th Place and
Western. I can always tell when the rail line is
delivering or leaving the lumber yard because the
amount of traffic that we get on 169th Place or
even Denker Avenue (I live at the corner of 169th
and Denker) sometimes quadruples with cars
trying to find a way around the obstruction and
delay.

Now, let's move on to the impact alone that Cocoon
63 has caused with their smaller development shall
we? When it was proposed and subsequently
approved the developer stated that most of the
residents would be utilizing the stacking car garage
that thankfully they placed on Normandie Avenue
and away from residential housing. However, in
the past few years there has been a tremendous
INCREASE in the number of cars that are parked
ON 169th STREET as well as Brighton. As I said in
my comment back in March 2024, it is extremely
unsafe to make a right hand turn on 169th Street
from Normandie (going in the south direction)
because the Cocoon 63 building obstructs the turn
onto 169th Street and there have been many times
when Amazon, FedEx or UPS has been double
parked and delivering packages to the residents.

You have no idea if another car is moving east on
169th Street as you are turning right. Let's fast
forward to 2 years from now and the monstrosity of
an apartment building is on the opposite side of the
street and cars are exiting the underground
parking structure. You turn right, have to navigate
around a delivery truck they turn left to exit
structure and boom! Yeah, quality of life is really
upgraded right? Look that area is already bad
enough! Why do you want to make it worse?
I also remember last time that representatives from the Local Construction union were in force at the meeting in March 2024 and they too voiced their disapproval
because we all know that these 'developers' would not
be utilizing any of the members but bring in their own
construction crews and contractors. How does this in
any way shape or form help these guys who live and try
to work in their own community? Here's the answer ... IT DOESN'T!
Can we also THINK about the impact that this
monstrosity will have on the quality of life for those
residents who live on 170th, Brighton and have their
backyards abutting Brighton Way? How can you say
that the noise of construction for at least 3 years, amount of truck traffic, disruption of street access to their homes, possible water outages as lines are interconnected to the new units, possible gas & electric outages as well is
something that they should endure for what? Progress?
There are already plans approved for another vast
number of units on Artesia Blvd where the Gardena Car
Wash and Automotive Center used to be. How many
more box like monstrosities does Gardena plan to
approve? The impact of traffic on Artesia is already at its limits and the number of times I hear sirens heading in either the direction of Artesia near Denker or Artesia
near Western is at least 5 or more a week. Adding this
particular development to the mix is really going to
impact the ENTIRE neighborhood that borders Artesia to
the south, Western Avenue to the west, 166th to the
north and Normandie to the East. Can't something else
be planned for this parcel that will not take away from its resident's quality of life?
Finally, if they propose an Environmental Impact study
that says it will not impact the neighborhood, well then, they are truly pulling the wool over the Planning
Commission's eyes. Why not ask the RESIDENTS
whether a 6 STORY APARTMENT BUILDING or 75 - 3
STORY TOWNHOMES are something that would add
value to their existing neighborhood. I know the answer would be you kidding? PLEASE THINK AGAIN about
this - the highest building in Gardena is the Gardena
Hospital, OK? Now you want to approve a 6 STORY
APARTMENT BUILDING at the beginning of a
residential area? Really?
I know the commission can do better, I know the aides in your offices can do better and I know for a fact that the residents in the surrounding area DESERVE BETTER!
The City of Gardena is not and should not try to compete with the likes of Carson (and the concrete corridor they have made along Carson & Avalon). Nor should the City
of Gardena go the route of Santa Monica where every
single building along 3rd and 4th is at least 4+ stories, and the street gets little sunlight anymore. The places look like SARDINE CANS!
As I said, the development on Artesia where the
Gardena Car Wash and Automotive Center once did
business will be a disruptive process for the surrounding area for quite some time and continue to make our
beloved residential area more BOXED IN than I'm sure
our original city planners had intended. Progress is
necessary, I get it. But progress that IMPROVES A
NEIGHBORHOOD rather than DISTRACTS FROM IT is
the very definition of progress. 3 story townhouses will be large enough for the small area and may cause some
in the surrounding area a breach of privacy but allowing a 6 STORY MONSTROSITY to be constructed at the
corner and in a neighborhood where most apartment
building are two story or the majority of dwellings are SINGLE FAMILY, is not progress. It is the Planning
Commission telling the residents to (because I am nice, I will not say what I want and simply say) take a hike!
I realize this email is long; however, I do believe it is the sentiment of most if not all the residents within the
surrounding community.

Sincerely,
Donnetta Jalomo resident of Gardena for 30 years.

From: farjad mohammadi
To: Public Comment
Subject: Environmental Impact Report (Assessment #20-21) Date: Monday, December 2, 2024 8:26:27 PM
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Item 6B on the agenda for 12-3-2024:

The planned development of a combined dwelling unit of townhomes and apartments has a total number of 333 units. The bare minimum LABC is 1% of occupancy shall have designated guest parking spaces.

The proposed development doesn’t even accomplish LABC bare minimum code requirement. The developer is seeking to maximize their development’s revenue generating potential without meeting code bare minimums.

The action should be deferred until sufficient on-site parking can be provided without burdening the neighborhood streets surrounding the development. Gardena does not need to further crowd its rampant over parking on public streets.

Thank you,
Concerned Gardena Resident
Via Email
December 3, 2024
Planning and Envtl. Quality Commission
c/o Deryl Henderson, Chair
City of Gardena
1700 W. 162nd Street
Gardena, CA 90247
[email protected]
Amanda Acuna
Community Development Department
City of Gardena
1700 W. 162nd Street, Room 101
Gardena, CA 90247
[email protected]
Re: Comment on Normandie Crossing Specific Plan FEIR
EA 20-21; GPA 3-21; ZC 4-21; ZTA 6-21; SP 1-21; SPR 11-21; VTM 4-21; DA 2-21
AGENDA ITEM 6B (Dec. 3, 2024)
To Chair Henderson,, Honorable Commissioners, and Ms. Acuna, This comment is submitted on behalf of Supporters Alliance for Environmental Responsibility (“SAFER”) and its members living in/near the City of Gardena regarding the Normandie Crossing Specific Plan Project (EA 20-21; GPA 3-21; ZC 4-21; ZTA 6-21; SP 1- 21; SPR 11-21; VTM 4-21; DA 2-21) (“Project”) to be heard as Agenda Item 6B at the Commission’s December 3, 2024 meeting.

The Project initially proposed the demolition of 115,424 square feet of industrial uses and construction of 403 multi-family dwelling units, including 328 apartment units in one building and 75 townhome units in nine buildings, located at 16829, 16835, and 16907 South Normandie Avenue. The City prepared a Final Environmental Impact Report (“FEIR”) for that Project and SAFER submitted a comment in opposition (attached hereto as Attachment 1).

The applicant has now re-designed the Project, removing 70 residential units in the apartment building (328 units to 258 units), reducing the stories from 7 to 5, and adding one level of subterranean parking (“Revised Project”). The City has prepared a Revised FEIR, adding the Revised Project as an alternative.

SAFER is concerned that the Revised FEIR, like the original FEIR, fails to comply with the requirements of the California Environmental Quality Act (“CEQA”) because it fails to adequately disclose and evaluate the Revised Project’s impacts and fails to impose all SAFER Comment
Normandie Crossing Specific Plan Project
December 3, 2024