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RESOLUTION NO. 028-2026
A RESOLUTION OF THE CITY COUNCIL OF HAWAIIAN GARDENS,
CALIFORNIA, APPROVING A CONDOMINIUM CONVERSION
PROJECT AND CONDITIONAL USE PERMIT (CUP) CASE NO. 2026- 0048 AND A TENTATIVE TRACT MAP (TTM 83883) CASE NO.
PLNG2026-0049; THEREBY, ALLOWING FOR THE CONVERSION OF
SIX (6) EXISTING DETACHED SINGLE-FAMILY RESIDENTIAL
DWELLINGS INTO SIX (6) CONDOMINIUM UNITS, FOR PROPERTY
LOCATED AT 22001 CLARETTA AVENUE, AND DETERMINING THAT
THE PROJECT IS EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
WHEREAS, the City of Hawaiian Gardens (the “City”) received applications for a Conditional Use Permit (“CUP”), Condominium Conversation Application (“Application”), and Tentative Tract Map (“TTM”) to convert six existing single-family homes into six condominium units, at the certain real property located at 22001 Claretta Avenue in the City of Hawaiian Gardens, County of Los Angeles, as generally depicted on Exhibit "A” attached hereto and incorporated by this reference (the “Property”); and WHEREAS, the Property is developed with six (6) detached single-family dwellings along with six (6) two-car enclosed garages and five (5) guest parking spaces (“Project”).
The Property is located in the (R-3) Intermediate Density Residential zoning district and is, therefore, subject to the zoning and development standards set forth in Chapter 18.5 (Residential Zone) of the Hawaiian Gardens Municipal Code (the “Code”) apply to the Project; and
WHEREAS, the Project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15301(k) (Existing Facilities) of the CEQA Guidelines (Cal. Code Regs., Tit. 14, § 15000 et seq.) because the Project consists of the division of existing residential units into common-interest ownership and involves no expansion of the existing use; none of the exceptions to the categorical exemption set forth in Section 15300.2(c) of the CEQA Guidelines applies to the Project; and, as a separate and independent basis, the Project is exempt from CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines because it can be seen with certainty that there is no possibility that the Project may have a significant effect on the environment; and WHEREAS, the Planning Commission held a duly noticed public hearing on August 5, 2026, and fully considered all oral and written testimony, facts, and opinions offered at the aforesaid public hearing, and recommended the Project to the City Council for approval consistent with Section 18.100.020(D)(2); and WHEREAS, on August 14, 2026, an advertisement was published in the Los Cerritos Community News; and notices were placed at City Hall, Lee Ware Park, and Lakewood Mobile Home Park; and notices were mailed to property owners within 300 Attachment ‘A’
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feet of the subject property specifying the date, time, and location of the public hearing; and
WHEREAS, the City of Hawaiian Gardens City Council held a duly noticed public hearing on August 26, 2026, and fully considered all oral and written testimony, facts, and opinions offered at the aforesaid public hearing; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF HAWAIIAN GARDENS DOES ORDAIN AS FOLLOWS:
SECTION 1. INCORPORATION OF RECITALS. The City Council hereby finds that all of the foregoing recitals, the staff report, and conditions of approval presented herewith are true and correct and are hereby incorporated and adopted as findings of the City Council as if fully set forth herein.
SECTION 2. TENTATIVE TRACT MAP. Pursuant to Section 18.90.060(G)(6)(a) of the Code and Government Code Sections 66473.1, 66473.5, 66474, and 66474.6, the City Council HEREBY FINDS AND DETERMINES that Tentative Tract Map No. 83883 DOES meet the following facts and findings:
1. The proposed map is consistent with applicable general and specific plans.
The proposed map to create ownership units within an existing residential development is consistent with the General Plan, as the Land Use designation is intended to allow multi-family residential developments. In addition, the proposed map will provide opportunity for home ownership, which is consistent with General Plan, Goal LU-3: “provide equal opportunities for home ownership and owner occupancy of single-family residences”. The Project is surrounded by both multifamily and single-family residential development.
2. The design or improvement of the proposed subdivision is consistent with applicable general and specific plans.
The Project is consistent with the General Plan because the map proposes to create ownership units within existing development. The use and configuration of which are consistent with the current zoning. The proposed map does not alter the existing configuration of the site or surrounding area and does not impede the ability to be redeveloped in the future.
3. The site is physically suitable for the type of development.
The existing development is physically suitable for residential use because the subdivision consists solely of the creation of ownership units within existing development. The site still maintains residential use and the same number of units. 3 65320.00009\45356798.2
The site meets or exceeds the minimum development standards in the R-3 zone.
The project is surrounded by residential uses, making the proposed project compatible with the area.
4. The site is physically suitable for the proposed density of development.
The site is physically suitable to accommodate the request subdivision, as the site maintains the same number of units, but it would operate as a condominium. The site continues to provide suitable settings for residential use, which includes private parking spaces, guest parking spaces, and common recreation areas.
5. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
The design of the subdivision will not cause substantial damage to the environment and avoidably injure fish or wildlife because the proposed subdivision is limited to the creation of ownership units within existing development. There will be no physical improvement required as a part of the application. As such, the Project will not affect any natural habitats.
6. The design of the subdivision or type of improvements are not likely to cause serious public health problems.
The design of the subdivision map is not likely to cause serious public health problems because the Project is limited to the creation of ownership units within existing development. There will be no physical improvement required as a part of the application. Any future improvements will be required to comply with the applicable Building Code and Zoning Code, including R-3 development standards.
7. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.
The design of the subdivision map will not conflict with any easements because the Project is limited to the creation of ownership units within existing development.
There will be no physical improvement required as a part of the application. All existing driveways, walkways, or utilities easements will remain unchanged.
8. The proposed subdivision is designed, to the extent feasible, to provide for passive or natural heating or cooling.
The proposed subdivision is limited to the creation of ownership units within existing development. The Project proposes converting six single-family dwellings into six ownership units. The subdivision will not impede or inhibit any future passive or natural heating and cooling opportunities. Each unit is exposed on all four sides to ensure passive cooling through cross-ventilation of the interior space. 4 65320.00009\45356798.2
9. The discharge of waste into an existing sewer system from the proposed development will cause a violation of existing requirements prescribed by the local water quality control board.
The proposed subdivision does not alter the existing sewer system. The Project consists solely of the creation of ownership units within existing development.
There will be no proposed expansion to the existing structures under this request.
The site still maintains residential use with the same number of units. As such, the subdivision does not expect to violate regional water control board.
SECTION 3. CONDITIONAL USE PERMIT. Pursuant to Section 18.100.090(D) of the Code, the City Council hereby finds and determines that Conditional Use Permit No.
PLNG2026-0048 DOES meet the following facts and findings:
1. That the proposed conditional use is consistent with the general plan.
The Project complies with the General Plan, including the land use element, as the subject property is designated Intermediate Density Residential (17-19 dwelling units per acre), and the Project maintains the existing density at 6 dwelling units per acre without increasing the number of dwelling units. In the Land Use element, Intermediate Density Residential designation is intended to provide quality multiple-family developments with amenities that include private open space and recreation areas, both of which would be provided through private patio and an outdoor common recreation area for residents.
2. That the nature, condition, and development of adjacent uses, buildings, and structures have been considered, and the proposed conditional use will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures, and will be compatible with the character of the surrounding area.
Granting the conditional use permit, subject to the conditions imposed, would not adversely affect the adjacent uses and buildings in the vicinity of the subject site, as the Project continues as residential use and improves site amenities for residents. A homeowner’s association would be established to manage and maintain the property, including common areas and shared facilities.
3. That the proposed site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping, and other land use development features prescribed in this Zoning Code and required by the Planning Commission or City Council in order to integrate the use with existing and planned uses in the vicinity.
The size and shape of the site proposed for the conversion are adequate to accommodate the existing residential structures and site improvements are adequate to accommodate the use, including parking and proposed common recreation area, without adversely affecting the surrounding neighborhood. No new building construction or expansion is proposed with this application. 5 65320.00009\45356798.2
SECTION 4. CONDOMINIUM CONVERSION APPLICATION. The City Council hereby finds and determines that pursuant to Section 18.90.060(G)(8) of the Code, Condominium Conversion Application No. PLNG2026-0048 DOES meet the following facts and findings:
1. The proposed conversion will not result in a major displacement of existing tenants unable to find comparable housing, and the location of the conversion project and the conditions under which it would be operated or maintained will not be detrimental to public health, safety or welfare.
As described above, the property owner will follow the relocation plan for any tenants who are not acquiring a unit. The plan provides that the owner will offer each occupant monetary assistance in the form of one month’s rent, security deposit equivalent to month’s rent and $1,000 in moving expenses. As a procedural safeguard, the City has conditioned approval by requiring that the owner also remit such monetary assistance to each tenant 30 days before the end of their tenancy, provide the City with evidence demonstrating that such monetary assistance has been made to the tenant, and make available to each tenant, at no cost, a reasonably complete and current list of vacant and available rental units which are comparable as to size and amenities to the unit occupied by the Tenant The Project proposes to create the same number of units within existing development, which is six ownership units. The Project site is surrounded by residential development. The Project would maintain all three-bedroom units with no changes.
The design of the subdivision or types of improvements are not likely to cause serious public health and welfare problems because the subdivision is limited to the creation of ownership units within an existing residential development. Any future improvements would be required to comply with the development standards of the underlying zone, as well as all applicable State and City codes, standards, policies, and regulations intended to protect public health.
2. The proposed conversion complies with the development standards set forth in this section.
The existing structures and site improvements conform to the development standards of the “R-3” Intermediate Density Residential zone, including lot area, lot width, structural heights, floor area, site coverage, structural setbacks, recreational-leisure, off-site parking, and landscaping. No expansion of building footprints is proposed.
3. The project complies with all applicable local subdivision and zoning ordinances, and the State Subdivision Map Act.
The proposed Project meets or exceeds the City’s zoning ordinance and Subdivision Map Act because it does not create additional development potential or require alteration of the physical configuration of the existing buildings or site, 6 65320.00009\45356798.2
the use and configuration of which are consistent with the zoning of the parcel.
Furthermore, it does not establish any new land use that would conflict with the current zoning and Land Use Designation. The Project allows for the creation of separate airspace units within an existing, legally constructed development. The Project does not impair the ability of the site to be reused or redeveloped in the future in a manner consistent with the local and State regulations.
4. Any pattern of unjust evictions, or any unreasonable rent increase or pattern of unreasonable rent increases in the proposed project within 18 months prior to application for a condominium conversion CUP may be grounds for denial of the application.
The Project was constructed and occupied in the summer of 2024. The applicant stated that rental rates have not changed or increased within the past two years.
Also, there’s no evidence or record of unjust evictions or unreasonable rent increase at the project site.
SECTION 5. CEQA COMPLIANCE. The City Council hereby finds that the Project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15301 (Existing Facilities), including specifically Section 15301(k), of the CEQA Guidelines. Section 15301 applies to the operation, permitting, and minor alteration of existing public or private structures or facilities involving negligible or no expansion of existing or former use, and Section 15301(k) expressly includes the division of existing multiple family or single-family residences into common-interest ownership, where no physical changes occur which are not otherwise exempt.
The Project consists of a subdivision to establish separate condominium ownership interests for six existing detached residential dwelling units on the subject property. The Project would change the form of ownership of the existing dwelling units, but would not authorize the construction of additional dwelling units, the expansion of the existing structures, an increase in residential density or intensity, or any other physical alteration or expansion of the existing residential use. No demolition, grading, new construction, or other material physical alteration of the site is proposed or required as part of the Project. The six existing dwelling units would remain in residential use following approval of the Project, and the Project would not increase the existing operational capacity of the property. Accordingly, the Project involves no expansion of existing or former use and falls within the Class 1 categorical exemption, including circumstances expressly identified in Section 15301(k).
The City Council further finds that none of the exceptions to the use of the categorical exemption identified in CEQA Guidelines Section 15300.2 applies. The location exception in Section 153000.2(a) doesn’t apply to a Class 1 exemption. There is no evidence that approval of the Project, either individually or together with successive projects of the same type in the same place over time, would result in a significant cumulative environmental impact. There are no unusual circumstances applicable to the Project or the Project site that create a reasonable possibility that the Project would have a significant effect on the environment. Because the Project consists of a change in 7 65320.00009\45356798.2
ownership form of existing residential units without expansion or material physical alteration of the property, the Project would not damage scenic resources within an officially designated state scenic highway, is not located on a site compiled pursuant to Government Code Section 65962.5 and would not cause a substantial adverse change in the significance of a historical resource.
The Project is also consistent with the applicable General Plan designation and policies and with the development standards applicable to the “R-3” Zone. No variance or exception from applicable development standards is required. The existing development is served by existing access, utilities, and public services, and approval of the condominium subdivision would not require an expansion of such facilities or services.
Based on the foregoing and the evidence in the administrative record, the City Council finds that the Project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15301, including Section 15301(k), and that none of the exceptions set forth in CEQA Guidelines Section 15300.2 applies.
As a separate and independent basis, the City Council finds that the Project is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3), which provides that CEQA applies only to projects that have the potential to cause a significant effect on the environment. The Project consists solely of the creation of condominium ownership interest for six existing residential dwelling units and does not involve construction, expansion of existing structures or uses, an increase in density or intensity of use, or other physical changes to the property. Accordingly, it can be seen with certainty that there is no possibility that the Project may have a significant effect on the environment, and the Project is therefore exempt from CEQA pursuant to Section 15061(b)(3).
SECTION 6. SEVERABILITY. If any section, subsection, sentence, clause, or phrase of this Resolution is for any reason held to be invalid or unconstitutional by a decision of any court of any competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Resolution. The City Council hereby declares that it would have passed this Resolution, and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the Resolution would be subsequently declared invalid or unconstitutional.
SECTION 7. The Mayor of the City of Hawaiian Gardens is hereby authorized to affix his signature to this Resolution signifying its adoption by the City Council. 8 65320.00009\45356798.2
PASSED, APPROVED AND ADOPTED, this August 26, 2026, by the City Council for the City of Hawaiian Gardens, as follows:
/S/___________________________
Maria Teresa Del Rio
Mayor
ATTEST:
/S/
Pablo Rubio, CMC
City Clerk
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EXHIBIT “A”
22001 CLARETTA STREET
CONDITIONAL USE PERMIT NO. PLNG2026-0048
TENTATIVE TRACT MAP NO. PLNG2026-0049
Subject Site
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EXHIBIT “B”
Conditions of Approval – 22001 Claretta Avenue
PLNG2026-0048 (CUP) & PLNG2026-0049 (TTM)
The City Council hereby approves Conditional Use Permit (CUP) for Condominium Conversion Case No. PLNG2026-0048 and Tentative Tract Map (TTM) Case No.
PLNG2026-0049 for property located at 22001 Claretta Avenue, subject to the following conditions.
General:
1. This Conditional Use Permit and Tentative Tract Map allow the conversion of six existing detached single-family homes into six condominium units.
2. Compliance with all of the following conditions shall be completed and/or assured, to the satisfaction of the City Engineer, prior to the recordation of the Tract Map unless otherwise noted.
3. Prior to the expiration of TTM No. 83883, the tentative map shall be recorded in the office of the County Recorder of Los Angeles County.
4. The owner/applicant agrees, as a condition of approval of this resolution, to indemnify, defend and hold harmless, at Applicant’s expense, City and City’s agents, officers and employees from and against any claim, action or proceeding commenced within the time period provided in Government Code Section 66499.37 to attack, review, set aside, void or annul the approval of this resolution, to challenge the determination made by City under the California Environmental Quality Act or to challenge the reasonableness, legality or validity of any condition attached hereto, City shall promptly notify Applicant of any such claim, action or proceeding to which City receives notice, and City will cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City for any court costs and attorney’s fees that the City may be required to pay as a result of any such claim, action or proceeding. City may, in its sole discretion, participate in the defense of any such claim, action or proceeding, but such participation shall not relieve Applicant of the obligations of this condition.
Condominium Conversion:
5. The applicant/subdivider shall show evidence that relocation assistance has been paid to eligible tenants, which shall be reviewed and approved by the Community Development Department, executed by the applicant/subdivider. 11 65320.00009\45356798.2
6. The applicant/subdivider shall provide each tenant, at no cost, with a reasonably complete list of vacant and available rental units which are comparable as to size and amenities to the unit occupied by the Tenant.
7. The applicant/subdivider shall provide the monetary assistance in the plan, and specified in Condition No. 9 below for each rental unit 30 days prior to the effective date of the tenant’s tenancy termination, on a per unit basis to be determined between the landlord and the tenant.
8. The owner shall provide the City with evidence that relocation assistance has been timely paid to eligible households or rental units.
9. The relocation plan shall include the following provisions:
a) Each eligible rental unit will receive a 90-day notice and a fixed one-time payment of $3,650, which is equivalent to one month’s rent. b) Each eligible rental unit will receive a security deposit of $3,650. c) Each eligible rental unit will receive $1,000 for moving expenses. The person to be relocated takes full responsibility for the move.
10. The applicant/subdivider shall provide a Notice of Tenants Rights and Notices for Condominium Conversion, consistent with Government Code Sections 66451.3 and 66452.5 to be provided as follows:
a) For existing tenants, within 10 days of the project application for the condominium conversion being deemed complete; or
b) For prospective tenants, upon application for the rental of a unit in the proposed condominium conversion.
11. The applicant/subdivider shall provide each tenant, and each person applying for the rental of a unit in such residential real property, all applicable notices and rights now or hereafter required by the Subdivision Map Act.
12. The applicant/subdivider shall provide each of the tenants of the proposed condominium with a written notice of intention to convert at least 180 days prior to termination of tenancy due to the conversion or proposed conversion in conformance with Subdivision Map Act section 66427.1(a)(2)(E).
13. The applicant/subdivider shall provide the tenants of the proposed condominiums with written notification within 10 days after approval of a Tract Map for the proposed conversion, in conformance with Subdivision Map Act Section 66427.1(a)(2)(D).
14. The applicant/subdivider shall give each tenant notice of termination of tenancy 60 days prior to being required to vacate the property. The applicant/subdivider shall 12 65320.00009\45356798.2
provide each of the tenants of the proposed condominiums notification of their exclusive right to contract for the purchase of his or her respective unit upon the same terms and conditions that such unit will be initially offered to the general public or terms more favorable to the tenant, in conformance with Subdivision Map Act Section 66427.1(a)(2)(F).
15. The applicant/subdivider shall provide a copy of the Building Structural Conditions Report to a prospective purchaser prior to the opening of an escrow account. Prior to the recordation of the Tract Map, the applicant/subdivider shall demonstrate conformance with and to the satisfaction of the City Engineer.
16. The applicant/subdivider shall comply with the requirements of all Federal, State, County and local agencies applicable to the project.
17. Prior to the recordation of the Final Tract Map, the applicant/subdivider shall demonstrate compliance with the provisions of the Condominium Conversions regulations under Section 18.90.060 of the Hawaiian Gardens Municipal Code.
18. The applicant/subdivider shall maintain all required parking spaces, common and private open spaces in good condition. Said parking spaces and open spaces shall not be converted and/or utilized for any other purpose, unless otherwise authorized in writing by the appropriate City officials.
19. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having the right, title, or interest and the nature of their per State law.
20. Due to the nature of the proposed Project, unforeseen impacts may be created which may necessitate additional conditions of approval that could limit the activity or business. Additional conditions of approval may be imposed by the Community Development Director. Any conditions of approval imposed by the Community Development Director shall be agreed to by the project applicant/subdivider and/or operator(s). If no agreement is reached, the matter can be appealed to the City Council. Until such an appeal, the new condition shall remain in effect until a decision is rendered by the City Council. If no agreement is reached after presentation to the City Council, the land use entitlement(s) shall be subject to a revocation hearing, where it may be determined to be null and void.