CITY OF HAWAIIAN GARDENS
CITY COUNCIL MEETING
STAFF REPORT
Agenda Item #A2
DATE: August 26, 2026
TO: Honorable Chair and Members of the City Council
FROM: Ernesto Marquez, City Manager
BY: Elise McCaleb, Community Development Director
RECOMMENDATION:
RECOMMENDATION TO ADOPT RESOLUTION NO. 028-2026, APPROVING A
CONDOMINIUM CONVERSION APPLICATION 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 CATEGORICALLY EXEMPT FROM CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT).
SUMMARY
The applicant/owner submitted a request for approval of a conditional use permit (“CUP”) for a condominium conversion project, a condominium conversion application (“Application”), and tentative tract map (Map No. 83883) (“TTM”) to convert six (6) existing single-family dwellings into six (6) condominium units (“Project”). The Project is located at 22001 Claretta Avenue, Hawaiian Gardens, CA 90716.
The Project site is located within the Residential (R-3) Zoning District with a General Plan designation of Intermediate Density. Under the CUP and TTM applications, the applicant proposes subdivide six (6) existing homes into SIX (6) condominium ownership units. The Project does not involve any physical improvements or changes to the existing dwellings.
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BACKGROUND
The Project site is located on the west side of Claretta Avenue, north of 221st Street at 22001 Claretta Avenue. Surrounding land uses include multiple family residential complexes to the east and north, and single-family residential to the west and south. (see Aerial photograph (Figure 1).)
The Project site is approximately 21,089 sq. ft. currently developed with six (6) detached single-family dwellings, constructed in 2024. The front two-story dwelling consists of 1,500 sq. ft. of living space, a 399 sq. ft. enclosed two-car garage, and 253 sq. ft. private patio. The remaining five (5) units each consist of 1,360 sq. ft. of living space, a 399 sq. ft. two-car enclosed garage, and 230 sq. ft. private patio.
Other existing site improvements include five guest parking spaces, several common recreation areas located between units, and ornamental landscaping. Vehicular access is provided by a 24-foot-wide driveway located north of the site. Staff determined that the existing development is in conformance with all Zoning Code development regulations, such as the minimum requirement for off-street parking, and landscaping requirements.
The building conditions report for the condominium conversion did not list any deficiencies. As such, the Project does not require any physical improvements.
Figure 1: Aerial Site
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DISCUSSION/ ANALYSIS
The applicant requests approval of a conditional use permit (“CUP”) in connection with a condo conversion application, a condo conversion application (“Application”), and tentative tract (“TTM”) map, to convert six (6) existing single-family dwellings into a sixunit condominium development. As mentioned earlier in this report, no new construction or expansion is proposed. A homeowner’s association would be established (by the developer/subdivider) to manage and maintain the property, including the common areas and shared facilities.
While new condominium development would normally be permitted in the R-3 zone, a CUP is required to convert the existing residential dwellings to condominiums. The proposed condominium conversion would provide the property owner with the ability to sell individual units while maintaining shared ownership of the common areas through the homeowner’s association.
In accordance with City condominium conversion regulations codified in Hawaiian Gardens Municipal Code (“HGMC”) section 18.90.060.G(6), the applicant provided a Building Structural Report, which was prepared by Mid-Cities Engineering. The report has been reviewed and approved by the City Building Official. Also, the Project has been conditioned to require conformance with the HGMC and Los Angeles County Building Code for future building improvements.
On August 5, 2026, the Planning Commission held a duly noticed public hearing, 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 HGMC section 18.100.020(D)(2).
REQUIRED FINDINGS
Subdivision Standards—Tentative Map Findings: Condominium conversions are considered subdivisions of land and therefore regulated under the provisions of the California Subdivision Map Act (“Act”). The Subdivision Map Act requires the approval of Figure 2: Subject Site Plan
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a tentative tract map and a final tract map for subdivisions that create five or more condominiums. A condominium conversion having more than five units must also be approved through the California Department of Real Estate to sell the units. It is the applicant’s responsibility to obtain approval from the Department of Real Estate prior to the sale of the units.
In addition, California State Law (Government Code Section 66427.1) requires that the property owner provides adequate notice to all existing and future tenants of their intent for condominium conversion. The applicant provided all current tenants of the Project site with notification via certified mail of the property owner's intent to file a condominium conversion map in May 2026. Therefore, the applicant has complied with the State’s initial notification requirements. Staff received no letters of opposition from existing tenants in response to the City’s required public hearing notice.
If approved, the owner will be required to adhere to State laws that provide tenant protection that include, but are not limited to, providing additional notification to residents during specific steps of the condominium conversion process once it has been filed with the Department of Real Estate, right of first refusal to buy a condominium unit, and relocation and displacement assistance.
As a part of the condominium conversion requirements, the owner provided a relocation assistance plan for the Project. The proposed relocation plan is specified as follows:
• Rental Assistance – an 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. In addition, an eligible occupant will receive a security deposit of $3,650. • Moving Expense – an eligible rental unit will receive $1,000 for moving expenses.
The person to be relocated takes full responsibility for the move.
The relocation plan has been reviewed and approved by the City. Conditions of approval have been imposed to require:
• 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 owner shall provide monetary assistance specified in the plan to each rental unit 30 days prior to the effective date of the tenant’s tenancy termination date on a per unit basis to be determined between the landlord and the tenant. • The owner shall provide the City with evidence that relocation assistance has been timely paid to eligible tenants.
It is the property owner's choice when they want to proceed with the filing of the condominium conversion with the Department of Real Estate and the owner has indicated that they intend to convert the residential units into condominiums immediately.
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Pursuant to HGMC Section 18.90.060(G)(6)(a) and Sections 66473.1, 66473.5, 66474, and 66474.6 of the Act, the findings to be considered when reviewing a subdivision map are determining whether:
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.
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.
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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.
9. The discharge of waste into an existing sewer system from development proposed 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.
Conditional Use Permit – Pursuant to HGMC Section 18.100.090(D), the City Council shall consider application for a conditional use permit and may, with such conditions as are found necessary, approve the use, provided the use will not jeopardize, adversely affect, endanger, or otherwise constitute a menace to the public health, safety, or general welfare, or be materially detrimental to the property of other persons located in the vicinity of such use. In making such determination, the City Council shall make the following findings:
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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 outdoor common recreation areas 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.
Condominium Conversion Application: Pursuant to HGMC section 18.90.060(G)(8), the City Council shall not approve any condominium conversion project without the following affirmative 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.
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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 rental unit 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 airspace 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-stie 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, 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.
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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.
ENVIRONMENTAL ANALYSIS
The Proposed 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 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 Agenda Item #A2
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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).
FISCAL IMPACT
None.
SUGGESTED ACTION
Approve Recommendation.
ATTACHMENTS
A. Resolution No. 028-2026
B. Project Plans
C. Tentative Tract Map No. 83883