The Ordinance adds a new Chapter 9.72 to the Gardena Municipal Code relating to residential properties that are vacant, abandoned or in foreclosure proceedings. The following summarizes the major provisions of the draft ordinance for Vacant Property Registry:
• Upon trustor’s default and prior to recording a Notice of Default or similar instrument, the beneficiary or its trustee must perform an inspection of the property that secures the deed. • Within ten (10) business days of recording a notice of default on any residential property, the beneficiary, or its trustee, shall register the property with the City of Gardena on forms or through the website as provided by the City.
• Within thirty (30) days after a residential property becomes and stays vacant, the owner of a vacant building and structure shall register the vacant building and shall pay the registration fee.
• Upon registration, the City of Gardena Code Enforcement Division shall conduct an initial inspection of the registered property.
• An annual non -refundable registration fee shall be paid to the City at the time of registration. The fee and registration shall be valid for one (1) year from the date of registration.
• If the registered property remains unoccupied and is sold/transferred within a calendar year to a new bank/owner , the new owner will need to register the vacant property; the registration and fee are not transferable.
• The property shall be kept free of weeds, dry brush, dead vegetation, excessive foliage growth, trash, junk, debris, building materials; the property shall be maintained free of graffiti, tagging or similar marking; visible yards shall be landscaped and continuously maintained to the neighborhood standard.
• The local property management company, if there is one, shall inspect the property on a weekly basis, or more frequently.
• A six -month grace period following adoption allows adequate time for community outreach and education prior to initiating enforcement.
CONCLUSION:
Staff respectfully recommends that the City Council conduct a public hearing, receive public comment and testimony, and introduce Ordinance No. 1882 for its first reading.
FISCAL IMPACT:
Staff are currently analyzing costs to propose registration fees that will fully offset the City’s implementation and enforcement expenses. The fees will be separately established by a City Council Resolution. Based on a review of comparable programs in other Los Angeles County cities, the estimated fee range is between $200 to $350.
ATTACHMENT:
A – Ordinance No. 1882
Greg S. Tsujiuchi
Date: 5/23/2025 Submitted by: ___________________________________
1 ORDINANCE NO. 1882
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GARDENA, CALIFORNIA, ADDING CHAPTER 9.72 (VACANT REGISTRY
PROGRAM) TO TITLE 9 (PUBLIC PEACE, MORALS AND
WELFARE ) OF THE GARDENA MUNICIPAL CODE RELATING TO
PROPERTIES THAT ARE VACANT, ABANDONED OR IN
FORECLOSURE PROCEEDINGS
WHEREAS the presence of vacant, abandoned, foreclosing or foreclosed-upon residential real property can lead to neighborhood decline by creating a public nuisance which could contribute to lower property values and could discourage potential buyers from purchasing a home adjacent to or in neighborhoods with properties that are vacant, abandoned or in foreclosed upon residences; and
WHEREAS many vacant, abandoned, foreclosing or foreclosed-upon residential real properties are the responsibility of out of area or out of state lenders and trustees, and in many instances the lender and/or trustees fail to adequately maintain and secure these vacant, abandoned, foreclosing or foreclosed-upon residences; and
WHEREAS the City has an obligation to preserve the health, safety, and welfare of residents and the community, and to the extent possible, protect neighborhoods from declining property values, aesthetic decay, and/or loss of character; and
WHEREAS City has observed and anticipates additional or worsening of code violations including and not limited to multiple violations on the same property, unoccupied buildings susceptible to vandalism and break-ins and/or open structures rendering them unsafe and dangerous, yards containing litter and trash attracting vermin infestation, overgrown grass and bushes resulting in accumulation of combustible vegetation, debris, and other flammable materials, and unsecured swimming pools that are not only a threat to children but become breeding grounds for infectious insects such as mosquitoes; and
WHEREAS through the amendment of Chapter 9, the City can implement a program designed to prevent and address the adverse impacts which large numbers of vacant properties have the potential to create,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GARDENA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. RECITALS. The foregoing recitals are true and correct and are incorporated herein by this reference as though fully set forth.
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2 SECTION 2. Chapter 9.72 is hereby added to Title 9 of the Gardena Municipal Code to read as follows:
CHAPTER 9.72
VACANT PROPERTY REGISTRY PROGRAM
9.72.010 Purpose.
It is the purpose and intent of the Gardena City Council, through the adoption of this Chapter, to maintain a registry of properties that are vacant, abandoned, or in the foreclosure process as a mechanism to protect neighborhoods from becoming blighted and to establish vacant building security and maintenance standards.
9.72.020 Definitions.
The following definitions shall apply to this chapter.
“Abandoned” shall mean real property that is vacant and meets any of the following conditions: (1) is under a current notice of default; (2) is under a current notice of trustee's sale; (3) is pending a tax assessor's lien sale; (4) has been the subject of a foreclosure sale where the title was retained by the beneficiary of a deed of trust involved in the foreclosure; or (5) has been transferred under a deed in lieu of foreclosure.
“Accessible Property” shall mean residential real property that is accessible to the public, either in general, or through an open and unsecured door, window, gate, fence, wall, or other point of access.
"Accessible structure" shall mean a structure/building that is unsecured and/or breached in such a way as to allow access to the interior space by unauthorized persons.
"Agreement" shall mean any agreement or written instrument which provides that title to residential property shall be transferred or conveyed from one owner to another owner after the sale, trade, transfer or exchange.
"Assignment of rents" shall mean an instrument that assigns rents from and income generated by the tenant of a property to the mortgage lender in the case of a default on the mortgage.
“Beneficiary" shall mean a lender under a promissory note to which a borrower pays money secured by a deed of trust on property. The word "beneficiary" as used in this Chapter 9.72 means and includes any assignee or successor to such beneficiary, whether such assignee or successor acquires its interest in the Docusign Envelope ID: 3C242AF7-C48F-4B45-875B-56648FDA1E09
3 beneficiary's promissory note either before a notice of default is recorded on the property securing the obligation payable to the beneficiary or after a notice of default is recorded. If a property is collateral or security for the loan or obligation of more than one beneficiary, the beneficiary who causes its notice of default to be recorded shall be responsible for registering the property as set forth in this Chapter.
"Boarded building" shall mean a vacant building or portion of a vacant building whose doors and windows have been covered with plywood or other material for the purpose of preventing entry into the vacant building by persons or animals.
“City” shall mean the City of Gardena.
"Dangerous building" shall mean any building/structure that is violation of any condition referenced in Chapter 8.04 of the Gardena Municipal Code.
“Days” shall mean consecutive calendar days.
"Deed of trust" shall mean an instrument by which title to real estate is transferred to a third party trustee as security for a real estate loan. This definition applies to any and all subsequent deeds of trust, i.e., second trust deed, third trust deed, etc.
"Deed in lieu of foreclosure/sale" shall mean an instrument that transfers ownership of a property from the trustor to the holder of a deed of trust upon consent of the beneficiary of the deed of trust.
"Default" shall mean the failure to fulfill a contractual obligation.
"Default Inspection" shall mean a physical inspection of the exterior areas of the property conducted by the beneficiary or its designee following the occurrence of a default by the trustor under a deed of trust. When practicable, each default inspection shall be conducted upon prior reasonable notice and consent of the trustor and/or the occupant of the property. In instances when the trustor and/or the occupant consent cannot reasonably be obtained despite due and diligent inquiry by the beneficiary, or where the trustor or the occupant may expressly refuse to give the beneficiary consent to a default inspection, the beneficiary or its agent shall conduct the default inspection of the exterior areas of the property which may be viewed from the adjacent public right-of-way or from adjacent property on which the owner or occupant of such adjacent property has consented to entry onto such adjacent property by the beneficiary for the purpose of conducting a default inspection of the adjoining property. The beneficiary, or its agent, shall maintain a written record of the time and date of each default inspection and shall identify the individual who conducted the default inspection.
The written record of each default inspection shall at a minimum indicate whether, at the time of the default inspection, the property was: (i) occupied or vacant, and if vacant, set forth facts to support the evidence of vacancy; (ii) in compliance with Docusign Envelope ID: 3C242AF7-C48F-4B45-875B-56648FDA1E09
4 the general maintenance and monitoring standard set forth in Section 8.53.040; and (iii) if security appliances have been installed on the property by either the trustor, the beneficiary or its agent, or by another entity, the Default Inspection report shall indicate whether the installed security appliances are intact and in good and serviceable condition. A Default Inspection report shall contain such other property-specific information as the Director of Community Development may direct in writing to the beneficiary.
"Distressed" shall mean a property that is under a current notice of default and/or notice of trustee's sale or has been foreclosed upon by the trustee or has been conveyed to the beneficiary/trustee via a deed in lieu of foreclosure/sale.
"Enforcement Official" shall mean the City Manager and/or any employee or agent of the City of Gardena designated by the City Manager and/or charged with enforcing this Code, including but not limited to applicable codes adopted by reference therein.
"Evidence of vacancy" shall mean any set of facts or conditions that on its own or combined with other facts and conditions present would lead a reasonable person to believe that the property is vacant. Such conditions include, but are not limited to, overgrown and/or dead vegetation, accumulation of newspapers, circulars, flyers and/or mail, past due utility notices and/or disconnected utilities, accumulation of trash, junk and/or debris, the absence of window coverings such as curtains, blinds and/or shutters, the absence of furnishings and/or personal items consistent with residential habitation, statements by neighbors, passersby, delivery agents, government employees that the property is vacant.
"Foreclosure" shall mean the process by which a property, placed as security for a real estate loan, is sold at auction to satisfy the debt if the trustor (borrower) defaults.
"Local" shall mean within forty (40) driving miles of the subject building, structure or real property.
"Notice of default" shall mean a recorded notice that states that a default has occurred under a deed of trust and that the beneficiary intends to proceed with a trustee's sale. This is part of the foreclosure process.
"Owner" shall mean any person, co-partnership, association, corporation, or fiduciary having a legal or equitable title or any interest in any real property.
“Owner of record" shall mean the person having recorded title to the property at any given point in time the record is provided by the County of Los Angeles County Recorder's Office.
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5 "Out of area" shall mean more than forty (40) road or driving miles of the subject building, structure, or real property.
"Property" shall mean residential real property or portion thereof, whether fully or partially occupied, regardless of condition, that is situated within the city’s jurisdiction and includes the buildings and structures located thereon.
"Residential building" shall mean any improved real property, or portion thereof, situated in the City, designed or permitted to be used for dwelling purposes, and shall include the buildings and structures located on such improved real property.
This includes any real property being offered for sale, trade, transfer, or exchange as "residential" whether or not it is legally permitted and/or zoned for such use.
"Securing" shall mean such measures as may be directed by the Director of Community Development or his or her designee that assist in rendering the property inaccessible to unauthorized persons, including but not limited to the installation or repair of fences and walls, chaining/padlocking of gates, the repair or boarding of door, window and/or other openings. In the case of residential buildings, the boarding of doors, windows and/or other openings shall be installed in in accordance with those standards established by separate resolution of the City Council
“Trustee" shall mean the person, firm, or corporation holding a deed of trust on a property.
"Trustor" shall mean a borrower under a deed of trust, who deeds property to a trustee as security for the payment of a debt.
"Vacant" shall mean real property and any building/structure thereon that is unoccupied or not legally occupied.
"Vacant building" shall mean and refer to any building that is unoccupied or occupied by a person without a legal right of occupancy.
9.72.030 Registration.
A. Each beneficiary and trustee, who holds a deed of trust on a property located within the City of Gardena, shall perform an inspection of the property that is security for the deed of trust upon default by the trustor prior to recording a Notice of Default or similar instrument with the Los Angeles County Recorder's Office.
B. Not later than ten (10) business days after recording a notice of default on any residential property located in the City of Gardena which is subject to a deed of trust, the beneficiary, or its trustee, shall register the property with the Code Enforcement Division of the City of Gardena on forms provided by the City.
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6 C. The City of Gardena Code Enforcement Division shall conduct an initial inspection of all residential properties that are registered pursuant to this article. For the purposes of this subsection and only as applicable to the City of Gardena, “inspection” means a physical investigation to verify that the property is free from graffiti, debris, rubbish, garbage, trash, overgrown vegetation or other similar material, and is being maintained in a clean and sanitary condition.
D. The registration pursuant to this Section shall be renewed annually until such time as:
1. The foreclosure process is complete, or the notice of default has been rescinded or withdrawn;
2. The Trustor has surrendered the property to the beneficiary as evidenced by either a letter from the trustor addressed to the beneficiary confirming such surrender, or by the trustor's delivery of the keys to the property to the beneficiary or its agent.
3. The beneficiary has obtained possession of the property under the Code of Civil Procedure Sections 1161, 1161a, or 1161b, as applicable, following completion of the foreclosure proceeding.
E. The registration pursuant to this Section shall contain the identity of the beneficiary and trustee, the direct mailing address of the beneficiary and trustee and, in the case of a corporate or out of area beneficiary or trustee, the local property management company, if any, responsible for the security, maintenance and marketing of the property in question.
F. An annual registration fee as set by the City Council by resolution, referenced in Section 9.72.070 of this Chapter, shall accompany the submission of each registration form. The fee and registration shall be valid for one (1) year from the date of registration. Registration fees will not be prorated.
G. Any person, partnership, association, corporation, fiduciary or other legal entity that has registered a property under this Chapter must make a written report to the City of Gardena’s Community Development Department of any change of information contained in the registration form within ten (10) business days of the change.
H. If the mortgage on a registrable property is sold or transferred, the new mortgagee is subject to all the terms of this article, and within ten (10) business days of the transfer must register the property and pay a registration fee in accordance with Section 9.72.070. Any previously unpaid annual registration fees are the responsibility of the new mortgagee or trustee and are due and payable with their initial registration.
I. If the mortgagee owner of a foreclosed real property sells or transfers the property to a non-arm's length related person or entity, the transferee is subject to all the Docusign Envelope ID: 3C242AF7-C48F-4B45-875B-56648FDA1E09
7 terms of this article and within ten (10) business days of the transfer must register the property and pay a registration fee in accordance with Section 9.72.070. Any previous unpaid annual registration fees are the responsibility of the new registrable property owner and are due and payable with their initial registration.
J. Each vacant or abandoned property or property in foreclosure proceedings shall be inspected by the mortgagee, or designee, monthly. If an inspection shows a change in the property's occupancy status the mortgagee shall, within ten (10) business days of that inspection, update the occupancy status of the property registration.
K. Mortgagees who have existing registrable property on the effective date of the ordinance from which this section is derived have thirty (30) calendar days from the effective date to register the property with the City, or its designee, on forms or other manner as directed, and indicate whether the property is vacant or occupied.
L. The duties/obligations specified in this Chapter shall be joint and several among and between all trustees and beneficiaries and their respective agents.
9.72.040 Maintenance Requirements.
It is declared a public nuisance for any person, partnership, association, corporation, fiduciary or other legal entity, that owns, leases, occupies, controls or manages any vacant or abandoned property to cause, permit, or maintain any property condition contrary to any provision of this chapter. The following maintenance standards shall apply to any registrable property, including vacant or abandoned properties subject to registration under this Division:
A. Any registrable property shall be maintained in compliance with the requirements of this chapter and Code Chapter 8.64, Abatement of Real Property Nuisances and California Health and Safety Code section 17920.3.
B. Registrable property shall be kept free of weeds, dry brush, dead vegetation, excessive foliage growth, trash, junk, debris, building materials, any accumulation of newspaper, circular flyers, notices (except those required by federal, state or local law), discarded personal items including but not limited to, furniture, clothing, large and small appliances, printed material or any other items that give the appearance that the property is abandoned.
C. Registrable property shall be maintained free of graffiti, tagging or similar marking in accordance with Chapter 8.56 of this code. Any removal or painting over of graffiti shall be with an exterior grade paint that matches the color of the exterior of the structure.
D. Visible yards shall be landscaped and continuously maintained by proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants and Docusign Envelope ID: 3C242AF7-C48F-4B45-875B-56648FDA1E09
8 decorative materials when necessary, and the regular watering of plants.
Landscaping includes, but is not limited to, grass, ground covers, bushes, shrubs, hedges or similar plantings, decorative rock or bark or artificial turf/sod designed specifically for residential installation and standards listed in Section 18.42.075 "Landscape Regulation," and abide by the planning and public works division landscape standards. Landscaping does not include weeds, gravel, broken concrete, asphalt, plastic sheeting, mulch, indoor-outdoor carpet or any similar material.
E. Pools and spas shall be kept in working order so that water remains clear and free of pollutants, mosquito larvae, and debris, or alternatively shall be drained and kept dry. In either case, properties with pools and/or spas must comply with the requirements set forth in Section 8.64.025.C. and with state standards including minimum fence height.
F. Adherence to this section does not relieve the beneficiary/trustee or property owner of obligations set forth in any covenants, conditions, and restrictions, and/or homeowners’ association rules and regulations which may apply to the property.
G. An enforcement official may allow exceptions to the maintenance standards set forth in this section for registrable property that has submitted a development application with the City and is undergoing the approval process or is under construction and/or repair, that is diligently pursued for at least three (3) business days per week, and is undertaken in compliance with all applicable laws including but not limited to city permitting requirements.
H. No person, firm, partnership, corporation, or other entity shall allow a residential, commercial, historical, or industrial building designed for human use or occupancy to stand vacant for more than ninety (90) days, unless the owner establishes by substantial evidence to the reasonable satisfaction of the Building Official that one of the following applies:
1. The building is the subject of an active building permit for repair or rehabilitation and the owner is progressing diligently to complete the repair or rehabilitation;
2. The building meets all applicable codes, is actively maintained in accordance with all city ordinances, is ready for occupancy, and is actively being offered for sale, lease, or rent.
3. Extenuating circumstances exist regarding ownership of the title of the property.
I. The owner of any boarded building, whether boarded by voluntary action of the owner or as a result of enforcement activity by the city, shall cause the boarded Docusign Envelope ID: 3C242AF7-C48F-4B45-875B-56648FDA1E09
9 building to be rehabilitated for occupancy within ninety (90) days after the building is boarded and shall comply with the provisions of subsections A through H of this section, as well as all other provisions of the City Code.
J. It is declared a public nuisance for any person, partnership, association, corporation, fiduciary, or other legal entity that owns, leases, occupies, controls, or manages any building or property subject to this chapter to cause, permit, or maintain such building or property in violation of subsections A through I of this section.
K. Within thirty (30) days after a property becomes a vacant building as defined herein, the owner of a vacant building and structure shall cause said building to be registered as a vacant building pursuant to the provisions Section 9.72.030 of this chapter and shall pay the registration fee required per Section 9.72.070. Further, the owner of said vacant building shall comply with all applicable provisions of this Code with respect to property maintenance, nuisance abatement, local property management requirements and monitoring.
9.72.050 Security Requirements.
A. Abandoned and vacant properties shall be secured against access by unauthorized persons.
B. Securing of vacant or abandoned property includes but is not limited to closing and locking of windows, doors (walk-through, sliding, and garage), gates, and any other opening that may allow access to the interior of the property and or structure(s). In the case of broken windows, securing means re-glazing or boarding the window. If deemed necessary by the Enforcement Official, securing of vacant or abandoned property may require the provision of on-site security guard services. Such services shall be of sufficient duration and frequency to ensure that the property remains secure and no unauthorized persons may gain entry.
C. If the vacant or abandoned property is owned by a corporation and/or out of area beneficiary/trustee/owner, a local property management company shall be contracted to perform weekly inspections to verify that the abandoned property is maintained in accordance with the requirements of this section, and any other applicable laws.
D. The local property management company shall inspect the property on a weekly basis, or more frequently, to ensure the property complies with the requirements of this division. If it is determined that the property is not in compliance, it is the company's responsibility to bring the property into compliance.
E. The duties and obligations specified in this section shall be joint and several among and between all trustees and beneficiaries and their respective agents.
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10 F. Bonding Requirements for Vacant Buildings.
1. Whenever a building remains vacant for a period of ninety (90) days or more, in addition to the other requirements of this chapter the owner, beneficiary or trustee, shall post with the city a bond or similar security in an amount equal to three (3) months estimated costs of blight prevention and security activities, as estimated by the Building Official or Code Enforcement Supervisor.
9.72.060 Additional Authority; Monitoring Program.
A. In addition to the enforcement remedies established in this division, the city shall have the authority to require the beneficiary, trustee, owner or owner of record of any property affected by this section, to implement additional maintenance and/or security measures including but not limited to, securing any and all doors, windows or other openings, installing additional security lighting, increasing on- site inspection frequency, employment of an on-site security guard or other measures as may be reasonably required to secure and reduce the visual decline of the property.
9.72.070 Fees.
An annual non-refundable foreclosed vacant and/or abandoned property registration fee shall be paid to city at the time of registration. The fee and registration shall be valid for one (1) year from the date of registration. Registration fees will not be prorated. If the foreclosed, vacant and/or abandoned property is sold or transferred within a calendar year to a new bank/owner it will need to register the foreclosed, vacant and/or abandoned property; the annual fee is not transferable. The fee for registering, renewing, and re-registering a foreclosed, vacant, and/or abandoned property shall be set, from time to time, by resolution of the city council. The amount of the fee shall not exceed the cost of administering the provisions of this chapter.
Additional hourly inspection fees as set forth in the city's miscellaneous fee resolution may be levied on a property for staff time to inspect and enforce the provision of this Code when a complaint has been filed on a property subject to this article.
9.72.080 Enforcement.
A. Any violation of this division shall be treated as a strict liability offense; a violation shall be deemed to have occurred regardless of a violator's intent.
B. Any person, partnership, association, corporation, fiduciary or other legal entity, that owns, leases, occupies, controls or manages any abandoned property and causes, permits, or maintains a violation of the chapter as to that property, shall be guilty of a misdemeanor, and upon conviction thereof, may be punished as provided in Section 1.16.010.
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11 C. This section is intended to be cumulative to, and not in place of, other rights and remedies available to the city pursuant to this Code. As an alternative to the violation and penalty specified in this section, the city attorney or enforcement official may pursue any other right or remedy permitted by this Code, including, but not limited to, commencement of any civil action, or administrative action to abate the condition of a property as a public nuisance pursuant to Section 8.64.
D. If an Hearing Officer determines that the owner of abandoned property has failed to maintain that property as obligated under California Civil Code Section 2929.3 and in accordance with this chapter, the city may impose a civil fine against the owner of up to one thousand dollars ($1,000.00) per day, or an amount set by the city's miscellaneous fee schedule as amended from time to time, for each day that the owner fails to maintain the property commencing on the day following the expiration of the period to remedy the violation as set forth in the notice provided pursuant to subsection E.
E. If the city chooses to impose a fine pursuant to subsection D., it shall give notice of the alleged violation to the owner. The notice shall include a description of the conditions that gave rise to the violation, and notice of the city's intent to assess a civil fine if action to correct the violation is not commenced within a period of not less than fourteen (14) days and completed within a period of not less than thirty (30) days. The notice shall be mailed to the name and address provided in the deed or other instrument for mailing future tax statements, or, if none, to the return address provided on the deed or other instrument.
F. The city shall provide a period of not less than thirty (30) days for the legal owner to remedy the violation prior to imposing a civil fine. Notwithstanding the foregoing, the city may provide less than thirty (30) days' notice to remedy a condition before imposing a civil fine if the entity determines that a specific condition of the property threatens public health or safety and provided that notice of that determination and time for compliance is given.
G. The city shall provide an owner who wishes to contest any fines imposed pursuant to subsection D, a hearing and opportunity to be heard in accordance with the procedures for administrative citations contained in Section 1.20.090 of the Gardena Municipal Code.
H. Payment of the administrative and civil penalties shall not excuse the failure to correct the violation nor shall it bar further enforcement action.
9.72.090 Appeals.
Any person aggrieved by any of the requirements of this division may appeal a determination made hereunder in the manner specified with respect to appeals under Docusign Envelope ID: 3C242AF7-C48F-4B45-875B-56648FDA1E09
12 Section 1.12 of the Gardena Municipal Code.
SECTION 3. CEQA. Pursuant to the provisions of the California Environmental Quality Act (“CEQA”), Public Resources Code § 21000 et seq. and the CEQA Guidelines, staff has determined that the Ordinance does not qualify as a project as defined in CEQA Guidelines section 15378, and there is no potential for the adoption of the Ordinance to result in a physical change in the environment and therefore is not subject to CEQA.
Even if the Ordinance were subject to CEQA, it would be exempt under the commonsense exemption of Guidelines section 15061(b)(3) as there is no possibility that the activity may have a significant effect on the environment. Adoption of the Ordinance is also exempt under Guidelines section 15308 as an action to creating a regulatory process to protect the environment. Staff is directed to file a Notice of Exemption.
SECTION 4. SEVERABILITY. If any section, subsection, sentence, clause, phrase, or portion of this ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions thereof may be declared invalid or unconstitutional.
SECTION 5. EFFECTIVE DATE. This ordinance shall take effect on the thirty-first date after adoption. However, no enforcement action shall be taken until six months from the date of adoption.
SECTION 6. CERTIFICATION. The City Clerk shall certify to the adoption of this ordinance and shall cause the same to be posted and codified in the manner required by law.
PASSED, APPROVED and ADOPTED at a regular meeting of the City Council on this 10th day of June 2025.
ATTEST:
Tasha Cerda, Mayor
______________________________
Mina Semenza, City Clerk
__
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13 APPROVED AS TO FORM:
__________________________
Carmen Vasquez, City Attorney
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City of Gardena
Gardena City Council Meeting
AGENDA REPORT SUMMARY
Agenda Item No. 13.B
Section: DEPARTMENTAL
ITEMS - COMMUNITY
DEVELOPMENT
Meeting Date: May 27, 2025
TO: THE HONORABLE MAYOR AND MEMBERS OF THE GARDENA CITY COUNCIL AGENDA TITLE:
PUBLIC HEARING: INTRODUCTION OF ORDINANCE NO. 1883
:
Amending the Gardena Municipal Code Chapter 18.13 relating to Accessory Dwelling Units and Junior Accessory Dwelling Units.
Environmental Consideration
: Adoption of this ordinance is statutorily exempt from CEQA pursuant to Public Resources Code Section 21080.17 (local ordinances regulating construction of dwelling units and second units).
COUNCIL ACTION REQUIRED:
Staff Recommendation:
Open the public hearing;
Receive testimony from the public, allowing three (3) minutes for each speaker; and Close the public hearing.
Staff Recommendation for Motion
:
Introduce Ordinance No. 1883;
Find that the adoption of the Ordinance is exempt from the provisions of CEQA; and Direct staff to file a notice of exemption.
RECOMMENDATION AND STAFF SUMMARY:
On May 6, 2025, Ordinance No. 1883 was presented to the Planning Commission for consideration of a recommendation to the City Council, addressing amendments to the Zoning Code to align with state legislation, AB 2533 and SB 1211, and making an environmental assessment in accordance with the California Environmental Quality Act (CEQA), During this meeting, the Commission adopted Resolution No. PC 7-25 (Attachment A), recommending that the City Council adopt Ordinance No. 1883 and determined that adoption of the ordinance is statutorily exempt from CEQA pursuant to Public Resources Code section 21080.17, which provides that CEQA does not apply to the adoption of an ordinance to implement ADU law.
FINANCIAL IMPACT/COST:
None.
ATTACHMENTS:
City Council Staff Report - ADU Ordinance No. 1883
A - Planning Commission Resolution No. PC 7-25, Recommending Adoption of Ordinance No. 1883 B - Planning Commission Staff Report dated May 6, 2025
C - Ordinance No. 1883
D - Proposed Changes to Gardena Municipal Code - Redlines to Ordinance No. 1883
APPROVED:
___________________________________
Clint Osorio, City Manager
City of Gardena
City Council Meeting
Agenda Item No.: 13.B
Department: Community Development
Meeting Date: May 27, 2025
AGENDA STAFF REPORT
AGENDA TITLE:
PUBLIC HEARING: ORDINANCE NO. 18 83, Amending the Gardena Municipal Code Chapter
18.13 relating to Accessory Dwelling Units and Junior Accessory Dwelling Units.
Environmental Consideration : Adoption of this ordinance is statutorily exempt from CEQA pursuant to Public Resources Code Section 21080.17 (local ordinances regulating construction of dwelling units and second units).
RECOMMENDATION:
Staff respectfully recommends that the City Council:
1) Open the public hearing;
2) Receive testimony from the public, allow three (3) minutes for each speaker; and 3) Close the public hearing.
Staff Recommendation for Motion:
1) Introduce Ordinance No. 1883;
2) Find that the adoption of the Ordinance is exempt from the provisions of CEQA; and 3) Direct staff to file a notice of exemption.
SUMMARY
Ordinance No. 1883 would amend Chapter 18.13 of the Gardena Municipal Code, to align with statewide regulations for Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) in accordance with two recent bills that were passed in September 2024, Assembly Bill 2533 (AB 2533) and Senate Bill 1211 (SB 1211). AB 2533 and SB 1211 made modifications to the statewide regulations for ADUs and J ADUs to allow previously constructed but unpermitted ADUs and JADUs, no replacement requirement for converted uncovered parking spaces, added definitions including “livable space,” increas ed number of detached ADUs in multifamily zone d lots, and greater consistency in references to recodified state codes and city ordinances.
On May 6, 2025, Ordinance No. 1883 was presented to the Planning Commission for consideration of a recommendation to the City Council, addressing amendments to the Zoning Code to align with state legislation, and making an environmental assessment, in accordance with the California Environmental Quality Act (CEQA). During this meeting the Commission adopted Resolution No. PC 7-25 (Attachment A), recommending that the City Council adopt Ordinance
No. 1883 and determine that adoption of the ordinance is statutorily exempt from CEQA pursuant to Public Resources Code section 21080.17, which provides that CEQA does not apply to the adoption of an ordinance to implement ADU law.
The adoption of Ordinance No. 1883 will bring the City’s code into compliance with the state laws in relation to ADUs and JADUs.
CONCLUSION:
Staff respectfully recommend that the City Council conduct a public hearing , receive public comment and testimony, and introduce Ordinance No. 1883 for its first reading.
FISCAL IMPACT:
None.
Date 5/23/2025
Submitted by: ____________Kevin La____________________
ATTACHMENTS TO STAFF REPORT
A – Planning Commission Resolution No. PC 7 -25, recommending adoption of the Ordinance No. 1883
B – Planning Commission Staff Report dated May 6, 2025
C – Ordinance No. 1883
D – Proposed Changes to Gardena Municipal Code – Redlines to Ordinance No. 1883
Wright-Scherr, Henderson, Sherman and Kanhan
Langley
None
1 ORDINANCE NO. 1883
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GARDENA, CALIFORNIA AMENDING CHAPTER 18.13 OF THE GARDENA
MUNICIPAL CODE RELATING TO ACCESSORY DWELLING UNITS AND
JUNIOR ACCESSORY DWELLING UNITS AND MAKING A
DETERMINATION THAT THE ORDINANCE IS EXEMPT FROM CEQA
PURSUANT TO PUBLIC RESOURCES CODE SECTION 21080.17
WHEREAS, State law regarding Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) has been continually amended by the State legislature; and WHEREAS, the City of Gardena wishes to amend its provisions on ADUs and JADUs to be compliant with State law; and
WHEREAS, on May 6, 2025 the Planning Commission held a duly noticed public hearing at which time it considered all evidence presented, both written and oral; and WHEREAS, at the close of the public hearing the Planning Commission adopted a resolution recommending that the City Council adopt th is Ordinance, including the finding that adoption is exempt from CEQA; and
WHEREAS, on XXX, 2025, the City Council held a duly noticed public hearing at which time it considered all evidence presented, both written and oral;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GARDENA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Chapter 18.13 of the Gardena Municipal Code is hereby amended to read as follows:
Chapter 18.13
ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS
18.13.010 Purpose.
A. In enacting this section, it is the intent of the city to encourage the provision of accessory dwelling units to meet a variety of economic needs within the city and to implement the goals, objectives, and policies of the housing element of the general plan.
Accessory dwelling units provide housing for extended family members, students, the elderly, in-home health care providers, the disabled, and others, at below market prices within existing neighborhoods. Homeowners who create accessory dwelling unit s can benefit from added income, and an increased sense of security. Allowing accessory dwelling units in zones allowing residential uses provides needed additional rental housing. This chapter provides the requirements for the establishment of accessory 2 dwelling units consistent with California Government Code Sections 66310 through 66342.
B. For purposes of this chapter, “primary dwelling” shall mean as follows:
1. In the case of a single -family residential zone, the existing single -family dwelling, or the larger of two proposed units.
2. In the case of any other residential or mixed -use zone in which a single - family dwelling exists on the property, the existing dwelling.
3. In the case of multifamily or mixed-use zone which allows a residential use, the existing or proposed multifamily units.
C. For purposes of this chapter, words and phrases define d in Government Code Sections 66310 through 66342 shall have the same meaning when used in this chapter.
D. In cases of conflict between this chapter and any other provision of this title, the provisions of this chapter shall prevail. To the extent that any provision of this chapter is in conflict with state law, the mandatory requirement of state law shall control, but only to the extent legally required.
18.13.020 Applications – Junior and accessory dwelling units.
A. Applications for junior and accessory dwelling units shall be ministerially approved or denied within sixty days of receipt of a complete application and approved if they meet the requirements of this chapter.
1. If the application is submitted in conjunction with an application for a new single-family or multifamily dwelling, the application for the junior or accessory dwelling unit shall not be acted upon until the application for the new single -family or multifamily dwelling is approved.
2. If the application is denied, the city shall return a full set of comments in writing to the applicant with a list of items that are defective or deficient with a description of how the application can be remedied by the applicant. These comments shall be provided to the applicant within sixty days of a complete application.
3. If a detached garage is to be replaced with an accessory dwelling unit, the demolition permit shall be reviewed with the application for the accessory dwelling unit and issued at the same time.
4. The city shall grant a delay if requested by the applicant.
5. Notwithstanding the above, if the applicant uses a plan for an accessory dwelling unit that has been preapproved by the city or a plan that is identical to a plan used in an application for a detached accessory dwelling unit approved by the city within the current triennial California Building Standards Code cycle, the application shall be approved or denied within 30 days from the date of a complete application. 3 B. All applications for junior and accessory dwelling units shall be accompanied by an application fee.
C. Junior and accessory dwelling units shall be subject to applicable inspection and permit fees.
D. Neither an application for a junior nor an accessory dwelling unit shall be denied due to the need to correct nonconforming zoning conditions, building code violations, or unpermitted structures that do not present a threat to public health and safety and are not affected by the construction of the unit.
18.13.025 Unpermitted structures constructed prior to January 1, 2020.
A. Unless the local agency makes a finding that correcting the violation is necessary to comply with the standards specified in Section 17920.3 of the Health and Safety Code, no application or permit shall be denied for an ADU or JADU that was constructed prior to January 1, 2020, based solely on either of the following:
1. The ADU is in violation of building standards pursuant to Article 1 of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code (commencing with Section 17960); or
2. The ADU does not comply with state law or the provisions of the Gardena Zoning Code regulating ADUs.
B. The provisions of sub section A shall not apply to a building that is deemed substandard pursuant to Section 17920.3 of the Health and Safety Code.
C. Before submitting an application for a permit, the homeowner may obtain a confidential third-party code inspection from a licensed contractor to determine the unit’s existing condition or potential scope of building improvements before submitting an application for a permit.
D. Upon receiving an application to permit a previously unpermitted ADU or JADU constructed before January 1, 2020, an inspector from the city may inspect the unit for compliance with health and safety standards and provide recommendations to comply with such standards in order to obtain a permit. The city shall not penalize an applicant for having the unpermitted ADU or JADU and shall approve necessary permits to correct noncompliance with health and safety standards.
E. No impact fees or connection or capacity charges shall be imposed on a homeowner applying for a permit for a previously unpermitted junior or accessory dwelling unit built before January 1, 2020, except when the utility infrastructure is required to comply with Health and Safety Code Section 17920.3 and authorized by Government Code Section 66324(e).
F. Enforcement. Until January 1, 2030, the city shall issue a statement along with a notice to correct a violation of any provision of any building standard relating to an accessory dwelling unit that provides substantially as follows:
4 You have been issued an order to correct violations or abate nuisances relating to your accessory dwelling unit. If you believe that this correction or abatement is not necessary to protect the public health and safety you may file an application with the Community Development Director. If the city determines that enforcement is not required to protect the health and safety, enforcement shall be delayed for a period of five years from the date of the original notice.
18.13.030 Zones/locations allowed.
A. Accessory dwelling units shall be allowed on all legally existing residentially zoned lots where a single-family dwelling exists or has been proposed.
B. Accessory dwelling units shall be allowed on all legally existing residentially zoned lots where an existing multifamily structure exists or has been proposed.
C. Accessory dwelling units shall be allowed on all legally existing mixed -use zoned lots where an existing single-family or multifamily dwelling exists or has been proposed.
D. Nothing herein is meant to override the provisions of conditions, covenants, and restrictions for a housing development project relating to accessory dwelling units to the extent such restrictions comply with state law.
E. An accessory dwelling unit may be constructed in an attached or detached garage or in an existing accessory structure.
18.13.040 General requirements.
A. Number. Unless otherwise allowed by Section 18.13.060(A), only one accessory dwelling unit may be allowed per residential lot.
B. Accessory dwelling units shall not be sold separately from the primary dwelling, except to the extent that the sale meets the requirements of Government Code Section 66341 with regard to a qualified nonprofit corporation.
C. Neither the accessory dwelling unit nor any other residence located on the property, nor any part thereof, shall be rented out for less than thirty -one consecutive calendar days.
D. Repealed.
E. Fees.
1. Impact fees.
a. No impact fee shall be imposed on any accessory dwelling unit less than 750 square feet in size.
b. For accessory dwelling units 750 square feet or greater, impact fees shall be charged proportionately in relation to the square footage of the primary dwelling. 5 c. All applicable public service and applicable recreation impact fees shall be paid prior to occupancy in accordance with Government Code Sections 66000 et seq. and 66012 et seq.
d. For purposes of this section, “impact fee” shall have the same meaning as set forth in Government Code Section 66324 .
2. Connection Fees/Capacity Charges.
a. An accessory dwelling unit shall not be considered to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including for water and sewer service, unless the accessory dwelling unit is being constructed with a new single-family dwelling.
b. For an accessory dwelling unit contained within a proposed or existing single-family dwelling meeting the requirements of Section 18.13.060A.1, the city shall not impose a connection fee or capacity charge, unless the unit is being constructed with a new single -family dwelling. For all other accessory dwelling units, the city shall charge a connection fee or capacity charge that is proportionate to the burden of the proposed accessory dwelling unit based on the size of the unit or number of plumbing fixtures.
F. Accessory dwelling units shall not count in determining density or lot coverage and are considered a residential use consistent with the existing general plan and zoning designation for the lot.
G. A deed restriction shall be required to be recorded against the property on which an accessory dwelling unit is constructed, which restriction shall run with the land. The deed restriction shall provide for the following:
1. A prohibition on the sale of accessory dwelling unit separate from the sale of the primary dwelling(s), except as provided in Government Code Section 66341;
2. A restriction that prohibits the accessory dwelling unit from being enlarged beyond that which is permitted by Chapter 18.13;
3. A restriction from renting either the accessory dwelling unit or the primary dwelling(s) or any portions thereof for less than thirty-one consecutive calendar days;
4. A statement that the deed restrictions may be enforced against future purchasers.
5. A statement that the city shall be entitled to all legal and equitable remedies available under the law upon the default of any covenant in the deed restriction.
6. A statement that the prevailing party shall be entitled to reimbursement of its reasonable attorneys’ fees and costs.
6 H. When an accessory dwelling unit is being proposed with a new primary dwelling unit, the city shall not issue a certificate of occupancy for an accessory dwelling unit before it issues a certificate of occupancy for the primary dwelling unit.
18.13.050 Development regulations.
A. Accessory dwelling units shall be required to comply with the objective development standards of the underlying zoning district and the applicable provisions of Chapter 18.42 unless superseded by a provision of this chapter or if such regulation prohibits the construction of an accessory dwelling unit of at least eight hundred square feet.
B. An accessory dwelling unit shall have a separate entrance from the primary dwelling which shall be located on a different plane than the entrance for the primary dwelling in the case of a single-family dwelling.
C. No passageway as defined in Government Code Section 66313 shall be required for the construction of an accessory dwelling unit.
D. Accessory dwelling units shall comply with all applicable building code requirements with the exception that fire sprinklers shall not be required in an accessory dwelling unit if they are not required for the primary dwelling and the construction of an accessory dwelling unit shall not trigger a requirement for sprinklers to be installed in the primary dwelling.
E. Size.
1. The floor area of an attached or detached accessory dwelling unit shall not exceed eight hundred fifty square feet for a studio or one bedroom or one thousand square feet for a unit that contains more than one bedroom.
2. The minimum size of an accessory dwelling unit shall not be less than that allowed for an efficiency unit.
3. The development standards of this section shall be waived to the extent required in order to allow an accessory dwelling unit that is eight hundred square feet, that does not exceed the height requirements set forth in subsection F of this section, and has a minimum of four-foot side and rear yard setbacks.
F. Setbacks. Except as specified below, an accessory dwelling unit shall be required to comply with the setback requirements of the zone in which the unit is to be located.
1. No setback shall be required for an existing living area, or a legally existing accessory structure, including a garage, that is converted to an accessory dwelling unit or a new accessory dwelling unit constructed in the same location and built to the same dimensions as the existing structure.
7 2. No setback greater than four feet shall be required for side and rear yard setbacks for all other accessory dwelling units not covered by subsection F.1 of this section.
3. An attached or detached accessory dwelling unit shall be at least six feet from all other buildings on the lot or on any adjacent lot.
4. An attached or detached accessory dwelling unit shall be located behind the front yard setback, unless the accessory dwelling unit is being constructed in the exact location and to the same dimensions as a previously existing approved accessory structure, including an attached or detached garage. This requirement shall be waived to the extent that it prohibits an accessory dwelling unit of eight hundred square feet from being built with four -foot side and rear yard setbacks in compliance with all other development standards.
5. No portion of an accessory dwelling unit may encroach into any public or private easement such as a utility easement unless the easement holder has provided written permission to construct the accessory dwelling unit in the manner proposed. To establish a rebuttable presumption of compliance with this requirement, the applicant may provide a written declaration under penalty of perjury affirming compliance with this requirement. The declaration shall be in a form acceptable to the city attorney.
G. Height. The height of an accessory dwelling unit shall be as follows:
1. A height of sixteen feet for a detached accessory dwelling unit on a lot with an existing or proposed single-family or multifamily dwelling unit.
2. A height of eighteen feet for a detached accessory dwelling unit on a lot with an existing or proposed single -family or multifamily dwelling unit that is within one -half mile walking distance of a major transit stop or a high-quality transit corridor. An additional two feet shall be allowed if required to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.
3. A height of eighteen feet for a detached accessory dwelling unit on a lot with an existing or proposed multifamily, multistory dwelling.
4. A height of twenty -five feet or the height limit of the applicable zone that applies to the primary dwelling, whichever is lower, for an accessory dwelling unit that is attached to a primary dwelling unit or built above an existing garage. In no event shall the accessory dwelling unit exceed two stories.
5. An accessory dwelling unit may be built on top of a garage; provided, that the garage is maintained for parking and the total height of the structure does not exceed twenty-five feet. If an accessory dwelling unit is built pursuant to this provision, a declaration shall be recorded that the garage must be maintained for parking.
H. Parking.
8 1. Parking shall be required at the rate of one space for each accessory dwelling unit that contains at least one bedroom. No parking spaces shall be required for a studio unit or for an accessory dwelling unit created within an existing living space.
2. Parking spaces may be provided through tandem parking on an existing driveway; provided, that such parking does not encroach into the public sidewalk.
3. Parking spaces for accessory dwelling units may be provided in paved portions of setback areas; provided, that the amount of paving does not exceed the total amount of paving and hardscaped areas that are otherwise allowed by this title.
4. When a garage, carport, uncovered parking space, or covered parking structure is demolished or converted in conjunction with the construction of an accessory dwelling unit, such parking spaces need not be replaced.
5. Tandem parking and parking in setback areas shall not be allowed if the community development director makes specific findings that such parking is not feasible based upon specific site or regional topographical, or fire and life safety conditions.
6. Notwithstanding any other provision of this subsection H, no parking shall be required for the accessory dwelling unit if any of the following conditions apply:
a. The accessory dwelling unit is located within one -half mile walking distance of public transit;
b. The accessory dwelling unit is located within an architecturally and historically significant district;
c. The accessory dwelling unit is part of the proposed or existing primary dwelling or an existing accessory structure;
d. When on-street parking permits are required, but not offered to the occupant of the accessory dwelling unit;
e. When there is a car share vehicle located within one block of the accessory dwelling unit; or
f. When a permit application for an accessory dwelling unit is submitted with a permit application to create a new single-family or multifamily dwelling on the same lot, provided the ADU or parcel satisfies any other criteria listed in this subsection H.
I. Utilities.
1. All utility installations shall be placed underground.
2. For an accessory dwelling unit contained within an existing single -family dwelling meeting the requirements of Section 18.13.060(A)(1), the city shall not require the installation of a new or separate utility connection between the accessory dwelling unit and the utility unless the accessory dwelling is being constructed with a new single- family dwelling.
9 3. For all other accessory dwelling units other than those described in subsection (I)(2) of this section, the city shall require a new or separate utility connection between the accessory dwelling unit and the utility.
J. The number of curb cuts allowed shall be governed by the underlying zoning regulations.
K. An applicant may turn an existing single-family dwelling into the accessory dwelling unit and develop a new primary residence elsewhere on the lot if both structures meet all requirements of this chapter and the R-1 zone, including size limitations.
L. Affordability Information (RHNA). Applicants shall provide the city with all information reasonably requested by the city to allow the city to classify the ADU by income category for the city’s annual housing report.
18.13.060 Mandatory approvals.
A. Notwithstanding any other provision of this chapter, the city shall ministerially approve an application for any of the following accessory dwelling units within a residential or mixed-use zone:
1. One accessory dwelling unit and one junior accessory dwelling unit within the existing or proposed space of a single-family dwelling or accessory structure. a. An expansion of up to one hundred fifty square feet shall be allowed in an accessory structure solely for the purposes of accommodating ingress and egress. b. The junior or accessory dwelling unit shall have exterior access separate from the existing or proposed single-family dwelling. c. The side and rear setbacks shall be sufficient for fire and safety. d. If the unit is a junior accessory dwelling unit, it shall comply with the requirements of Section 18.13.070.
2. One new detached accessory dwelling unit with minimum four-foot side and rear yard setbacks on a lot with an existing or proposed single-family dwelling; provided, that the unit shall not be more than eight hundred square feet and shall not exceed the height requirements set forth in Section 18.13.050(G)(1) through (3). a. A junior accessory dwelling unit may be developed in conjunction with this type of detached accessory dwelling unit, provided it complies with the requirements of subsection (A)(1) of this section.
3. On a lot with a multifamily dwelling structure, up to twenty -five percent of the existing total multifamily dwelling units, but no less than one unit, shall be allowed within the portions of the existing structure that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages; provided, that each unit complies with state building standards for dwellings. 10 4. On a lot with a proposed multifamily dwelling structure, up to two detached units; provided that neither unit exceeds the height requirements set forth in Section 18.13.050(G)(1) through (3) and has at least four -foot side and rear yard setbacks.
5. On a lot with an existing multifamily dwelling structure, up to eight detached units, but in no event more than the number of existing units on the lot, provided that neither unit exceeds the height requirements set forth in Section 18.13.050(G)(1) through (3) and has at least four-foot side and rear yard setbacks.
B. For those junior/or accessory dwelling units which require mandatory approval, the city shall not require the correction of nonconforming zoning conditions.
C. The installation of fire sprinklers shall not be required in an accessory dwelling unit approved under this section if fire sprinklers are not required for the primary residence.
D. No unit approved under this section shall be rented for a period of 30 days or less.
18.13.070 Junior accessory dwelling units.
A. One junior accessory dwelling unit shall be allowed in an existing or proposed single-family dwelling, including in an attached garage. A junior accessory dwelling unit may also be allowed on the same lot as a n accessory d welling unit permitted under Section 18.13.060A.1 or 2.
B. The junior accessory dwelling unit shall be required to contain at least an efficiency kitchen which includes a sink, cooking appliances and a food preparation counter and storage cabinets that are of reasonable size in relation to the junior accessory dwe lling unit.
C. The junior accessory dwelling unit shall be required to have a separate entrance from the primary dwelling which shall be located on a different side of the home than the front door of the primary dwelling.
D. The junior accessory dwelling unit may, but is not required to, include separate sanitation facilities. If separate sanitation facilities are not provided, the junior accessory dwelling unit shall share sanitation facilities with the single -family residenc e and shall have direct access to the single-family residence from the interior of the dwelling unit.
E. No additional parking shall be required for a junior accessory dwelling unit.
F. Junior accessory dwelling units shall be required to comply with applicable building standards, except that fire sprinklers shall not be required if they were not required for the single-family residence.
G. The city shall not require the correction of a nonconforming zoning condition as a requirement for the junior accessory dwelling unit.
11 H. A deed restriction shall be required to be recorded on the property on which a junior accessory dwelling unit is constructed, which deed restriction which shall run with the land. The deed restriction shall provide for the following:
1. A prohibition on the sale of the junior accessory dwelling unit separate from the sale of the single-family residence;
2. A restriction that prohibits the junior accessory dwelling unit from being enlarged beyond five hundred square feet;
3. A restriction from renting either the junior accessory dwelling unit or the single-family dwelling or any part thereof for less than thirty -one consecutive calendar days;
4. A restriction that the owner resides in either the single-family dwelling or the junior accessory dwelling unit. Notwithstanding the foregoing , this restriction shall not apply if the owner of the single -family dwelling is a governmental agency, land trust, or housing organization;
5. A statement that the deed restrictions may be enforced against future purchasers;
6. A statement that the city shall be entitled to all legal and equitable remedies available under the law upon the default of any covenant in the deed restriction; and
7. A statement that the prevailing party shall be entitled to reimbursement of its reasonable attorneys’ fees and costs.
I. For the purposes of applying any fire or life protection ordinance or regulation, or providing service water, sewer, or power, including a connection fee, a junior accessory dwelling unit shall not be considered to be a separate or new dwelling unit.
SECTION 2. CEQA. This Ordinance is exempt from CEQA pursuant to Public Resources Code Section 21080.17 which exempts ordinances implementing ADU ordinances.
SECTION 3. 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 p hrase thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, clause or phrase be declared unconstitutional.
SECTION 4. 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 12 adoption thereof, cause the same to be published as required by law, in a publication of general circulation.
SECTION 5. Effective Date. This Ordinance shall not become effective or be in force until thirty (30) days from and after the date of its adoption.
SECTION 6. HCD. The City Clerk shall send a copy of this Ordinance to the Department of Housing and Community Development as required by State law.
Passed, approved, and adopted this ____ day of ___________, 2025.
TASHA CERDA, Mayor
ATTEST:
MINA SEMENZA, City Clerk
APPROVED AS TO FORM:
CARMEN VASQUEZ, City Attorney
CITY OF GARDENA
PLANNING AND ENVIRONMENTAL QUALITY COMMISSION
STAFF REPORT
ZONE TEXT AMENDMENT #1-25
RESOLUTION NO. PC 7-25
AGENDA ITEM # 7.B
DATE: May 6, 2025
TO: Chair Henderson and Members of the Planning and
Environmental Quality Commission
FROM: Greg Tsujiuchi, Community Development Director
PREPARED BY: Kevin La, Planning Assistant
APPLICANT: City of Gardena
LOCATION: Citywide
REQUEST: The Planning and Environmental Quality Commission will consider approving a resolution recommending that the City Council adopt Ordinance No. 18 83 amending Chapter 18.13 of the Gardena Municipal Code relating to accessory dwelling units and junior accessory dwelling units and making a assessment that the resolution is exempt from CEQA pursuant to Public Resources Code Section 21080.17.
BACKGROUND
California State laws regarding Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) ha ve continued to be amended by the State legislature for the past several years. There were two recent bills passed that have impacted accessory dwelling units. AB 2533 and SB 1211 made modifications to the statewide regulations for ADU and JADU development standards and controls that includ ed expansions to permit unpermitted constructed ADUs and JADUs, no replacement of uncovered parking spaces, added definitions including “livable space,” increasing the number of detached ADUs in multifamily zoned lots, and reference consistency between general government code or city ordinances.
Recommending that the City Council adopt the proposed ordinance (Attachment A to Exhibit 1) would ensure that the City has in place minimum ADU and JADU development standards and controls that are consistent with State law. The proposed changes to the Gardena Municipal Code may be viewed through Attachment B. The Planning Commission is being asked to consider amendments to the City’s municipal code RESO NO. PC 7-25
ZTA #1-25
regarding Title 18 Zoning and make the environmental assessment in accordance with the California Environmental Quality Act.
ANALYSIS
Between the two bills, the following provisions would apply:
• Changes the references to the California Government Code Sections for ADUs/JADUs from §65852.2 and 65852.22 to §66310 through 66342.
• Applicant usage of preapproved ADU plans approved by the City, or identical plans used for detached ADUs by the California Building Standards Code cycle, shall be approved for denied within 30 days from the date of a complete application.
• State prohibition for a city to deny unpermitted ADUs constructed before January 1, 2018, now includes JADUs and changed the already- constructed unpermitted ADU cutoff date to January 1, 2020. o Definition of an unpermitted ADU or JADU shall be based on either of the following:
▪ The ADU is in violation of building standards of the Health and Safety Code § 17960; or
▪ The ADU does not comply with state law or the provisions of Gardena Zoning Code regulating ADUs.
o Denial of a permit for an unpermitted ADU can now only occur if correcting the violation is necessary to remedy conditions that would otherwise deem a building substandard under Health and Safety Code § 17920.3.
o Prior to submission of an unpermitted ADU, the homeowner may obtain a confidential third -party code inspector to determine the unit’s condition or potential scope of building improvements. o Upon submission of an unpermitted ADU or JADU, a Building inspector may inspect the unit for compliance with health and safety standards and provide recommendations to comply with such standards. The city shall not penalize applicants for having unpermitted ADU(s) or a JADU.
o No impact fees or connection or capacity charges shall be imposed on the homeowner applying for a permit for an unpermitted ADU or JADU, except when required to comply with Health and Safety Code § 17920.3 and authorized by Government Code § 66324(e). o Until January 1, 2030, the city shall issue a statement along with a notice to correct a violation of any building standards for ADUs.
RESO NO. PC 7-25
ZTA #1-25
• Clarifies that ADUs may be constructed in an existing accessory structure.
• Changes Government Code reference from § 65852.26 to § 66341 for prohibitions of ADUs to be sold separately from the primary dwelling with exceptions for qualified nonprofit corporations.
• Clarifies definition for “impact fee” to be the same as Government Code § 66324.
• Expanded the criteria for connection fees/capacity charges. o ADUs shall not be considered as a new residential use for calculating connection fees or capacity charges for utilities, unless the ADU is being constructed in conjunction with a new single-family dwelling. o The city shall not impose a connection fee or capacity charge for an ADU that is contained within the proposed existing single -family dwelling. For all other ADUs, the city shall charge a connection fee or capacity charge proportionate to the size of the unit or number of plumbing fixtures.
• Clarifies when an ADU is proposed with a new primary dwelling unit, the City shall not issue a Certificate of Occupancy for an ADU until one is issued for the primary dwelling unit.
• Changes Government Code reference from § 65852.2(i) to § 66313 for a passageway to be required for the construction of an ADU. • Clarifies the minimum size of an ADU shall not be less than what is allowed for an efficiency unit.
• Clarifies that the required parking for an ADU is one space per ADU that contains at least one bedroom. No parking space requirement for a studio unit or for an ADU created within an existing living space. • Unless an ADU is being constructed with a new single -family dwelling, the city shall not require the installation of a new or separate utility connection.
• Clarifies that up to twenty -five percent of the existing total multifamily dwelling units can be converted from non -livable space on multifamily lots.
o On a lot with proposed multifamily dwelling units, up to two detached ADUs may be proposed in conjunction.
• On a lot with an existing multifamily dwelling structure, up to eight (8) detached ADUs, but no more than the existing units on the lot, may be proposed, provided they do not exceed height requirements and the four-foot side and rear yard setbacks in accor dance with Gardena RESO NO. PC 7-25
ZTA #1-25
Municipal Code Section 18.13.050.(G)(1) through (3).
• The installation of fire sprinklers in ADUs is not required if the primary residence does not require them under the provisions of mandatory ADU approvals.
• Specifies that no ADU may be rented for a period of 30 days or less. • Changes Gardena Municipal Code reference from § 18.13.060(F)(1) through (3) to § 18.13.060A.1 or 2 for the allowance to construct a JADU on the same lot as an ADU.
ENVIRONMENTAL REVIEW
Adoption of this ordinance is statutorily exempt from CEQA pursuant to Public Resources Code section 21080.17, which provides that CEQA does not apply to the adoption of an ordinance to implement ADU law.
NOTICING
The public hearing notice was published in the Gardena Valley News on April 10, 2025 (Attachment C). 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 record.
RECOMMENDATION
Staff recommends the Planning and Environmental Quality Commission to:
1) Open the public hearing;
2) Receive testimony from the public;
3) Close the public hearing; and
4) Adopt Resolution PC 7-25 recommending that the City Council adopt Ordinance No. 1883.
ATTACHMENTS
A – Planning Commission Resolution No. PC #7-25
Exhibit 1 – Ordinance No. 1883
B – Proposed Changes to Gardena Municipal Code – Redlines to Ordinance No. 1883 C – Public Hearing Notice
1 ORDINANCE NO. 1883
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GARDENA, CALIFORNIA AMENDING CHAPTER 18.13 OF THE GARDENA
MUNICIPAL CODE RELATING TO ACCESSORY DWELLING UNITS AND
JUNIOR ACCESSORY DWELLING UNITS AND MAKING A
DETERMINATION THAT THE ORDINANCE IS EXEMPT FROM CEQA
PURSUANT TO PUBLIC RESOURCES CODE SECTION 21080.17
WHEREAS, State law regarding Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) has been continually amended by the State legislature; and WHEREAS, the City of Gardena wishes to amend its provisions on ADUs and JADUs to be compliant with State law; and
WHEREAS, on May 6, 2025 the Planning Commission held a duly noticed public hearing at which time it considered all evidence presented, both written and oral; and WHEREAS, at the close of the public hearing the Planning Commission adopted a resolution recommending that the City Council adopt th is Ordinance, including the finding that adoption is exempt from CEQA; and
WHEREAS, on May 27, 2025, the City Council held a duly noticed public hearing at which time it considered all evidence presented, both written and oral;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GARDENA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Chapter 18.13 of the Gardena Municipal Code is hereby amended to read as follows:
Chapter 18.13
ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS
18.13.010 Purpose.
A. In enacting this section, it is the intent of the city to encourage the provision of accessory dwelling units to meet a variety of economic needs within the city and to implement the goals, objectives, and policies of the housing element of the general plan.
Accessory dwelling units provide housing for extended family members, students, the elderly, in-home health care providers, the disabled, and others, at below market prices within existing neighborhoods. Homeowners who create accessory dwelling unit s can benefit from added income, and an increased sense of security. Allowing accessory dwelling units in zones allowing residential uses provides needed additional rental housing. This chapter provides the requirements for the establishment of accessory Docusign Envelope ID: 4D82B931-60A7-4D07-8A5F-996F5DD6D610 2 dwelling units consistent with California Government Code Sections 66310 through 66342.
B. For purposes of this chapter, “primary dwelling” shall mean as follows:
1. In the case of a single -family residential zone, the existing single -family dwelling, or the larger of two proposed units.
2. In the case of any other residential or mixed -use zone in which a single - family dwelling exists on the property, the existing dwelling.
3. In the case of multifamily or mixed-use zone which allows a residential use, the existing or proposed multifamily units.
C. For purposes of this chapter, words and phrases defined in Government Code Sections 66310 through 66342 shall have the same meaning when used in this chapter.
D. In cases of conflict between this chapter and any other provision of this title, the provisions of this chapter shall prevail. To the extent that any provision of this chapter is in conflict with state law, the mandatory requirement of state law shall control, but only to the extent legally required.
18.13.020 Applications – Junior and accessory dwelling units.
A. Applications for junior and accessory dwelling units shall be ministerially approved or denied within sixty days of receipt of a complete application and approved if they meet the requirements of this chapter.
1. If the application is submitted in conjunction with an application for a new single-family or multifamily dwelling, the application for the junior or accessory dwelling unit shall not be acted upon until the application for the new single -family or multifamily dwelling is approved.
2. If the application is denied, the city shall return a full set of comments in writing to the applicant with a list of items that are defective or deficient with a description of how the application can be remedied by the applicant. These comments shall be provided to the applicant within sixty days of a complete application.
3. If a detached garage is to be replaced with an accessory dwelling unit, the demolition permit shall be reviewed with the application for the accessory dwelling unit and issued at the same time.
4. The city shall grant a delay if requested by the applicant.
5. Notwithstanding the above, if the applicant uses a plan for an accessory dwelling unit that has been preapproved by the city or a plan that is identical to a plan used in an application for a detached accessory dwelling unit approved by the city within the current triennial California Building Standards Code cycle, the application shall be approved or denied within 30 days from the date of a complete application.
Docusign Envelope ID: 4D82B931-60A7-4D07-8A5F-996F5DD6D610 3 B. All applications for junior and accessory dwelling units shall be accompanied by an application fee.
C. Junior and accessory dwelling units shall be subject to applicable inspection and permit fees.
D. Neither an application for a junior nor an accessory dwelling unit shall be denied due to the need to correct nonconforming zoning conditions, building code violations, or unpermitted structures that do not present a threat to public health and safety and are not affected by the construction of the unit.
18.13.025 Unpermitted structures constructed prior to January 1, 2020.
A. Unless the local agency makes a finding that correcting the violation is necessary to comply with the standards specified in Section 17920.3 of the Health and Safety Code, no application or permit shall be denied for an ADU or JADU that was constructed prior to January 1, 2020, based solely on either of the following:
1. The ADU is in violation of building standards pursuant to Article 1 of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code (commencing with Section 17960); or
2. The ADU does not comply with state law or the provisions of the Gardena Zoning Code regulating ADUs.
B. The provisions of sub section A shall not apply to a building that is deemed substandard pursuant to Section 17920.3 of the Health and Safety Code.
C. Before submitting an application for a permit, the homeowner may obtain a confidential third-party code inspection from a licensed contractor to determine the unit’s existing condition or potential scope of building improvements before submitting an application for a permit.
D. Upon receiving an application to permit a previously unpermitted ADU or JADU constructed before January 1, 2020, an inspector from the city may inspect the unit for compliance with health and safety standards and provide recommendations to comply with such standards in order to obtain a permit. The city shall not penalize an applicant for having the unpermitted ADU or JADU and shall approve necessary permits to correct noncompliance with health and safety standards.
E. No impact fees or connection or capacity charges shall be imposed on a homeowner applying for a permit for a previously unpermitted junior or accessory dwelling unit built before January 1, 2020, except when the utility infrastructure is required to comply with Health and Safety Code Section 17920.3 and authorized by Government Code Section 66324(e).
F. Enforcement. Until January 1, 2030, the city shall issue a statement along with a notice to correct a violation of any provision of any building standard relating to an accessory dwelling unit that provides substantially as follows:
Docusign Envelope ID: 4D82B931-60A7-4D07-8A5F-996F5DD6D610 4 You have been issued an order to correct violations or abate nuisances relating to your accessory dwelling unit. If you believe that this correction or abatement is not necessary to protect the public health and safety you may file an application with the Community Development Director. If the city determines that enforcement is not required to protect the health and safety, enforcement shall be delayed for a period of five years from the date of the original notice.
18.13.030 Zones/locations allowed.
A. Accessory dwelling units shall be allowed on all legally existing residentially zoned lots where a single-family dwelling exists or has been proposed.
B. Accessory dwelling units shall be allowed on all legally existing residentially zoned lots where an existing multifamily structure exists or has been proposed.
C. Accessory dwelling units shall be allowed on all legally existing mixed -use zoned lots where an existing single-family or multifamily dwelling exists or has been proposed.
D. Nothing herein is meant to override the provisions of conditions, covenants, and restrictions for a housing development project relating to accessory dwelling units to the extent such restrictions comply with state law.
E. An accessory dwelling unit may be constructed in an attached or detached garage or in an existing accessory structure.
18.13.040 General requirements.
A. Number. Unless otherwise allowed by Section 18.13.060(A), only one accessory dwelling unit may be allowed per residential lot.
B. Accessory dwelling units shall not be sold separately from the primary dwelling, except to the extent that the sale meets the requirements of Government Code Section 66341 with regard to a qualified nonprofit corporation.
C. Neither the accessory dwelling unit nor any other residence located on the property, nor any part thereof, shall be rented out for less than thirty -one consecutive calendar days.
D. Repealed.
E. Fees.
1. Impact fees.
a. No impact fee shall be imposed on any accessory dwelling unit less than 750 square feet in size.
b. For accessory dwelling units 750 square feet or greater, impact fees shall be charged proportionately in relation to the square footage of the primary dwelling.
Docusign Envelope ID: 4D82B931-60A7-4D07-8A5F-996F5DD6D610
5 c. All applicable public service and applicable recreation impact fees shall be paid prior to occupancy in accordance with Government Code Sections 66000 et seq. and 66012 et seq.
d. For purposes of this section, “impact fee” shall have the same meaning as set forth in Government Code Section 66324 .
2. Connection Fees/Capacity Charges.
a. An accessory dwelling unit shall not be considered to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including for water and sewer service, unless the accessory dwelling unit is being constructed with a new single-family dwelling.
b. For an accessory dwelling unit contained within a proposed or existing single-family dwelling meeting the requirements of Section 18.13.060A.1, the city shall not impose a connection fee or capacity charge, unless the unit is being constructed with a new single -family dwelling. For all other accessory dwelling units, the city shall charge a connection fee or capacity charge that is proportionate to the burden of the proposed accessory dwelling unit based on the size of the unit or number of plumbing fixtures.
F. Accessory dwelling units shall not count in determining density or lot coverage and are considered a residential use consistent with the existing general plan and zoning designation for the lot.
G. A deed restriction shall be required to be recorded against the property on which an accessory dwelling unit is constructed, which restriction shall run with the land. The deed restriction shall provide for the following:
1. A prohibition on the sale of accessory dwelling unit separate from the sale of the primary dwelling(s), except as provided in Government Code Section 66341;
2. A restriction that prohibits the accessory dwelling unit from being enlarged beyond that which is permitted by Chapter 18.13;
3. A restriction from renting either the accessory dwelling unit or the primary dwelling(s) or any portions thereof for less than thirty-one consecutive calendar days;
4. A statement that the deed restrictions may be enforced against future purchasers.
5. A statement that the city shall be entitled to all legal and equitable remedies available under the law upon the default of any covenant in the deed restriction.
6. A statement that the prevailing party shall be entitled to reimbursement of its reasonable attorneys’ fees and costs.
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6 H. When an accessory dwelling unit is being proposed with a new primary dwelling unit, the city shall not issue a certificate of occupancy for an accessory dwelling unit before it issues a certificate of occupancy for the primary dwelling unit.
18.13.050 Development regulations.
A. Accessory dwelling units shall be required to comply with the objective development standards of the underlying zoning district and the applicable provisions of Chapter 18.42 unless superseded by a provision of this chapter or if such regulation prohibits the construction of an accessory dwelling unit of at least eight hundred square feet.
B. An accessory dwelling unit shall have a separate entrance from the primary dwelling which shall be located on a different plane than the entrance for the primary dwelling in the case of a single-family dwelling.
C. No passageway as defined in Government Code Section 66313 shall be required for the construction of an accessory dwelling unit.
D. Accessory dwelling units shall comply with all applicable building code requirements with the exception that fire sprinklers shall not be required in an accessory dwelling unit if they are not required for the primary dwelling and the construction of an accessory dwelling unit shall not trigger a requirement for sprinklers to be installed in the primary dwelling.
E. Size.
1. The floor area of an attached or detached accessory dwelling unit shall not exceed eight hundred fifty square feet for a studio or one bedroom or one thousand square feet for a unit that contains more than one bedroom.
2. The minimum size of an accessory dwelling unit shall not be less than that allowed for an efficiency unit.
3. The development standards of this section shall be waived to the extent required in order to allow an accessory dwelling unit that is eight hundred square feet, that does not exceed the height requirements set forth in subsection F of this section, and has a minimum of four-foot side and rear yard setbacks.
F. Setbacks. Except as specified below, an accessory dwelling unit shall be required to comply with the setback requirements of the zone in which the unit is to be located.
1. No setback shall be required for an existing living area, or a legally existing accessory structure, including a garage, that is converted to an accessory dwelling unit or a new accessory dwelling unit constructed in the same location and built to the same dimensions as the existing structure.
Docusign Envelope ID: 4D82B931-60A7-4D07-8A5F-996F5DD6D610
7 2. No setback greater than four feet shall be required for side and rear yard setbacks for all other accessory dwelling units not covered by subsection F .1 of this section.
3. An attached or detached accessory dwelling unit shall be at least six feet from all other buildings on the lot or on any adjacent lot.
4. An attached or detached accessory dwelling unit shall be located behind the front yard setback, unless the accessory dwelling unit is being constructed in the exact location and to the same dimensions as a previously existing approved accessory structure, including an attached or detached garage. This requirement shall be waived to the extent that it prohibits an accessory dwelling unit of eight hundred square feet from being built with four -foot side and rear yard setbacks in compliance with all other development standards.
5. No portion of an accessory dwelling unit may encroach into any public or private easement such as a utility easement unless the easement holder has provided written permission to construct the accessory dwelling unit in the manner proposed. To establish a rebuttable presumption of compliance with this requirement, the applicant may provide a written declaration under penalty of perjury affirming compliance with this requirement. The declaration shall be in a form acceptable to the city attorney.
G. Height. The height of an accessory dwelling unit shall be as follows:
1. A height of sixteen feet for a detached accessory dwelling unit on a lot with an existing or proposed single-family or multifamily dwelling unit.
2. A height of eighteen feet for a detached accessory dwelling unit on a lot with an existing or proposed single -family or multifamily dwelling unit that is within one -half mile walking distance of a major transit stop or a high-quality transit corridor. An additional two feet shall be allowed if required to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.
3. A height of eighteen feet for a detached accessory dwelling unit on a lot with an existing or proposed multifamily, multistory dwelling.
4. A height of twenty -five feet or the height limit of the applicable zone that applies to the primary dwelling, whichever is lower, for an accessory dwelling unit that is attached to a primary dwelling unit or built above an existing garage. In no event shall the accessory dwelling unit exceed two stories.
5. An accessory dwelling unit may be built on top of a garage; provided, that the garage is maintained for parking and the total height of the structure does not exceed twenty-five feet. If an accessory dwelling unit is built pursuant to this provision, a declaration shall be recorded that the garage must be maintained for parking.
H. Parking.
Docusign Envelope ID: 4D82B931-60A7-4D07-8A5F-996F5DD6D610 8 1. Parking shall be required at the rate of one space for each accessory dwelling unit that contains at least one bedroom. No parking spaces shall be required for a studio unit or for an accessory dwelling unit created within an existing living space.
2. Parking spaces may be provided through tandem parking on an existing driveway; provided, that such parking does not encroach into the public sidewalk.
3. Parking spaces for accessory dwelling units may be provided in paved portions of setback areas; provided, that the amount of paving does not exceed the total amount of paving and hardscaped areas that are otherwise allowed by this title.
4. When a garage, carport, uncovered parking space, or covered parking structure is demolished or converted in conjunction with the construction of an accessory dwelling unit, such parking spaces need not be replaced.
5. Tandem parking and parking in setback areas shall not be allowed if the community development director makes specific findings that such parking is not feasible based upon specific site or regional topographical, or fire and life safety conditions.
6. Notwithstanding any other provision of this subsection H, no parking shall be required for the accessory dwelling unit if any of the following conditions apply:
a. The accessory dwelling unit is located within one -half mile walking distance of public transit;
b. The accessory dwelling unit is located within an architecturally and historically significant district;
c. The accessory dwelling unit is part of the proposed or existing primary dwelling or an existing accessory structure;
d. When on-street parking permits are required, but not offered to the occupant of the accessory dwelling unit;
e. When there is a car share vehicle located within one block of the accessory dwelling unit; or
f. When a permit application for an accessory dwelling unit is submitted with a permit application to create a new single-family or multifamily dwelling on the same lot, provided the ADU or parcel satisfies any other criteria listed in this subsection H.
I. Utilities.
1. All utility installations shall be placed underground.
2. For an accessory dwelling unit contained within an existing single -family dwelling meeting the requirements of Section 18.13.060(A)(1), the city shall not require the installation of a new or separate utility connection between the accessory dwelling unit and the utility unless the accessory dwelling is being constructed with a new single - family dwelling.
Docusign Envelope ID: 4D82B931-60A7-4D07-8A5F-996F5DD6D610
9 3. For all other accessory dwelling units other than those described in subsection (I)(2) of this section, the city shall require a new or separate utility connection between the accessory dwelling unit and the utility.
J. The number of curb cuts allowed shall be governed by the underlying zoning regulations.
K. An applicant may turn an existing single-family dwelling into the accessory dwelling unit and develop a new primary residence elsewhere on the lot if both structures meet all requirements of this chapter and the R-1 zone, including size limitations.
L. Affordability Information (RHNA). Applicants shall provide the city with all information reasonably requested by the city to allow the city to classify the ADU by income category for the city’s annual housing report.
18.13.060 Mandatory approvals.
A. Notwithstanding any other provision of this chapter, the city shall ministerially approve an application for any of the following accessory dwelling units within a residential or mixed-use zone:
1. One accessory dwelling unit and one junior accessory dwelling unit within the existing or proposed space of a single-family dwelling or accessory structure. a. An expansion of up to one hundred fifty square feet shall be allowed in an accessory structure solely for the purposes of accommodating ingress and egress. b. The junior or accessory dwelling unit shall have exterior access separate from the existing or proposed single-family dwelling. c. The side and rear setbacks shall be sufficient for fire and safety. d. If the unit is a junior accessory dwelling unit, it shall comply with the requirements of Section 18.13.070.
2. One new detached accessory dwelling unit with minimum four-foot side and rear yard setbacks on a lot with an existing or proposed single-family dwelling; provided, that the unit shall not be more than eight hundred square feet and shall not exceed the height requirements set forth in Section 18.13.050(G)(1) through (3). a. A junior accessory dwelling unit may be developed in conjunction with this type of detached accessory dwelling unit, provided it complies with the requirements of subsection (A)(1) of this section.
3. On a lot with a multifamily dwelling structure, up to twenty -five percent of the existing total multifamily dwelling units, but no less than one unit, shall be allowed within the portions of the existing structure that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages; provided, that each unit complies with state building standards for dwellings.
Docusign Envelope ID: 4D82B931-60A7-4D07-8A5F-996F5DD6D610
10 4. On a lot with a proposed multifamily dwelling structure, up to two detached units; provided that neither unit exceeds the height requirements set forth in Section 18.13.050(G)(1) through (3) and has at least four -foot side and rear yard setbacks.
5. On a lot with an existing multifamily dwelling structure, up to eight detached units, but in no event more than the number of existing units on the lot, provided that neither unit exceeds the height requirements set forth in Section 18.13.050(G)(1) through (3) and has at least four-foot side and rear yard setbacks.
B. For those junior/or accessory dwelling units which require mandatory approval, the city shall not require the correction of nonconforming zoning conditions.
C. The installation of fire sprinklers shall not be required in an accessory dwelling unit approved under this section if fire sprinklers are not required for the primary residence.
D. No unit approved under this section shall be rented for a period of 30 days or less.
18.13.070 Junior accessory dwelling units.
A. One junior accessory dwelling unit shall be allowed in an existing or proposed single-family dwelling, including in an attached garage. A junior accessory dwelling unit may also be allowed on the same lot as a n accessory dwelling unit permitted under Section 18.13.060A.1 or 2.
B. The junior accessory dwelling unit shall be required to contain at least an efficiency kitchen which includes a sink, cooking appliances and a food preparation counter and storage cabinets that are of reasonable size in relation to the junior accessory dwelling unit.
C. The junior accessory dwelling unit shall be required to have a separate entrance from the primary dwelling which shall be located on a different side of the home than the front door of the primary dwelling.
D. The junior accessory dwelling unit may, but is not required to, include separate sanitation facilities. If separate sanitation facilities are not provided, the junior accessory dwelling unit shall share sanitation facilities with the single -family residenc e and shall have direct access to the single-family residence from the interior of the dwelling unit.
E. No additional parking shall be required for a junior accessory dwelling unit.
F. Junior accessory dwelling units shall be required to comply with applicable building standards, except that fire sprinklers shall not be required if they were not required for the single-family residence.
G. The city shall not require the correction of a nonconforming zoning condition as a requirement for the junior accessory dwelling unit.
Docusign Envelope ID: 4D82B931-60A7-4D07-8A5F-996F5DD6D610
11 H. A deed restriction shall be required to be recorded on the property on which a junior accessory dwelling unit is constructed, which deed restriction which shall run with the land. The deed restriction shall provide for the following:
1. A prohibition on the sale of the junior accessory dwelling unit separate from the sale of the single-family residence;
2. A restriction that prohibits the junior accessory dwelling unit from being enlarged beyond five hundred square feet;
3. A restriction from renting either the junior accessory dwelling unit or the single-family dwelling or any part thereof for less than thirty -one consecutive calendar days;
4. A restriction that the owner resides in either the single-family dwelling or the junior accessory dwelling unit. Notwithstanding the foregoing , this restriction shall not apply if the owner of the single -family dwelling is a governmental agency, land trust, or housing organization;
5. A statement that the deed restrictions may be enforced against future purchasers;
6. A statement that the city shall be entitled to all legal and equitable remedies available under the law upon the default of any covenant in the deed restriction; and
7. A statement that the prevailing party shall be entitled to reimbursement of its reasonable attorneys’ fees and costs.
I. For the purposes of applying any fire or life protection ordinance or regulation, or providing service water, sewer, or power, including a connection fee, a junior accessory dwelling unit shall not be considered to be a separate or new dwelling unit.
SECTION 2. CEQA. This Ordinance is exempt from CEQA pursuant to Public Resources Code Section 21080.17 which exempts ordinances implementing ADU ordinances.
SECTION 3. 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 4. 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 Docusign Envelope ID: 4D82B931-60A7-4D07-8A5F-996F5DD6D610 12 adoption thereof, cause the same to be published as required by law, in a publication of general circulation.
SECTION 5. Effective Date. This Ordinance shall not become effective or be in force until thirty (30) days from and after the date of its adoption.
SECTION 6. HCD. The City Clerk shall send a copy of this Ordinance to the Department of Housing and Community Development as required by State law.
Passed, approved, and adopted this 10th day of June, 2025.
TASHA CERDA, Mayor
ATTEST:
MINA SEMENZA, City Clerk
APPROVED AS TO FORM:
CARMEN VASQUEZ, City Attorney
Docusign Envelope ID: 4D82B931-60A7-4D07-8A5F-996F5DD6D610
1 PROPOSED CHANGES TO GARDENA MUNICIPAL CODE
Title 18 ZONING
Chapter 18.13
ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS
18.13.010 Purpose.
A. In enacting this section, it is the intent of the city to encourage the provision of accessory dwelling units to meet a variety of economic needs within the city and to implement the goals, objectives, and policies of the housing element of the general pla n. Accessory dwelling units provide housing for extended family members, students, the elderly, in-home health care providers, the disabled, and others, at below market prices within existing neighborhoods. Homeowners who create accessory dwelling units can benefit from added income, and an increased sense of security. Allowing accessory dwelling units in zones allowing residential uses provides needed additional rental housing. This chapter provides the requirements for the establishment of accessory d welling units consistent with California Government Code Sections 65852.2 and 65852.22 66310 through 66342.
B. For purposes of this chapter, “primary dwelling” shall mean as follows:
1. In the case of a single -family residential zone, the existing single - family dwelling, or the larger of two proposed units.
2. In the case of any other residential or mixed -use zone in which a single-family dwelling exists on the property, the existing dwelling.
3. In the case of multifamily or mixed -use zone which allows a residential use, the existing or proposed multifamily units.
CB. For purposes of this chapter, words and phrases define d in Government Code Sections 66310 through 66342 shall have the same meaning when used in this chapter.
DC. In cases of conflict between this chapter and any other provision of this title, the provisions of this chapter shall prevail. To the extent that any provision of this chapter is in conflict with state law, the mandatory requirement of state law shall control, but only to the extent legally required.
18.13.020 Applications – Junior and accessory dwelling units.
A. Applications for junior and accessory dwelling units shall be ministerially approved or denied within sixty days of receipt of a complete application and approved if they meet the requirements of this chapter. 2 1. If the application is submitted in conjunction with an application for a new single-family or multifamily dwelling, the application for the junior or accessory dwelling unit shall not be acted upon until the application for the new single-family or multifamily dwelling is approved, but thereafter shall be ministerially approved if it meets all requirements within sixty days or denied within that same time period.
2. If the application is denied, the city shall return a full set of comments in writing to the applicant with a list of items that are defective or deficient with a description of how the application can be remedied by the applicant. These comments shall be provided to the applicant within sixty days of a complete application.
3. If a detached garage is to be replaced with an accessory dwelling unit, the demolition permit shall be reviewed with the application for the accessory dwelling unit and issued at the same time.
4. The city shall grant a delay if requested by the applicant.
5. Notwithstanding the above, if the applicant uses a plan for an accessory dwelling unit that has been preapproved by the city or a plan that is identical to a plan used in an application for a detached accessory dwelling unit approved by the city within the current triennial California Building Standards Code cycle, the application shall be approved or denied within 30 days from the date of a complete application.
B. All applications for junior and accessory dwelling units shall be accompanied by an application fee.
C. Junior and accessory dwelling units shall be subject to applicable inspection and permit fees.
D. Neither an application for a junior nor an accessory dwelling unit shall be denied due to the need to correct nonconforming zoning conditions, building code violations, or unpermitted structures that do not present a threat to public health and safety and are not affected by the construction of the unit.
18.13.025 Unpermitted structures constructed prior to January 1, 2020.
A. Unless the local agency makes a finding that correcting the violation is necessary to comply with the standards specified in Section 17920.3 of the Health and Safety Code, Nno application or permit shall be denied for an ADU or JADU that was constructed prior to January 1, 2020, based solely on either of the following:
1. The ADU is in violation of building standards pursuant to Article 1 of Chapter 5 of Part 1.5 of Division 13 of the Health and Safety Code (commencing with Section 17960); or
3 2. The ADU does not comply with state law or the provisions of the Gardena Zoning Code regulating ADUs.
B. The provisions of subsection A shall not apply if not apply to a building that is deemed substandard pursuant to Section 17920.3 of the Health and Safety Codethe city makes a finding that correcting the violation is necessary to comply with the standards specified in Health and Safety Code Section 17920.3 or if the building is deemed substandard pursuant to Health and Safety Code Section 17920.3.
C. Before submitting an application for a permit, the homeowner may obtain a confidential third-party code inspection from a licensed contractor to determine the unit’s existing condition or potential scope of building improvements before submitting an application for a permit.
D. Upon receiving an application to permit a previously unpermitted ADU or JADU constructed before January 1, 2020, an inspector from the city may inspect the unit fo r compliance with health and safety standards and provide recommendations to comply with such standards in order to obtain a permit. The city shall not penalize an applicant for having the unpermitted ADU or JADU a nd shall approve necessary permits to correct noncompliance with health and safety standards.
E. No impact fees or connection or capacity charges shall be imposed on a homeowner applying for a permit for a previously unpermitted junior or accessory dwelling unit built before January 1, 2020, except when the utility infrastructure is required to comply with Health and Safety Code Section 17920.3 and authorized by Government Code Section 66324(e).
F. Enforcement. Until January 1, 2030, the city shall issue a statement along with a notice to correct a violation of any provision of any building standard relating to an accessory dwelling unit that provides substantially as follows:
You have been issued an order to correct violations or abate nuisances relating to your accessory dwelling unit. If you believe that this correction or abatement is not necessary to protect the public health and safety you may file an application with the Community Development Director. If the city determines that enforcement is not required to protect the health and safety, enforcement shall be delayed for a period of five years from the date of the original notice.
18.13.030 Zones/locations allowed.
A. Accessory dwelling units shall be allowed on all legally existing residentially zoned lots where a single-family dwelling exists or has been proposed.
B. Accessory dwelling units shall be allowed on all legally existing residentially zoned lots where an existing multifamily structure exists or has been proposed.
C. Accessory dwelling units shall be allowed on all legally existing mixed -use zoned lots where an existing single -family or multifamily dwelling exists or has been proposed.
4 D. Nothing herein is meant to override the provisions of conditions, covenants, and restrictions for a housing development project relating to accessory dwelling units to the extent such restrictions comply with state law.
E. An accessory dwelling unit may be constructed in an attached or detached garage or in an existing accessory structure.
18.13.040 General requirements.
A. Number. Unless otherwise allowed by Section 18.13.060(A), only one accessory dwelling unit may be allowed per residential lot.
B. Accessory dwelling units shall not be sold separately from the primary dwelling, except to the extent that the sale meets the requirements of Government Code Section 66341 65852.26 with regard to a qualified nonprofit corporation.
C. Neither the accessory dwelling unit nor any other residence located on the property, nor any part thereof, shall be rented out for less than thirty -one consecutive calendar days.
D. Repealed.
E. Impact Fees.
1. Impact fees.
a. No impact fee shall be imposed on any accessory dwelling unit less than 750 seven hundred fifty square feet in size. b2. For accessory dwelling units seven hundred fifty 750 square feet or greater, impact fees shall be charged proportionately in relation to the square footage of the primary dwelling.
3c. All applicable public service and applicable recreation impact fees shall be paid prior to occupancy in accordance with Government Code Sections 66000 et seq. and 66012 et seq.
d. For purposes of this section, “impact fee” shall have the same meaning as set forth in Government Code Section 66324 .
2. Connection Fees/Capacity Charges.
a. An accessory dwelling unit shall not be considered to be a new residential use for purposes of calculating connection fees or capacity charges for utilities, including for water and sewer service, unless the accessory dwelling unit is being constructed with a new single-family dwelling. b. For an accessory dwelling unit contained within a proposed or existing single-family dwelling meeting the requirements of Section 18.13.060A.1, the city shall not impose a connection fee or capacity charge , unless the unit is 5 being constructed with a new single -family dwelling . For all other accessory dwelling units, the city shall charge a connection fee or capacity charge that is proportionate to the burden of the proposed accessory dwelling unit based on the size of the unit or number of plumbing fixtures.
3. No impact fees or connection or capacity charges shall be imposed on a homeowner applying for a permit for a previously unpermitted junior or accessory dwelling unit built before January 1, 2020, except when the utility infrastructure is required to comply with Health and Safety Code Section 17920.3 and authorized by Government Code Section 66324(e).
4.For purposes of this section, “impact fee” shall have the same meaning as set forth in Government Code Section 65852.2F. Accessory dwelling units shall not count in determining density or lot coverage and are considered a residential use consistent with the existing general plan and zoning designation for the lot.
GG. Enforcement. Until January 1, 2030, the city shall issue a statement along with a notice to correct a violation of any provision of any building standard relating to an accessory dwelling unit that provides substantially as follows:
You have been issued an order to correct violations or abate nuisances relating to your accessory dwelling unit. If you believe that this correction or abatement is not necessary to protect the public health and safety you may file an application with the Community Development Director. If the city determines that enforcement is not required to protect the health and safety, enforcement shall be delayed for a period of five years from the date of the original notice.
This subsection only applies to accessory dwelling units built before January 1, 2020.
. A deed restriction shall be required to be recorded against the property on which an accessory dwelling unit is constructed, which restriction shall run with the land. The deed restriction shall provide for the following:
1. A prohibition on the sale of accessory dwelling unit separate from the sale of the primary dwelling(s), except as provided in Government Code Section 65852.26 66341;
2. A restriction that prohibits the accessory dwelling unit from being enlarged beyond that which is permitted by Chapter 18.13;
3. A restriction from renting either the accessory dwelling unit or the primary dwelling(s) or any portions thereof for less than thirty -one consecutive calendar days;
4. A statement that the deed restrictions may be enforced against future purchasers.
6 5. A statement that the city shall be entitled to all legal and equitable remedies available under the law upon the default of any covenant in the deed restriction.
6. A statement that the prevailing party shall be entitled to reimbursement of its reasonable attorneys’ fees and costs.
H. When an accessory dwelling unit is being proposed with a new primary dwelling unit, the city shall not issue a certificate of occupancy for an accessory dwelling unit before it issues a certificate of occupancy for the primary dwelling unit.
18.13.050 Development regulations.
A. Accessory dwelling units shall be required to comply with the objective development standards of the underlying zoning district and the applicable provisions of Chapter 18.42 unless superseded by a provision of this chapter or if such regulation prohibits the construction of an accessory dwelling unit of at least eight hundred square feet.
B. An accessory dwelling unit shall have a separate entrance from the primary dwelling which shall be located on a different plane than the entrance for the primary dwelling in the case of a single-family dwelling.
C. No passageway as defined in Government Code Section 66313 65852.2(i) shall be required for the construction of an accessory dwelling unit.
D. Accessory dwelling units shall comply with all applicable building code requirements with the exception that fire sprinklers shall not be required in an accessory dwelling unit if they are not required for the primary dwelling and the construction of an ac cessory dwelling unit shall not trigger a requirement for sprinklers to be installed in the primary dwelling.
E. Size.
1. The floor area of an attached or detached accessory dwelling unit shall not exceed eight hundred fifty square feet for a studio or one bedroom or one thousand square feet for a unit that contains more than one bedroom.
2. The minimum size of an accessory dwelling unit shall not be less than that allowed for an efficiency unitis one hundred fifty square feet.
3. The development standards of this section shall be waived to the extent required in order to allow an accessory dwelling unit that is eight hundred square feet, that does not exceed the height requirements set forth in subsection F F of this section, and has a minimum of four-foot side and rear yard setbacks. 7 F. Setbacks. Except as specified below, an accessory dwelling unit shall be required to comply with the setback requirements of the zone in which the unit is to be located.
1. No setback shall be required for an existing living area, or a legally existing accessory structure, including a garage, that is converted to an accessory dwelling unit or a new accessory dwelling unit constructed in the same location and built to the same dimensions as the existing structure.
2. No setback greater than four feet shall be required for side and rear yard setbacks for all other accessory dwelling units not covered by subsection (F.)(1) of this section.
3. An attached or detached accessory dwelling unit shall be at least six feet from all other buildings on the lot or on any adjacent lot.
4. An attached or detached accessory dwelling unit shall be located behind the front yard setback, unless the accessory dwelling unit is being constructed in the exact location and to the same dimensions as a previously existing approved accessory structure, including an attached or detached garage.
This requirement shall be waived to the extent that it prohibits an accessory dwelling unit of eight hundred square feet from being built with four -foot side and rear yard setbacks in compliance with all other development standards.
5. No portion of an accessory dwelling unit may encroach into any public or private easement such as a utility easement unless the easement holder has provided written permission to construct the accessory dwelling unit in the manner proposed. To establish a rebuttable presumption of compliance with this requirement, the applicant may provide a written declaration under penalty of perjury affirming compliance with this requirement. The declaration shall be in a form acceptable to the city attorney.
G. Height. The height of an accessory dwelling unit shall be as follows:
1. A height of sixteen feet for a detached accessory dwelling unit on a lot with an existing or proposed single-family or multifamily dwelling unit.
2. A height of eighteen feet for a detached accessory dwelling unit on a lot with an existing or proposed single -family or multifamily dwelling unit that is within one-half mile walking distance of a major transit stop or a high-quality transit corridor. An additional two feet shall be allowed if required to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.
3. A height of eighteen feet for a detached accessory dwelling unit on a lot with an existing or proposed multifamily, multistory dwelling. 8 4. A height of twenty-five feet or the height limit of the applicable zone that applies to the primary dwelling, whichever is lower, for an accessory dwelling unit that is attached to a primary dwelling unit or built above an existing garage. In no event shall the accessory dwelling unit exceed two stories.
5. An accessory dwelling unit may be built on top of a garage; provided, that the garage is maintained for parking and the total height of the structure does not exceed twenty -five feet. If an accessory dwelling unit is built pursuant to this provision, a declaration shall be recorded that the garage must be maintained for parking.
H. Parking.
1. Parking shall be required at the rate of one space for each accessory dwelling unit that contains at least one bedroom . No parking spaces shall be required for a studio unit or for an accessory dwelling unit created within an existing living space.
2. Parking spaces may be provided through tandem parking on an existing driveway; provided, that such parking does not encroach into the public sidewalk.
3. Parking spaces for accessory dwelling units may be provided in paved portions of setback areas; provided, that the amount of paving does not exceed the total amount of paving and hardscaped areas that are otherwise allowed by this title.
4. When a garage, carport, uncovered parking space, or covered parking structure is demolished or converted in conjunction with the construction of an accessory dwelling unit, such parking spaces need not be replaced.
5. Tandem parking and parking in setback areas shall not be allowed if the community development director makes specific findings that such parking is not feasible based upon specific site or regional topographical, or fire and life safety conditions.
6. Notwithstanding any other provision of this subsection H, no parking shall be required for the accessory dwelling unit if any of the following conditions apply:
a. The accessory dwelling unit is located within one -half mile walking distance of a public transit stop;
b. The accessory dwelling unit is located within an architecturally and historically significant district;
c. The accessory dwelling unit is part of the proposed or existing primary dwelling or an existing accessory structure;
9 d. When on-street parking permits are required, but not offered to the occupant of the accessory dwelling unit;
e. When there is a car share vehicle located within one block of the accessory dwelling unit; or
f. When a permit application for an accessory dwelling unit is submitted with a permit application to create a new single -family or multifamily dwelling on the same lot, provided the ADU or parcel satisfies any other criteria listed in this subsection H.
I. Utilities.
1. All utility installations shall be placed underground.
2. For an accessory dwelling unit contained within an existing single - family dwelling, or an existing accessory structure meeting the requirements of Section 18.13.060(A)(1), the city shall not require the installation of a new or separate utility connection between the accessory dwelling unit and the utility unless the accessory dwelling is being const ructed with a new single -family dwelling. or impose a connection fee or capacity charge. Such requirements and charges may be imposed when the accessory dwelling unit is being proposed within a new single-family dwelling.
3. For all other accessory dwelling units other than those described in subsection (I)(2) of this section, the city shall require a new or separate utility connection between the accessory dwelling unit and the utility. and shall charge a connection fee or capacity charge that is proportionate to the burden of the proposed accessory dwelling unit based on the size or number of plumbing fixtures.
J. The number of curb cuts allowed shall be governed by the underlying zoning regulations.
K. An applicant may turn an existing single-family dwelling into the accessory dwelling unit and develop a new primary residence elsewhere on the lot if both structures meet all requirements of this chapter and the R -1 zone, including size limitations.
L. Affordability Information (RHNA). Applicants shall provide the city with all information reasonably requested by the city to allow the city to classify the ADU by income category for the city’s annual housing report.
18.13.060 Mandatory approvals.
A. Notwithstanding any other provision of this chapter, the city shall ministerially approve an application for any of the following accessory dwelling units within a residential or mixed-use zone:
10 1. One accessory dwelling unit and one junior accessory dwelling unit within the existing or proposed space of a single -family dwelling or accessory structure.
a. An expansion of up to one hundred fifty square feet shall be allowed in an accessory structure solely for the purposes of accommodating ingress and egress.
b. The junior or accessory dwelling unit shall have exterior access separate from the existing or proposed single-family dwelling. c. The side and rear setbacks shall be sufficient for fire and safety.
d. If the unit is a junior accessory dwelling unit, it shall comply with the requirements of Section 18.13.070.
2. One new detached accessory dwelling unit with minimum four -foot side and rear yard setbacks on a lot with an existing or proposed single -family dwelling; provided, that the unit shall not be more than eight hundred square feet and shall not exceed the height requirements set forth in Section 18.13.050(G)(1) through (3).
a. A junior accessory dwelling unit may be developed in conjunction with this type of detached accessory dwelling unit, provided it complies with the requirements of subsection (A)(1) of this section.
3. On a lot with a multifamily dwelling structure, up to twenty -five percent of the existing total multifamily dwelling units, but no less than one unit, shall be allowed within the portions of the existing structure that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or g arages; provided, that each unit complies with state building standards for dwellings.
4. On a lot with a proposed multifamily dwelling structure, up to two detached units of not more than eight hundred square feet each ; provided, that neither unit exceeds the height requirements set forth in Section 18.13.050(G)(1) through (3) and has at least four-foot side and rear yard setbacks.
5. On a lot with an existing multifamily dwelling structure, up to eight detached units, but in no event more than the number of existing units on the lot, provided that neither unit exceeds the height requirements set forth in Section 18.13.050(G)(1) through (3) and has at least four -foot side and rear yard setbacks.
B. For those junior/or accessory dwelling units which require mandatory approval, the city shall not require the correction of legal, nonconforming zoning conditions.
11 C. The installation of fire sprinklers shall not be required in an accessory dwelling unit approved under this section if fire sprinklers are not required for the primary residence.
D. No unit approved under this section shall be rented for a period of 30 days or less.
C. The deed restriction requirements of Section 18.13.040 shall apply to units approved under this section.
18.13.070 Junior accessory dwelling units.
A. One junior accessory dwelling unit shall be allowed in an existing or proposed single -family dwelling, including in an attached garage. A junior accessory dwelling unit may also be allowed on the same lot as a n accessory dwelling unit permitted under Section 18.13.060A.1 or 2 detached accessory dwelling unit where the detached accessory dwelling unit is no larger than eight hundred square feet and no taller than the height allowed pursuant to Section 18.13.060(F)(1) through (3).
B. The junior accessory dwelling unit shall be required to contain at least an efficiency kitchen which includes a sink, cooking appliances and a food preparation counter and storage cabinets that are of reasonable size in relation to the junior accessory dwelling unit.
C. The junior accessory dwelling unit shall be required to have a separate entrance from the primary dwelling which shall be located on a different side of the home than the front door of the primary dwelling.
D. The junior accessory dwelling unit may, but is not required to, include separate sanitation facilities. If separate sanitation facilities are not provided, the junior accessory dwelling unit shall share sanitation facilities with the single-family residence and shall have direct access to the single -family residence from the interior of the dwelling unit.
E. No additional parking shall be required for a junior accessory dwelling unit.
F. Junior accessory dwelling units shall be required to comply with applicable building standards, except that fire sprinklers shall not be required if they were not required for the single-family residence.
G. The city shall not require the correction of a legal nonconforming zoning condition as a requirement for the junior accessory dwelling unit.
H. A deed restriction shall be required to be recorded on the property on which a junior accessory dwelling unit is constructed, which deed restriction which shall run with the land. The deed restriction shall provide for the following:
12 1. A prohibition on the sale of the junior accessory dwelling unit separate from the sale of the single-family residence;
2. A restriction that prohibits the junior accessory dwelling unit from being enlarged beyond five hundred square feet;
3. A restriction from renting either the junior accessory dwelling unit or the single-family dwelling or any part thereof for less than thirty -one consecutive calendar days;
4. A restriction that the owner resides in either the single-family dwelling or the junior accessory dwelling unit. Notwithstanding the foregoing:, this a. The owner may rent both the single -family dwelling and junior accessory dwelling unit to one party with a restriction in the lease that such party may not further sublease any unit or portion thereof; and b. This restriction shall not apply if the owner of the single-family dwelling is a governmental agency, land trust, or housing organization; and
5. A statement that the deed restrictions may be enforced against future purchasers;.
6. A statement that the city shall be entitled to all legal and equitable remedies available under the law upon the default of any covenant in the deed restriction; and.
7. A statement that the prevailing party shall be entitled to reimbursement of its reasonable attorneys’ fees and costs.
I. For the purposes of applying any fire or life protection ordinance or regulation, or providing service water, sewer, or power, including a connection fee, a junior accessory dwelling unit shall not be considered to be a separate or new dwelling unit.
City of Gardena
Gardena City Council Meeting
AGENDA REPORT SUMMARY
Agenda Item No. 13.C
Section: DEPARTMENTAL
ITEMS - COMMUNITY
DEVELOPMENT
Meeting Date: May 27, 2025
TO: THE HONORABLE MAYOR AND MEMBERS OF THE GARDENA CITY COUNCIL AGENDA TITLE:
PUBLIC HEARING
:
INTRODUCTION OF ORDINANCE NO. 1884
:
Amending the Gardena Municipal Code Chapters 18.04 (E Definitions), 18.12 (Single-Family Residential Zone (R-1)), 18.57 (Low Barrier Navigation Centers), and 18.76 (Supportive Housing for Homeless as a Use by Right) of Title 18 (Zoning Code), and Chapter 17.08 (Procedures and Standards of Title 17 (Subdivisions) to implement State Laws relating to housing.
Environmental Consideration
: Adoption of this ordinance is exempt under the commonsense exemption of CEQA Guidelines sections 15061(b)(3) as it can be seen with certainty that there is no possibility that the adoption of this ordinance may have a significant effect on the environment.
COUNCIL ACTION REQUIRED:
Staff Recommendation:
Open the public hearing;
Receive testimony from the public, allowing three (3) minutes for each speaker; and Close the public hearing.
Staff Recommendation for Motion
:
Introduce Ordinance No. 1884;
Find that the adoption of the Ordinance is exempt from the provisions of CEQA; and Direct staff to file a notice of exemption.
RECOMMENDATION AND STAFF SUMMARY:
On May 6, 2025, Ordinance No. 1884 was presented to the Planning Commission for consideration of a recommendation to the City Council, addressing amendments to the Zoning Code to align with state legislation, AB 1801, SB 450, and SB 1395 and making an environmental assessment in accordance with the California Environmental Quality Act (CEQA). During this meeting, the Commission adopted Resolution No. PC 8-25 (Attachment A), recommending that the City Council adopt Ordinance No. 1884 and determined that adoption of the ordinance is exempt under the commensense exemption of CEQA Guidelines section 115061 (b)(3) as it can be seen with certainty that there is no possibility that the adoption of this ordinance may have a significant on the environment.
FINANCIAL IMPACT/COST:
ATTACHMENTS:
City Council Staff Report SB9 Final.pdf
A - Planning Commission Resolution No. PC 8-25, Recommending Adoption of Ordinance No. 1884 B - Planning Commission Staff Report dated May 6, 2025.
C - Ordinance No. 1884
D - Proposed Changes to Gardena Municipal Code - Redlines to Ordinance No. 1884
APPROVED:
___________________________________
Clint Osorio, City Manager
City of Gardena
City Council Meeting
Agenda Item No.: 13.C
Department: Community Development
Meeting Date: May 27, 2025
AGENDA STAFF REPORT
AGENDA TITLE:
PUBLIC HEARING: ORDINANCE NO. 1884, Amending the Gardena Municipal Code Chapters
18.04 (E Definitions), 18.12 (Single-Family Residential Zone (R-1)), 18.57 (Low Barrier Navigation Centers), and 18.76 (Supportive Housing for Homeless as a Use by Right) of Title 18 (Zoning Code), and Chapter 17.08 (Procedures and Standards) of Title 17 (Subdivisions) to implement State Laws relating to housing.
Environmental Consideration : Adoption of this ordinance is exempt under the commonsense exemption of CEQA Guidelines section 15061(b)(3) as it can be seen with certainty that there is no possibility that the adoption of this ordinance may have a significant effect on the environment.
RECOMMENDATION:
Staff respectfully recommends that the City Council:
1) Open the public hearing;
2) Receive testimony from the public, allowing three (3) minutes for each speaker; and 3) Close the public hearing, and
4) Introduce Ordinance No. 1884.
Staff Recommendation for Motion:
1) Introduce Ordinance No. 1884.
2) Find that the adoption of the Ordinance is exempt from the provisions of CEQA; and 3) Direct staff to file a notice of exemption.
SUMMARY
On January 1, 2022, SB 9 took effect and on January 11, 2022, the City Council adopted Ordinance 1838 to implement SB 9. Since the adoption of SB 9 there have been clarifications by the State Legislature on the requirements involving two-unit housing developments and urban lot splits. Multiple senate and assembly bills have impacted SB 9 housing development including SB 450, SB 1395, and AB 1801. Ordinance No. 1884 has been prepared to amend multiple chapters of the City of Gardena Munici pal Code (“GMC”) Titles 17 and 18 to clarify an d comply with the provisions set forth in the state stat utes. The Ordinance includes amendments to the design standards and allow supportive housing development utiliz ing the by-right process to align with
state law requirements. The adoption of the proposed Ordinance would ensure that the City is in compliance and alignment with recently enacted state legislation.
On May 06, 202 5, a draft of Ordinance No. 18 84 was presented to the Planning and Environmental Quality Commission (“Commission”) for consideration of a recommendation to the City Council, addressing amendments to the Zoning Code and making an environmental assessment in accordance with the California Environmental Quality Act (CEQA). During this meeting, the Commission adopted Resolution No. PC 8-25 (Attachment A), recommending that the City Council adopt Ordinance No. 18 84 and determine that the ordinance is exempt from CEQA under the commonsense exemption. No changes were made to the proposed ordinance by the Commission. The staff report presented to the Commission on May 6 , 2025, is also attached as Attachment B.
The adoption of Ordinance No. 18 84 will avoid the City’s code being preempted by S tate laws and also avoids other undesirable consequences, such as enforcement of State penalties.
CONCLUSION:
Staff respectfully recommends that the City Council open a public hearing , receive public comment with testimony and allowing each speaker three (3) minutes , close the public hearing, and introduce Ordinance No. 1884 for its first reading.
FISCAL IMPACT:
None.
Date05/13/2025
Submitted by: ______ Dayana Nava_______________
ATTACHMENTS TO STAFF REPORT
A – Planning Commission Resolution No. PC 8-25, recommending adoption of the Ordinance.
B - Planning Commission Staff Report dated May 6, 2025
C - Exhibit 1 - Ordinance No. 1884
D - Proposed Changes to Gardena Municipal Code - Redlines to Ordinance No. 1884
RESOLUTION NO. PC 8-25
A RESOLUTION OF THE PLANNING AND ENVIRONMENTAL QUALITY
COMMISSION OF THE CITY OF GARDENA, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL APPROVE ORDINANCE
NO. 1884 AMENDING CHAPTERS 18.04 (DEFINITIONS), 18.12
(SINGLE-FAMILY RESIDENTIAL ZONE (R -1)), 18.57 (LOW BARRIER NAVIGATION CENTERS), AND 18.76 (SUPPORTIVE HOUSING FOR
HOMELESS AS A USE BY RIGHT) OF TITLE 18 (ZONING), AND
CHAPTER 17.08 (PARCEL MAPS FOR URBAN LOT SPLITS) OF TITLE 17 (SUBDIVISIONS) OF THE GARDENA MUNICIPAL CODE AND
MAKING A DETERMINATION THAT THE RESOLUTION IS EXEMPT
FROM CEQA PURSUANT TO CEQA GUIDELINES SECTION
15061(B)(3).
RECITALS
A. State laws regarding subdivisions and two -unit housing development have been amended by the State legislature.
B. The City of Gardena wishes to amend its Municipal Code provisions regarding subdivisions and two-unit housing development to be compliant with State law.
C. A notice of public hearing was duly published for the Planning and Environmental Quality Commission on April 10, 2025.
D. On May 6, 2025, the Planning and Environmental Quality Commission of the City of Gardena held a duly noticed public hearing and adopted Resolution No. PC 8-25, recommending that the City Council adopt Ordinance No. 1884.
NOW, THEREFORE, THE PLANNING AND ENVIRONMENTAL QUALITY
COMMISSION OF THE CITY OF GARDENA DOES HEREBY RESOLVE AS FOLLOWS:
The Planning and Environmental Quality Commission hereby recommends that the City Council adopt Ordinance No. 1884, attached hereto as Exhibit 1, amending Chapters 18.04 (Definitions), 18.12 (Single -Family Residential Zone (R -1)), 18.57 (Low Barrier Navigation Centers), and 18.76 (Supportive Housing for Homeless as a Use by Right) of Title 18 (Zoning), and Chapter 17.08 (Parcel Maps for Urban Lot Splits) of Title 17 (Subdivisions) of the Gardena Municipal Code.
ZTA #2-25
May 6, 2025
PC Resolution No. 8-25
After considering all evidence presented , both written and oral , and based upon the reasons provided by staff, the Planning and Environmental Quality Commission believes that these changes are necessary and in the best interest of the City of Gardena.
PASSED, APPROVED, AND ADOPTED this 6th d�-----·�
DERYL H NDERSON, CHAIR
PLANNING AND ENVIRONMENTAL
QUALITY COMM1SSION
ATTEST:
GREG TSUJIUCHI, SECRETARY
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 the 6th day of May 2025, by the following vote:
AYES:
NOES:
ABSENT:
Kanhan, Henderson, Sherman and Wright-Scherr,
Langley
None
Attachments:
Exhibit 1 - Ordinance No. 1884
2 1
ORDINANCE NO. 1884
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GARDENA, CALIFORNIA, AMENDING CHAPTERS 18.04 (DEFINITIONS), 18.12 (SINGLE-FAMILY RESIDENTIAL ZONE (R -1)), 18.57 (LOW BARRIER NAVIGATION CENTERS), AND 18.76 (SUPPORTIVE HOUSING FOR
HOMELESS AS A USE BY RIGHT) OF TITLE 18 (ZONING), AND
CHAPTER 17.08 (PARCEL MAPS FOR URBAN LOT SPLITS) OF TITLE 17 (SUBDIVISIONS) OF THE GARDENA MUNICIPAL CODE TO
IMPLEMENT STATE LAWS RELATING TO HOUSING AND MAKING A
DETERMINATION THAT THE ORDINANCE IS EXEMPT FROM CEQA
PURSUANT TO CEQA GUIDELINES SECTION 15061(B)(3).
WHEREAS State law continues to be amended relating to housing within California, including special types of housing; and
WHEREAS the City of Gardena wishes to amend the provisions of its Zoning Code to be compliant with State law; and
WHEREAS on May 6, 2025, the Planning Commission held a duly noticed public hearing at which time it considered all evidence presented, both written and oral; and WHEREAS at the close of the public hearing the Planning Commission adopted a resolution recommending that the City Council adopt this Ordinance; and WHEREAS on XXX, 2025, the City Council held a duly noticed public hearing at which time it considered all evidence presented, both written and oral,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GARDENA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. In compliance with the definition in Government Code Section 65583, the definition of “emergency shelter” contained in Chapter 18.04 “E Definitions” is hereby amended to read as follows:
“Emergency shelter” means housing with minimal supportive services for homeless persons that is limited to occupancy of no more than six months by a homeless person. An emergency shelter may also include other interim interventions, including but not limited to a navigation center, bridge housing, and respite or recuperative care.
SECTION 2. In compliance with SB 450, which amended SB 9 (Government Code Sections 65852.21 and 66411.7), Section 18.12.060 of Chapter 18.12 (Single-Family 2 Residential Zone (R -1)) of Title 18 (Zoning) and Section 17.08.270 of Chapter 17.08 (Procedures and Standards) of Title 17 (Subdivisions), respectively, are hereby amended to read as follows:
18.12.060 Two-unit housing development.
A. For purposes of this section, the following definitions shall apply:
1. “Housing development” shall mean a development with no more than two primary units on a single lot within a single -family zone that meets the requirements of this section. The two units may consist of two new units or one new unit and one existing unit.
2. “Primary unit” shall mean a residential unit that is not otherwise classified as an accessory dwelling unit or junior accessory dwelling unit pursuant to Government Code Section 66313.
3. “Unit” shall mean a primary dwelling unit, but shall not include an accessory dwelling unit or a junior accessory dwelling unit.
4. “Urban lot split” shall have the same meaning as set forth in Section 17.08.270.
B. The city shall ministerially approve a housing development containing no more than two primary units if it meets the following requirements:
1. Number of units:
a. On a lot which has not been divided pursuant to Section
17.08.270 of this Code, a maximum of four units, no more than two of which may be a primary unit.
b. On a lot which has been divided pursuant to Section
17.08.270, no more than two units, at least one of which shall be a primary unit.
2. The parcel is not located in any of the following areas and does not fall within any of the following categories:
a. A historic district or property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that is designated or listed as a city landmark or historic property or district pursuant to a city ordinance.
b. A hazardous waste site that is listed pursuant to California Government Code Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Health and Safety Code Section 25356, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substances Control has cleared the site for residential use or residential mixed uses. 3 c. A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law and by the city’s building department. d. A special flood hazard area subject to inundation by the one percent annual chance flood (one -hundred-year flood) as determined by the Federal Emergency Management Agency (FEMA) in any official maps published by FEMA. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the applicant did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site.
A development may be located on a site described in this subsection if either of the following are met:
i. The site has been subject to a letter of map revision prepared by FEMA and issued to the city; or
ii. The site meets FEMA requirements necessary to meet
minimum flood plain management criteria of the National Flood Insurance Program as further spelled out in Government Code Section 65913.4(a)(6)(G)(ii); e. A regulatory floodway as determined by FEMA in any of its official maps, published by FEMA unless the development has received a no -rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the applicant did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site.
f. Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Section 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).
3. The housing development does not require demolition or alteration of any of the following types of housing:
4 a. Housing that is subject to a recorded covenant, ordinance or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income;
b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power; or c. Housing that has been occupied by a tenant in the last three years.
4. Unless demolition or alteration is prohibited pursuant to subsection (B)(3) of this section, a housing unit may be demolished.
5. The housing in not on a parcel or parcels on which an owner of residential real property exercised rights under Government Code Section 7060 et seq. to withdraw accommodations from rent or lease within fifteen years before the date of the application;
C. The city shall act upon an application within 60 days from the date the city receives a completed application. If the application is denied, the city shall return a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied within the 60 day time period. Any application not acted upon within this time period shall be deemed approved.
D. Standards and Requirements. Notwithstanding any other provisions of the municipal code to the contrary, the following requirements shall apply in addition to all other objective standards applicable to this zone:
1. Setbacks.
a. No setback shall be required for an existing structure, or a structure constructed in the same location and within the same dimensions as an existing structure.
b. Except for those circumstances described in subsection D.1.a of this section, the setback for side and rear lot lines shall be four feet. c. The front setback shall be twenty feet on a lot that fronts on a street.
d. For landlocked parcels side yard setbacks shall apply to all property lines.
2. The applicant shall provide easements for the provision of public services and facilities as required.
3. One parking space per unit shall be required on the lot unless the parcel is located within one-half mile walking distance of either a high-quality transit 5 corridor as defined by Public Resources Code Section 21155(b) or a major transit stop as defined in Public Resources Code Section 21064.3, or there is a car share vehicle located within one block of the parcel. The parking space need not be covered, but tandem parking shared by separate units shall not be allowed.
4. Lot coverage shall not exceed fifty percent for interior lots and seventy-five percent for corner lots.
E. Limitations on City Actions.
1. The city shall not impose any zoning or design standards that would have the effect of physically precluding the construction of two units on a lot or that would result in a unit size of less than eight hundred square feet.
2. The city shall not deny an application solely because it proposes adjacent or connected structures; provided, that all building code safety standards are met, and they are sufficient to allow a separate conveyance.
F. An applicant for a second house on a lot shall be required to sign an affidavit in a form approved by the city attorney to be recorded against the property stating the following:
1. That the uses shall be limited to residential uses.
2. That the rental of any unit created pursuant to this section shall be for a minimum of thirty-one days.
3. That the maximum number of units to be allowed on the parcels shall be as specified in subsection B.1, above.
G. The city may deny the housing development if the building official makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in Government Code Section 65589.5(d)(2), upon the public health and safety for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
17.08.270 Parcel maps for urban lot splits.
A. Definitions. For purposes of this section, the following definition shall apply:
1. “Urban lot split” means a lot split of a single-family residential lot into two parcels that meets the requirements of this section.
B. The city shall ministerially approve a parcel map for a lot split that meets the following requirements:
1. The parcel is located within a single-family residential zone. 6 2. The parcel map divides an existing parcel to create no more than two new parcels of approximately equal lot area; provided, that one parcel shall not be smaller than forty percent of the lot area of the original parcel.
3. Both newly created parcels are no smaller than one thousand two hundred square feet.
4. The parcel is not located in any of the following areas and does not fall within any of the following categories:
a. A historic district or property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that is designated or listed as a city landmark or historic property or district pursuant to a city ordinance.
b. A hazardous waste site that is listed pursuant to Government Code Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Health and Safety Code Section 25356, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substances Control has cleared the site for residential use or residential mixed uses.
c. A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law and by the city’s building department. d. A special flood hazard area subject to inundation by the one percent annual chance flood (one -hundred-year flood) as determined by the Federal Emergency Management Agency (FEMA) in any official maps published by FEMA. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the applicant did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site.
A development may be located on a site described in this subsection if either of the following is met:
i. The site has been subject to a letter of map revision prepared by FEMA and issued to the city; or
ii. The site meets FEMA requirements necessary to meet
minimum floodplain management criteria of the National Flood Insurance Program as further spelled out in Government Code Section 65913.4(a)(6)(G)(ii); 7 e. A regulatory floodway as determined by FEMA in any of its official maps, published by FEMA unless the development has received a no -rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the applicant did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site.
f. Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Section 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).
5. The proposed lot split would not require demolition or alteration of any of the following types of housing:
a. Housing that is subject to a recorded covenant, ordinance or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income;
b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power; ; or c. Housing that has been occupied by a tenant in the last three years.
6. The housing is not on a parcel or parcels on which an owner of residential real property exercised rights under Government Code Section 7060 et seq. to withdraw accommodations from rent or lease within fifteen years before the date of the application
8. The lot split does not result in more than two units on a parcel, including any accessory dwelling units or junior accessory dwelling units.
9. The split does not create a flag lot.
C. Time limit for action. The city shall act upon an application within 60 days from the date the city receives a completed application. If the application is denied, the city shall return a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied 8 within the 60 day time period. Any application not acted upon within this time period shall be deemed approved.
D. Standards and Requirements. Notwithstanding any other provisions of this municipal code to the contrary, the following requirements shall apply:
1. The lot split conforms to all applicable objective requirements of the Subdivision Map Act and this title, except as the same are modified by this section.
2. No setback shall be required for an existing structure, or a structure constructed in the same location and to the same dimensions as an existing structure.
3. Except for circumstances described in subsection D.1 of this subsection, the setback for side and rear lot lines shall be four feet.
4. The applicant shall provide easements for the provision of public services and facilities as required.
5. Landlocked parcels created by an urban lot split shall have an access easement over the other parcel on the same map. The easement shall be not less than ten feet in width and must connect to the same curb cut and apron as the other parcel on the same map.
6. Residential units developed on a lot created pursuant to this section shall be subject to the provisions of Section 18.12.060.
E. The city shall not require or deny an application based on any of the following:
1. The city shall not require dedications of rights -of-way or the construction of off-site improvements for the parcels being created as a condition of issuing a parcel map.
2. The city shall not impose any subdivision standards that would have the effect of physically precluding the construction of two units on either of the resulting parcels or that would result in a unit size of less than eight hundred square feet.
3. The city shall not require the correction of nonconforming zoning provisions as a condition for the lot split.
4. The city shall not deny an application solely because it proposes adjacent or connected structures; provided, that all building code safety standards are met, and they are sufficient to allow a separate conveyance.
F. An applicant for an urban lot split shall be required to sign an affidavit in a form approved by the city attorney to be recorded against the property stating the following:
9 1. That applicant intends to occupy one of the housing units as their principal residence for a minimum of three years from the date of approval. This requirement does not apply when the applicant is a “community land trust” or a “qualified nonprofit corporation” as the same are defined in the Revenue and Taxation Code.
2. That the uses shall be limited to residential uses.
3. That any rental of any unit created by the lot split shall be for a minimum of thirty-one days.
4. That the maximum number of units to be allowed on each parcel is two, including units otherwise allowed as an accessory dwelling units, junior accessory dwelling units, or units allowed pursuant to Section 18.12.060.
G. The city may deny the lot split if the building official makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in Government Code Section 65589.5(d)(2), upon the public health and safety and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
H. This section shall not apply to:
1. Any parcel which has been established pursuant to a lot split in accordance with this section; or
2. Any parcel where the owner of the parcel being subdivided or any person acting in concert with the owner has previously subdivided an adjacent parcel in accordance with this section. For purposes of this section, “acting in concert” shall include, but not be limited to, where the owner of a property proposed for an urban lot split is the same, related to, or connected by partnership to the owner, buyer or seller (if transferred within the previous three years) of an adjacent lot.
SECTION 3. In compliance with SB 1395, the definition of “low barrier navigation center” in Section 18.57.020 (Definitions) of Chapter 18.57 (Low Barrier Navigation Centers) is hereby amended to read as follows:
18.57.020 Definitions
* * *
C. “Low barrier navigation center” means a Housing First, low barrier, service- enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing 10 homelessness to income, public benefits, health services, shelter, and housing. A low barrier navigation center may be non-congregate and relocatable.
SECTION 4. In compliance with AB 1801, Chapter 18.76 (Supportive Housing for Homeless as a Use by Right) is hereby amended to add Section 18.76.015 (Definitions) and amend Section 18.76.030 (Application/Processing) to read as follows with respect to supportive housing for homeless:
18.76.015 Definitions.
For purposes of this Chapter, the following definition shall apply:
“Administrative office space” means an organizational headquarters or auxiliary office space utilized by a nonprofit organization for the purpose of providing onsite supportive services at a supportive housing development authorized pursuant to this Article and includes other nonprofit operations beyond the scope of the corresponding supportive housing development. “Administrative office space” includes parking necessary to serve the office space.
“Supportive housing” as defined in Chapter 18.04 includes nonresidential uses and administrative office space. “Supportive housing” also includes transitional housing for youth and young adults.
18.76.030 Application/processing.
A. The standard application for the housing development project shall be supplemented with the following information:
1. The plan for providing supportive services with appropriate documentation showing that the supportive services will be provided on site to the residents in the project;
2. The name of the proposed entity or entities that will provide supportive services;
3. The proposed funding source(s) for the provided on -site supportive services;
4. Proposed staffing levels by shift;
5. The number of units that are restricted to residents who meet criteria of the target population;
6. The amount of nonresidential floor area that shall be used for on-site supportive services and administrative office space.
11 a. For a development with no more than 20 units, at least 90 square feet shall be provided for onsite supportive services. b. For a development of more than 20 units, at least 3 percent of the total floor area shall be provided for onsite support services that are limited to tenant use, including but not limited to, community rooms, case management offices, computer rooms, and community kitchens.
c. The total floor area dedicated to administrative office space shall not exceed 25 percent of the total floor area;
7. An identification of the number of manager units that will be provided; and
8. An identification of the number of rental dwelling units on site, or units that have been vacated in the five-year period preceding the application, which are subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons of lower or very low income; subject to any other form of rent or price control through a public entity’s valid exercise of its police power, or occupied by lower or very low income households.
B. An application shall be reviewed for completeness within thirty days of receipt. The application shall be acted on within sixty days after the application is complete for a project with fifty or fewer units, or within one hundred twenty days for a supportive housing project with more than fifty units.
C. The application for a supportive housing project that complies with all applicable requirements, including the requirement for replacement housing, shall be approved.
SECTION 5. CEQA. This Ordinance is exempt from CEQA pursuant to CEQA Guidelines section 15061(b)(3) as it can be seen with certainty that the ordinance will not have any significant effect on the environment as it is simply implementing what is already required by state law.
SECTION 6. 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. 12 SECTION 7. 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 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 , 2025.
TASHA CERDA, Mayor
ATTEST:
MINA SEMENZA, City Clerk
APPROVED AS TO FORM:
CARMEN VASQUEZ, City Attorney
CITY OF GARDENA
PLANNING AND ENVIRONMENTAL QUALITY COMMISSION
STAFF REPORT
ZONE TEXT AMENDMENT #2-25
RESOLUTION NO. PC 8-25
AGENDA ITEM # 7.C
DATE: May 06, 2025
TO: Chair Henderson and Members of the Planning and
Environmental Quality Commission
FROM: Greg Tsujiuchi, Community Development Director
PREPARED BY: Dayana Nava, Planning Assistant
APPLICANT: City of Gardena
LOCATION: Citywide
REQUEST: The Planning and Environmental Quality Commission will consider approving a resolution recommending that the City Council adopt Ordinance No.1884 amending Chapters 18.04 (E Definitions),
18.12 (Single-Family Residential Zone (R -1)), 18.57 (Low Barrier Navigation Centers), and 18.76 (Supportive Housing for Homeless as a Use by Right) of Title 18 (Zoning Code), and Chapter 17.08 (Procedures and Standards) of Title 17 (Subdivisions) to implement State Laws relating to housing and making a determination that the resolution is exempt from CEQA pursuant to CEQA Guide lines Section 15061(b)(3).
BACKGROUND
SB 9 took effect on January 1, 2022, and on January 11, 2022, the City Council adopted Ordinance No. 1838 to implement SB 9. Since the adoption of SB 9 there have been clarifications by the State on the requirements involving two -unit housing development.
Multiple senate and assembly bills have impacted SB 9 housing development including SB450, SB1395, and AB1801. The draft Ordinance has been prepared to amend multiple chapters of the City of Gardena Municipal Code (“GMC”) Titles 17 and 18 to clarify and comply with the provisions set forth in the state statutes. Additionally, the Ordinance includes amendments to objective design standards and allows supportive housing development utilizing the by -right process to align with state law requirements . The adoption of the proposed O rdinance, attached as Exhibit “A” to Attachment 1 hereto, would ensure that the City is in compliance and alignment with recently enacted state legislation. The Planning Commission is being asked to adopt a Resolution RESO NO. PC 8-25
May 06, 2025
recommending that City Council adopt Ordinance No. 1884 to the City Council on these proposed amendments.
The proposed Ordinance No. 1884 amends the GMC as follows:
Title 18 (Zoning):
o Amend definition of “emergency shelter” contained in Chapter 18.04 (E Definitions) to comply with Government Code Section 65583(a)(4(C).
o Amend Section 18.12.060 (Two -unit housing development) of Chapter 18.12 (Single - Family Residential Zone (R -1)) of Title 18 (Zoning) to comply with Government Code Sections 65852.21, as amended by SB 450, which amended SB 9.
o Amend definition of “low barrier navigation center” in Section 18.57.020 (Definitions) of Chapter 18.57 (Low Barrier Navigation Centers) of Title 18 (Zoning) to comply with Section 65660 of the Government Code, as amended by SB 1395.
o Add Section 18.76.015 (Definitions) and amend 18.76.030 (Application/Processing) of Chapter 18.76 (Supportive Housing for Homeless as a Use by Right) of Title 18 (Zoning) to comply with Government Code Section 65651, as amended by AB 1801.
Title 17 (Subdivisions):
o Amend Section 17.08.270 (Parcel maps for urban lot splits) of Chapter 17.08 (Procedures and Standards) of Title 17 (Subdivisions) to comply with Government Code Section 66411.7, as amended by SB 450, which amended SB 9.
Also, citations to state law section numbers that have changed were updated to refer to the new state numbering.
ANALYSIS
The Planning and Environmental Quality Commission is being asked to consider amendments to the GMC regarding Zoning and Subdivisions, and make the environmental assessment in accordance with the California Environmental Quality Act (CEQA). This staff report summarizes legislative history of the relevant state laws, as well as the proposed amendments to the GMC.
Senate Bill 450 (“SB 450”) was signed into law on September 19, 2024. SB 450 amends Senate Bill 9 (2021), a law that allows duplexes and lot splits on single -family residential lots. SB 450 amends sections 65852.21 and 66411.7 of the Government Code, and RESO NO. PC 8-25
May 06, 2025
contain a number of changes. SB 450 requires local governments to approve or deny SB 9 project applications within 60 day s of submission for a two-unit development or urban lot split. SB 450 also prohibits more restrictive zoning standards, and design standards that apply to the parcel. In order to comply with the requirement of SB 450, the City must amend Chapter 18.12.060 of Chapter 18.12 of Title 18 and Section 17.08 of Title 17 of the GMC.
SB 1395 (2024) amends the Shelter Crisis Act (SCA) a mended low barrier navigation center (LBNC) requirements, remove the sunset date, and broadened the exemptions to CEQA. SB 1395 amends the definition of these uses in Section 65560 to provide that they may be non-congregate, they can provide private space, and they can be relocated.
In 2018 , AB 1801 amended Government Code Section 65650 provid ing supportive housing is a use by right in zones where multifamily and mixed uses are permitted when the requirements set forth in Section 65651 are met. AB 1801 amends the definition o f supportive housing to specifically include transitional housing for youth and young adults.
AB 1801 would authorize a supportive housing development to include administrative office space in its non -residential floor area, provided that the total floor area dedicated to administrative office space does not exceed 25% of the total floor area. AB 1801 defines “administrative off ice space” as organizational headquarters or auxiliary office space utilized by a nonprofit organization for the purpose of providing onsite supportive services at a supportive housing development and other nonprofit operations.
The definition of “emergency shelter” contained in Chapter 18.04 (E Definitions) is amended to align with the definition found in Government Code Section 65583(a)(4)(C).
The Government Code section numbers were recently updated, and the Ordinance reflects these changes.
The proposed changes to the Gardena Municipal Code may be viewed through Attachment B.
The adoption of Ordinance No.1884 will bring the City’s code into compliance with the state laws.
NOTICING
The public hearing notice was published in the Gardena Valley News on April 10, 2025 (Attachment C). A copy of Proof of Publication and Affidavit of Mailing are on file in the office of the Community Development Department, Room 101 at City Hall, and are considered part of the record.
RESO NO. PC 8-25
May 06, 2025
RECOMMENDATION
Staff recommends the Planning and Environmental Quality Commission to:
1) Open the public hearing;
2) Receive testimony from the public;
3) Close the public hearing; and
4) Adopt Resolution PC #8-25 recommending that the City Council adopt Ordinance No. 1884.
ATTACHMENTS
A. Planning Commission Resolution No. PC #8-25
Exhibit 1 – Ordinance No. 1884
B. Proposed Changes to Gardena Municipal Code - Redlines to Ordinance No. 1884 C. Public Hearing Notice
1 ORDINANCE NO. 1884
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GARDENA, CALIFORNIA, AMENDING CHAPTERS 18.04 (DEFINITIONS), 18.12 (SINGLE-FAMILY RESIDENTIAL ZONE (R -1)), 18.57 (LOW BARRIER NAVIGATION CENTERS), AND 18.76 (SUPPORTIVE HOUSING FOR
HOMELESS AS A USE BY RIGHT) OF TITLE 18 (ZONING), AND
CHAPTER 17.08 (PARCEL MAPS FOR URBAN LOT SPLITS) OF TITLE 17 (SUBDIVISIONS) OF THE GARDENA MUNICIPAL CODE TO
IMPLEMENT STATE LAWS RELATING TO HOUSING AND MAKING A
DETERMINATION THAT THE ORDINANCE IS EXEMPT FROM CEQA
PURSUANT TO CEQA GUIDELINES SECTION 15061(B)(3).
WHEREAS State law continues to be amended relating to housing within California, including special types of housing; and
WHEREAS the City of Gardena wishes to amend the provisions of its Zoning Code to be compliant with State law; and
WHEREAS on May 6, 2025, the Planning Commission held a duly noticed public hearing at which time it considered all evidence presented, both written and oral; and WHEREAS at the close of the public hearing the Planning Commission adopted a resolution recommending that the City Council adopt this Ordinance; and WHEREAS May 27, 2025, the City Council held a duly noticed public hearing at which time it considered all evidence presented, both written and oral,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GARDENA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. In compliance with the definition in Government Code Section 65583, the definition of “emergency shelter” contained in Chapter 18.04 “E Definitions” is hereby amended to read as follows:
“Emergency shelter” means housing with minimal supportive services for homeless persons that is limited to occupancy of no more than six months by a homeless person. An emergency shelter may also include other interim interventions, including but not limited to a navigation center, bridge housing, and respite or recuperative care.
SECTION 2. In compliance with SB 450, which amended SB 9 (Government Code Sections 65852.21 and 66411.7), Section 18.12.060 of Chapter 18.12 (Single-Family 2 Residential Zone (R -1)) of Title 18 (Zoning) and Section 17.08.270 of Chapter 17.08 (Procedures and Standards) of Title 17 (Subdivisions), respectively, are hereby amended to read as follows:
18.12.060 Two-unit housing development.
A. For purposes of this section, the following definitions shall apply:
1. “Housing development” shall mean a development with no more than two primary units on a single lot within a single -family zone that meets the requirements of this section. The two units may consist of two new units or one new unit and one existing unit.
2. “Primary unit” shall mean a residential unit that is not otherwise classified as an accessory dwelling unit or junior accessory dwelling unit pursuant to Government Code Section 66313.
3. “Unit” shall mean a primary dwelling unit, but shall not include an accessory dwelling unit or a junior accessory dwelling unit.
4. “Urban lot split” shall have the same meaning as set forth in Section
17.08.270.
B. The city shall ministerially approve a housing development containing no more than two primary units if it meets the following requirements:
1. Number of units:
a. On a lot which has not been divided pursuant to Section
17.08.270 of this Code, a maximum of four units, no more than two of which may be a primary unit.
b. On a lot which has been divided pursuant to Section
17.08.270, no more than two units, at least one of which shall be a primary unit.
2. The parcel is not located in any of the following areas and does not fall within any of the following categories:
a. A historic district or property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that is designated or listed as a city landmark or historic property or district pursuant to a city ordinance.
b. A hazardous waste site that is listed pursuant to California Government Code Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Health and Safety Code Section 25356, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substances Control has cleared the site for residential use or residential mixed uses. 3 c. A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law and by the city’s building department. d. A special flood hazard area subject to inundation by the one percent annual chance flood (one -hundred-year flood) as determined by the Federal Emergency Management Agency (FEMA) in any official maps published by FEMA. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the applicant did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site.
A development may be located on a site described in this subsection if either of the following are met:
i. The site has been subject to a letter of map revision prepared by FEMA and issued to the city; or
ii. The site meets FEMA requirements necessary to meet
minimum flood plain management criteria of the National Flood Insurance Program as further spelled out in Government Code Section 65913.4(a)(6)(G)(ii); e. A regulatory floodway as determined by FEMA in any of its official maps, published by FEMA unless the development has received a no -rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the applicant did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site. f. Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Section 1531 et seq.), the California Endangered Species Act (Chapter
1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).
3. The housing development does not require demolition or alteration of any of the following types of housing:
4 a. Housing that is subject to a recorded covenant, ordinance or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income;
b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power; or c. Housing that has been occupied by a tenant in the last three years.
4. Unless demolition or alteration is prohibited pursuant to subsection (B)(3) of this section, a housing unit may be demolished.
5. The housing in not on a parcel or parcels on which an owner of residential real property exercised rights under Government Code Section 7060 et seq. to withdraw accommodations from rent or lease within fifteen years before the date of the application;
C. The city shall act upon an application within 60 days from the date the city receives a completed application. If the application is denied, the city shall return a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied within the 60 day time period. Any application not acted upon within this time period shall be deemed approved.
D. Standards and Requirements. Notwithstanding any other provisions of the municipal code to the contrary, the following requirements shall apply in addition to all other objective standards applicable to this zone:
1. Setbacks.
a. No setback shall be required for an existing structure, or a structure constructed in the same location and within the same dimensions as an existing structure.
b. Except for those circumstances described in subsection D.1.a of this section, the setback for side and rear lot lines shall be four feet. c. The front setback shall be twenty feet on a lot that fronts on a street.
d. For landlocked parcels side yard setbacks shall apply to all property lines.
2. The applicant shall provide easements for the provision of public services and facilities as required.
3. One parking space per unit shall be required on the lot unless the parcel is located within one-half mile walking distance of either a high-quality transit 5 corridor as defined by Public Resources Code Section 21155(b) or a major transit stop as defined in Public Resources Code Section 21064.3, or there is a car share vehicle located within one block of the parcel. The parking space need not be covered, but tandem parking shared by separate units shall not be allowed.
4. Lot coverage shall not exceed fifty percent for interior lots and seventy-five percent for corner lots.
E. Limitations on City Actions.
1. The city shall not impose any zoning or design standards that would have the effect of physically precluding the construction of two units on a lot or that would result in a unit size of less than eight hundred square feet.
2. The city shall not deny an application solely because it proposes adjacent or connected structures; provided, that all building code safety standards are met, and they are sufficient to allow a separate conveyance.
F. An applicant for a second house on a lot shall be required to sign an affidavit in a form approved by the city attorney to be recorded against the property stating the following:
1. That the uses shall be limited to residential uses.
2. That the rental of any unit created pursuant to this section shall be for a minimum of thirty-one days.
3. That the maximum number of units to be allowed on the parcels shall be as specified in subsection B.1, above.
G. The city may deny the housing development if the building official makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in Government Code Section 65589.5(d)(2), upon the public health and safety for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
17.08.270 Parcel maps for urban lot splits.
A. Definitions. For purposes of this section, the following definition shall apply:
1. “Urban lot split” means a lot split of a single-family residential lot into two parcels that meets the requirements of this section.
B. The city shall ministerially approve a parcel map for a lot split that meets the following requirements:
1. The parcel is located within a single-family residential zone. 6 2. The parcel map divides an existing parcel to create no more than two new parcels of approximately equal lot area; provided, that one parcel shall not be smaller than forty percent of the lot area of the original parcel.
3. Both newly created parcels are no smaller than one thousand two hundred square feet.
4. The parcel is not located in any of the following areas and does not fall within any of the following categories:
a. A historic district or property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that is designated or listed as a city landmark or historic property or district pursuant to a city ordinance.
b. A hazardous waste site that is listed pursuant to Government Code Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Health and Safety Code Section 25356, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substances Control has cleared the site for residential use or residential mixed uses.
c. A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law and by the city’s building department. d. A special flood hazard area subject to inundation by the one percent annual chance flood (one -hundred-year flood) as determined by the Federal Emergency Management Agency (FEMA) in any official maps published by FEMA. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the applicant did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site.
A development may be located on a site described in this subsection if either of the following is met:
i. The site has been subject to a letter of map revision prepared by FEMA and issued to the city; or
ii. The site meets FEMA requirements necessary to meet
minimum floodplain management criteria of the National Flood Insurance Program as further spelled out in Government Code Section 65913.4(a)(6)(G)(ii); 7 e. A regulatory floodway as determined by FEMA in any of its official maps, published by FEMA unless the development has received a no -rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the applicant did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site. f. Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Section 1531 et seq.), the California Endangered Species Act (Chapter
1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).
5. The proposed lot split would not require demolition or alteration of any of the following types of housing:
a. Housing that is subject to a recorded covenant, ordinance or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income;
b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power; ; or c. Housing that has been occupied by a tenant in the last three years.
6. The housing is not on a parcel or parcels on which an owner of residential real property exercised rights under Government Code Section 7060 et seq. to withdraw accommodations from rent or lease within fifteen years before the date of the application
8. The lot split does not result in more than two units on a parcel, including any accessory dwelling units or junior accessory dwelling units.
9. The split does not create a flag lot.
C. Time limit for action. The city shall act upon an application within 60 days from the date the city receives a completed application. If the application is denied, the city shall return a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied 8 within the 60 day time period. Any application not acted upon within this time period shall be deemed approved.
D. Standards and Requirements. Notwithstanding any other provisions of this municipal code to the contrary, the following requirements shall apply:
1. The lot split conforms to all applicable objective requirements of the Subdivision Map Act and this title, except as the same are modified by this section.
2. No setback shall be required for an existing structure, or a structure constructed in the same location and to the same dimensions as an existing structure.
3. Except for circumstances described in subsection D.1 of this subsection, the setback for side and rear lot lines shall be four feet.
4. The applicant shall provide easements for the provision of public services and facilities as required.
5. Landlocked parcels created by an urban lot split shall have an access easement over the other parcel on the same map. The easement shall be not less than ten feet in width and must connect to the same curb cut and apron as the other parcel on the same map.
6. Residential units developed on a lot created pursuant to this section shall be subject to the provisions of Section 18.12.060.
E. The city shall not require or deny an application based on any of the following:
1. The city shall not require dedications of rights -of-way or the construction of off-site improvements for the parcels being created as a condition of issuing a parcel map.
2. The city shall not impose any subdivision standards that would have the effect of physically precluding the construction of two units on either of the resulting parcels or that would result in a unit size of less than eight hundred square feet.
3. The city shall not require the correction of nonconforming zoning provisions as a condition for the lot split.
4. The city shall not deny an application solely because it proposes adjacent or connected structures; provided, that all building code safety standards are met, and they are sufficient to allow a separate conveyance.
F. An applicant for an urban lot split shall be required to sign an affidavit in a form approved by the city attorney to be recorded against the property stating the following:
9 1. That applicant intends to occupy one of the housing units as their principal residence for a minimum of three years from the date of approval. This requirement does not apply when the applicant is a “community land trust” or a “qualified nonprofit corporation” as the same are defined in the Revenue and Taxation Code.
2. That the uses shall be limited to residential uses.
3. That any rental of any unit created by the lot split shall be for a minimum of thirty-one days.
4. That the maximum number of units to be allowed on each parcel is two, including units otherwise allowed as an accessory dwelling units, junior accessory dwelling units, or units allowed pursuant to Section 18.12.060.
G. The city may deny the lot split if the building official makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in Government Code Section 65589.5(d)(2), upon the public health and safety and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
H. This section shall not apply to:
1. Any parcel which has been established pursuant to a lot split in accordance with this section; or
2. Any parcel where the owner of the parcel being subdivided or any person acting in concert with the owner has previously subdivided an adjacent parcel in accordance with this section. For purposes of this section, “acting in concert” shall include, but not be limited to, where the owner of a property proposed for an urban lot split is the same, related to, or connected by partnership to the owner, buyer or seller (if transferred within the previous three years) of an adjacent lot.
SECTION 3. In compliance with SB 1395, the definition of “low barrier navigation center” in Section 18.57.020 (Definitions) of Chapter 18.57 (Low Barrier Navigation Centers) is hereby amended to read as follows:
18.57.020 Definitions
* * *
C. “Low barrier navigation center” means a Housing First, low barrier, service - enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing 10 homelessness to income, public benefits, health services, shelter, and housing. A low barrier navigation center may be non-congregate and relocatable.
SECTION 4. In compliance with AB 1801, Chapter 18.76 (Supportive Housing for Homeless as a Use by Right) is hereby amended to add Section 18.76.015 (Definitions) and amend Section 18.76.030 (Application/Processing) to read as follows with respect to supportive housing for homeless:
18.76.015 Definitions.
For purposes of this Chapter, the following definition shall apply:
“Administrative office space” means an organizational headquarters or auxiliary office space utilized by a nonprofit organization for the purpose of providing onsite supportive services at a supportive housing development authorized pursuant to this Article and includes other nonprofit operations beyond the scope of the corresponding supportive housing development. “Administrative office space” includes parking necessary to serve the office space.
“Supportive housing” as defined in Chapter 18.04 includes nonresidential uses and administrative office space. “Supportive housing” also includes transitional housing for youth and young adults.
18.76.030 Application/processing.
A. The standard application for the housing development project shall be supplemented with the following information:
1. The plan for providing supportive services with appropriate documentation showing that the supportive services will be provided on site to the residents in the project;
2. The name of the proposed entity or entities that will provide supportive services;
3. The proposed funding source(s) for the provided on -site supportive services;
4. Proposed staffing levels by shift;
5. The number of units that are restricted to residents who meet criteria of the target population;
6. The amount of nonresidential floor area that shall be used for on-site supportive services and administrative office space.
11 a. For a development with no more than 20 units, at least 90 square feet shall be provided for onsite supportive services. b. For a development of more than 20 units, at least 3 percent of the total floor area shall be provided for onsite support services that are limited to tenant use, including but not limited to, community rooms, case management offices, computer rooms, and community kitchens.
c. The total floor area dedicated to administrative office space shall not exceed 25 percent of the total floor area;
7. An identification of the number of manager units that will be provided; and
8. An identification of the number of rental dwelling units on site, or units that have been vacated in the five-year period preceding the application, which are subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons of lower or very low income; subject to any other form of rent or price control through a public entity’s valid exercise of its police power, or occupied by lower or very low income households.
B. An application shall be reviewed for completeness within thirty days of receipt. The application shall be acted on within sixty days after the application is complete for a project with fifty or fewer units, or within one hundred twenty days for a supportive housing project with more than fifty units.
C. The application for a supportive housing project that complies with all applicable requirements, including the requirement for replacement housing, shall be approved.
SECTION 5. CEQA. This Ordinance is exempt from CEQA pursuant to CEQA Guidelines section 15061(b)(3) as it can be seen with certainty that the ordinance will not have any significant effect on the environment as it is simply implementing what is already required by state law.
SECTION 6. 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. 12 SECTION 7. 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 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 10th day of June, 2025.
TASHA CERDA, Mayor
ATTEST:
MINA SEMENZA, City Clerk
APPROVED AS TO FORM:
CARMEN VASQUEZ, City Attorney
1 PROPOSED CHANGES TO GARDENA MUNICIPAL CODE
Title 18 ZONING
Chapter 18.04 DEFINITIONS
Amend E Definitions.
“Emergency shelter” means housing with minimal supportive services for homeless persons that is limited to occupancy of no more than six months by a homeless person. An emergency shelter may also include other interim interventions, including but not limited to a navigation center, bridge housing, and respite or recuperative care.
Chapter 18.12 SINGLE FAMILY RESIDENTIAL ZONE (R-1)
Amend Section 18.12.060 Two-unit housing development
18.12.060 Two-unit housing development.
A. For purposes of this section, the following definitions shall apply:
1. “Housing development” shall mean a development with no more than two primary units on a single lot within a single -family zone that meets the requirements of this section. The two units may consist of two new units or one new unit and one existing unit.
2. “Primary unit” shall mean a residential unit that is not otherwise classified as an accessory dwelling unit or junior accessory dwelling unit pursuant to Government Code Sections 65852.2(j)66313 and 65852.22.
3. “Unit” shall mean a primary dwelling unit, but shall not include an accessory dwelling unit or a junior accessory dwelling unit.
4. “Urban lot split” shall have the same meaning as set forth in Section 17.08.270.
B. The city shall ministerially approve a housing development containing no more than two primary units if it meets the following requirements:
1. Number of units:
a. On a lot which has not been divided pursuant to Section
17.08.270 of this Code, a maximum of four units, no more than two of which may be a primary unit.
b. On a lot which has been divided pursuant to Section
17.08.270, no more than two units, at least one of which shall be a primary unit. 2 2. The parcel is not located in any of the following areas and does not fall within any of the following categories:
a. A historic district or property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that is designated or listed as a city landmark or historic property or district pursuant to a city ordinance.
b. A hazardous waste site that is listed pursuant to California Government Code Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Health and Safety Code Section 25356, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substances Control has cleared the site for residential use or residential mixed uses. c. A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Sta ndards Commission under the California Building Standards Law and by the city’s building department. d. A special flood hazard area subject to inundation by the one percent annual chance flood (one -hundred-year flood) as determined by the Federal Emergency Management Agency (FEMA) in any official maps published by FEMA. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the applicant did not c omply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site.
A development may be located on a site described in this subsection if either of the following are met:
i. The site has been subject to a letter of map revision prepared by FEMA and issued to the city; or
ii. The site meets FEMA requirements necessary to meet minimum flood plain management criteria of the National Flood Insurance Program as further spelled out in Government Code Section 65913.4(a)(6)(G)(ii); e. A regulatory floodway as determined by FEMA in any of its official maps, published by FEMA unless the development has received a no -rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, the city s hall not deny the application on the basis that the applicant did not comply with any 3 additional permit requirement, standard, or action adopted by the city that is applicable to that site.
f. Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Section 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).
32. The housing development does not require demolition or alteration of any of the following types of housing:
a. Housing that is subject to a recorded covenant, ordinance or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income;
b. Housing on a parcel or parcels on which an owner of residential real property exercised rights under Government Code Section 7060 et seq. to withdraw accommodations from rent or lease within fifteen years before the date of the application; Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power; or c. Housing that has been occupied by a tenant in the last three years.
43. Unless demolition or alteration is prohibited pursuant to subsection (B)(32) of this section, a housing unit may be demolished if it has not been occupied by a tenant in the last three years.
5. The hHousing in not on a parcel or parcels on which an owner of residential real property exercised rights under Government Code Section 7060 et seq. to withdraw accommodations from rent or lease within fifteen years before the date of the application;
C. The city shall act upon an application within 60 days from the date the city receives a completed application. If the application is denied, the city shall return a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the ap plication can be remedied within the 60 day time period. Any application not acted upon within this time period shall be deemed approved.
DC. Standards and Requirements. Notwithstanding any other provisions of the municipal code to the contrary, the following requirements shall apply in addition to all other objective standards applicable to this zone:
1. Setbacks.
4 a. No setback shall be required for an existing structure, or a structure constructed in the same location and within the same dimensions as an existing structure.
b. Except for those circumstances described in subsection (C)(1)(a)D.1.a of this section, the setback for side and rear lot lines shall be four feet.
c. The front setback shall be twenty feet on a lot that fronts on a street, except on lots where the street-facing side (width) is longer than the depth; in such case the setback from the street-facing lot line shall be ten feet. d. For landlocked parcels side yard setbacks shall apply to all property lines.
2. The applicant shall provide easements for the provision of public services and facilities as required.
3. One parking space per unit shall be required on the lot unless the parcel is located within one-half mile walking distance of either a high-quality transit corridor as defined by Public Resources Code Section 21155(b) or a major transit stop as defined in Public Resources Code Section 21064.3, or there is a car share vehicle located within one block of the parcel . The parking space need not be covered, but tandem parking shared by separate units shall not be allowed.
4. On landlocked lots, a residential structure shall maintain a separation of eight feet to all other habitable structures from its front -facing facade. “Front- facing facade” shall be defined for this purpose as the building side most closely parallel to the plane of the main entrance doorway.
45. Lot coverage shall not exceed fifty percent for interior lots and seventy-five percent for corner lots.
D Design Criteria for New Structures. Notwithstanding the provisions of Section 18.42.095, all two -unit housing developments shall be required to demonstrate compliance with the following design criteria:
1. Scale and Massing. On lots of at least fifty feet in width, all two -story residential structures must have upper floor exterior walls on the front and at least one side stepped back at least five feet from the ground story exterior walls.
2. Architectural Detailing. At least two distinct exterior surface treatments and at least two exterior colors are required.
3. Rooflines. Flat roofs are permitted only on two -story residential buildings and must include parapets.
4. Garages, Driveways and Parking.
5 a. A garage attached to a single-family house or duplex that faces the front of the property must be set back at least five feet from the front -facing wall of the house.
b. All garages facing streets, but not those facing alleys, must be set back at least twenty feet from the sidewalk, and if there is no sidewalk, twenty -four feet from the curb.
5. Walls and Fences. Walls and fences in residential zones may be constructed of a variety of materials, but chain link fencing, barbed wire, razor wire, and electrified fences are explicitly prohibited.
E. Limitations on City Actions.
1. The city shall not impose any zoning or design standards that would have the effect of physically precluding the construction of two units on a lot or that would result in a unit size of less than eight hundred square feet.
2. The city shall not deny an application solely because it proposes adjacent or connected structures; provided, that all building code safety standards are met, and they are sufficient to allow a separate conveyance.
F. An applicant for a second house on a lot shall be required to sign an affidavit in a form approved by the city attorney to be recorded against the property stating the following:
1. That the uses shall be limited to residential uses.
2. That the rental of any unit created pursuant to this section shall be for a minimum of thirty-one days.
3. That the maximum number of units to be allowed on the parcels shall be as specified in subsection B.1, above is two, not including units otherwise allowed pursuant to density bonus provisions, accessory dwelling units, junior accessory dwelling units, or units allowed pursuant to Section 17.08.270.
G. The city may deny the housing development if the building official makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in Government Code Section 65589.5(d)(2), upon the public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
6 Chapter 18.57 LOW BARRIER NAVIGATION CENTERS
Amend Section 18.57.020 Definitions
C. “Low barrier navigation center” means a Housing First, low barrier, service- enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. A low barrier navigation center may be non-congregate and relocatable.
Chapter 18.76 SUPPORTIVE HOUSING FOR HOMELESS AS A USE BY RIGHT Add Section 18.76.015 Definitions
18.76.015 Definitions.
For purposes of this Chapter, the following definition shall apply:
“Administrative office space” means an organizational headquarters or auxiliary office space utilized by a nonprofit organization for the purpose of providing onsite supportive services at a supportive housing development authorized pursuant to this Article and includes other nonprofit operations beyond the scope of the corresponding supportive housing development. “Administrative office space” includes parking necessary to serve the office space.
“Supportive housing” as defined in Chapter 18.04 includes nonresidential uses and administrative office space. “Supportive housing” also includes transitional housing for youth and young adults.
Chapter 18.76 SUPPORTIVE HOUSING FOR HOMELESS AS A USE BY RIGHT Amend Section 18.76.030 Application/Processing
18.76.030 Application/processing.
A. The standard application for the housing development project shall be supplemented with the following information:
1. The plan for providing supportive services with appropriate documentation showing that the supportive services will be provided on site to the residents in the project;
2. The name of the proposed entity or entities that will provide supportive services;
3. The proposed funding source(s) for the provided on -site supportive services;
4. Proposed staffing levels by shift;
7 5. The number of units that are restricted to residents who meet criteria of the target population;
6. The amount of nonresidential floor area that shall be used for on-site supportive services and administrative office space.
a. For a development with no more than 20 units, at least 90 square feet shall be provided for onsite supportive services. b. For a development of more than 20 units, at least 3 percent of the total floor area shall be provided for onsite support services that are limited to tenant use, including but not limited to, commu nity rooms, case management offices, computer rooms, and community kitchens.;
c. The total floor area dedicated to administrative office space shall not exceed 25 percent of the total floor area;
7. An identification of the number of manager units that will be provided; and
8. An identification of the number of rental dwelling units on site, or units that have been vacated in the five-year period preceding the application, which are subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons of lower or very low income; subject to any other form of rent or price control through a public entity’s valid exercise of its police power, or occupied by lower or very low income households.
B. An application shall be reviewed for completeness within thirty days of receipt. The application shall be acted on within sixty days after the application is complete for a project with fifty or fewer units, or within one hundred twenty days for a supportive housing project with more than fifty units.
C. The application for a supportive housing project that complies with all applicable requirements, including the requirement for replacement housing, shall be approved.
Title 17 SUBDIVISIONS
Chapter 17.08 PROCEDURES AND STANDARDS
Amend Section 17.08.270 Parcel maps for urban lot splits
17.08.270 Parcel maps for urban lot splits.
A. Definitions. For purposes of this section, the following definition shall apply:
1. “Urban lot split” means a lot split of a single-family residential lot into two parcels that meets the requirements of this section. 8 B. The city shall ministerially approve a parcel map for a lot split that meets the following requirements:
1. The parcel is located within a single-family residential zone.
2. The parcel map divides an existing parcel to create no more than two new parcels of approximately equal lot area; provided, that one parcel shall not be smaller than forty percent of the lot area of the original parcel.
3. Both newly created parcels are no smaller than one thousand two hundred square feet.
4. The parcel is not located in any of the following areas and does not fall within any of the following categories:
a. A historic district or property included on the State Historic Resources Inventory, as defined in Section 5020.1 of the Public Resources Code, or within a site that is designated or listed as a city landmark or historic property or district pursuant to a city ordinance.
b. A hazardous waste site that is listed pursuant to Government Code Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Health and Safety Code Section 25356, unless the State Department of Public Health, State Water Resources Control Board, or Department of Toxic Substances Control has cleared the site for residential use or residential mixed uses.
c. A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Sta ndards Commission under the California Building Standards Law and by the city’s building department. d. A special flood hazard area subject to inundation by the one percent annual chance flood (one -hundred-year flood) as determined by the Federal Emergency Management Agency (FEMA) in any official maps published by FEMA. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, the city shall not deny the application on the basis that the applicant did not c omply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site.
A development may be located on a site described in this subsection if either of the following is met:
i. The site has been subject to a letter of map revision prepared by FEMA and issued to the city; or
9 ii. The site meets FEMA requirements necessary to meet minimum floodplain management criteria of the National Flood Insurance Program as further spelled out in Government Code Section 65913.4(a)(6)(G)(ii); e. A regulatory floodway as determined by FEMA in any of its official maps, published by FEMA unless the development has received a no -rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations. If an applicant is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subsection and is otherwise eligible for streamlined approval under this section, the city s hall not deny the application on the basis that the applicant did not comply with any additional permit requirement, standard, or action adopted by the city that is applicable to that site.
f. Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Section 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code).
5. The proposed lot split would not require demolition or alteration of any of the following types of housing:
a. Housing that is subject to a recorded covenant, ordinance or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income;
b. Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power; Housing on a parcel or parcels on which an owner of residential real property exercised rights under Government Code Section 7060 et seq. to withdraw accommodations from rent or lease within fifteen years before the date of the application; or c. Housing that has been occupied by a tenant in the last three years.
6. The hHousing is not on a parcel or parcels on which an owner of residential real property exercised rights under Government Code Section 7060 et seq. to withdraw accommodations from rent or lease within fifteen years before the date of the application
8. The lot split does not result in more than two units on a parcel, including any accessory dwelling units or junior accessory dwelling units. 10 97. The split does not create a fFlag lots are not permitted.
C. Time limit for action. The city shall act upon an application within 60 days from the date the city receives a completed application. If the application is denied, the city shall return a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied within the 60 day time period. Any application not acted upon within this time period shall be deemed approved.
DC. Standards and Requirements. Notwithstanding any other provisions of this municipal code to the contrary, the following requirements shall apply:
1. The lot split conforms to all applicable objective requirements of the Subdivision Map Act and this title, except as the same are modified by this section.
2. No setback shall be required for an existing structure, or a structure constructed in the same location and to the same dimensions as an existing structure.
3. Except for circumstances described in subsection (C)(2)D.1 of this subsection, the setback for side and rear lot lines shall be four feet.
4. The applicant shall provide easements for the provision of public services and facilities as required.
5. Landlocked parcels created by an urban lot split shall have an access easement over the other parcel on the same map. The easement shall be not less than ten feet in width and must connect to the same curb cut and apron as the other parcel on the same map.
6. Residential units developed on a lot created pursuant to this section shall be subject to the provisions of Section 18.12.060.
ED. The city shall not require or deny an application based on any of the following:
1. The city shall not require dedications of rights -of-way or the construction of off-site improvements for the parcels being created as a condition of issuing a parcel map.
2. The city shall not impose any subdivision standards that would have the effect of physically precluding the construction of two units on either of the resulting parcels or that would result in a unit size of less than eight hundred square feet.
3. The city shall not require the correction of nonconforming zoning provisions as a condition for the lot split.
11 4. The city shall not deny an application solely because it proposes adjacent or connected structures; provided, that all building code safety standards are met, and they are sufficient to allow a separate conveyance.
FE. An applicant for an urban lot split shall be required to sign an affidavit in a form approved by the city attorney to be recorded against the property stating the following:
1. That applicant intends to occupy one of the housing units as their principal residence for a minimum of three years from the date of approval. This requirement does not apply when the applicant is a “community land trust” or a “qualified nonprofit corporat ion” as the same are defined in the Revenue and Taxation Code.
2. That the uses shall be limited to residential uses.
3. That any rental of any unit created by the lot split shall be for a minimum of thirty-one days.
4. That the maximum number of units to be allowed on each parcel is two, including units otherwise allowed as anpursuant to density bonus provisions, accessory dwelling units, junior accessory dwelling units, or units allowed pursuant to Section 18.12.060.
GF. The city may deny the lot split if the building official makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in Government Code Section 65589.5(d)(2), upon the public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
HG. This section shall not apply to:
1. Any parcel which has been established pursuant to a lot split in accordance with this section; or
2. Any parcel where the owner of the parcel being subdivided or any person acting in concert with the owner has previously subdivided an adjacent parcel in accordance with this section. For purposes of this section, “acting in concert” shall include, but not be limited to, where the owner of a property proposed for an urban lot split is the same, related to, or connected by partnership to the owner, buyer or seller (if transferred within the previous three years) of an adjacent lot.
City of Gardena
Gardena City Council Meeting
AGENDA REPORT SUMMARY
Agenda Item No. 14.A
Section: DEPARTMENTAL
ITEMS - ELECTED & CITY
MANAGER'S OFFICES
Meeting Date: May 27, 2025
TO: THE HONORABLE MAYOR AND MEMBERS OF THE GARDENA CITY COUNCIL AGENDA TITLE:
Request City Council's Approval of Employment Agreement promoting Deputy Police Chief Todd Fox, to Police Chief, effective June 6, 2025 through June 1, 2027;
and Approval of the City of Gardena Classification and Compensation Plan, effective June 6, 2025.
COUNCIL ACTION REQUIRED:
Staff recommendations:
Approve Employment Agreement promoting Deputy Police Chief, Todd Fox, to Police Chief, effective June 6, 2025 through June 1, 2027
Approve the City of Gardena Classification and Compensation Plan, effective June 6, 2025
RECOMMENDATION AND STAFF SUMMARY:
The City's Police Chief position will be vacant on June 6, 2025, as the City's current Police Chief, Chief Saffell, is retiring June 5, 2025.
Staff recommends City Council promote Deputy Police Chief, Todd Fox, to Police Chief, effective June 6, 2025 and approve his employment agreement through June 1, 2027.
Deputy Chief Fox began his career with the Gardena Police Department in 2001, and has served in nearly every rank - including Patrol Officer, Detective, Sergeant, Lieutenant, and Captain. As a Lieutenant, he was actively involved with the Gardena Police Department's Neighborhood Watch program as the District 3 commander. In that role he built strong relationships with community members and held one of the highest attended meetings at Serra High School. As a new Lieutenant, he also led the implementation of the department's first body-worn camera system and Automated License Plate Reader (ALPR) technology, among other innovations.
Deputy Chief Fox holds a Bachelor of Science in Criminal Justice from Union Institute & University. He is a graduate of the POST Executive Development Course, POST Management Course, and the Sherman Block Supervisory Leadership Institute. His professional training includes specialized instruction in internal affairs, procedural justice, use-of-force analysis, and leadership accountability.
In December 2024, Captain Todd Fox was promoted to Deputy Police Chief, and has been serving as second-in-command of the Gardena Police Department. In this current role, Deputy Chief Fox oversees both the Support Services Division and the Operations Division. He is responsible for department-wide hiring, training, and personnel development, as well as overseeing facility operations Jail Services, the Records Bureau, and Property & Evidence.
Further, Deputy Chief Fox provides leadership for major investigations, tactical operations, and specialized units including the Detective Bureau, Special Investigations Unit, Special Tasks and Response Team, and the Gardena/Hawthorne Mental Evaluation Team (G/HMET).
His executive responsibilities include oversight of internal affairs, critical incident review, civil liability and litigation, and compliance with key legislation such as SB 1421 and SB 2.
With over two decades of distinguished service to the Gardena community, Deputy Chief Fox brings a wealth of operational experience, executive leadership, and an unwavering commitment to organizational excellence and public trust. As a trusted key executive leader, Deputy Chief Fox plays a role in managing the department's budget, authors reports and contract recommendations for City Council consideration, as well as coordinates with Human Resources and third-party administrators on matters related to risk management, civil liability, and worker's compensation.
The proposed agreement is for two years, and the annual salary is $272,235.00. The City will save an estimated $220,000 over the term of this agreement.
In conclusion, Staff proudly recommends to the City Council to promote Deputy Police Chief, Todd Fox, to Police Chief, effective June 6, 2025 and approve his employment agreement.
FINANCIAL IMPACT/COST:
Estimated General Fund Savings of $220,000 over the terms of this agreement ATTACHMENTS:
EMPLOYMENT AGREEMENT - Fox 06-06-2025.pdf
Classification and Compensation Schedule - eff. June 6 2025.pdf
APPROVED:
___________________________________
Clint Osorio, City Manager
EMPLOYMENT AGREEMENT BETWEEN THE CITY OF GARDENA
AND TODD M. FOX
This Employment Agreement (Agreement) is made and entered into, by and between the City of Gardena (City), a municipal corporation, and Todd Fox (Fox), in order to secure the services of Fox as the City’s Chief of Police. The City and Fox are collectively referred to herein as the “Parties.”
RECITALS
WHEREAS, City desires the appointment of Fox, who is currently employed as the Deputy Chief of Police, to the position of Chief of Police for the City based upon the terms and conditions of this Agreement; and
WHEREAS, Fox desires to continue his appointment as Chief of Police and to comply with the terms and conditions as set forth in this Agreement,
NOW, THEREFORE, in consideration of the mutual covenants hereinafter contained, the Parties agree as follows:
1. EMPLOYMENT
The City hereby employs Fox as the Chief of Police of the City, and Fox accepts that employment.
2. DUTIES
Fox shall perform those duties and have those responsibilities that are commonly assigned to a police chief of a general law city in the State of California, including but not limited to those duties and responsibilities specified by state statutes and the City’s Municipal Code. Fox agrees to perform such other legally permissible duties and functions consistent with the office of the Chief of Police as the City Manager and/or City Council shall from time -to-time assign.
Because of the nature of the police department and its functions, Fox will report and answer directly to the City Manager. Fox ’s position as Chief is considered a full -time position. Fox shall not engage in any other business, educational, professional, or charitable activities that would conflict or materially interfere with Fox’s performance of his Chief duties.
3. TERM
A. The term of this Agreement commences on June 6, 2025, and expires on June 1, 2027, unless otherwise terminated sooner. This Agreement shall automatically expire by operation of time on June 1, 2027, and Fox’s employment with the City as Police Chief shall cease as of that date unless the parties agree in writing to extend his employment as Police Chief past that date.
B. Nothing in this Agreement shall prevent, limit or otherwise interfere with the right of the City to terminate the services of Fox as Police Chief at any time, subject only to the provisions set forth in Section 5 of this Agreement.
C. Nothing in this Agreement shall prevent, limit or otherwise interfere with the right Docusign Envelope ID: 4561C7B2-0C89-46AD-AD2E-04AB7379AFDB
of Fox to retire or resign at any time from his position as Chief with the City, subject only to the provisions set forth in Section 5 of this Agreement.
D. Nothing in this Agreement shall preclude the termination of this Agreement by mutual consent of both the Parties.
E. Nothing in this Agreement shall preclude the City and Fox from extending the term of this Agreement beyond its termination date under mutually agreed upon terms and conditions which must be reduced to writing and signed by the Parties. Failure of the parties to mutually agree in writing to extend Fox ’s employment as Chief of Police with the City past June 1, 2027 shall not be considered a removal of Fox as Chief and shall not otherwise be considered a punitive action that entitles Fox to an administrative appeal under the Public Safety Officers Procedural Bill of Rights Act.
4. AT-WILL EMPLOYMENT STATUS
Fox agrees that his employment as police chief is at -will and may be terminated without cause and that he shall have no rights or expectations of continued employment with City, except as provided in Section 5 below.
5. TERMINATION
A. This Agreement may be terminated by the City Council for cause or misconduct by Fox. After giving notice to Fox that this Agreement is terminated for cause or misconduct, the City shall have no obligation to continue the employment of Fox or to provide compensation or benefits, including severance pay. For purposes of termination, "cause" is defined as willful breach of duty by Fox in the course of employment or habitual neglect of duty by Fox in the course of employment or continued incapacity of Fox to perform the duties of employment as Chief of Police. Cause may also include Fox being charged with, or entering a guilty plea or plea of nolo contendere to, or being convicted of, an offence which is a felony or crime of moral turpitude in the State of C alifornia; Fox's willful misconduct or gross negligence; or Fox's act of material dishonesty with or theft from the City.
B. In the event of the City's termination of this Agreement without cause or misconduct as defined in subsection 5.A., above, Fox is entitled to a payment of severance pay equal to his monthly salary multiplied by the number of months left on the unexpired term of the contract.
However, if the unexpired term of the contract is greater than 6 months, the maximum cash settlement shall be an amount equal to the monthly salary of Fox multiplied by six (6). All severance payments shall be made to Fox within thirty (30) days of the effective date of his involuntary separation. Additionally, Fox will be entitled to any cash out of accrued and unused vacation, compensatory time, sick time, management leave, floating holiday, and holiday time due to him as provided by City Council Resolution No. 66 99, as set forth in Section 6 below. Regardless of the nature of his separation, Fox is entitled to benefits previously earned by his tenure working for the City of Gardena. Fox will have no caps to his vacation, holiday, or unused sick time accruals nor will be compelled to sell back said accruals prior to his termination. Fox will have his unused accruals paid at his fully burdened rate. In addition, Fox shall have no caps applied to his unused sick tim e, vacation, or holiday leave bank cash- out upon retirement or separation.
Regardless of the nature of separation, Fox will retain all of his accrued sick time.
Docusign Envelope ID: 4561C7B2-0C89-46AD-AD2E-04AB7379AFDB
C. Fox may, at any time during the term of the Agreement, resign from his position of Chief with the City upon 30 days written notice to the City Manager. If Fox resigns, the City will not be under any obligation to pay him any severance benefits. However, Fox will be entitled to any cash out of accrued and unused vacation, sick time and compensatory leave due to him as provided by City Council Resolution No. 6699, as set forth in Section 6 below. His unused accruals will be paid at the fully burdened rate. Fox will have no caps to his vacation, holiday, or sick time accruals nor will be compelled to sell back said accruals prior to his retirement or separation.
Regardless of the nature of separation, Fox will retain all of his accrued sick time.
D. Fox shall also have no right to appeal his removal as police chief, including termination for cause or misconduct as set forth in subsection 5.D., except as may be required by California Government Code section 3304, subsection (c) of the Public Safety Officer’s Procedural Bill of Rights Act. Fox agrees that if he is entitled to an administrative appeal under section 3304(c), the City shall establish the rules for the appeal hearing, which shall provide Fox with a limited opportunity to establish a formal record of the circumstances surrounding his removal and to convince the City to reverse its decision, either by demonstrating the falsity of any charges that led to the removal of through proof of mitigating circumstances.
6. RESOLUTION NO. 6699
Except as otherwise provided in this Agreement, Fox shall receive the benefits set forth in City Council Resolution No. 6699 or any other later resolution that replaces No. 6699 , which exclusively sets forth the wages, hours and terms and conditions of employment for all Unrepresented Police Managers. Resolution No. 6699 is incorporated here by this reference, and it is also Attachment “A” to this Agreement. Fox will have no caps to his vacation, holiday, or sick time accruals nor will be compelled to sell back said accruals prior to his retirement or separation.
In addition, Fox shall have no caps applied to his unused sick time accruals, vacation, or holiday leave bank cash-out upon retirement or separation. Unused accrual time will be paid at the fully burdened rate. Regardless of the nature of separation, Fox will retain all of his accrued sick time.
7. SALARY AND PERFORMANCE REVIEW
A. Fox’s initial base annual salary is $272,235. Thereafter, Fox will receive a cost-of- living adjustment increase equal to 4% of his base salary effective in the first pay distribution of June in the year 2026. Said amount shall be payable in monthly or bi -weekly installments at the same time and in the same manner as other employees of the City are paid.
B. In addition to his base salary and pursuant to Resolution No. 66 99, Fox shall receive the following pay in the same monthly or bi-weekly installments:
1. California POST Supervisory/Advanced Certificate Incentive pay at 12.0% of the July 12, 2020 monthly step rate, plus $339.04.
2. California POST Management Certificate pay at 5.0% of annual base salary.
3. Longevity Pay at 5.0% of annual base salary.
4 . Management Incentive Pay at 9.5% of annual base salary.
Docusign Envelope ID: 4561C7B2-0C89-46AD-AD2E-04AB7379AFDB
C. The City reserves the right to evaluate Fox’s performance at any time.
8. GENERAL PROVISIONS
A. This Agreement shall constitute the entire agreement between the parties as to the subject matter herein and all other prior agreements, arrangements or understandings, oral or written, are merged into and superseded by the terms of this Agreement. No subs equent alteration, amendment, change or addition to this Agreement shall be binding upon the parties unless reduced to writing and signed by the Parties.
B. If any provision or other portion of this Agreement is held unconstitutional, invalid, or unenforceable, the remainder of this Agreement shall not be affected and shall remain in full force and effect.
C. The Agreement may be signed in counterparts.
D. The Agreement will become effective as soon as signed executed by the City Manager and Fox, adopted by the City Council and signed and executed by the Mayor of the City.
E. Each of the parties acknowledges that it has been represented by independent legal counsel of its own choosing, or if it has not been so represented, it has been admonished to obtain independent legal counsel and has freely and voluntarily waived and relinquished the right to legal counsel. Further, each party who has not obtained independent legal counsel acknowledges that the failure to have independent legal counsel will not excuse such party’s failure to perform under this Agreement or any agreement referred to in this Agreement.
9. REPRESENTATIONS AND WARRANTIES
Each of the parties represents and warrants to the other party as follows:
It is agreed that each party has the right and authority to enter into this Agreement and that the person executing this Agreement on behalf of either party has the right and authority to fully commit and bind such party to the provisions of this Agreement.
10. WAIVER
Waiver by any party hereto of any term, condition or covenant of this Agreement shall not constitute the waiver of any other term, condition or covenant hereof.
11. ASSIGNMENT
This Agreement is personal to Fox and shall not be assigned by Fox. Any such assignment shall be null and void.
12. GOVERNING LAW
This Agreement shall be interpreted and construed according to the laws of the State of California and venue shall be in the County of Los Angeles.
Docusign Envelope ID: 4561C7B2-0C89-46AD-AD2E-04AB7379AFDB Docusign Envelope ID: 4561C7B2-0C89-46AD-AD2E-04AB7379AFDB
IT IS SO AGREED:
Todd Fox CITY OF GARDENA
Todd Fox Tasha Cerda, Mayor
ATTEST: APPROVED AS TO FORM:
Mina Semenza, City Clerk Carmen Vasquez, City Attorney Docusign Envelope ID: 4561C7B2-0C89-46AD-AD2E-04AB7379AFDB
HOURLY *1*
16.5000
HOURLY RANGE 20.00 - 35.00
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 27,984.00 29,388.00 30,852.00 32,400.00 34,020.00 35,724.00 MONTHLY 2,332.00 2,449.00 2,571.00 2,700.00 2,835.00 2,977.00 BI-WEEKLY 1,076.31 1,130.31 1,186.62 1,246.15 1,308.46 1,374.00 HOURLY 13.4538 14.1288 14.8327 15.5769 16.3558 17.1750 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 27,336.00 28,704.00 30,144.00 31,656.00 33,240.00 34,908.00 MONTHLY 2,278.00 2,392.00 2,512.00 2,638.00 2,770.00 2,909.00 BI-WEEKLY 1,051.38 1,104.00 1,159.38 1,217.54 1,278.46 1,342.62 HOURLY 13.1423 13.8000 14.4923 15.2192 15.9808 16.7827 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 28,020.00 29,424.00 30,900.00 32,448.00 34,068.00 35,772.00 MONTHLY 2,335.00 2,452.00 2,575.00 2,704.00 2,839.00 2,981.00 BI-WEEKLY 1,077.69 1,131.69 1,188.46 1,248.00 1,310.31 1,375.85 HOURLY 13.4712 14.1462 14.8558 15.6000 16.3788 17.1981 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 28,752.00 30,192.00 31,704.00 33,288.00 34,956.00 36,708.00 MONTHLY 2,396.00 2,516.00 2,642.00 2,774.00 2,913.00 3,059.00 BI-WEEKLY 1,105.85 1,161.23 1,219.38 1,280.31 1,344.46 1,411.85 HOURLY 13.8231 14.5154 15.2423 16.0038 16.8058 17.6481 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 29,472.00 30,948.00 32,496.00 34,116.00 35,820.00 37,608.00 MONTHLY 2,456.00 2,579.00 2,708.00 2,843.00 2,985.00 3,134.00 BI-WEEKLY 1,133.54 1,190.31 1,249.85 1,312.15 1,377.69 1,446.46 HOURLY 14.1692 14.8788 15.6231 16.4019 17.2212 18.0808 7 Storeroom Aide
8 Community Aide I
CITY OF GARDENA
CLASSIFICATION AND COMPENSATION PLAN
13 4 Lifeguard Trainee
Scheule 340: Adjust Compensation to reflect new Employment Contract Adopted May 27, 2025. Effective June 6, 2025
14 Pool Cashier
6 Police Aide
6 Clerical Aide I
7 Peer Advocate Counselor II
5 Recreation Instructor
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 30,216.00 31,728.00 33,312.00 34,980.00 36,732.00 38,568.00 MONTHLY 2,518.00 2,644.00 2,776.00 2,915.00 3,061.00 3,214.00 BI-WEEKLY 1,162.15 1,220.31 1,281.23 1,345.38 1,412.77 1,483.38 HOURLY 14.5269 15.2538 16.0154 16.8173 17.6596 18.5423 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 30,972.00 32,520.00 34,152.00 35,856.00 37,644.00 39,528.00 MONTHLY 2,581.00 2,710.00 2,846.00 2,988.00 3,137.00 3,294.00 BI-WEEKLY 1,191.23 1,250.77 1,313.54 1,379.08 1,447.85 1,520.31 HOURLY 14.8904 15.6346 16.4192 17.2385 18.0981 19.0038
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 31,752.00 33,336.00 35,004.00 36,756.00 38,592.00 40,524.00 MONTHLY 2,646.00 2,778.00 2,917.00 3,063.00 3,216.00 3,377.00 BI-WEEKLY 1,221.23 1,282.15 1,346.31 1,413.69 1,484.31 1,558.62 HOURLY 15.2654 16.0269 16.8288 17.6712 18.5538 19.4827 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 32,544.00 34,176.00 35,880.00 37,680.00 39,564.00 41,544.00 MONTHLY 2,712.00 2,848.00 2,990.00 3,140.00 3,297.00 3,462.00 BI-WEEKLY 1,251.69 1,314.46 1,380.00 1,449.23 1,521.69 1,597.85 HOURLY 15.6462 16.4308 17.2500 18.1154 19.0212 19.9731 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 33,348.00 35,016.00 36,768.00 38,604.00 40,536.00 42,564.00 MONTHLY 2,779.00 2,918.00 3,064.00 3,217.00 3,378.00 3,547.00 BI-WEEKLY 1,282.62 1,346.77 1,414.15 1,484.77 1,559.08 1,637.08 HOURLY 16.0327 16.8346 17.6769 18.5596 19.4885 20.4635 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 34,188.00 35,892.00 37,692.00 39,576.00 41,556.00 43,632.00 MONTHLY 2,849.00 2,991.00 3,141.00 3,298.00 3,463.00 3,636.00 BI-WEEKLY 1,314.92 1,380.46 1,449.69 1,522.15 1,598.31 1,678.15 HOURLY 16.4365 17.2558 18.1212 19.0269 19.9788 20.9769 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 35,028.00 36,780.00 38,616.00 40,548.00 42,576.00 44,700.00 MONTHLY 2,919.00 3,065.00 3,218.00 3,379.00 3,548.00 3,725.00 BI-WEEKLY 1,347.23 1,414.62 1,485.23 1,559.54 1,637.54 1,719.23 HOURLY 16.8404 17.6827 18.5654 19.4942 20.4692 21.4904 18 19
20 15
16 17 Clerk Typist
21 Police Cadet
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 35,904.00 37,704.00 39,588.00 41,568.00 43,644.00 45,828.00 MONTHLY 2,992.00 3,142.00 3,299.00 3,464.00 3,637.00 3,819.00 BI-WEEKLY 1,380.92 1,450.15 1,522.62 1,598.77 1,678.62 1,762.62 HOURLY 17.2615 18.1269 19.0327 19.9846 20.9827 22.0327 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 36,804.00 38,640.00 40,572.00 42,600.00 44,736.00 46,968.00 MONTHLY 3,067.00 3,220.00 3,381.00 3,550.00 3,728.00 3,914.00 BI-WEEKLY 1,415.54 1,486.15 1,560.46 1,638.46 1,720.62 1,806.46 HOURLY 17.6942 18.5769 19.5058 20.4808 21.5077 22.5808 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 37,728.00 39,612.00 41,592.00 43,668.00 45,852.00 48,144.00 MONTHLY 3,144.00 3,301.00 3,466.00 3,639.00 3,821.00 4,012.00 BI-WEEKLY 1,451.08 1,523.54 1,599.69 1,679.54 1,763.54 1,851.69 HOURLY 18.1385 19.0442 19.9962 20.9942 22.0442 23.1462
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 38,676.00 40,608.00 42,636.00 44,772.00 47,016.00 49,368.00 MONTHLY 3,223.00 3,384.00 3,553.00 3,731.00 3,918.00 4,114.00 BI-WEEKLY 1,487.54 1,561.85 1,639.85 1,722.00 1,808.31 1,898.77 HOURLY 18.5942 19.5231 20.4981 21.5250 22.6038 23.7346
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 39,636.00 41,616.00 43,692.00 45,876.00 48,168.00 50,580.00 MONTHLY 3,303.00 3,468.00 3,641.00 3,823.00 4,014.00 4,215.00 BI-WEEKLY 1,524.46 1,600.62 1,680.46 1,764.46 1,852.62 1,945.38 HOURLY 19.0558 20.0077 21.0058 22.0558 23.1577 24.3173
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 40,620.00 42,648.00 44,784.00 47,028.00 49,380.00 51,852.00 MONTHLY 3,385.00 3,554.00 3,732.00 3,919.00 4,115.00 4,321.00 BI-WEEKLY 1,562.31 1,640.31 1,722.46 1,808.77 1,899.23 1,994.31 HOURLY 19.5288 20.5038 21.5308 22.6096 23.7404 24.9288
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 41,628.00 43,704.00 45,888.00 48,180.00 50,592.00 53,124.00 MONTHLY 3,469.00 3,642.00 3,824.00 4,015.00 4,216.00 4,427.00 BI-WEEKLY 1,601.08 1,680.92 1,764.92 1,853.08 1,945.85 2,043.23 HOURLY 20.0135 21.0115 22.0615 23.1635 24.3231 25.5404
22 FCC Program Assistant I
23 Community Aide II
22 Human Services Aide
22 Recreation Leader I
24 28 Police Assistant
28 Meal Services Coordinator
25 27 Lifeguard
26 Pool Supervisor
22 Geriatric Aide
28 Recreation Leader II
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 42,672.00 44,808.00 47,052.00 49,404.00 51,876.00 54,468.00 MONTHLY 3,556.00 3,734.00 3,921.00 4,117.00 4,323.00 4,539.00 BI-WEEKLY 1,641.23 1,723.38 1,809.69 1,900.15 1,995.23 2,094.92 HOURLY 20.5154 21.5423 22.6212 23.7519 24.9404 26.1865
*1* *2* *3* *4* *5* *6*
ANNUAL 43,728.00 45,912.00 48,204.00 50,616.00 53,148.00 55,800.00 MONTHLY 3,644.00 3,826.00 4,017.00 4,218.00 4,429.00 4,650.00 BI-WEEKLY 1,681.85 1,765.85 1,854.00 1,946.77 2,044.15 2,146.15 HOURLY 21.0231 22.0731 23.1750 24.3346 25.5519 26.8269
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 44,832.00 47,076.00 49,428.00 51,900.00 54,492.00 57,216.00 MONTHLY 3,736.00 3,923.00 4,119.00 4,325.00 4,541.00 4,768.00 BI-WEEKLY 1,724.31 1,810.62 1,901.08 1,996.15 2,095.85 2,200.62 HOURLY 21.5538 22.6327 23.7635 24.9519 26.1981 27.5077
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 45,948.00 48,240.00 50,652.00 53,184.00 55,848.00 58,644.00 MONTHLY 3,829.00 4,020.00 4,221.00 4,432.00 4,654.00 4,887.00 BI-WEEKLY 1,767.23 1,855.38 1,948.15 2,045.54 2,148.00 2,255.54 HOURLY 22.0904 23.1923 24.3519 25.5692 26.8500 28.1942
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 47,100.00 49,452.00 51,924.00 54,516.00 57,240.00 60,108.00 MONTHLY 3,925.00 4,121.00 4,327.00 4,543.00 4,770.00 5,009.00 BI-WEEKLY 1,811.54 1,902.00 1,997.08 2,096.77 2,201.54 2,311.85 HOURLY 22.6442 23.7750 24.9635 26.2096 27.5192 28.8981
30 Certified Nursing Assistant
32 Home Improvement Maintenance Helper
32 Right-of-Way Maintenance Worker
33 Customer Service Clerk II
33 Relief Bus Operator Trainee
30 Custodian I
30 FCC Education Assistant II
29 Customer Service Clerk I
30 Lifeguard/Swim Instuctor
31 Paratransit Driver
30 Office Specialist
33 Public Safety Officer
33 Equipment Utility Worker I
29 Recreation Therapist
30 FCC Program Assistant II
31 On-Demand (Micro/Paratransit) Operator
29 Account Clerk
29 Printing & Technology Intern
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 48,276.00 50,688.00 53,220.00 55,884.00 58,680.00 61,620.00 MONTHLY 4,023.00 4,224.00 4,435.00 4,657.00 4,890.00 5,135.00 BI-WEEKLY 1,856.77 1,949.54 2,046.92 2,149.38 2,256.92 2,370.00 HOURLY 23.2096 24.3692 25.5865 26.8673 28.2115 29.6250
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 49,488.00 51,960.00 54,564.00 57,288.00 60,156.00 63,168.00 MONTHLY 4,124.00 4,330.00 4,547.00 4,774.00 5,013.00 5,264.00 BI-WEEKLY 1,903.38 1,998.46 2,098.62 2,203.38 2,313.69 2,429.54 HOURLY 23.7923 24.9808 26.2327 27.5423 28.9212 30.3692
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 50,724.00 53,256.00 55,920.00 58,716.00 61,656.00 64,740.00 MONTHLY 4,227.00 4,438.00 4,660.00 4,893.00 5,138.00 5,395.00 BI-WEEKLY 1,950.92 2,048.31 2,150.77 2,258.31 2,371.38 2,490.00 HOURLY 24.3865 25.6038 26.8846 28.2288 29.6423 31.1250
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 51,996.00 54,600.00 57,336.00 60,204.00 63,216.00 66,372.00 MONTHLY 4,333.00 4,550.00 4,778.00 5,017.00 5,268.00 5,531.00 BI-WEEKLY 1,999.85 2,100.00 2,205.23 2,315.54 2,431.38 2,552.77 HOURLY 24.9981 26.2500 27.5654 28.9442 30.3923 31.9096
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 53,292.00 55,956.00 58,752.00 61,692.00 64,776.00 68,016.00 MONTHLY 4,441.00 4,663.00 4,896.00 5,141.00 5,398.00 5,668.00 BI-WEEKLY 2,049.69 2,152.15 2,259.69 2,372.77 2,491.38 2,616.00 HOURLY 25.6212 26.9019 28.2462 29.6596 31.1423 32.7000
34 Park Maintenance Worker I
37 Relief Bus Operator
38 Police Records Technician I
38 Senior Account Clerk
38 Activity Coordinator
34 On-Demand Transit Dispatcher
37 Nutrition Services Coordinator
38 Equipment Utility Worker II
38 Senior Clerk Typist
35 Help Desk Technician
35 Street Maintenance Worker
36 Intermediate Clerk Typist
38 Homeless Coordinator
34 Graffiti Technician
34 Paratransit Dispatcher
38 Purchasing Clerk
34 Custodian II
38 Police Service Technician
35 Community Aide III
36 Court Liaison
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 54,624.00 57,360.00 60,228.00 63,240.00 66,408.00 69,732.00 MONTHLY 4,552.00 4,780.00 5,019.00 5,270.00 5,534.00 5,811.00 BI-WEEKLY 2,100.92 2,206.15 2,316.46 2,432.31 2,554.15 2,682.00 HOURLY 26.2615 27.5769 28.9558 30.4038 31.9269 33.5250
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 55,980.00 58,776.00 61,716.00 64,800.00 68,040.00 71,448.00 MONTHLY 4,665.00 4,898.00 5,143.00 5,400.00 5,670.00 5,954.00 BI-WEEKLY 2,153.08 2,260.62 2,373.69 2,492.31 2,616.92 2,748.00 HOURLY 26.9135 28.2577 29.6712 31.1538 32.7115 34.3500
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 57,384.00 60,252.00 63,264.00 66,432.00 69,756.00 73,248.00 MONTHLY 4,782.00 5,021.00 5,272.00 5,536.00 5,813.00 6,104.00 BI-WEEKLY 2,207.08 2,317.38 2,433.23 2,555.08 2,682.92 2,817.23 HOURLY 27.5885 28.9673 30.4154 31.9385 33.5365 35.2154
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 58,824.00 61,764.00 64,848.00 68,088.00 71,496.00 75,072.00 MONTHLY 4,902.00 5,147.00 5,404.00 5,674.00 5,958.00 6,256.00 BI-WEEKLY 2,262.46 2,375.54 2,494.15 2,618.77 2,749.85 2,887.38 HOURLY 28.2808 29.6942 31.1769 32.7346 34.3731 36.0923
41 Deputy City Clerk I
39 Apprentice Mechanic
42 Social Services Coordinator
42 Community Services Officer
42 Police Service Officer
42 Community Center Coordinator
42 Tree Trimmer I
39 Park Maintenance Worker II
40 FCC Education Assistant III
39 Records Management Coordinator
40 Engineering Aide
42 Human Services Coordinator
40 Sr. Transit Utility Specialist
41 Permit/Licensing Technician I
42 Recreation Coordinator
42 Secretary
42 Police Records Technician II
39 Home Improvement Lead Person
40 FCC Program Assistant III
40 Public Works Coordinator
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 60,288.00 63,300.00 66,468.00 69,792.00 73,284.00 76,944.00 MONTHLY 5,024.00 5,275.00 5,539.00 5,816.00 6,107.00 6,412.00 BI-WEEKLY 2,318.77 2,434.62 2,556.46 2,684.31 2,818.62 2,959.38 HOURLY 28.9846 30.4327 31.9558 33.5538 35.2327 36.9923
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 61,800.00 64,896.00 68,136.00 71,544.00 75,120.00 78,876.00 MONTHLY 5,150.00 5,408.00 5,678.00 5,962.00 6,260.00 6,573.00 BI-WEEKLY 2,376.92 2,496.00 2,620.62 2,751.69 2,889.23 3,033.69 HOURLY 29.7115 31.2000 32.7577 34.3962 36.1154 37.9212
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 63,348.00 66,516.00 69,840.00 73,332.00 77,004.00 80,856.00 MONTHLY 5,279.00 5,543.00 5,820.00 6,111.00 6,417.00 6,738.00 BI-WEEKLY 2,436.46 2,558.31 2,686.15 2,820.46 2,961.69 3,109.85 HOURLY 30.4558 31.9788 33.5769 35.2558 37.0212 38.8731
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 64,932.00 68,184.00 71,592.00 75,168.00 78,924.00 82,872.00 MONTHLY 5,411.00 5,682.00 5,966.00 6,264.00 6,577.00 6,906.00 BI-WEEKLY 2,497.38 2,622.46 2,753.54 2,891.08 3,035.54 3,187.38 HOURLY 31.2173 32.7808 34.4192 36.1385 37.9442 39.8423
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 66,552.00 69,876.00 73,368.00 77,040.00 80,892.00 84,936.00 MONTHLY 5,546.00 5,823.00 6,114.00 6,420.00 6,741.00 7,078.00 BI-WEEKLY 2,559.69 2,687.54 2,821.85 2,963.08 3,111.23 3,266.77 HOURLY 31.9962 33.5942 35.2731 37.0385 38.8904 40.8346
43 Cement Finisher
43 Senior Citizens Social Services Coordinator
43 Payroll / Personnel Technician
45 Street Sweeper Operator
46 Heavy Equipment Operator
43 Building Maintenance Worker
47 Maintenance Painter
47 Senior Building Maintenance Worker
47 Transit Mechanic
47 Transit Parts/Storeroom Coordinator
44 Building Aide
44 Building/Planning Technician
43 Transit Maintenance Coordinator
44 Administrative Secretary
44 Permit/Licensing Technician II
44 Sewer Maintenance Worker
44 Tree Trimmer II
46 Street Traffic Painter
43 Administrative Aide
43 Human Resources / Department Coordinator
47 Equipment Mechanic
47 Graphics Technician
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 68,220.00 71,628.00 75,204.00 78,960.00 82,908.00 87,048.00 MONTHLY 5,685.00 5,969.00 6,267.00 6,580.00 6,909.00 7,254.00 BI-WEEKLY 2,623.85 2,754.92 2,892.46 3,036.92 3,188.77 3,348.00 HOURLY 32.7981 34.4365 36.1558 37.9615 39.8596 41.8500
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 69,924.00 73,416.00 77,088.00 80,940.00 84,984.00 89,232.00 MONTHLY 5,827.00 6,118.00 6,424.00 6,745.00 7,082.00 7,436.00 BI-WEEKLY 2,689.38 2,823.69 2,964.92 3,113.08 3,268.62 3,432.00 HOURLY 33.6173 35.2962 37.0615 38.9135 40.8577 42.9000
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 71,676.00 75,264.00 79,032.00 82,980.00 87,132.00 91,488.00 MONTHLY 5,973.00 6,272.00 6,586.00 6,915.00 7,261.00 7,624.00 BI-WEEKLY 2,756.77 2,894.77 3,039.69 3,191.54 3,351.23 3,518.77 HOURLY 34.4596 36.1846 37.9962 39.8942 41.8904 43.9846
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 73,464.00 77,136.00 80,988.00 85,032.00 89,280.00 93,744.00 MONTHLY 6,122.00 6,428.00 6,749.00 7,086.00 7,440.00 7,812.00 BI-WEEKLY 2,825.54 2,966.77 3,114.92 3,270.46 3,433.85 3,605.54 HOURLY 35.3192 37.0846 38.9365 40.8808 42.9231 45.0692
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 75,300.00 79,068.00 83,016.00 87,168.00 91,524.00 96,096.00 MONTHLY 6,275.00 6,589.00 6,918.00 7,264.00 7,627.00 8,008.00 BI-WEEKLY 2,896.15 3,041.08 3,192.92 3,352.62 3,520.15 3,696.00 HOURLY 36.2019 38.0135 39.9115 41.9077 44.0019 46.2000
48 Property and Evidence Technician
51 Electrical/Signal Technician I
51 Lead Mechanic
48 Financial Services Technician
49 Administrative Analyst I
50 Case Management Supervisor/Instructor
51 Lead Equipment Mechanic
52 Payroll Specialist
51 Emergency Preparedness Coordinator
51 Engineering Technician
50 Transit Dispatcher/Operations Assistant
49 Community Services Counselor
51 Planning Assistant
48 Custodian-Lead
48 Human Resources Technician
48 Junior Accountant
51 General Building Inspector
49 Recreation Supervisor
51 Executive Assistant to Chief of Police
49 Program Coordinator
51 Information Technology Coordinator
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 77,184.00 81,048.00 85,104.00 89,364.00 93,828.00 98,520.00 MONTHLY 6,432.00 6,754.00 7,092.00 7,447.00 7,819.00 8,210.00 BI-WEEKLY 2,968.62 3,117.23 3,273.23 3,437.08 3,608.77 3,789.23 HOURLY 37.1077 38.9654 40.9154 42.9635 45.1096 47.3654
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 79,128.00 83,088.00 87,240.00 91,608.00 96,192.00 101,004.00 MONTHLY 6,594.00 6,924.00 7,270.00 7,634.00 8,016.00 8,417.00 BI-WEEKLY 3,043.38 3,195.69 3,355.38 3,523.38 3,699.69 3,884.77 HOURLY 38.0423 39.9462 41.9423 44.0423 46.2462 48.5596
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 81,108.00 85,164.00 89,424.00 93,900.00 98,592.00 103,524.00 MONTHLY 6,759.00 7,097.00 7,452.00 7,825.00 8,216.00 8,627.00 BI-WEEKLY 3,119.54 3,275.54 3,439.38 3,611.54 3,792.00 3,981.69 HOURLY 38.9942 40.9442 42.9923 45.1442 47.4000 49.7712
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 83,124.00 87,276.00 91,644.00 96,228.00 101,040.00 106,092.00 MONTHLY 6,927.00 7,273.00 7,637.00 8,019.00 8,420.00 8,841.00 BI-WEEKLY 3,197.08 3,356.77 3,524.77 3,701.08 3,886.15 4,080.46 HOURLY 39.9635 41.9596 44.0596 46.2635 48.5769 51.0058
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 85,212.00 89,472.00 93,948.00 98,640.00 103,572.00 108,756.00 MONTHLY 7,101.00 7,456.00 7,829.00 8,220.00 8,631.00 9,063.00 BI-WEEKLY 3,277.38 3,441.23 3,613.38 3,793.85 3,983.54 4,182.92 HOURLY 40.9673 43.0154 45.1673 47.4231 49.7942 52.2865
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 87,348.00 91,716.00 96,300.00 101,112.00 106,164.00 111,468.00 MONTHLY 7,279.00 7,643.00 8,025.00 8,426.00 8,847.00 9,289.00 BI-WEEKLY 3,359.54 3,527.54 3,703.85 3,888.92 4,083.23 4,287.23 HOURLY 41.9942 44.0942 46.2981 48.6115 51.0404 53.5904
53 Public Works Inspector
56 Assistant Engineer
53 FCC Education Coordinator
54 Forensic Technician
53 Public Works Lead
56 FCC Program Coordinator
53 Transit Operations Training Coordinator
55 Crime Analyst
54 Administrative Analyst II
54 Transit Marketing Coordinator
58 Code Enforcement Supervisor
58 Associate Planner
53 Code Enforcement Officer
54 Building Maintenance Lead
57 Communications Liaison Officer
53 Park Maintenance Lead
57 Senior Accountant
55 Electrical/Signal Technician II
56 Administrative Coordinator
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 89,532.00 94,008.00 98,712.00 103,644.00 108,828.00 114,264.00 MONTHLY 7,461.00 7,834.00 8,226.00 8,637.00 9,069.00 9,522.00 BI-WEEKLY 3,443.54 3,615.69 3,796.62 3,986.31 4,185.69 4,394.77 HOURLY 43.0442 45.1962 47.4577 49.8288 52.3212 54.9346
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 91,764.00 96,348.00 101,160.00 106,224.00 111,540.00 117,120.00 MONTHLY 7,647.00 8,029.00 8,430.00 8,852.00 9,295.00 9,760.00 BI-WEEKLY 3,529.38 3,705.69 3,890.77 4,085.54 4,290.00 4,504.62 HOURLY 44.1173 46.3212 48.6346 51.0692 53.6250 56.3077
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 94,056.00 98,760.00 103,704.00 108,888.00 114,336.00 120,048.00 MONTHLY 7,838.00 8,230.00 8,642.00 9,074.00 9,528.00 10,004.00 BI-WEEKLY 3,617.54 3,798.46 3,988.62 4,188.00 4,397.54 4,617.23 HOURLY 45.2192 47.4808 49.8577 52.3500 54.9692 57.7154
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 96,408.00 101,232.00 106,296.00 111,612.00 117,192.00 123,048.00 MONTHLY 8,034.00 8,436.00 8,858.00 9,301.00 9,766.00 10,254.00 BI-WEEKLY 3,708.00 3,893.54 4,088.31 4,292.77 4,507.38 4,732.62 HOURLY 46.3500 48.6692 51.1038 53.6596 56.3423 59.1577
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 98,820.00 103,764.00 108,948.00 114,396.00 120,120.00 126,132.00 MONTHLY 8,235.00 8,647.00 9,079.00 9,533.00 10,010.00 10,511.00 BI-WEEKLY 3,800.77 3,990.92 4,190.31 4,399.85 4,620.00 4,851.23 HOURLY 47.5096 49.8865 52.3788 54.9981 57.7500 60.6404
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 101,292.00 106,356.00 111,672.00 117,252.00 123,120.00 129,276.00 MONTHLY 8,441.00 8,863.00 9,306.00 9,771.00 10,260.00 10,773.00 BI-WEEKLY 3,895.85 4,090.62 4,295.08 4,509.69 4,735.38 4,972.15 HOURLY 48.6981 51.1327 53.6885 56.3712 59.1923 62.1519
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 103,824.00 109,020.00 114,468.00 120,192.00 126,204.00 132,516.00 MONTHLY 8,652.00 9,085.00 9,539.00 10,016.00 10,517.00 11,043.00 BI-WEEKLY 3,993.23 4,193.08 4,402.62 4,622.77 4,854.00 5,096.77 HOURLY 49.9154 52.4135 55.0327 57.7846 60.6750 63.7096
61 Administrative Analyst III
61 Associate Engineer
59 Administrative Support Services Supervisor
64 61 Transit Planning and Scheduling Analyst
63 61 Information Technology Systems Analyst - Transit
60 62 Information Technology Supervisor
65 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 106,416.00 111,732.00 117,324.00 123,192.00 129,348.00 135,816.00 MONTHLY 8,868.00 9,311.00 9,777.00 10,266.00 10,779.00 11,318.00 BI-WEEKLY 4,092.92 4,297.38 4,512.46 4,738.15 4,974.92 5,223.69 HOURLY 51.1615 53.7173 56.4058 59.2269 62.1865 65.2962
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 109,080.00 114,540.00 120,264.00 126,276.00 132,588.00 139,212.00 MONTHLY 9,090.00 9,545.00 10,022.00 10,523.00 11,049.00 11,601.00 BI-WEEKLY 4,195.38 4,405.38 4,625.54 4,856.77 5,099.54 5,354.31 HOURLY 52.4423 55.0673 57.8192 60.7096 63.7442 66.9288
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 59,424.00 62,400.00 65,520.00 68,796.00 72,240.00 75,852.00 MONTHLY 4,952.00 5,200.00 5,460.00 5,733.00 6,020.00 6,321.00 BI-WEEKLY 2,285.54 2400.00 2520.00 2,646.00 2,778.46 2,917.38 HOURLY 28.5692 30.0000 31.5000 33.0750 34.7308 36.4673 Specialty - 5% 247.60 260.00 273.00 286.65 301.00 316.05 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 63,600.00 66,780.00 70,116.00 73,620.00 77,304.00 81,168.00 MONTHLY 5,300.00 5,565.00 5,843.00 6,135.00 6,442.00 6,764.00 BI-WEEKLY 2,446.15 2,568.46 2,696.77 2,831.54 2,973.23 3,121.85 HOURLY 30.5769 32.1058 33.7096 35.3942 37.1654 39.0231
Lgy Bonus 20 132.50 139.13 146.08 153.38 161.05 169.10
Lgy Bonus 25 265.00 278.25 292.15 306.75 322.10 338.20
Lgy Bonus 30 397.50 417.38 438.23 460.13 483.15 507.30
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 65,184.00 68,448.00 71,868.00 75,456.00 79,224.00 83,184.00 MONTHLY 5,432.00 5,704.00 5,989.00 6,288.00 6,602.00 6,932.00 BI-WEEKLY 2,507.08 2632.62 2764.15 2902.15 3047.08 3199.38 HOURLY 31.3385 32.9077 34.5519 36.2769 38.0885 39.9923
Lgy Bonus 20 135.80 142.60 149.73 157.20 165.05 173.30
Lgy Bonus 25 271.60 285.20 299.45 314.40 330.10 346.60
Lgy Bonus 30 407.40 427.80 449.18 471.60 495.15 519.90
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 66,816.00 70,152.00 73,656.00 77,340.00 81,204.00 85,260.00 MONTHLY 5,568.00 5,846.00 6,138.00 6,445.00 6,767.00 7,105.00 BI-WEEKLY 2,569.85 2,698.15 2,832.92 2,974.62 3,123.23 3,279.23 HOURLY 32.1231 33.7269 35.4115 37.1827 39.0404 40.9904
Lgy Bonus 20 139.20 146.15 153.45 161.13 169.18 177.63
Lgy Bonus 25 278.40 292.30 306.90 322.25 338.35 355.25
Lgy Bonus 30 417.60 438.45 460.35 483.38 507.53 532.88
104
105
90 Bus Operator
67 106
66 Civil Engineer
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 68,496.00 71,916.00 75,516.00 79,296.00 83,256.00 87,420.00 MONTHLY 5,708.00 5,993.00 6,293.00 6,608.00 6,938.00 7,285.00 BI-WEEKLY 2,634.46 2,766.00 2,904.46 3,049.85 3,202.15 3,362.31 HOURLY 32.9308 34.5750 36.3058 38.1231 40.0269 42.0288
Lgy Bonus 20 142.70 149.83 157.33 165.20 173.45 182.13
Lgy Bonus 25 285.40 299.65 314.65 330.40 346.90 364.25
Lgy Bonus 30 428.10 449.48 471.98 495.60 520.35 546.38
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 70,200.00 73,716.00 77,400.00 81,276.00 85,344.00 89,616.00 MONTHLY 5,850.00 6,143.00 6,450.00 6,773.00 7,112.00 7,468.00 BI-WEEKLY 2,700.00 2,835.23 2,976.92 3,126.00 3,282.46 3,446.77 HOURLY 33.7500 35.4404 37.2115 39.0750 41.0308 43.0846
Lgy Bonus 20 146.25 153.58 161.25 169.33 177.80 186.70
Lgy Bonus 25 292.50 307.15 322.50 338.65 355.60 373.40
Lgy Bonus 30 438.75 460.73 483.75 507.98 533.40 560.10
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 71,964.00 75,564.00 79,344.00 83,316.00 87,480.00 91,860.00 MONTHLY 5,997.00 6,297.00 6,612.00 6,943.00 7,290.00 7,655.00 BI-WEEKLY 2,767.85 2,906.31 3,051.69 3,204.46 3,364.62 3,533.08 HOURLY 34.5981 36.3288 38.1462 40.0558 42.0577 44.1635
Lgy Bonus 20 149.93 157.43 165.30 173.58 182.25 191.38
Lgy Bonus 25 299.85 314.85 330.60 347.15 364.50 382.75
Lgy Bonus 30 449.78 472.28 495.90 520.73 546.75 574.13
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 73,752.00 77,436.00 81,312.00 85,380.00 89,652.00 94,140.00 MONTHLY 6,146.00 6,453.00 6,776.00 7,115.00 7,471.00 7,845.00 BI-WEEKLY 2,836.62 2,978.31 3,127.38 3,283.85 3,448.15 3,620.77 HOURLY 35.4577 37.2288 39.0923 41.0481 43.1019 45.2596
Lgy Bonus 20 153.65 161.33 169.40 177.88 186.78 196.13
Lgy Bonus 25 307.30 322.65 338.80 355.75 373.55 392.25
Lgy Bonus 30 460.95 483.98 508.20 533.63 560.33 588.38
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 75,600.00 79,380.00 83,352.00 87,516.00 91,896.00 96,492.00 MONTHLY 6,300.00 6,615.00 6,946.00 7,293.00 7,658.00 8,041.00 BI-WEEKLY 2,907.69 3,053.08 3,205.85 3,366.00 3,534.46 3,711.23 HOURLY 36.3462 38.1635 40.0731 42.0750 44.1808 46.3904
Lgy Bonus 20 157.50 165.38 173.65 182.33 191.45 201.03
Lgy Bonus 25 315.00 330.75 347.30 364.65 382.90 402.05
Lgy Bonus 30 472.50 496.13 520.95 546.98 574.35 603.08
107
108 Economic Development Analyst
109
111
110
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 77,508.00 81,384.00 85,452.00 89,724.00 94,212.00 98,928.00 MONTHLY 6,459.00 6,782.00 7,121.00 7,477.00 7,851.00 8,244.00 BI-WEEKLY 2,981.08 3,130.15 3,286.62 3,450.92 3,623.54 3,804.92 HOURLY 37.2635 39.1269 41.0827 43.1365 45.2942 47.5615
Lgy Bonus 20 161.48 169.55 178.03 186.93 196.28 206.10
Lgy Bonus 25 322.95 339.10 356.05 373.85 392.55 412.20
Lgy Bonus 30 484.43 508.65 534.08 560.78 588.83 618.30
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 79,452.00 83,424.00 87,600.00 91,980.00 96,576.00 101,400.00 MONTHLY 6,621.00 6,952.00 7,300.00 7,665.00 8,048.00 8,450.00 BI-WEEKLY 3,055.85 3,208.62 3,369.23 3,537.69 3,714.46 3,900.00 HOURLY 38.1981 40.1077 42.1154 44.2212 46.4308 48.7500
Lgy Bonus 20 165.53 173.80 182.50 191.63 201.20 211.25
Lgy Bonus 25 331.05 347.60 365.00 383.25 402.40 422.50
Lgy Bonus 30 496.58 521.40 547.50 574.88 603.60 633.75
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 81,432.00 85,500.00 89,772.00 94,260.00 98,976.00 103,920.00 MONTHLY 6,786.00 7,125.00 7,481.00 7,855.00 8,248.00 8,660.00 BI-WEEKLY 3,132.00 3,288.46 3,452.77 3,625.38 3,806.77 3,996.92 HOURLY 39.1500 41.1058 43.1596 45.3173 47.5846 49.9615
Lgy Bonus 20 169.65 178.13 187.03 196.38 206.20 216.50
Lgy Bonus 25 339.30 356.25 374.05 392.75 412.40 433.00
Lgy Bonus 30 508.95 534.38 561.08 589.13 618.60 649.50
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 83,472.00 87,648.00 92,028.00 96,624.00 101,460.00 106,536.00 MONTHLY 6,956.00 7,304.00 7,669.00 8,052.00 8,455.00 8,878.00 BI-WEEKLY 3,210.46 3,371.08 3,539.54 3,716.31 3,902.31 4,097.54 HOURLY 40.1308 42.1385 44.2442 46.4538 48.7788 51.2192
Lgy Bonus 20 173.90 182.60 191.73 201.30 211.38 221.95
Lgy Bonus 25 347.80 365.20 383.45 402.60 422.75 443.90
Lgy Bonus 30 521.70 547.80 575.18 603.90 634.13 665.85
112
115 Risk Management Analyst
115 Human Resources Analyst
113
115 Deputy City Clerk/Records Management Officer
115 Deputy City Treasurer
114
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 85,548.00 89,820.00 94,308.00 99,024.00 103,980.00 109,176.00 MONTHLY 7,129.00 7,485.00 7,859.00 8,252.00 8,665.00 9,098.00 BI-WEEKLY 3,290.31 3,454.62 3,627.23 3,808.62 3,999.23 4,199.08 HOURLY 41.1288 43.1827 45.3404 47.6077 49.9904 52.4885
Lgy Bonus 20 178.23 187.13 196.48 206.30 216.63 227.45
Lgy Bonus 25 356.45 374.25 392.95 412.60 433.25 454.90
Lgy Bonus 30 534.68 561.38 589.43 618.90 649.88 682.35
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 87,684.00 92,064.00 96,672.00 101,508.00 106,584.00 111,912.00 MONTHLY 7,307.00 7,672.00 8,056.00 8,459.00 8,882.00 9,326.00 BI-WEEKLY 3,372.46 3,540.92 3,718.15 3,904.15 4,099.38 4,304.31 HOURLY 42.1558 44.2615 46.4769 48.8019 51.2423 53.8038
Lgy Bonus 20 182.68 191.80 201.40 211.48 222.05 233.15
Lgy Bonus 25 365.35 383.60 402.80 422.95 444.10 466.30
Lgy Bonus 30 548.03 575.40 604.20 634.43 666.15 699.45
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 89,880.00 94,380.00 99,096.00 104,052.00 109,260.00 114,720.00 MONTHLY 7,490.00 7,865.00 8,258.00 8,671.00 9,105.00 9,560.00 BI-WEEKLY 3,456.92 3,630.00 3,811.38 4,002.00 4,202.31 4,412.31 HOURLY 43.2115 45.3750 47.6423 50.0250 52.5288 55.1538
Lgy Bonus 20 187.25 196.63 206.45 216.78 227.63 239.00
Lgy Bonus 25 374.50 393.25 412.90 433.55 455.25 478.00
Lgy Bonus 30 561.75 589.88 619.35 650.33 682.88 717.00
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 92,124.00 96,732.00 101,568.00 106,644.00 111,972.00 117,576.00 MONTHLY 7,677.00 8,061.00 8,464.00 8,887.00 9,331.00 9,798.00 BI-WEEKLY 3,543.23 3,720.46 3,906.46 4,101.69 4,306.62 4,522.15 HOURLY 44.2904 46.5058 48.8308 51.2712 53.8327 56.5269
Lgy Bonus 20 191.93 201.53 211.60 222.18 233.28 244.95
Lgy Bonus 25 383.85 403.05 423.20 444.35 466.55 489.90
Lgy Bonus 30 575.78 604.58 634.80 666.53 699.83 734.85
119 Accountant/Cost Accountant
116
119 Fleet Maintenance Supervisor
118 Administrative Management Analyst I
119 Transit Administrative Supervisor
117 Transportation Operations Supervisor
119 Transit Training and Safety Supervisor
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 94,440.00 99,168.00 104,124.00 109,332.00 114,804.00 120,540.00 MONTHLY 7,870.00 8,264.00 8,677.00 9,111.00 9,567.00 10,045.00 BI-WEEKLY 3,632.31 3,814.15 4,004.77 4,205.08 4,415.54 4,636.15 HOURLY 45.4038 47.6769 50.0596 52.5635 55.1942 57.9519
Lgy Bonus 20 196.75 206.60 216.93 227.78 239.18 251.13
Lgy Bonus 25 393.50 413.20 433.85 455.55 478.35 502.25
Lgy Bonus 30 590.25 619.80 650.78 683.33 717.53 753.38
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 96,792.00 101,628.00 106,704.00 112,044.00 117,648.00 123,528.00 MONTHLY 8,066.00 8,469.00 8,892.00 9,337.00 9,804.00 10,294.00 BI-WEEKLY 3,722.77 3,908.77 4,104.00 4,309.38 4,524.92 4,751.08 HOURLY 46.5346 48.8596 51.3000 53.8673 56.5615 59.3885
Lgy Bonus 20 201.65 211.73 222.30 233.43 245.10 257.35
Lgy Bonus 25 403.30 423.45 444.60 466.85 490.20 514.70
Lgy Bonus 30 604.95 635.18 666.90 700.28 735.30 772.05
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 99,216.00 104,172.00 109,380.00 114,852.00 120,600.00 126,636.00 MONTHLY 8,268.00 8,681.00 9,115.00 9,571.00 10,050.00 10,553.00 BI-WEEKLY 3,816.00 4,006.62 4,206.92 4,417.38 4,638.46 4,870.62 HOURLY 47.7000 50.0827 52.5865 55.2173 57.9808 60.8827
Lgy Bonus 20 206.70 217.03 227.88 239.28 251.25 263.83
Lgy Bonus 25 413.40 434.05 455.75 478.55 502.50 527.65
Lgy Bonus 30 620.10 651.08 683.63 717.83 753.75 791.48
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 101,700.00 106,788.00 112,128.00 117,732.00 123,624.00 129,804.00 MONTHLY 8,475.00 8,899.00 9,344.00 9,811.00 10,302.00 10,817.00 BI-WEEKLY 3,911.54 4,107.23 4,312.62 4,528.15 4,754.77 4,992.46 HOURLY 48.8942 51.3404 53.9077 56.6019 59.4346 62.4058
Lgy Bonus 20 211.88 222.48 233.60 245.28 257.55 270.43
Lgy Bonus 25 423.75 444.95 467.20 490.55 515.10 540.85
Lgy Bonus 30 635.63 667.43 700.80 735.83 772.65 811.28
120 Executive Office Assistant
122 Senior Human Resources Analyst
122 Facilities Maintenance Supervisor
123
120 Administrative Management Analyst II
121
122 Senior Planner
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 104,244.00 109,452.00 114,924.00 120,672.00 126,708.00 133,044.00 MONTHLY 8,687.00 9,121.00 9,577.00 10,056.00 10,559.00 11,087.00 BI-WEEKLY 4,009.38 4,209.69 4,420.15 4,641.23 4,873.38 5,117.08 HOURLY 50.1173 52.6212 55.2519 58.0154 60.9173 63.9635
Lgy Bonus 20 217.18 228.03 239.43 251.40 263.98 277.18
Lgy Bonus 25 434.35 456.05 478.85 502.80 527.95 554.35
Lgy Bonus 30 651.53 684.08 718.28 754.20 791.93 831.53
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 106,848.00 112,188.00 117,792.00 123,684.00 129,864.00 136,356.00 MONTHLY 8,904.00 9,349.00 9,816.00 10,307.00 10,822.00 11,363.00 BI-WEEKLY 4,109.54 4,314.92 4,530.46 4,757.08 4,994.77 5,244.46 HOURLY 51.3692 53.9365 56.6308 59.4635 62.4346 65.5558
Lgy Bonus 20 222.60 233.73 245.40 257.68 270.55 284.08
Lgy Bonus 25 445.20 467.45 490.80 515.35 541.10 568.15
Lgy Bonus 30 667.80 701.18 736.20 773.03 811.65 852.23
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 109,524.00 114,996.00 120,744.00 126,780.00 133,116.00 139,776.00 MONTHLY 9,127.00 9,583.00 10,062.00 10,565.00 11,093.00 11,648.00 BI-WEEKLY 4,212.46 4,422.92 4,644.00 4,876.15 5,119.85 5,376.00 HOURLY 52.6558 55.2865 58.0500 60.9519 63.9981 67.2000
Lgy Bonus 20 228.18 239.58 251.55 264.13 277.33 291.20
Lgy Bonus 25 456.35 479.15 503.10 528.25 554.65 582.40
Lgy Bonus 30 684.53 718.73 754.65 792.38 831.98 873.60
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 112,260.00 117,876.00 123,768.00 129,960.00 136,464.00 143,292.00 MONTHLY 9,355.00 9,823.00 10,314.00 10,830.00 11,372.00 11,941.00 BI-WEEKLY 4,317.69 4,533.69 4,760.31 4,998.46 5,248.62 5,511.23 HOURLY 53.9712 56.6712 59.5038 62.4808 65.6077 68.8904
Lgy Bonus 20 233.88 245.58 257.85 270.75 284.30 298.53
Lgy Bonus 25 467.75 491.15 515.70 541.50 568.60 597.05
Lgy Bonus 30 701.63 736.73 773.55 812.25 852.90 895.58
126 Family Child Care Manager
127
126 Administrative Services Manager
126 Recreation & Human Services Manager
126 Community Development Manager
126 Transportation Administrative Manager
124 Assistant Transit Operations Manager
125 Public Information Officer
126 Economic Development Manager
124 Senior Administrative Analyst
124 Transit Training and Safety Manager
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 115,068.00 120,816.00 126,852.00 133,200.00 139,860.00 146,856.00 MONTHLY 9,589.00 10,068.00 10,571.00 11,100.00 11,655.00 12,238.00 BI-WEEKLY 4,425.69 4,646.77 4,878.92 5,123.08 5,379.23 5,648.31 HOURLY 55.3212 58.0846 60.9865 64.0385 67.2404 70.6038
Lgy Bonus 20 239.73 251.70 264.28 277.50 291.38 305.95
Lgy Bonus 25 479.45 503.40 528.55 555.00 582.75 611.90
Lgy Bonus 30 719.18 755.10 792.83 832.50 874.13 917.85
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 117,948.00 123,840.00 130,032.00 136,536.00 143,364.00 150,528.00 MONTHLY 9,829.00 10,320.00 10,836.00 11,378.00 11,947.00 12,544.00 BI-WEEKLY 4,536.46 4,763.08 5,001.23 5,251.38 5,514.00 5,789.54 HOURLY 56.7058 59.5385 62.5154 65.6423 68.9250 72.3692
Lgy Bonus 20 245.73 258.00 270.90 284.45 298.68 313.60
Lgy Bonus 25 491.45 516.00 541.80 568.90 597.35 627.20
Lgy Bonus 30 737.18 774.00 812.70 853.35 896.03 940.80
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 120,888.00 126,936.00 133,284.00 139,944.00 146,940.00 154,284.00 MONTHLY 10,074.00 10,578.00 11,107.00 11,662.00 12,245.00 12,857.00 BI-WEEKLY 4,649.54 4,882.15 5,126.31 5,382.46 5,651.54 5,934.00 HOURLY 58.1192 61.0269 64.0788 67.2808 70.6442 74.1750
Lgy Bonus 20 251.85 264.45 277.68 291.55 306.13 321.43
Lgy Bonus 25 503.70 528.90 555.35 583.10 612.25 642.85
Lgy Bonus 30 755.55 793.35 833.03 874.65 918.38 964.28
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 123,912.00 130,104.00 136,608.00 143,436.00 150,612.00 158,148.00 MONTHLY 10,326.00 10,842.00 11,384.00 11,953.00 12,551.00 13,179.00 BI-WEEKLY 4,765.85 5,004.00 5,254.15 5,516.77 5,792.77 6,082.62 HOURLY 59.5731 62.5500 65.6769 68.9596 72.4096 76.0327
Lgy Bonus 20 258.15 271.05 284.60 298.83 313.78 329.48
Lgy Bonus 25 516.30 542.10 569.20 597.65 627.55 658.95
Lgy Bonus 30 774.45 813.15 853.80 896.48 941.33 988.43
130 Revenue and Purchasing Manager
128 Equipment Maintenance Superintendent
129
130 Recreation Program Administrator
130 Accounting/Finance Manager
131 Plan Check Engineer
130 Park Maintenance Superintendent
128 Financial Services Manager
130 Street Maintenance Superintendent
131 Transit Operations Manager
128 Transit Maintenance Manager
128 Finance and Administrative Services Manager
130 Information Technology Manager
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 127,008.00 133,356.00 140,028.00 147,024.00 154,380.00 162,096.00 MONTHLY 10,584.00 11,113.00 11,669.00 12,252.00 12,865.00 13,508.00 BI-WEEKLY 4,884.92 5,129.08 5,385.69 5,654.77 5,937.69 6,234.46 HOURLY 61.0615 64.1135 67.3212 70.6846 74.2212 77.9308
Lgy Bonus 20 264.60 277.83 291.73 306.30 321.63 337.70
Lgy Bonus 25 529.20 555.65 583.45 612.60 643.25 675.40
Lgy Bonus 30 793.80 833.48 875.18 918.90 964.88 1013.10 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 130,176.00 136,680.00 143,520.00 150,696.00 158,232.00 166,140.00 MONTHLY 10,848.00 11,390.00 11,960.00 12,558.00 13,186.00 13,845.00 BI-WEEKLY 5,006.77 5,256.92 5,520.00 5,796.00 6,085.85 6,390.00 HOURLY 62.5846 65.7115 69.0000 72.4500 76.0731 79.8750
Lgy Bonus 20 271.20 284.75 299.00 313.95 329.65 346.13
Lgy Bonus 25 542.40 569.50 598.00 627.90 659.30 692.25
Lgy Bonus 30 813.60 854.25 897.00 941.85 988.95 1038.38 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 133,440.00 140,112.00 147,120.00 154,476.00 162,204.00 170,316.00 MONTHLY 11,120.00 11,676.00 12,260.00 12,873.00 13,517.00 14,193.00 BI-WEEKLY 5,132.31 5,388.92 5,658.46 5,941.38 6,238.62 6,550.62 HOURLY 64.1538 67.3615 70.7308 74.2673 77.9827 81.8827
Lgy Bonus 20 278.00 291.90 306.50 321.83 337.93 354.83
Lgy Bonus 25 556.00 583.80 613.00 643.65 675.85 709.65
Lgy Bonus 30 834.00 875.70 919.50 965.48 1013.78 1064.48 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 136,764.00 143,604.00 150,780.00 158,316.00 166,236.00 174,552.00 MONTHLY 11,397.00 11,967.00 12,565.00 13,193.00 13,853.00 14,546.00 BI-WEEKLY 5,260.15 5,523.23 5,799.23 6,089.08 6,393.69 6,713.54 HOURLY 65.7519 69.0404 72.4904 76.1135 79.9212 83.9192
Lgy Bonus 20 284.93 299.18 314.13 329.83 346.33 363.65
Lgy Bonus 25 569.85 598.35 628.25 659.65 692.65 727.30
Lgy Bonus 30 854.78 897.53 942.38 989.48 1038.98 1090.95 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 140,184.00 147,192.00 154,548.00 162,276.00 170,388.00 178,908.00 MONTHLY 11,682.00 12,266.00 12,879.00 13,523.00 14,199.00 14,909.00 BI-WEEKLY 5,391.69 5,661.23 5,944.15 6,241.38 6,553.38 6,881.08 HOURLY 67.3962 70.7654 74.3019 78.0173 81.9173 86.0135
Lgy Bonus 20 292.05 306.65 321.98 338.08 354.98 372.73
Lgy Bonus 25 584.10 613.30 643.95 676.15 709.95 745.45
Lgy Bonus 30 876.15 919.95 965.93 1014.23 1064.93 1118.18 135
136
133 Human Resources Manager
132 FCC Therapist/Trainer II
134 Assistant to the City Manager
133 Public Works Superintendent
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 143,700.00 150,888.00 158,436.00 166,356.00 174,672.00 183,408.00 MONTHLY 11,975.00 12,574.00 13,203.00 13,863.00 14,556.00 15,284.00 BI-WEEKLY 5,526.92 5,803.38 6,093.69 6,398.31 6,718.15 7,054.15 HOURLY 69.0865 72.5423 76.1712 79.9788 83.9769 88.1769
Lgy Bonus 20 299.38 314.35 330.08 346.58 363.90 382.10
Lgy Bonus 25 598.75 628.70 660.15 693.15 727.80 764.20
Lgy Bonus 30 898.13 943.05 990.23 1039.73 1091.70 1146.30 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 147,288.00 154,656.00 162,384.00 170,508.00 179,028.00 187,980.00 MONTHLY 12,274.00 12,888.00 13,532.00 14,209.00 14,919.00 15,665.00 BI-WEEKLY 5,664.92 5,948.31 6,245.54 6,558.00 6,885.69 7,230.00 HOURLY 70.8115 74.3538 78.0692 81.9750 86.0712 90.3750
Lgy Bonus 20 306.85 322.20 338.30 355.23 372.98 391.63
Lgy Bonus 25 613.70 644.40 676.60 710.45 745.95 783.25
Lgy Bonus 30 920.55 966.60 1014.90 1065.68 1118.93 1174.88 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 150,972.00 158,520.00 166,452.00 174,780.00 183,516.00 192,696.00 MONTHLY 12,581.00 13,210.00 13,871.00 14,565.00 15,293.00 16,058.00 BI-WEEKLY 5,806.62 6,096.92 6,402.00 6,722.31 7,058.31 7,411.38 HOURLY 72.5827 76.2115 80.0250 84.0288 88.2288 92.6423
Lgy Bonus 20 314.53 330.25 346.78 364.13 382.33 401.45
Lgy Bonus 25 629.05 660.50 693.55 728.25 764.65 802.90
Lgy Bonus 30 943.58 990.75 1040.33 1092.38 1146.98 1204.35 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 154,740.00 162,480.00 170,604.00 179,136.00 188,088.00 197,496.00 MONTHLY 12,895.00 13,540.00 14,217.00 14,928.00 15,674.00 16,458.00 BI-WEEKLY 5,951.54 6,249.23 6,561.69 6,889.85 7,234.15 7,596.00 HOURLY 74.3942 78.1154 82.0212 86.1231 90.4269 94.9500
Lgy Bonus 20 322.38 338.50 355.43 373.20 391.85 411.45
Lgy Bonus 25 644.75 677.00 710.85 746.40 783.70 822.90
Lgy Bonus 30 967.13 1015.50 1066.28 1119.60 1175.55 1234.35 138 Principal Civil Engineer
138 Chief Fiscal Officer
140
138 Transit Operations Officer
139
137
138 Transit Administrative Officer
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 158,604.00 166,536.00 174,864.00 183,612.00 192,792.00 202,428.00 MONTHLY 13,217.00 13,878.00 14,572.00 15,301.00 16,066.00 16,869.00 BI-WEEKLY 6,100.15 6,405.23 6,725.54 7,062.00 7,415.08 7,785.69 HOURLY 76.2519 80.0654 84.0692 88.2750 92.6885 97.3212
Lgy Bonus 20 330.43 346.95 364.30 382.53 401.65 421.73
Lgy Bonus 25 660.85 693.90 728.60 765.05 803.30 843.45
Lgy Bonus 30 991.28 1040.85 1092.90 1147.58 1204.95 1265.18 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 162,576.00 170,700.00 179,232.00 188,196.00 197,604.00 207,480.00 MONTHLY 13,548.00 14,225.00 14,936.00 15,683.00 16,467.00 17,290.00 BI-WEEKLY 6,252.92 6,565.38 6,893.54 7,238.31 7,600.15 7,980.00 HOURLY 78.1615 82.0673 86.1692 90.4788 95.0019 99.7500
Lgy Bonus 20 338.70 355.63 373.40 392.08 411.68 432.25
Lgy Bonus 25 677.40 711.25 746.80 784.15 823.35 864.50
Lgy Bonus 30 1016.10 1066.88 1120.20 1176.23 1235.03 1296.75 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 166,644.00 174,972.00 183,720.00 192,912.00 202,560.00 212,688.00 MONTHLY 13,887.00 14,581.00 15,310.00 16,076.00 16,880.00 17,724.00 BI-WEEKLY 6,409.38 6,729.69 7,066.15 7,419.69 7,790.77 8,180.31 HOURLY 80.1173 84.1212 88.3269 92.7462 97.3846 102.2538 Lgy Bonus 20 347.18 364.53 382.75 401.90 422.00 443.10
Lgy Bonus 25 694.35 729.05 765.50 803.80 844.00 886.20
Lgy Bonus 30 1041.53 1093.58 1148.25 1205.70 1266.00 1329.30 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 170,808.00 179,352.00 188,316.00 197,736.00 207,624.00 218,004.00 MONTHLY 14,234.00 14,946.00 15,693.00 16,478.00 17,302.00 18,167.00 BI-WEEKLY 6,569.54 6,898.15 7,242.92 7,605.23 7,985.54 8,384.77 HOURLY 82.1192 86.2269 90.5365 95.0654 99.8192 104.8096 Lgy Bonus 20 355.85 373.65 392.33 411.95 432.55 454.18
Lgy Bonus 25 711.70 747.30 784.65 823.90 865.10 908.35
Lgy Bonus 30 1067.55 1120.95 1176.98 1235.85 1297.65 1362.53 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 175,080.00 183,840.00 193,032.00 202,680.00 212,820.00 223,464.00 MONTHLY 14,590.00 15,320.00 16,086.00 16,890.00 17,735.00 18,622.00 BI-WEEKLY 6,733.85 7,070.77 7,424.31 7,795.38 8,185.38 8,594.77 HOURLY 84.1731 88.3846 92.8038 97.4423 102.3173 107.4346 Lgy Bonus 20 364.75 383.00 402.15 422.25 443.38 465.55
Lgy Bonus 25 729.50 766.00 804.30 844.50 886.75 931.10
143
141 Assistant Public Works Director/City Engineer
142
144
141 Assistant Director of Community Development
145
141 Assistant Director of Transportation
Lgy Bonus 30 1094.25 1149.00 1206.45 1266.75 1330.13 1396.65 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 179,460.00 188,436.00 197,856.00 207,744.00 218,136.00 229,044.00 MONTHLY 14,955.00 15,703.00 16,488.00 17,312.00 18,178.00 19,087.00 BI-WEEKLY 6,902.31 7,247.54 7,609.85 7,990.15 8,389.85 8,809.38 HOURLY 86.2788 90.5942 95.1231 99.8769 104.8731 110.1173 Lgy Bonus 20 373.88 392.58 412.20 432.80 454.45 477.18
Lgy Bonus 25 747.75 785.15 824.40 865.60 908.90 954.35
Lgy Bonus 30 1121.63 1177.73 1236.60 1298.40 1363.35 1431.53 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 183,960.00 193,164.00 202,824.00 212,964.00 223,608.00 234,792.00 MONTHLY 15,330.00 16,097.00 16,902.00 17,747.00 18,634.00 19,566.00 BI-WEEKLY 7,075.38 7,429.38 7,800.92 8,190.92 8,600.31 9,030.46 HOURLY 88.4423 92.8673 97.5115 102.3865 107.5038 112.8808 Lgy Bonus 20 383.25 402.43 422.55 443.68 465.85 489.15
Lgy Bonus 25 766.50 804.85 845.10 887.35 931.70 978.30
Lgy Bonus 30 1149.75 1207.28 1267.65 1331.03 1397.55 1467.45 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 188,556.00 197,988.00 207,888.00 218,280.00 229,200.00 240,660.00 MONTHLY 15,713.00 16,499.00 17,324.00 18,190.00 19,100.00 20,055.00 BI-WEEKLY 7,252.15 7,614.92 7,995.69 8,395.38 8,815.38 9,256.15 HOURLY 90.6519 95.1865 99.9462 104.9423 110.1923 115.7019 Lgy Bonus 20 392.83 412.48 433.10 454.75 477.50 501.38
Lgy Bonus 25 785.65 824.95 866.20 909.50 955.00 1002.75 Lgy Bonus 30 1178.48 1237.43 1299.30 1364.25 1432.50 1504.13 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 193,272.00 202,932.00 213,084.00 223,740.00 234,924.00 246,672.00 MONTHLY 16,106.00 16,911.00 17,757.00 18,645.00 19,577.00 20,556.00 BI-WEEKLY 7,433.54 7,805.08 8,195.54 8,605.38 9,035.54 9,487.38 HOURLY 92.9192 97.5635 102.4442 107.5673 112.9442 118.5923 Lgy Bonus 20 402.65 422.78 443.93 466.13 489.43 513.90
Lgy Bonus 25 805.30 845.55 887.85 932.25 978.85 1027.80 Lgy Bonus 30 1207.95 1268.33 1331.78 1398.38 1468.28 1541.70 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 156,000.00
MONTHLY 13,000.00
BI-WEEKLY 6,000.00
HOURLY 75.0000
150 Joint Powers Authority Accountant
148
149
147
146
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 83,124.00 - - - - - MONTHLY 6,927.00 - - - - - BI-WEEKLY 3,197.08 - - - - - HOURLY 39.9635 - - - - - STEP *1* *2* *3* *4* *5* *6*
ANNUAL 97,788.00 102,660.00 107,808.00 113,184.00 118,860.00 124,800.00 MONTHLY 8,149.00 8,555.00 8,984.00 9,432.00 9,905.00 10,400.00 BI-WEEKLY 3,761.08 3,948.46 4,146.46 4,353.23 4,571.54 4,800.00 HOURLY 47.0135 49.3558 51.8308 54.4154 57.1442 60.0000
EDUCATIONAL INCENTIVE BONUS
AA 1,303.96 1,303.96 1,303.96 1,303.96 1,303.96 1,303.96 BA 1,819.96 1,819.96 1,819.96 1,819.96 1,819.96 1,819.96 SPECIALIST 664.75 664.75 664.75 664.75 664.75 664.75 Lgy Bonus 7 365.00 365.00 365.00 365.00 365.00 365.00 Lgy Bonus 12 520.00 520.00 520.00 520.00 520.00 520.00 Lgy Bonus 20 927.45 947.75 969.20 991.60 1,015.25 1,040.00 Lgy Bonus 26 1,334.90 1,375.50 1,418.40 1,463.20 1,510.50 1,560.00 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 126,528.00 132,864.00 139,488.00 146,472.00 153,804.00 161,496.00 MONTHLY 10,544.00 11,072.00 11,624.00 12,206.00 12,817.00 13,458.00 BI-WEEKLY 4,866.46 5,110.15 5,364.92 5,633.54 5,915.54 6,211.38 HOURLY 60.8308 63.8769 67.0615 70.4192 73.9442 77.6423
EDUCATIONAL INCENTIVE BONUS
AA 1,612.53 1,612.53 1,612.53 1,612.53 1,612.53 1,612.53 BA 2,230.53 2,230.53 2,230.53 2,230.53 2,230.53 2,230.53 SPECIAL DUTY PAY 420.00 420.00 420.00 420.00 420.00 420.00 Lgy Bonus 7 326.00 326.00 326.00 326.00 326.00 326.00 Lgy Bonus 12 520.00 520.00 520.00 520.00 520.00 520.00 Lgy Bonus 20 1,047.20 1,073.60 1,101.20 1,130.30 1,160.85 1,192.90 Lgy Bonus 26 1,574.40 1,627.20 1,682.40 1,740.60 1,801.70 1,865.80 200 Police Trainee
203 Police Sergeant
201 Police Officer
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 162,720.00 170,856.00 179,400.00 188,376.00 197,796.00 207,684.00 MONTHLY 13,560.00 14,238.00 14,950.00 15,698.00 16,483.00 17,307.00 BI-WEEKLY 6,258.46 6,571.38 6,900.00 7,245.23 7,607.54 7,987.85 HOURLY 78.2308 82.1423 86.2500 90.5654 95.0942 99.8481
CA POST Supervisory/Adv. 1,766.44 1,837.84 1,912.84 1,991.56 2,074.24 2,161.00 CA POST Mgmt. Cert. 678.00 711.90 747.50 784.90 824.15 865.35 Lgy Bonus 20 678.00 711.90 747.50 784.90 824.15 865.35 Lgy Bonus 26 1,356.00 1,423.80 1,495.00 1,569.80 1,648.30 1,730.70 Mgmt Incentive Pay 1,288.20 1,352.61 1,420.25 1,491.31 1,565.89 1,644.17 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 193,476.00 203,148.00 213,300.00 223,968.00 235,164.00 246,924.00 MONTHLY 16,123.00 16,929.00 17,775.00 18,664.00 19,597.00 20,577.00 BI-WEEKLY 7,441.38 7,813.38 8,203.85 8,614.15 9,044.77 9,497.08 HOURLY 93.0173 97.6673 102.5481 107.6769 113.0596 118.7135 CA POST Supervisory/Adv. 2,036.08 2,120.92 2,209.96 2,303.56 2,401.84 2,505.04 CA POST Mgmt. Cert. 806.15 846.45 888.75 933.20 979.85 1,028.85 Lgy Bonus 20 806.15 846.45 888.75 933.20 979.85 1,028.85 Lgy Bonus 26 1,612.30 1,692.90 1,777.50 1,866.40 1,959.70 2,057.70 Mgmt Incentive Pay 1,531.69 1,608.26 1,688.63 1,773.08 1,861.72 1,954.82 STEP *1*
ANNUAL 259,272.00
MONTHLY 21,606.00
BI-WEEKLY 9,972.00
HOURLY 124.6500
CA POST Supervisory/Adv. 2,613.40
CA POST Mgmt. Cert. 1,080.30
Lgy Bonus 20 1,080.30
Lgy Bonus 26 2,160.60
Mgmt Incentive Pay 2,052.57
227 Police Lieutenant
231 Police Captain
232 Deputy Police Chief
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 31,200.00
MONTHLY 2,600.00
BI-WEEKLY 1,200.00
HOURLY 15.0000
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 19,200.00
MONTHLY 1,600.00
BI-WEEKLY 738.46
HOURLY 9.2308
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 12,000.00
MONTHLY 1,000.00
BI-WEEKLY 461.54
HOURLY 5.7692
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 6,000.00
MONTHLY 500.00
BI-WEEKLY 230.77
HOURLY 2.8846
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 300.00 - - - - - MONTHLY 25.00 - - - - - BI-WEEKLY 11.54 - - - - - HOURLY 0.1442 - - - - - STEP *1* *2* *3* *4* *5* *6*
ANNUAL 600.00 - - - - - MONTHLY 50.00 - - - - - BI-WEEKLY 23.08 - - - - - HOURLY 0.2885 - - - - - STEP *1* *2* *3* *4* *5* *6*
ANNUAL 1,200.00 - - - - - MONTHLY 100.00 - - - - - BI-WEEKLY 46.15 - - - - - HOURLY 0.5769 - - - - - 301 Mayor
304 City Treasurer
303 City Clerk
306 Rent Mediation Board Member
306 Human Services Commissioner
306 Recreation Commissioner
305 Youth Commissioner
306 Senior Citizens Commissioner
308 Planning Commissioner
306 Gardena Beautification Commissioner
306 Gardena Economic Business Advisory Commissioner
302 Councilmember
STEP *1* *2* *3* *4* *5* *6*
ANNUAL 183,084.00 192,240.00 201,852.00 211,944.00 222,540.00 233,664.00 MONTHLY 15,257.00 16,020.00 16,821.00 17,662.00 18,545.00 19,472.00 BI-WEEKLY 7,041.69 7,393.85 7,763.54 8,151.69 8,559.23 8,987.08 HOURLY 88.0212 92.4231 97.0442 101.8962 106.9904 112.3385 Lgy Bonus 20 381.43 400.50 420.53 441.55 463.63 486.80
Lgy Bonus 25 762.85 801.00 841.05 883.10 927.25 973.60
Lgy Bonus 30 1144.28 1201.50 1261.58 1324.65 1390.88 1460.40 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 192,240.00 201,852.00 211,944.00 222,540.00 233,664.00 245,352.00 MONTHLY 16,020.00 16,821.00 17,662.00 18,545.00 19,472.00 20,446.00 BI-WEEKLY 7,393.85 7,763.54 8,151.69 8,559.23 8,987.08 9,436.62 HOURLY 92.4231 97.0442 101.8962 106.9904 112.3385 117.9577 Lgy Bonus 20 400.50 420.53 441.55 463.63 486.80 511.15
Lgy Bonus 25 801.00 841.05 883.10 927.25 973.60 1022.30 Lgy Bonus 30 1201.50 1261.58 1324.65 1390.88 1460.40 1533.45 STEP *1* *2* *3* *4* *5* *6*
ANNUAL 200,964.00 211,008.00 221,556.00 232,632.00 244,260.00 256,476.00 MONTHLY 16,747.00 17,584.00 18,463.00 19,386.00 20,355.00 21,373.00 BI-WEEKLY 7,729.38 8,115.69 8,521.38 8,947.38 9,394.62 9,864.46 HOURLY 96.6173 101.4462 106.5173 111.8423 117.4327 123.3058 Lgy Bonus 20 418.68 439.60 461.58 484.65 508.88 534.33
Lgy Bonus 25 837.35 879.20 923.15 969.30 1017.75 1068.65 Lgy Bonus 30 1256.03 1318.80 1384.73 1453.95 1526.63 1602.98 STEP *1*
ANNUAL 272,235.00
MONTHLY 22,686.25
BI-WEEKLY 10,470.58
HOURLY 130.8822
CA POST Supervisory/Adv. 2,727.12
CA POST Mgmt. Cert. 1,134.31
Lgy Bonus 20 1,134.31
Mgmt Incentive Pay 2,155.19
STEP *1*
ANNUAL 324,010.00
MONTHLY 27,000.83
BI-WEEKLY 12,461.92
HOURLY 155.7740
335 Deputy City Manager
350 City Manager
340 Police Chief
339 Assistant City Manager
330 Department Heads
City of Gardena
Gardena City Council Meeting
AGENDA REPORT SUMMARY
Agenda Item No. 16.A
Section: DEPARTMENTAL
ITEMS - PUBLIC WORKS
Meeting Date: May 27, 2025
TO: THE HONORABLE MAYOR AND MEMBERS OF THE GARDENA CITY COUNCIL AGENDA TITLE:
Approve Grant of Easements to Southern California Edison to Provide Electricity for Electric Vehicle Chargers at Arthur Johnson Park, Rowley Park and Police Department's Public Parking Lot on 162nd Street
COUNCIL ACTION REQUIRED:
Staff Recommendation: Approve Grant of Easements to Southern California Edison at Arthur Johnson Park, Rowley Park and Police Department's Public Parking Lot on 162nd Street
RECOMMENDATION AND STAFF SUMMARY:
In July 2023, the City Council approved Southern California Edison's (SCE) Charge Ready Program's contract to build infrastructure for the electric vehicle (EV) chargers for Arthur Johnson Park, Rowley Park and the Police Department's Public Parking Lot on 162nd Street at no cost to the City. In September 2023, the City Council approved the purchase of 71 EV chargers from Noodoe to be connected to SCE's infrastructure. In January 2025, the City Council approved the conveyance of the existing structure/concrete pad for Rowley Park and the Police Department's Public Parking Lot on 162nd Street.
We are approaching the construction phase which includes building infrastructure for the three locations. SCE is requesting the Grant of Easements for all three locations which will allow them to build and maintain the infrastructure for the electricity needed to support the EV chargers. As a condition of the Charge Ready Program, Grant of Easements is required to proceed.
Staff recommends the City Council approve the Grant of Easements for SCE to provide electricity for the EV chargers at Arthur Johnson Park, Rowley Park and the Police Department's Public Parking Lot on 162nd Street and authorize the Mayor to sign the documents, which have already been reviewed by the City Attorney.
FINANCIAL IMPACT/COST:
No financial impact.
ATTACHMENTS:
SCE Grant of Easement_Arthur Johnson Park.pdf
SCE Grant of Easement_Police Department Parking Lot on 162nd St.pdf SCE Grant of Easement_Rowley Park.pdf
APPROVED:
___________________________________
Clint Osorio, City Manager